HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS November 8, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FORA NEW RESIDENCE AND POOL
AND A VARIANCE TO ALLOW GRADING OVER THE PROPERTY LINE;
LANDS OF LOHR(KELLMAN); 12109 OAK PARK COURT.
FROM: Suzanne Davis,Planner GID
APPROVED BY: Curtis S. Williams,Planning Dire
RECOMMENDATION That the Planning Commission:
1. Make the findings as required by Section 10-1.1107(2)(b) of the Zoning
Ordinance for the granting of a variance; and
2. Approve the Variance and Site Development Permit, subject to the
attached conditions of approval.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this
application for a new residence has been forwarded to the Planning Commission
for review and approval. Criteria for review pursuant to the code include
grading, drainage,building siting,landscaping,pathways, and outdoor lighting.
A variance is required as Section 10-2.407 of the Site Development Ordinance
specifies that no grading is permitted within ten feet of property lines, and the
applicant is proposing to grade over a property line to install a driveway.
BACKGROUND
The subject property is lot 4 of the McCulloch Subdivision (Stonebrook), which
was approved in 1988. The property is located on the north side of Oak Park
Court, with the rear of the lot abutting two properties with access from Priscilla
Lane. The property to the west is developed with a residence which was
completed earlier this year. Undeveloped properties to the east and south are
also part of the Stonebrook Subdivision: There is a 30 foot wide storm drain
easement along the rear property line. A 15 foot wide access easement across the
southwest corner of the lot continues along the northerly property line of lot 3 to
Oak Park Court. This easement was provided as a secondary access to the storm
drain system that serves the subdivision. However, existing grades are steep
enough that the easement cannot be utilized by the Town. The City Engineer has
determined that a secondary access is not necessary and the easement will be
vacated (abandoned)by the Town.
4
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 2
While some of the lots within the subdivision have specific development
restrictions, there are no conditions of approval affecting this lot in that regard.
There is however, a condition which requires that the interior noise level of the
new residence not exceed 45 dB. A condition of approval has been included
requiring that a noise consultant verify this prior to final inspection. The
subdivision conditions also require a supplemental lot specific geotechnical
investigation, which was provided by the applicant and reviewed by the Town
Geotechnical consultant.
DISCUSSION
Site Data:
Net Lot Area: 1.16 acres
Average Slope: 10.k4%
Lot Unit Factor: 1.1
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 17,082 10,107 -0- 10,107 +6,975
Floor 6,878 4,828 -0- 4,828 +2,050
Site and Architecture
The applicant is requesting approval of a site development permit for a new
residence with an attached three car garage and a swimming pool and spa. The
proposed residence will be a one story structure with a maximum height of 21
feet as measured from the existing grade. Exterior materials will consist of stucco
siding,wood trim and window shutters, and concrete tile roofing. No skylights
are proposed. Exterior colors have not yet been decided on. Condition #7
requires approval of the exter or colors in conformance with the Town's adopted
color board.
Driveway &Variance I
The driveway is shown on th site plan to be 14 feet wide as recommended by
the Fire Department. The three garage spaces and one open space near the
garage provide a total of four on-site parking spaces as required by the code.
The lot slopes down from th road along the entire frontage. The driveway is
proposed in the least sloped area. In order to put in a driveway without an
extensive retaining wall, the pplicant is proposing to grade over the property
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 3
line onto the adjacent lot. A variance iso required since the Site Development
Ordinance specifies that no grading is permitted within ten feet of property lines.
J. Lohr Properties owns the adjacent lot:and has no objection to a variance to
allow the grading for the driveway. The applicant will also grant a slope
easement to allow access for maintenance of the driveway. The applicant has
submitted an alternative design for the driveway which would not require
grading within ten feet of the property kine. However, this alternative would
require an 82 foot long retaining wall IT to four feet high along the driveway.
Staff believes that the applicant has placed the driveway in the best location, and
recommends approval of the variance so that the driveway may be installed
without the long retaining wall. Attachment 1 is the recommended findings for
the granting of the variance. The Town would need to issue an encroachment
permit for minor grading within the right-of-way for the driveway construction.
Engineering &Geotechnical Review
The Engineering Department has reviewed the plans and has recommended
conditions of approval as specified in Attachment 2. Grading includes 775 cubic
yards of cut and 700 cubic yards of fill. The excess 75 cubic yards will be
removed from the site. The Engineering Department will review and approve
the final drainage and grading and any deficiencies will be required to be
corrected prior to final inspection.
The Town Geologist has conducted a review of the plans and geotechnical
reports and has visited the site. The recommendation for approval of the project
is subject to conditions (see Attachment 2). Some supplemental work was
required for the foundation design. The applicant has already submitted the
requested geotechnical information, and it has been forwarded to the Town
Geologist for review. The foundation details must be approved by the Town
Geologist,prior to acceptance of plans for building plan check.
Other Comments
Los Altos Fire Department has requested a 14 foot wide driveway, as shown on
the site plan. In addition, the driveway must be designed to support fire
apparatus, and must be an all weather surface. The Fire Department's
recommended conditions are included in Attachment 4.
The Pathways Committee recommends that the existing Type IIB path be
rehabilitated as necessary (see Attachment 5). In addition, the driveway shall be
roughened where it crosses the path (this is shown on the site development
plan). The Engineering Department will inspect the path and will require any
necessary work to be completed prior to final inspection.
Planning Commission
November 8, 19p5
Lands of lohr (Kellman)
Page 4
The Environmental Design Committee (EDC) had no comments on the project.
There is one heritage oak tree on the site which will not be affected by the project.
No other unusual natural fe tures exist on the site. The EDC will review.the
landscape plan when it is sub 'tted. The landscape review will be important for
this property since there is li tle existing vegetation to provide screening of the
new residence and pool fromurrounding properties.
s.
The proposed project is we 1 below the allowable MDA and MFA and is in
compliance with the design uidelines and the requirements of the zoning and
site development ordinances. Staff is available to answer any questions that the
Commission or the public ma have.
ATTACHMENTS
1. Variance Findings
2. Recommended conditi ns of approval
3. Letter from William Cotton &Associates dated October 25, 1995 (one
page)
4. Letter from Los Altos Fre Department dated October 5, 1995 (one page)
5. Pathway Committee recommendation dated October 23, 1995 (one page)
6. Applicant's variance f dings
7. Letter from J. Lohr Pro erties consenting to grading on lot 5, and granting
of a slope easement
8. Alternate Driveway De ign(one page)
9. Worksheet#2
10. Development plans: sit plan,floor plans, sections,elevations and roof
plan(five sheets)
1
cc: Jeff&Adele Kellman
974 Yorkshire Drive
Los Altos CA 94024
Jerry Lohr
J. Lohr Properties
2021 The Alameda. Suite 430
San Jose,CA 95126
Susan Roberts
Giuliani &Kull
20431 Stevens Creek Boulevard, Suite 230
Cupertino, CA 95014
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 5
ATTACHMENT 1
RECOMMENDED FINDINGS FOR VARIANCE
TO GRADE OVER PROPERTY LINE
LANDS OF LOHR(KELLMAN) - 12109 OAK PARK COURT
1. Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property of
privileges enjoyed by other properties in the vicinity and under identical zoning
classification.
The property has a relatively steep slope along Oak Park Court, and
grading over the property line will allow a driveway to be installed with
less disruption to the slope, and less grading. Grading over the property
line will also eliminate the need for a lengthy retaining wall, and the
driveway will be much less obtrusive for future residents on the adjacent
property and across the street. The proposed plan will allow a driveway
to be installed which better fits the site and surroundings, and one which
is safer and more easily maintained. The granting of the variance will
allow the property owners to have a driveway similar to those found on
most other properties in the surrounding neighborhood.
2. Upon the granting of the variance, the intent and purpose of the applicable
sections of the Zoning Ordinance will still be served and the recipient of the
variance will not be granted special privileges not enjoyed by other surrounding
property owners
The intent and purpose of the Zoning Ordinance will still be served
because the grading to be done within ten feet of the property line will be
confined to a relatively small area in the northeasterly corner of the lot.
The remainder of the grading associated with the project will not encroach
into the ten foot area along property lines. The granting of the variance
would not provide the owners of the property with any special privileges
or allow installation of improvements that are not enjoyed by other
residents in the area.
Planning Comn ission .
November 8, 19195
Lands of lohr (Kellman)
Page 6
3. The granting of such variance will not be materially detrimental to the public
welfare o injurious to tie property, improvements or uses within the immediate
vicinity and within the same zoning district.
The driveway will be clonstructed so as to be similar to driveways on other
properties in the surrounding area, and the project meets or has been
conditioned to meet all other applicable Town codes and policies.
Grading over the property line will allow a safer driveway to be installed
and will not adversely affect any other properties. In fact the proposed
driveway will be aesth tically better without a long retaining wall.
4. The variance will not au horize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel of property.
The proposed single amily residence and driveway will be similar to
those on other prope ties in the neighborhood. The driveway is an
integral part of the play ns as it will provide access to the new residence,
which is a permitted use in the R-A zoning district.
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 7
ATTACHMENT 2
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE
LANDS OF LOHR(KELLMAN) - 12109 OAK PARK COURT
A. PLANNING DEPARTMENT:
i
1. Any other changes or modifications to the approved plans shall be
approved by the Planning Director or the Planning Commission,
depending upon the scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion
control plan shall be reviewed by the Site Development Committee.
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. All landscaping required for
screening purposes or for and,
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 or four 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. The 40-inch Coast Live Oak shall be fenced at the dripline prior to
commencement of any grading or construction. The fencing shall
be of a material and structure to clearly delineate the dripline.
Town staff must inspect the fencing prior to issuance of any building
permits. The fencing must remain throughout the course of
construction. No storage of equipment, vehicles or debris shall be
allowed within the driplines of the oak tree.
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 8
5. Skylights, if uti ized, shall be designed and constructed to reduce
eitted light. o lighting may be placed withi
mn the skylight wells.
6. Fire retardant r offing is required for the residence.
I
7. Paint colors sh 1 be chosen by the applicant and approved by staff
in conformance with the Town's adopted color board, and shall
elhibit a lightreflectivity value of 50 or less. Roofs shall use
materials whic have a light reflectivity value of 40 or less. White
trim area shoul be minimized, particularly on large surfaces such
as doors, col ns, railings, and trellises. ' A color sample shall be
submitted to t e Planning Department for approval prior to
painting of the xterior of the residence. ;All applicable structures
shall be painted in conformance with the approved color(s) prior to
final inspection.
8. At the time of f undation inspection for the house, the location, and
elevation of th new residence shall be certified in writing by a
registered civil ngineer or licensed land! surveyor as being in/at
the approved 1 cation and elevation shown on the approved site
development plan. At the time of framing, the height of the
st lucture shall ke similarly certified as being at the height shown on
the approved site development plan. The hardscape, driveway and
pool locations shall also be certified at time of installation.
9. Any outdoor lighting requires approval by the Planning
Department pri r to 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. Lighting shall be down
shielded; low wattage, shall not encroach or reflect on adjacent
properties, and the source of the lighting shall not be visible from
off the site. No lighting may be placed within setbacks except for
two driveway o entry lights.
10. The constructio of the house shall be such that the interior noise
levels do not ex eed 45 dB ldn. Noise measurements performed by
a noise consult nt (chosen by the applicant and approved by the
Town)verifying that this has been accomplished shall be submitted
to the Town for pproval,prior to final inspection.
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 9
B. ENGINEERING DEPARTMENT:
11. As recommended by William Cotton & Associates in their report
dated October 25, 1995, the applicant shall comply with the
following:
a. The project geotechnical consultant shall complete a site-
specific foundation investigation the results of which shall be
reviewed and approved by the Town Geologist, prior to
acceptance of plans for building plan check.
b. The project geotechnical consultant shall review and
approve all geotechnical aspects of the project and
summarize the results of their plan review in a letter to be
submitted to the Town, prior to acceptance of plans for building
plan check.
c. The project geotechnical consultant shall describe the results
of inspections and as-built conditions of the project in a letter
to be submitted to the Town Engineering Department prior
to final inspection.
For further details on the above requirements, please reference the
letter from William Cotton &Associates dated October 25, 1995.
I
12. The site drainage associated with the proposed development must
be designed as surface flow wherever possible to avoid
concentration of runoff. The proposed drainage shall be designed
to maintain the existing flow patterns. 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
stating that the drainage improvements were installed as shown on
the approved plans and in accordance with their recommendations
prior to final inspection.
13. 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
(November 1 to April 1) except with prior approval from the City
Engineer. No grading shall take place within ten feet of any
property except to allow for the construction of the driveway
access.
Planning Commission
November 8, 19195
Lands of lohr (Kellman)
Page 10
14. An erosion and sediment control plan shall be submitted for review
and approval br 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 protec+1 for erosion control during the rainy season and
shall be replant d prior to final inspection.
15. All public uti ity services serving this property shall be
underground.
16. Thee property o ner 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 insiection and release of occupancy permits and shall
provide the Town with photographs of the existing conditions of
the roadways a d pathways prior to acceptance of plans for building
plan check.
17. Two copies of a grading and construction operation plan shall be
submitted by th property owner for review and approval by the
City Engineer a d 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 Oak Park Court, Oak Knoll Circle,
Stonebrook Drive and surrounding roadways; storage of
construction ma:erials; placement of sanitary facilities; parking for
construction ve ides; and parking for construction personnel. A
debris box (tras dumpster) shall be placed on site for collection of
construction de ris. Arrangements must be made with the Los
Altos Garbage ompany for the debris box, since they have a
franchise with t e Town and no other hauler is allowed within the
Town limits.
18. The driveway s all be required to be fully constructed and to be
roughened whe e the pathway intersects, to the satisfaction of the
City Engineer,p for to final inspection.
19. The property owner shall obtain a slope easement from the
property owner of Lot No. 5 and shall submit a copy of the
recorded docum nt prior to submittal of plans for building plan check.
Planning Commission
November 8, 1995
Lands of lohr (Kellman)
Page 11
20. The property owner shall be required to connect to public sanitary
sewer prior to final inspection. A copy of a permit from the City of
Los Altos shall be required to be submitted to the Town prior to
submittal of plans for building plan-check.
21. In order for the existing 15' wide public access easement to be
vacated by the Town, a legal description and plat shall be prepared
by a registered civil engineer or a licensed land surveyor for the
entire easement extending from Oak Park Court to the storm drain
easement and shall be submitted to the Town for approval. No
fencing shall be permitted to cross the easement until the easement
has been abandoned by the Town.
22. No fencing shall be permitted to cross the existing 30' wide storm
drain easement located along the northerly property line. The 10'
wide public utility easement and slope easement located adjacent to
Oak Park Court shall not be permitted to be fenced.
C. FIRE DEPARTMENT
23. The driveway shall be a minimum of 14 feet wide.
24. The driveway shall be designed and maintained to support the
imposed loads of fire apparatus (40,000 pounds) and shall have an
all weather surface.
25. During the construction process, the building site and surroundings
shall be kept clear of debris and flammable materials.
26. The property address shall be placed on the property so that it is
clearly visible and legible from Oak Park Court. The address
numbers shall contrast with the background color.
Upon completion of the construction,a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS 9,11,14,16,17,19 AND 20 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.
TREE FENCING SHALL BE IN PLACE AND SHALL BE APPROVED BY THE
PLANNING DEPARTMENT PRIOR TO ISSUANCE OF ANY BUILDING
PERMITS.
_
Planning Commission
November 8, 19p5
Lands of lohr (Kellman)
Page 12
Properties residing within the Los Altos School District boundaries must pay
School Distric fees before receiving their building permit from Los Altos
Hills. The applicant must to e a copy of Worksheet#2 to both the elementary
and high school district offic•s,pay the appropriate fees and provide the Town
with a copy of t eir receipts.
NOTE: The Site Developme t permit is valid for one year from the approval
date (until November 8, 19961. All required building permits must be obtained
within that year and work en items not requiring a building permit shall be
commenced within one year .nd completed within two years.
OCT 25 '95 17:17 408-354-185241CA P TTAC H mem T 3
LOSALTOS HILLS " RECEI EP..4,4114 .
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September 29, 1995 as lLA4.-cetjJ o�`kCrea•stS
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Mr. Ted Sayre `+spec A N.
William Cotton & Associates Ye ,+ rev-fir:
330 Village Lane
Los Gatos, California 95030 L"l it '`�- "R- "- "''�'Q'
RE: File #183-95-ZP-SD-GD -
Lands of Lohr L o+
12109 Oak Park Court •
New residence, pool and spa
Dear Ted:
Enclosed for your review are site plans and a Geotechnical Feasibility
Evaluation Terrasearch Inc. on the above referenced property.
Please submit your review comments within the next two weeks.
Thank you!
Sincerely,
1
Suzanne avis,-Qe,
Planner
End.
26379 Fremont Road
Los Altos Hills
California 94022
415 / 941 -7222
Fax 415/941-3160
• f-'� I I ALkt NI�NT
• CITY OF LOS ALTOS
g Ail FIRE DEPARTMENT TOS.
10 Almond Avenue
Los Altos, California 94022-2201 .•,= s
ESQ~ Tel: (415) 948-2404 ' `
•Fax: (415) 949-2692 EEO
October 5, 1995
Suzanne Davis, Planner RECEiv
Town of Los Altos Hills
26379 Fremont Road OCT 5 1985
Los Altos Hills CA 94022
TOWN OF LOS ALTOS HILLS
RE: File#183-95-ZP-SD-GD
Lands of Lohr
New Residence, pool and spa
Dear Suzanne;
Notes to Applicant:
The new driveway access shall have a minimum width of fourteen (14) feet for fire department
apparatus.
1988 UFC, Section 10.207(k)
The new driveway shall be designed and maintained to support the imposed loads of fire
apparatus and shall be provided with a surface so as to provide all-weather driving capabilities.
the imposed weight of fire apparatus is 40,000 pounds.
1988 UFC, Section 10.207(f)
Approved numbers or addresses shall be placed on all new and existing buildings in such a
position as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
1988 UFC, Section 10.208(a)
During construction process, building site and surrounding property shall be cleared of debris and
flammable materials so as not to create a fire hazard.
1988 UFC, Section 11.201(a)
Sincerely,
a,u;-,C00;-C60-
Daniel Dunlap
Fire Marshal
•
RESPONSIVE-INNOVATIVE-CONCERNED
ACTAC k M ENT s
Town of,Los Altos Hills
Committee on Pathways, Recreation and Parll6
vC
Meeting Agenda for Monday, October 23, 1995 • '� ;y
Call to order, 7:30 pm, Town Hall � D
Roll Call
Approval of Minutes 1a,�
Announcements
Reports from Council, Planning Commission & Site Development
Meetings
Old Business
Pathways Day review
Page Mill/Arastradero bicycle facilities
Pathways element of General Plan (see draft memo, attached)-
Path from Page Mill Road at Matadero Creek fenced closed on the
backside of 27947 Via Ventana.
New Business
25500 Burke Lane; Lands of Kash: Construct II-B path along both
Burke Road and Burke Lane.
26875 Elena Road; Lands of Parikh: No request, but street number
should be made even.
27880 Fawn Creek Court; Lands of Basiji: No request.
25685 Fernhill Drive; Lands of Schram: Restore II-B path along
Fernhill (currently gravel).
26089 Fremont; Lands of Weiler: Construct II-B path along Fremont.
25701 Lomita Linda Court; Lands of Lambert: No request.
*( 12-109 Oak Park Court; Lands of Lohr: Restore II-B path along Oak
Park Court.
13671 Old Altos Road; Lands of Neal: Construct II-B path along Old
Altos.
14297 Saddle Mountain Drive; Lands of Tam: Restore II-B path along
Saddle Mountain Drive.
28138 Story Hill Lane; Lands of Pang Acquire pathway easement from
Story Hill Lane to the existing path lading to Bandera. Path easement
should go along West border of property with diagonal segment
leading to Story Hill Lane.
Presentations from the floor
Adjournment
TTA�CHMEf4TG
2021 The Alameda Suite 145 • San Jose,California 95126 • (408)984-3355
FAX (408) 984-2075
Properties,Inc.
OCTOBER 16, 1995
RECEIVED
a
SUZANNE DAVIS
ASSISTANT TOWN PLANNER
TOWN OF LOS ALTOS HILLS
rnr 'fin:•O;. ,� JC,
26379 FREMONT ROAD d r:90-:=vurli;w�-ilLLJ
LOS ALTOS HILLS, CA 94022
RE: REQUEST FOR A VARIANCE FOR THE GRADING OF THE DRIVEWAY FOR STONEBROOK
LOT 4, 12109 OAK PARK COURT.
DEAR SUZANNE,
J. LOHR PROPERTIES WOULD LIKE TO REQUEST A VARIANCE TO THE "NO GRADING
WITHIN 10' OF PROPERTY LINE" POLICY FOR THE DRIVEWAY FOR STONEBROOK LOT 4,
12109 OAK PARK COURT. THE FINDINGS FOR THE VARIANCE ARE AS FOLLOWS:
1. WHEREAS THE MAJORITY OF LOT 4 IS RELATIVELY FLAT, THE EASTERN
PORTION OF THE LOT HAS A STEEP SLOPE THAT RUNS UP TO OAK PARK COURT.
IN ORDER TO MINIMIZE THE SLOPE AND THE GRADING REQUIRED TO CONSTRUCT
THE DRIVEWAY, WE HAVE SITED THE DRIVEWAY AT THE LOWEST PORTION OF
THE LOT. A SMALL AMOUNT OF FILL WILL BE REQUIRED WITHIN 10' OF THE
PROPERTY LINE AND ON THE SOUTHEASTERN CORNER OF LOT 5 IN ORDER TO
AVOID THE USE OF RETAINING WALLS IN THE CONSTRUCTION OF THE DRIVE—
WAY. THIS DRIVEWAY COULD BE BUILT WITHOUT THE NEED FOR A VARIANCE
BY INCORPORATING A RETAINING WALL 82-FEET LONG AND UP TO 4 FEET
HIGH INTO THE DESIGN OF THE NORTHERN EDGE OF THE DRIVEWAY. HOWEVER,
WE FEEL THERE ARE THREE DRAWBACKS TO THE USE OF A RETAINING WALL IN
THIS PARTICULAR INSTANCE: A. AESTHETICS. AS THE OWNERS OF LOT 5,
WE FEEL IT IS MORE AESTHETICALLY PLEASING TO VIEW A GENTLE FILL
SLOPE IN THIS AREA, THAT RUNS PARALLEL TO THE NATURAL CONTOURS OF THE
LAND, AS OPPOSED TO A VERTICAL RETAINING WALL. B. SAFETY. THIS
DRIVEWAY SITS AT THE BOTTOM OF ONE OF THE STEEPEST SECTIONS OF ROAD—
WAY WITHIN OUR SUBDIVISION. IF, UPON ENTERING THE DRIVEWAY FROM OAK
PARK COURT, ONE WERE TO OVERSHOOT THE NORTHERN EDGE OF THE DRIVEWAY
DUE TO FAILED BRAKES OR ADVERSE WEATHER OR LIGHTING CONDITIONS, IT
PAGE 2
WOULD BE MUCH SAFER TO HAVE A GENTLE SLOPE AT THE EDGE OF IIE"DRfir
WAY AS OPPOSED TO A FO R FOOT VERTICAL DROP. C. MAINTENANCE. A
GENTLE SLOPE, PROTECTE BY A SLOPE EASEMENT ON THE SOUTHEASTERN
1Iu r`,U1'_OS '!i('�Q!,;!I.c
Il
CORNER OF LOT 5, WOULD REQUIRE LESS MAINTENANCE THAN A RETAIN ��.A�1Lt.
2. IF THIS VARIANCE IS G TED, THE INTENT AND PURPOSE OF THE "NO
GRADING WITHIN 10' OF ROPERTY LINE" ORDINANCE WILL STILL BE SERVED,
AND THE RECIPIENT OF T E VARIANCE WILL NOT BE GRANTED SPECIAL PRIV-
ILEGES NOT ENJOYED BY THER SURROUNDING PROPERTY OWNERS. THE ORD-
INANCE WOULD STILL APPY TO THE "BACK-UP AREA" PORTION OF THE DRIVE-
WAY AS WELL AS ALL OTHER AREAS OF THE PROPERTY NOT ASSOCIATED WITH
THE DRIVEWAY.
3. THE GRANTING OF THE VARIIANCE WILL NOT BE MATERIALLY DETRIMENTAL TO
THE PUBLIC WELFARE OR INJURIOUS TO THE PROPERTY, IMPROVEMENTS OR USES
WITHIN THE IMMEDIATE VICINITY AND WITHIN THE SAME ZONING DISTRICT.
IN FACT, PUBLIC WELFARE AND SAFETY WILL BE IMPROVED BY THE ADDITION OF
A SMALL FILIL SLOPE NEX TO THE DRIVEWAY - THEREBY ELIMINATING THE
VERTICAL D OP-OFF THAT WOULD RESULT FROM THE USE OF A RETAINING WALL.
4. THIS VARIANICE WILL NOT ALLOW A USE OR ACTIVITY WHICH IS NOT EXPRESS-
LY AUTHORIZED BY THE Z NING ORDINANCE.
SHOULD YOU HAVE ANY QUESTIONS, PLEASE FEEL FREE TO CALL ME AT STONEBROOK,
(415)941-7919. THANK YOU FOR YOUR CONSIDERATION OF THIS APPLICATION.
SINCERELY,
STEVEN W. LOHR
VICE PRESIDENT, CONSTRUCTION
. ATTACH M EMT 7
( c-.s:. ,.._ ,
- 2021 The Alameda Suite 145 • San Jose,California 95126 • (408)984-3355
FAX (408) 984-2075
Properties,Inc. STONEBROOK 415-941-7919
FA§EdAal-8118
OCT 2 7 1995
TOWN OF LOS ALTOS HILLS
OCTOBER 25, 1995
SUZANNE DAVIS
ASSISTANT TOWN PLANNER
TOWN OF LOS ALTOS HILLS
26379 FREMONT ROAD
LOS ALTOS HILLS, CA 94022
DEAR MS. DAVIS,
AS THE LEGAL OWNER OF LOT 5, TRACT 8331, 12113 OAK PARK COURT, LOS ALTOS
HILLS, I HEREBY AGREE TO A VARIANCE ON LOT 5 FOR THE BENEFIT OF THE DRIVE-
WAY ON LOT 4, TRACT 8331. I ALSO AGREE TO GRANT ANY NECESSARY SLOPE EASE-
MENT FOR THE CONSTRUCTION AND MAINTENANCE OF THE DRIVEWAY ON LOT 4.
IF THERE ARE ANY QUESTIONS PLEASE DON'T HESITATE TO CALL ME AT (415) 941-
7919.
YOURS SI "ELY,
111, Of
fRO*. LOHR, PRES.
. LOHR PROPERTIES GP OF
STONEBROOK CIRCLE ASSOC.
LTD PARTNERSHIP
OCT=17–1995 11:05 FROM Giuliani 8 Kull, Inc TO STEVE LOHR P.01
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DATE: io-16-95
:, • •
1 r . Giuliani & Kull, Inc.
20431 Steveris Creek 124vd•• Suite 230 STONEBROOK SUBDIVISION 8CALE: T mg 2 0'LOT 4 DRAWN 1 : ET.
• Cupertklo, CA 95014 .
• (408)257-6446 ALTERNATE DRIVEWAY DESIGN DeigeNED : 8. R.
,F. (408) 257-6456 (Fax) • — ...-- LIMP 1 CP n Al icricodie 81-16110F .
TOTAL P.01
ATTAC k 14-E,MT- P)
ATTACH I\1T 9
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,Californi94022 • (415)941-7222 • FAX(415)941-3160
PLANNING DEPARTMENT
WORKSiEET #2 •
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME /JEROO
PROPERTY ADDRESS ( 1..o T " ) ( 2I 09 Oa.lc. Par-k_ C curt--
CALCULATED BY C� j U L owLi l oL W V V DATE 10 - / Co - q s
L DEVELOPMENT AREA (SQUARE FOOTAGE) .
Existing Proposed Total
(Additions or Deletions)
.. A. House and Garage (from Part B) y$Zg • 'z-i $c2F
B. Decking
C. Driveway and Parking
(Measured I00' along centerline) I (� 5.1 0
D. Patios and Walkways,F-(.�•,;-j 4 5
E. Tennis Court
F. Pool and Decking :2- -?
G_ Accessory Buildings { B) _ '
4-0
H. Any other coverage . —
TOTALS Jai ° ria
Maximum Development Area Allowed - MDA (from Worksheet #1) • /l c) 8 D--
2 FLOOR AREA (SQUARE FOOTAGE) .
Existing Proposed Total
•
(Additions or Deletions)
A. House and Garage
a. 1st Floor • coo
•
b. 2nd Floor • .
t ara , b2c-(- • �Z�
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement / /
TOTALS C.f-�j '7 8:-28
Maximum Floor Area Allowed - MFA (from Worksheet #1) t 8 i g
TOWN( USE ONLY I CHECKED BY V15 I DATE (0t2-• [V......._41
Revised 12/09/91 IBJ: MAC HD/ORIGINALS/PLANNING/Worksheet%2