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ITEM 3.4
TOWN OF LOS ALTOS HILLS December 3, 2015
Staff Report to the Planning Commission
SUBJECT: INTRODUCTION OF AN AMENDMENT TO SECTIONS 10-1-503 AND 10-
1.1007 OF THE LOS ALTOS HILLS MUNICIPAL CODE MODIFYING
DEVELOPMENT REGULATIONS FOR SUBSTANDARD LOTS; FILE #342-
15-MISC
FROM: Suzanne Avila, AICP, Planning Director SA
RECOMMENDATION That the Planning Commission:
Forward a recommendation to the City Council for approval of Zoning Ordinance amendments
reducing the allowable floor area for substandard lots and adding findings for setback variances.
BACKGROUND
In the last year the Town has.experienced an increase in the number of site development permits
for development on lots lessthan one acre. Based on concerns raised by neighbors ofseveral
projects on substandard lots, the City Council discussed the matter at its May 21, 2015 meeting.
The Council directed staff and the Planning Commission to review Conditional Development
Permit(CDP)regulations and to consider alternative means of regulating floor area for constrained
lots, with an emphasis on lots of 0.50 acres or less. A Planning Commission Subcommittee
comprised of Commissioners Mandle and Partridge was subsequently formed. The Subcommittee
worked with staff to review current codes and develop draft code amendments related to maximum
floor area and variances.
On September 15, 2015 a Planning Commission Study Session was held to present alternative
approaches to regulation of floor area for substandard lots including additional findings for setback
variances, and to receive public input. Notice of the study session was mailed to property owners
Town-wide. Following the Study Session the Subcommittee reconvened to discuss modifications
to the draft Zoning Ordinance amendments based on comments received from the public and
recommendations from the other Planning Commissioners.
DISCUSSION •
The Subcommittee considered the following means of regulating floor area,bulk and the mass of
homes on substandard lots:
• Modification of the Lot Unit Factor(LUF) formula
• Development of a Floor Area Ratio (FAR)
• Use of a building circle to determine allowable floor area
• Reduction of setbacks based on lot size
• Reduction of allowable building height based on lot size and/or proposed setbacks
Staff Report to the Planning Commission
Conditional Development Permit Regulations
December 3,2015
Page 2 of 3
Based on comments from the City Council and Town residents, it was clear that the Town's
required setbacks are highly valued. The Subcommittee decided against recommending reduced
setbacks. for substandard lots or reducing the allowable height limit of_27 feet, and instead
developed a new set of findings to be used when a setback variance is requested (see Attachment.
4). These findings will be required to be made in addition to the standard variance findings that
are already in the Municipal Code.
The Subcommittee is also recommending the application of a Floor Area.Ratio (FAR) limit for,
substandard lots. FAR is a percentage of allowable floor area related to the lot size. An applicant
with a substandard lot will be required to calculate the Maximum Floor Area (MFA) using both
the applicable LUF based formula and the adopted FAR.limit, and the more restrictive of the two.
numbers will be applied. A FAR range of 0.14 to 0.20 was considered. A 0.14 FAR is consistent..
with the allowable floor area fora one acre lot with an average slope of 10%or less. A-0.20 FAR
is consistent with recently approved CDP applications for 25608.Deerfield Drive,2571.1 Deerfield
Drive and 25531 Fremont Road. Public testimony and Planning Commissioner comments.
received at the September 15 Study Session were supportive of a lower FAR'. The Subcommittee
decided to recommend a FAR of 0.16 basedon this input and in the interest of not being overly
restrictive to smaller properties. The proposed 0.16 FAR will reduce the allowable floor area for
substandard lots smaller than .80 acre, and for some lots of up to 0.83 acre with an average slope.
greater than 10%.
The chart below shows some examples of small lots and how the inclusion of a FAR would affect
the allowable floor area.
Lot Size LUF-MFA* FAR 0.20 FAR 0.18 FAR 0.16 FAR 0.14
.80 acre 5,000 6,970 6,273 5,576 4,879
.70 acre 5,000 6,098 5,489 4,879 4,269
.60 acre 5,000 5,227 4,704 4,182 3,659
.50 acre 5,000 4,356 3,920 3,485 3,049
.40 acre 4,000 3,485 3,136 2,788 . 2,439
.30 acre 3,000 2,614 2,352 2,091 1,830
*Assumes average slope of 10%or less
Example 1: For a 0.50 acre lot with a LUF based MFA of 5,000 square feet and a 0.16 FAR of
3,485 square feet, the MFA would be 3,485 square feet.
Example 2: For a 0.40 acre lot with a LUF based MFA of 4,000 square feet and a 0.16 FAR of
2,788 square feet, the MFA would be 2,788 square feet.
Example 3: For a 0.35 acre lot with a LUF based MFA of 3,500 square feet and a .016 FAR of
2,439 square feet,the MFA would be 2,439 square feet.
Staff Report to the Planning Commission
Conditional Development Permit Regulations
December 3,2015
Page 3 of 3
ATTACHMENTS
1. Current Conditional Development Permit regulations
2. Draft amendments to Zoning Ordinance Section 10-1.503
3. Draft amendments to Zoning Ordinance Section 10-1.1007(2)
4. List of lots of.50 acre or less
5. List of lots of.51 to .83 acre
6. Summary of CDP approvals since 2004
ATTACHMENT 1
Current CDP Regulations
10-1.503 Floor area.
Except as provided in subsections c and d below, the amount of floor area in square feet allowed
on a parcel or lot shall not exceed the amount determined by application of the formula in
subsection(a) of this section, where S is the average slope of the parcel or lot in percent,;as
defined in Section 10-1.202, LUF is the lot unit factor as defined in Section 10-1.202, and MFA
is the maximum floor area allowable.
(a) For all parcels or lots, the allowable floor area insquare feet shall relate:to the
average slope of the parcel or lot and the lot unit factor for the parcel or lot as specified in
the formula given in subsections (a)(1), (a)(2) and (a)(3) of this section:
(1) For parcels or lots where S is equal to or less than ten(10)percent:
MFA=LUF x 6,000 square feet
(2) For parcels or lots where S is greater than ten(10)percent and.less than thirty(30)
percent:
MFA=LUF x [6,000-50(S-10)] square feet
(3) For parcels or lots where S is equal to or greater than thirty(30)percent:
MFA=LUF x 5,000 square feet
(b) Floor Area. Floor area shall be measured as defined in Section 10-1.202 of this
title.
(c) Minimum MFA. The allowable floor area on any parcel or lot shall not be
reduced to less than five thousand (5,000) square feet by application of the provisions of
this section, except as set forth in subsection(e) of this section or except in the case of
parcels or lots which have a lot unit factor of 0.50 or less 9°arcels o o which hay eR factor of e 50 of les require a Condiational Development Fermi
03
A
estrieted belowfive,thousadi(5;00) squa efeeas aconditioiof the pde florioftr Maxinp e,
r 1 v iia e e
00,1-44w for lots awhic equirela CondiltionaliPe �elo�pment�Pe e e,iit; 153 es abl�ished
the rata®`ofthe lot unlit faefo (LU9F) f'or the3lot�divided4by�^0 50 tiPrg es' thousand 5;000
x,.�-` .. d x43 E3.�wr
quare Ieet TheiSiete Deuelopinent Authoritpmayyapprove floor area,o o thoe sand
ivehundred (2h501square feetfor�anyplot without 1eglotti_a vanancevso`lonB aas�t1
in® angsfor a,Coindition l Development lye it arse nlade_
(d) For any lot on which substantial areas of slope in excess ofthirty(30)percent
constrain the allowable floor area for the site, the lot unit factor and maximum floor area
may be calculated based solely on the flatter portion of the property,provided that: (1)the
area used in the calculation results in a lot unit factor(LUF) in excess of 1.0 and provides a
minimum of a one hundred sixty(160) foot diameter building circle within that area; (2)the
remaining steep slopes excluded from the calculation are contiguous and placed in a
conservation easement,prohibiting any construction, grading or development in perpetuity;
and.(3) driveway access to the building site is located outside of the conservation easement
area.
(e) The standards set forth in this section for maximum floor area(MFA) are
maximum standards. The City Council and Planning Commission have the discretion to
apply stricter standards to reduce floor area where site specific constraints dictate further
limitations, such that the purposes of the ordinances are complied with. Some examples of
site constraints include,but are not limited to, the shape or natural features of the lot,
easements which restrict development, or high site visibility. (§ 1, Ord. 305, eff. October 3,
1986; § 3, Ord. 382, eff. May 17, 1996; § 2, Ord. 389, eff. August 15, 1997; § 2, Ord. 412,
eff. July 7, 2001; § 1, Ord. 522, eff. December 18, 2010)
10-1.1007(3) Conditional development permits—Approval—Condition.
(a) On substandard lots, due to the difficulty of accommodating development which
meets the objectives and standards of the Town, any lot which has a lot unit factor of.50 or
less shall require a Conditional Development Permit from the Planning Commission. In
addition, any lot significantly constrained by a human habitation setback for geologic
hazard areas or a nonhuman habitation setback for noise shall require a Conditional
Development Permit from the Planning Commission,unless the Zoning Administrator finds
that the lot is not significantly constrained by such setback or zone. Prior to the granting o$
any peauit,the Planning Commission must find that:
0) The site for the proposed development is adequate in size, shape and topography_
to accommodate the proposed intensity of development, including all structures, yards,
open spaces,parking, landscaping, walls and fences, and such other features as may bq
required by this chapter.
2) The size and design of the proposed structures create a proper balance,unity and
armonious appearance in relation to the size, shape and topography of the site and in
elation to the surrounding neighborhood;
(3) The rural character of the site has been preserved as much as feasible b
minimizing vegetation and tree removal, excessive and unsi m ti . adin! an.
alteration of natural land forms.
(4) The proposed development is in compliance with all regulations and policies set
forth in the Site Development ordinance
Every Conditional Development Permit granted may be subject to such conditions
s are deemed necessary to protect the public health, safety and general welfare and to
ecure the objectives set forth in the findings above. Such conditions may include,but ares
of limited to,reduction in Maximum Development Area allowed, reduction in Maximum
loor Area allowed, installation of landscaping, and resisting of structures. (§ 1, Ord. 305,
eff. October 3,1986; § 6, Ord. 314, eff. November 6, 1987;§ 1, Ord. 337, eff. September
14, 1990; Ord. 338, eff. September 19, 1990; § 1, Ord. 341, eff. January 4, 1991)
ATTACHMENT 2
Proposed Amendments to CDP Regulations
10-1.503 Floor area.
Except as provided in subsections c and d below, the amount of floor area in square feet allowed
on a parcel or lot shall not exceed the amount determined by application of the formulae in
subsections (b) and(c) of this section, where S is the average slope of the parcel or lot in percent,
as defined in Section 10-1.202, LUF is the lot unit factor as defined in Section:104.202, and
MFA is the maximum floor area allowable.
(a) Floor Area. Floor area shall be measured as defined in Section 10-1.202 of this
title.
(b) For all parcels or lOts, the allowable floor area in square feet shall relate to the
average slope of the parcel or lot and the lot unit factor for the parcel or lot as
specified in the formula given in subsections (b)(1), (b)(2) and (b)(3) of this
section:
(1) For parcels or lots where S is equal to or less than ten(10)percent:
MFA=LUF x 6,000 square feet
(2). For parcels or lots where S is greater than ten(10)percent and less than
thirty(30)percent:
MFA=LUF x [6,000-50(S-10)] square feet
(3) For parcels or lots where S is equal to or greater than thirty(30)percent:
MFA,=LUF x 5,000 square feet
(c) Floor Area Ratio Limit. The floor area ratio limit equals floor area in square feet
divided by net lot area in square feet as defined in Section 10-1.202 of this title. For
substandard lots (lots with a net area less than 1.00 acre), a Floor Area Ratio Limit of 0.16
applies. The maximum floor area using this limit is calculated by multiplying the net lot
area by a factor of 0.16. The maximum floor area for substandard lots shall be determined
by calculating both the LUF based MFA defined in subsection (b) and the floor area ratio
limit based MFA defined in this subsection; the lower of the.two numbers shall be:the
maximum floor area allowed.
(d) Minimum MFA. The allowable floor area on any parcel or lot shall not be
reduced to less than five thousand(5,000) square feet by application of the provisions of
this section, except as set forth in subsection(c) or(f) of this section or except in the case of
parcels or lots which have a lot unit factor of 0.50 or less. Parcels or lots which have a lot
unit factor of 0.50 or less require a Conditional Development Permit and floor area maybe . -
restricted below five thousand(5,000) square feet as a condition of the permit. Maximum
floor area for lots which require a Conditional Development Permit shall be established as
the ratio of the:lot:unit•'factor:(LUF) forithe:lot divided by 0:50.times:fivethousand;(5,000)-;
square:feetior a floor:areanatio 0:16; whichever is less. The,Site Development -
Authority may,approve floonarea.of.up to:two thousand fivehundre'd,:(•2,5'00))squarerfeet for
any plot without,requiring:a variance;:so long as.the•findings fora Conditional Development
Permit are shade: , 'I;.. r,,,; . :,; 1„ • • if
,. +!; J:. i-:! /),:• r .iii ..i 1 r':i. (% ;i - ; . I ..i , %ii!. (i' „ .
f 1,Heli; /If iir, .1i:` :z
(e) For any lot on which substantial areas of slope in excess of thirty(30)percent
constrain the allowable floor area for the site, the lot unit factor and maximum floor area
may be calculated based solely on the flatter portion of the property,provided that: (1) the
area used in the calculation results in a lot unit factor(LUF) in excess of 1.0 and provides a
minimum of a one hundred sixty(160) foot diameter building circle within that area; (2)the
remaining steep slopes excluded from the calculation are contiguous and placed in a
conservation easement,prohibiting any construction, grading or development in perpetuity;
and(3) driveway access to the building site is located outside of the conservation easement
area.
(f)The standards set forth in this section for maximum floor area(MFA) are maximum
standards. The City Council and Planning Commission have the discretion to apply stricter
standards to reduce floor area where site specific constraints dictate further limitations, such
that the purposes of the ordinances are complied with. Some examples of site constraints
include,but are not limited to, the shape or natural features of the lot, easements which
restrict development, or high site visibility. (§ 1, Ord. 305, eff. October 3, 1986; § 3, Ord.
382, eff. May 17, 1996; § 2, Ord. 389, eff. August 15, 1997; § 2, Ord. 412, eff. July 7, 2001;
§ 1, Ord. 522, eff. December 18, 2010)
10-1.1007(3) Conditional development permits—Approval—Condition.
(a) On substandard lots, due to the difficulty of accommodating development which
meets the objectives and standards of the Town, any lot which has a lot unit factor of 0.50
or less shall require a Conditional Development Permit from the Planning Commission. In
addition, any lot significantly constrained by a human habitation setback for geologic
hazard areas or a nonhuman habitation setback for noise shall require a Conditional
Development Permit from the Planning Commission, unless the Zoning Administrator finds
that the lot is not significantly constrained by such setback or zone. Prior to the granting of
any permit, the Planning Commission must find that:
(1) The site for the proposed development is adequate in size, shape and topography
to accommodate the proposed intensity of development, including all structures, yards,
open spaces,parking, landscaping, walls and fences, and such other features as may be
required by this chapter.
(2) The size and design of the proposed structures create a proper balance,unity and
harmonious appearance in relation to the size, shape and topography of the site and in
relation to the surrounding neighborhood;
(3) The rural character of the site has been preserved as much as feasible by
minimizing vegetation and tree removal, excessive and unsightly grading and
alteration of natural land forms.
(4) The proposed development is in compliance with all regulations and policies set
forth in the Site Development ordinance.
(b) . Every Conditional Development Permit granted may be subject to such conditions.
as are deemed necessary to protect the public health, safety and general welfare and to
secure the objectives set forth in the findings above. Such conditions may include,but are
not limited to,reduction in Maximum Development Area allowed, reduction in Maximum
Floor Area allowed, installation of landscaping, and location of structures. (§ 1, Ord. 305, . .
eff. October 3, 1986; § 6,Ord. 314, eff.November 6, 1987; § 1, Ord. 337, eff. September
14, 1990; Ord. 338, eff. September 19, 1990; § 1, Ord. 341, eff. January 4, 1991)
November 20,2015
ATTACHMENT 3
10-1.1007(2)Variances—Approval—Conditions.
The Staff Committee comprised of the Zoning Administrator and City Manager or designee(herein called
the"Staff Committee") and Planning Commission are empowered to grant variances from the
requirements of this title.The Staff Committee or Planning Commission shall act as the authority to grant
variances as specified in subsections(e) and(f)below.
(a) Purpose.The purpose of the variance is to resolve practical difficulties or undue
hardships,not of the applicant's own making,which may result from the exceptional size, shape,
topography,location, or other physical site conditions,or the use or development of property in the
immediate vicinity.In this context,personal, family, or financial difficulties,loss of prospective
profits and neighboring violations are not practical difficulties or hardships justifying a variance.In
some cases,the location of existing structures may result in a practical difficulty or hardship.
(b) Findings.The Staff Committee or Planning Commission may grant the requested
variance in whole or in part only if, from the application or the facts presented at the public hearing,
it can affirmatively find that all of the following four(4)requirements have been met:
(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;
(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;
(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;
(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.
(c) Findings for setback variance. The Staff Committee or Planning Commission may grant
a requested setback variance in whole or in part only if, from the application or the facts presented at
the public hearing,it can affirmatively find that one or more of the following requirements has been
met in addition to the findingsin subsection(b):
(1) The setback encroachment conforms with existing legal nonconforming setbacks existing
on this lot; or
(2) The setback encroachment is minimal and provides significant accommodation of site-
specific building constraints while still fitting into the neighborhood context; or
(3) The setback encroachment isnecessary due to unique site characteristics,the semi-rural
character of the town will be maintained,and there will not be a significant adverse impact on
neighboring properties.
(d) Any variance granted shall be subject to such conditions as will assure that the
adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the
limitations on other properties in the vicinity within the same zoning district.
,'i' .1. i! ,t! :l n, N.. ii..
(e) The Staff Committee shall act as the permitting body for all applications involving the
following:
(1) Maximum Development Area(MDA). Requests to exceed MDA bye two hundred
fifty(500 250) square feet or less;
(2) Maximum Floor Area(MFA).Requeststo exceed MFA by one hundred fifty(150)
square feet or less;
(3) Setbacks.Requests for encroachments into any setback of two(2)feet or less and
measuring one hundred fifty(150) square feet of floor area or less;
- - --- " - -- -
defined in Section 10 1.501(d)(1). .
(f) The Planning Commission shall act as the permitting body for all variance applications
involving the following:
(1) Maximum Development Area(MDA).Requests to exceed MDA by more than two
hundred fifty(250) square feet;
(2) Maximum Floor Area(MFA).Requests to exceed MFA by more than one hundred fifty
(150)square feet;
(3) Setbacks.Requests for encroachment into any setback of more than two(2)feet and or
measuring more than one hundred fifty(150)square feet of floor area;
(4) Height.All requests for height envelope encroachments,to exceed maximum height of
twenty-seven(27) feet and/or to exceed special height limitation of thirty-five(35) feet;
(5) Others.All other variance applications not specified above, and any applications referred
to the Planning Commission by the Zoning Administrator.
(§ 1, Ord. 305, eff. October 3, 1986; § 5, Ord. 314, eff.November 6, 1987; § 3, Ord. 326, eff. September
16, 1988)
November 20,2015
rtiVEN LotfSize rMetr:oscan i evised/lot siWIssessof Address %f ,- Built:' floor- l flo or oorG<araae Totrtl S F .
175 03 008 0.42 0.4300 14696 Manuella Rd 1963 2,315 991 - 790 4,096
175 03 043 0.46 - 14848 Manuella Rd 1953 2,274 - - 624 2,898
175 04 003 0.34 0.3500 25851 Estacada Wy 1954 2,262 - - 2,262
175 04 006 0.47 0.4800 25875 Estacada Wy 1955 2,173 1,400 - 527 4,100
175 04 007 0.46 . 0.4700 25881 Estacada Dr 1956 3,552 - - 440. 3,992
175 04 008 0.46 - 14660 Saltamontes Wy 1955 1,618 - - 504 2,122
175 04 012 0.45 0.4600 14555 Debell Rd 1956 2,869 1,035 - 610 4,514
175 04 013 0.42 - 14554 Debell Rd 1953 2,144 - - 644 . 2,788
175 04 014 0.47 0.4800 14576 Debell Rd 1953 3,129 - - 496 3,625
175 04 016 0.47 0A800 14555 Miranda Rd 1953 2,310 - - 635 2,945
175 04 018 0.44 0.4500 25835 Estacada Dr 1957 2,228 - - 462 2,690
175 04 019 0.20 0.2100 25861 Estacada Wy 1954 2,183 385 - 462 3,030
175 21 038 0.08 . 0.0800 Lowell Avenue
175 21 100 0.08 0.0800 Kingsley Avenue
175 04 022 0.47 0.6300 25811 Estacada Dr 1954 2,262 - - 484 . 2,746
175 23 023 0.31 0.3200 25531 W Fremont Rd 1930 848 - - 200 1,048
175 25 060 . 0.23 - 13613 Burke Rd 1978. 2,197. - - . 568 2,765
175 25 063 0.41 0.4200 13621 Burke Rd 1995 2,449 543 - 521 3,513
175 26 002 0.41 - 25561 Deerfield Dr 1949 2,022 1,456 - 500 3,978
175 26 004 0.40 - 25701 Deerfield Dr 1955 1,588 1,200 1,136 420 4,344
175 26 006 0.47 . 0.4800 25731 Deerfield Dr 1952 1,572 1,200 - 400 3,172
175 26 008 0.44 0.4500 25710 Deerfield Dr 1951 1,757 525 .672 2,954
175 26 009 0.49 - 25700 Deerfield Dr. 2003 1,709 1,960 - 245 3,914
175 26 043 0.38 - Burke Rd - - - 0
175 28 033 0.43 - 25691 Chapin Rd . 2000 2,474 563 - 507 3,544
175 28 035 0.40 0.4000 13530 W Fremont Rd 1954 2,447 1,585 - 463 4,495
175 29 003 0.51 0.50 13331 Lennox Wy 1955 3,446 372 3,818
175 54 077 0.30 - Concepcion Rd - - - 0
182 05 016 0.38 - Purissima Rd - - - 0
182 20 046 0.24 Lucero Ln - - - 0 y
182 23 024 0.42 - Julietta Ln - - - 0
182 25 018 0.25 - no site address - - - - 0 ()
182 29 048 0.47 - Central Dr - - - - 0 x
182 50 044 0.49 - 13531 Paseo Del Roble - - - - 0
331 15 061 0.37 . . - Mora Dr - - - . - . . 0 m
331 15 062 0.40 - Mora Drive - - - - 0
336 15 006 0.44 0.48 24600 Summerhill Av 1951 1,818 - - 360 2,178 l''-]
336 17 001 0.48 - 12370 Hilltop Dr 1949 2,145 - - 506 2,651 .p
336 17 002 0.49 - 12380 Hilltop Dr 2007 1,918 1,495 - 1,010 4,423
::::!Aar s. '(Metr;oscan) Ignyaked�lo_t sr`z'7�/,Asset"sso : Address , Yom'6 v floof . floo 3rri floor: Gcrnage , Tto'.ta'ifSq. F
336 17 020 0.42 - 12450 Hilltop Dr 1952 2,008 - - 484 2,492
336 17 021 0.42 - 12460 Hilltop Dr 1950 1,966 - - 1,966
336 17 046 0.47 0.47 12390 Hilltop Dr 2007 3,370 700 4,070
336 19 006 0.24 - 11991 Hilltop Dr 1953 1,610 - - 408 2,018
336 20 040 0.43 - Hilltop Dr - - - . 0
336 33 008 0.49 - 25309 La Loma Dr - - - 0
336 43 010 0.29 - Rhus Ridge Rd - - - 0
351 08 016 0.44 - Ravensbury Av - - - - 0
Lots.51 to.83 acres
APN Lot size Address Year Built 1st floor 2nd floor garage total sq.ft.
175 03 004 0.54 25935 Estacada Drive 1955 3,389 462 3,851
175 03 005 0.69 25955 Estacada Drive 1957 2,510 648 3,158
175 03 006 0.52 14650 Manuella Road 1955 2,128 440 2,568
175 03 007 0.501 14690 Manuella Road 1954 1,758 440 2,198
175 03 009 0.53 14700 Manueall Road 1928 3,067 560 3,627
17503 011 . .0.54 . 14710 Manuella Road 1954 2,852 .' , 286 . 3,138 .
175 03 014 ..0.78 14884 Manuella Road .1910 1,933 462 2,395 ..
175 03 042 0.75 14846 Manuella Road 1952 2,038 0 2,038
175 04 011 0.54 14575 Debell Road 1955 3,169 740 3,909
175 04 015 0.51 25830 Estacada Drive 1953, 1,955 594 2,549,
175 04 020 0.66 25871 Estacada Way 1954 2,098 484 2,582
175 04 022 0.63 25811 Estacada Drive 1954 2,262 484 2,746
175 05 025 0.8 . 14381 Miranda Way 1954 2,519 617 3,136
175 10 019 . 0.8 . 14000 Miranda Road . 1978 . 2,997 600 3,597 ..
175 26 001 0.54 25531 Deerfield Drive 1955 1,734 620 2,354
175 26 005 0.53 25711 Deerfield Drive 1952 2,071 660 2,731
175 26 007 0.61 25740 Deerfield Drive 1975 2,168 532 . 2,700 .
175 26 010 , 0.53 25620DeerfieldDrive ' 1980 . 2,625.,
646 3,271_
175 26 011 0.8 25610 Deerfield Drive 1939 2,702 702 3,404
175 26 044 0.51 13631 Burke Road 1924 1,282 285 1,567
175 27 015 0.79 13310 E Sunset Drive 2011 3,516 . .434 3,950 1,119 basement
175 27 017 0.8 13204 E Sunset Drive 1948 2,757 400 3,157
175 27029 0.8 25670 Chapin Road 1961 2,293 426 2,719
175 28 010 0.51 13340 W Fremont Road 1951 2,349 420 2,769
175 28 011 0.52 13500 W Fremont Road 1955 2,812 528 . 3,340
175 28 013 ' 0.52 13625 Hill Way 1920 2,713 2,713
175 28 014 0.52 13571 Hill Way 2011 2,506 1,754 0 4,260 1,783 basement :
175.28.017 0.51 13640 Burke Road . .2000 1,845 . 798 . .583 3,226 916 basement. 4
175 28 022 ' ' 0.68 ' '13620 Hill Way 1992 . '2,253 1,743 0 '3,996 t
175 29 003 0.5 13331 Lennox Way 1970 2,332 462 2,794
175 29 004 0.74 13303 Lennox Way 1984 4,092 504 4,596
C11 .
175 29 005 ' 0.74 13290-Lennox Way 1955 . 3,446 372 3,818
175 29 007 0.6 . 13332 Lennox Way 1964 .2,794 • . 1,029 . 3,823
175 29010 0.79 13310 Lennox Way 1979 1,224 1,452 528 3,204
175 40 025 0.75 12784 Normandy Lane 1962 5,051 1,175 6,226
175 46 011 0.61 . 13050 Alta Tierra Road 1953 1,782. 496 2,278,
175 46 012 0.59 13080 Alta Tierra Road 1950 2,961 839 3,800
175 48 021 0.8 12422 Robleda Road 1965 2,296 624 2,920
175 48 022 0.77 12444 Robleda Road 1988 4,016 759 4,775
182 04 010 0.79 Gigli Court . 0 undeveloped
182 07.066 0.76 14250 Berry Hill Lane .2000 3,885 660 4,545
182 10 002 0.83 13460 South Fork Lane 1949 3,358 0 3,358
182 13 037 0.58 26631 Taaffe Road 2010 1,774 1,499 477 3,750
182 28 008 0.75. Central Drive 0 undeveloped
182 30 022 0.69 27101 Moody Road 0 undeveloped
182 30 026 0.68 Moody Road 0 undeveloped
182 30 034 0.79 27360 Sherlock Court 1979 1,684 0 1,684
182 30 041 0.8 .. . 27381 Moody Road... . 1980 .. 2,614 462 3,076
182 30 048 0.77 26691 Moody Road 1940 1,200 0 1,200
182 50 008 0.52 13531 Paseo Del Roble Drive 1977 2,943 693 3,636
331 01 028 0.71 11521.Crestridge Drive 1995 5,851 744 6,595_ annexed
331 15 055 0.65 _. 10810.Mora Drive 1940 , 2,932 576' 3,508
331 15 056 0.79 10840 Mora Drive 1986 4,044 660 4,704
331 15 057 0.77 10868 Mora Drive 1940 2,452 440 2,892
33117 079 0.7 10500 Sunhills Drive . 1993 3,493 738 . 4,231
33117 083 0.76 10435 Berkshire Drive 2008 2,591 740 3,331
336 15 003 0.52 24624 Summerhill Avenue 1952 1,705 480 2,185
33615 004 0.58 24616 Summerhill Avenue 1952 2,926 480 . 3,406
33616 050 '. 0.74. 24300 Summerhill Avenue . ' 1995 3,144 630 . 3,774. .
33615 003 0.52 " 24624 Summerhill Avenue 1952 1,705 480 2,185
336 17 026 0.73 24220 Hillview Road 1975 . 3,590 624 4,214
336 17 028 0.75 . 24129 Hillview Road . 1960 2,952 568 . 3,520 .
33617 041 0.75 24142 Summerhill Avenue 1989 3,629 484 4,113
336 29 012 0.7 25005 Oneonta Drive 1962 3,395 552 3,947
336 29 016 0.74 24965 Oneonta Drive 1953 1,217 441 1,658
336 29 018 0.74 24985 Oneonta Drive 1953 1,601 573 2,174
APN Lot size Address ,' . Year Built 1st floor . 2nd floor garage total sg.ft.
336 37 007 0.81 23225 Ravensubury Avenue 1951 3,161 1,006 4,167
336 38 034 0.77 12200 Winton Way 1996 4,110 590 4,700 110 basement
336 39 011 0.75 . 10251 Magdalena Road 1948 2,316. 572 2,888
351 01 016 0.61 27.730 Canyon Road 1935 1,020 234 1,254
351 01 017 0.6 27850 Canyon Road 1947 1,085 550 1,635
351 01 043 0.73 11470 Page Mill Road 1940 1,983 0 1,983
35101044 . . .0.66 27920 Moody Road 1926 1,092 . . 0 1,092
35102.009 0.68 27220 Moody Road 1928 1,120 .216 1,336
35102 012 0.82 27050 Moody Road 1942 3,035 549 3,584
Summary of CDP Approvals in LAH since 2004
Address Date Net Lot Type of MFA/ Dwelling Developed Area Floor Variance Granted?
Approved Size/LUF Project MDA Area incl. Area
Sq.ft. garage Ratio
10435 July 2004 .766 acres Addition 4,820 3,411 sq.ft. 7,876 sq.ft. Variance for 2 parking spaces in
Berkshire .482 LUF 6,920 71% of MFA (nonconforming) .102 setback
114% of MDA
13341 August .981 acres New 4,550 4,468 sq.ft. 6,621 sq.ft. .105 No variance
Wildcrest 2004 .455 LUF residence 6,650 98% of MFA 99% of MDA
25701 March .381 acres New 3,300 3,267 sq.ft. 5,356 sq.ft. Variance for parking in the side
Deerfield 2005/ .33 LUF Residence/ 5,400 99% of MFA 99% of MDA .197 yard setback
February Pool
2014
13303 August 1.817 Addition 3,690 3,570 sq.ft. 6,896 sq.ft. Variance for 2 reduced size
Wildcrest 2005 acres 5,790 97% of MFA (nonconforming) .045 garage spaces and to exceed
.369 LUF 119% of MDA MDA
12380 February .491 acres New 4,910 4,360 sq.ft. 7,010 sq.ft. Variance for chimney in setback
Hilltop 2006 .491 LUF residence 7,010 89%of MFA 100% of MDA .204
and pool
12390 June 2006 .498 acres New 4,980 4,978 sq.ft. 7,080 sq.ft. .229 Variance for 1 parking space,bay
Hilltop .498 LUF residence 7,080 100% of MFA 100% of MDA windows and chimney in setback
24624 March 2007 .482 acres Major 4,250 4,060 sq.ft. 7,576 sq.ft. Variance for 2 parking spaces and
Summerhill .425 LUF remodel 6,350 95% of MFA (nonconforming) trash enclosure in setback
resulting in 119% of MDA .193
new
residence
25875 June 2007 .461 acres Major 4,490 4,100 sq.ft. 6,399 sq.ft. .204 Variance for 2 reduced size
Estacada .449 LUF addition 6,590. 91% of MFA 97% of MDA parking spaces in setback
14555 September .462 acres Addition and 4,550 4,542 sq.ft. 5,582 sq.ft. .226 Variance for 1 parking space in
De Bell 2008 .455 acres remodel 6,650 100% of MFA 84% of MDA setback
13310 November .79 acres New 3,973 3,950 sq.ft. 6,008 sq.ft. .115 No variance ►�
East Sunset 2009 .4 LUF residence 6,073 99% of MFA 99% of MDA 1.
y
27361 February .4275 New 4,830 3,450 sq.ft. 6,927 sq.ft. No variance
Moody 2011 acres residence 6,930 71% of MFA 100% of MDA .185 C)
.4275 LUF
tt
o,
Summary of CDP Approvals in LAH since 2004— Page 2
Address Date Net Lot Type of MFA/ Dwelling Developed Area Floor Variance Granted?
Approved Size/LUF Project MDA Area incl. Area
Sq.ft. garage Ratio
13500 June 2011 .4275 Sunroom 4,275 3,462 sq.ft. 5,222 sq.ft. No variance
Fremont acres 6,375 81% of MFA 82% of MDA .186
.4275 LUF
27911 June 2014 1.007 Addition 4,560 4,144 sq.ft. 9,647 sq.ft. No variance
Via acres 6,660 91% of MFA (nonconforming) .094
Ventana .456 LUF 145% of MDA
27299 November 1.239 Addition 4,000 3,899 sq.ft. 6,539 sq.ft. Variance to allow for 20 foot side
Byrne Park 2014 acres 6,600 97% of MFA 99% of MDA .072 yard setback for addition
.40 LUF
14696 November .471 acres Addition 4,530 4,343 sq.ft. 6,469 sq.ft. Variance for up to 12 foot
Manuella 2014 .453 LUF 6,630 96% of MFA 97% of MDA .212 encroachment into side yard
setback for addition
25608 May 2015 .359 acres New 3,590 3,000 sq.ft. 5,280 sq.ft. .192 Variance for open parking in side
Deerfield .359 LUF residence 5,690 84% of MFA 93% of MDA yard setback
25711 July 2015 .498 acres Addition 4,510 4,464 sq.ft. 6,437 sq.ft. .206 Variance for open parking in the
Deerfield .451 LUF 6,610 99%of MFA 97% of MDA front setback
25531 August .273 acres Addition 2,730 2,728 sq.ft. 3,423 sq.ft. Variance for building setbacks,
Fremont 2015 .273 LUF 4,830 100% of MFA 71% of MDA .229 parking in the side yard and
obstructed parking