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Home My WebLink About3.1 TOWN OF LOS ALTOS HILLS January 25, 1995 Staff Report to the Planning Commission RE: LANDS OF HORTON, LOT LINE ADJUSTMENT; APN 182-25-008 (26030 ALTAMONT ROAD) &APN 182-25-001 FROM: Sheryl Kolf,Assistant Engineer,,---A- RECOMMENDATION: ngineer,RECOMMENDATION: That the Planning Commission: Recommend approval of the proposed lot line adjustment to the City Council. DISCUSSION: This proposed lot line adjustment affects two parcels, both lands of Horton, in the vicinity of Altamont Road and Chapparal Way. Both parcels are recorded with Santa Clara County Record of Survey 49 M 28. The proposed lot line adjustment would affect proposed Parcel No. 1 by reducing its acreage while increasing the acreage for proposed Parcel No. 2. The new lot line which would separate the two parcels is designed so that proposed Parcel No. 1 will not have any nonconformities. None of the existing structures on Parcel No. 1 are located within setbacks and the proposed lot line adjustment would not change this. The existing floor area and development area for proposed Parcel No. 1 would not exceed the maximum allowable limits. Proposed Parcel No. 1 would also not be limited from additional improvements in the future. The proposed parcel would have 1,445 square feet of development area and over 15,000 square feet of floor area remaining for future expansion. The proposed lot line adjustment would increase the allowable floor area by 8,500 square feet and the allowable development area by 12,750 square feet for proposed Parcel No. 2. There is not any existing development on this parcel so no nonconformities will be created. The proposed lot line adjustment would not affect any of the existing utility services,the existing accesses or the existing sanitary sewer systems. Plannii.6; Commission Lands of Horton, Lot Line Adjustment January 25, 1995 Page 2 The following is a breakdown of pertinent lot size and development area numbers for the existing and proposed parcels: Parcel 1 Existing Proposed Area (net) 16.37 7.5 LUF 7.1 5.2 Average Slope 36.3% 24.5% MDA 53,250 49,725 DA 48,280 48,280 MFA 35,500 27,430 FA 11,740 11,740 Parcel 2 Existing Proposed Area (net) 5.78 14.65 LUF 2.6 4.3 Average Slope 35.5% 42.9% MDA 19,500 32,250 DA 0 0 MFA 13,000 21,500 MA 0 0 Staff recommends approval of the proposed lot line adjustment and is available to answer any questions that the Planning Commission or citizens may have. Attachments: LUF, MFA and MDA calculations Lot Line Adjustment map TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills,California 94022 • (415) 941-7222 • FAX (415) 941-3160 PLANNING DEPARTMENT WORKSHEET #1 CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA 0 TURN IN WITH YOUR APPLICATION 6 PROPERTY OWNER'S NAME JAC/< mac, 9N/4/VC Y .J, 140Rr'/V PROPERTY ADDRESS 262o30 ,41.774rloar R0A,0 CALCULATED BY , 8 . CH O 2 DATE 9-/S - S 4- 1. CALCULATION OF AVERAGE SLOPE - FOR X/ST/NG . pARCEL .1 A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH (INCHES) (INCHES) (INCHES) (INCHES) 765 /,8 72'S /8.5 Co86 Sa4 645 28.4- 76 o - 76o 61,5 '72o /8,8 (08o 29.2 fo4;o 2.8,4- '75.5 8,4- 755 2/,ea, 7/5 • 19,4- 6,75 28,3 635 27,2 750 25,6 1/0 19.4- (7o 28.8 6)30 27,0 745 22,5 105 2/.2 Go 695 28. 1 625 219,8 740 22,40 700 . 22.5 (o(oo 27,0 (920 2193 735 W.5 695 06.2. (n55 28,7 Go 16 24,5 °73 0 18.5 1090_ 27.4- (05o 28,5 Gia 24,o b A, SuBTC17 L '1 .-3 Convert inches to feet (multiply by map scale) = (L) = ®,''.1( ....._,,9 (5c) .= feet 13. AVERAGE SLOPE WITHIN NET AREA OF LOT S = (0.0023) (I) (L) I = contour interval L= total length of An = net acreage An in feet contours in feet 'of lot S = (0.0023) ( 5 ) (511(.55) = ( 'x,51 ) 56, nearest 0.1% LUF = (An){1 [0.02143(S- 10)]} = I(p.37LE...Lou 43(3(!,' I, I E If the average slope is less than 10%, the LUF for the lot is equal to the net area. If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit. Make an appointment with the Planning Director for further information. REV.8/1/94 • Page 1 of 2 1. CALCULATION OF AVERAGE SLOPE Cco is U ED) A. CONTOUR LENGTH WITHIN' NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH (INCHES) (INCHES) (INCHES) (INCHES) (s05 Z4.o 5105 /7,5 526 6000 23,00 560 /7,5 52o //CP 595 23.4- 65-5 • X5,0 5/5 0,7 590 23.5 550 11,0 585 z.5,8 545 9. 5 580 02,5 .54o 8.2 575 2/, 2 535 7 57o /8, 1 530 .5 5 S U BToTA L #2.7G 8 Convert inches to feet (multiply by'map scale) = (L) = feet WORKSHEET #1 CONTINUED 3. CALCULATION OF MAXIMUM DEVELOPMENT AREA (MDA) A. for S equal to or less than 10% MDA = (LUF) (15,000) = square feet* B. for S greater than 10% and less than 30% MDA= (LUF) [15,000 -375(S- 10)] = • square feet* C. for S equal to or greater than 30% MDA = (LUF) (7,500) = square feet* �►7,(� ('75on) 53, 250 * If the MDA is less than 5,000 square feet (and the LUF is greater than 0.50), use 5,000 square feet for your MDA 4. CALCULATION OF MAXIMUM FLOOR AREA (MFA) A. for S equal to or less than 10% MFA = (LUF) (6,000) = square feet** B. for S greater than 10% and less than 30% MFA = (LUF) [6,000 -50(S- 10)] = square feet** C. for S equal to or greater than 30% MFA = (LUF) (5,000) _ square feet** = ("4 )( 060 35 500 ** If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50) use 4,00g square feet for your MFA TOWN USE ONLY CHECKED BY DATE d REV.8/1/94 Page 2 of 2 it O WN Olt. LOS AL Y OS HILLS 26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415) 941-3160 PLANNING DEP WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME JACK //.NCY J, Ho,2TON PROPERTY ADDRESS 2(o O 3 o Re_7-4 t7oNT ED. CALCULATED BY G,3, Cµo,e — Z. H. J, DATE / - /2- 9 5 1. DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed • Total (Additions or Deletions) A. House and Garage (from Part B) So 53'1. 90 8 0 rte_ Ei B. Decking (MP i� Ose) 1440 1440 • �' C. Driveway and Parking 01 (Measured 100 along centerline) 15 ,q o0 D. Patios and Walkways 5 oSo 5,050 • MI E. Tennis Court oEc,< e2oo ezoo 41 F. Pool and Decking 2 19 2.2 4 T~• G. Accessory Buildings (from Part B) 30 ,g �0 H. Any other coverage(NArablou-) 3-z,2 0 33 20 TOTALS 4-8, ego Maximum Development Area Allowed - MDA (from Worksheet #1) 4 ,71 2. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Garage a. 1st Floor /OC2o b. 2nd Floor Cn- 0 r,9; 0 c. Attic and Basement /78(.0 7 Q d. Garage I I Co C.0 ( I !, B. Accessory Buildings a. 1st Floor 3o68 3O50 b. 2nd Floor c. Attic and Basement TOTALS 1.1;14 o Maximum Floor Area Allowed - MFA (from Worksheet #1) TOWN USE ONLY CHECKED BY DATE Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Worksheet$2 i. TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills,California 94022 •(415)941-7222 • FAX(415) 941=3160 PLANNING DEPARTMENT WORKSHEET #1 • CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME. .. jAlc,I E, Ne9/yC 5d �J. HoR7ON PROPERTY ADDRESS 2 lvo 3 O A• .7 Q/YION7- RO�4D • CALCULATED BY 0,.8, C/fo R — 5, fe.j. 1 DATE /-/Z- 9 5 1. CAL.Cu A TION OF AVERAGE SLOPE- FOR PROPOSED P' C` 4, 2 A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH ' CONTOURL NGTH ' CONTOUR L GT-i (INCHES) • (INCHES) I (INCHES) IiN (INCHES) 764 /,8 '7'05 /S,5 635 40,5 Cp4A" 7(po 8,5 720 13,3 , 6,80 6,2 en 4-.,_D 2,3 753 21,CO . '1/5 , l .4- a75 6.o � � 635 as75 o 05.lo 'rio 17- 3 67o 5,5 6,30 Z.T 745 I 22,'5 705 1 /4,0 l0/,. 1 5.2 6Z5 /,7 740 22,69 700 /1,5 , . Gloo I 4,3 l"?_0 O,7 7.9_ 20,3 (.07 //,2 6.t- I 4: 3 7S0 1 is3,, (D 90 I 9.3 640 I 4,o MAP SCAT= = I" :-...-So ` TOTAL 31a,:� Convert inches to feet (multiply by map scale) = (L) = 15,995 feet B. AVERAGE SLOPE WITHIN NET AREA OF LOT S = (0.0023) (I) (L) i I = contour interval L= total length of I An = net acreage I An in feet contours in feet -of lot 1 S = (0.0023) ( 5 ) ( 1 5,445) _ ( '1.5 ) 24,5 nearest 0.1% 2. CALCULATION OF LOT UNIT FACTOR(LUF) . LUF = (An)(1 -j0.02143(5-10)]) _ ( 7.5)( I- C07.14'5(754%5-10) = 5,2 C> If the average slope is less than 10%, the LUF for the lot is equal to the net area. .b If the LUF is equal to or less than 0.50,you will need a Conditional Development Permit Make an appointment with the Planning Director for further information. REV.$n/94 Page 1 of 2 • WORKSHEET#1 CONTINUED 3. CALCULATION OF MAXIMUM DEVELOPMENT AREA(MDA) • A. for S equal to or less than 10% MDA =(LUF) (15,000) = square feet* B. for S greater than 10% and less than 30%.. • MDA = (LUF) [15,000 -375(5- 10)] _ c Z�f 5.300G43es) 49 125 square feet* C5."/ 37 C 14,5) C. for S equal to or greater than 30% MDA = (LUF) (7,500) = square Feet" * If the MDA is less than 5,000 square feet (and the LUF is greater than 0.50), use 5,000 square feet for your MDA 4. c..-kLC_IST.ATTCN CF MA,QMUM ?CCR AREA (MFA) A. for S equal to or less than 10% MFA = (LUF) (6,000) = square feet-- 13. eet"B. far S greater than 10% and less than 30% MPA = (LUT) [6,000 -50`S -1O)] _ .( !� , , _ '725 = 'a-1143o "' 143a square feet C. for 5 equal to or greater than 30% MFA = (LUF) (5,000) = square feet"" ** If the MPA is less than 4,000 square feet (and. the LUF is greater than 0.50) use 4,00Q,square feet for your MFA • • • TOWN USE ONLY CI-IECKED SY •DATE TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415)941-3160 PLANNING DEPARTMENT WORKSHEET #1 CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME ,JACK E, /`/SNC Si J, /IO/27-0N PROPERTY ADDRESS 'z Co O 3 o A L 7!9/ ON 7 ROS D CALCULATED BY G, 6, CI-/O/ — 5i'/y- ✓ DATE E3_,63 - 9 4 1. CALCULATION OF AVERAGE SLOPE FOR . X/5T/AVG PARCEL 2 A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH _ (INCHES) (INCHES) (INCHES) (INCHES) 700 2,8 COCno 9,3 Gs20 /7.2. 580 /2. 1 Go95 3,5 6.55 /0,4 6/6 /8,3 515 //,2 &go 4,6 650 . /D,& 6/o /9, 2 52o /0,Co 1085 5,3 • 6,15 //,o (005 /8, I 665 F,4- Go 8o ,¢Go8o lo,& 64o //.5 Coon 17.0 5Go 9.0 (n 75 60,7 635 /2.1 596 16,7 555 80 1070 7,to 63o /Z.8 590 /4./ 560 77 66.5 8,5 (025' /5,5 585 /3.2. 54f 5 6,5 A 5uP,to TAt. 322.2 0 04 Convert inches to feet (multiply by map scale) = (L) = (ss-2„7, + 34.. )(so)= I'7,935 feet B. AVERAGE SLOPE WITHIN NET AREA OF LOT S = (0.0023) (I) (L) I = contour interval L= total length of An = net acreage A n in feet contours in feet -of lot S = (0.0023) ( 5 ) ( 018$5) = ( 5170, ) 35,5 nearest 0.1% 2. CALCULATION OF LOT UNIT FACTOR(LUF) LUF = (An){1 [0.02143(S- 10)]} = (E I8e /I- [02 43(35,5'10)11_ 2. (o E If the average slope is less than 10%, the LUF for the lot is equal to the net area. E If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit. Make an appointment with the Planning Director for further information. REV.8/1/94 Page 1 of 2 1. : ., I •:. • r • • { coN11Nue®> A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH (INCHES) (INCHES) (INCHES) (INCHES) 5'35 G,v 530 5,e 5z5 5,5 52 o 5',2 • 515 4,2 510 /,5 • Su5-ro-TAL 34.E Convert inches to feet (multiply by map scale) _ (L) = feet WORKSHEET #1 CONTINUED 3. CALCULATION OF MAXIMUM DEVELOPMENT AREA (MDA) A. for S equal to or less than 10% MDA = (LUF) (15,000) = square feet* B. for S greater than 10% and less than 30% MDA= (LUF) [15,000 -375(S- 10)] = square feet* C. for S equal to or greater than 30% MDA = (LUF) (7,500) = (Z,L7)(7500) _ 1% Soo square feet* * If the MDA is less than 5,000 square feet (and the LUF is greater than 0.50), use 5,000 square feet for your MDA 4. ; 4 V. • .l • U. • • t 4 t . ;_ U. 4. A. for S equal to or less than 10% MFA = (LUF) (6,000) = square feet** B. for S greater than 10% and less than 30% MFA = (LUF) [6,000 -50(S- 10)] = square feet** C. for S equal to or greater than 30% MFA = (LUF) (5,000) (Z,c.a) ( 5000) 13, 00v square feet** = ** If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50) use 4,008 square feet for your MFA TOWN USE ONLY CHECKED BY DATE REV.8/1/94 Page 2 of 2 TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Bills,California 9402 •(415)941-7222 • �A 12 PLANNING DEPARTMENT FAX(415)941ti3I60 ' WORKSHEET#1 Tom OF Lig p Hi,: CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR MAXIMTJM DEVELOP AREA, AND FLOOR AREA A TURN IN WITH YOUR APPLICATION . PROPERTY OWNER'S NAME JRCk E € NANO j HORTON PROPERTY ADDRESS 2,(0030• AI.T,�3/`7aN T CALCULATED BY ROAC G. /3, Chole — S/,1.J, I DATE L CALCULA749N OFAVFTZAGE SLOP FOR PROPOSED i,=714RCEL 2. A. CONTOUR LENGTH WI tHEN NET AREA OF LOT (An) COMM UR ir:NG riTCUR L.EG NTH CONTOUR' ^ I CQNLr.1tiGTii L:vi�dTCUR' L:i�IG:ci (INCHES) (INCHES) IN ( CHES) '7/4. D,o (INCHES) 675- j 79.5 6.�5 36,1 575 I 1q / ?ion I 2,i 670 30� G,�o I 37.3 . . 590 I A,.6 70 I '1,2 loln5 32.0 I ., 'too I 1,Z I /016 0 j 3 s I X0 25 I 4o,6, , . i �,� � 17. 5 <055 I 34.3 I /��o I 4�.8 ��30 I �¢.�� /ago z^. 65'o " (/0 4- 7o I .7 1 3 . , i,,?� I Z7,2 �a4 ► 24,9 4-.1.7 07o 5,o I ?�.7 l�ro I ?-9, Go I dodo . � ` l05 I Q,,/ ��:� i ��,� I -6,(D I boo _10,5 A. SUF3'CTAL S75.co Convert inches to feet (multiply by mapscale) _ (L) = ® CJ � 9,=,(0--- ( I 3.44(z:0). 54" feet B. AVERAGE SLOPE wm NET AREA OF LOT S = (0.0023) (I) (L) I = contour interval L= total length of An = net An in feet . acreage I contours in feet . -of lot S = (0.0023) ( S ) ( _F,7oo) = ( 14.c,S ) 4Z.9 nearest 0.1% Z. CALATION OF LOT UNIT FACTOR (LUF) LIJF = (An)(1-[0.02143(S-10)J} _ (14.65 1- .oat4.l(42.9 o to) — If the average slope is less than 10%, the LUF for the Iot is e •qual to the net area. b If the LUF is equal to or less than 0.50,you will need a Conditional Develo ffi Make an appointment with the PlanningDirectorp ent Permit. M.801/94 dor f urt�ler informed= ' WORKSHEET#1 CONTINUED 3. CALCULATION OF MAXTMLIMILIFIAME.OPMFITrARFA. (MDA) A. for S equal to or Iess than 10% MDA= (LUF) (15,000) • • square feet* B. for S greater than 10% and less than 30% MDA = (LUF) [15,000 -375(S- 10)] = square feet* , C. for S equal to or greater than 30% MDA = (T-UF) (7,500) _ (4,3) ('75do ) SZ 25v square feet* * If the MDA is less than 5,000 square feet (and the LUF is greater than 0.50), use 5,000 square feet for your MDA 4. CALCULATION OF MAXIMUM F! OCR AREA (MFA) A. for S equal to or less than 10% MFA = (LUF) (6,000) = square feet" B. for S greater than 10% and less than 30% MFA = (LUF) [6,000 -50(5 - 10)] = square feet** C. for S equal to or greater than 30% MFA = (LUF) (5,000) _ _ (4.3) (Scoo — � al, sod ' square feet" If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50) • use 4,00Q,square feet for your MFA • • • • TOWN USE ONLY I CHECKED BY DATE 1 REV.8/1/94 • CALCULATION OFAVERAGE SLOPE ( CoNTi N UED) • A. CONTOIJR LENGTH WITHIN'NET AREA OF LOT(An) CONTOUR LENGTH • CONTOUR LENGTH CONTOUR LENGTH • CONTOUR LENGTH • - (INCHES) (INCHES) (INCHES) (INCHES) 555 73,o 515 4,9 550 I 15.7 5--/o ' 540 X4.5 5/5 I /3, I ( I 1 Sao // 3 I 5z5 • 5.7 I I I I . 8US TOTTL 118. 4- Convert-inches to Eeet (multiply by'rnap scale) _ (L) = feet Thomas P. McReynolds RECEIVED 26045 Moody Road Los Altos Hills, CA 94022 JAN 2 5 25 January 1995 TOWN OF LOS ALTOS HILLS Planning Commission City of the Town of Los Altos Hills 26379 Fremont Road Los Altos Hills 94022 Subj: Lot line Adjustment, Lands of Horton Dear Commissioners, I wish to convey my concern and my objection to the use of a "lot line adjustment" procedure for this property. The property is in a special Subplan of the General Plan of the Town of Los Altos Hills. "The land within the Chaparral Way Subarea is sensitive to the intensity of land use and grading due to the wildlife, natural vegetation, steepness and susceptibility to erosion of the terrain." This Subarea Plan was adopted in 1979. This new parcel to be created by the lot line adjustment needs to be subjected to the scrutiny of a preliminary map indicating the possible building sites (with qualified building circles) potential access, and utility services. The adjustment is large enough to create added building sites and the area is difficult enough to have been set aside as a special subarea plan. Thus the additional planning review is warranted. For at least 20 years to my personal knowledge this additional planning step has been a requirement for lot line adjustments of this magnitude. Title Nine of the Los Altos Hills Code indicates that this action is appropriate to protect potential buyers, investors or lenders. In additionally a judgment has been rendered (and unsuccessfully appealed) requiring the applicant to realign the private waterline easement. The applicant has failed to carry out the requirements of this judgment but has indicated a new alignment on the submitted map. The proposed realignment of the water line easement is in areas where the slope exceeds 40% and the required'grading to install and maintain the water pipe may not be allowed under the provisions of the Town's general plan and ordinances. Additionally, due to the steepness, sensitivity to erosion and instability of the existing soils the location and maintenance of a pipe in these areas may not be practical. The location of this pipe can have a material effect on the location of other services for this parcel. Additionally this application is asking the Town to endorse location this pipe easement on property the applicant may not own. By going forward with this action the Town may be interposing itself in future problems it doesn't need. The essence of good planing is to avoid these problems ahead of time. The applicant has sufficient data and documents form past submissions to the Town to readily come up with the necessary additional map information to support good planning for this application. Past experience has indicated a need for this additional step since past submissions from this applicant and engineer have included lot circles on known steep geological problem areas. And past submissions have been noteworthy in leaving out significant planning data on individual maps. Thank you for your consideration. Very ruly yours,