HomeMy WebLinkAbout3.4 TOWN OF LOS ALTOS HILLS April 8, 2004
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, SECONDARY
DWELLING UNIT, TENNIS COURT, POOL AND POOL HOUSE; AND
VARIANCE TO ALLOW THE TENNIS COURT AND POOL HOUSE IN THE
FRONT SETBACK; LANDS OF FORS AND SELOVER; 12401 HILLTOP
DRIVE; #208-02-ZP-SD-GD-VAR.
FROM: Debbie Pedro, Associate Planner
APPROVED BY: Carl Cahill, Planning Director G,c.
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit and variance, subject to the
recommended conditions and findings of approval in Attachments 1 and 2.
BACKGROUND
The subject property is a 1.86 acre parcel located on the north side of Hilltop Drive.
Surrounding uses include single-family homes on adjacent parcels to the east, west, and
north and across Hilltop Drive to the south. The applicant is proposing to demolish an
existing single story residence, pool, and barn on the property and construct a new two-
story residence with a detached garage, secondary dwelling unit, pool, pool house, and a
tennis court.
In addition, the applicant is requesting a variance to allow portions of the tennis court and
the pool house with an attached trellis and outdoor fireplace to encroach within the 40'
front yard setback. According to the applicants, the unusual location of the road right-of-
way at this parcel and the required 30' half width right-of-way dedication will result in an
increased front setback for this property of up to 15' compared with most other properties
in the Town.
CODE REQUIREMENTS
As required by Section 10-1.1103 of the Zoning Ordinance, this application for a new
residence has been forwarded to the Planning Commission for review and approval. The
Zoning and Site Development sections of the Municipal Code are used to evaluate new
residences including building siting, floor and development area limitations, grading,
drainage, height, setbacks, visibility, and parking requirements.
Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 2 of 12
The evaluation of the variance should include many of the same items, concurrently
evaluating the physical site conditions which result in an undue hardship on the property.
The approval of a variance also requires that certain findings be approved by the Planning
Commission. Findings for approval of the variance have been prepared for the
Commission's review (Attachment 2).
DISCUSSION
Site Data:
Gross Lot Area: 1.86 acres
Net Lot Area: 1.81 acres
Average Slope: 10.8%
Lot Unit Factor: 1.778
Floor Area and Development Area:
Area (sq.ft.) Maximum Existing Proposed Increase Remaining
Development 26,137 13,131 26,001 12,870 136
Floor 10,597 4,954 10,523 5,569 74
Site and Architecture
The applicant is requesting approval of a site development permit for an 8,700 sq. ft. two-
story residence, 1,570 sq. ft. detached three-car garage with a caretaker's unit above,
7,252 sq. ft. tennis court, 700 sq. ft. lap pool and 253 sq. ft. pool house with an attached
trellis and outdoor fireplace.
The new residence is designed around an existing large sycamore tree. The interior living
areas are arranged among four buildings connected by a gallery facing a 29' x 45' open
courtyard. The proposed buildings meet the setback, height, floor area and development
area requirements established in Title 10, Zoning and Site Development, of the Los Altos
Hills Municipal Code. The maximum building height on a vertical plane is 26'10-1/21"
and the maximum height of the building from the lowest point to the highest point is 35'.
Proposed exterior materials include vertical wood siding with natural stone cladding and
standing-seam zinc roofing. Several skylights are proposed on the main house and
requirements to reduce light emission from skylights are included. (Condition of
Approval#8)
Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 3 of 12
The 804 sq. ft. detached three-car garage with a 766 sq. ft. caretaker's unit was originally
proposed to be located over the existing driveway area. When the story poles were
installed in early March, the neighbors at 27631 Hilltop Drive pointed out that the
structure would block their view of the hills from their kitchen and dining area. In
response, the applicants redesigned the project by rotating the two-story structure 900 and
moving it approximately 20' to the north to mitigate the view impacts to the neighbor.
Driveway &Parking
The existing driveway access is provided by a 30' wide ingress/egress easement along the
east side of the property which serves 4 other residences. The applicant is proposing to
remove the existing driveway and construct a new driveway access directly off of Hilltop
Drive. The driveway would be a minimum of 14 feet in width for its entire length and
adequate parking turnaround is provided in the proposed site plan. A detached garage
provides three (3) parking spaces with standard dimensions of 10' x 20'. Two (2)
additional outdoor parking spaces are located directly west of the garage outside of the
required setbacks.
Variance
The applicant is requesting a variance to allow portions of the tennis court and the pool
house with an attached trellis and outdoor fireplace to encroach up to 15 feet into the
front setback. A survey done by the applicant's engineer shows that the centerline at this
section of Hilltop Drive is located approximately 5' behind the edge of the road instead of
at the center of the physical road. As a result, the required right-of-way dedication is
taken from the current property line, as opposed to the center of the road. According to
the applicant, the combination of the 30' right-of-way dedication and 40' front yard
setback will burden the owners with an additional 15 feet of setback as measured from
the center of Hilltop Drive. (See attached diagram)
Although the applicants have presented evidence of an unusual circumstance related to
the location of the centerline of the right-of-way, the Planning Commission has the
authority to require the applicant to adhere to the Town's setback requirements. Setback
standards established in the Zoning Code are minimum requirements and pursuant to
Section 10-1.505 of the Code, "the City Council and Planning Commission have the
discretion to apply stricter standards to increase setbacks where site specific constraints
dictate further limitations, such that the purposes of the ordinances and Design Guidelines
are complied with." For example, if the Commission finds that an increased setback will
serve to reduce the appearance of bulkiness of the structure, setback distance greater than
40' can be required. Variance findings submitted by the applicant are included in this
staff report for Commission review. (Attachment 2).
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Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 4 of 12
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Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 5 of 12
Outdoor Lighting
In addition to the two driveway entry lights, the applicants are proposing two (2)
downlights under the trellis and one (1) wall washer on the western fagade of the outdoor
fireplace structure within the front yard setback. These lights are located on structures
encroaching within the front yard setback. If the Commission grants a variance to allow
the trellis and outdoor fireplace to encroach within the setback, it is reasonable to allow
the three proposed downlights as they provide safety illumination for the structures in the
setback. Staff has included the standard condition (#6) for outdoor lighting, requiring
that fixtures be down shielded, low wattage, and shall not encroach or reflect on adjacent
properties. The applicant has submitted lighting specifications to show that fixtures will
be downshielded to mitigate visibility.
Trees &Landscaping
The large sycamore tree on the property is preserved and used as a centerpiece for the
new home. In addition, all the heritage oak trees on the site will be preserved. A number
of trees including eucalyptus, crape myrtle; and several non-natives are proposed to be
removed as part of the site development proposal. The location and list of the trees to be
removed are detailed on the preliminary landscape plan (Sheet Ll). To ensure that all
significant trees will be protected throughout the construction period, staff has included
condition of approval#4 requiring that the trees within the vicinity of the construction be
fenced for protection.
A landscape screening plan will be required after final framing of the proposed residence
and accessory structures. 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.
Grading and Drainage
The property owner has proposed grading quantities which include 1,905 cubic yards of
cut (for the main house, pool, side and rear yards, and swale) and 1,235 cubic yards of fill
(for the tennis court and swale). The Engineering Department has reviewed the proposed
grading and concluded that the maximum cut and fill are in conformance with the Town's
grading policy.
Water runoff generated from the new development will be collected and carried to three
rip-rap dissipators. The runoff will then flow into an earthen swale along the south
property line and continue into an existing 16" culvert at the southeast corner of the
property. The applicant's engineer has provided a storm flow analysis and calculations
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Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 6 of 12
showing that the drainage improvements will mitigate impacts of the site development
and the quantity and flow rate of onsite surface runoff will not increase.
Pursuant to Section 10-2.503, Drainage,Facilities Standards; of the Municipal Code, the
Engineering Department has reviewed and determined that;the proposed drainage design
complies with Town requirements. The Engineering Department will review and approve
the final drainage plan prior to acceptance of plans for building plan check. Final "as-
built" grading and drainage will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection.
Fire Department Review
The Santa Clara County Fire Department reviewed the plans and has determined that the
flow capacity of the nearest water mains and fire hydrant will not be adequate for a home
of the proposed size. The applicant would be required to work with the Fire Department
to provide fire hydrants and/or a fire sprinkler system to meet the Fire Department's
requirements. In addition, standard conditions including premise identification and gate
requirements have been included in.Attachment 1.
Committee Review
The Pathways Committee recommends the construction of a Type 2-B path along Hilltop
Drive. (Condition#22)
The Environmental Design Committee has requested that all existing oak trees be
preserved and that skylights be. subject to standard conditions of. approval. These
comments have been incorporated into recommended conditions of approval.
CEQA STATUS
The project is categorically exempt under Class 1 of the State CEQA Guidelines
ATTACHMENTS
1. Recommended conditions of approval
2. Findings for Approval of the Variance
3. Site Map
4. Worksheet#2
5. Recommendations from Environmental Design Committee dated October 23, 2002
6. Recommendations from Santa Clara County Fire Department dated October 15, 2002
7. Recommendations from Pathways Committee dated October 28, 2002
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Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 7 of 12
8. Letter from neighbor at 12380 Hilltop Drive dated March 16, 2004
9. Letter from neighbor at 12330 Hilltop Drive dated March 29, 2004
10. Development plans: site, topographic, grading & drainage, floor, elevation, section,
roof, and lighting plans
cc: Lance Fors and Charlotte Selover Jonathan Cohen
12401 Hilltop Drive 65 Acacia Avenue
Los Altos Hills, CA 94024 Berkeley, CA 94708
Staff Report to the Planning Commission
P g
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 8 of 12
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE 2ND UNIT, TENNIS COURT, POOL, AND POOL HOUSE
LANDS OF FORS AND SELOVER, 12401 HILLTOP DRIVE
File#208-02-ZP-SD-GD-VAR
A. 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. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed by the Site Development Committee. Particular
attention shall be given to plantings that will be adequate to break up the
view of the new residence from surrounding properties and streets. All
landscaping required for screening purposes or for erosion control (as
determined by the City Engineer) must be installed prior to final
inspection.
3. A landscape maintenance deposit (or certificate of 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 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 fence 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. At the time of foundation inspection for the new residence and prior to
final inspection, the location and elevation of the new residence shall be
certified in writing by a registered civil engineer or licensed land surveyor
Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 9 of 12
as being in/at the approved location and elevation shown on the approved
Site Development plan. At the time of framing inspection for the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
6. Outdoor lighting is approved as shown on the approved site plans. No
lighting may be placed within setbacks except two entry or driveway
lights, two downlight (Nightscaping Escort #AD-0603) and one wall
washer (Shaper #651-WP) as shown on the Lighting Plan (Sheet A8).
Lighting shall be down shielded, low wattage, shall not encroach or reflect
on adjacent properties, and the source of the lighting shall not be visible
from off the site. Any additional outdoor lighting shall be approved by the
Planning Department prior to installation.
7. Fire retardant roofing (Class A) is required for all new construction.
8. Skylights shall be designed and constructed to reduce emitted light (tinted
or colored glass, or other material). No lighting may be placed within
skylight wells.
9. The location, height and materials of the fences shall be constructed
according to the approved plans. Any changes to the location, height, or
construction of any proposed fences shall first be approved by the
Planning Department.
10. The owner shall be responsible for verifying that the new fence is located
within the property lines.
11. Two driveway column lights are approved as shown on the approved
plans. The lights shall be low wattage, shall not encroach or reflect on
adjacent properties, and the source of lighting should not be directly
visible from off the site.
12. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School Districtl, as applicable, before
receiving their building permit from Los Altos Hills. The applicant
must take a copy of Worksheet #2 to school district offices (both the
elementary and high school offices in the Los Altos School District), pay
the appropriate fees and provide the Town with a copy of their receipts.
Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 10 of 12
B. ENGINEERING DEPARTMENT:
13. Peak discharge at 12401 Hilltop Drive, as a result of Site Development Permit
208-02, 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. Two copies of a final grading and drainage plans,
documentation, calculations, and detention storage design shall be submitted
for review and approval to the satisfaction of the City Engineer prior to
acceptance of plans for building plan check. Prior to final inspection, a letter
shall be submitted from the project engineer stating that the detention storage
design improvements were installed as shown on the approved plans and in
accordance with their recommendations.
14. 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 (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
15. All public utility services serving this property shall be placed
underground.
16. 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
I hall 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.
17. Two copies of a grading and construction operation plan shall be
submitted by the property owner for review and approval by the City
Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 11 of 12
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 Hilltop Drive 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 Los Altos Garbage Company
for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
18. 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 plancheck.
19. 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.
20. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. An encroachment permit shall be required
to be issued by the Public Works Department for.all work proposed within
the public right of way prior to start work. A copy of a permit from the
City of ILos Altos shall also be required to be submitted to the Town prior
to submittal of plans for building plancheck.
21. The property owner shall dedicate a 30' wide half-width public right of
way to the Town over Hilltop Drive. 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 submittal of plans for building plancheck.
22. The property owner shall construct a type 2-B path along Hilltop Drive
detached 5 feet from road to the satisfaction of the City Engineer prior to
final inspection.
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Staff Report to the Planning Commission
Lands of Fors and Selover
12401 Hilltop Drive
April 8,2004
Page 12 of 12
C. FIRE DEPARTMENT:
23. The property owner shall either provide .a fire hydrant to delivery the
required fire flow or provide an automatic residential fire sprinkler system
approved by the Santa Clara County Fire Department throughout all
portions of the new residence and the second unit. Three copies of plans
prepared by a sprinkler contractor shall be submitted to the Planning
Department and approved by the Fire Department, prior to acceptance of
plans for building plan check, and the sprinklers shall be inspected and
approved by the Fire Department,prior to final inspection.
24. Gate installation shall conform with Fire Department Standard Details and
Specification G-1 and, when open shall not obstruct any portion of the
required width for emergency access roadways or driveways. Locks, if
provided, shall be fire department approved prior to installation.
25. The property address shall be placed on the main residence so that it is
clearly visible and legible from the street or road fronting the property. The
address numbers shall be a minimum of four inches high and shall contrast
with the background color.
CONDITION NUMBERS 13, 16, 17, 18, 20, 21 AND 23 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY
ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR
PLAN CHECK BY THE BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing within 23 days of the date of this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after May 1, 2004,
provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
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
April 8, 2005). 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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AIRACHMENT
Fors/Selover Residence
12401 Hilltop Drive
Los Altos Hills, CA
FINDINGS FOR A VARIANCE
1. Because of exceptional or extraordinary circumstances applicable to the subject
property, including size, shape, topography, location, or surroundings, the strict
application of the ordinance is found to deprive the property of privileges enjoyed
by other properties in the vicinity and under identical zoning classifications:
A variance is appropriate to allow the encroachments into the 40 foot front
setback for portions of the tennis court and pool house because there is an unusual
condition based on where the right-of way dedication for Hilltop Drive is located,
which in turn effects where the front setback line falls on the property.
Specifically, the right-of way centerline is not located in the center of Hilltop
Drive as would normally be the case. Instead, it is located approximately 5 feet north
of the edge of the paved road surface. This results in the exceptional circumstance
that the 30-foot right-of-way dedication intrudes more deeply into the 12401 Hilltop
Drive parcel than is true of other properties in the Town. When the 40' front setback
is then measured from the right-of-way line, the property is burdened by a deeper
effective setback of approximately 15 feet when compared with other properties.
Since Hilltop Drive and its underground utilities were constructed entirely to the
south of the existing property line, and there is no plan to widen Hilltop or move the
underground utilities, the combination of the 30' right-of-way dedication and 40'
required front setback results in a deeper than normal setback from Hilltop Drive that
deprives the property owner of reasonable use of the land without creating any benefit
to the Town.
The proposed tennis court and pool accessory structure are located where they are
on the site in relation to the main residence structure which has been placed so as to
preserve and incorporate a beautiful mature, sycamore tree into its interior courtyard.
Because of the terrain and topography of the site, the tennis court and pool are
proposed on the available flatter areas, thereby reducing the necessary grading. Each
is proposed to be located at an angle relative to the setback line so that the intrusion
ranges between 1 to a maximum of 13 feet. If this variance is granted, the closest
corner of the proposed tennis court will be more than 70 feet from the actual
centerline of Hilltop Drive. Even with the variance, the full 70 feet of separation
between the closest corner of the court to Hilltop Drive is effectively achieved as is
the circumstance for normally situated properties.
2. That upon granting of the Variance, the intent and purpose of the ordinance will
still be served and the recipient of the Variance will not be granted special
privileges not enjoyed by other surrounding property owners:
The intent and purpose of the ordinance is to provide for a sufficient setback from
the public street, through the combination of the right-of-way dedication and the front
setback. This purpose will be served because all proposed improvements will be at
least as far from the actual roadway as they would be under typical circumstances in
this zoning district.
3. That granting the 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:
As noted above, granting of this variance will not be detrimental because the purpose
of the setback requirement will be served.
4. That the Variance will not allow a use or activity which is not expressly
authorized by the Zoning Ordinance:
No use or activity not permitted by the Zoning Ordinance is being proposed.
O F F I C E O F C 0 U N T Y A S S E S S O R S A N T A �LA R A C O U N T Y, C A L I F O R N I A
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CALCULATIONS BY LEA & SUNG ENGINEERING (510)887-4086'OW"�'QF`OSAL70S��LLS
WORKSHEET#2 REVISED
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
PROPERTY OWNER(S) LANCE&CHARLOTTE FORS-SELOVER
PROPERTY ADDRESS 12401 HILLTOP DRIVE
CALCULATED BY MIKE PEREZ DATE March 22,2004
REFERENCE MAP: TOPO REFERENCE 20 8
N 61Uk
1.DEVELOPMENT AREA (SQUARE FOOTAGE) Fly
Existing V1
(to be
demo/removed) Proposed Total
A. House and Garage (From 2 Part A) 4636 * 10355
B. Decking 0 0 0
C. Driveway 2645 2583 2583
(measured 100'along centerline) 0
D. Gravel Walkways(50%) 825 825
E. Patios and Walkways 4578 821 821
F. Pool&Spa Area l?-J Ineuse 954 3997 3997.
G. Tennis Court 7252 7252
H. Accessory Building(From 2 Part B) 318 * 253 * 253
I. Any other coverage 0 0 0
(trash enclosure&garbage pad)
Totals 13131 26086 2600(
Maximum Development Area Allowed-MDA(from worksheet#1) 26166 Sq.Ft. **
2.Floor Area(SQUARE FOOTAGE)
Existing Proposed Total
A. House and Garage
a. 1st Floor 3931 * 6611 * 6611
b. 2nd Floor(Office) * 1034 * 1034
c. Basement * 1100 * 4+ 0" X055'
d. Garage 705 * 804 * 804
e. Garage Floor 2 wm:,,us sia;✓S. * 806 * ,8W j to 6
B. Accessory Buildings
a. Shed 1 69 * 0 * 0
b. Shed 2 249 * 0 * 0
C. Pool House 0 * 253 * 253
'l'otals 4954 10608 l(o�sZ3
Maximum Floor Area Allowed-MFA(from worksheet#1) 10609 Sq.Ft. *** Corsi l
* denotes floor area calcs supplied by architect
1>LUF>.5;allowable MDA=5000s.f.(min),if LUF<.5,conditional development permit applies
*** 1>LUF>.5;allowable MFA=4000s.f.(min),if LUF<.5;conditional development perrniapplies
TOWN USE ONLY CHEC KE D 13Y• DATE: c
ENL YMONNIENI'AL DESIGN COr1ENUTTI E 'A
NEW RELSIDL'NCE EVALUATION �1TI'�1G'�-leV1ENTr'
r-
.-applicant's Name:
Address: � �/ ��/Z/ ?;p
Reviewed by: 2� 7� Date:
i
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protectlon during construction.)
Proposed Grayling: (Impact on water table, nearby vegetation. Erosion potential. All
grading at least 10' from property line?)
(Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (biidges, fences)? Is there a
need for removal of invasive species?)
7h4 1rVe?eJ
(View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (l'ghts, noise)? Recommended mitigation
(height, color, landscape).) _
Other Comments: r �C'�
�J
i
�ApLARA c�G FIRE DEPARTMENT PLAN REVIEW NUMBER
02 2241
SANTA CLARA COUNTY
BLDG PERMIT NUMBER
FI
AMCHMENT1
14700 Winchester Blvd., Los Gatos, CA 95032-1818
COIIPIESYLSMOCE (408) 378-4010 • (408)378-9342(fax) •www.sccfd.org CONTROL NUMBER
FILE NUMBER 208-02-ZP-SD
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of a proposed new 9,931 square foot single family residence with a
detached 1,314 square foot garage and secondary living unit and a 253 square foot
pool house.
1 Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for.formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from,the Building Department all applicable
construction permits.
UFC 2 Required Fire Flow: The fire flow for this project is 2,750 gpm at 20 psi residual
II4endix pressure. The required fire flow is not* available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
(*)-two hydrants required to deliver the required fire flow. Only one within
prescribed distance.
FC 3 Required Fire Flow Option (Single Family Dwellings): Provide a second
required fire'hydrant to deliver the required fire flow spaced at a maximum of 500
feet OR, provide an approved fire sprinkler system throughout all portions of the
building, designed per National Fire Protection Association (NFPA) Standard#13D
and local ordinances. The fire sprinkler system supply valving shall be installed per
Fire Department Standard Detail &Specifications W-1/SP-4 (See attached).
UFC
902.2.4.1 4 Emergency Gate/Access Gate Requirements: Gate installations shall conform with
Fire Department Standard Details and Specification G-1 and,when open shall not
obstruct any portion of the required width for emergency access roadways or
driveways. Locks,if provided,shall be fire department approved prior to
installation.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantName DATE PAGE
LAH ❑ ❑ ❑ ❑ ❑ LEA &SUNG ENGINEERING 10/15/2002 1 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF FORS & SELOVER 12401 Hilltop Dr
Organized as the Santa Clara County-Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino,Los Altos,
Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga'
AQLARAC0 FIRE DEPARTMENT PLAN REVIEW NUMBER OL 2241
1�� SANTA CLARA COUNTY BLDG PERMIT NUMBER FIRE- 14700 Winchester Blvd., Los Gatos, CA 95032-1818
c0uR y6EEP= (408) 378-4010 • (408)378-9342 (fax) •www.sccfd.org CONTROL NUMBER n p e� n �+
FILE NUMBER 208-02-ZP-SD
DEVELOPMENT REVIEW COMMENTS
;ODE/SEC. SHEET NO. REQUIREMENT
3 2 5 Required Access to Water Supply (Hydrants): Portions of the structure(s) are
greater than 150 feet of travel distance from the centerline of the roadway
2.2.2 containing public fire hydrants. Provide an approved access driveway onto the site
to allow complete access to all portions of the building(s) within 150' or provide an
approved fire sprinkler system throughout all portions of the building. Note:
Driveway makeup shall be all-weather and capable of supporting 40,000 pounds.
C 6 Premises Identification: Approved numbers or addresses shall be placed on all
1.4.4 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.
7 Note to applicant: Contact Wayne Hokanson @ 408-341-4423 to discuss water flow
and access issues noted above prior to building permit application.
8 To prevent plan review and inspection delays, the above noted Developmental
Review Conditions shall be restated as "notes" on all pending and future plan
submittals and any.referenced diagrams to be reproduced onto the future plan
submittal.
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantName DATE PAGE
,H ❑ ❑ ❑ ❑ ❑ LEA & SUNG ENGINEERING 10/15/2002 2 OF 2
:JFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
.ME OF PROJECT LOCATION
LANDS OF FORS & SELOVER 12401 Hilltop Dr
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino,Los Altos,
Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga
ATTACHMENT
1VIINIJTES OF PATHWAY COMMITTEE MEETING ON OCTOBER 28,2002
Attendees:. Dubose Montgomery, Charlene Geers,Jorge Fernandes,Mike Kamangar,Nancy
Ewald(arrived late),Ken Olcott(arrived late),Bob Stutz, Ginger Summit,Fred Fallah
Absent: None
Meeting called to order at 6:05 PM
Discussion on es Agenda. No changes
g
Next pathway inspection walk November Va @ 8:30 AM.
Next Pathway Committee meeting Monday,November 25d` @ 6 PM,Council Chambers.
Minutes of September meeting:No changes.Approved unanimously.
OLD BUSINESS:
Bicycle Advisory-No news for update
Pathway Construction Funds-Town staff will attempt to get outside agency finds for pathway
construction where applicable.
NEW BUSINESS:
Ms.Patty Ciesla, Santa Clara County Parks and Recreation Commissioner, asked to be moved early in
the agenda due to other later commitments she had that night and everyone agreed. Ms. Ciesla
discussed with the committee the status of the De Anza trail.Ms. Ciesla stated that this trail is a
National Park Service program to retrace the Juan Bautista de Anza route from San Francisco to
Nogales;Arizona,approximately 1,500 miles.Any proposed trail in LAH isnot on the historic route of
the trail,but would be marked as an official recreational route.A tentative proposed route was passed in
concept by the LAH Council in 1995.Later,Palo Alto designated their own route through Arastradero
Preserve,which did not connect to this original LAH tentative route. Another generally north-south
route(which would connect to Palo Alto's route)through LAH for the De Anza trail was proposed by
Ms. Ciesla at the meeting. After much discussion,the committee decided to review more.carefally Ms.
Ciesla's new proposed route,to ask each committee member=to think of other possible routes to
consider, and to continue the discussion at our next meeting.
Recommendations on properties seen on Saturday:
Liu, 12690 La Cresta Dr.new residence.Pay impact fee. Approved unanimously.
Fors&Selover, 12401 Hilltop Dr. new residence,2°d unit tennis court Construct 2-B path along
Hilltop Dr. detached 5 feet from road to satisfaction of City Engineer. Approved unanimously.
Olcott, 12950 Brendel Dr.,2 d unit and garage.Restore 2-B path along Brendel Drive post construction
to the satisfaction of City Engineer.Approved 8-0-1(Ken Olcott abstained).
Zashi. 14542 Yale Ct.major addition. Recommended giving applicant three options from which to
choose their preferred one prior to Planning Commission review. Option 1)Remove concrete and
plants along Liddicoat and construct 2-B path adjacent to road. Option 2)Remove plants between
concrete along Liddicoat and add gravel in area to create pathway effect satisfactory to City engineer.
Or Option 3)Remove plants between concrete and make area all concrete to create sidewalk effect to
satisfaction of City Engineer.Approved unanimously.
Killian&Lee,27961 Central,new residence,pool house.Mr.Killian presented at the meeting and the
committee discussed several alternatives.The recommendation was to 1)Retain the existing pathway
ATTACHMENT.
16 March 2004
Los Altos Hills Planning Commission
26379 Fremont Road
Los Altos Hills,CA 94022
Re: 12401 Hilltop Drive
Dear Los Altos Hills Planning Commission,
I_am writing this letter on behalf of myself and my husband to declare our full support of the Selover-
Fors development plans at 12401 Hilltop Drive,and I respectfully request that this letter be placed in
their file for future reference.
My husband &I own the property located directly across the street from 12401 Hilltop Drive,and we
were graciously invited over to the Selover-Fors residence last night;15 Mar 2004,for the specific
purpose of seeing their development plans. After an hour of review(actual paper plans & 3d computer-
generated architectural renderings), not only do we approve of their design,we wish to do whatever
appropriate to support their attaining a building permit.
My husband &I feel that the design of the house is consistent with the character of the surrounding
properties,and that it will, in fact,significantly enhance the neighborhood. The Selover-Fors have gone
out of their way to make sure neighbor impact is minimized (turning of the garage& repositioning of the
driveway,for instance),as well as reducing environmental impact(designing the house around existing
trees& not significantly altering natural land elevations). We understand their need for a setback
variance (for the tennis court),and have absolutely no issues with this request. Our front door will look
directly out onto their proposed pool-house,and our driveway will meet up directly across the street
from their proposed driveway...and we couldn't be happier that they have decided to continue their long-
time residence on Hilltop Dr and so substantially upgrade their property.
Together,my husband &I have over 56 years of combined residency in Los Altos &Los Altos Hills. I
myself even spent several years of my childhood growing up on Hilltop Drive,and have never had another
zip code than 94024/94022. Because of this,and since we also plan to raise a family on this very street,
we have a real interest in keeping Los Altos Hills (and Hilltop Drive,of course)the desirably rural
community it is. So with this mindset,we still seethe Selover-Fors.development plans as a plus for our
little mini-community. If the need should arise, my husband &I would be more than happy to discuss our
support verbally as well. I can be reached via cell: 650 464 4227 or e-mail: fsander@vnus.com.
Sincerely,
Fiona Sander Joseph Digiovanni
Los Altos Hills CA 94024 Los Altos Hills CA 94024
Stepkien C Schott AMMMENTT
MAR 3 0 2004
TOWN OF LOS ALTOS HILLS
March 29, 2004
Mr. Carl Cahill
Planning Director
Town Hall
26379 Fremont Road
Los Altos Hills, CA 94062
Re: Lands of Fors and Selover
12301 Hilltop Drive
Dear Mr. Cahill:
I am writing in response to the Notice of Planning Commission Public
Hearing received on this date regarding the above property. I do not have any
opposition to the primary 9549 sq. ft. residence and secondary 766 sq. ft.
dwelling as long as it meets the Los Altos Hills architectural requirements for
aesthetics and design appeal.
However, I am opposed to any structures being allowed in the front setback.
The setback ordinances are determined by governmental agencies and serve a
useful purpose. Therefore, a variance to allow a pool house and tennis court to
be constructed in the front setback should be denied, in accordance with the
front setback guidelines.
Very truly yours,
Stephen C. Schott
SCS/lwl
404 Saratoga Avenue,Suite 100
Santa Clara,CR 95050
Phone:408/985-6012 Fax.•408/985-6057