HomeMy WebLinkAbout3.2 TOWN OF Los ALTOS HILLS •
April 8, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND SPORT COURT;
LANDS OF HAR.ARI; 12580 MIRALOMA WAY; FILE#268-97-ZP-SD-GD.
FROM: Susan Stevenson,Planner%
APPROVED BY: Curtis S. Williams, Planning Direct%
RECOMMENDATION That the Planning Commission:
Approve the project, subject to the recommended conditions in Attachment 1 which includes
requirements to construct the sport court with a semi-permeable material and to construct the
south retaining wall at the exit of the basement with stone veneer and to add a planter along the
wall to plant screening for the 9 foot wall.
BACKGROUND
The Planning Commission considered plans for a new residence on April 8, 1998, and voted
unanimously to continue the application for redesign. The Commission expressed concerns
about the overall height of the house (26.5 feet), the two story element at the front entrance, the
size of the second story, the drainage around the sport court, the 10 inch oak tree which was not
shown on the site plan, protection of other trees, screening from the neighbor, and the visibility
of the retaining walls at the exit of the lower level. The applicants were directed to redesign
based on the Commission's comments. Revised plans have been submitted in response.
DISCUSSION
Site Data:
Net Lot Area: 1.031 acres
Average Slope: 9.7%
Lot Unit Factor: 1.031
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Remaining
Devel. 15,465 13,831 6,791* 13,831 1,634
Floor 6,186 5,791 2,827* 5,791 395
*Existing floor and development area to be removed.
Planning Commission
April 22, 1998
Lands of Harari
Page 2
The following comments were made by the Commission at the April 8 meeting (staff responses
are in italics):
• Reduce the overall height by 2 feet.
The overall height of the house has been reduced by 2 feet. The building pad has been
lowered 1/2 foot, the subfloor area has been reduced from 3 feet to 21/2 feet, and the roof pitch
has been changed from a 5:12 to a 41/2:12 roof pitch, reducing the overall height by 2 feet. In
addition, the roof plan has been changed to minimize the length of the highest roof areas.
The height of the building has been lowered to 24.5 feet to the building pad.
• Reduce the impact of the two story element at the front entrance.
The front entrance elements have been reduced in size and the height has been reduced 2 feet
with the change to the overall height of the residence. The roof at the first floor has been
lowered and emphasized to break up the vertical element. In addition, the window at the
second story has been reduced from 9 feet in height to 61/2 feet in height. The width of the
second story window area has been reduced by 1 foot to further minimize the impact of the 2
story element. The roof of this gable is 1 foot lower than the main roof at the master
bedroom area. These changes are consistent with the changes that the architect proposed at
the previous hearing.
• Reduce the size of the second story area.
The applicant has reduced the size of the second story area by 102 square feet. The
applicant has included in the calculations the 95 square feet of attic storage area above the
garage as floor area.
• Either eliminate the sport court or propose a semi pervious material to minimize the runoff
from the development area.
The applicant has not provided any information regarding semi pervious material that may
be used for the construction of the sport court.
• Add the 10 inch oak tree to the site plan and include 3-36 inch box native oaks to the site
plan for screening from the neighbor.
The applicant has provided a landscape plan which includes 3 trees to be planted along the
front of the residence to break up the front elevation from the neighbor's property. In
addition, the redwood tree at the entrance of the property is shown to be preserved with the
construction of the driveway. The 10 inch oak tree has not been located on the site plan.
• Reduce the visibility of the retaining walls at the exit of the lower level.
The retaining wall at the north side of the basement has been stepped into 2 separate walls
with heights of 4 feet and 41/2 feet. A 3 foot separation has been designed to allow for
plantings between the walls to provide some screening. The retaining wall at the south side
of the basement has increased 5inches in height due to the change in the building pad
elevation to lower the residence. No changes have been proposed to mitigate the visibility of
this wall.
Planning Commission
April 22, 1998
Lands of Harari
Page 3
Several areas of the plans were changed to mitigate the Planning Commission's concerns as
outlined in the letter from the architect in addition to those listed above. The roof over the den at
the left end of the front elevation (the tower) has been reduced by 1'/2 feet. In addition, the
highest section of second story roofline has been reduced to match the other roof heights by
reducing the size of the second story area. The total square footage of the residence has been
decreased by 272 square feet. These changes will help to further minimize the bulk of the second
story area of the residence.
Staff recommends, however, that the 91/2 foot high retaining wall at the south of the lower level
patio be constructed with a stone veneer and a planter to mitigate visibility of the wall from off
site. In addition, the sport court should be required to be constructed with a semi-permeable
material to mitigate the neighbor's concerns regarding drainage. The 10 inch oak which was not
shown on the site plan should be saved if at all possible, in addition to planting the 3-36 inch box
native oaks shown on the landscape plan.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Planning Commission Minutes of April 8, 1998 (four pages)
3. Letter from applicant's architect, Greg Benton, dated April 14, 1998 (four pages)
4. Revised Worksheet#2
5. Revised development plans: landscape plan, building sections, roof plan and elevations (six
sheets)
cc: Steven and Cathy Harari Greg W. Benton
417 Monroe Drive 5546 Harvard Drive
Palo Alto, CA 94306 San Jose, CA 95118
Planning Commission
Apri122, 1998
Lands of Harari
Page 4
•
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR
SITE DEVELOPMENT PERMIT
LANDS OF HARARI, 12580 MIRALOMA WAY
FILE#6-98-ZP-SD
A. PLANNING DEPARTMENT:
1. The applicant shall revise the plans to indicate that the retaining wall at the south
side of the lower level patio be constructed with a stone veneer and a planter to
mitigate the offsite view of the wall. In addition, the sport court shall be
constructed with a semi-permeable material. The smaller oak located between the
turnaround circle and the front entry shall be maintained on the site, if at all
possible. The applicant shall work with the Fire Department to reconfigure the
driveway turnaround to meet the requirements for an emergency vehicle
turnaround. The revised plans shall be reviewed and approved by the Fire
Department and the Planning Department prior to acceptance of plans for
building plan check. Any further modifications to the approved plans requires
prior approval of the Planning Director or Planning Commission depending upon
the scope of the changes.
2. Prior to acceptance of plans for building plan check, the applicant shall remove
the redwood trees and other trees and plants (bamboo) which were planted along
the perimeter of the property by the previous owners. Subsequent to final
framing, a landscape screening and erosion control plan shall be reviewed at a Site
Development Hearing. Particular attention shall be given to plantings which will
be adequate to break up the view of the new residence from surrounding
properties and streets. At least 3 native oak trees are required to be planted with
the landscape screening if the 10 inch oak is removed during construction. Any
fencing proposed around the sport court shall be screened with planting. 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
(including the redwood trees which have already been planted and any additional
screening required by the Town) or for erosion control (as determined by the City
Engineer), but not to exceed $5,000.00, shall be posted prior to final inspection.
An inspection of the landscape to ensure adequate establishment and maintenance
shall be made two years after installation. The deposit will be released at that
time if the plantings remain viable.
4. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a light
Planning Commission
April22, 1998 I.
Lands of Harari
Page 5
•
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 is required for the new construction.
6. At the time of foundation inspection for the new residence and sport court, and
prior to final inspection for grading, andhardscape improvements, the location
and elevation of the new,residence and sport court 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 the building shall
be similarly certified as being at the height shown on the approved Site
Development plan.:
7. Prior to commencement of any grading on the site, all significant trees including
the heritage oak tree are to be fenced at the drip line. The fencing shall be'of a
material and structure to clearly delineate the drip line. Town staff must inspect
the fencing and the trees to be fenced prior to'commencementof grading. The
property owner shall,call for said inspection at least three days in advance of the
inspection. The fence must remain throughout the course of construction. No
storage of equipment,.,vehicles or debris shall be allowed within the drip lines of
these trees. All other recommendations made by the arborist shall be 'complied
with during construction. The arborist shall be on site during any construction
and/or grading within the vicinity of the oak. A letter from the arborist shall be
submitted to the Town prior to final inspection, stating the health of the tree and
compliance with the arborist's recommendations..
8. Skylights shall be designed and constructed to reduce emitted light. No lighting
may be placed withinskylight wells.
9. Specifications for outdoor lighting shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check. Any additional
outdoor lighting shall be reviewed with the landscape plan. Lighting`fixtures shall
generally be downlights. Exceptions may be permitted in limited locations (entry,
garage, etc.) or where the,fixtures would not be visible from off site. 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 or
lighting should not be directly visible from off site. No lighting may be placed
within the setbacks except for 2 drivewayor entry lights, except where
determined to be necessary for safety.
Planning Commission
April22, 1998
Lands of Harari
Page 6
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 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.
11. All public utility services serving this property shall be placed underground.
12. At the time of foundation inspection for the new residence and prior to final
inspection, the location 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.
13. An erosion and sediment control plan shall be submitted for review and approval
by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked
during construction and all cut and fill slopes shall be protected from erosion. All
areas on the site that have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final inspection.
14. Two copies of a grading and construction operation plan shall be submitted by the
property owner for review and approval by the City Engineer and Planning
Director prior to acceptance of plans for building plan check. The
grading/construction plan shall address truck traffic issues regarding dust, noise,
and vehicular and pedestrian traffic safety on Miraloma Way and surrounding
roadways; storage of construction materials; placement of sanitary facilities;
parking for construction vehicles; and parking for construction personnel. A
debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits.
15. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways,prior to final inspection and shall provide the
Town with photographs of the existing conditions of the roadways and pathways
prior to acceptance of plans for building plan check
16. The driveway shall be required to be fully constructed, to the satisfaction of the
City Engineer,prior to final inspection.
17. The property owner shall dedicate the existing right of way easement to the Town
as public right-of-way over Miraloma Way. The property owner shall provide
legal description and plat exhibits prepared by a licensed land surveyor, and the
Town shall prepare the dedication document. The dedication document, including
li
Planning Commission
April 22, 1998
Lands of Harari
Page 7
approved exhibits, shall be signed and notarized by the property owner and
returned to the Town prior to acceptance of plans for building plan check. The
dedication will not be accepted as public at this time.
18. A Certificate of Compliance shall be issued by the Town for his property. The
property owner shall submit legal description and plat exhibits prepared by a
licensed land surveyor for the boundary of the property in addition to the title
history for the property prior to the Town's incorporation in January 1956. The
Town shall prepare the Certificate of Compliance. The required exhibits and the
title history shall be submitted and approved by the Town prior to acceptance of
plans for building plan check.
19. The property owner shall be required to connect to the public.sanitary sewer prior
to final inspection.
20. The 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
grading and drainage plan shall be submitted for approval by the Engineering
Department prior to acceptance of plans for building plan check. Final drainage
and grading shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering Department prior to
final inspection. A 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.
21. The applicant shall submit a copy of the Grading Plan with the topographic and
boundary survey stamped and signed by a licensed land surveyor or qualified civil
engineer.
C. FIRE DEPARTMENT:
22. The required driveway installations shall be in place, inspected, and accepted by
the Fire Department prior to the start of construction. Bulk combustible
construction materials may not be delivered to the construction site until
installations are completed as stated above.
23. Approved numbers or addresses shall be placed on all new and existing buildings
to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background and be a minimum of 4 inches with
a 3/8 inch stroke.
24. Prior to final inspection, the applicant shall install a fire sprinldering system to
assure that adequate flow is available to the residence. The design of the fire
sprinklering system shall be reviewed and approved by the fire department prior
to acceptance of plans for building plan check.
• Planning Commission
April 22, 1998
Lands of Harari
Page 8
Upon completion of construction, a final inspection shall be set with the Planning Department
and Engineering Department at least two weeks prior to final building inspection approval.
CONDITION NUMBERS 1, 2, 4,9, 13, 14, 15, 17, 18, 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.
All properties must pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, as applicable, before receiving their building permit from
Los Altos Hills. The applicant must take a copy of Worksheet #2 to school district offices
(both the elementary and high school offices in the Los Altos School District), 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 April
22, 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.
ATTACHMENT Q
Planning Commission Minutes DRAFT
April 8, 1998.
Page 4
CLOSED PUBLIC HEARING
'ssioner Schreiner liked the house, the materials and the way it steps down thee. ;.
Co.. . Toner Cheng felt the house fit well into this beautiful site. Chairman Gotebwould •
like the re '-.val of the stones within the pathway be added to condition #21��as�� as stating
that the drive shall be roughened, and the pathway shall remain open, -rig construction.
Also add to condi—'5 y #16 regarding construction parking and tr address a neighbor's
concern expressed at tli- .revious meeting. Discussion regardin - eed'restriction to prevent the
accessory structure becomi • secondary dwelling ensued
MOTION SECONDED AND PAS" •!: Motio a .y Commissioner Schreiner and seconded by
Commissioner Jinkerson to approve the evelopment Permit for a new residence, and pool,
Lands of Joy, with the following a• ." ions c ._es to the conditions of approval: revise
condition #1 as stated in mem. .resented by st• ' add io #15 to preclude any delay in
neighborhood travel (parkinp.,.n site, not blocking roa• ; . d #21 to clearly mark the front
entrance pathway, the r,' .val of the stones, the driveway to . . oughened, and pathway to be
kept clear(open) d _ construction. �•
AYES: %Chairman Gottlieb, Commissioners Jinkerson, Schreiner, Cheng :• Aurelio
NOES: None
111-a s approval is subject to a 21 day appeal period.
3.3 LANDS OF HARARI, 12580 Miraloma Way (6-98-ZP-SD); A request for a Site
Development Permit for a new 6,160 square foot two story residence with a
maximum height of 26 feet, and a sport court.
Commissioner Cheng stepped down from the public hearing due to the proximity of her
residence to the proposed project. Although Chairman Gottlieb's residence is within 2,500 feet,
however, she stated no conflict due to her existing property restrictions.
Ms. Stevenson introduced this itemnotingthe receipt of a letter from Roger Cruickshank voicing
concerns regarding the project. Also, she provided the Commission with a memo regarding the
revisions to condition#2 to require the removal of all of the trees and bamboo planted along the
perimeter of the property. She clarified that the applicants had revised their plans at the request
of staff. She fielded questions regarding the retaining wall at the basement level, the allowable
turnaround in setbacks, and a neighbor's concern regarding a redwood tree. The patio at the
exterior of the basement is proposed 10 feet below natural grade which does not comply with the
Town's grading policy. The size of.the patio is larger than the minimum exit size from a
basement per UBC. Therefore, the basement has been counted toward the floor area of the
residence. -
OPENED'PUBLIC HEARING
Planning Commission Minutes DRAFT
April 8, 1998
Page 5
Michael Layne, architect, voiced agreement with the recommended conditions of approval. He
provided a sketch showing how the front two-story element would be modified to comply with
condition #1. Chairman Gottlieb suggested lowering the front two-story vertical element to
below the roof ridge. Mr. Layne believed this could be done. Commissioner Schreiner asked
about the windows on the upper level element on the left side (southeast) elevation. Mr. Layne
responded that was over a study to allow light in without conflicting with a computer screen. He
will eliminate this from the plan. Commissioner Schreiner suggested lowering the overall height
to 25 feet. Mr. Layne felt this could be accomplished, most likely through a change of roof pitch.
Tina Darmohay, 12171 Hilltop Drive, was happy with the exterior materials and architectural
detailing. She was concerned with the size increase of this house versus the existing house as it
relates to drainage. She asked about the fencing around the sport court and the visual impact.
The assistant engineer discussed the proposed drainage system(primarily sheet flow).
Mark Brown, 12600 Miraloma Way, new owner of the lower lot voiced concerns regarding
drainage and the visual impact with the proposed-tree removal which will open the site. He
quoted the Design Guidelines requesting the natural vegetation be maintained. If the dual trunk
tree is preserved, it will make the house appear smaller.
Sandy Humphries, Environmental Design and Protection Committee, noted several oak trees on
the site which are not on the plans. She would like to see the redwoods between the driveway
and property line saved, as well as the 36" pine tree near the front walkway. Ms Stevenson
referred to the arborist report.
Betsy Bertram shared fire department recommendations for fire safety (removal of brush and
trees close to the structure).
CLOSED PUBLIC HEARING
Discussion ensued regarding the following: applicant's willingness to reduce the highest ridge by
2 feet; request to reduce the bulk rather than aggravated by the roof pitch change; eliminate
windows over the study; reduce paving in the setback, if possible; work on circular driveway to
save some trees (with fire department review); and concern with the basement due to the
retaining walls. Mr. Layne suggested ideas for reducing the impact of the walls with materials,
landscaping, terrace walls, and the use of materials that would allow planting within the wall.
The assistant engineer fielded questions regarding drainage noting this project is not responsible
for improving drainage along the entire road. The drainage design will not result in flooding of
other properties.
Commissioner Jinkerson was concerned with the rural nature of the area. He felt the tennis court
would be a freeway for water directing it toward the neighbor's property. What can they do to
allow a land owner to develop and not impact neighbors (drainage impact). Commissioner
Planning Commission Minutes DRAFT
April 8, 1998
Page 6
Aurelio stated three concerns: (1) impact of height; (2)impact of drainage on neighbors; and (3)
basement walls and whether they will be seen from off-site. Taking the pitch of the roof.down
does not necessarily reduce bulk. Lowering ceiling height could reduce the overall height but the
applicantsmay want a high ceiling. He recommended moving the circular driveway to the right.
to save the redwood tree and to get the driveway out of the setback. Ms. Stevenson noted that
the footprint of the previously approved house was larger than the proposed footprint. Ms. Davis
suggested a possible "Y" shape driveway. Commissioner Jinkerson felt it was important to
reduce the second story area bulk. He would like to see the basement wall.broken up, if possible.
He also recommended the use of semi-permeable surface,for the sport court instead of asphalt or
similar surface.
Mr. Layne offered to plant three 36 inch box trees to replace the redwood to be removed next to
the oak tree with the location of the trees to be approved by the neighbors.
Robert Mowat, landscape architect stated the owners were concerned with being good neighbors.
Screening will be accomplished to soften the home with care taken not to block uphill neighbor's
views. The driveway can be moved to,save the redwood tree,and one Monterey Pine can be kept
(other pine is dead) until such time that infection from beetles causes deterioration to warrant
removal. He was not sure if a fence will be used around the sport court.' Commissioner Aurelio
asked if the applicant would be willing to forgo the sport court until the drainage situation is
known and,the house is in place. Mr.Mowat could not answer for the applicants. He could add
a conceptual tree landscape plan. .
MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by
Commissioner Jinkerson to continue the request for a.Site Development Permit for a new 6,160
square foot two story residence with a maximum-height of 26 feet, and a sport court, Lands of
Haran; with the recommended design changes as stated by the Planning Commission which
included showing conceptual landscape screening plan, design changes to the house,reduction of
the second story, reduce height of ridge by 2 feet, move the driveway to save the redwood tree,
change basement walls, and eliminate sport court or use a permeable material.
AYES: Chairman Gottlieb,Commissioners.Jinkerson,.Schreiner, &Aurelio
NOES: None .
ABSTAIN: Commissioner Cheng (stepped down)
This item will be re-noticed for public hearing. .
3.4 LANDS OF CHASSON, 28221 Christopher's Lane (27-98-ZP-SD); A request
for a Site Development Permit for an 890 square foot secondary dwelling unit
over an attached garage with an overall height of 18 '/2 feet.
Staff had nothing further to add to the staff report.
. i
UM"1`t-70 10'`tt Ai 7WW w i I1 „ ,.., ..,, ,,.., , - ---
ATTgeHMENT 3
Greg W. Benton, Architect
5546 Harvard Drive
San Jose, California 95118
(408)267-6412
•
MEMORANDUM
o Telephone o Meeting X Direction o Request o Site Visit
Call: in o out X
Re: Harari Residence Date: 4/14/98
Name(s) Susan Stevenson Time: 2:00 pm
& Company: Town Planner
The following is a list of changes being incorporated into the preliminary plans for the Harari
Residence at 12580 Miraloma Way. These changes are in response to comments made at
the planning commission meeting of 4/8/98, per comments made by planning staff and per the
wishes of the owner. We are submitting these changes with the hope of having them
reviewed and approved at the next planning commission meeting on 4/22/98.
Grading Plan
1. The first floor elevation is lowered 1'-0" to 284.00. The distance from the finished floor to
the pad is changed from 3'-0" to 2'-6". The pad elevation changes from 282.00 to 281.50.
2. The garage elevation (at the front of the garage slab) is lowered 1'-2" from 284.40 to
283.30. The garage pad elevation is lowered accordingly.
3. The basement floor elevation is lowered 8" from 275.50 to 274.83. The basement pad
elevation is lowered accordingly. The basement height is changed from 8'-5" to 8'-1" so
the basement floor is not lowered the full 1'-0" that the first floor was lowered.
4. The basement patio elevation is lowered 8"from 275.40 to 274.70 because the basement
floor was lowered.
5. The top of the basement patio south wall (near the 30" oak tree) is lowered 3" from
284.50 to 284.25 to tie-in better with the house foundations. At it's highest point, this wall
will be 9'-8" above the basement patio.
6. The basement patio north wall has been changed to a double wall. The wall previously
shown is lowered to a top elevation of 280.00 so it will be 4'-8" above the basement patio
at it's highest point. A second wall is added approximately 3'-0" behind the original wall
with a top elevation of 284.00 so it will be 4'-0 above the first wall at it's highest point.
Planting will occur between the walls at elevation 280.00.
7. At this time, the grading plan has not been revised to show these changes.
- 04-14-98 16:42 21 4Ud 2b"( "'bU4 Hnsnutiz/zention Lr UPJ;
Harari Memo
4/14/98 Paga,2
Landscape Plan .
(Plans have revised by landscape architect and not available to me at this time)
Floor Plans, shts. A2,A3
1. Most of the major rooms and hallways on all levels have been reduced in size and the
main stair has been turned 90, degrees for a more efficient plan of reduced floor area.
2. Some upstairs walls were re-aligned to eliminate some flat roof areas.
•
3. The overall depth of the Master Bdrm, and Bath areas on the second floor was reduced
from 22'-0"to 19'-0" so that the roof ridge above would be lowered to match the adjacent
ridge over Hall 4. This also reduces the exterior depth and mass of the whole front
portion of the house as seen in the revised exterior elevations.
4. These sheets in the original submittal have not been revised for this submittal. The
changes are primarily internal and a revised floor area worksheet, showing new floor and
development areas is attached. The effects of these floor plan changes on the exterior of
the building are indicated on the, revised exterior elevations and sections.
Building Sections, shts. A4, A5 "
1. Sections have been revised to show new floor elevations per town datum and to match
revised grading plan.
2. Roof ridge heights and overall heights have been changed. Overall heights from the
highest ridges to typical finished grade are lowered by 2'-0".
3. Roof pitches are reduced from 5:12 to 4-1/2:12 to reduce overall roof height.
4. First floor joists are shown flush with the tops of foundation walls instead of on top of the
walls. This allows the overall building height to be reduced by 1'-0". Also, the first floor-
to-pad height is shown as 2'-6".
Front Elevation (entry), sht. A6
1. The drawing has been revised to show the roof, floor and opening heights and sizes
more accurately. The overall height is 2'-0" lower than what was indicated on the
previous plan. .
2. The front door entry columns,.roof and dormer have been reduced in size, height,
complexity and ornament. The door and window openings are smaller, the gabled roof
plate has been lowered to match the plate height of rest of the house and the gabled roof]
pitch has been lowered from 10:12 to 9:12.
3. The spacing between the corbels shown at the roof eave has been increased to reduce
the number of corbels.
4. The typical roof pitch is now indicated as 4-1/2:12 instead of 5:12.
04-14,-98 16 43 22 4ad (b474 . Hnshutiz/zention Lk' urn
Harari Memo
4/14/98 Page 3
5. The raised roof over the den at the left end of this elevation was previously drawn about
6" higher than reality. The new plan proposes to reduce the roof plate height by 1-0" and
reduce the roof peak by 6". An overall height dimension was added to the drawing
indicating the overall height will be 1'-6" lower than previously drawn.
6. New floor elevations are shown per town datum and to match revised grading plan.
Front Elevation (oarage). sht. A6
1. The roofs on this drawing have been revised to shown them more accurately. The typical
roof pitch is now indicated as 4-1/2:12 instead of 5:12.
2. The front door entry columns, roof and dormer are revised per the front entry elevation.
3. The skylight that was shown in the flat roof area over the stairwell is now shown on the
sloped roof area on this plan since the flat roof area where the skylight was shown before
is significantly reduced in size.
4. (2) 2'-0" diameter octagonal feature windows have been added to the elevation on the
second floor. These bring light into (2) walk-in closet areas.
5. New floor elevations are shown per town datum and to match revised grading plan.
6. Roof ridge height and overall height dimensions have been changed. Overall height
dimension from the highest ridge to typical finished grade is lowered by 2'-0".
Rear Elevation, sht. A7
1. New floor elevations are shown per town datum and to match revised grading plan.
2. Roof ridge height and overall height dimensions have been changed. Overall height
dimension from the highest ridge to typical finished grade is lowered by 2'-0".
3. The roof plate and peak heights are shown for the raised roof over the den at the right
end of this elevation. Heights indicated are about 1'-6" less than what is drawn.
Left Side Elevation, sht. A7
•
1. The roof ridge over the master bdrm. portion of this elevation has been lowered to match
the adjacent roof ridges. This is achieved by reducing the width of the master
bdrm./dining room wing from 22'-0" to 19'-0". The first floor roof over the kitchen has
been extended towards the dining room to cover the first floor portion previously covered
by the master bedroom. This results in less width and mass of the master bdrm./dining
wing as shownon the elevation.
2. New floor elevations are shown per town datum and to match revised grading plan.
3. Roof ridge height and overall height dimensions have been changed. Overall height
dimension from the highest ridge to typical finished grade is lowered by 2'-0".
04-15-98 11:23 22 408 267 7604 Anshutz/Benton 14 002 ,
HARARI FLOOR AREA CALCULATIONS-4/14/98 .
1 L Wother sub-total ,3 L W other sub-total
a. 2.33 -8.00 (19) a 6,58 9.00 59 I
b 15,83 40.00 633 b 13.50 23.67 320
c 6.08 34.8.3 212 c 4.17 25.67 107
d . 0.58 1.17 1 d 4.75 9.25 44 11
e 1.42 2,83 4 e 8.50 .13.25 113
f 1.83 2.25 4 f 9.00 9.00 81
g 6.17 . .12,33 76 g -
h 9.92 17.42 173
I 2.50 8.83 22 Basement Total 723 '
j 11.58 - 30.33 351
k 2.83 10.33 29 4 L W other sub-total
I 10.00 28.00 280 a 12.50 23.42 293 . I
m 4.17 8.33 . 35 b 3.50 22.00 77
n 2.92 5,83, 17 c 7.42 35.00 260
o 17.83 20.00 357 d 5.58 29.75 . 166 ..�
p 3.50 8.50 30 e. 2.50 21,17 53
q 3.75 5.17 19 f 1.08 4.33 5
r 6.33 6.67 . 42 g .2.75 2.83 8
s 3.17 6.33 20 . h
t 0.92 1.83 2
u 9.00 9.00 81 Garage Total 861
v
5 L W other sub-total
1st Flr. Total 2,369 a. 2.50 8.67 . 22
b 7.00 7.50 .53
2 L W other sub-total c 2,50 8.17 20
a 1.83 8,67 16
b 22.00 40.00 • 880 . Garage Attic Total 95
c 8.50 . 4,25 36
d 9.83: 21.50 211 Area Compared to
e 7.33 14,67 108 Totals previous plan
f 7.33 22.50 165 diff. %
g 18.17 19,00 345 1st fir. = 2,369 (159) -6.3%
h 6.00 3.00 18 2nd fir,'= 1,743 (102) -5.5%
1. mstr. bdrm. deduction (36) basement= . 723 . (99) -12.0%
garage= , 861 (7) -0.8%
2nd Floor Total , 1,743 attic storage.= 95 (49) , -34.1% .
1st+2nd flr. = 4,112 (260) -6.0% ,
1st+2nd+ bsmnt= . 4,835 (359) -6.9%
1st+2nd + bsmnt'+gar= 5,696 (366) 6.0% 1
1st+2nd+ bsmnt+gar+attic= 5,791 (415) -6.7%
Old MFA= 6,063 New MFA= 5,791 (272) . -4.5%
I
Harari Area Calcs 2.xls 4/14/98
I
ATTACHMENT4
1 OvVN L.US ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415) 941-7222 • FAX (415) 941-3160
PLANNING DEP
WORKSHEET #2 (g.Y.s-nNettNE.w)
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAME 9-rs4 e ��' cAmy ' RA-,r4A42.1..
PROPERTY ADDRESS ( 2, Sap M j RALot-tA WAY
CALCULATED BY DATE M. ! ct 9
1. DEVELOPMENT AREA (SQUARE FOOTAGE) r r
Existingce. Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) •1 Gj•�,1 5,111 51"14i
B. Decking
C. Driveway and Parking
(Measured 100' along centerline) �} 452. �•l ,01 Q'1
D. Patios and Walkways
51 n _ a 21.b
Ivo
E. Tennis Court i 1 (D
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS All I \3152�1 —4 2 13 03''
Maximum Development Area Allowed - MDA (from Worksheet #1) S
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage b�rcrrd
a. 1st Floor �1?-�4.1 �1 V441 _
b. 2nd Floor I l 1 �,?j 1143
c. Attic and Basement I3
d. GarageCf¢� so ( b
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS 2 �2� 5,161 1 5.11
Maximum Floor Area Allowed - MFA (from Worksheet #1) CO 1 I
TOWN USE ONLY CHECKED BY DATE 3
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNINC/Worksheet#2