HomeMy WebLinkAboutItem 3.43.4
TOWN OF LOS ALTOS HILLS September 4, 2008
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A
BASEMENT AND ATTACHED SECONDARY DWELLING UNIT. LANDS OF
EBEID; 28160 STORYHB.L LANE; FILE 4140-08-ZP-SD-GD.
FROM: Brian Froelich, AICP, Associate Planner Fy�_
APPROVED BY: Debbie Pedro, AICP, Planning Director --�3p
RECOMMENDATION That the Planning Commission
Approve the requested Site Development Permit subject to the recommended conditions
and findings of approval in Attachments 1 and 2.
BACKGROUND
The subject 1.78 acre parcel is bounded by Story Hill Lane and Page Mill Road street
frontages on three sides. The site is irregularly shaped with an average width of 113 feet
and an average length of 391 feet. The site has relatively steep (29.8% average) cross
slopes. Surrounding properties are subdivided and developed with single-family homes,
however, the nearest residence is approximately 250 feet away from the proposed
building pad.
The property was created in 1979 with the Story Hill Lane subdivision (Tract 6518). At
that time, the lot was dedicated to the Town with an Open Space Easement. On December
14, 2006 the City Council passed a motion to remove the Open Space status of the
property and restore the underlying R -A residential -agricultural zoning. The property was
subsequently sold to the project applicant on August 28, 2007 for residential
development.
CODE REOUIREMENTS
This application is not eligible for the Fast -Track process under section 10-
2.1305.1(a)(3), because the applicant requests a Grading Policy Exception. Specifically,
the proposal includes three areas where the maximum cut or fill depth for the driveway
and a rear yard area would exceed the Grading Policy maximums and another. The
Planning Commission has discretion to allow Grading Policy Exceptions on individual
projects.
Placing Commission
Lands of Ebeid
September 4, 2008
Page 2 of 13
DISCUSSION
Site Data:
Gross Lot Area:
1.79 acres
Net Lot Area:
1.79 acres"
Average Slope:
29.8%
Lot Unit Factor:
1.03
*1.64 acres after r- av dedication
Floor Area and Development
Area:
Area Maximum
Proposed Existing
Increase
Left
Development 7,790
7,553 0
+7,553
237
Floor 5,167
5,166 0
+5,166
1
Basement
1,000
Site and Architecture
The applicant requests approval of a Site Development Permit to construct a 5,166 square
foot two-story dwelling with a 1,000 square foot basement, which includes an 896
attached secondary dwelling unit.
The proposed dwelling and basement meet the setback, height, floor area, and
development area standards per Title 10, Zoning and Site Development, of the Los Altos
Hills Municipal Code.
The project architect has utilized the provisions of Section 10-1.504 (a) (1-6), which
allows buildings with increased setbacks to be taller than 27 feet. In this case, the
architect has increased the setbacks to 60 feet in the front yard and 45 feet in the side and
rear yard to propose a 32 foot tall residence.
The proposed residence is located 110 feet from the front property line, 47 feet from the
side property lines, and over 350 feet from the rear property line. The maximum building
height on a vertical plane is 32 feet and the maximum height of the building (including
chimneys and appurtenances) from the lowest point to the highest point is 35 feet.
The basement level is 1,000 square feet and is exempt from floor area calculations. An
896 square foot secondary dwelling unit is housed within the basement.
The first floor level includes 2,669 square feet of floor area with a family room, dinning
room, kitchen, library, guest suite, and two -car garage. The second floor level includes
1,889 square feet of floor area with a master suite and three (3) bedrooms. The proposed
exterior materials include smooth stucco with a tile roof.
Planning Commission
Lands of Ebeid
September 4, 2008
Page 3 of 13
Driveway and Parkin
The applicant proposes to access the property from Story Hill Lane with a standard 14
foot wide driveway. The driveway requires a retaining wall for the proposed cut to
maintain acceptable (max 15%) driveway slope up to the garage. The proposed cut at the
deepest point along the driveway is 8 feet where the Grading Policy allows driveway cut
of 4 feet. The project engineer has examined the entire length of Story Hill Lane for an
access point and has determined that this area causes the least amount of grading.
Five spaces are required for properties with secondary dwelling units. Five (10' x 20')
parking spaces are provided by the proposed two -car garage and three uncovered spaces
adjacent to the driveway.
Trees and Landscanine
The western half of the property is heavily vegetated with oak trees and natural growing
shrubs. The proposed building site is moderately vegetated around the perimeter with a
variety of trees and shrubs including several oak trees. One heritage (18") oak tree and
two other non -oak trees are proposed for removal to accommodate the proposed
driveway. A recommended condition of approval requires that the applicant replace the
heritage oak tree with three (3)-36" box oak trees at the time of landscape screening.
(Condition #3)
All heritage oak trees to remain are required to be fenced at the drip line throughout the
construction process. (Condition #6)
After completion of rough framing and prior to the time of the prior to final inspection by
the Planning and Engineering Departments, the applicant is required to submit a
landscape screening plan and erosion control plan for Site Development Committee
review and all plantings required for screening and erosion control must be installed prior
to final inspection. (Condition #2)
Outdoor Liahtine
All lighting proposed with this plan is outside the required setbacks and are recessed or
have frosted glass per the manufacturer specifications provided. Landscaping lighting will
be reviewed with the landscape plan.
Gradin
Total grading quantities include 2,510 cubic yards of cut and 700 cubic yards of fill. The
Engineering Department has reviewed the grading plan and has concluded that the
applicant proposes cuts of up to eight (8) feet in the two locations and fill up to four (4)
feet in one location:
Planning Commission
Lands of Ebeid
September 4, 2008
Page 4 of 13
• Driveway Access -the Grading Policy allows a maximum cut of four (4) feet and
fill of three (3) feet for driveways. Due to the steep slopes along Story Hill Lane,
the proposal includes eight (8) feet of cut and four (4) feet of fill for the driveway.
The total area of the Grading Policy Exception for the driveway is approximately
1,410 square feet.
• Backyard Area -the Grading Policy allows a maximum of four (4) feet of cut for
yard areas. The proposal includes eight (8) feet of cut for an outdoor yard area
behind the residence. The total area of the Grading Policy Exception for the yard
area is approximately 1,087 square feet.
The Grading Policy is used by staff in evaluation of development projects and making
recommendations to the Planning Commission and City Council. The Policy provides
that individual sites may dictate a need to deviate from the criteria, to the extent permitted
by the Planning Commission or City Council.
The proposed driveway meets minimum slope standards and appears to be the best design
to gain access to the site. The Town Engineer will not allow access from Page Mill Road
due to traffic safety concerns and the property frontage on Story Hill Lane is limited by a
steep embankment adjacent to the road.
The proposed grading for the rear yard area is not a required element for construction of a
single-family home but does provide an outdoor living space behind the house with
reduced noise. The additional grading allows the applicant a flat rear yard area that is
approximately 30 feet wide as opposed to 20 feet wide (allowed per Grading Policy). The
property is limited by slopes up to 30% and street frontage along 98% of the property.
Drainage
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. Water runoff generated from the proposed
development will be collected in a detention basin and metered to a rock outfall to the
East of the building site.
The property also receives runoff from Page Mill Road and the hillside above. The
project engineer proposes a swale to intercept and direct water around the building
perimeter to a rock outfall.
Geotechnical Review
The Town's Geotechnical consultant, Cotton and Shires Associates, has reviewed the
project plans and geotechnical documents provided. Potential site constraints included
concentrated mnoff from drainage pipes under Page Mill Road that release onto the
property and a 1996 landslide repair in the southeastem area of the property.
Planning Commission
Lands of Ebeid
September 4, 2008
Page 5 of 13
Test pits were explored to determine the current status of the landslide repair and Cotton
and Shires Associates does not consider the landslide repair to be a constraint as it
pertains to the proposed developments. Cotton and Shires Associates, has also
recommended surface ditches to take water from Page Mill Road around the house.
(conditions # 27, 28, 29, and 30)
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has required that the
building be sprinklered. The proposed driveway complies with standard D-1 for
emergency vehicle access. No tum-around onsite was required.
Committee Review
The Pathways Committee recommended that the property owner install a Type IIE path in
the right of way along Page Mill Road from Story Hill Lane to the drainage ditch across
from Matadero Creek Lane and a Pathway marker be installed.
The Environmental Design Committee had concerns regarding oak tree removal and
noted that extensive screening will be needed along the perimeter of the property.
The Open Space Committee had no comments on the project.
Neighborhood hin
One neighbor has contacted the Town with concerns of views, privacy, and property
values. The neighbor resides in an uphill property across Page Mill Road approximately
210 feet from the proposed building. The neighbor has provided a letter describing the
concerns for Planning Commission review. (Attachment #4)
ENVIRONMENTAL CLEARANCE (CEOA)
The proposed single family residential addition and remodel is categorically exempt from
the provisions of the California Environmental Quality Act by provision of Section
15303, Class 3 (a):
ATTACHMENTS
1. Recommended conditions of approval
2. Recommended Findings for Grading Policy Exception
3. Grading Policy
4. Letter of concern from neighbor
5. Development plans (Commission only): Site Plan, Floor Plans, Elevations, Sections,
Survey, Grading and Drainage Plans.
Planning Commission
Lands of Ebeid
September 4, 2008
Page 6 of 13
ATTACHMENT
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW
RESIDENCE AND GRADING POLICY EXCEPTION
LANDS OF EBEID, 28160 STORY HILL LANE
File #140-08-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as first
reviewed and approved by the Planning Director or the Planning
Commission, depending on the scope of the changes.
2. After completion of rough framing or at least six (6) months prior to
scheduling a final inspection, the applicant shall submit landscape
screening and erosion control plans for review by the Site Development
Committee. The application for landscape screening and erosion control
shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Plantings shall be adequate to break
up the bulk of the new residence from surrounding properties and streets.
All landscaping required for screening purposes and for erosion control (as
determined by the City Engineer) must be installed prior to final inspection
of the new residence.
3. The heritage oak tree to be removed shall be replaced with three (3), 36"
box oak trees. The location of the replacement trees shall be proposed with
the landscape screening plan. All replacement plantings shall be complete,
prior to final inspection.
4. A landscape maintenance deposit in an amount determined by the Site
Development Committee shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after the installation. The deposit
will be released at that time if the plantings remain viable.
5. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea),
River Red Gum (E. camaldulensis), Swamp Gum (E. r idis), Honey Gum
(E. melliodora), or Manna Gum (E. viminahs) eucalyptus trees on the
property located within 150' of any structures or roadways shall be
removed prior to final inspection of the new residence. Removal of
eucalyptus trees shall take place between the beginning of August and the
end of January to avoid disturbance of nesting birds protected under the
Federal Migratory Bird Treaty Act (META) and California Department of
Fish and Game Code Section 3500 et seq unless a nesting bird survey is first
Planning Commission
Lands of Ebeid
September 4, 2008
Page 7 of 13
conducted and there is a determination that there are no active nests within the
tree.
6. Prior to beginning any grading operation, all heritage oak trees, shall be
fenced at the drip line. The fencing shall be of a material and structure
(chain-link) to clearly delineate the drip line. Town staff must inspect the
fencing and the trees to be fenced prior to commencement of grading. The
property owner shall call for said inspection at least three days in advance
of the inspection. The fencing must remain in place throughout the course
of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Existing perimeter plantings
shall be fenced and retained throughout the entire construction period.
7. Prior to requesting the foundation inspection, a registered civil engineer or
licensed land surveyor shall certify in writing and state that "the location
of the residence and roof eaves are no less than 60' from the front
property line and 45' from the side and rear property lines" The
elevation of the residence shall be similarly certified in writing to state that
"the elevation of the residence matches the elevation and location shown
on the approved Site Development plan." The applicant shall submit the
stamped and signed letter(s) to the Planning Department prior to
requesting a foundation inspection.
8. Prior to requesting the final framing inspection, a registered civil engineer
or licensed land surveyor shall certify in writing and state that "the height
of the new residence complies with the 32'-0" maximum structure height,
measured as the vertical distance at any point from the bottom of the
crawl space or basement ceiling if excavated below natural grade, to the
highest part of the structure directly above (including roof materials)."
The overall structure height shall be similarly certified in writing and state
that "all points of the building (including chimneys and appurtenances) lie
within a thirty-five (35 ) foot horizontal band based, measured from the
lowest visible natural or finished grade topographical elevation of the
structure along the building line and the highest topographical elevation
of the roof of the structure." The applicant shall submit the stamped and
signed letter(s) to the Planning Department prior to requesting a final
framing inspection.
9. Air conditioning units shall be located a minimum of 60' from the front
property line and 30' from the side and rear property lines.
10. No new fencing or gates are approved. Any new fencing or gates shall
require review and approval by the Planning Department prior to
installation.
Planning Commission
Lands of Ebeid
September 4, 2008
Page 8 of 13
11. If utilized, skylights shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
12. All new exterior lighting fixtures shall have white/frosted/etched glass
enclosures or be shielded light futures. Seeded or bent glass is not
acceptable. No landscape or site lighting is approved with this plan.
Landscaping and site lighting shall be reviewed with the landscape
screening plan. All lighting must comply with the Town's Lighting Policy
prior to final inspection.
13. Fire retardant roofing (class A) is required for all new construction.
14. Properties must pay School District (Los Altos or Palo Alto) fees prior to
acceptance of plans for building plan check 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.
B. ENGINEERING DEPARTMENT:
15. Two sets of a final grading and drainage plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans
for building plan check. The final grading and drainage plans shall
include additional drainage system on the property to convey roadway
storm drainage at Page Mill Road in a controlled manner around the house
site to a suitable discharge point.
16. Peak discharge at 28160 Story Hill Lane, as a result of Site Development
Permit 140-08, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies)
shall be submitted for review and approval to the satisfaction of the City
Engineer prior to acceptance of plans for building plan check. Prior to
final inspection, a letter shall be submitted from the project engineer
stating that the detention storage design improvements were installed as
shown on the approved plans and in accordance with their
recommendations.
Planning Cornmission
Lends of Ebeid
September 4, 2008
Page 9 of 13
17. 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 (October 15 to April 15) 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.
18. All public utility services serving this property shall be placed
underground. The applicant should contact PG&E immediately after
issuance of building permit to start the application process for
undergrounding utilities which can take up to 6-8 months."
19. At the time of foundation inspection for the new residence and prior to
final 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 inspection for the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
20. Two copies of 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 fust 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.
21. 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 operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Story Hill Lane and surrounding roadways, storage of
construction materials, placement of sanitary facilities, puking for
construction vehicles, clean-up area, 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.
Planning Commission
Lands of Ebnd
September 4, 2006
Page 10 of 13
22. 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 ofplans for building -plan check
23. The property owner shall dedicate a 30' wide half -width public right of
way to the Town over Story Hill Lane. The property owner shall provide
legal description and plat exhibits that are prepared by a registered civil
engineer or a licensed land surveyor and the Town shall prepare the
dedication document. The dedication document, including the approved
exhibits, shall be signed and notarized by the property owner and returned
to the Town prior to submittal ofplans for building plan check.
24. 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.
25. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A sewer hook up permit shall be required
by the Town's Public Works Department prior to submittal ofplans for
building plan check. An encroachment permit shall be required for all
work proposed within the public right of way prior to start work.
26. The property owner shall install a Type IIB path in the right of way along
Page Mill Road from Story Hill Lane to the drainage ditch across from
Matadero Creek Lane and a Pathway marker be installed.
27. Geologic Report — Findings from the recent site Engineering Geologic
Investigation shall be summarized in a formal report and submitted to the
Town for review and approval by the Town Engineer and Town
Geotechnical Consultant, prior to acceptance of plans for building plan
check.
28. Drainage Design — Detailed grading and drainage plans shall be prepared
for the project that result in appropriate interception of concentrated
surface drainage above the house site and appropriate conveyance of
drainage around the house residence to suitable discharge points.
Adequate storm drain pipes or surface ditches shall be confirmed. Final
proposed drainage improvement design shall be certified with the stamp of
a Civil Engineer and be submitted to the Town for review by the Town
Engineer and Town Geotechnical Consultant, prior to acceptance of plans
for building permit plan -check.
Planning Commission
Lands of Ebeid
September 4, 2008
Page I I of 13
29. 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 their recommendations have been properly
incorporated. The results of the plan review shall be summarized by the
geotechnical consultant in a letter and submitted to the Town Engineer,
prior to acceptance ofplans for building plan check.
30. Geotechnical Field Inspection — The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the
project construction. The inspections shall 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 inspection.
C. FIRE DEPARTMENT:
31. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in all portions of the proposed
building. Three sets of plans prepared by a sprinkler contractor shall be
submitted to the Santa Clara County Fire Department (14700 Winchester
Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers
shall be inspected and approved by the Fire Department, prior to final
inspection and occupancy of the new building.
32. Approved numbers or addresses shall be placed on all 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.
Project approval may be appealed if done so in writing within 22 days of the date of
approval. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after September 26,
2008 provided the applicant has completed all conditions of approval required prior to
acceptance ofplans for building plan check.
Please call 650-941-7222 extension 235 to schedule a final inspection with the Planning
and Engineering Departments at least two weeks prior to scheduling the final building
inspection approval.
Planning Commission
Lands of Ebeid
September 4, 2008
Page 12 of 13
CONDITION NUMBERS 14, 15, 16, 20, 21, 22, 23, 25, 27, 28, AND 29 SHALL BE
COMPLETED, REVIEWED, AND APPROVED BY TOWN STAFF PRIOR TO
ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
NOTE: The Site Development permit is valid for one year from the approval date (until
September 4, 2009). 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.
Planning Com ssion
Lands of Ebeid
September 4, 2008
Page 13 of 13
ATTACHMENT
RECOMMENDED FINDINGS FOR GRADING POLICY EXCEPTION
LANDS OF EBEID, 28160 STORY HILL LANE
File 9140-08-ZP-SD-GD
1. The proposed plan and grading is in substantial conformance with the General
Plan Land Use Element General Policy 1.1 which states that "Uses of land should
maintain the semi -rural atmosphere, minimize disturbance to natural terrain,
minimize removal of the natural vegetation and create the maximum compatibility
of development with the natural environment through site design, architecture and
landscaping."
2. The proposed area of grading will not result in the substantial visual alteration of
the natural terrain. The property's existing contours and basic landform will be
retained.
3. The proposed grading will not result in the removal of any substantial vegetation
that cannot be effectively mitigated.
4. The proposed grading will not result in the placement of retaining walls that are
highly visible from off-site.
5. The proposed grading will not increase the quantity of runoff or the alteration of
existing drainage patterns.
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941-7222
�JosaltoshllIs.ca.gov
Code Sections:
Attachment 3
LOSALTOSRILI.S
CALIFORNIA
Grading Policy
Approved by City Council —412197
Section 10-2.7020 of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type U
foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be
used on building sites with natural slopes in excess of fourteen percent (14%)."
Intent
The purpose of this policy is to outline desired criteria for grading which assure that construction
retains the existing contours and basic landform of the site to the greatest extent feasible. It is
also intended that the policy provide guidance for "stepping" structures down sloped hillsides,
and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to
raise the profile of the structure. While balanced cut and fill is desirable to minimize import or
export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below
may encourage export as out is generally preferred over fill.
These policies are intended to be used by staff in evaluation and making recommendations to the
Planning Commission and/or City Council regarding site development applications, and as
guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the
extent permitted by the Planning Commission and/or City Council.
Grading Policy
Page 2
Polic
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary
to accommodate structures and to site structures consistent with slope contours, i.e., "step
down" the hill*:
Homo
8'**
3'
Accessory Bldg.
4'
3'
Tennis Court
6'
3'
Pool
4'***
3'
Driveways
4'
3'
Other (decks, yards)
4'
3'
* Combined depths of cut plus fill for development other than the main residence
should be limited to 6 feet, except that for tennis courts cut plus fill may be
permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the
slope.
3. Driveway out may be increased up to a maximum of eight feet (8) for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a
similar amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage
purposes, as determined by the City Engineer.
Attachment 4
Meredith L. Warshaw
Los Altos Hills, CA 94022
Email:
August 28, 2008
To The Los Altos Hills Planning Commission:
I am writing regarding the new property that is being built on Story Hill Lane. My home
on Via Ventana Way is directly above the new development up the hill. Unfortunately
this is presenting some issues for me as a long time resident of Los Altos Hills. I am sure
that the family that is building the new home is very nice and I welcome them to our
community. My concerns are outlined below:
1. Property value of my home will go down considerably as a result of this home
2. My privacy will be eliminated (I will no longer have privacy on my decks)
3. The height of the building leads to unsightly views from my home and decks
4. Blatantly interferes with my views of the sweeping hills; was told when we
purchased our home that nothing else would be built there. This was part of our
reasoning to purchase our property.
Some suggestions to soften the blow:
1. Lower the height of the roofbuilding
2. Move the whole project over to my left (as I look at the house); ie: up towards
Story Hill Lane
3. Use non -reflective materials on roof or other parts
4. Plant large trees immediately, and don't take any more older trees out
Thank you for consideration into this matter.
Sincerely,
Meredith L. Warshaw