HomeMy WebLinkAbout3.5 TOWN OF LOS ALTOS HILLS September 9, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF
BORNS, 25625 O'KEEFE LANE;FILE 104-98-ZP-SD.
FROM: Shaunn O'Connor, Assistant Planner
APPROVED BY: Curtis S. Williams, Planning Direct
RECOMMENDATION That the Planning Commission:
Approve the"requested Site Development Permit, subject to the attached conditions of
approval, including condition #1 to require that the floor levels and roofline be better
stepped with the slope.
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.
BACKGROUND
The subject property for the proposed new residence is located near the terminus of O'Keefe
Lane on the southern side (Assessor's Parcel No. 178-48-081, Lot 6 of Tract 8044,
established in 1987). There are no subdivision conditions of approval for this site. The
property extends from O'Keefe Lane to Highway 280. A Human Habitation setback line for
noise exists along the southern boundary at approximately.90 feet from the Highway 280
right-of-way. A 10-foot wide public utilities easement exists along the interface of the cul-
de-sac and a 10-foot wide pathway easement exists along the southern boundary of the
property. The site is currently vacant. The lots on the northern side of O'Keefe Lane are
developed and a residence is proposed for the adjacent site to the east.
Planning Commission
Lands of Borns
September 9, 1998
Page 2
DISCUSSION
Site Data:
Gross Lot Area: 1.39 acres
Net Lot Area: 1.39 acres
Average Slope: 18.2 %
Lot Unit Factor: 1.15
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 13,174 9,091 0 9,091 +4,083
Floor 6,428 6,098 0 6,098 +330
Site and Architecture
The applicant is requesting approval of a site development permit for a new two story
residence with two two-car attached garages. The proposed house will include 5,023
square feet of living area, and 1,075 square feet in the garage.
Proposed exterior materials include cement plaster with smooth trowel and clay roof
"mission" style tiles. There are no skylights proposed at this time (staff has included the
standard skylight condition for future reference). Exterior colors will be reviewed for
conformance with the Town's adopted color board, prior to the acceptance of plans for
building plan check (see condition#4).
The height of the residence will range from a maximum of 251/ feet for the second story,
stepping down approximately to 16 feet for the first level and 14 at the front entry. The
house will be setback 75 feet from O'Keefe Lane, 36 feet'on the east property line and 30
feet on the west property line. Story poles have been placed on the site for the
Commission's review.
The Design Guidelines recommends reserving some floor and development area for
future projects. The proposed project would leave 330 square feet of floor area and 4,083
square feet of development area.
Planning Commission
Lands of Borns
September 9, 1998
Page 3
Visibility and Height
The site is located on a knoll, similar to the adjacent lot to the east, and is visible from
neighbors on O'Keefe Lane, Highway 280 and Foothill College to the southwest. The
topography of this lot has a gentle slope closer to O'Keefe Lane (about 210 feet) and an
abrupt drop and increase in slope down to Highway 280. This lessens the visibility of the
site from Highway 280 and from areas to the south and west. Although this lot is not as
visible as the adjacent lot to the east, the Site Development Code section regarding
construction on ridgelines and hilltops states the following:
"single story buildings and height restrictions may be required on hilltops,
ridgelines, and highly visible lots(Section 10-2.702.b1)"
The applicant has proposed a partial two-story house with two two-car garages. The two-
story section (left side) is at 251 feet in height. The applicant was directed to limit the
size of the proposed second story, which now only comprises 810 square feet, or 15% of
the square footage for the first level.
The appearance of the two-story ridgeline, however, is carried across most of the structure
to the right side, with a one foot step down to the single story portion. This roofline adds
to the bulk and massing of the center of the structure from the front and rear sides of the
residence. The rear of the residence is visible from Highway 280 and properties to the
west. This side of the residence does have some recessed areas and some varied rooflines
over the family room and master suite, but the bulkiness of the center portion remains
noticeable. The Planning Commission may want to request that the applicant lower the
ridgeline over the single story (center) portion of the structure by reducing attic space or
ceiling heights (141/2 foot ceilings are shown) to minimize the bulk in the center portion,
and then lower the two-story portion to further step the roofline.
The applicant is proposing a clay "mission" style tile for the roof. Generally, "mission"
style homes have red clay tile roofs and white or very light colored sides. Staff has
concerns regarding the ability of the colors from the color board to match the clay
"mission" style roof tiles and also the reflectivity value for red clay tiles. The applicant
may want to take this into consideration before selecting the roof type. The
Environmental Design Committee was concerned about landscaping for screening and
roof and siding colors, due to the visibility of the site.
Driveway &Parking
The driveway on the site plan is shown to be 14 feet wide as recommended by the Fire
Department. There are four parking spaces (two two-car garages) proposed which meets
the Zoning Ordinance requirement for four on-site parking spaces. One garage faces
O'Keefe Lane and the second faces the adjacent property to the east. The garages are in
line with and opposite the proposed garages for 25665 O'Keefe (property to the east).
There is a 60 foot separation between the proposed garages.
Planning Cot riission
Lands of Borns
September 9, 1998
Page 4
Outdoor Lighting
Structure lighting has been shown on sheet A7 of the plans along with cut sheets of
proposed lighting. The lighting appears to be downshielded and is proposed as one light
per exit. The front entry has two recessed can lights with a 100 watt maximum proposed.
Staff has included a condition (#6) for any additional outdoor lighting (including
landscaping), requiring that fixtures be downshielded and that all locations be approved
by the Planning Department.
Trees &Landscaping
The project site is open grassland, lacking any trees that might help screen the proposed
residence. Additional landscaping will be required to help screen the project and further
break up the massing of the structure. Staff has included a condition (#2) that will require
that a landscape plan be reviewed at a site development hearing once the house is framed.
Any planting required for screening or erosion control will be required to be planted prior
to final inspection. The Environmental Design & Protection Committee had concerns
about the visibility of the site and asked that adequate screening be provided.
Grading &Drainage
The location for the proposed residence is on the most level area of the lot. Grading (1120
cubic yards of cut, 245 cubic yards of fill and 875 cubic yards of export) is proposed for
the building pad. The proposed house does not meet the Town's grading policy in the
southeast portion of the proposed house. The finished floors of the middle and lower
levels of the house are proposed up to 4 to 5 feet above grade. The structure steps 2 feet
from the bedroom area to the living area and 3 feet from the living area to the family
room. Staff believes that the floor and roof levels for the house could be lowered 2 feet at
least for the middle and lower levels to break up the roofline. This may increase cut and
export, but would more closely comply with the grading policy (see condition #1) and
would help lower the structure into this highly visible site.
The new driveway would require minimal grading. The proposed garage would be located
approximately 2 feet above natural grade.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. The Engineering Department has suggested that
the site drainage be designed as surface flow wherever possible to avoid a concentration
of runoff. This has been included in condition #17. 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.
Planning Commission
Lands of Borns
September 9, 1998
Page 5
Noise
The Human Habitation Line was established for this subdivision to identify noise
exposure levels within which habitable structures shall not be located. In addition,
Edward Pack and Associates have reviewed the site plans and conducted a traffic noise
exposure analysis for the site. The analysis was based on the Town's Noise Element
standards for interior and exterior living areas, 45 dB and 60 dB respectively. The interior
noise exposure for the first level will be up to 47 dB (2 dB above standards). The second
story will be up to 49 dB, 4dB above Town standards. The consultants indicate that the
highest point of noise exposure for exterior living area would be at the edge of the newly
graded area at 62 dB during peak traffic hours (highest at morning commute). The
heightened noise levels are due to the direct line-of-sight to sections of Highway 280. As
one steps back toward the building pad and patio the noise level decreases to 60 dB
(within Town standards). The report points out that the difference between a 60 dB
environment and a 62 dB environment is generally indistinguishable.
Edward Pack and Associates recommends that, if mitigation is desirable, a 6 foot sound
wall (stucco or wood) be constructed above the berm for the full length of the site and
connecting to the existing sound wall on the adjacent site to the east to lower the noise
level for the edge of the newly graded area to 60 dB (see attachment 6). The Planning
Commission may require that the sound wall be constructed and modify the conditions of
approval. Interior mitigation will simply require that windows facing Highway 280 be of
sound construction and adequately sealed around their perimeter to reduce noise.
Geotechnical Review
The Town geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and has visited the site. Approval of the project is subject to the conditions as specified in
the Town Geologist's report of August 18, 1998 (see Attachment 3). Condition #9
includes the recommendations of the Town Geologist.
Fire Department Review
The Santa Clara County Fire Department has reviewed the plans and has approved the
access to the residence. The property address will need to be placed so that it is clearly
visible from O'Keefe Lane. A flow test on the closest hydrant revealed that the capacity is
not adequate for a home of the proposed size and sections of the home are more than 150
feet from the centerline of the roadway. A residential fire sprinkler system or on-site fire
hydrant will be required and must have approval prior to acceptance of building plans for
plan check.
Planning Commission
Lands of Borns
September 9, 1998
Page 6
Committee Review
The Pathways Committee has requested that the applicant restore the II-B path along
O'Keefe Lane. The Pathways Committee also invites the donation of a 10 foot pathway
easement along the northern or eastern boundary of the property to connect the cul-de-sac
to the pathway adjacent to Highway 280.
The Environmental Design Committee requested that special attention be addressed to
landscaping for screening and the color of exterior materials, as mentioned above.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Worksheet#2
3. Letter from Cotton, Shires &Associates,Inc. dated August 18, 1998 (three pages)
4. Santa Clara County Fire Department Comments dated June 12, 1998 (two pages)
5. Pathways Committee recommendation, dated June 22, 1998 (one page)
6. Sound wall Location map,Edward Pack and Associates, dated August 31, 1998
7. Plans
cc: Ted Borns
Borns Construction
845 Earl Avenue
San Jose, CA 95126
Planning Comihission
Lands of Borns
September 9, 1998
Page 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF BORNS, 25625 O'KEEFE LANE
File#105-98-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. " The applicant shall lower the floor levels and roof heights to better step the
structure with the slope, with at least a two foot drop through the center
portion of the roof, and an additional step at the two story roofline.
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 west side of the new residence from surrounding properties, streets and
Highway 280 and maintaining privacy between neighbors. 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
Planning Commission
Lands of Borns
September 9, 1998
Page 8
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.
5. Fire retardant roofing (class A or B) is required for all new construction.
6. Outdoor lighting locations and specifications are approved as indicated on
sheet A7. Any changes to outdoor lighting shall be approved by the
Planning Department. Any additional outdoor lighting shall be reviewed
with the landscape plan. Lighting fixtures shall generally be shielded and
directed downward. Exceptions may be permitted in limited locations
(entry, 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.
7. At the time of foundation inspection, the location, and elevation of the
new residence and garages 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 residence shall be similarly certified as being
at the height shown on the approved site development plan. The
hardscape and driveway locations shall also be certified at time of
installation.
8. Skylights, if utilized, shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
9. As recommended by Cotton, Shires & Associates in their report dated
August 18, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant should characterize anticipated
peak and repeatable seismic ground motion in percent gravity for
consideration by the project structural engineer. Previously
recommended geotechnical design criteria should be updated as
necessary. The current standard-of-care design for foundation piers
within the Town (with similar soil conditions) is a minimum of four#5
Planning Commission
Lands of Borns
September 9, 1998
Page 9
vertical rebars. These standards should be considered by the
consultant.
The applicant's geotechnical consultant shall review and approve all
geotechnical aspects of the of the development plans (i.e. Site
preparation and grading, site drainage improvements and design
parameters for foundations 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
Geotechnical Consultant for review and approval prior to the
• acceptance of plans for building plan check.
b. The geotechnical consultant shall inspect, test (as needed), and approve
all geotechnical aspects of the project construction. The inspections
should include, but not necessarily be limited to: site preparation and
grading, site surface and subsurface drainage improvements, and
excavations for foundations prior to placement of steel and concrete.The
consultant shall verify that new fill materials are properly keyed and
benched into competent earth materials.
The results of these inspections and the as-built conditions of the project
shall be described by the geotechnical consultant in a letter and
submitted to the Town Engineer for review prior to final inspection.
For further details on the above requirements, please refer to the letter
from Cotton, Shires &Associates dated August 18, 1998.
B. ENGINEERING DEPARTMENT:
10. 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 form the Town Engineer. No grading shall take
place within ten (10) feet of any property line except to allow construction
of the driveway access.
11. All public utility services serving this property shall be placed
underground.
12. 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
Planning Commission
Lands of Borns
September 9, 1998
Page 10
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.
13. 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
•O'Keefe Lane and surrounding roadways; storage of construction
materials; placement of sanitary facilities; parking for construction
vehicles; and parking for construction personnel. In particular, the plan
should address how construction personnel vehicles will be parked so as to
leave the roadway clear. 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.
14. 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.
15. 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.
16. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A copy of a permit from the City of Los
Altos shall be required to be submitted to the Town prior to acceptance of
plans for building plan check.
17. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected-to the satisfaction
of the Engineering Department prior to final inspection. A letter shall be
submitted from the project engineer stating that the drainage
Planning Commission
Lands of Borns
September 9, 1998
Page 11
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
18. The applicant shall restore the MB pathway along O'Keefe Lane, to the
satisfaction of the Engineering Department,prior to final inspection.
C. FIRE DEPARTMENT
19. The driveway shall be a minimum of 14 feet wide (as shown on site
development plan) with an unobstructed vertical clearance 131/2 feet, 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%.
20. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. Plans
prepared by a sprinkler contractor shall be submitted and approved by the
Fire Department,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.
21. The property address shall be placed on the property so that it is clearly
visible and legible from O'Keefe Lane. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
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, 4, 6, 9a, 12, 13, 14, 16, 17 and 20 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 must pay School District ( Los Altos or Palo Alto) fees before receiving
their building permit from Los Altos Hills. The applicant must take a copy of
required fee payment forms that have been completed by the Town 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
September 9, 1999). All required building permits must be obtained within that year and
Planning Commission
Lands of Borns
September 9, 1998
Page 12
work on items not requiring a building permit shall be commenced within one year and
completed within two years.
88 12:54 408-615-4004 GIULIANI & KULL INC PAGE 02
TOWN OF LOS ALTOS HILLS ATTACHMENT 2.
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX(415)941-3160
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IIS WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME aoRAS
PROPERTY ADDRESS 0 IC
CALCULATED BY CE -lk. 'DATE 8/ j q g
L DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) &o
B. Decking I'Ffo
C Driveway and Parking
(Measured 100' along centerline) 181-1O
D. Patios and Walkways &4-0
E. Tennis Court - 33
F. Pool and Decking
•
G. Accessory Buildings (from Part B)
•
}L Any other coverage . •
TOTALS 9o/ /
Maximum Development Area Allowed - MDA (from Worksheet #1) /3, 7 '4
. FLOOR AREA (SQUARE FOOTAGE •
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 4-_ 3
b. 2nd Floor gr o
c. Attic and Basements '
d. Garage • l o .7 5
B. Accessory Buildings
a. 1st Floor
•
b. 2nd Floor
c. Attic and Basement.
TOTALS o S
Maximum Floor Area Allowed - MFA (from Worksheet #1) 4-42-5'
TOWN USE ONLY CHECKED 13Y DATE
wised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Worksheet e2
ATT CHMENT.
.
• COTTON,-SHIRES & ASSOCIATES, INC. AUG
CONSULTING ENGINEERS AND GEOLOGISTS
August 18, 19•98
L3148
•
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Preliminary Geologic and Geotechnical Review
RE: Lands of Borns Construction-New Residence
File #105-98-ZP-SD-GD
25625 O'Keefe Lane
At your request, we have completed a preliminary geologic and geotechnical review
of the subject property using:
• Geotechnical investigation on 9-Lot residential development for Medhi
Mohammedian, prepared by Terrasearch Inc., dated July 18, 1986.
• Architectural Plans (6 sheets) prepared by Stotler Design Group, dated
August 3, 1998, and
• Site Development Plan prepared by Guiliani & Kull Inc., dated July 23,
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 new two-story residence on the subject property. Our review addresses the
geotechnical feasibility of the project development plan and the adequacy of submitted
geotechnical documentation. Proposed project grading includes 1120 cubic yards of cut,
245 cubic yards of native fill, and 875 cubic yards of imported fill. The proposed residence
would be accessed by a driveway extending from the western terminus of O'Keefe Lane.
SITE CONDITIONS
The lot is characterized by a broad southward draining swale, with an artificial fill
sound barrier berm across the southern property line (adjacent to Interstate 280 freeway).
1orthern California Office Southern California Office
30 Village Lane 5245 Avenida Encinas • Suite A
.os Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
408)354-5542 • Fax(408)354-1852 (760)931-2700 • Fax(760)931-1020
-mail: losg@csageo.com csageo.com e-mail:carl@csageo.com
.ATTACHMENT
Susan Stevenson August 18, 1998
0;00/00/-
Page 2 - - L3148
A 12-inch culvert is in the axis of the swale to allow drainage through the berm. The slopes
on either side of the swale are moderately steep (18 percent inclination). The slopes on the
artificial fill material of the sound barrier berm are very steep (58 percent inclination).
The Town Geologic Map indicates that the house site is underlain, at depth, by
bedrock materials of the Santa Clara Formation (conglomerate, sandstone, siltstone, and
claystone). The bedrock is in turn overlain by clayey sand to silty clay (potentially
expansive soil, colluvium, and artificial fill). Although no direct exposure of bedrock was
observed on the subject property, the log of the borehole cuttings by Terrasearch suggest
conglomerate is found at depths below 6 feet. The mapped traces of the potentially active
Monta Vista fault and the active San Andreas fault are 800 feet northeast and 4 miles
southwest, respectively, from the subject property.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is constrained by potential soil creep, expansive soils,
and the susceptibility to strong seismic ground shaking. The basic site development plan
appears geotechnically feasible and we have no geotechnical objections to the proposed
development plan.
Prior to issuance of permits for construction, the Project Geotechnical Consultant
should update the 1986 geotechnical design criteria, as required to be consistent with the
currently accepted standards of practice, and as needed to address proposed site
improvements. Consequently, we recommend that the following conditions be completed
prior to issuance of construction permits:
1. Geotechnical Plan Review and Supplemental Geotechnical
Investigation - The applicant's geotechnical consultant should
characterize anticipated peak and repeatable seismic ground
motion in percent gravity for consideration by the project
structural engineer. Previously recommended geotechnical design
criteria should be updated as necessary. The current standard-of-
care design for foundation piers within the Town with similar soil
conditions is a minimum 16-inch diameter pier reinforced with a
minimum of four #5 vertical rebars. These standards should be
considered by the consultant. The applicant's geotechnical
consultant shall review and approve all__geotechnical aspects of
the development plans (i.e., site preparation and grading, site
drainage improvements and design parameters for the foundation,
and retaining walls) to ensure that their recommendations have
been properly incorporated. Only one exploratory bore hole was
drilled on the subject property for subsurface investigation. The
consultant should consider whether additional boreholes are
needed to adequately characterize the conditions as a basis of
recommended parameters for foundations, retaining walls, and
other structures.
COTTON, SHIRES& ASSOCIATES, INC.
/c :P 11r�'►�I'1iMCIV 1 J
Susan Stevenson August 18, 1998 •
Page 3 • L3148
The results of the supplemental evaluations plan review should be
summarized by the Project Geotechnical Consultant in a letter and
submitted to the Town Geotechnical Consultant for review and
approval prior to issuance of building permits.
2. Geotechnical Field Inspection -The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site
surface and subsurface drainage improvements, and excavations
for foundations and retaining walls prior to the placement of steel
and concrete. The consultant shall verify that new fill materials, if
any, are properly compacted, keyed and benched where
appropriate into competent earth materials.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as-
built) project approval.
This review has been performed to provide technical advice to assist the Town in its
discretionary permit decisions. Our services have been limited to review of the documents
previously identified, and a visual review of the property. Our opinions and conclusions
are made in accordance with generally accepted principles and practices of the geotechnical
profession. This warranty is in lieu of all other warranties, either expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Supervising Engineering Geologist
CEG 1795
tkic-k0
Patrick O. Shires
Principal Geo technical Engineer
GE 770
POS:TS:cw
COTTON, SHIRES & ASSOCIATES, INC.
ATTACHMENT Li
t4'GLARA, OD FIRE DEPARTMENT
c A SANTA CLARA COUNTY CONTROLNOINBER"",""
.,�FIR,El?�
2 14700 Winchester Blvd., Los Gatos. CA 95032-1818
BLDG PERMIT NyW1 1•C��JQ
8
(408) 378-4010 (phone) • (408) 378-9342 (fax)
COURTESY 6 SERVICE
PLAN REVIEWIlyrIER RR is
FILE NUMBER 105-98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed new single family residence. The planner for this project is
Ms. Suzanne Davis.
1 Review of this Developmental proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
UFC 2 Required Fire Flow: Required fire flow for this project is 2,000 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
UFC 3 Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2
flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
2 4 Required Access to Water Supply (Hydrants): Portions of the structure(s) are
90
903.2 greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR provide an
approved residential fire sprinkler system throughout all portions of the
building.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE - DATE PAGE
LAH 0 0 0 0 0 STOTLER DESIGN GROUP 06/10/98 1 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF BORNS 25625 Okeefe Ln
A California Fire Protection District serving Santa Clara County and the communities of
Campbell. Cupertino. Los Altos. Los Altos l lilts, los Gatos. Monte Sereno. Morgan Hill. and Saratoga
i,ARA , . ATTACHMENT -
yp' ;' c4. °ems FIRE DEPARTMENT
�Y kit. - s.�t ' SANTA CLAIM COUNTY CONTROL NUMBER
prey t�..5ra `,•.A•�F�..,J'ti
{ ',A,t`,7e 14700 Winchester Blvd., Los Gatos, CA 95032-1818 LbG P R it NUMeF
COURTESY B SERVICE (•08) 370-4010 (phone) • (408) 378-9342 (fax) 1 ,J. �rlJ
–_ — P<1Nl`f�EVIENFNUIGIBER8 9 8— 1483
RAH OF ii6 ObliaU 1 5 98-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
IFC 5 Premises Identification: Approved numbers or addresses shall be placed on all
901.4.4
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with
their background and be a minimum of four inches in height.
Prior to building permit being issued, applicant shall identify to this
department their intention to install fire sprinklers in the residence. The
required fire flow will need to be accomplished using two hydrants otherwise.
Contact Wayne Hokanson at 408-378-4010 for assistance if necessary.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 STOTLER DESIGN GROUP 06/10/98 2
OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson, Wayne
NAME OF PROJECT LOCATION
LANDS OF BORNS 25625 Okeefe Ln
A California Fire Protection District serving SniOn Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Chios, Monte Sereno, Morgan Hill, and Saratoga
.
ATTACHMENT 5.
hway Minutes
e 22, 1998
e Two
st, Eric Clow, submitted a sample of another survey regarding the residents '
Lings towards the pathway system in the town . The committee agreed it was
necessary to do another survey.
Z5 Edgerton Road; Lands of Cheek: No request .
51 Fremont Road; Lands of Blair : Construct a II-B path along Fremont but
arated from the pavement by at least 5 feet .
40 La Paloma Road; Lands of Owen: Construct a II-B path along La Paloma
•
25 O' Keefe Lane; Lands of Borns Construction: Restore II-B path along
=efe Lane . Invite donation of a 10 foot pathway easement along either the
:hern or eastern boundary of the property, to connect the cul-de-sac to the
away next to the freeway -
;5 O ' Keefe Lane; Lands of Euro Development : Restore II-B path along O' Keefe
Invite donation of a 10 foot easement along the western boundary of the
)erty to connect the cul-de-sac to the pathway next to the freeway
5 Samuel Lane; Lands of Nuveen Construction: No request
i9 Samuel Lane; Lands of Nuveen Construction: Restore II-B path along
.ssima Road
)0 Suuuuerhill Road; Lands of Kamanger: Construct II-B path, separated 5 feet
1
Summerhill ; grant easement if needed
10 Wildflower Lane; Lands of Danaher: Grant an easement if needed and
;truct a II-B path along Wildflower Lane
iittee supported Les Earnest ' s. attendance at the Pro Bike/Pro Walk
erence, September 8-11
fitted by Sylvia Jensen
__`'
``.
4.7
THJS SURVEY IS BASED ON TOWN or•
LOS ALTOS HILLS DAMN (LAH 13).4 15 )
e2.-Fl.- , ..-.• '-4- . '''..•":'14% .'.:-.. '....ics'°I '''
1 •' or. ....3...:::.:.--.4: vorey.--.-,,,s77, -.;;,..:......4..,
..----7- A p.4 74::•:::::': 1 :• -
S.
.
Gm,NI"SC°=
7,7;
. L. •••,-.40.10 -kg ... %-. • ,
•
.4.,,O.... ._..:.*** ›.., /.... ft,.. • 1 ._ iillgi....... ? ., 1 k• • \
. • . . . : •:\
.../. ....„.. • Top of. barrier shall remain constant in refen3rioe to the '. .
\. _____ • 1
•. -1........„...Y.. .,0 i . • .- 1 I. • .
FIGURE 1
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