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TOWN OF LOS ALTOS HILLS August 26, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A MAJOR ADDITION; LANDS OF
KAMANGAR; 24300 SUMMERHILL AVENUE; FILE#122-98-ZP-SD-GD.
FROM: Susan Stevenson, PlannerSS
APPROVED BY: Curtis S. Williams, Planning DirecXpr r
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval, including a requirement (condition #1) to modify the new roofline such that
the height is at least one foot lower than the existing maximum roof height and that the
retaining wall proposed between the house and the driveway be reduced in height by at
least one foot.
BACKGROUND
The subject property is located on the south side of Summerhill Avenue, near the
intersection of Summerhill Avenue and Hilltop Drive. There is an existing partial two
story residence on the lot and screening along the southeast property line. There is no
subdivision information regarding this property.
The right of way along Summerhill Avenue along the frontage of this property has a 20
foot half width.Staff recommends that an additional 10 feet of right of way be dedicated
along the front of the property (condition #18) to obtain the standard 30 foot right of way
half width along Summerhill Avenue. The dedication of additional right of way reduces
the net acreage on the site and consequently the maximum floor and development areas,
although the existing development on the lot exceeds the maximum, which may be
maintained.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a major addition and remodel 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.
Planning Commission
Lands of Kamangar
August 26, 1998
Page 2
DISCUSSION
Site Data:
Gross Lot Area: .736 acres
Net Lot Area: .703 acres
Average Slope: 19.8%
Lot Unit Factor: 0.555
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 6,285* 6,643 6,920* -277 0*
Floor 4,000 3,740 3,575 +165 260
*The existing development area exceeds the MDA, therefore,the existing development area may be
maintained.
Site and Architecture
The applicant is requesting approval of a site development permit for a major addition
and remodel to the existing partial 2 story residence. The addition would include 1,484
square feet of new floor area with 1,319 square feet of floor area being removed
(basement and garage space). The existing residence includes a main level and a garage
with basement area which is partially exposed. The plans include backfilling against the
exterior of the lower floor and separating the basement and garage area with a 10 foot
wide backfilled space to ensure that the basement met the Town Code and would not be
counted toward the floor and development areas, although it currently counts as 1,319
square feet of lower floor area.
The addition would step from the existing main level of the residence, with the roof
connecting the house 1 foot higher than the existing maximum 23 foot height of the
residence. The height of the additions would range from 23.5 feet at the kitchen and bath
area (see section "A" on the second page of the plans), down to 12 feet at the dining
room. The lowest side of the residence would face Summerhill Avenue and the roof
would slope up the residence to a height of 20 feet and then step up to the maximum 24
foot height. The applicant has indicated that the ridge connecting to the existing residence
must be slightly higher than the existing roof to maintain the same roof pitch due to the
width of the addition. The applicant has reduced the height of the addition from the initial
review prior to submittal. Story poles have been placed on the site for the Commission's
review.
The new roofline, however, would appear to initially step up from the existing residence,
rather than down with the slope of the land, creating a more bulky impact. Staff believes
Planning Commission
Lands of Kamangar
August 26, 1998
Page 3
that the roofline should be modified to lower the connecting roofline to be at least one
foot below the existing roof peak, and better step with the terrain. Condition #1 requires
the plan to be changed to reflect this revision prior to building plan check.
Proposed exterior materials include a combination of used brick facade and stucco
exterior, with redwood accents. Hardislate roofing is proposed with brick veneer
chimneys. No skylights are proposed throughout the addition. The front entry is a one
story element with a gabled roof(16 feet high). Exterior colors have not yet been chosen.
Staff will review proposed colors for conformance with the Town's adopted color board,
prior to submittal of building plans.
The addition is proposed to step down from the main floor of the existing residence by
4.5 feet to step with the slope of the site. Up to 5 feet of cut is proposed, as the area of the
addition is proposed over areas which are already developed with patios and walkways
located at essentially the same elevation as the main level of the house. The finished floor
of the addition has been located not more than 3 feet above the adjacent natural grade,
which complies with the Town's grading policy. The front walkway is proposed
approximately 2 feet above natural grade.
Driveway &Parking
The access from Summerhill Avenue is not proposed to change. The garage turnaround
area is proposed to be reduced to the minimum required for turnaround for the garage
spaces. Two additional spaces are proposed along the driveway. The driveway is 14 feet
wide along most of the area, except for the turnaround for the garage spaces and the
parking space located along the front of the residence. The Zoning Ordinance requires at
least 4 on-site parking spaces. The garage includes 2 of the 4 required spaces, with the 2
additional spaces located at the turnout of the driveway, in front of the residence.
Outdoor Lighting
Outdoor lighting has not been shown on plans. Staff has included a condition (#8) for
outdoor lighting, requiring that fixtures be downshielded and that all locations be
approved by the Planning Department, with a maximum of one fixture per exit except at
the front entry.
Trees &Landscaping
There are several existing shrubs along the front of the existing residence which would be
removed with the proposed addition. There are several trees along the frontage of
Summerhill Road which are at a much lower elevation than the proposed residence and
would only partially screen the new addition from neighbors. A landscape plan will be
reviewed at a site development hearing once the addition is framed. Any planting required
for screening or erosion control will be required to be planted prior to final inspection.
The residence would be visible along Summerhill Avenue and emphasis should be given
Planning Commission
Lands of Kamangar
August 26, 1998
Page 4
to planting along the front of the lot to mitigate views. The Environmental Design &-
Protection Committee commented that the existing pistachio trees should be protected
during construction. Staff has included the condition that all mature trees on the site,
especially along the front and southeast property lines be fenced during construction (see
condition#4).
Grading &Drainage
The finished floor of the addition is proposed to be located not more than 3 feet above the
natural grade, consistent with the Town's grading policy. The residence would step from
the existing main level down 4.5 feet to the new floor area. Five feet of cut would be
required at the connection of the new area to the existing floor area, as the existing patio
and walkway are at approximately the same elevation as the existing main floor.
A retaining wall is proposed along the north of the driveway, between the addition and
the existing driveway elevation. The maximum height of the wall would be
approximately 4 feet (as shown on the cross sections), stepping from the addition, down
to the existing height of the driveway. Staff has conditioned-that the wall be reduced in
height, which could be accomplished by increasing the slope from the exterior of the
residence to the face of the wall.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to be collected around the
front of the house and to outlet 30 feet from Summerhill Avenue. The Engineering
Department will review and approve the final drainage plan prior to acceptance of plans
for building plan check. Final "as-built" grading and drainage will be inspected by the
Engineering Department, and any deficiencies will be required to be corrected prior to
final inspection.
Geotechnical Review
The Town's geotechnical consultant has reviewed the proposed plan and has determined
that the project is geotechnically feasible. The consultant indicated that the applicant's
geotechnical consultant had recommended satisfactory geotechnical design parameters
and that the standard conditions for review should be required. The Town's geotechnical
consultant's comments have been incorporated into the conditions of approval (#9).
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has requested that the
property address be clearly visible from the street. Fire sprinklers are proposed to be
provided to the residence, and an emergency vehicle turnaround has not been requested.
The Fire Department recommendations have been included as conditions in Attachment
1.
Planning Commission a
Lands of Kamangar
August 26, 1998
Page 5
Committee Review
The Pathways Committee has requested that a II-B path be constructed along Summerhill
Avenue, which would be located within the additional 10 feet of right of way to be
dedicated with this project. This has been added as condition #21. The Environmental
Design Committee recommends that lighting at the front entry be down shielded and that
the existing trees are protected during construction. Staff has incorporated these
comments into conditions of approval#4 and#8.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval;
2. Comments from Santa Clara County Fire Department, dated March 16, 1998;
3. Letter from Cotton, Shires and Associates, dated March 30, 1998;
4. Letter from Pathways Committee, dated March 23, 1998;
5. Environmental Design & Protection Committee evaluations, received March 13,
1998;
6. Worksheet#2;
7. Development plans
cc: Mahmoud and Monir Kamangar Katja Kamangar
6 Blackhawk Lane 2 Blackhawk Lane
Burlingame, CA 94010 Burlingame, CA 94010
Planning Commission
Lands of Kamangar
August 26, 1998
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A MAJOR ADDITION AND REMODEL
LANDS OF KAMANGAR, 24300 SUMMERHILL AVENUE
A. PLANNING DEPARTMENT:
1. The plans shall be revised to lower the connecting roofline to at least one
foot below the existing roof peak. The retaining wall located between the
residence and the driveway shall be reduced by at least 1 foot. The site
plan shall be revised to clearly indicate the backfilling along the exterior of
the basement. Revised plans shall be submitted for review and approval by
the Planning Department prior to acceptance of plans for building plan
check. Any modifications to the approved plans shall be approved by the
Planning-Director or the Planning Commission, depending upon the scope
of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed at a Site Development Hearing. Particular attention
shall be given to plantings which will be adequate to break up the view of
the new residence from surrounding properties and streets, with special
attention given to planting along the north corner of the lot. All
landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection, unless the Planning Director finds that unusual circumstances,
such as weather or site conditions, require that planting be delayed. In
those instances, a deposit of an amount equal to the cost of landscape
materials and installation, to the satisfaction of the Planning Director, shall
be submitted to the Town. Landscaping shall in any event be installed not
later than six months after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $5,000, shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after installation. The deposit will
be released at that time if the plantings remain viable.
4. Prior to beginning any grading or construction operations, all significant
trees including the trees in the front of the residence and along the
southeast property line and/or in the vicinity of construction shall be
Planning Commission
Lands of Kamangar -
August 26, 1998
Page 7
fenced at the dripline. The fencing shall be of material and structure to
clearly delineate the dripline. Town staff must inspect the fencing and the
trees to be fenced prior to commencement of grading or construction. The
fencing must remain in place throughout the course of construction. No
storage of equipment, vehicles or debris shall be allowed within the
driplines of these trees.
5. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area should be
minimized, particularly on large surfaces such as doors, columns, railings,
and trellises. A color sample shall be submitted to the Planning
Department for approval prior to acceptance of plans for building plan
check. All applicable structures shall be painted in conformance with the
approved color(s) prior to final inspection.
6. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
7. Fire retardant roofing is required for the new construction.
8. Outdoor lighting locations and specifications shall be submitted for
Planning Department approval prior to acceptance of plans for building
plan check. Locations should be kept to a minimum with 1 light per exit
and 2 allowed at the entry and garage. Any additional outdoor lighting
shall be reviewed with the landscape plan. Lighting fixtures shall
generally be downlights, specifically the lights at the front entry shall be
downlights to mitigate visibility from existing homes. Exceptions may be
permitted in limited locations (garage, etc.) or where the fixtures would
not be visible from off site. Any security lighting shall be limited in
number and directed away from clear view of neighbors, and shielding
with shrouds or louvers is suggested. Lighting shall be low wattage, shall
not encroach or reflect on adjacent properties, and the source of lighting
should not be directly visible from off site. No lighting may be placed
within the setbacks except for 2 driveway or entry lights, except where
determined to be necessary for safety.
9. As recommended by Cotton, Shires & Associates in their report dated July
30, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant shall review and approve all
geotechnical aspects of the of the project construction plans (ie. Site
preparation and grading, site drainage improvements and design
Planning Commission
Lands of Kamangar
August 26, 1998
Page 8
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.
b. The geotechnical consultant shall inspect, test (as needed), and approve
all geotechnical aspects of the project construction. The inspections
should include, but not necessarily be limited to: site preparation and
grading, site surface and subsurface drainage improvements, and
excavations for foundations prior to placement of steel and concrete.
The results of these inspections and the as-built conditions of the project
shall be described by the geotechnical consultant in a letter and
submitted to the Town Engineer for review prior to final (as built)
project approval.
For further details on the above requirements, please refer to the letter
from Cotton, Shires & Associates dated July 30, 1998.
B. ENGINEERING DEPARTMENT:
10. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. A final grading and drainage plan shall be submitted by the
project engineer and approved by the Town Engineering Department
which shows the drainage to be revised so that it outlets onto the front
open area on the property, at least 30' away from the new property line,
prior to acceptance of plans for building plan check. Final drainage and
grading shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering Department
prior to final inspection. A final letter shall be submitted from the project
engineer stating that the site drainage was constructed in conformance
with the approved plans and recommendations prior to final inspection.
11. Any, and all, changes to the approved grading and drainage plan shall first
be approved by the Town Engineering Department. No grading shall take
place during the grading moratorium between November 1 and April 1
except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line.
12. Any new public utility services serving this property shall be placed
underground.
Planning Commission
Lands of Kamangar
August 26, 1998
Page 9
13. At the time of foundation inspection for the addition and prior to final
inspection, the location and elevation of the addition 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 inspection for the new addition,
the height of each building shall be similarly certified as being at the
height shown on the approved Site Development plan.
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. All areas on the site that have the
native soil disturbed shall be protected for erosion control during the rainy
season and shall be replanted prior to final inspection.
15. 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 plancheck.
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
Summerhill Avenue 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. A Certificate of Compliance shall be issued by the Town for this property.
The property owner shall submit legal description and plat exhibits
prepared by 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 1956. The Town shall prepare the Certificate of
Compliance. The required exhibits and title history shall be submitted and
approved by the Town prior to acceptance of plans for building plan
check.
Planning Commission
Lands of Kamangar
August 26, 1998
Page 10
18. The property owner shall dedicate a 30 foot wide half-width public right of
way to the Town over Summerhill Avenue. The property owner shall
provide legal description and plat exhibits prepared by a licensed land
surveyor and the Town shall prepare the dedication document. The
dedication document, including approved exhibits, shall be signed and
notarized by the property owner and returned to the Town prior to
acceptance of plans for building plan check.
19. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection.
20. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer,prior
to final inspection.
21. The type 11B pathway along Summerhill Road shall be required to be
constructed to the satisfaction of the City Engineer prior to final
inspection.
C. FIRE DEPARTMENT
22. The property address shall be placed on the property so that it is clearly
visible and legible from Summerhill Avenue. The address numbers shall
be a minimum of four inches high and shall contrast with the background
color.
23. Prior to final inspection, the applicant shall install a fire sprinklering
system to assure that adequate flow is available to the residence. The
design of the fire sprinklering system shall be reviewed and approved by
the fire department prior to acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS 1, 5, 8, 10, 13, 14, 15, 16, 17, 18 AND 23 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet#2 to both the elementary and high school
Planning Commission
Lands of Kamangar
August 26, 1998
Page 11
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 26, 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.
_ ...r ATTACHMENT;
�P°: °6- EIRE i� EPARTMENT
' ,N..:2 3 1998
CONTROL NUMBER
LFIRE f' SANTA CLARACOUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-18 :N 1.0 4310S il
BLDGPERRNUMBE
COURTESY65ERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 98- 1694
pn
RLE NUMBER 122-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of plans for a major addition and.remodel to an existing single family
dwelling.
Planner: Susan Stevenson
1. Fire Sprinklers will be provided for the dwelling as noted on the site plan.
UFC 2. 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.
oz 2.2.4 ( '�rirc Department (Engine) Driveway Turn around Required: Provide an
`Capproved 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.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ 0 ❑ 0 DESIGN STUDIO 06/22/98 1 QF 1
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF KAMANGAR 4300 Summerhill Av
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
- ATTACHMENT 3
:'7, 71'
COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS AUG -- 3 j9 8
Ju y 3'0;'1998 �'_ `;. i2-L3
L3218
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Review
RE: Kamangar Addition
24300 Summerhill Avenue
File#122-98-ZP-SD-GD
At your request,we have completed a geotechnical review of permit applications
for project construction using:
• Geotechnical Parameters (letter) prepared by Earth Investigations
Consultants, dated June 4, 1998;
• Geotechnical Investigation (report) prepared by Earth Investigations
Consultants, dated May 4, 1998; and
• Site Development Plans (8 sheets) prepared by Design Studio,
dated June 12, 1998.
In addition,we have reviewed pertinent technical documents from our office files
and completed a recent site inspection.
DISCUSSION
The applicant proposes to construct an addition onto the eastern side of an
existing residence and modify a portion of the existing driveway. Grading for the
proposed project appears to be relatively minor. We understand that the pier and grade
beam foundation alternative addressed in the referenced letter is to be utilized.
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
Ms. Susan Stevenson a July 30, 1998
Page 2 L3218
SITE CONDITIONS
Native slopes at the subject property are gentle to moderately steep (18 to 28
percent) inclined to the east. In addition, previous site grading has resulted in a
combination cut and fill building pad. The proposed addition site extends over an area
of existing fill with steep (50 percent inclination) perimeter slopes.
The property is underlain, at depth, by bedrock materials of the Santa Clara
Formation. Surficial materials consistent of silty clay (colluvium and artificial fill) with
a high potential for shrink-swell properties.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed addition appears to be primarily constrained by existing fill
materials and potentially expansive soils. Based on our review of the referenced
geotechnical documents, it appears that the Project Geotechnical Consultant has
explored site subsurface conditions and recommended satisfactory geotechnical design
parameters to address apparent site constraints. Consequently, we recommend
geotechnical approval of the proposed project design with the following conditions:
1. Geotechnical Inspection Plan Review - The applicant's
geotechnical consultant shall review and approve all geotechnical
aspects of the project construction plans (i.e., site preparation
and grading, site drainage improvements and design parameters
for foundations,retaining walls and driveway) to ensure that their
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 any retaining prior to the placement of steel
and concrete.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as-
built) project approval.
COTTON, SHIRES & ASSOCIATES, INC.
Ms. Susan Stevenson a July 30, 1998
Page 3 L3218
This review has been performed to provide technical advice to assist the Town
with 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
L CACI SAAA.62,1.,,o
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:ad
COTTON, SHIRES & ASSOCIATES, INC.
ATTACHMENT
1998 11: 02 4159495404 BARRAGER PAGE 03
2
25625 O'Keefe Lane; Lands of Borns property and provide a pathway easement at
Construction: Restore II-B path along least 10 feet wide that encompasses this
O'Keete Lane. Invite donation of a 10 foot route_ 1/26/98
pathway easement along either the Northern 11972 Rhus Ridge Road; Lands of
or Eastern boundary of the property, to Malek: No request. 1/26/98
connect the cul-de-sac to the pathway next 13474 Robleda Road; Lands of
to the freeway. 6:22/98 Denver: 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 (load_ 6/22/98
24004 Oak Knoll Circle; Lands of 26062 Scarff Way; Lands of Scarff:
Gorman: Restore 11-E3 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-B path
opposite the beginning of the II-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
Mesa Preserve 1/26/98 Huang: Provide a pathway easement on
Sherlock. 3/23/98
24028 Oak Knoll Circle; Lands of 27766 Stirrup; Lands of Earnest:
Shumand Teng: Restore 1143 path. Houghen driveway if needed_ 7/27/98
7/27/98
26960 Orchard Hill Lane; Lands of 24300 Summerhill Road; Lands of
Davison: No request to Planning Kamartger: Construct II-B path separated
Comrni:;;:ic,n. Request to Town for letter to from Summerhill by 5 feet; grant easement
home owners. 7/27/98 if needed. 4/27/98
11030 Magdalena Avenue; Lands of 26870 Taafe Road; Lands of Lo:
Allison: No request. 4/27/98 Restore II-B path along Taafe Road.
5/21 /98
14470 Manuella; Lands of Kwong: 26990 Tante Road; Lands of Gather:
Construct 11-B p=ith along Manuella. No request. 4/27/98
3/23/98 •
12580 Miraloma Way: Lands of 13700 Wildflower Lane; Lends of
Harari: No rc.;r_I�rr!;t 1/26/98
Danaher: Grant pathway easement.
6/22/98, 7/27/98
11471 Page Mill Road; Lands of 13737 Wildflower Lane; Lands of
Wilson: Provide sufficient easement along Seufferlein: Construct 11-B path using
Page Mill Road to encompass at least 10 feet curb as one header. Grant pathway easement
from the 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
ATTACHMENT• RECEIVEDt'
ENVIRONMENTAL.DESIGN COMMITTEE JUN 2 9 1998
NEW RESIDENCE EVALUATION
TO''!a; OF 334 PIKS 1r-1�11159
��-• -J tip �%v Ci{�
Applicant's Name: .a7~77
Address:
i
�� '
Reviewed by: !� �����) Date:
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
1 '1 7)-ge"
C6)12e107/:&/
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?)
— oV(M 415(, 46dd
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
Other Comments: U'a i/ ir . gt*--
i
dfirr,
s •
• - ATTACHMENT LP .
RECEIVED
AUG 1 U 1998 .
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT • TOWN OF NQS ALTOS Hill.$ •
26379 Fremont Road • Los A'tos HilwQ California
0(650)941-7222
6 )941.7222 • FAX (650)941.3160
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
+ TURN IN WITH YOUR APPLICATION •.';1;31;r- lir_lt;', ..1:s7—:.--E474.,14 H 000 t -'A--6.1. Z-- -- ---.
24 •o S(-)M1s 4 2 -1 L1 • •
-
DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total
(Additions�r�Zions)
A House and Garage (From Part 2. A.) 35-45 _— I/'. 711r0
B. Decking . . l.` ____ ) _ .. S`�
C. Driveway and ParkingZlS
(Measured 100' along centerline) ' - 22-.1 __ (.:�G - i'
D.. .Patios and Walkways 2>G 41 _. '2:11 ) .
E. • Tennis Court ' 6,- —69- --
F. Pool and Decking - . . --SIG. Accessory Buildings (from Part B) —
-
H. Any other coverage -'
TOTALS Cp zo . I `F •
Maximum Development Area Allowed - MDA (from Worksheet #1)
X285
cog'20 is1`6
2. FLOOR A (SQUARE FOOTAGE) •
• pro .osed Total
Existing (Additions or Deletions ) .... .
A. House and Garage C- 13$-) I `ig
a. l st Floor _...� __IL.- _ .. S
L-le f- z.
-
b. 2nd Floor � - 1,�. `41t.c. Attic and Basement I I Cp I _____4: ._.2._d. Garage c� -'-
B, Accessory Buildings
a. 1st Floor --ts' - -
b. 2nd floor _ -t _ -- --. --_
c. Attic and Basement
TOTALS ,3S.97 • .... t:OS
Maximum Floor Area Allowed - MFA (from Worksheet #1)
----71-00C- 3— -
' , ', ten!` nu o
ammi
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