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TOWN OF LOS ALTOS HILLS August 26, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW SECOND UNIT AND
DETACHED GARAGE; LANDS OF EARNEST; 27766 STIRRUP WAY; FILE
#132-98-ZP-SD-GD.
FROM: Susan Stevenson, Planner�-;5
APPROVED BY: Curtis S. Williams, Planning Director
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval.
BACKGROUND
The subject property is a flag lot and is currently developed with a two story house. The
property is located at the south side of Strirrup Way. The subject property is lot 10 of tract
6297 which was subdivided in 1978. There are no conditions of the subdivision limiting
development on the lot on record.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new second unit has been forwarded to the Planning Commission for review and
approval. Second units larger than 750 square feet require review by the Planning
Commission. 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: 1.668 acres
Net Lot Area: 1.668 acres
Average Slope: 24.3%
Lot Unit Factor: 1.157
Planning Commission
Lands of Earnest
August 26, 1998
Page 2
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 11,150 9,022 7,494 +1,528 +2,128
Floor 6,115 5,220 3,820 +1,400 +895
Site and Architecture
The applicant is requesting approval of a site development permit for a new second unit.
The unit would include 1,000 square feet. The unit would include 1 bedroom and 2 full
bathrooms, with a full kitchen, living area and some storage area. There is an existing
second unit in the main residence, which is proposed to be converted to living area for the
main residence (see condition#9).
The height of the new second unit would be 23 feet high, as measured from the building
pad to the highest point of the second unit. The single story portion of the structure would
bel4 feet in height. The north end of the structure would be cut into the hillside up to 9
feet with the slope recontoured to the north of the structure to eliminate the requirement
for a retaining wall. The finished floor of the south side of the structure would be located
at the existing grade, to tie into the level of the main residence. Although the unit is
detached, it would appear as an addition to the residence from most areas of the site. The
unit would appear 2.5 feet higher than the existing house height. The maximum height
from lowest to highest of the residence with the detached structure is 31.5 feet. The story
poles have been placed on the site for the Commission's review.
The proposed detached 2 car garage would be 14.5 feet in height and would require a 2
foot high retaining wall built into the rear of the structure, as the finished slab would be
cut up to 4 feet into the hill at the northwest corner of the new garage.
Proposed exterior materials for the second unit and the detached garage would include
cedar shingles and a built up metal roof, matching the main residence. Although the
proposed and existing roof is a metal composition, the reflectivity is equal to that of a
concrete roof. Two skylights are proposed at the second story of the new guest unit. The
proposed structures match the architectural style and exterior materials of the main
residence. The roof pitch matches the pitch of the existing residence. Exterior colors will
be reviewed to match the residence or for conformance with the Town's adopted color
board, prior to the painting of the second unit if the colors are proposed to be changed.
The existing second unit in the main residence is proposed to be converted into living
area for the main residence. Staff has included a condition requiring that the existing
kitchen be removed and that an interior access to the residence be provided prior to final
inspection of the detached unit (see condition#9).
Planning Commission
Lands of Earnest
August 26, 1998
Page 3
Driveway &Parking
The driveway enters the site from Stirrup Way. The existing parking on the site includes 2
spaces in the garage and 2 spaces in the oversized turnaround area. The addition of the 2
car garage eliminates 1 space in the turnaround area, thus the final parking configuration
would include 5 spaces with adequate turnaround, all located out of the setback.
Outdoor Lighting
Outdoor lighting has been shown on sheet 2 of the plans. The applicant proposes one light
per exit. Light fixtures have not been selected, but are required to be downshielded to
minimize visibility from off site (condition#7).
Trees &Landscaping
There are several trees along the slope to the northeast of the existing residence which
would provide screening of the new structures. In addition, the existing slope to the north,
and the house to the south, would further screen the new structures from off site. The
Environmental Design Committee commented that the skylights may be visible. Staff has
included in condition #2 a requirement that the screening be utilized to minimize
visibility of the skylights, as well as adding the standard condition for designing skylights
to reduce emitted light (#5).
Grading &Drainage
The guest house had initially been designed as an attached unit. The Fire Department's
requirements included the requirement to fire sprinkler the existing house, as well as the
addition. The applicants revised the plans to separate the unit from the house to eliminate
this requirement. The proposed second unit has therefore been designed to meet the
grading criteria for an addition to the main residence, rather than a detached structure,
with the maximum cut up to 9 feet. Visually, the new structure will appear as part of the
main residence and the slope of the lot would make it difficult to locate the structure on
the site without raising the finished floor and consequently the roofline of the unit. As
designed, the lower floor of the unit would be stepped up slightly from the main residence
and it does appear visually consistent with the main residence.
The applicant has designed the unit with a larger crawl space off the study located under a
portion of the second floor. The cross section of the unit (section B) indicates that the
crawl space would have a height up to 9 feet, although the finished floor of the upper
level is proposed 5 feet above the natural grade along the exterior wall and 7 feet above
natural grade at the highest point. Although this is somewhat higher than the grading
policy, the area is set against the slope and the difference in grade would not be visible
from off site. The finished floor of the second floor area could not be lowered, as it is
partially located over the first floor area, and that portion of the first floor is designed
with 8 foot interior height. If the Commission is cncerned about the potential use of the
Planning Commission
Lands of Earnest
August 26, 1998
Page 4
crawl space as floor area, some ways to limit its use would be to either backfill to assure
that the height does not exceed 7 feet at any point, and/or the access to the crawl space
could be limited to exterior access only.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to be collected away from
the new structures, and to tie into the existing drainage system. 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 geotechnical consultant points out that all
of the applicant's geotechnical consultant's recommendations must be incorporated with
the building plans. Staff has included the standard conditions for review in the conditions
of approval (#10).
Fire Department Review
The Santa Clara County Fire Department's review determined that the flow capacity of
the nearest fire hydrant will not be adequate for the proposed second unit. Fire sprinklers
have been required to mitigate the inadequate fire flow, although the property owner has
the option to install fire hydrants per the Fire Departments requirements in lieu of the
sprinklers. Fire sprinklers are proposed in the new guest house. The Fire Department
recommendations have been included as conditions in Attachment 1.
Committee Review
The Pathway Committee has no requirements for the pathway improvements, although
the Committee has recommended that the driveway be roughened if needed. The
Environmental Design Committee recommends that screening be utilized to mitigate any
visibility of the skylights. Staff has incorporated these comments into condition of
approval#2.
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
Lands of Earnest
August 26, 1998
Page 5
ATTACHMENTS
1. Recommended conditions of approval;
2. Comments from Santa Clara County Fire Department, dated June 30, 1998;
3. Letter from Cotton, Shires and Assoc., dated August 19, 1998;
4. Pathway's Committee recommendation, dated August 4, 1998;
5. Environmental Design &Protection Committee evaluations, received July 14, 1998;
6. Worksheet#2;
7. Development plans.
cc: Ian and Heida Earnest
666 Casita Way'
Los Altos, CA 94022
Planning Commission
Lands of Earnest
August 26, 1998
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW SECOND UNIT AND GARAGE
LANDS OF EARNEST, 27766 STIRRUP WAY
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 submitted for review by the Planning Department. Particular
attention shall be given to plantings which will be adequate to break up the
view of the new second unit and garage from surrounding properties and
streets and maintaining privacy between neighbors, especially to mitigate
impacts from the proposed skylights. 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. 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 and shall match the main residence.
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
Planning Commission
Lands of Earnest
August 26, 1998
Page 7
plans for building plan check. All applicable structures shall be painted
in conformance with the approved color(s) prior to final inspection.
5. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
6. Fire retardant roofing is required for the new construction.
7. Outdoor lighting specifications shall be submitted for Planning
Department approval prior to acceptance of plans for building plan check.
Locations are approved as shown on the elevations. Any additional
outdoor lighting shall be reviewed with the landscape plan. Lighting
fixtures shall generally be downlights. Exceptions may be permitted in
limited locations (entry, garage, etc.) or where the fixtures would not be
visible from off site. Flood lights shall be directed away from neighbors.
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.
8. At the time of foundation inspection for the new second unit and garage,
and prior to final inspection for grading, and hardscape improvements, the
location and elevation of the new second unit and garage 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.
9. Prior to final inspection, the existing second unit in the main residence
shall be converted to living space, by removing the existing kitchen and
providing interior access to the house.
10. As recommended by Cotton, Shires & Associates in their report dated
August 18, 1998, the applicant shall comply with the following:
a. Prior to acceptance of plans for building plan check, the project
structural calculations and the plans must be revised to incorporate all
11 points of the Nielson Geotechnical letter, dated June 29, 1998. 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
parameters for foundations, retaining walls and driveway) to ensure
that his recommendations have been properly incorporated.
Planning Commission
Lands of Earnest -
August 26, 1998
Page 8
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 August 18, 1998.
B. ENGINEERING DEPARTMENT:
11. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium between November 1 and April 1
except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line except to allow for the
construction of the driveway access.
12. All public utility services serving this property shall be placed
underground.
13. 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.
14. 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
Planning Commission
Lands of Earnest
August 26, 1998
Page 9
plan check. The grading/construction plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Stirrup Way 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.
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
shall provide the Town with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check.
16. The driveway shall be required to be fully constructed to the satisfaction of
the City Engineer, and roughened at the pathway crossing, prior to final
inspection.
17. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. An encroachment permit shall be required
to be issued by the Public Works Department for all work proposed
within the public right of way prior to acceptance of plans for building
plan check.
18. 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 showing the location of
the new sanitary sewer lateral connection to the public system shall be
submitted for approval by the Engineering Department prior to acceptance
of plans for building plan check. The project engineer shall also review the
existing catch basin located near the joint driveway to determine if a
different type of catch basin and/or grate would be more appropriate for
the existing conditions. Attention shall be given to the natural earth swale
above the catch basin and possible sediment flows into the catch basin.
Any necessary revisions shall be shown on the grading and drainage plan.
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 drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
Planning Commission
Lands of Earnest
August 26, 1998
Page 10
C. FIRE DEPARTMENT
19. 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,
unless the Department approves an alternative means of improving water
supply to the site.
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 4, 7, 10a, 13, 14, 15, 17, 18 AND 19 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to both the elementary and high school
district offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
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.
•
pLARA ATTACHMENT,.
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e;),a FIRE DEPARTMENT
FIRE
SANTA CLARA COUNTY cON e►,SER,,
14700 Winchester Blvd., LosGatCA 95030 1818 +
os, BLDG 13iFtA r NUMBER
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COURTESY 6SERVICE
1
(408) 378-4010 (phone) • (408) 378-9342 (fax) pp 6 1
4RE1NEW NUMBER ``��- 842
LI"
LEUMBR ..5298-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of plans for a new Attached garage and secondary dwelling unit.
Planner: Susan Stevenson
1. All fire department conditions have been met. Building will be fire sprinklered.
•
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ ROBERT LYON ASSOCIATES 6/30/98 1 of 1
SEC/FLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF EARNEST 27766 Stirrup Wy
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gutos, Monte Sereno, Morgan Hill,and Saratoga
AUG-19-98 .11 : 13 FROM:COTTON SHIRES ASSOC ID:4083541852 PAGE 1/6
ATTACHMT
•
Na
ft �. COTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
August 19, 1998
L3238
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Geotechnical Review
RE: Lands of Earnest,New Garage and Secondary Dwelling Unit
27766 Stirrup Way
#132-98-ZP-SD-GD
At your request,we have completed a geotechnical review of permit applications
us
• Plan Review (letter) prepared by Nielsen Geotechnical,
dated June 29, 1998; and
• Site Plan and Structural Plans prepared by Robert Lyon
Associates, dated June 24, 1998.
In addition, we have reviewed pertinent documents from our office files and
completed a site reconnaissance_
DISCUSSION
Our review of the referenced documents indicates that the applicant is proposing
to construct a guest cottage and garage immediately to the northeast of the existing
house. Access to the residence is via a driveway from Stirrup Way. A graded parking
area,new pavement and associated retaining wall are also part of the proposed project.
SITE CONDITIONS
The subject property is generally characterized by moderately steep slopes
inclined to the south. A cut slope is located north of the existing house,and a fill prism
and fill slope are present on the south side of the existing house. The Town Geotechnical
Hazards Map indicates that the property is underlain,at depth,by bedrock materials of
the Monterey Formation. The bedrock is overlain by silty clay (potentially expansive
soil and colluvium). Drainage is generally characterized by sheet flow toward the
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Fncinas•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
AUG-19-98 11 = 14 FROM COTTON SHIRES ASSOC ID.4083541E152 PAGE 2%6,
Susan Stevenson a August 19, 1998
Page 2 L3238
colluvial swale located south of the property. The Monta Vista fault is located 0.6 mile
southwest of the property.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is constrained by seismic ground shaking and
potentially expansive soils. Based on our review of the submitted documents, it
appears that Nielsen Geotechnical has recommended appropriate design updates and
necessary plan revisions for the project. It should be understood that 11 specific items,
ranging from surface drainage improvements to inconsistent structural design
parameters,have been called out for revision by Nielsen Geotechnical. In our opinion,
the proposed project is geotechnically feasible given implementation of the 11 identified
engineering design revisions. Consequently,we recommend geotechnical approval of the
basic project layout.
Prior to issuance of building permits, we recommend that additional structural
design calculations and plan revisions be completed to address all comments presented
in the referenced letter by Nielsen Geotechnical (dated June 19, 1998 - copy attached).
We recommend that the following conditions be satisfactorily completed after
construction documentation revisions have been completed.
1_ Second Geotechnical Plan Review-The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of
- the revised project building and grading plans (Le., 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 results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as-
built)project approval_
This review has been performed to provide technical advice to assist the Town
with discretionary permit decisions. Our services have been limited to review of the
COTTON,SHIRES&ASSOCIATES,INC.
AUG-19-98 11 : 14 FROM:COTTON SHIRES ASSOC ID:4063541852 PAGE 3/6
Susan Stevenson • August 19, 1998
Page 3 L3238
documents previously identified,and a visual review of the property. Our opinions and
condusions 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:rb
Attachment'
COTTON, SHIRES&ASSOCIATES,INC.
i998 11:02 4159495404 BARRAGER ATTACHMENT L f PAGE 03
. 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
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. 6122/98 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 Road. 6/22/98
24004 Oak Knoll Circle; Lands of 26062 Scarff Way; Lands of Scarff:
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
Stonebrouk 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 Huang: Provide a pathwayeasement 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
26960 Orchard Hill Lane; Lands of 24300 Summerhill Road; Lands of
Kamanger: Construct II-B path separated
Davison: No request to Planning
Commi:;.:inn. Request to Town for letter to from Summerhill by 5 feet: grant easement
home owners. 7/27/98 if needed. 4/27/98
26870 Taafe Road; Lands of Lo:
11030 Magdalena Avenue; Lands of
Allison: No request. 4/27/98 Restore it-B path along Taafe Road.
5/21 /98
14470 Manuella: Lands of Kwong: . 26990 Taafe Road; Lands of Gaffer:
Construct II-B path along Manuella. No request. 4/27/98
3/23/98
Miraloma Way: Lands of 13700 Wildflower Lane; Lands of
12580
12580Danaher: Grant pathway easement.
Harari: No rc quctr:t 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 II-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
ATTA C1E :
ENVIRONMENTAL°DESIGN COMMITTEE ,I U Li 4 9
NEW RESIDENCE EVALUATION
Applicant's Name: �5 l
Address:
Reviewed by.: ---4A-71 /17ifel-/ Date:
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?) •
•
✓�C/671t'�Pi .5U , _6;a6f2Lez i`f'CG37�ltflGiC��
.Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
All i5zs
j �G 5 - � •- P44
Other Comments: `� -z-
J. • '
AT1ACHMEr
TOWN OF LOS ALTOS HILLS
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-— __ ' :-,-. PLANNING DEPARTMENT
�t.w '=- - 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 •
117
Z 6eCR CO I teoje cpqCALCULATED 13Y DA'LE 7 p
=T. : ► ,/��.FS1M APL• rYdT,� �?j`ci rZ
r i ;_._' •:! :,. 1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed
(Additions or Deletions)
A. House and Garage(from Part 2.A.)
3� r32� �c`�0D
-- __ B. Decking
C. Driveway and Parking
— —�-=•--:'—=? (Measured 100'along centerline) 216-74 1215 7
- D. Patios and Walkways
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage ..---
TOTALS
TOTALS -7 Act4 I iS2.5
Maximum Development Area Allowed-MDA (from Worksheet#1) l 1 Is-c
2. FLOOR AREA (SQUARE FOOTAGE)
• Existing Proposed '1
(Additions or Deletions)
A. House and Garage
a. 1st Floor (� _� _- r� c
.- -- b. 2nd Floor _
---= :x_� c. Attic and Basement
--7--,- _ V _ d. Garage 60Z6- 400- ' B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS $4i3ZD t i4co Ji_
Maximum Floor Area Allowed- MFA (from Worksheet#1) I (j 1 Li‘
- TOWN USE ONLY CHECKED 13Y 4 DATE7L-- "4-- -
1-'-.:.7::: 211.=.::.:.
Revised 8/6/97