HomeMy WebLinkAbout4.5 TOWN OF LOS ALTOS HILLS June 28, 1995
Staff Report to the Planning Commission
RE: LANDS OF VIDOVICH&WISE, LOT LINE ADJUSTMENT; APN
336-26-010 &APN 336-41-012 (24301 ELISE COURT)
FROM: Sheryl Kolf,Assistant Engine•
Curtis S. Williams,Planning Di •r
RECOMMENDATION: That the Planning Commission:
Recommend approval of the proposed 1pt line adjustment to the City Council,
contingent on Parcel A being annexed entirely to Los Altos Hills or the 0.62 acre
portion being de-annexed to the County.
BACKGROUND:
While the Town does not have a specific section in the Municipal Code to
address lot line adjustments,the Subdivision Map Act has a section that
specifically addresses them. In the Map Act Section 66412 it states that "A local
agency or advisory agency shall limit its review and approval [of lot line
adjustments] to a determination of whether or not the parcels resulting from the
lot line adjustment will conform to local'zoning and building ordinances. An
advisory agency or local agency shall not impose conditions or exactions on its
approval of a lot line adjustment except,to conform to local zoning and building
ordinances, to require the prepayment of real property taxes prior to the
approval of the lot line adjustment,or to facilitate the relocation of existing
utilities,infrastructure,or easements." For this reason,the Town review of this
proposed lot line adjustment should be limited to determining if the resulting
lots meet the Zoning and Site Development Codes.
DISCUSSION:
This proposed lot line adjustment affects two parcels, one which is part of the
former Neary Quarry located in Santa Clara County, and is owned by John
Vidovich, and the other which is in the Town of Los Altos Hills and is owned by
Michael Wise.
The lot line adjustment is being reviewed concurrently by the County. Attached
at the end of this report is a letter from the County's Planning Office dated June
8, 1995, which indicates that an application was made on June 7, 1995. The •
County's standard procedure for lot line adjustments that occur between two
different jurisdictions is to require that a parcel map be recorded. This insures
that both jurisdictions will have the same map of.record showing the new lot
configurations. The parcel map will not be recorded until it has been signed by
both the Town and the County. Grant deeds should also be submitted for
recordation, reflecting the transfer of property between owners.
Planning Commission
Lands of Vidovich & Wise,, Lot Line Adjustment
June 28, 1995
Page 2
The proposed lot line adjustment does not propose to either annex the County
property into the Town orl to de-annex the Wise property back into the County.
The resulting parcels will consist of Parcel B being fully in the Town (the Wise
property) and a majority of Parcel A being in the County with a small portion in
the Town. The proposed ,configuration, however, would create a portion of a
parcel (Parcel A) in Los Altos Hills which is less than 1.0 acre and is therefore
inconsistent with the Town's zoning standards. This inconsistency could be
corrected by either (1) annexing all of Parcel A to the Town of Los Altos Hills, or
(2) de-annexing the 0.62 acre portion of Parcel A from the Town to Santa Clara
County. Staff recommends that annexation/de-annexation occurs prior to
recordation of the Parcel Map for the lot line adjustment.
The proposed lot line adjustment would affect proposed Parcel A by increasing
its acreage while decreasing the acreage for proposed Parcel B. The new lot line
which would separate the two parcels is designed so that proposed Parcel B, the
only parcel that has been developed,will not have any nonconformities. None of
the existing structures on Parcel B are located within setbacks and the proposed
lot line adjustment would not change this. The existing floor area and
development area for proposed Parcel B would not exceed the maximum
allowable limits. Proposed Parcel B would also not be limited from additional
improvements in the future. The proposed parcel would have 2,213 square feet
of floor area and 2,939 square feet of development area remaining for future
expansion.
Proposed Parcel A has riot been reviewed for maximum floor area and
development area since the'parcel is generally located in the County. There is not
any existing dl velopment on this parcel so there will not be any nonconformities
created as a result of this lotl line adjustment.
The proposed lot line adjustment would not affect any of the existing utility
services, the existing accesses or the existing sanitary sewer systems for either of
the parcels. I
•
Planning Commission
Lands of Vidovich &Wise, Lot Line Adjustment
June 28, 1995
Page 3
The following is a breakdown of pertinent lot size and development area
numbers for the existing and proposed parcels:
Parcel A
Existing Proposed
Area (net) 11.70 12.32
Parcel B
Existing Proposed
Area (net) 3.63 3.01
LUF 2.02 1.5
Average Slope 30.73% 33.3%
MDA 15,150 11,250
DA 8,311 8,311
MFA 10,000 7,500
FA 5,287 5,287
Staff is available to answer any questions that the Planning Commission or
citizens may have.
Attachments: LUF, MFA and MDA calculations for Parcel B
Lot Line Adjustment map
letter from County dated June 8, 1995
i
1
v6. -'- I '
TOWN OF LOS ALTOS HILLS `
26379 Fremont Road • Los Altols Hills,California 94022 • (415)941-7222 • FAX (415) 941-3160
PLANNING DEPARTMENT
I
WORKSHEET #1
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR
MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA
• TURN IN WITH YOUR APPLICATION • '
PROPERTY OWNER'S NAI4E Aske 1/s e-
PROPERTY ADDRESS 24,70 E/, e l
CALCULATED BY `/e,,,^ / eh,4, I DATE 4 p f si
1. CALCULATIO OF AVE GE SLOPE
A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
(INCHES) (INCHES) (INCHES) (INCHES)
46'6 S.3 y 5 Zg,05° N1
4,0 x t,09 h 30,7 e ,•'J. a, 7
50 03, la I 3507 70 g 6'6'
7
'pp ?p /en) ,/
TOTAL 03C
Convert inches to feet (multiply by map scale) _ (L) _ 46-x20 4 lav feet
I
B. AVERAGE SLOPE WITHIN NET AREA OF LOT
1
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) ( •3 ) (81 7O) =
( 3. ( 3 ) .3, 0 nearest 0.1%
2. CALCULATION OF LOT UNIT FACTOR (LUF)
LUF = (An){1 - [0.02143(S- 10)11 =, / 5
b If the average slope is less than 10%, the LUF for the lot is equal to the net area.
L 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 I
Page 1of2
WORKSHEET #1
CONTINUED
3. 4 _..4 I •' • u 4.. LO. . ► t._.: ►i
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) = / X 74COV o /,' z$—C, 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 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) = 7)Me square feet**
** If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50)
use 4,000 square feet for your MFA
TOWN USE ONLY CHECKED BY DATE
REV.8/1/94
Page 2 of 2
1 i
TOWN OF LOS ALTOS 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 • i
PROPERTY OWNER'S NAME
PROPERTY ADDRESS
CALCULATED BY DATE
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 506�, 5
B. Decking 6.7 5t ,
1
C. Driveway and Parking j
(Measured 100' along centerline) / f _
D. Patios and Walkways 4o
E. Tennis Court --0----
F. Pool and Dec ing --15-
G. Accessory Buildings (from Part B) Z 2_0
H. Any other coverage
TOTALS '3/p, 6 3/0,5-
Maximum Development Area Allowed - MDA (from Worksheet #1) /1/ 266
1
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Ga age
a. 1st Floor 3 00 /0
b. 2nd Floor / ) 7 (0,5'
c. Attic and Basement
d. Garage
B. Accessory Buildings
a. 1st Floor 2,20.
b. 2nd Floor
c. Attic and Basement
..-
TOTALS
TOTALS - 28 ,6- j 2g<;. *.)
Maximum Floor Area Allowed -;MFA (from Worksheet #1) -75'70
TOWN USE ONLY CHECKED BY DATE
Revised 12/09/93 LRL: MAC HD/ORICINALS/PLANNING/Worksheet#2
✓ a
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 /f,'
PROPERTY ADDRESS 24?a/ .6 7/se 4
CALCULATED BY ,,0y4-rtt�1g /4/4e 6 DATE 41p qtr.
1. CALCULATION OF AVERAGE SLOPE
A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
(INCHES) (INCHES) (INCHES) (INCHES)
465 426" g9,?‘ ei1m3
464 /a< 7 7
455 2e.56 41/5 5.:,71, 7C 375-
450
75-
450 n. & 4/o 37. 6 , 370 a 3-‘
45" ,5 C 35,ZS 365' 417
430 E 3/4) r4, ?e,
TOTAL i
Convert inches to feet (multiply by map scale) 1= (L) = .44e' 20 77a-0 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) ( $' ) ( 97e) ) =
( &3, ) j, 73 nearest 0.1%
2. CALCULATION OF LOT UNIT FACTOR (LUF)
LUF = (An)(1 - [0.02143(S - 10)1) = Z.
C> If the average slope is less than 10%, the LUF for the lot is equal to the net area.
14> 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
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) = 2,o z X 7r-cit-ey )6," 6®4 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 FLOOR AREA (MFA)
A. for S equal to of 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 o greater than 30%
MFA = (LUF) (5,000) _ 2 o Z y �� -) _ ��� f square feet**
I '
** If the MFA is less than 4,000 square feet (and the LUF is greater than 0.50)
use 4,000 square feet for your i\/IFA
f TOWN USE ONLY CHECKED BY
DATE _
•
REV.8/1/94
I '
Page 2 of 2
TOWN OF LOS ALTOS 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
PROPERTY ADDRESS
CALCULATED BY DATE
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
1 (Additions or Deletions)
A. House and Garage (from Part B) /1.)
:4
B. Decking 6.'73
C. Driveway and Parking
(Measured 100' along centerline)
D. Patios and Walkways 441/
E. Tennis Court
F. Pool and Decking ?ia
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS ?3jtep. e 3/4.
Maximum Development Area Allowed - MDA (from Worksheet #1) /5e)
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor .04-
b. 2nd Floor 1/ 760
c. Attic and Basement
d. Garage
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS r" ZgePr5/ 52g4)/
Maximum Floor Area Allowed - MFA (from; Worksheet #1) /O/ie
L TOWN USE ONLY CHECKED BY DATE
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Worksheet H2
•
County of Santa Clara
.� \ //
l:►)virontnrnlh►l Resources Agency �_ � �! ^n ,
Planning Office
County Government Censer, Last Wing, 7th Floor
70 West Hedding Street I 7 taro
San Jose, California 951 10-1705
(408)299-2454 FAX 279-8537 _
RECEIVED
JUN 1 1 1995
TOWN OFLOSALTOS NILLS
June 8, 1995
Linda Niles
Town of Los Altos Hills
26379 Fremont Road
Los Altos, CA. 94022
File Number: 6017 - 12 - 70 - 95LA
Site Address: 24301 ELISE COURT
Owner VIDOVICH/M1KE WISE
Specific Request: 6-7-95 LOT LINE ADJUSTMENT
The attached application is submitted to your agency/department for review and conditions. After you have
completed your review, please advise this office if the application is complete or incomplete. If the application is
complete, include any coinditions or other comments to be included in the conditions of approval. If the application
is incomplete, include reasons it is incomplete, additional information that you require and any other comments.
In accordance with the County Ordinance Code, please return your written comments by the date noted at the
bottom of this page. If no response is received by that date, it shall be deemed that your agency/department has
no conditions or comments regarding the proposed project. If you need additional time to review the proposed
project, please contact th's office at (408) 299-2454 within.the initial 15-day response time. The response time can
be extended an additional 20 days, upon request.
To discuss the project or request additional time for review, contact the, project planner, if one is noted below. If
the project planner is not noted, please contact Dennis DeMattei.
I '
The Response Datg for this application is: Fri, Jun 23, 1995 •
• •
The Project Planner for this application is: Zack Carter
• • I
I ,
Board of Supervisors: Michael 111. I IUINIa. Blanca Alvarado. tion(;unzal(•s,.4rnx's"r. Beall Jr.. Dianne McKenna
County Executive: Richard Witt l'III) J, ecce
Record No. 14702
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• ..../,• Address CityZip Phone(res/bus)
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' \-/ ) //?/6//f....-;11/
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Applicant( lent)
Address of Subject Progeny: ige) 1. ' �N D
r 205 45,a a qi' .,.''.::%. 3 —1/—0/0
�hsB�f / .. i✓D .nd
1S sde of -S74,P.' . CC. Il<, W between Site Location: (road or street) (road or street)
(north,south,��ea��st west) (road or street) ,
Existing Use of Progeny:
{/�Gl�i!^ 1. ,e—/ Access Restrictions(gab,dog,et.): /44 G
PLEASE
DENIAL OR(GRAll ANNT AY BEAREVERSED ON APPEAL NO PERMIT WILL BE N EFFECTNNT THE APPEAL PERIOD WAS EXPIRED.PRESENT AT ALL PUBLIC Ff.ARNGS.
(3)A D
The undersigned owner(s)of subject property hereby authorizes the filing of this epplication,and authorizes on-site review by authorized staff.
I certify under penalty of perjury that the foregoing is true. r ,ix,/ r
Signature of su ' owrter(s)(or appellant): /. / ,i.44.--, : °'✓,-//iii./!
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CALIFORNIAto4W44.34,t
fa
May 16, 1995
Marvin Kirkeby
Kirkeby Engineering Corp.
10950 North Blaney Avenue
Cupertino, California 95014
re: Initial Review for Completion •
Vidovich/Wise Lot 'Line Adjustment
A.P.N. 336-26-010 & A.P.N. 336-41-012
FILE #6'9-95-LLA
i
Dear Mr. Kirkeby:
The Town has reviewed your recent lot line adjustment application submittal
and has found it to be incomplete. The following items need to be addressed:
• two sets of address laberls for notification (see attached sheet for specifics)
are required to be submitted
• label right of way width for Stonebrook Drive
• label right of way width for Elise Court
• show acreages for each bordering property (see attached redline)
• reference applicable maps of record and lot numbers for bordering
properties (see attached redline)
• submit title reports for each parcel; the title reports shall be no older than 6
months
• show portions excepted from legal description for' proposed Parcel A
• show all lot lines, easements, buildings, structures, utilities, and wells that
are located on each parcel
• show the existing leach field location for the proposed Parcel B
• show a building circle NNlith 160' diameter for proposed Parcel B
• indicate existing and proposed MFA, MDA, LUF and average slope
calculations for proposed Parcel B on the plan
I i
• I
Vidovich/Wise lot line adjustment
May 16, 1995
Paget •
• show setbacks on proposed Parcel 13
• show phone numbers for Wise and Vidovich on the plan
• submit a letter from the County Planning Department indicating (1) that
they have received a lot line adjustment application for these parcels, (2)
indicating who to contact within their Planning Department in order to
coordinate both submittals (3) indicating whether the application has been
deemed complete
If the County Planning Department is requiring a letter from the Town
indicating that an application has been submitted for this lot line adjustment,
please do not hesitate to contact me so that I may accommodate your needs.
After addressing the comments listed above, please submit three revised sets
of plans for the Town to review. If the Town receives your revised plans by
• June 9, 1995, then you will tentati'ely be scheduled for the June 28, 1995,
Planning Commission meeting.
If you have any questions or comments, please do not hesitate to contact me
at Town Hall.
Sincerely,
Sheryl Kolf
Assistant Engineer
encl.
cc: John Vidovich
Michael Wise
•