HomeMy WebLinkAbout3.1 ITEM 3.1
TOWN OF LOS ALTOS HILLS August 6, 2015
Staff Report to the Planning Commission
SUBJECT: A SITE DEVELOPMENT PERMIT FOR A TWO STORY NEW RESIDENCE,
SETBACK VARIANCES FOR THE PROPOSED RESIDENCE, HARDSCAPE
AND SURFACE PARKING SPACES,A VARIANCE TO ALLOW A PARKING
CONFIGURATION THAT CREATES OBSTRUCTED VEHICULAR ACCESS
FOR THE GARAGE PARKING SPACE, AND A CREEK SETBACK
VARIANCE; LANDS OF HANABE;26691 MOODY ROAD;FILE#400-14-ZP-
SD-VAR
i
FROM: Nicole Horvitz, Assistant Planne
APPROVED: Suzanne Avila, AICP, Planning Director Sint
•
RECOMMENDATION: That the Planning Commission:
1. Continue the requested Site Development Permit with direction to modify the plans to
reduce the rear setback encroachment to no more than the existing encroachment; OR
2. Approve the requested Site Development Permit for a new residence, creek variance,
setback variances, and parking variance subject to the findings and conditions of approval
in Attachments 1 and 2.
BACKGROUND
The subject property is a .77 gross acre parcel located on the north side of Moody Road, adjacent
to Moody Court. The original parcel was created prior to the Town's incorporation. The existing
residence was built in 1940. Surrounding uses include single family residences to the west, north,
and east, and Hidden Villa across Moody Road to the south.
CODE REQUIREMENTS
Pursuant to Section 10-1.1007 (2) of the Zoning Ordinance, in reviewing a Variance application
the Planning Commission must determine whether the proposed development meets the standards .
of the Town by considering evidence in support of the findings for approval (Attachment 1). In
addition,per Section 10-2.702 of the Los Altos Hills Municipal Code, structures shall be set back
a minimum of twenty-five (25) feet from the top of bank of all creeks, however, lesser setbacks
may be allowed where approved by the Planning Commission.
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 2of11
DISCUSSION
Site Data:
Gross Lot Area: .77 acres
Net Lot Area .528 acres
Average Slope: 11.2%
Lot Unit Factor: .514
Floor Area and Development Area: -
Area (sq.ft.) Maximum Existing Proposed Increase Remaining
Development 7,500 2,014 5,183 3,169 2,317
Floor 5,000 1,167 3,453 2,286 1,547
Site and Architecture
The applicant is proposing to remove the existing residence and detached garage and is requesting
approval of a Site Development permit and variances to construct a 2,936 square foot two story
residence and a 430 square foot garage. The proposed residence is in compliance with the Town's
floor area, development area, and height requirements established in Title 10, Zoning and Site
Development of the Los Altos Hills Municipal Code.
Variance Requests
Due to the shape of the property,location of the required leach field and creek,the building site is
severely limited. The existing ` -= -- _. - ' — —
residence is currently located _— -
within the required building -_
- - -'-' ,„. t_ � - `
setbacks and the creek setback. "" —
In addition, because of the ,%a� "� - I ,�,,a„�.„�"4. ; F :t--7- 6
right of way dedications the net _- 6! gfr - >r ;i
area and setbacks have been 1 °— -7,,
t a '"-: ' I-\-la—
affected
o f�3t new i"� # F 1, ,
affected and further limit the 4 -',;-72. +' ,'''':-, -:'--":1-'-'' '-1:--\
fh
developable area on the r A ', .� " y,
property. . �' o - :� i�
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The new residence is proposed -- -2-N-----1,..___x-/1„------11-----7'::---,---___,------ _ .--._- ,,;y
to encroach within the front,
side, and rear property lines setbacks and within the Town's standard- 25' creek setback. In
addition, two (2) 10' x 20' required surface parking spaces are proposed within the front yard
setback.
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 3of11
Per Section 10-1.601 of the LAHMC the four(4)required parking spaces shall be unobstructed at
all times. Due to the shape of the property, one of the proposed surface parking spaces is
obstructing one (1) garage parking space.
The current residence is located 20' from the rear property line. The applicant is proposing to
increase the encroachment of the patio/landings to be located 12' and the residence (including
eaves) to be located 14' from the rear property line. Staff recommends that the residence and
hardscape be redesigned along this property line to be located no closer than existing established
setback.
The new residence and hardscape is located 16' from the top of the creek bank. The applicant has
submitted a report prepared by TRA Environmental Sciences, Inc evaluating the proposed
residence's impact on the creek encroachment. The report states that the proposal will not greatly
change or improve the creek. However, it will provide an opportunity to enhance and restore the
riparian habitat and provided preservation/restoration measures(see Attachment 4). Condition#5
requires an open space easement over the area within 16' from top of bank on the western side of
the creek and 25' from top of bank on the eastern side of the creek.
In evaluating the variance findings,the Planning Commission should consider the fact that the lot
area is a unique shape and the imposition of the same setbacks and zoning standards result in a
substantial reduction in the property's buildable area and outdoor areas, and create limitations on
the siting of the dwelling and parking areas.
The applicant has prepared variance findings and variance request package included in Attachment
5.
Outdoor Lighting
In compliance with the Town's Outdoor lighting Policy, one light fixture is permitted per door,
and two (2) fixtures_ for double doors. The source of light shall not be visible from offsite.
Condition#8 specifies included that any new lighting needs to be reviewed and approved by the
Planning Department.
Trees & Landscaping .
Four (4) trees are proposed to be removed with this application, consisting of pines and a privet.
A landscape screening and erosion control plan will be required after framing of the new residence
(Condition #2). Furthermore, any landscaping required for screening or erosion control will be
required to be planted prior to final inspection, and a maintenance deposit to ensure viability of
plantings will be collected prior to final inspection (Condition#3).
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 4 of 11
Drainage
Water from the new residence will be directed into a gravel basin located east of the proposed
garage. Overflow will be directed into a bio swale. The Engineering Department has reviewed the
proposed drainage plan and found it to be in compliance with the Town's Ordinances and Policies.
Grading
The applicant is proposing 30 cubic yards of cut and 5 cubic yards for the proposed residence.The
Engineering Department has reviewed the proposed grading plan and found it to be in compliance
with the Town's Ordinances and Policies.
Neighbor Concerns
To date, staff has not received any comments from the public.
Committee Review
The Environmental Design and Protection Committee commented on the creek setback
requirement(see Attachment 3).
The Pathways Committee recommended dedication 10'wide pathway easement shall be dedicated
adjacent to Moody Road and Moody Court. Furthermore, a type IIB pathway shall be constructed
along Moody Road (Conditions#22 and 23).
The Open Space Committee reviewed the proposed creek setback and determined that is an
improvement over existing conditions. The Committee indicated support for the reduced setback
request.
CEQA STATUS
The proposed project is categorically exempt from the provisions of the California Environmental
Quality Act per Section 15303(a) which allows construction of a single family residence in a
residential zone.
ATTACHMENTS
1. Recommended Findings of Approval for Variance
2. Recommended Conditions of Approval
3. Comments from Environmental Design and Protection Committee dated January 9, 2015
4. TRA Environmental Sciences, Inc report dated July 22, 2014
5. Variance Request prepared by the Applicant dated July 29, 2015
6. Worksheet#2
7. Development plans
Staff Report to the Planning Commission ATTACHMENT 1
26691 Moody Road
August 6,2015
Page 5of11
ATTACHMENT 1
FINDINGS OF APPROVAL FOR THE VARIANCE REQUEST
LANDS OF HANABE, 26691 MOODY ROAD
File#400-14-ZP-SD-VAR
1. That, because of exceptional or 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 proposed dwelling is located on a substandard sized and shaped lot. Therefore, the
imposition of the same setbacks and zoning standards that apply to a one acre conventional
shaped lot deprives the property owner of certain privileges, including a substantial
reduction in the property's buildable area, outdoor areas, and limitations on the siting of
the dwelling and parking areas. The location of creek and leach field further restricts
development on the property.
2. That upon the granting of the variance,the intent and purpose of the applicable sections of
this title will still be served and the recipient of the variance will not be granted special
privileges not enjoyed by other surrounding property owners.
The setback variances for the residence, hardscape and required parking area are due to
the substantial reduction in the building envelope that results from the strict application of
the 40'front and 30'foot side and rear yard setbacks substandard shaped lot, and the
required creek setback The approval of the setback variances results in a design that is
compatible with the neighborhood
3. That the granting of such variance 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.
The development of the property will not be detrimental to public welfare or surrounding
properties as the proposed development does not exceed the maximum floor area or
development area standards.
4. That the variance will not authorize a use or activity which is not otherwise expressly
authorized by the zoning district regulations governing the parcel or property.
The variance request is not for a use or activity that is not permitted in the zoning district.
Staff Report to the Planning Commission ATTACHMENT 2
26691 Moody Road
August 6,2015
Page 6 of 11
ATTACHMENT 2
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE
LANDS OF HANABE; 26691 MOODY ROAD
File#400-14-ZP-SD-VAR
PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as otherwise first reviewed
and approved by the Planning Director or the Planning Commission, depending on the scope
of the changes.
2. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection,the applicant shall submit landscape screening and erosion control plans for review
by the Site Development Committee. The application for landscape screening and erosion
control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed
at a noticed public hearing. 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 and for erosion control(as determined by the City
Engineer) must be installed prior to final inspection of the new residence. The landscape
screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los
Altos Hills Municipal Code.
3. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final
inspection. An inspection of the landscape to ensure adequate establishment and.maintenance
shall be made two years after the installation. The deposit will be released at that time if the
plantings remain viable.
4. Prior to beginning any grading operation, all significant trees, particularly the heritage oak
trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-
link)to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be
fenced prior to commencement of grading. The property owner shall call for said inspection at
least three days in advance of the inspection. The fencing must remain throughout the course
of construction. No storage of equipment, vehicles or debris shall be allowed within the drip
lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the
entire construction period.
5. The property owner shall grant an Open Space Easement to the Town over the creek(16' from
top of bank on west side and 25' on east side of creek). All existing structures within these
areas shall be removed prior to final inspection of the new residence. No structures are
permitted and no grading or fill shall be permitted. Native vegetation may be planted within
the easement but no irrigation or sprinkler systems are permitted. The property owner shall
provide legal description and plat exhibits that are prepared by a licensed land surveyor and
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 7 of 11
the Town shall prepare the grant document. The grant document shall be signed and notarized
by the property owner and returned to the Town prior to acceptance of plans for building
permit.
6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that"the location of the new residence and roof eaves matches
the setbacks as shown on the Site Development plan". The elevation of the addition shall be
similarly certified in writing to state that "the elevation of the new residence matches the
elevation and location shown on the Site Development plan." The applicant shall submit the
stamped and signed letter(s)to the Planning Department prior to requesting a final inspection.
7. All hardscape and floor area proposed to be removed as shown on the site plan shall be
removed prior to final inspection.
8. No new fencing is approved. Any new fencing or gates shall require review and approval by
the Planning Department prior to installation.
9. There shall be one light per door or two for double doors.Light fixtures shall have frosted glass
or be down directed. No lighting may be placed within setbacks except two entry or driveway
lights. Any additional outdoor lighting shall be approved by the Planning Department prior to
installation.
10. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof
materials shall have a light reflectivity value of 40 or less,per manufacturer specifications. All
color samples shall be submitted to the Planning Department for approval prior to acceptance
of plans for building plan check. All applicable structures shall be painted in conformance with
the approved color(s)prior to final inspection.
11. The project is subject to the Town's Construction Time Limit Ordinance (Chapter 10, Title
VIII of the Municipal Code). The maximum time for completion of the new residence shall
be 36 months from the date of Building Permit issuance. Failure to complete the project in
the allotted time may result in substantial penalties and fees.
12. All properties shall pay School District fees to either the Los Altos School District or the Palo
Alto Unified School District, as applicable,prior to acceptance of plans for building plan
check. The applicant must take a copy of worksheet #2 to school district offices (both
elementary and high school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts.
13. At time of submittal of plans for building plan check, the applicant shall submit one of the
following checklists to demonstrate compliance with the Town's Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to indicate that
the project will achieve a minimum of fifty (50) points. The checklist shall be
completed by a qualified green building professional and shall be attached to the
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 8 of 11
front of the construction plans. The construction plans shall include general notes
or individual detail drawings, where feasible, showing the green building measure
to be used to attain the required points.
b. A LEED for Homes checklist with the building permit application to indicate that
the project will achieve a minimum of forty-five(45)points or LEED certification.
The checklist shall be completed by a qualified green building professional and
shall be attached to the front of the construction plans. The construction plans shall
include general notes or individual detail drawings, where feasible, showing the
green building measure to be used to attain the required points.
14. Prior to final inspection and occupancy, a qualified green building professional shall provide
documentation verifying that the building was constructed in compliance with GreenPoint
Rated or LEED®certification.
ENGINEERING DEPARTMENT:
15. Peak discharge at 26691 Moody Road, as a result of Site Development Permit 400-14, shall
not exceed the existing pre-development peak discharge value of the property. Detention
storage must be incorporated into the project to reduce the predicted peak discharge to the pre-
development value. Provide the data and peak discharge hydrologic model(s)utilized, as well
as, the calculations of the peak discharge value prior and post development. Determine the
design peak runoff rate for a 10-year return period storm and provide detention storage design
plans to reduce the predicted peak discharge to the pre-development value. All documentation,
calculations, and detention storage design (2 plan copies) shall be submitted for review and
approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan
check.
16. The Engineer of Record shall observe the installation of the drainage system, construction of
the energy dissipaters, and completion of the grading activities and state that items have been
installed and constructed per the approved plans. A stamped and signed letter shall be prepared
and submitted to the Town prior to final inspection.
17. All hydrant•use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District, and submitted for approval to the Town Engineering Department prior to
acceptance of plans for building check. The permit will authorize the use of water from •
specific on-site or off-site water sources.
18. Any, and all, changes to the approved Grading and Drainage plan shall be submitted as
revisions from the project engineer and shall first be approved by the Town Engineering
Department. No grading shall take place during the grading moratorium (October 15 to April
15) except with prior approval from the City Engineer. No grading shall take place within ten
feet of any property line except to allow for the construction of the driveway access.
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 9 of 11
19. All public utility services serving this property shall be placed underground. The applicant
should contact PG&E immediately after issuance of building permit to start the application
process for undergrounding utilities which can take up to 6-8 months.
20. Two copies of an Erosion and Sediment Control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for building plan check.
The contractor and the property owner shall comply with all appropriate requirements of the
Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of
the driveway shall be rocked during construction and all cut and fill slopes shall be protected
from erosion. All areas on the site that have the native soil disturbed shall be protected for
erosion control during the rainy season and shall be replanted prior to final inspection.
21. 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 Moody Road
and surrounding roadways, storage of construction materials, placement of sanitary facilities,
parking for construction vehicles, clean-up area, 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 GreenWaste Recovery,Inc. for the debris box,since they
have a franchise with the Town and no other hauler is allowed within the Town limits.
22. The property owner shall inform the Town of any damage and shall repair any damage caused
by the construction of the project to pathways, private driveways, and public and private
roadways,prior to final inspection and 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.
23. The property owner shall dedicate a 10' wide pathway easement adjacent to Moody Road and
Mood Court to the Town. The property owner shall provide legal description and plat exhibits
that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall
prepare the dedication document. The dedication document, including the approved exhibits,
shall be signed and notarized by the property owner and returned to the Town prior to
acceptance of plans for building plan check.
24. The property owner shall construct a Type 2B pathway along Moody Road within the 10'
pathway easement to the satisfaction of the Engineering Department,prior to final inspection.
25. The driveway shall be required to be fully constructed and to be roughened where the pathway
intersects, to the satisfaction of the City Engineer,prior to final inspection.
26. A permit for the septic system shall be issued by Santa Clara County Health Department prior
to acceptance of plans for building plan check.
27. Conditions of Santa Clara County Health Department shall be met prior to final inspection.
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 10 of 11
28. The property owner shall submit an elevation certificate for the Construction Drawings of the
new residence to the Town that indicates the new residence meets F.E.M.A. requirements for
the new construction prior to acceptance of building permit plan check.
29. The property owner shall submit elevation certificates for the new residence to the Town that
indicates the new residence meets F.E.M.A. requirements for the new construction during
Building under Construction and at Finished Construction prior to final inspection.
FIRE DEPARTMENT
30. This project is located within the designated wildland urban interface fire area. The building
construction shall comply with the provisions of CA building code chapter 7A. Note that
vegetation clearance shall be in compliance with CBC 701A.3.4 prior to project final approval.
31. An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in all portions of the building. Three sets of plans prepared by a
sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700
Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be
inspected and approved by the Fire Department,prior to final inspection and occupancy of the
new residence.
32. 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.
Numbers shall contrast with their background.
33. All construction sites must comply with applicable provisions of the CFC Chapter 14 and
standard detail and specifications SI-7.
CONDITION NUMBERS 5, 10, 12, 15, 17,20, 12,22,23,25 and 28 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR
TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing within 22 days of the date of approval. The
building permit cannot be issued until the appeal period has lapsed. The applicant may submit
construction plans to the Building Department after the appeal period provided the applicant has
completed all conditions of approval required prior to acceptance of plans for building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute written
notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day approval period
Staff Report to the Planning Commission
26691 Moody Road
August 6,2015
Page 11 of 11
in which you may protest such fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day
period complying with all of the requirements of Section 66020, you will be legally barred from
later challenging such exactions.
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.
NOTE: The Site Development permit is valid for one year from the approval date(until August 6,
2016) All required building permits must be obtained within that year and work on items not
requiring a building permit shall be commenced within one year and completed within two years.
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ENVIROMENTAL DESIGN and PROTECTIOr - ATTACHMENT 3
Application For: 711
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Applicant Name:
9 TOWN OF LOS PITS HILLS
Reviewed by � - (,t;)wi
Date: r 7
COMMENTS
Site Impact •
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ENVIRONMENTAL EXH I BIT-D ATTACHMENT,4
TRA.SCIENCES, Inc.
July 22, 2014 MAR 2 3 2015
Srinivas and Vidya Hanabe
26691 Moody Road TOWN OF LOS ALTOS HILLS
Los Altos Hills, CA, 94022
SUBJECT: Intermittent Drainage Study—26691 Moody Road Property
Dear Mr. and Mrs. Hanabe,
As requested, TRA Environmental Sciences, Inc. (TRA) has conducted an evaluation of the
habitat values and functions of the intermittent drainage located adjacent to your. Property at
26691 Moody Road in Los Altos Hills, California. The Los Altos Hills General Plan: Conservation
Element, Program 1.1 states that"Structures must be set back at least 25 feet from the top of
creek banks. To ensure adequate protection of these valuable resources, the expansion beyond
25 feet to the drip line of mature oak trees within the setback is advised."The existing residence
and detached garage are situated within this setback buffer. You propose to demolish the
garage and a portion of the residence and to reconstruct the residence at a maximum.distance
of 20 feet from the intermittent drainage. The following report evaluates the impacts of the
existing and proposed new structure on the intermittent drainage.
1.0 Site Location
The Hanabe Property(Property) consists of 0.83 acre situated north of Moody Road and south
of an unnamed intermittent drainage tributary to Adobe Creek. The property is located just east
of the intersection of Moody Road and Moody Court in the Town of Los Altos Hills. To the
immediate northwest are several other residences, with lands to the north and east
undeveloped and consisting of a mosaic of oak woodland, coyote brush scrub, and annual
grassland habitat. Hidden Villa is situated to the south, across Moody Road from the Hanabe
residence. It is comprised of a wide band of open agriculture fields bordered to the south by a
similar mosaic of oak woodland and coyote brush scrub habitat. To the west of the site are
scattered, low-density residential developments which generally preserve the surrounding
natural oak woodland and coyote brush scrub habitat.
2.0 Methodology
I performed a site visit on May 23,2014. Weather conditions were cool and partly cloudy with a
slight breeze. During the visit, I walked the site, and evaluated the habitats that were present,
the condition of the creek, and developed a list of plants and animals that were observed on the
site. She also evaluated the potential for the site to support plants and animals that were not
presently occupying the site, but could potentially occur. I also reviewed the California Natural
Diversity Database to obtain a list of special-status species that have occurred on or within a
five-mile radius of the site and within the last 25 years. I evaluated the potential for the habitats
on the site and immediately surrounding areas to support special-status species breeding,
foraging or migratory habitat.
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS PERMITTING I APPLIED GIS SERVICES
+ I
Hanabe Property—Intermittent Drainage Study 2
Addendum
July 22, 2014
3.0 Site Description
The Property consists of a single family dwelling that is situated immediately southwest of a
southward bend in an unnamed tributary to Adobe Creek. The south'side of the Property is
landscaped with Monterey pine and a variety of ornamental shrubs and bushes and has a small
lawn and graveled area for parking. The north side of the Property has a lawn, two small brick
hardscape areas, and minimal landscape planting consisting of a fig tree and several large
cherry trees (Prunus sp.). Naturally-occurring non-native Himalayan blackberry(Rubus
armeniacus) and California bay(Umbellularia californica) have been heavily pruned along the
boundary of the hardscape. The unnamed intermittent drainage flows in a west to east direction,
turning south immediately adjacent to the dwelling and discharging to a set of two corrugated
metal culverts at Moody Road at the southeast corner of the Property. A small, private concrete
footbridge spans the drainage just upstream of the culverts. A detached garage is situated east
of the bend in the drainage approximately 25 feet east of the residence. South of the garage is a
chipped gravel driveway and parking area and west of the garage is a narrow brick paved
pathway(Attachment 1, Site Plan).
Upstream of the Property the intermittent drainage provides high-quality habitat for plants and
wildlife. There is a dense canopy of mixed oak riparian habitat associated with the drainage
which is likely to support foraging and breeding habitat for wildlife and habitat for native plant
species. Within the Property boundaries the drainage has been impacted by the proximity of the
residence and human activities, including what appears to have been historical clearing of over
story and in-channel vegetation. Downstream of the Property the channel flows in a southward
direction across the Hidden Villa agriculture fields where it joins Adobe Creek.
Within the Property boundaries the channel consists of a defined bed and bank that has an
average depth of approximately 3 feet. Near the west end of the Property there are two large
cherry trees and a mature live oak (Quercus agrifolia)tree that provide a moderately dense
canopy cover with an understory of annual grasses and blackberry and little to no in-channel
vegetation. Immediately north of the Property, it appears that trees may have at one time, been
cleared from the channel. No evidence of recent clearing, such as disturbed soils was evident at
the time of the visit, but the presence of disturbance tolerant grass and forb species in the
intermittent drainage channel and the absence of any canopy cover suggest that trees may
have been removed historically. Dense ground cover has developed in the channel where tree
canopy is absent. The ground cover is dominated by non-native grasses and forbs, including
ripgut brome (Bromus diandrus), poison hemlock(Conium maculatum) and milk thistle (Silybum
marianum). Native plant species are also present including dense thickets of blackberry, water
smartweed (Persicaria amphibia), and soft rush (Juncus effusus), and on the south bank of the
drainage, immature live oak and California bay trees. Along the eastern boundary of the
Property, the tree canopy is still in place, and is comprised of several California bay trees and a
large pine tree (Pinus sp.). The understory of this portion of the drainage has been colonized by
non-native plants including common periwinkle (Vinca minor) and English ivy(Hedera helix),
and some common natives such as mugwort(Artemisia douglasiana)and California blackberry
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS SERVICES
Hanabe Property—Intermittent Drainage Study 3
Addendum
July 22, 2014
(Rubus ursinus). A complete list of plant species observed during the survey is included in Table
1, below.
4.0 Special-status Species
A report of special-status plant and animal species that are known to occurr within a five mile
radius of the property in the last 25 years was obtained using the California Natural Diversity
Database. No special-status species were reported for the project site, however several species
have been known to occur in.the general vicinity of the Project area. Special-status plants
included:
• Arcuate bush-mallow(Malacothamnus arcuatus)—occurs in chaparral habitat.
Presumed absent due to lack of suitable habitat.
• Western leatherwood (Dirca occidentalis)—occurs in riparian woodlands. Moderately
likely to occur.
• White-flowered rein orchid (Piperia candida)—occurs in upland forests with serpentine
soils. Presumed absent due to lack of suitable soils.
Special status animal species reported by CNDDB included:
• Bay checkerspot butterfly(Euphydryas editha bayenis) Federal Threatened -occurs in
grasslands with serpentine soils and where host plants, dwarf plantain, Indian
paintbrush, and purple owl's clover are present. Presumed absent due to lack of suitable
soils.
• Unsilvered fritillary(Speyeria adiaste adiaste)—occurs in openings of redwood and
coniferous forests and where host plant, violet species, is present. Presumedabsent due
to lack of suitable habitat.
• Steelhead —Central California coast DPS (Oncorhynchus mykiss irideus) Federal
Threatened —occurs in aquatic habitats. The intermittent drainage is confluent with
Adobe Creek, where steelhead are not known to be present(NMFS-NOAA GIS
Shapefiles 2005). Presumed absent due to lack of suitable aquatic habitat and absence
downstream.
• California red-legged frog (Rana draytonii) Federal Threatened, California Species of
Special Concern— Breeds in ponds and other sources of permanent deep water with
dense emergent or shrubby vegetation. Not known to occur on the site or in nearby
Adobe Creek, but is present 2.5 miles north of the site in Matadero Creek. Not likely to
breed or forage on the site due to lack of suitable habitat, but could use the site as a
migratory corridor.
• California tiger salamander(Ambystoma californiense)— Federal Threatened, California
Threatened occurs in annual grasslands with seasonally inundated breeding ponds and
mammal burrows for aestivation. Presumed absent due to lack of suitable breeding and
aestivation habitat.
• Western pond turtle (Emys marmorata)—California Species of Special Concern —occurs
in aquatic habitats with sandy banks or open grasslands for egg laying. Western pond
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS.SERVICES
Hanabe Property—Intermittent Drainage Study 4
Addendum
July 22, 2014
turtle is not known to be present in the intermittent drainage or in Adobe Creek but is
presumed to have a moderate potential to be present due to the presence of suitable
habitat.
• San Francisco dusky-footed woodrat(Neotoma fuscipes annectens)- California Species
of Special Concern - occurs in forested habitats with a moderate to dense understory.
No dusky footed woodrat stick houses were observed, so presumed absent, however
suitable breeding and foraging habitat is present.
• Hoary bat(Lasiurus cinereus)- Roosts in dense foliage of medium to large trees, near
water and forages in open habitats. Moderate potential to occur.
Other protected species that could be present on the site include nesting birds and raptors.
During the site survey, multiple bird species were heard vocalizing and are assumed to breed in
the habitats around the site. There was no evidence of current or past raptor nesting within the
boundaries of the site, however dense riparian habitat and open agricultural land adjacent to the
site provide suitable foraging and breeding habitat for red-shouldered hawk(Buteojamaicensis),
red-tailed hawk (Buten lineatus), Cooper's hawk (Accipiter cooperii), and sharp-shinned hawk
(Accipiter striatus). In addition, there is a potential for bat species to roost in trees on the
Property as well as within the structures on the residence. A complete list of animal species
observed during the survey is included as Table 2, below.
Nesting birds, including raptors, are protected by the California Fish and Game Code section
3503 and section 3503.5.The Migratory Bird Treaty Act implements various treaties and
conventions between the U.S. and Canada, Japan, Mexico and the former Soviet Union for the
protection of migratory birds. Roosting bats are protected as non-game species under California
Fish and Game Code §4150.
5.0 Evaluation
The existing residence was constructed 10 to 18 feet from the drainage, with portions of the
hardscape area and fences as little as three feet from the top of the bank of the drainage. The
construction of the house close to the intermittent drainage has influenced the habitat in several
ways.
• More runoff from hardscape- Irrigation of the lawn and other landscape elements has
altered the hydrology of the site over an extended period of time by contributing more
runoff to the drainage and potentially by increasing the nutrient load of the drainage with
added fertilizers.
• Lack of natural erosion protection -Vegetation on the south bank of the creek appears
to be providing insufficient bank protection. Several deep cracks run parallel to the banks
of the channel, indicating that the channel is in danger of slope failure and erosion.
• Less cover and foraging habitat for wildlife- Natural riparian systems typically have a
well-developed tree canopy and an understory comprised of such species as blackberry
and mugwort. Where trees are absent, the drainage has been colonized with species
more typical of a disturbed annual grassland habitat. This lack of typical vegetative cover
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS SERVICES
•
Hanabe Property—Intermittent Drainage Study 5
Addendum
July 22, 2014
contributes to a break in the continuity of the riparian corridor and reduces the quality of
the habitat as foraging, breeding and migratory habitat.
• Presence of non-natives— Planting of non-native ornamental species provides
opportunities for those species to invade adjacent habitats and outcompete native plant
species, reducing the diversity of plant species and habitat quality for wildlife. English ivy
and common periwinkle, two invasive non-native species have begun to colonize the
intermittent drainage channel.
• Proximity to humans—The presence of humans in the residence and surrounding areas
and their activities such as conducting landscaping activities that impact vegetation has
likely discouraged wildlife use of the area and has impacted natural vegetation.
6.0 Regional Influences
Clearing of natural habitat and channelization of the intermittent drainage downstream of the
Property at Hidden Villa has had a greater influence on the riparian corridor that those changes
associated with the Property. The natural meandering configuration of the drainage has been
altered for an approximately 300-foot reach of the drainage where is crosses the Hidden Villa
agriculture fields. Some trees still remain, but the dense canopy that is typical of the drainage
upstream of the Property and downstream of the agriculture fields is almost completely absent.
While Hidden Villa is an organic farm, and as such is assumed to limit the use of chemical
fertilizers in their agricultural efforts, this use of the surrounding land is still likely to increase the
runoff of nutrients to the drainage along with increasing deposition of sediment as a result of
tilling of soils, harvesting of crops and the need to drive equipment across the site.
7.0 Conclusions and Recommendations
You have proposed demolishing the garage and a portion of the residence, and rebuilding the
residence so that it is situated a minimum of 20 feet from the intermittent drainage. Relocating
the residence to this distance will not greatly change or improve the influence of the structure
and associated activities on the intermittent drainage. It will, however provide an opportunity to
enhance and restore riparian habitat associated with the drainage. The following measures are
recommended:
• Replant with natives— Replace non-native plant species with drought tolerant natives
common to the creek corridor upstream of the Property. These species are better
adapted to the conditions of the site and will require less maintenance, fertilization and
irrigation. This will reduce the impacts to the hydrology, increase habitat for wildlife,
improve the connectivity of the riparian corridor, and reduce the need for landscape
maintenance that is disturbs nesting birds and other wildlife.
• Add natural erosion control to the banks of the drainage— Planting of blackberry and
other ground cover vegetation that will establish roots and help to diffuse sheet flow of
storm water will improve the stability of the banks of the drainage. Work within the bed
and banks of the channel may require obtaining a Section 1600 Lake and Streambed
Alteration Agreement from the California Department of Fish and Wildlife.
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS PERMITTING I APPLIED GIS SERVICES
Hanabe Property—Intermittent Drainage Study 6
Addendum
July 22, 2014
• Use permeable hardscape — Replace brick pavers with permeable hardscape. This will
further reduce the amount of runoff to the drainage and help to slow the erosion of the
south bank.
Provided that construction of the ,new residence is completed without a) any discharge of
pollutants, sediment-laden storm water or fill to the intermittent drainage; or b) tree removal or
other activities that may impact nesting songbird, raptor or bat species; the project is not
anticipated to have any negative impact to the intermittent drainage. Relocating the residence to
its proposed new location, 20 feet from the intermittent drainage will generally benefit the
intermittent drainage by decreasing the impervious surfaces immediately adjacent to the creek
and by slightly decreasing human interaction with wildlife that uses the drainage.
Table 1 — Plant Species Observed
Common Name Scientific Name
Unidentified pine Pinus sp.
Cherry tree Prunus sp.
Coast live oak Quercus agrifolia
California bay Umbellularia californica
Ornamental.fig Ficus benjamina
Wild rose Rosa californica
English ivy Hedera helix
Himalayan blackberrry Rubus armeniacus
California blackberry Rubus ursinus
Coyote rush Baccharis pilularis
Ripgut brome Bromus diandrus
Soft rush Juncus effusus
Poison hemlock Conium maculatum
Mugwort Artemisia douglasiana
Water smartweed Persicaria amphibia
Milk thistle Silybum marianum
Italian thistle Carduus pycnocephalus
Periwinkle Vinca minor
Ornamental iris Iris sp.
Table 2—Animal Species Observed
Common Name Scientific Name
Anna's hummingbird Calypte anna
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS SERVICES
Hanabe Property—Intermittent Drainage Study 7
Addendum
July 22, 2014
Nuttall's woodpecker Picoides nuttallii
Black phoebe Sayornis nigricans
Western scrub jay Aphelocoma californica
Stellar's jay Cyanocitta steller
Wrentit Chamaea fasciata
Chestnut-backed chickadee Poecile rufescens
American robin Turdus migratorius
Spotted towhee Pipilo maculatus
House finch Carpodacus mexicanus
8.0 References
Burrill, Steven A, Cudney, David W., Nelson, B.E, and Whitson, Tom D., 2001, Weeds of the
West, University of Wyoming, 9th Edition.
CNDDB 2014, California Natural Diversity Database, Biogeographic Data Branch, Department
of Fish and Game.
NOAA-NMFS 2005, Critical Habitat GIS Shapefile by the National Marine Fisheries Service
(NOAA Fisheries) Southwest Regional Office (SWR).
Sibley, David Allen 2000. The Sibley Guide to Birds, Alfred A. Knopf, 1st Edition.
TRA has appreciated the opportunity to work with you on this project. Please do not hesitate to
contact me should you have any questions or concerns or are in further need of our services.
Si cerely,
Robin Dakin
Senior Biologist
(408) 439-2938 (mobile)
dakin@traenviro.com
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS SERVICES
Hanabe Property—Intermittent Drainage Study 8
Addendum
July 22, 2014
Attachment 1 -Site Plan
jPl eho derij
ENVIRONMENTAL AND BIOLOGICAL IMPACT ANALYSIS I PERMITTING I APPLIED GIS SERVICES
) .,
Hanabe Property—Intermittent Drai',_ __.Study;Attachment 1 Page 8
Attachment 1 —Site Plan
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T LLLLL CHAPMAN CLIENT DATA NOTE *
LLLLL ASSOCIATES P
HANABE RESIDENCE JOB NO.21357 _
LLLLL Li ALTOS.G 9:0(650)941-6890 PHONE NO.MOODY RD.,
)2V3�9)S OS.CA 94022 DRAWN BY:
ATTACHMENT 5
151 LI FT:171 CHAP.MA
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k k
ASSOrt S
AFSi[)TNT/AL [)LSGN
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26991 Moody Road
• ana e Residence
•
Variance Request
7/29/2015
Hanabe Residence Variance Request
26691 Moody Road
Property Constraints
This property has a highly irregular shape that prevents it from
meeting any of the standard requirements for development in Los
Altos hills. It is however a legal developable property with an
existing residence and a modern septic field. The existing house is
what would be called a legal non-conforming structure; a permitted
building that does not meet the current required setbacks.
The property is a long narrow sliver of land that hugs a curve of
Moody road as it tapers to nothing on the Eastern end, abuts an open
space reserve on its Northeast boundary, and has only one adjoining
neighbor on the North side. The Western boundary fronts onto
Moody Court. Due to the unusual shape, if you apply the required
setbacks, 40' at the front, 30' at the sides & rear yard, make
provision for a setbacks of 25' from the creek that cuts through the
property as well as the required setback from the existing septic field
that serves the property, there is virtual no building site left to
develop. See attached Exhibit "A". As you can see on the diagram
after taking into account all required setbacks the remaining
developable footprint, 474.24 sq.ft., is not even large enough to
accommodate the required four off street parking spaces let alone a
reasonably sized home.
This fact was acknowledged by both the Planning Commission and
City Council when a lot line adjustment was approved in 2006.
"The building area on the Kirk property (26691 Moody Road) is
constrained by lot depth and the required setbacks..." "...any new
construction or major project on the Kirk property would probably
require Planning Commission review for a variance."
In knowing this they added a Conditional Exception stating that
"...any other landowner shall not be deprived of the reasonable use
of his land nor be subjected to undue burdens or hardships or be
deprived of any material use or enjoyment of his property."
The approval of the lot line adjustment resulted in the Kirk property
no longer being a substandard lot as it would have a Lot Unit Factor
of greater than 0.50 which gives the property a FAR of 5,000 sq. ft.
and a MDA of 7,500 sq. ft.
The property owner recognizes that a house of 5,000 sq. ft. is not
realistic on this site. What we have done, is to try and make sense of
this property and apply reduced setbacks in a reasonable manner to
create a viable building site. This will have minimal impact on
adjoining properties. See Exhibit "B"
The only fixed constraint is the required 10' from the septic field.
Since the septic field is in what would technically be the front yard
the proposed front setback for this new building envelope would be
87'-5". We are also proposing a street side yard of 15' where 30' is
normally required. We are proposing a setback from the top of
creek bank of 20' where 25' is normally required, and a 15' setback
on the interior side yard of the property where 30' is normally
required. Even with these reductions in setback the building site that
has been created allows for a buildable area of 2414.0 sq. ft..
We are proposing a main floor of 1,719.60 which is only 550 sq.ft.
larger than the size of the current structures. When including the
second floor of 1,734 sq.ft., the total square footage is a modest two
story home of 3,453.60 sq.ft.. See Exhibit "C".
Neighborhood Impact
When you look at the placement of the proposed residence relative
to structures on other properties you will find that theses reduced
setbacks do not result in any greater impact then the home that exists
today. This is clearly demonstrated by the dashed line shown ringing
the new residence. It represents the 60' distance that is maintained
between residences in Los Altos Hills by the required 30' min.
building setback. See Exhibit "D".
The closest neighbor's home on the adjoining property is located at
the opposite end of their property from the boundary closest to the
proposed residence. Between the required setback from their
common boundary and the riparian corridor that cuts through both
properties, there would remain a substantial distance between the
two homes.
Moody Drainage Channel
Sometimes referred to as a creek it is recognized as Moody Drainage
Channel by SCVWD and is part of the watershed for Adobe Creek.
It is considered a seasonal drainage channel by the Health
Department and therefore requires a 50' setback for the septic
system. Due to undersized culverts at the bridge on Moody Road the
Channel is subject to flooding over its banks during heavy storms
until the water can flow over Moody Road and back into the natural
channel.
A study has been done on the drainage basin above Moody Channel
by Lea & Braze Engineering to determine a Base Flood Elevation
for the property. The proposed house has been designed to
accommodate FEMA's requirements based on the appropriate flood
zone designation of Zone "C".
An environmental study has also been prepared by TRA
Environmental Sciences to assess the health of the riparian corridor
along the drainage channel were it crosses the property.
Recommendations have been made for how to best restore the native
vegetation on both sides of the channel once the existing home and
detached garage are removed. The increase of setback from 4'-3" to
20' will allow for much improvement in this regard. See Exhibit
"E". As proposed this project would result in a reduction of 75% of
the current impact on the riparian corridor.
Variance Requests
Based on all of the afore mentioned constraints & data we are
requesting the following variances;
Street side yard setback of 15'-0" where 30' is required.
Interior side yard setback of 15'-0" where 30' is required.
Creek side setback of 20'-0" where 25'is required.
Parking exception for both tandem parking and parking encroaching
into the required street side setback to accommodate four off street
vehicle spaces.
By comparison the existing structure currently has setbacks as
follow:
Street side yard setback of 20'-10" where 30' is required.
Interior side yard setback of 20'-1" where 30' is required.
Creek side setback of 4'-3" where 25'is required.
Parking is currently tandem and encroaches into the required street
side setback.
Note: All setbacks noted are to base of structures. See chart on
Exhibit "F" which provides setbacks to eaves for proposed
residence.
Alternative Solution
A remodel of the existing structure was considered. Under current
planning and building codes the alternative choice for the property
owner is to repair the current structure in its existing location which
is 4'-3" from the top of bank and propose an addition or additions to
expand the structure. See Exhibit "G". However, due to the
constraints of the site, these improvements would also require set-
back variances and exceptions from parking requirements and would
accomplish nothing in regard to reducing impact on the Moody
Drainage Channel riparian corridor.
Variance Findings
Based on all the pertinent data stated above it is clear that all
necessary findings for the variance can be made.
1. Because of exceptional or 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 others in the vicinity under identical
zoning classifications.
This has already been acknowledged by Planning
Commission and City Council.
2. That upon granting of the variance, the intent and purpose of
the applicable sections of this title will be served and the
recipient of the variance will not be granted special privileges
not enjoyed by other surrounding property owners.
A single family residence falls within the applicable sections
of this title. Reduced setbacks are currently enjoyed at this
property and other properties located on upper Moody road.
So approval of variances would not be granting of special
privileges.
3. That granting of such variance 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.
All proposed improvements to the site would not result in any
increase of impact to the vicinity and if approved would result
in direct benefit to environmental impact on the Moody
drainage channel.
4. That the variance will not authorize a use or activity which is
not otherwise expressly authorized by the zoning district
regulations governing the parcel or property.
Property is currently and will remain residential which use is
specifically authorized by zoning district regulations.
Thank you for your consideration of this matter.
Walter Chapman
.
•
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PROJECT ADDRESS - "'T . ',.. :-. .. ' . '.- • . . . -
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26691 MOODY ROAD • .. - • . . -• -- '• -...
LOS ALTOS HILLS N
, CA
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• , 1 ' ' - ROPERTY - -, EXISTING sES 8,IMPROVEMENTS IN RIPARIAN CORRIDOR \
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. .....0 EXISTING RESIDENCE -= 552.00 SQ. .
...----- . . .0 EXISTING DETACHED GARAGE •• = 186.00 SQ.FT.
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' , • ' 0 EXISTING DRIVEWAY . ... = 454.00 SQ.FT. '
. - '. . • . •••.' TOTAL .• "=1,192.00 SQ.FT. . • •
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.. • ' .. 0 PROPOSED STRUCTURE•-. .•= 104.34 SQ.FT. •
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0 PROPOSED PORCH&PARKING * = 185.18 SQ.FT. . •
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• • • • •• ' • • . : • • -TOTAL • •. : '•= 289.52 SQ.FT. .
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.' . . "•••• REDUCTION IN IMPACT' • =75.72% -• ' - ,
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RIPARIAN CORRIDOR STUDY-EXHIBIT-E
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--�� -- - PROPOSED STRUCTURE EAVES REQUIRED
- _ SETBACK SETBACK
.. __ _ .� - - _.,,..7-7-'''• FRONT 89'-0" 88'-0" 40'-0" • .
SIDE 15'-0" 14'0" 30'-0
' . ---217.17.. CREEK 20'-0" 14'-0" 25-0" '
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- _.. STREET 15'-0" 14'-0° 30'-0° • • .
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.- , PROPOSED&REQUIRED SETBACKS-EXHIBIT-F `
ALLOWABLE BUILDING \
• " - FOOTPRINT' --•�
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(SHOWN HATCHED) -^--•_-•--• •-- • Q EXISTING DETACHED
N LINE -- -' \` GARAGE •
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PROPOSED SINGLE -•__PROPER•_�_-._-•--• `.� • BANKTOP '
. • - CAR GARAGE ___ -• -- .\`4l�O`` _BANK .. �`. .•• '
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PROPERIY�IN ___._:�-. • O �` `. \ • <4)�.
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•90\ SEpTICFIE S ,. .. CO PROPOSED ADDITION
m`\ .. 7-BEDROOM .. WITH SECOND FLOOR • b ' \ • _ ` : \ \
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' .• 1; �- _� —• --_ eons OF ROP.O_.--.-_.-_ REMODEL:. .: :..
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_ - _- --PROPERTY6INE O EXISTING RESIDENCE . _ 982.00SQ.FT. `.ti '
f - _ _-. _ • ..OB EXISTING DETACHED GARAGE .• = 186.00 SQ.FT. -
- `�- -- -- - - - . •.TOTAL EXISTING BLDG.FOOTPRINT =1168.00 SQ.FT. -I
•
_. O ADDRION TO RESIDENCE .. •
' (N)SINGLE CAR GARAGE - 242.00 SQ.FT. •
.. . . MAIN FLOOR ADDITION =772.00 SQ.FT. ' .
• . ' . . .SECOND FLOORADDITION I =1512.50 SQ.FT -
- .. .. • - TOTAL ADDITION _ =2526.50 SQ.FT.
• . TOTAL FLOOR AREA OF STRUCTURES=3694• .50 SQ.FT. ••
'REMODEL EXISTING STRUCTURE-EXHIBIT-G • M F•q.ALLOWABLE �. =5660. 66 SQ.FT
ATTACHMENT 6
TOWN OF LOS ALTOS f-IlLL 4�� 0
PLANNING DEPARTMENT 20/5
26379 Fremont Road•Los Altos Hills,California 94022 (650)941-7222'•F r4`��941-3160
WORKSHEET#2 �'�!l®
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA �.I!`s
•TURN IN WITH YOUR APPLICATION•
PROPERTY OWNER'S NAME \/11)Y A A N!C) S RI KI 1^✓AS 1-I,4
PROPERTY ADDRESS 2 ter'9 1 DY' ;gip. L A LTC? , Citi ' 71.'1•02.2
CALCULATED BY (DATE
1 DEVELOPMENT AREA Existing Proposed DA Credit Total
A. House and Garage(from part 2.A) I167.Utz (T)2215.71 3453.G.3
B. Decking 26,1.SG (-)2G1,5 ,
C. Driveway and Parking - I led, m 1141. 00
D. Patios and Walkways 520.2 S (4-) 7 23,7S
E. Tennis Court
F. Pool and Pool Decking -G. Accessory Building(from part 2.B)
H. Solar Panels(ground mounted) -I. Any Other Coverage ( .961 t <,4.51
Total 2D1. r.3�; S I$3,72
Roof Mounted Solar Bonus
(LAHMC Section 10-1.502) Yes No SF
Maximum Development Area-MDA (from worksheet#1) 75Od. Oo
Maximum Development Area w/Solar Credit
2 FLOOR AREA Existing Proposed Total
A. HOUSE AND GARAGE
a.First Floor u 1, 2 (-)3(X,.611 '288.2)3
b. Second Floor - (+) 14113.13 1 e). J 3
c.Attic - - -
d.Basement - -
e. Garage 18 e.00 (-t)211'.$ 430. Bo
f.Area over 17' (t) 85.g7 05,67
B. ACCESSORY BUILDINGS
a.First Floor
b. Second Floor
c.Attic
d.Basement
Total I 1(0 7 "4g.343
Maximum Floor Area-MFA (from worksheet#1) vcoo.GYM
TOWN USE ONLY CHECKED BY DATE