HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS November 10, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND INDOOR
POOL; LANDS OF SHUM & TENG (LOT 17); 24028 OAK KNOLL CIRCLE;
#144-98-ZP-SD-GD.
FROM: Suzanne Davis, Associate Planner Sf
APPROVED BY: Curtis S. Williams, Planning Dire to
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit for a new residence and pool, subject to
the recommended conditions in Attachment 1.
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 anddevelopment area requirements,
setbacks, height and parking.
BACKGROUND
The-subject property is lot 17 of the McCulloch Subdivision (Tract 8331), also known as
Stonebrook. The subdivision was approved by the Town in 1998, and the final map was
recorded in 1990. The property is located on the east side of Oak Knoll Circle, and on the
east, abuts properties accessed from Dawson Drive. Properties across the street to the
west (lots 26, 27 and 28) and to the north (lot 16) are developed with single family
residences that were built by J. Lohr Properties. To the south is a residence that existed
prior to approval of the subdivision (Lands of Saah).
There are 10 foot wide slope and public utility easements along the frontage of the lot.
Unlike many of the other lots in the subdivision, there are no human habitation setbacks
or conservation easements over the property. The terrain is gently sloping with a down
slope from the building site to the rear property line. There are no trees or substantial
vegetation on the site.
On July 26, 1995, the Planning Commission approved a site development permit for a.
new residence and pool on the property. The applicants did not obtain a building permit
to build the house, and the site development permit expired in 1996. The applicants have
since decided to propose a completely different design and submitted the current
application earlier this year.
Planning Commission
Lands of Shum&Teng(lot 17)
November 10, 1998
Page 2
Three subdivision conditions of approval are applicable to the development of the
property. One condition requires that the interior noise level of the new residence not
exceed 45 dB. A condition of approval has been included requiring that a noise
consultant verify this prior to final inspection. A second condition requires a
supplemental lot specific geotechnical investigation, which was provided by the applicant
and reviewed by the Town's Geotechnical consultant. There is also a restriction requiring
the house to be one-story. The plans note that the height will not exceed the 531 foot
elevation. When the previous house was approved in 1995, the applicants made a private
agreement with the neighbor to lower the height. However, the subdivision conditions do
not specify an elevation that cannot be exceeded.
DISCUSSION
Site Data
Net Lot Area: 1.11 acres
Average Slope: 8.7%
Lot Unit Factor: 1.11
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 16,650 11,465* -0- +11,465 +5,185
Floor 6,660 6,645* -0- +6,645 +15
*excludes proposed 375 square foot basement
Site and Architecture
Theapplicantis requesting approval of a site development permit for a new 6,645 square
foot residence, including an attached three car garage and indoor pool. The house has
been sited close to the middle of the lot, generally behind a private view easement that
was established for the protection of the neighbor to the south. The view easement is a
private agreement that was made between the previous property owner and the neighbor.
The applicants reviewed the plans with the neighbor who has submitted a letter approving
the small encroachment into the view easement (see Attachment 6). The proposed
residence will be two levels, with the garage and 375 square feet of basement area under
the 5,680 square foot main level. The previously approved house was 6,564 square feet
including the garage.
The proposed basement does not meet the Zoning Ordinance definition required to be
exempt from counting as floor and development area. Part of the basement would not be
below the finished grade, and the basement area is contiguous to the garage which is
daylighted. Condition #1 requires the basement to be detached from the garage and to
conform to the Code, or to be eliminated from the plans (the proposed floor area is within
Planning Commission
Lands of Shum&Teng(lot 17)
November 10, 1998
Page 3
15 square feet of the maximum possible for the property). Condition #11 requires a
disclosure statement to be recorded stating that the floor area is the maximum allowed by
the Town so that any future buyer is aware of this circumstance.
Proposed exterior materials would consist of stucco, cast concrete, porcelain tile, wood
windows and trim and a flat roof with gravel ballast. There is good separation from
surrounding homes, and adequate space for landscape screening around the house. Use of
stucco as the primary exterior material has been of concern to the Commission with some
past applications within the subdivision. The homes to the north and south are stucco, as
is one of those across the street. One house across the street has woo_d siding and another
has stucco with stone accent. In terms of height, the proposed residence would be
compatible with surrounding homes. Other than the house on lot 16 to the south,
surrounding homes on Oak Knoll Circle are all one-story. The modern architectural style
of the proposed residence is very different from other homes in the neighborhood, and the
front entry is circular, which is unique to the area (the home on lot 11 is the only other
building within the subdivision with a rounded element).
The maximum height of the house would be 211 feet as measured from the building pad.
The front entry element is about 191/ feet high, with the main section of the house at 15
feet. The height as measured from the lowest to highest point would be 271/2 feet. This
differential is due to the garage being placed under the house. The placement of-the
garage under the end of the house presents a two-story elevation on the north end. This
same feature was approved in 1995. The garage would be dropped into the site, and the
house is still relatively low even with living space above it. If the Planning Commission
does not agree with this approach, condition #1 should be changed to require any desired
plan changes, and staff would work with the applicants to make the revisions.
Design elements that have been used to reduce the bulk and mass of the house include a
trellis, a rounded front entry, the lower height, and more than the minimum setbacks on
three sides. The angles of walls and use of porcelain tile on the front entry and cast
concrete will also provide interest and help break up the stucco. As stated in the Design
Guidelines, greater setbacks can also help reduce bulk and mass. One corner of the house
is on the 30 foot right side setback, but the remainder of the structure is set back further
from property lines, particularly on the front and rear. Exterior colors have not yet been
chosen. Staff will review proposed colors for conformance with the Town's adopted
color board, prior to acceptance of plans for building plan check.
There has been a concern about the reflectivity of roofing and other building materials.
Staff will review the proposed porcelain tiles along with roofing and exterior colors prior
to acceptance of plans for building plan check.
Indoor Pool
The plans include an indoor pool, which is an unusual aspect. Staff was initially
concerned about the long wing for the pool, but the applicants have since lowered the
house and brought profile down. The pool counts as floor area since it would be
Planning Commission
Lands of Shum&Teng(lot 17)
November 10, 1998
Page 4
enclosed. The height of the pool wing would be 12 feet maximum, and it should not be
obtrusive to neighbors.
Lighting
Locations of exterior lighting are shown on the floor plans. Staff recommends approval
as proposed by the applicant. Lighting specifications will be required to be submitted
prior to acceptance of plans for building plan check (condition #8). Although exterior
lighting is minimal, eleven skylights are proposed. There are not any close homes
situated above on the site, and most of the skylights are relatively small, so they should
not be obtrusive to neighbors. Condition#4 requires the skylights to have bronze colored
glass and to be flat rather than pop up or bubble type. In addition, no lighting would be
allowed within the skylight wells.
Trees &Landscaping
There are no existing trees on the site. New landscaping will be needed on all sides of the
new residence to screen and soften the structure. The landscape plan will be reviewed at
a site development hearing once the house is framed. The mitigation landscaping will be
required to be planted prior to final inspection. The Environmental Design & Protection
Committee recommends use of native plantings, particularly oaks as they are indigenous
to the area.
Driveway &Parking
The three garage spaces and one uncovered space near the garage provide a total of four
on-site parking spaces as required by the Zoning Ordinance. The garage entry is oriented
towards the north property line and would not face the street. The driveway will be 14
feet wide as required by the Fire Department. Part of the backup area encroaches into the
side setback. The backup area could be revised to reduce the amount of paving in the
setback and provide more space for landscape screening. Condition #1 includes wording
requiring the backup to be revised and approved by staff prior to acceptance of plans for
building plan check.
Grading &Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Proposed grading would be 1,550 cubic yards of
cut. All of the excavated material is to be hauled off the site. Aside from the
construction of the driveway, the grading is primarily for the pool, basement and garage
excavation. The plans are in conformance with the Town's grading policy, with three feet
maximum between the finished floor and the natural grade. A final grading and drainage
plan that has been stamped and signed by the project engineer will be required to be
submitted prior to acceptance of plans for building plan check (condition #13). The "as-
built" drainage and grading will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection. The property will
be connected to the sanitary sewer.
Planning Commission
Lands of Shum&Teng(lot 17)
November 10, 1998
Page 5
Geotechnical Review
The Town's geotechnical consultant, Cotton, Shires & Associates, has reviewed the plans
and geotechnical report and has visited the site. The recommendation for approval of the
project is subject to conditions (see Attachment 2). Some supplemental evaluations are
required before plans are accepted for building plan check. Condition #12 includes the
recommendations of the Town Geologist.
Other Plan Review Comments
In addition to the requirement for a 14 foot wide driveway, the Santa Clara County Fire
Department has requested that the property address be clearly visible from the street.
The Fire Department performed a flow test on the closest hydrant and determined that the
water flow is not adequate for a home of the proposed size, and fire sprinklers or other
acceptable water supply will be needed. The Fire Department's recommended conditions
are included in Attachment 1.
The Pathways Committee has requested that the existing pathway on Oak Knoll Circle be
restored as needed (see Attachment 5). Condition #21 requires the applicant to do any
repair or restoration work and to roughen the driveway where it crosses the path to the
satisfaction of the Engineering Department, prior to final inspection.
The Environmental Design Committee recommends landscaping around the house for
screening purposes (see Attachment 4). The Committee also commented on drainage and
the number of lights proposed along the driveway. The applicant reduced the driveway
lights in response to comments from staff and the EDP Committee.
Staff is available to answer any questions from the Commission or the public.
Planning Commission
Lands of Shum&Teng(lot 17)
November 10, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval
2. Letter from Cotton, Shires & Associates dated September 2, 1998 (three pages)
3. Santa Clara County Fire Department recommendations dated August 3, 1998 (two
pages)
4. Environmental Design & Protection Committee evaluation; received July 28,
1998 (one page)
5. Pathway Committee recommendation dated 1998 (one page)
6. Letter from Dr. Ibrahim Saah,received October 26, 1998 (one page)
7. Letter from J. Lohr Properties,received November 3, 1998 (one page)
8. Perspective of proposed residence as viewed from the street (one sheet)
9. Worksheet#2
10. Development plans: site, floor and roof plans, elevations and sections (six sheets)
cc: Roger Shum &Linda Teng
945 Regent Drive
Los Altos, CA 94024
Patrick Sheahan
Rempel &Sheahan
2213 Fifth Street
Berkeley, CA 94710
Susan Roberts
Giuliani &Kull, Inc.
4880 Stevens Creek Boulevard, Suite 205
San Jose, CA 95129
Jerry & Steve Lohr
J. Lohr Properties
2021 The Alameda. Suite 145
San Jose, CA 95126
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF SHIM &TENG- 24028 OAK KNOLL CIRCLE (LOT 17)
A. PLANNING DEPARTMENT:
1. The basement shall either be eliminated from the plan, or shall be revised
so that it meets the provisions of the Zoning Ordinance required for
exemption of floor area, and the driveway shall be reduced where possible
to eliminate some of the pavement in the setback Revised plans shall be
submitted and approved by the Planning Department prior to acceptance
of plans for building plan check. Any other changes or modifications to
the approved plans shall be approved by the Planning Director or the
Planning Commission, depending upon the scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed by the Site Development Committee. Particular
attention shall be given to plantings which will be adequate to break up the
view of the new residence from surrounding properties and streets. All
landscaping required for screening purposes 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. Skylights shall be designed and constructed to reduce emitted light. Glass
shall be bronze or other tint and the skylights shall be flat, not pop-up or
bubble type. No lighting may be placed within the skylight wells.
5. Fire retardant roofing is required for the new residence.
6. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
Recommended Conditions
Lands of Shum&Teng(lot 17)
Page 8
a light reflectivity value of 40 or less. White trim area shall be minimized,
particularly on large surfaces such as garage and other 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.
7. At the time of foundation inspection, the location, and elevation of the
new residence shall be certified in writing by a registered civil engineer or
licensed land surveyor as being in/at the approved location and elevation
shown on the approved site development plan. At the time of framing, the
height of the structure shall be similarly certified as being at the height
shown on the approved site development plan. The hardscape and
driveway locations shall also be certified at time of installation.
8. Any outdoor lighting, including fixtures on the house, requires approval by
the Planning Department prior to installation. Lighting specifications shall
be submitted for Planning Department approval prior to acceptance of
plans for building plan check. Lighting shall be down shielded, low
wattage, shall not encroach or reflect on adjacent properties, and the
source of the lighting shall not be visible from off the site. No lighting
may be placed within setbacks except for two driveway or entry-lights.
9. The construction of the house shall be such that the interior noise levels do
not exceed 45 dB ldn. Noise measurements performed by a noise
consultant (chosen by the applicant and approved by the Town) verifying
that this has been accomplished shall be submitted to the Town for
approval, prior to final inspection.
10. Standard swimming pool requirements:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the Engineering Department.
c. Equipment shall be enclosed on all four sides for noise mitigation, and
the enclosure shall be screened with landscaping if outside the
building. No portion of the pool equipment or enclosure may encroach
into setbacks.
11. A disclosure statement shall be recorded stating that the floor area
established by the approval of this permit is the maximum allowable level
of development allowed by the Town. The disclosure statement will be
prepared by the Planning Department and shall be signed and notarized by
the property owners prior to acceptance of plans for building plan check.
Recommended Conditions
Lands of Shum&Teng(lot 17)
Page 9
B. ENGINEERING DEPARTMENT:
12. As recommended by Cotton, Shires & Associates in their report dated
September 2, 1998, the applicant shall comply with the following:
a. The project geotechnical consultant shall complete supplemental
geotechnical evaluations, and shall submit the results along with
the plan review letter (see "b" below)prior to acceptance of plans
for building plan check.
b. The project geotechnical consultant review and approve all
geotechnical aspects of the project and summarize the results of
their plan review in a letter to be submitted to the Town, prior to
acceptance of plans for building plan check.
c. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be
submitted to the Town Engineering Department prior to final
inspection.
For further details on the above requirements, please reference the letter
from Cotton, Shires &Associates dated September 2, 1998.
13. 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 stamped and signed grading and drainage plan and a
stamped and signed topographic survey shall be submitted prior to
acceptance of plans for building plan check. Final grading and drainage
plan shall be reviewed and approved by the Engineering Department, and
any deficiencies corrected to the satisfaction of the Engineering
_ Department prior to final inspection. A letter shall be submitted from the
project engineer stating that the drainage improvements were installed as
shown on the approved plans and in accordance with their
recommendations prior to final inspection.
14. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
15. All public utility services serving this property shall be placed
underground.
Recommended Conditions
Lands of Shum&Teng(lot 17)
Page 10
16. 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.
17. 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
Oak Knoll Circle and surrounding roadways; storage of construction
materials; placement of sanitary facilities; clean-up area; parking for
construction vehicles; and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction
debris if required by the Engineering Department. 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.
18. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance of plans for building plan check.
19. The driveway shall be fully constructed and shall be roughened where the
pathway intersects, to the satisfaction of the City Engineer, prior to final
inspection.
20. The property owner shall be required to connect to public sanitary sewer
prior to final inspection. A copy of a permit from the City of Los Altos
shall be submitted to the Town prior to acceptance of plans for building
plan check.
21. The existing pathway along Oak Knoll Circle shall be restored as needed
and the driveway shall be roughened where it crosses the path. The work
shall be done to the satisfaction of the Engineering Department, prior to
final inspection.
Recommended Conditions
Lands of Shum&Teng(lot 17)
Page 11
C. FIRE DEPARTMENT
22. The property address shall be placed on the property so that it is clearly
visible and legible from Oak Knoll Circle. The address numbers shall
contrast with the background color and shall be a minimum of four inches
high.
23. The driveway shall be a minimum of 14 feet wide, shall have an
unobstructed vertical clearance of 13 feet six inches, shall have an all
weather surface that is designed and maintained to support the imposed
loads of fire apparatus (40,000 pounds) and the gradient shall not exceed
15%.
24. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in the new residence. The
details of the sprinkler system shall be included with construction plans.
The plans shall be submitted to the Town and shall be 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.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS 1, 6, 8, 11, 12a and b, 13, 16, 17, 18, 20 AND 24 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
November 10, 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.
• 1
. re,
COTTON, SHIRES & ASSOCIATES, INC. •
CONSULTING ENGINEERS AND GEOLOGISTS • sir
AT1ACHM N
September 2, 1998
L3125A
TO: Suzanne Davis
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Supplemental Geotechnical Review
RE: Shum/Teng Residence
24028 Oak Knoll Circle (Lot 17)
File #98-95-2P-SD-GD
At your request, we have completed a preliminary geologic and geotechnical
review of permit applications for proposed construction using:
• Site Development Plan (1 sheet, 20-scale) prepared by Giuliani &
Kull, dated July 10, 1998;
• Architectural Plans (5 sheets, various scales) prepared by Rempel
Lao Sheahan, dated July 15, 1998; and
• Geotechnical Investigation (report) prepared by GeoForensics, dated
May 4, 1998.
In addition,we have reviewed pertinent technical documents from our office files
regarding the Stonebrook/McCulloch Subdivision (L1587) and inspected current site
conditions.
DISCUSSION -
The applicant proposes to construct a residence in the central portion of the
property. A driveway is also proposed, providing access to the residence from the
_northwestern portion of the lot. Proposed site grading includes an estimated 580 cubic
yards of cut and 250 cubic yards of fill. We have previously reviewed a different site
development plan for the property (letter dated July 5, 1995) and recommended a site
geotechnical investigation be completed.
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas • Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 • Fax(408)354-1852 (760)931-2700 •Fax(760)931-1020
e-mail:losg@csageo.com e-mail:carl@csageo.com
Suzanne Davis September 2, 1998
Page 2 L3125A
SITE CONDITIONS
The vicinity of the proposed house site is generally characterized by gentle (3° to
4° inclination), northeast-facing slopes. In addition, gentle to moderate slopes (6° to 10°
inclination) are located in the eastern and western portions of the lot. Drainage is
generally characterized by sheet flow to the northeast.
Limited local subsurface data indicates that the property is underlain, at depth,
by bedrock materials of the Monterey Formation. The bedrock is overlain by potentially
expansive silty clay (colluvium). An unnamed, potentially active thrust fault has been
identified approximately 400 feet north of the proposed house site by previous
subdivision-level geologic investigation (Hay, 1988).
CONCLUSIONS AND RECOMMENDED ACTION
Based on our review of available data and site inspection, the proposed site
development plan appears to be feasible, as proposed, from a geotechnical standpoint.
Consequently, we recommend approval of the proposed development plan with the
following conditions, to be satisfactorily addressed prior to issuance of permits for site
building or grading:
1. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of
the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for
foundations, retaining walls and driveway) to ensure that his
recommendations have been properly incorporated. The locations
proposed for discharge of surface drainage should also be
evaluated from a geotechnical perspective.
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.
COTTON, SHIRES & ASSOCIATES, INC.
Suzanne Davis September 2, 1998
Page 3 L3125A
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
Senior Engineering Geologist
CEG 1795
P11 c 6/4_0 (A46-
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:rb
COTTON, SHIRES& ASSOCIATES, INC.
A TACHE NT 3
ci.AARa°vopri°6. FIRE DEPARTMENT
ENT
( FIDE15,0A SANTA CLA} A COUNT' CONTROL NUMBER
°1-11t. ' 14700 Winchester Blvd., Los Gatos, CA 95032-1818 BLDG PERMIT NUMBER
COURTESYP% (408)(408) 378-4010 (phone) • (408) 378-9342 (fax) - -
PLAN REVIEW NUMBER 98-2035
FILE NUMBER 14 4-9 8-Z P-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT •
Review of proposed new 6,600 square foot single family residence and garage.
The planner for this project is Ms. Suzanne Davis.
UFC 1 Required Fire Flow: Required fire flow for this project is 2250 GPM at 20 psi
Appendix 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 2 Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2 flow from fire hydrants spaced at a maximum of 500 feet OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
UFC 3 Premises Identification: Approved numbers or addresses shall be placed on all
901.4.4
new and existing buildings in such a position as to be plainly visible and legible
from the street or road fronting the property. Numbers shall contrast with
their background and be a minimum of four inches in height.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 0 0 REMPEL LAO SHEAHAN 8/3/98 1 of 1
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF SHUM &TENG 24028 Oak Knoll Cl
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
ATTACHMENI 4-I.
ENVIRONMENTAL DESIGN COMMITTEE
NEW RESIDENCE EVALUATION
JUL 2 8 1998
Applicant's Name: 00,1//)/3 -71— E
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Address: I� d /
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Reviewed by: 4 At Date: 77/9f
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Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
C-2/2871- *aa
Proposed Grading: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
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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
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need for removal of invasive species?)
4vezi
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) _
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Other Comments: LG � dw/A ia el)? -
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10/28/1998 12:06 4159495404 BARRAGER PAGE 03
ATTACHMENT 5 .
2
approved by Planning Commission 24004 Oak Knoll Circle; Lands of
8/12/98). 3/23/98, 8/24/98Gorman: Restore II-B path along Oak
25400 La Loma Drive; Lands of Knoll Circle; construct a II-B path along
Denny: Require .3 15-foot easement to Stonebrook from Oak Knoll Circle to a point
provide acct`:;; mound large trees for a opposite the beginning of the Il-B path on
future native path to be built starting along the West side of Stonebrook and from that
the west side of the new driveway for.Lot B point construct a native path at the toe of the
of the subdivision and then following the slope along Stonebrook connecting to the
southern border .:)• the property to the existing native path leading to Juan Prado
southeast corner of the property. 9/30/98 Mesa Preserve. 1/28/98
13940 La Paloma Road; Lands of 24028 Oak Knoll Circle; Lands of )yC
Owen: Construct a II-B path along La Shum and Teng: Restore II-B path. �
Paloma. 6/22/98 7/27/98
27835 Lupine Rd: Lands of
26960 Orchard Hill Lane; Lands of
Srinlvasan: Restore II-B path and modify Davison: No request to Planning
the mailbox post to allow full access to the Commission. Request to Town for letter to
pathway. 7/27'98home owners. 7/27/98
11030 Magdalene Avenue; Lands of : 11471 Page Mill Road; Lands of
Allison: No request. 4/27/98 Wilson: Provide sufficient easement along
Page Mill Road to encompass at least 10 feet
14470 Manuella: Lands of Kwong: from the top of the bank and construct a
Construct II-B path along Manuella. native path along this: route; construct an
3/2 3/9 8 off-road native path on the South side of
12580 Miraloma Way; Lands of Buena Vista Drive beginning about 50 feet
Hars ri: No request. 1/26/98 from Page Mill Road and ending adjacent to
Buena Vista at the East boundary of the
14525 Miranda; Lands of DePuy: property and provide a pathway easement at
Construct a II-B path separated from the least 10 feet wide that encompasses this
roadway by 5 feet with plantings in the route. 1/26/98
strip between the road and the path.
9/30/98 11972 Rhus Ridge Road; Lands of
Malek: No request. 1/26/98
13826 Moon Lane: Lands of Wythe & 13620 Roble Alto Ct.; Lands of Hsu:
Vitu: No request.. 8/24/98
Grant pathway easement over conservation
25625 O'Keefe Lane; Lands of Borns easement so that path can be built parallel -
Construction: Restore 11-B path along to Page Mill Road, a safe distance from the
O'Keefe Lane. Invite donation of a 10 foot top of the steep slope. 10/26/98
pathway easement along either the Northern 12950 Robleda Road; Lands of
or Eastern boundary of the property, to
connect the cul-de-sac to the pathway next Kennedy:easement alongithe teastern fpathway
of the
to the freeway. 6/22/98
property form a point 10 feet south of the
25665 O'Keefe Lane; Lands of Euro northern boundary of the water tank
Development: Restore II-B path along property to a point 10 feet north of the
O'Keefe Lane. Invite donation of a 10 foot boundary between 12791 and 12800 West
easement along the Western boundary of the Sunset. (2)Construct a native path and
property to connect the cul-de-sac to the grant a 10-foot pathway easement beginning
pathway next to the freeway. 6/22/98 at the easternmost point of the property and
staying as close as possible to the southern
•
Oct-26-98 03: 16P P_01
ATTACHMENT G
•
• RECEIVED
Date: Oct.26, 1998 OCT Z 6 1998
To: Suzanne Davis,Associate Planner TOpiOF��� TQ�MIS Fremont Rd.
Los Altos Hills,CA 94022
Re: New Shum Residence
Oak Knoll Cir.
Dear Ms.Davis
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•
The location and height of the house is in accordance of.the signed agreement between the Shums and
us. I would like to review and approve any substantial changes made to it before final approval. I would
also like to ask the planning commissioner to limit the height of all the trees and shrubs in the front
landscaping. Doing this will preserve the bay view from our house and that of our neighbor's.
Thank You
•
• Ibrahim D. Saah.M.D.
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_ r
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24024 Oak Knoll Cir.
Los Altos Hills
ATTACHMENT 7
r. 0.0 .
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2021 The Alameda Suite 145 • San Jose,California 95126 • (408)984-3355
FAX (408) 984-2075
Properties,Inc.
November 3, 1998
Noy Q 31998
TOwN of in pSALTps
Mrs. Suzanne Davis y�11S
Assistant Planning Director
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Re: 24028 Oak Knoll Circle, Stonebrook—Lot 17
Dear Suzanne,
We have reviewed the Site Development Plan prepared by Giuliani & Kull, dated 7/10/98,
and the Floor Plans, Elevations and Sections prepared by Rempel and Sheahan, dated
10/1/98, for the Shum/Teng Residence. We feel this house would be a welcome addition to
our Stonebrook subdivision, and therefore grant architectural approval to the plans. Should
you have any questions, feel free to call me at Stonebrook, (650) 941-7919.
Sincerely,
gar
Steven W. Lohr
Vice President, Construction
cc: Patrick Sheahan, Rempel and Sheahan
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SHUM / TENG RESIDENCE Architecture Planning
E STON EBROOK SUBDIVISION t 2119 Fru,St.
CU ix LOT #17 VIEW FROM THE STREET Berkeley CA 94710
•• LOS ALTOS HILLS . 16 OCT 1998 T. 510.845.9777
o T. 510.849.3934
Lai, F.510.845.9778
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los. .jtos Hills,California 94022 • (415) 941-. 2 • FAX(415)941-3160
PLANNING DEP ATTACHMENT O
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME •. 141) "7.e1N
PROPERTY ADDRESS 6.-(ro 7,15 s Q p ip Re.,, 11 2c-A 0 I_ono l t Cr.
CALCULATED BY I U 1.t Y .f t ,L VA) DATE 1 I t o / 9 v
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additi QrLyeletions) (4-c3
A. House and Garage (from Part B) -142-41 0
B. Decking .4-k.... Pew"1 l 2,e)0 ( 13
C. Driveway and Parking
(Measured 100' along centerline) 2_'1 ZO X21
D. Patios and Walkways Cc-lawn b2.0
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage l l u c-ke
TOTALS -9 A I , I 4-4--r'
Maximum Development Area Allowed - MDA (from Worksheet #1) I(p , to
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 5&E)0 SC-
b. 2nd Floor
c. -At-tic---and Basement (?)7S ) (37 )
d. Garage JG7 - 965
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS - er- 449-0-0-G E&—
Maximum Floor Area Allowed - MFA (from Worksheet #1) ' I
TOWN USE ONLY CHECKED BY � j & Y\L • to s DATE I • 'WAIN
Revised 12/09/93 - e. 6 U e D 6/ X..f LRL• MAC HD/ORIGINALS/PLANNINC/Worksheet it2
Gt..C.#4