HomeMy WebLinkAbout4.1 9. I
TOWN OF LOS ALTOS HILLS July 12, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE,POOL,
AND CABANA;LANDS OF CHAWLA,24289 HILLVIEW.
FROM: Susan Manca,.Planner YVl
APPROVED BY:. Curtis S.Williams,Planning Dire or
RECOMMENDATION That the Planning Commission either:
1. Approve the requested Site Development Permit subject to the attached
conditions of approval; QR
2. Direct the applicant to redesign,including further limiting the size of the
second story. .
BACKGROUND:
The Planning Commission reviewed the application for a new residence,pool,
and cabana on June 14, 1995. The Commission recommended a redesign of the
house due to the mass and bulk of the proposed residence and the location of the.
house on a visible lot. The Commission continued the application to the July 12,
1995 regular meeting to allow the applicant an opportunity to redesign the plans
to address the Planning Commission concerns:
1. Reduce the mass and bulk in the second story of the proposed
residence.
The applicant has redesigned the house to eliminate the high ceiling along
the southeast section of the house., Overall, 10 linear feet of the roofline
has been lowered by 5 feet. An additional 9 feet of horizontal roofline has
been lowered to slope up from 17 feet to 21 feet,whereas previously,the
19 foot length of roofline had a 21 foot height.. This revision achieves more
of a one story element along the southeast side of the house. As a result of
the change,the overall height of the residence has been reduced by 1 foot.
The square footage of the second story remains the same.
2. Relocate the house towards the northwest property line to move the
driveway further from the southeast property line.
The applicant has reconfigured the driveway backup and turnaround area
to move the edge of the driveway an additional 4 feet from the southeast
property line. The total distance of the driveway from the property line is
14 feet. The distance of the garage to the property line is 40 feet.
Planning Commission "
July 12, 1995
Lands of Chawla
Page 2
3. Reduce the number and area of windows along the rear elevation of the
house.
The applicant has el' Mated the side windows of the second story
bedrooms on the rea and side elevations,eliminating a total of 4 windows
on the econd story. In addition,the windows along the rear and
northwest side of th=house have been shortened by 1 foot,in order to
reduce the amount o square footage of windows on the residence. The
overall change in the square footage of windows is-12.7%.
4. Reduce the number i f skylights proposed for the residence.
The elimination of th- high ceiling on the southeast portion of the house
(as disc issed in item •1 above)resulted in the elimination of 3 skylights.
In addition, 1 skylig t was removed from the second story walk-in closet,
located near the cent:r of the house. Staff has added wording to
Condition#4 to requii e that the applicant utilize a darker variety of
opaque skylights.
5. Show proposed outdoor lighting.
The applicant has shown proposed lighting on Sheet 2 of the plans. Six
recessed downlights re shown in the portico,with 7 additional recessed
downlights along the walkway to the front door. No other lighting is
shown on the front o'the proposed residence. On the northwest
elevatio ,three reces•ed downlights are proposed,located in the roofline
above the garage doo s. One light is proposed,ion the same side of the
house,to light the sid- entrance to the garage. Six downlights are
propo4I along the r_ar elevation of the house,2 near each proposed
entrance to the house The rear porch area is to'pe lit with a number of
wall-recessed downli:hts for safe access to the outdoor areas. The gazebo
is shown to have 7 recessed downlights.
6. Reconfigure the circ lar driveway to create a safer entrance and egress
from the property.
The applicant has red-signed the entrance and egress areas of the circular
driveway to achieve a ninety degree angle to the street to create a safer
situation. The new c•I iguration is shown on Sheet 1 of the revised set of
plans.
Planning Commission
July 12, 1995
Lands of Chawla
Page 3
7. Show the location of,the,pool equipment.
The pool equipment has been shown on Sheet 1 of the plans,located to the
south of the cabana. Worksheet#2 has been revised to include the
required pool equipment. .,
DISCUSSION
The applicant has made a number of changes in accordance with the
Commission's recommendations. Some additional changes were made as a
result of the Commission's and neighbors' suggestions. The applicant has
redesigned the roofline of the building to reduce the bulk of the house. As
previously stated,this also reduces the height of the residence from 27 feet to 26
feet. The actual square footage of the second floor remains the same.
The Planning Commission had recommended that the applicant relocate the
residence closer to the northwest property line. The applicant has chosen not to
relocate the house, due to the number of neighbors abutting the northwest
property line that would be negatively impacted. The applicant has reconfigured
the driveway, as discussed above in item#2. The new driveway configuration
shows approximately 768 square feet of pavement located within the side
setback. Two hundred and twenty five square feet of driveway area has been
eliminated with the new driveway configuration. Therefore, the development
area for the proposal is reduced to 16,475 square feet. The reconfigured
drivewayprovides more area for plantingsto screen the driveway from the
southeast neighbor. Wording has been added to condition#3 to require that
special attention be given to the area between the driveway and the northeast
property line. The applicant has shown the location of the existing neighboring
houses to show the relationship of the proposed house to the existing residences.
The proposed house is centered on the lot, as shown on Sheet 1 of the plans.
The recommended changes to the square footage of windows resulted in a.
change to the second story balconies. In addition,the eaves have been increased
to provide more shading of the windows and more definition between the first
and the second stories. These changes reflect a less formal style of house than
previously proposed.
The applicant has included a preliminary landscaping plan(see Sheet 6). The
proposed landscaping includes trees along the northwest property line which
will grow to approximately 15 feet in height,to provide screening of the new
residence, as well as to maintain the amount of light entering the neighboring
properties. The proposed plantings along the southeast property line include
trees and shrubs which will mitigate the view of the driveway from the
neighboring property. The two large existing trees on the neighbor's property
Planning Commission
July 12, 1995
Lands of Chawla
Page 4
have been shown.on the lan scape plan to depict the existing screening of the
site.
The proposed fencing and tes shown on Sheet 1 of the plans do not meet Code
requirements. Wording in ondition#2 has been added to require that the
fencing and gates be review d by the Site Development Committee with the
landscape planting plan.
Staff is available to answer .ny questions that the Commission or community
may have.
ATTACHMENTS:
1. Recommended conditio of approval;
2. Revised Worksheet#2;
3. Letter from applicant;
4. Letters from neighbors( );
5. Previous staff report dat:d June 14, 1995;
6. Minutes from June 14, 19:5;
7. Development plans.
cc: Mr. Shri Chawla Ron Harris
10377 Avenida Lane R&H Associates
Cupertino,CA 95014 10091 Streeter Road
Auburn,CA 95602
Planning Commission
' July 12, 1995
Lands of Chawla
Page 5
ATTACHMENT 1
CONDITIONS OF APPROVAL (PERMIT#60-95-ZP-SD) FOR
SITE DEVELOPMENT PERMIT
, LANDS OF CHAWLA(24289 HILLVIEW)
A. PLANNING DEPARTMENT:
1. Any modifications to the approved plans shall be reviewed and
approved by the Planning Director or the Planning Commission,
depending on the scope of the changes.
2. Subsequent to framing and grading,a landscape planting plan shall
be approved by the Site Development Committee prior to final
inspection. Special consideration should be given to:
a. maintaining or replacing the existing bushes in the front of
the property,in order to maintain screening from Hillview;
b. planting between the driveway and the southeast property
line to provide adequate screening of the driveway to the
southeast neighbor;
c. planting along the northwest property line to screen the
proposed residence without blocking light to the existing
residences along the property line.
Drought tolerant and native plantings are recommended. All
fencing and gates shall be reviewed by the Site Development
Committee and shall conform to the Town's requirements. All
landscaping required for screening purposes or for erosion control
must be installed prior to final inspection.
3. Any additional outdoor lighting not shown on the plans requires
approval by the Planning Department priorto installation.
Lighting specifications shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check,if such
plans will indicate electrical installation to support new lighting.
Lightingshall be down shielded,low wattage and shall not
encroach or reflect on adjacent properties. The source of the
lighting shall not be visible from off the site. No lighting may be
placed within setbacks except for two driveway entry lights.
4. Skylights shall be constructed to reduce emittedlight, and lighting
shall not be located in the skylight wells. The applicant shall utilize
darker,opaque skylight,for all skylights.
Planning Commission
July 12, 1995 ,
Lands of Chawla
Page 6
5. Fire retardan roofing is required for the residence.
6. Paint colors s all be chosen by the applicant and approved by staff
in conformance with the Town's adopted color board and shall
exhibit a light reflectivity of 50 or less. Roofs shall use materials
which have a light reflectivity value of 1r10 or less. White trim areas
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 painting of the
exterior resid nce. All applicable structures shall be painted in
conformance ith the approved color(s)prior to final inspection.
7. t the time o foundation inspection for a bulding and prior to final
'nspection fo grading and hardscape improvements, the location,
and elevatio of the new residence, driveway, decking, pool, and
cabana shall e certified in writing by a registered civil engineer or
licensed land surveyor as being in/at the approved locations, and
elevations a proved by the Town and shown on the Site
pevelopment Plan. At the time of framing inspection for a building
and prior t final inspection for grading and hardscape
improvemen Is, the height of the building or other structures shall
be similarly certified as being at the height approved by the Town
and shown on the Sit Development plan.
8. A deed restri tion shall be recorded which states that the 6,711
square feet of floor area approved under this permit is close to the
Maximum le 1 of floor area currently allowed by the Town. The
deed restricts n will be prepared by the Planning Department, and
the signed,n tarized document shall be returned to the Town prior
to acceptance o plans for building plan check.
9. Standard sw' ming pool requirements:
a. Lights sh 1 be designed so that the source is not visible from
off-site.
b. Drainage utfall structures shall be constructed and located to
the satisfa lion of the Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides and roofed for
noise miti ation.
10. Clearance fro the Bay Area Air Quality Management District shall
be obtained p for to issuance of the demolition permit.
Planning Commission
` July 12, 1995
Lands of Chawla
Page 7
B. ENGINEERING DEPARTMENT:
,11.; 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 Hillview,Magdalena Drive and
surrounding roadways;storage of construction materials;dean-up
area (see Engineering Department for specifications)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.
12. 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,public and private roadways prior to
final inspection and release of occupancy permits and shall provide
the Town-with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check.
13. The site drainage associated with the proposed development must
be designed as surface flow wherever possible to avoid
concentration of the runoff. The proposed drainage shall be
designed to maintain the existing flow patterns. The grading and
drainage plan shall be revised to show and detail a dissipater at the
end of.the 4" p.v.c. storm drain line at a point on the property to
allow the storm flow to percolate into the property rather than to be
discharged into the public right of way and shall be approved by
the Town 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 priorto final inspection.
14. Any, and all, changes to the approved grading and drainage plan
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 shalltake, place within ten feet of any
property line except to allow access to Hillview Road.
Planning Commission
July 12, 1995
Lands of Cha la
Page 8
' 15. An erosion an sediment control plan'shell be submitted for review
a d approval .y the Engineering Department prior to acceptance of
p ns for buildi g plan check. The contractor and.the property owner
shall comply ith all appropriate requirements of the Town's
NPDES permi relative to grading and erosion/sediment control.
The first 100 feet of the driveway shall be rocked during
construction .1 d all cut and fill slopes-shall be protected from
erosion. All a eas on the site that have thenative soil disturbed
shall be protec ed for erosion control during the rainy season and
s1all be replan ed prior to final inspection.;
16. All public ti ility services serving this property shall be
undergrounde .
17. An additional 5' of right of way along Hillview Road shall be
dedicated as •ublic right of way. A legal description and plat
p.epared by a licensed land surveyor or registered civil engineer
shall be submi ed to and approved by the Engineering Department
so that the T.wn may prepare the dedication document. The
signed and not:rized dedication document shall be returned to the
Town for reco dation prior to acceptance of plans for building plan
check.
18. Upon completion of construction,a final inspection shall be set
With the Planni, g Department and Engineering Department at least
tWo weeks pri.r to final building inspection approval.
CONDITION UMBERS 3,8,11,12,13,15,AND 17 SHALL BE COMPLETED
AND SIGNED OFF BY TH : PLANNING DIRECTOR AND THE CITY
ENGINEER PRIOR TO AC 4 EPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECK BY THE BUI DING DEPARTMENT.
Properties residing within t e Los Altos School District boundaries must pay
School Districi fees before receiving their building permit from Los Altos
Hills. The applicant must t.ke a copy of Worksheet#2 to both the elementary
and high school district offi.es, pay the appropriate fes and provide the Town
with a copy of their receipts
NOTE: The Site Developme t permit is valid for one year from the approval
date (until July 12 1996). Allequired building permits must be obtained within
that year and work on items of requiring a building permit shall be commenced
within one year and complet d within two years.
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415) A
PLANNING DEP L C I VED
WORKSHEET #2 JUL — 51995
EXISTING AND PROPOSED DEVELOPMENT AREA AND FL41• �r
64S
HILLS
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME C '4c✓LA
PROPERTY ADDRESS /42..8 9 /-// vi at,/ /2o.4.o
CALCULATED BY \j, C/P,„6.4-/-s DATE 7- c—9 5-
1.
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 67//
B. Decking
C. Driveway and Parking
(Measured 100' along centerline) 500.0
D. -Patios and Walkways /8
E. Tennis Court
F. Pool,aged Decking) 2c4-a- PA-no y5 8 y
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS /‘,2475
Maximum Development Area Allowed - MDA (from Worksheet #1) / ,67g
2. FLOOR AREA (SQUARE FOOTAGE)
Existing • Proposed Total
• (Additions or Deletions)
A. House and Garage
a. 1st Floor
b. 2nd Floor /3 33—
c. Attic and Basement gy
d. Garage 7,712-
B.
&/2-
B. Accessory Buildings
a. 1st.Floor — CAs.aeM 2G. 3
b. 2nd Floor
c. Attic and Basement
TOTALS 6 7/ /
Maximum Floor Area Allowed:- MFA (from Worksheet #1) C.,7 6, z-
rt
TOWN USE ONLY CHECKED BY DATE
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Woe
l�;Y..
•
RECEIVED
= = = = JUN 281995
_ _ _ TOWN OF LOS ALTOS HILLS
ASSOCIATES
architects
•
JUNE 16 , 1995
RE: CHAWLA RESIDENCE
24289 H I LL1/I EW RD.
REVISIONS TO SUBMITTED 'L ANS. PER PL ANN I NG COMMISSION AND
NEIGHBOR COMMENTS AT J U E 15, 1995 MEETING.
I . REDUCED PAVEMENT A-EA OF DRIVEWAY TURNING AREA ALONG
SOUTHEASTPROPERTY LINE. MOVED 14' AWAY FROM PROPERTY
L INE.
2. RELOCATED SOUTH EN * OF CIRCULAR DRIVEWAY ENTRANCE TO
ACHIEVE MORE OF A - I GHT ANGLE WITH H I LLVI EW ROAD.
3. REVISED FAMILY ROO GABLE ROOF TO A LOWER PROFILE HIP
ROOF TO LESSEN ROO-/WALL AREA ( BULK) .
4. SECOND FLOOR REAR •ND SIDE EXPOSED WALL AREA WAS REDUCED
BY:
-LOWERING THE W •L L PL ATE HEIGHT 1 2' AT THE BATHROOMS
FOR BEDROOMS # I -3.
-EXTENDING THE - I RST FLOOR ROOF L INE AT REAR TO ALLOW
I T TO CLIMB FU 'THER UP THE. SECOND FLOOR REAR WALLS.
5 . OVERALL BU I L D I NG- H= I GHT WAS LOWERED BY 12' BY ROOF
MODIFICATIONS ( 2 6 ' MAX. )
6 . THE AMOUNT OF ROOF SKYLIGHTS WERE REDUCED BY 50%.
1 . WINDOW AREA WAS RE.0 CED BY: AREA
-SECOND FLOOR TOTAL
( NORTH) REAR -32 S. F. ( 19. 5%) 132 S. F.
( N. WET) SIDE - 10 S. F. ( 11. 2%) 48 S. F.
-FIRST FLOOR
REAR -34 S. F. ( 10%) 345 S. F.
SIDE - 15 S. F. ( 15%) 99. 5 S. F.
WINDOW
-TOTAL WINDOW R=DUCTION AREA
( NORTH)I REAR ( 5 43 S. F. 6 L S. F. ( 12%) 411 S. F.
( N. WEST) SIDE ( 112. 5 S. F. - 25 S. F. ( 15%) 141. 5 S. F.
8. THE HOUSE T SELF AS NOT MOVED, IT IS 42' AND 40' FROM
THE SIDE PROPERTY I NES. THE BU. I LD I NG I S CENTERED SIDE
TO SIDE.
10091 streeter rd., ste, 13 •
auburn, ca 95602
916-268-3055 •
•
VT June, 1995
Re: Lands of Chewla
24289 HI I(view Dr.
Los Altos Hills CA
94024
Chairperson of Town of Los Altos Hills Planning Commission RECEIVED
Town Hall of Los Altos Hills ., • •
26379 Fremont Road JUN 2 0 1995
Los Altos'Hills, CA 94022 TOWN OF LOS'Eros HILLS
Dear Chairperson;
Wednesday; June 14, 1995, I attended your Planning Commission meeting re. the review
of a.proposed property development of the 'Lands of Chewla' and, during the period open
to public comments I verbally presented some concerns I have re the development plans.
I now wish to document those concerns as well as add some pertinent observations
which should be considered re the referenced development.
As stated last Wednesday my wife nd I have resided for over 45 years at 24221
Hillview Drive, Los Altos (now Los Altos Hills) an address directly adjacent to the
right of the referenced property when facing the property from the street. The present
building on the referenced property is in need of major upgrading or replacement, so we
are delighted that the new owners (the Chawlas) plan major property renewal.
However, we believe that as I stated last Wednesday the following concerns should be
addressed:
(1) The garage should be turned 90 degrees so as to provide direct entrance from the
street, rather than requiring a 90 degree traffic maneuver exposing us to unwanted
noise and property encroachment from the proposed driveway into the 3-car garage.
(2) The roof height of the second story appears excessively high for our neighborhood.
All other homes on Hillview Drive are single-story low-profile homes.
In addition, I would like to make the following observations:
•
(1) The Town of Los Altos Hills was incorporated for the purpose of maintaining the •
"rural atmosphere" of the community, which I believe is still the objective in spite of
many very large homes now in the Town. The proposed development placing a large
2-story building on the property does not meet the advertised objective of a rural
environment. The architect.Is very familiar with the building codes here, since, as I
understand , he designed the large one-story home Just across the street for the
Leonard Gabrielsons. He may be overly Influenced by the desires of the new owners.
1
(2)-The present design gives te appearance of a TaJ M''aJal style hotel which disregards
the code provision of no 2-st ry structure shall be located on a knoll. The property Is
the highest point in the area and I believe fits the description of a "knolI'.
(3) May I suggest that a single story quadrangle-shaped, perhaps Spanish style, building
with a large pat! /courtyard with the swimming pool located there.be designed for this
location. This central courtyard could be fitted with a retractable_cover/roof for
protection in inclement weather. Because each side of, the rectangular building would
be relatively narrow, the roof ine height would be hell to a minimum. The pool
surrounded by thel structure w uld eliminate the safety hazards associated with en
exposed outdoor pool.
We certainly do encourage the effort to upgrade this p rfoperty, but request that all
building codes of,the Town an. neighborhood concerns be observed and enforced.
Res a tfully submitted, •
1&.e."%711/ilcrie-c_a:L2_,/
Robert Worcester
ester
24 (1),,evaXe/
Po I ly,Worcester
24221 Hillview Drive
Los Altos Hills, CA 94024-5222
12440 llilltoP Drive
Los:Altos Dille, California 94024
June 19, 1995 RECEIVE®
Mr. and Mrs. Shri Chawla JUN 2 0 1995
10377 Avenida Lane . .
Cupertino, CA 95014 SOWN OF LOS ALTOS HILLS
Re: Lands of Chawla, 24289 Hillview, Los Altos Hills
Dear Mr. and Mrs. Chawla:
My wife, Jeanette, and I are your future neighbors in the white house with the tile roof to the
left and below your property. You no doubt appreciated from the turnout of your neighbors at the
Planning Commission meeting that the neighborhood has significant concerns over the proposed
development of your lot. We would like to express our concerns in this letter so that we might
discuss them directly, rather than through the awkward venue of a Planning Commission hearing.
Our primary concern is the same as all of the other neighbors that spoke at the hearing,
namely, the overall height of the structure. The construction of a two-story house on a knoll
overlooking a one-story neighborhood will create a "Rock of Gibraltar" effect on the rest of us. This
effect cannot be mitigated by landscaping, at least not without 20-30 years of growth of significant
trees. The proposed landscaping remedy is particularly disheartening when the plans call for the
removal of two of the most significant trees on the property(evergreens in excess of 35 feet in height)
as part of the construction process. From our family room and kitchen windows, the proposed
structure is three times higherthan the existing structure, which will severely and adversely affect our
views, light (particularly in the winter months) and privacy. We appreciate the fact that you have
tried to minimize the adverse impact on our property, but there remain windows and a balcony on the
second story which overlook our property. .
All of the foregoing effects will be exacerbated by the repositioning of the house further to the
left in order to mitigatethe driveway effects on the neighbor to your right. It was clear at the meeting
that your daughter understood this fact, and we appreciated her consideration in this regard.
Hopefully the driveway issue can be addressed without increasing the impact of the house on the
neighbors below you.
As unanimous as your neighbors were in expressing their disquiet over the height of the
proposed house, we were uniform in our praise of the attractiveness of the design in the replacement
of the neighborhood's biggest eyesore.. Yours is a beautiful lot that deserves a spectacular structure,
and the proposed design will certainly be spectacular. We cannot understand, however, why it cannot,
be kept to a single story. As we review the figures, it is permissible to build a 6,700 square foot
structure on a single level. Assuming that the Planning Commission would allow you no relief from
the Maximum Development Area limitations(which the neighbors would prefer to a second story),
changing the design to a single story would cost you approximately 1,200 square feet or 12% of your
proposed driveway and deck development. This seems to be a small compromise in order to preserve
the essential character of the neighborhood and alleviate the concerns of your neighbors. You would
iso Hilltop Dries 1024 .
.s Altos Hills, California 9
still have the best property and bet views in the neighborhood without adversely impacting the
quality of life or the views of you neighbors.
•
Given the omplicated nat re of the planning process, there may be technical reasons why
such a large house on a single lev:l will not work. In that case,we would suggest that you take the
existing design and convert it to a "reverse floor plan", placing the upstairs two bedrooms below the
master bedroom rather than abov: it. In this way, the house would appear to be a single story to
virtually all of your,neighbors. Al hough we would still see both stories from our house, the
reduction in the overall height of she structure would be a significant improvement. Finally, the lot
falls away to the back and left of tl e property, and the repositioning of the bedrooms in this location
conforms to the n tural contours of the property.
When your neighbors dire.tly across the street sought to expand their house to nearly 6,000
square feet, they were concerned .bout the impact on their neighbors of such a large structure. They
utilized this "revere floor plan"-a p proach to achieve their square footage desires without adversely
affecting their neighbors. The sin:le greatest beneficiary of this considerate approach was your
property, which, as a result, conti sues to enjoy unobstructed views of the foothills. Would it not be
ironic if you adversely affected the it property with a two-story structure when the same "reverse floor
plan" approach would meet both F arties'needs?
It does not often occur th. a human being is given the opportunity to define the essential
nature of his or her, relationship th a community in a single action, the consequences of which are
irreversible for as long as you rem n a part of that community. We would urge you to listen and
respond to the misgivings express-(1 by every single neighbor who is proximate to the proposed
structure. This is your opportune , toidentify the kind of neighbor that you want to be.
We are sure you will be pl ased to hear that the second biggest eyesore in the neighborhood,
the flat, black roof on one end of our house, will soon be replaced by a tile roof to match the rest of
. the building. The black roof must be particularly unattractive from your property, but the
construction project will start sho ly and will be completed prior to your move into your new home.
Please feel free to discuss ny of these thoughts with me or Jeanette. Our home telephone
number is 948-6629, my work tel:phone number is 354-4146 and Jeanette's work telephone number
is 288-3130. Jeanette, by the way is pregnant with twins and we hope your youngest daughter has
future babysitting aspirations.
Very truly yours,
4,74.,
• 43L----
Robert P. Latta
cc: Neighbors
Planning Commission
• Joanne and Alan Vidinsky
24250 Hillview Road
Los Altos Hills, CA 94024
Planning Commission
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
RE: Lands of Chawla, 24289 Hillview.
•
June 15, 1995
Dear Planning Commission:
We have lived in our home on Hillview Road for 14 years. During that
time we have enjoyed a lovely setting with vistas, rolling hills, low profile
homes in a rural atmosphere, and good relations with our neighbors.
Currently we are faced with the dilemma of a large home being built on
the knoll top property directly across from our home. We do wish to continue
to be good neighbors and welcome the Chawla's to our community. We hope that
our concerns as long time residents are not personally insulting to the
Chawla's. However, after attending the Planning Commission meeting of June
14th, walking the property and the foot print, viewing the height of the poles,
speaking with concerned neighbors, reviewing the plans available at Town Hall,
and mulling this over carefully, we find it necessary to ask the Planning
Commission to take the following issues into consideration before approving the
plans for this residence.
1. The bulk and size of this plan on such a visible lot in a neighborhood of
low profile homes.
2. The amount of light that will be visible throughout the neighborhood from a
large structure perched on top of this knoll.
3 . A review of the outside lighting plan before approval, with special
attention to the portico, entry way, and hardscape lighting.
4. The light visible from the skylights.
5. The impact on the privacy of the families in the lots below the knoll.
6. The dangerous location of the driveway entrances on the hillside.
We thank the Planning Commission for listening to us and to the five
other neighbors present at the June 14th meeting. Certainly there is a
reasonable way to satisfy the community's concerns and provide the Chawla's
with the lovely home in which they wish to live.
incerely, /2' -----/LO
AA .
oanne and Alan Vidinsky Qnl
941-8836 J"
cc: Town Council •
,. .
. . 9.a-
TOWN OF LOS ALTOS HILLS June 14, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE,POOL,
AND CABANA;LANDS OF CHAWLA,24289 HILLVIEW.
FROM: Susl n Manca,Planner yfl
•
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit subject to the attached
conditions of approval.
BACKGROUND:
The subject property is lot 17 in the Hillhaven subdivision, Book'Y',page 20 and
21. The lot is located on the northeast side of the street and developed with a
single story residence. Thereare no significant trees on the property.
DISCUSSION
Site D ta:
Net Lot Area: .13 acres
Average Slope: 0.1%
Lot.Unit Factor: .1
Floor Area and Dev:lopment Area:
Area Max. Prop. Exist. . Incrs. Remaining
Devel. 16,878 6,700 0* 16,700 +178
Floor 6,762 6,711 0* 6,711 +51
*Existing structu es to be demolis ed.
The applicant requests approval of a Site Development Permit for a new .
residence,poo , and cabana The existing house and shed are proposed to be
demolished and the existin: circular driveway will be slightly reconfigured to be
utilized with tie new reside ce. The section of driveway closest to the house will
be located closer to the hou-e and further out of the setback. This allows for
additional planting in the front of the house.
• 'Planning Commission
June 14, 1995
Lands of Chawla
Page 2
The proposed residence and cabana have 6,711 square feet of floor area,leaving
51 square feet available for further additions. A condition has been added
requiring a recorded deed restriction on the property stating that the floor area is
close to the maximum floor area allowed:on the lot. The proposed development
area on the lot is 16,678 square feet,leaving 178 square feet for further
development on the lot.
•
The new residence is a two-story structure,with the second floor covering
approximately 28%of the first floor. The second story is stepped in on the sides
of the house,with no second story over the garage and an attic area over the
easterly portion of the.second story. The maximum height of the house on a
vertical plane is 27 feet. A portico is proposed in the front of the house. Story
poles have been erected on the site for the Commissioners' review.
There:are a number of architectural features proposed,such as bay windows and
numerous roof lines. Exterior materials for the house will consist of stucco siding
with stucco trim and a grey tile roof. The proposed residence is designed in a
more formal style than the majority of the homes in this neighborhood. The
majority of surrounding properties are developed with single story,ranch style
homes.
The subject lot is visible from the surrounding neighbors as well as from nearby
hillsides. A number of skylights are proposed on the second story. The
immediate neighbors will not be affected by the new skylights as this lot is on a
slight knoll compared to the neighboring lots. The houses on nearby hillsides are
on similar elevations as this lot and will probably not be affected by the proposed
skylights. Condition#4 has been added to Attachment#1 to require that
skylights be constructed to reduce emitted light.
The garage will face the easterly property line,oriented away from the,street.
The driveway will provide access to the residence from Hillview Road. There
will be 5 on-site parking spaces: 3 in the garage and 2 spaces located in front of
the house,outside of the front setback. All parking areas proposed for the site
have adequate turnaround.space. As proposed, approximately 12% of the
driveway pavement is in the setbacks, excluding the areas of ingress and egress
within the front setback.
The first sheet of the plans shows the roof of the portico located within the front
setback. The second sheet shows the roof located out of the setback. As the Code
restricts any portion of a structure to encroach into the setback area, condition#7
has been added to require that the entire structure remain out of the setbacks.
The applicant proposes that the pool to be located in the rear area of the house.
The pool decking encroaches 5 feet into the rear setback. This is within the
parameters of the Town Code.
• • Planning Commission
June 14, 1995
Lands of Chawla
Page 3
The proposed grading on the site includes a total of 1,400 cubic yards of cut and
fill: 880 cubic y rds of cut an. 520 cubic yards of fill. A portion of the rear yard is
proposed to be cut and file• to allow for the swimming pool. The export on the
lot is 360 cubic yards.
The cabana will be located t. the southeast of the pool. The floor plan of the
cabana shows a proposed ki hen facility in the cabana The applicant has stated
that this area is planned as a •ar only,therefore,it will not meet the definition of
a secondary unit. In additio , the square'footage of the cabana is less than the
minimum allovrable for livin: units according to the Uniform.Building Code.
The plans show an iron fenc: and gates proposed for the front property. The
height of the pillars and the umber of lights proposed do not meet Code
standards. Fences are traditi.nally reviewed with landscape plans by the Site
Development Committee. St:ff has redlined the plans to show that the fence is
not approved v\4th this appli ation. Wording has been added to condition#2 to
require that the fence be revi••wed by the Site Development Committee with the
landscape plan and that the f-nce shall meet the Code requirements for fences
and lighting.
The Los Altos County Fire Pr.tection District had no recommended conditions.
The Pathways Committee ha no request for this project. The Environmental
Design Committee recomme ds that the home be redesigned as a single story
house to match the other ho es in the neighborhood. lin addition,earthtone
colors of a mid range reflecti ity value should be utilized and no outdoor light
fixtures that are visible offsit: should be allowed. The Committee also f
recommends keeping the shr bbery in the front of the house along Hillview for
screening purposes. Staff ha- added wording in Condition#2 to recommend
that special consideration be 'ven to the proposed plantings within the front
setback to obtai ;;
n adequate sc eening of the house from the street.
Staff is available to answer a y questions that the,Commission or community
may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet# ;
3. Development plans. -
cc: Mr. Shri Chawla Ron Harris
10377 Avenida Lane R&H Associates
Cupertino,CA 95014 10091 Streeter Road
Auburn,CA 95602
•
- Planning Commission
June 14, 1995
Lands of Chawla
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR
SITE DEVELOPMENTPERMIT
LANDS OF CHAWLA 24289 HILLVIEW
A. PLANNING DEPARTMENT: ,
1. : Any modifications to the approved plans shall be reviewed and
approved by the Town Planner or the Planning Commission,
depending on the scope of the changes.
2. A.landscape.planting plan shall be approved by the Site
Development Committee prior to final inspection. Special
consideration should be given to maintaining or replacing the
existing bushes in the front of the property,in order to maintain
screening from Hillview. Drought tolerant and native plantings are
recommended. All fencing and gates shall be reviewed by the Site
Development Committee and shall conform to the Town's
requirements. The Site Development Committee may require a
cash deposit, a landscape maintenance agreement,or other security
to assure that the approved landscape is planted and maintained.
3. Any outdoor lighting shall be:approved by the Planning
Department prior to acceptance of plans for building plan check . Any
additional landscape lighting shall be approved with the landscape
planting plan by the Site Development Committee.
4. Skylights shall be constructed to reduce emitted light, and lighting
shall not be located in the skylight wells.
5. ' Fire retardant roofing is required for the residence.
6. Paint colors shall be chosen by the applicant and approved by staff
in conformance with the Town's adopted color board. Color
samples shall be submitted to the Planning Department for
approval prior to painting and prior to.final building inspection.
7. The portico shall be constructed-as shown on sheet 1.(page 2)of the
site development plans to keep the entire portion of the portico out
of the front setback.
8. Two copies of a grading and construction operation plan shall be
submitted by the property owner for review and approval by the
' - Planning Commission
June 14, 1995
Lands of Chawla
Page 5
City Enginee• and Planning Director prior to acceptance of plans for
building plan .heck. The grading/construction operation plan shall
address truck traffic issues regarding dust,noise,and vehicular and
pedestrian tr.ffic safety on Hillview,Magdalena Drive and
Surrounding oadways;storage of constiruction materials;clean-up
area (see Eng' eering Department for specifications) placement of
6anitary facili;es;parking for construction vehicles;and parking for
construction •ersonnel. A debris box (trash dumpster),shall be
placed on site for collection of construction debris. Arrangements
must be mad: with the Los Altos Garbage Company for the debris
box,since the have a franchise with the Town and no other hauler
is allowed wi• 'n the Town limits.
9. The property •wner shall inform the Town of any damage and
shall repair a y damage caused by the construction of the project to
athways,pri ate driveways,public and private roadways prior to
final inspecti• and release of occupancy permits and shall provide
the Town wit photographs of the existing conditions of the
•
roadways an. pathways prior to acceptance of plans for building plan
check.
10. A deed restric 'on shall be recorded which states that the 6,711
Square feet of oor area approved under this permit is close to the
maximum lev-1 of floor area currently allowed by the Town. The
deed restricti.n will be prepared by the Planning Department, and
e signed,no arized document shall be returned to the Town prior
to acceptance o plans for building plan check.
11. Standard swi ming pool requirements:
a. Lights sha 1 be designed so that the source is not visible from
off-site.
b. Drainage •utfall structures shall be constructed and,located to
the satisfac 'on of the Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipmen shall be enclosed on all four sides and roofed for
noise mitig.tion.
12. Clearance fro the Bay Area Air Quality Management District shall
be obtained pr or to issuance of the demolition permit.
' 'Planning Commission
June 14, 1995
Lands of Chawla
Page 6
B. ENGINEERING DEPARTMENT:
13. The site drainage associated with the proposed development must
be designed as surface flow wherever possible to avoid
concentration of the runoff. The proposed drainage shall be
designed to maintain the existing flow patterns. The grading and
drainage plan shall be revised to show and detail a dissipater at the
end of the 4" p.v.c..storm drain line at a point on the property to
allow the storm flow to percolate into the property rather than to be
discharged into the public right of way and shall be approved by
the Town 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 approval.
14. Any, and all, changes to the approved grading and drainage plan
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 access to Hillview Road.
15. 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 approval.
16. All public utility services serving this property shall be
undergrounded.
17. The location, height and elevation of the proposed new residence,
driveway, decking, pool, and cabana shall be certified in writing by
a registered civil engineer or licensed land surveyor as being in the
locations, heights and elevations approved by the Town and shown
on the Site Development Plan.
18. An additional 5' of right of way along Hillview Road shall be
dedicated as public right of way. A legal description and plat
prepared by a licensed land surveyor or registered civil engineer
• -. • Planning Commission
June 14, 1995
Lands of Chawla -
Page 7
shall be submi ted to and approved by the Engineering Department
so that the Town may prepare the dedication document. The
signed and no arized dedication document shall be returned to the
town for recordation prior to acceptance of plans for building plan
check.
19. Upon completion of construction,a final inspection shall be set
with the Pla ng Department and Engineering Department at least
t o weeks prior to final building inspection approval.
CONDITION NUMBERS 3 8,9,10,13,15,AND 18 SHALL BE COMPLETED
AND SIGNED OFF BY TH PLANNING DIRECTOR AND THE CITY
ENGINEER PRIOR TO AC i EPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECK BY THE BU ILDING DEPARTMENT.
Properties resi�in within the Los Altos School District boundaries must
P g i pay
School District fees befor: receiving their building permit from Los Altos
Hills. The applicant must take a copy of Worksheet #2 to both the elementary
and high school district offi es,pay the appropriate fees and provide the Town
with a copy of heir receipts
NOTE: The Site Developme It permit is valid for one yrar from the approval
date (until June 14, 1996). Al required building permits must be obtained within
that year and work on items of requiring a building permit shall be commenced
within one year and complet,d within two years.
. i.
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415)941-3160
PLANNING DEP e(di emf-a,
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME CV/Au/LA.
PROPERTY ADDRESS /4L 8 9 N,L1V,crtt, /2o.ao
CALCULATED BY J C/P,,,,Pte' s DATE 4-/7- 9 5
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 67/ /
B. Decking -
C. Driveway, and Parking /
(Measured 100' along centerline) ' 5225,/
D. Patios and Walkways /B O r%
E. Tennis Court
F. Pool,and Decking) ?cam PAT'o 1/ 8 }/
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS /C,-70 n
Maximum Development Area Allowed - MDA (from Worksheet.#1) / / 7g
2: FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
• (Additions or Deletions)
A. House and Garage
a. 1st Floor 4'2 f ✓
b. 2nd Floor /3 36-
c. -Attie-arcet•B•asenleAt, 0 ,7
d. Garage oo,;')2rr-� 11' hsu�^ 7L/2_ e'k.
eA.
B. Accessory Buildings
a. 1st Floor - c":4 64 2 G 3 7
b. 2nd Floor
c. Attic and Basement •
TOTALS G 7/ /
Area Allowed - MFA (from Worksheet #1) I 60,7 2 1
Maximum Floor l
TOWN USE ONLY. ' CHECKED BY Yl 'DATE Coj-7/g
er
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLANNING/Worksheet 12
Planning Commission Minute• Approved 6/28/95
June 14, 1995
Page 7
AYES: Chair . . Schre' er,Commissio• - ottlieb,Cheng,Stutz&Doran
NOES: None
ABSENT: Commissio • = 'il &McMahon
This applic. . can either be ap•ealed to • - ity Council or return to the Planning
Commi ion for redesign.
4.2 LANDS OF CHAWLA, )4289 Hillview Road (60-95-ZP-SD); A request for a Site
Development Permit for a new residence and a pool.
Commissioner Gottlieb steppe• down as she is a resident within 300 feet. Staff had
nothing further to add to the st.ff report. Commissioner Doran noting the portico
appearing in the setback,sugg_sted that staff not accept plans that have structures in
the,setback then conditioning tie removal of same (#7). Fool equipment location to be
added to the conditions of app oval (11.e ..."to be located outside of the setbacks.").
Garage stakes were discussed a. well as a letter being received from a neighbor,
Elizabeth Mackey.
OPENED PUBLIC HEARING
Ron Harris, 10091 Streeter Roa•,Auburn,architect, discussed the portico not being in
the setback,the garage stakes; sing the existing driveway which appears to be close to
neighbors on the right;possibl reducing the area of pavement;the two story area; and
the house sitting on a small kn. .
Bob Worcester,24 21 Hillview P rive,next-door neighbor,requested the garage face the
other way so they will.not.have the driveway coming by their bedrooms. He was also
concerned with die height of thr building and being at the highest point in the area.
This was a one-story neighborh••d. He liked the overall design. It was noted that the
address had previously been ch;nged. His final comment was that any house would be
an improvement over what is t ere presently.
Bob Latta, 12440 Hilltop Drive, 'n back,to the left of applicant's property,also noted
that the current house is an eye .ore. The current design i great. The only good thing
about the existing shouse is the o e story,flat roof so it is down very low. The proposed
house will be very)tall on a pro 'vent knoll. He was concerned with the privacy effect
on his property;the second stor looking down onto his family room and kitchen. This
is mitigated somewhat by two 1.rge Pine trees on the site. He requested that the Pine
trees remain or shielding trees b- planted. He further dis cussed water flowing from the
applicant's property onto his pr o perty.
Lyndell Vandyke,x12410 Hilltop Drive,corner lot below this project,was concerned
with the height of the new hous huge privacy issues;and house as placed on the site
will block light onto his property .
Planning Commission Minutes Approved 6/28/95
June 14, 1995
Page 8
Joanne Vadinsky,24250 Hillview,neighbor across the street,noted concerns were.
setback requirements being adhered to;the lights in portico;height requirements met;
the help of landscaping;pillars and fencing;and lighted skylights.
Carol Gottlieb,24290 Summerhill,noted her property receivesall the drainage from
Hilltop. She discussed the drainage as shown on the plan which brings all the drainage
from the back out to the front,down Hillview which does not have any drainage
ditches,then shooting off to Hilltop and onto her property.
BJ Chawla,applicant,discussed privacy from both their property and their neighbors
and the proposed skylights.
CLOSED PUBLIC TESTIMONY
Discussion ensued. It was noted that the overall height of the portico was between 10-12
feet and the overall height of the house will be 27 feet in the center of the house.
Chairman Schreiner.noted some concern regarding this very visible knoll and the
project towering over the area. In the Environmental Design report,they recommended
a one story structure to lessen the impact as the proposed design will change the
character of the neighborhood. The second story windows,privacy and skylights were
discussed.
Commissioner McMahon was concerned with the bulk and mass appearance (steepness
of roofs);side elevation okay;problem with the rear elevation;and 70% of the second
floor wall is glass. Commissioner Stutz felt the roof was much higher then need be. It is
a lovely house,however it will be very visible (should require one story). She
suggested that the house be moved over at least 5 feet to the left so not to impact the
neighbor to the right;change the front driveway for safety which would also decrease
the amount of paving;and there should not be any encroachment into setbacks.
Commissioner Doran noted that if they have the spacetostay out of the setbacks and
you do not have a constricted lot,they should do so. Other concerns were the impact
on neighbors;drainage (#13);and bulk and mass. Commissioner Cheng agreed with
Commissioner Doran. She discussed circular driveway with both openings inside the
setback and perpendicular. She was not opposed to a two story as long as the bulk and
mass was kept down. Commissioner Stutz noted that any property that drops off on all
four sides from the top is on a knoll. Commissioner McMahon asked if the second.floor
which is only a third of the building could occupy the middle third of the first.floor
instead of the right or left? Commissioner Stutzsuggested moving the house back to
the 30 foot setback line (back area). They would not have to worry about the visibility -
because they would be at the level of their neighbors. .
Planning Commission Minut:s Approved 6/28/95 .
June 14, 1995
Page 9
MOTION SECONDED AND ASSED: Motion by Commissioner Doran and seconded
by Commissioner McMahon • continue the Site Development Permit for the a new
residence for a redesigntoth= July 12, 1995 meeting addressing the concerns and
suggesting incliding the driv way design,reducing the number of exterior light
fixtures with an example of li:ht fixture to be used;reduce the bulk and mass;height;
balancing the project on the 1•t;and moving the house 5 feet to the left :
AYES: Chairman Schre er,Commissioners •
NOES: None
ABSENT: Commissioner F
Brief break at 9:35 p.m.
4.3 I XTEL COMMUNIC • TIONS (Lands of Fenwick),28011 Elena Road (108-947/
CU' • A request for a I onditional Use Permit for the construction and open :on
of an fanned teleco unications transceiving facility.
Chairman Schrein stepped d awn from the hearings as She is an adjacent •eighbor.
The meeting was •ed over o Vice-Chair McMahon. The staff had n• . 'ng further to
add to the staff report. he Pl.nning Director noted he had a conver :tion with the City
Attorney regarding reg ng the number of such facilities. The ' Attorney advised
against limiting the numbe •f companies or number of sites p- • company. Through
the Conditional Use Permit p •cess, the Planning Commiss'.n has thediscretion in
each case to detemine if at an ••int an application is exp ,.ssive in terms of its impact
or redundant or ecessary i ter 's of adding additi• al value to the community.
Mrs. Davis noted a revised site plan •'ch has bee .rovided to the Commission along
with additional information su•miffed b the ap. s cant. he discussed the changes by
the applicant which included a parking sp. e ' X 20' minimum) off of the existing
driveway for the maintenance Is erson the : on the eqiiipment,etc. so they can park
there and walk ink. The Fenwic s prefer • •t hay': g any paved driveway to the
equipment site. Commissioner Gottli,• noted tha 's property was under the
Williamson Act aking if this p op- was limited t• hat was placed on it. She also
asked if there were any conser . ion easements in this . ea. Mrs. Davis responded no.
At this time,it was not clear ' 0 ere were any conflicts wig•, the Williamson Act. Staff
will review. The number • 'o er facilities in Town was dis .ssed: three utility
companies using iihe Ti - n pro•erty near the Town ring; ano -r facility at the water
tank site on La Cres , and one :t Foothill College. The issue of a ommercial
enterprise"was d':cussed previ•usly when Nextel came in original when they were •
proposing to • a site on Gert Lane. The Attorney had researched t''• question and
Council wa .sked for an inter•retation. They determined that Nextel ha a right to
apply an• it was a use that wo ld be under the category of public service. was staffs
opinio• that Nextel and other 1' e facilities do not have the same rights as ha adio
ope••tors in that the Commissi•n has the discretion to deny one of these facilitie The