HomeMy WebLinkAboutItem 4.10
TOWN OF LOS ALTOS HILLS July 22, 2004
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW TWO-STORY RESIDENCE WITH
BASEMENT AND SWIMMING POOL; LANDS OF ALON; 27673 LUPINE ROAD;
FILE #247-03-ZP-SD-GD.
FROM: Angelica Herrera Olivera, Assistant Planner
APPROVED BY: Carl Cahill, Planning Director (,.L
RECOMMENDATION That the Planning Commission:
1. Continue the public hearing and direct the applicant to reduce the visible profile of the new
residence, pursuant to Section 10-2.702 of the Town's Municipal Code; OR
Approve the requested Site Development Permit subject to the attached conditions of
approval, with the finding that the height and visibility of the new residence can be mitigated
through extensive landscape screening and exterior material and roof color selection,
pursuant to Section 10-2.702 of the Town's Municipal Code.
In initial meetings with the applicant's architect, staff advised the architect of the Planning
Commission's discretion to restrict the height of any structure proposed on highly visible lots,
pursuant to Code Section 10-2.702 of the Town's Municipal Code. In addition, the applicant and
his architect were advised in each of the four plan review comment letters to share the
development plans with surrounding neighbors of the property.
This request for a Site Development Permit was continued from the June 29, 2004 Fast Track
hearing where seven (7) separate property owners attended the public hearing to voice their
concerns regarding the visibility, height, and architectural style of the proposed new residence.
While the applicant's residence meets maximum height, floor and development area standards
and minimum setbacks, it does not fully comply with non -numerical standards stipulated in Site
Development Ordinance Section 10-2.702.
CODE REQUIREMENTS
Code Section 10-2.702 of the Town's Municipal Code states the following:
"Ridgelines, hilltops, and highly visible lots shall be preserved by the siting of structures to take
advantage of natural topographic or landscape features which would cause structures to blend
with their natural surroundings. The Site Development Authority shall consider the following
guidelines in approving the location of a structure:
(1) Single story buildings and height restrictions may be required on hilltops, ridgelines, and
highly visible lots.
(2) Cut foundations should be used in place of fill on hilly terrain.
Plmviog Commission
27673 Upi. Road
July 22, 2oDV
Page 2 of 13
(3) Native or naturalized vegetation should be used to conceal structures wherever possible.
(4) Structures may be located on ridgehnes or hilltops only when they can be rendered
unobtrusive by one (1) or more of the following techniques:
(i) The use of natural vegetation and/or added landscaping.
(it) The use of a low -profile house, with a sloping roofline and foundation that
follows the natural contours of the site.
(iii) The use of exterior roofing and siding materials and colors that blend with the
natural landscape."
DISCUSSION
The subject property is located on the north side of the Lupine Road cul-de-sac off of Page Mill
Road. The 1.67 -acre parcel is bound by three other private properties to the north, east, and west.
There is an existing split-level redwood house and detached garage structure on the property
which sits on a pad cut into the lot's hillside. The property's eastern boundary is dotted with
several medium-sized oaks and large eucalyptus trees.
Site Data:
Gross Lot Area: 1.82 acres
Net Lot Area: 1.67 acres
Average Slope: 18.6%
Lot Unit Factor: 1.362
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 16,038 15,199 9,402 +5,797 +839
Floor 7,586 7,578 4,867 +2,711 +8
Site and Architecture
The applicant requests approval of a Site Development Permit for a two-story residence with an
attached three -car garage, daylighted basement, and a swimming pool. The first floor of the
proposed new residence is 4,492 square feet; the second floor is 2,698 square feet, in addition to
388 square feet of lower level space not conforming to the basement ordinance. The second
story accounts for approximately 36 percent of the total floor area for the main residence.
Covered terraces and decks on the first and second stories of the residence, as well as, an outdoor
pool constitute the outdoor living area. Proposed decks and terraces cover 1,786 square feet,
patios and walkways constitute 130 square feet, and the pool, spa and surrounding deck area
constitutes 543 square feet.
The proposed new residence is not situated parallel to the natural grade as is recommended in
Section 10-2.702 in order to render a structure on a hilltop less obtrusive. As seen in the site
sections on Sheet AS, the new residence is situated on an enlarged cut/fill foundation pad, which
starts south of the existing pad, to accommodate a driveway that leads to the front entry.
Plzvvivg Commission
27673 Lupive Road
July 22, 2000
Page 3 of 13
The architectural style of the new residence is modem, with a stucco and limestone exterior, floor
to ceiling windows, and a flat parapet roof. Neighbors in attendance at the Fast Track hearing
stated that the boxy structure had the appearance of an office building and was not consistent
with the rural residential character of their neighborhood. Staff has required in condition of
approval #2 that the roof enclosed by the parapet walls be a non -reflective material which is
reviewed and approved by the adjacent property owner to the north. In addition, the exterior
stucco, limestone, and wood/metal trellis materials shall conform to a light reflectivity value of
50 and be of an earth tone color chosen to blend into the visible hillside. Condition of approval
#3 requires non -reflective glass on the entire residence to mitigate the potential shiny look of the
structure for surrounding properties. A sample of the exterior and roof materials shall be first
reviewed and approved by the immediate neighbors to the north and south of the property and the
Planning Department prior to the submittal of construction plans to the Building Department.
Height and Visibility
The proposed new residence is situated midway up the northern sloped portion of the property.
The structure's building pad is cut into the hillside to create a daylighted basement level with a
first story finish floor that is approximately 2-5 feet lower than the finish floor of the existing
residence. A majority of properties along Lupine Road are visible from at least one direction.
However, the majority of homes on these visible lots are single -story, low -profile ranch style
homes. Flatter lots along Lupine Road contain a mixture of one- and two-story residences.
Lighting and Landscaping
The vertical plane height of the
proposed new residence ranges from
24-27 feet from existing grade or
building pad, whichever is lower. The
maximum overall height is shown to
be 35 feet as measured from lowest to
highest point of the new residence.
The photo on the left was taken from
the southern side of Lupine Road,
from the neighbor's porch across the
street.
No skylights are proposed on the new residence. Exterior lighting shall be limited to one fixture
per exit with the exception of two fixtures at double -door exits. Lighting fixtures shall generally
be shielded downlights. Lighting 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. Light
fixture specifications and detailed lighting plan shall be reviewed and approved by the Planning
Department prior to acceptance of construction plans by the Building Department. Staff
recommends that all outdoor lighting for the driveway and landscaping be forwarded to the
Planning Commission for review along with the landscape screening plan as noted in condition
of approval #7.
Planning Commission
27673 Lupine Road
My 22, 2004
Page 4 of 13
Most of the existing vegetation will not be affected by construction of the proposed residence.
Condition of approval #8 requires that the trees within the vicinity of the construction be fenced
for protection and preservation. The applicant's architect proposes to mitigate the visibility of
the proposed residence, as shown by the erected story poles and orange netting, with mature -
sized landscaping. Due to the lot's higher elevation and the septic leach field located between
the new residence and the street, it may not be possible to adequately screen the new residence
from neighboring properties with large trees. The Planning Commission will review a
landscape -screening and erosion control plan once the house is framed. All planting required for
screening or erosion control will be required to be planted prior to final inspection and occupancy
of the new residence.
Swimming Pool
A swimming pool is proposed on the southwestern side of the new residence within the front
yard of the lot, north of the septic leach field. The pool equipment is enclosed within one of the
limestone -clad pilasters protruding from the new residence's facade.
Driveway and Parking
The proposed garage entries do not face the street or any one neighbor, with the possible
exception of the easterly neighbors who may see it as they drive southwesterly along their
driveways to Lupine Road. The Zoning Ordinance requires at least four on-site parking spaces,
which have been provided in the three -car garage and two uncovered parking spaces located
outside of the required setbacks (see Sheet A2). Other than the driveway access, no other
pavement is proposed within setbacks.
Grading and Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. All proposed grading on the site conforms to the Town's
grading policy. Proposed grading quantities for the project include 2,730 cubic yards of cut, 795
cubic yards of fill, and 1,935 cubic yards to be exported from the site. The majority of the soil
export is due to the basement and foundation of the new residence which constitutes 1,900 cubic
yards of cut.
The proposed drainage for the site involves sheet flow around and away from the new residence,
with three energy dissipators located at least 30 feet from the east, west, and south property lines.
A fourth energy dissipator is also proposed at the existing culvert at the entrance of the existing
driveway outside of the southwesterly comer of the property. In addition, a retention/dissipator
structure shall be installed east of the new leach field and west of the existing Eucalyptus trees,
which involves three 24" -wide perforated pipes buried four feet into the existing grade to retain
and dissipate the storm water from the new development. Condition of approval #16 requires
that the peak post -development storm water discharge match the peak pre -development levels.
The final drainage will be reviewed by the Engineering Department prior to final inspection and
occupancy of the residence.
Planning Commission
27673 Lupine Road
July 22, 2004
Page 5 o 13
Septic System
A 400' expansion field will be added to the existing septic system located on the southwestem
side of the property, east of the existing driveway. The County Health Department has reviewed
the plans and given preliminarily approval of the location of the system. Conditions of approval
#18 and #19 require that the applicant acquire a permit for the septic system from the Santa Clara
County Health Department prior to acceptance of construction plans by the Building Department
and that all conditions of the County Health Department be met prior to final inspection and
occupancy of the new residence.
The location and size of the expanded leach field limits the amount of landscape screening that
can be used to screen the home.
Fire Department Review
The Santa Clara County Fire Department reviewed the plans for the new two-story residence
with basement. The Fire Department determined that a fire sprinkler system is required
throughout all portions of the building as well as an onsite fire truck turnaround, as stated in
conditions of approval #28 and #29.
Committee Review
The Pathways Committee has requested that the applicant construct a Type IIB pathway starting
at the southwest comer of the property and continuing along the southern property boundary, to
the satisfaction of the City Engineer.
The Environmental Design Committee recommended that all trees, especially oak trees, be
fenced at the dripline and protected during construction of the new residence and swimming
pool.
SUMMARY
The substantive opposition to the proposed residence is primarily based on the maximum
proposed height and obtrusive siting of the structure on the hillside of a highly visible lot. If the
Planning Commission determines that the visibility of the new residence can not be adequately
mitigated from all directions through landscaping, earth tone exterior and roof materials, and
minimal exterior lighting, then the Commission should require the applicant to reduce the height
of the structure with the use of a low -profile house style, with a sloping roofline and a foundation
that follows the natural contours of the site, pursuant to Section 10-2.702 of the Town's
Municipal Code.
Staff is available to answer any questions that the Commission or the public may have.
27673og LuCommission
2 pine Road
M, 2, 1
Ng 2
Page 6 off 133
FIVOWNTIT315TUR
1. Recommended conditions of approval (7 pages);
2. Worksheets #1 and #2 (2 pages);
3. Santa Clara County Fire Department comments, updated June 7, 2004 (2 pages);
4. Environmental Design & Protection Committee comments, received January 15, 2004
(1 page);
5. Pathway Committee recommendation (I page);
6. Development plans.
cc: Zvi Alon Stan Field
10725 De Anza Blvd. 545 Alto Ave.
Cupertino, CA 95010 Half Moon Bay, CA 94019
Planning Ccunussion
27673 Lupine Ro
July 22. 2004
Page 7 of 13
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A NEW TWO-STORY RESIDENCE WITH ROOF TERRACES, BASEMENT AND
SWIMUNG POOL
LANDS OF ALON, 27673 LUPINE DRIVE
File #247-03-ZP-SD-GD
PLANNING DEPARTMENT
1. The applicant shall demolish all existing structures and driveway prior to the Planning
and Engineering Site and Grading Inspection. 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. The roof enclosed by the parapet walls shall be a non -reflective material which is
reviewed and approved by the adjacent property owner to the north and the Planning
Department prior to acceptance of construction plans by the Building Department.
In addition, the exterior stucco, limestone, and wood/metal trellis materials shall conform
to a light reflectivity, value of 50 and be of an earth tone color chosen to blend into the
visible hillside. A sample of the roof and exterior materials shall be first reviewed and
approved by the immediate neighbors to the north and south of the property, respectively,
and the Planning Department prior to acceptance of construction plans by the
Building Department.
3. The entire residence shall utilize non -reflective glass to mitigate the potential shiny look
of the structure for surrounding properties. Manufacturer specifications and a sample of
the non -reflective glass shall be reviewed and approved by the Planning Department
prior to acceptance of construction plans by the Building Department.
4. Exterior lighting shall be limited to one fixture per exit with the exception of two fixtures
at double -door exits. Lighting fixtures shall generally be shielded downlights. Lighting
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. Light fixture specifications
and detailed lighting plan shall be reviewed and approved by the Planning Department
prior to acceptance of construction plans by the Building Department.
5. After completion of rough framing and prior to the time of the pre -rough framing
inspection by the Planning and Engineering Departments, the applicant shall submit
a landscape screening and erosion control plan for review by the Planning
Commission. Particular attention shall be given to plantings which will be adequate to
screen the view of the residence from surrounding properties and maintain privacy
between neighbors. All landscaping required for screening purposes and erosion control
Planning Commission
27673 Lupine Road
July 22, 20
Page 8 of 13
(as determined by the City Engineer) must be installed prior to final inspection and
occupancy of the new residence.
6. A landscape maintenance deposit shall be posted prior to final inspection and
occupancy of the new residence. An inspection of the landscape to ensure adequate
establishment and maintenance shall be made two (2) years after installation. The deposit
will be released after two (2) years if the plantings remain viable.
7. All outdoor lighting for the driveway and landscaping shall be forwarded to the Planning
Commission for review along with the landscape screening plan. Lighting fixtures shall
generally be shielded downlights. Lighting 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. No lighting may be placed within setbacks except for two driveway or
entry lights.
8. Prior to receiving a Building Permit, all significant trees are to be fenced at the drip line.
Town staff must inspect the fencing and the trees to be fenced prior issuance of
Building Permit. 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.
Tree fencing requirements:
1. Fencing shall be located at the drip line of the tree or trees.
2. All trees to be preserved shall be protected with chain link fences with a minimum
height of five feet (S) above grade.
3. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into
the ground to a depth of at least two feet (2') at no more than 10 -foot spacing.
4. Fencing shall be rigidly supported and maintained during all construction periods.
5. No storage of equipment, vehicles or debris shall be allowed within the drip lines
of these trees at any time.
6. No trenching shall occur beneath the drip line of any trees to be saved
9. Prior to requesting the foundation 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) and swimming pool are no less than 40' from the front property line and
30' from the side and rear property lines." The elevation of the new residence and
swimming pool 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 foundation inspection.
Plauniugcommission
2]6]3 Lupine Road
July 22, 2o0G
Page 9 d 13
10. Prior to requesting the final framing inspection, a registered civil engineer or licensed
land surveyor shall certify in writing and state that "the height of the new residence
complies with the 2T-0" maximum structure height, measured as the vertical distance at
any point from the bottom of the crawl space or basement ceiling if excavated below
natural grade, to the highest part of the structure directly above (including roof
materials)." The overall structure height shall be similarly certified in writing and state
that "all points of the building (including chimneys and appurtenances) lie within a
thirty-five (35') foot horizontal band based, measured from the lowest visible natural or
finished grade topographical elevation of the structure along the building line and the
highest topographical elevation of the roof of the structure." The applicant shall
submit the stamped and signed letter(s) to the Planning Department prior to
requesting a final framing inspection.
11. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
12. Fire retardant roofing (class A) is required for all new construction.
13. If demolition is required, clearance from the Bay Area Air Quality Management District
shall be obtained prior to issuance of building permit.
14. For swimming pools, at least one of the following safety features shall be installed to the
satisfaction of the Town Building Official:
a. The pool shall be isolated from access to the residence by an enclosure
(fencing).
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors providing
direct access to the pool.
d. All doors providing direct access from the home to the swimming pool shall
be equipped with a self-closing, self -latching device with a release mechanism
placed no lower than 54 inches above the floor.
15. Standard swimming pool requirements:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the satisfaction
of the Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed (solid) on all four sides with a roof for noise
mitigation, and the enclosure shall be screened with landscaping prior to final
inspection. The pool equipment enclosure may not encroach into any required
setbacks.
Plan., ccunnu si.
27673 Lupine Road
July 22, 2004
Page 10 of 13
ENGINEERING DEPARTMENT:
16. Peak discharge at 27673 Lupine Road, as a result of Site Development Permit 247-03,
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 construction plans by the Building Department.
Prior to final inspection and occupancy, 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.
17. The property owner shall dedicate a 30' wide half -width public right of way to the Town
over Lupine Road. 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 renamed to the Town
prior to acceptance of construction plans by the Building Department.
18. A permit for the septic system shall be issued by Santa Clara County Health Department
prior to acceptance of construction plans by the Building Department.
19. Conditions of Santa Clara County Health Department shall be met prior to final
inspection and occupancy of the new residence.
20. 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.
21. All public utility services serving this property shall be placed underground prior to final
inspection and occupancy of the new residence.
22. Two copies of an erosion and sediment control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of construction plans by
the Building Department. 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
Planning Commission
27673 Lupine Road
July 22, 2o04l
Page l l of 13
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 and occupancy of the new
residence.
23. 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 construction plans by the Building Department. The
grading/construction operation plan shall address truck traffic issues regarding dust,
noise, and vehicular and pedestrian traffic safety on Lupine 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 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.
24. 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 Cutal inspection and occupancy of the new residence 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 construction plans by
the Building Department.
25. The driveway shall be required to be fully constructed and roughened where the pathway
intersects, to the satisfaction of the City Engineer, prior to final inspection and
occupancy of the new residence. The Town requires a minimum of 5' of driveway
starting from the edge of existing pavement shall be asphalt concrete. 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.
26. The applicant shall construct a Type IIB pathway starting at southwest comer of property,
continuing along southern boundary of property up until the bulb where the Fran
Stevenson's path abuts; taking into consideration the small creek and built to the
satisfaction of the Town Engineer, prior to final inspection and occupancy of the new
residence.
27. As recommended by Cotton, Shires & Associates in their report dated January 30, 2004,
the applicant shall comply with the following:
a. Geotechnical Plan Review—The applicant's Geotechnical Consultant shall
review and approve all geotechnical aspects of the final project building and
grading plans (i.e., site preparation and grading, site drainage improvements and
Planting CON S$100
27673 Lupine Road
July 22, 2000
Page 12 of 13
design parameters for foundations) to ensure that their recommendations have
been properly incorporated.
The results of the plan review shall be summarized by the Geotechnical
Consultant in a letter and submitted to the Town Engineer for review and
approval prior to acceptance of construction plans by the Building
Department.
b. Geotechnical Field Inspection—The Geotechnical Consultant shall inspect,
test (as needed), and approve all geotechnical aspects of the project construction.
The inspections shall include, but not necessarily be limited to: site preparation
and grading, site surface and subsurface drainage improvements, and
excavations for foundations and retaining walls prior to the placement of steel
and concrete.
The results of these inspections and the as -built conditions of the project shall be
described by the Geotechnical Consultant in a letter and submitted to the Town
Engineer for review and approval prior to final inspection and occupancy of
the new residence.
For further details on the above requirements, please refer to the letter from
Cotton, Shires & Associates dated January 30, 2004.
FIRE DEPARTMENT
28. An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in all portions of the buildings. Three sets of plans
prepared by a sprinkler contractor shall be submitted to the Planning Department and
approved by the Fire Department and received by the Planning Department, prior to
acceptance of construction plans by the Building Department, and the sprinklers shall
be inspected and approved by the Fire Department, prior to final inspection and
occupancy of the new residence.
29. The fire truck turnaround shall be required to be fully constructed, to the satisfaction of
the Santa Clara County Fire Department, prior to final inspection and occupancy of the
new residence.
30. The applicant shall place address numbers on all buildings in such a position as to be
plainly visible and legible from the street fronting the property prior to final inspection
and occupancy of the new residence. The address numbers shall be a minimum of four
inches high and shall contrast with the background color.
Plauoing commission
27673 lupine Road
July 22, 2000
Page 13 of 13
BUILDING DEPARTMENT:
31. Properties must pay School District (Los Altos or Palo Alto) fees before receiving their
building permit from Los Altos Hills. The applicant must take a copy of required fee
payment forms that have been completed by the Town to both the elementary and high
school district offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
Throughout the construction, a Site and Grading inspection and a Pre -Rough inspection shall be
required to be set with the Planning and Engineering Departments.
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 and
occupancy of the new residence.
NOTE: The Site Development permit is valid for one year from the approval date (until July 22,
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.
TOWN OF LOS ALTOS HILLS
LEA a BANG ENCWENIWC, INC
CALCULATIONS BY LEA E SUNG ENGINEERING (510) 887-4086
WORKSHEET g1 25F r INGRESS EGRESS EASEMENT
ATrACH�fM�]ENT t;2.
IG • M
F
JUN 14 2004
T00FLOSALMSM"
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR (LUF)
MAXIMUM DEVELOPMENT AREA (MDA), AND MAXIMUM FLOOR AREA (MFA)
PROPERTYOWNER(
Zvi Alon
PROPERTY ADDRESS
27673 Lupine Road- Los Altos Hills, CA
CALCULATED BY
KevinTsoi
DATE June 14, 2004
REFERENCE MAP:
20401 V STE
1 .lung 2040117 CI
1. CALCULATION OF AVERAGE SLOPE
A. NET AREA (An) 1.67 ACRES B. CONTOUR INTERVAL (1) 5 FT.
C. DRAWING SCALE 1"=2P (Pre-eusti-g)
D. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
CONTOUR LENGTH
INCHES
CONTOUR LENGTH
INCHES
CONTOUR LENGTH
INCHES
CONTOUR LENGTH
(INCHES)
305 2.0
395
485
575
310 10.8
400
490
580
315 15.8
405
495
585
320 18.8
410
500
590
325 15.8
415
505
595
330 14.2
420
510
600
335 14.2
425
515
605
340 13.4
430
520
610
345 12.4
435
525
615
350 115
440
530
620
355 6.5
445
535
625
360
450
540
630
365
455
545
635
370
460
550
640
375
465
555
645
380
470
560
650
385
475
565
655
390
480
570
660
TOTAL 135.4
CONVERT INCHES TO FEET (MULTIPLY BY MAP SCALE) = (L) = 2708.0 FT.
E. AVERAGE SLOPE WITHIN NET AREA OF LOT
S= ((10023) (5.0 FT) (2708 FT) = 18.6%
(1.67) F
2. CALCULATION OF LOT UNIT FACTOR (LUF) Y C t$
LUF =(An)(1-(0.02143(S-10)1)= 1.362 j C`�j•
3. CALCULATION OF MAXIMUM DEVELOPMENT AREA(MDA) k4( /
MDA= 16038 SQUARE FEET
4. CALCULATION FOR MAXIMUM FLOOR AREA (MFA) w�UFC
MFA= 7586 SQUARE FEET �.,� • 07
If the slope is bas than l0%, the LUF for the lat is equal to the net area.
r� If the LUF is equal to or Ina than 50, you will need a conditional development permit.
make an appointment with the Town Planner for further information.
TOWN OF LOS ALTOS HILLS
tEG 6 9NNG EN61NEfA1NG, INC.
CALCULATIONS BY LEA &eSUNG ENGINEERING (SID) 887r686
WORKSHEET#2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
PR PERTY OWNER(S)
Zvi Alon
PROPER ADDRESS
27673 Lupine Road - Los Altus Hills, CA
CAL TED B
Kevin Tsoi
DATE lune 14, 2004
REFE MAP:
20401
JOB# 2 117 Cl
1. DEVELOPMENT AREA(SQUAkE FOOTAGE)
OD BE
7578
7578
DEMOLISFIEn)
—50-13-
0
Existing
A.
House and Garage (From Part B)
3690
B.
Driveway ,& Puking +From Walk
2680
149
(measured 100' along centerline)
C.
Walkways
310
D.
Patio
342
E.
Decks T..a
1203
F.
Pool, Spa and Decking
0
G.
Accessory Building (From Part B)
1177
H.
Any other coverage (Pavilion)
0
r.
4' Walkways (420 sO NOT COUNTED
0
Totals
9402
Maximum Development Area Allowed - MDA (from worksheet #1)
(TO BE
DEMOLISHED)
2. TOTAL IMPERVIOUS SURFACE Existing
(SQUAREFOOTAGE) Totals 9402
3. Floor Area (SQUARE FODTAGE) (TO BE
DEMOLISHED)
Existing
A. House and Garage
a. Ist Floor 2304
b. 2nd Floor 810
C. Attie & Basement 0 r
d. Garage 576
Proposed
Total
7578
7578
5013
—50-13-
0
0
130
130
1786
—77-86-
543
543
149
149
0
0
0
15199
—T5F07—
16038 Sq. FL -f 839 Tryµap4KIVW
Nopesed Total
15199 15199
Proposed
Total
0
4492 •
4492
2698 "
2698
388
388
0
B. Accessory Buildings 0
a. 1st Floor 1177 0 0
b. 2nd Floor 0 0 0
C. Attic and Basement 0 0 0
Totals 4867 7579 —757r—
Maximum Floor Area Allowed -MAA (from worksheet #1) 7566 S9. Fl.
denotes floor area supplied by architect
TM 1>LUF>.5; allowable NIDA = 7500s.C(min), if LUF<,5, conditional development parent
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+8�rvymnin9
CODESEC.
°* FIRE DEPARTMENT
r� SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • ..sccfd.org
SXEET
PIAN REWEW NUMBER 04 1221
B= PEBMR NUMBEIE IrTACHMENr
CONIROLNUMBEN
FILENDMBER 247-03-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
REQUIREMENT
i of revised Civil Engineering driveway plans for a proposed new single
residence.
*** Updated:6/7/2004 See below ****
e fire department turn -around appears to comply with standard, detail and
ecification D-1 of this department. It is noted however that parking in the area
in front of the garage is not permitted if this area is to be utilized as the
m -around. As noted in earlier plan reviews, the driveway gradient in the area of
turn -around is requested to be lower than what currently is shown on plans.
e Civil Engineer is requested to provide a driveway profile through this section
the driveway for analysis
driveway appears to comply with standard, detail and specification D-1 of this
3mittal still under review -pending receipt of revised plans as noted in comment
above.
Town of Los Altos Hills Planning Department
CNy PWIS BPEM NEW RMDL AS
OOOUP T
CONST. K
AMA1.1,B.
pp1E
PAGE
LAH ❑ ❑ ❑ ❑ ❑
STAN FIELD ASSOCIATES
6/2/2004
1 2
of
SELJFLOOR
AREA
LOAD
DESCRIPTION
By
Residential Development
Hokamon, Wayne
NAME OF PROJECTLOCAr-
SFR
127673 Lupine Dr
Organized as the Santa Clara County Central Fire Protection District
Seroing Santa Clam County and the communities of Campbell, Capertlno, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • www.Sccfd.org
PLRNBENEWNUMBEN 04 1221
BLDG PERMEr NUMBER
CCMrROL NUMBER
FEE NUMBER 247-03-ZP-SD-GD
DEVELOPMENT REVIEW COMMENTS
COBFJSEC. SHEET NO. REWIRFLEM
lated comments 6/7/2004:
department has receiving and reviewed faxed revisions of the driveway plan
profile of the cross -slope condition at the lower garage area. This location is
ptable as the proposed fire department turnaround location. The applicant is
sed however that parking in this area shall occur outside of the required
around dimensions. wh
City P SPECS NEW RN AS
OCCUP` C
Wsasr.TYPE
APWIgNNNa
BAIE
PK.E
AH ❑ ❑ ❑ ❑ ❑
STAN FIELD ASSOCIATES
6/2/2004
2
oP
uaooR
alFw
Long
oEsaMPnoN
By
Residential Development
Hokanson, Wayne
FME CF PR0.1ECr
LOCATION
SFR
127673 Lupine Or
Organized as the Santa Clara County Central Fire Protection District
Serving Sonia Clam County and the tommunhieso/Campbell, Cupertino, Los Altos,
Los Altos HIVs, Los Catos, Monte Sereno, own Hill, and Samtoga
JAN. 1). 20 k4 9 05 PM
Applicant's Namce
Address:
Reviewed by:
70wVl OF LOL ALTOS PILLScCk� c�z— , NU, 1711 bF'. 1'.pIV
ATTACHMEpa
ENVIRONMENTAL DESIGN COMMITTEE
NEW KV51DENCE EVALUATION
tq L- o !J JAH 15 2004
-1-7 6 7
Date:� / 5 Cti G� _
Existing Trees: (Continent on size, type, rondilion, location with respect to building
site. Recommended protection dudng construction.)
T!S F4AAj
Proposed Grading: (Impact on water table, nearby vegetation Frosion potential. All
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be reconunended? Sufficient
space between house and conservation easement for circulaGun. Will
constmction impact wildlife migration (bridges, fences)? 1; flame a
need for removal of invasive species?)
Siting
(View impact: ridgeline, across valley, on neighbors. 'kill driveway
impact neighbors' privacy (lights, noise)? Recomntendcl mitigation
(height, color, landscapq).) I I -
i
5
A. Master Pathway Map Ad-hoc Committee update ATTACHMENT
B. Planning Commission report: Dec. meetings.
C. Town Council report: December meetings.
D. County S1 Trail update (Cassam).
E. Other Committee member activities.
I. Pathway Liaison with Westwind Barn Board
Insufficient time to cover these items. Postponed until Feb 23' meeting.
5. UNFINISHED BUSINESS
A. Privacy Screening Prograrb. Second reading of a new program to assist in
providing privacy screening from pathways for new, critical connectors.
B. Impact fees. It has been recommended in the past to adjust the way impact fees
are calculated ("Report of Council Policy Regarding Construction of Roadside Paths",
4 May, 2000). Discuss alternative formulas and whether to recommend a change to
the Council.
Due to loss of a quorum, we were unable to cover this item. Postponed until Feb 23'"
meeting.
NEW BUSINESS:
A. Recommendation on properties:
i. 27673 Lupine Road (Alon residence; new home and pool).
Recommendation: IIB path starting at SW corner of property, continuing
along southern boundary of property up until the bulb where the Fran
Stevenson's path abuts; taking into consideration the small creek and built
to the satisfaction of the Town Engineer. Unanimous approval.
it. 27460 Altamont Road (Chen residence; major addition). The owners were
present. Recommendation: Upgrade path to IIB. Approved: Aye 6, no 0.
abstain 2 (DK, DM).
28238 Christopher's Lane (Me residence).
Recommendation: Restore existing to IIB status and grant 10 it
easement over the pathway. Unanimous approval.
IV. Moody Road, Parcel N2 (Phan, new residence).
Recommendation: 1) request on -road easement on Chaparral; 2) request
10 ft easement adjacent to the property line along Moody Rd. on south side
of the property; 3) grant 10 it easement and construction of standard 5 it
IIB path on the other side of Moody Rd (underlined added by NG) — to
follow creek for the length ofihe property.
V. 26739 Fremont Road (new Town Hall)
Recommendation: Request to maintain adequate separation of path from
road, to prevent cars from parking on path. Unanimous approval.
Vi. 12252 Menalto Drive (Parivash new residence)
Recommendation: Collect impact fees. Unanimous approval.
vii. 24931 Oneonta Drive (Lands of Kits).
The Members of the Planning Commission RECEIVED
Town of Los Altos Hills JUL 16 1004
TOWN OF LOS ALTOS HRLS
Re: Lands of Alon
Dear Members of the Planning Commission:
Having looked at the markers of the proposed house of the Alon family, my
husband and I have great concerns about the visual impact the height of the
building will have for our neighbors and us. Although the plans are
according to the specifications of the ordinances set by the site development
guidelines, they do not seem to be in accordance with the guidelines of view
protection as stated in Sec. 1-2.701. In part they read:
The purposes of this article are to insure that the site... con-
figuration of structures are unobtrusive when
viewed from off-site; that scenic views are retained; that buildin¢s
do not dominate the natural landscape ...... (underlining mine)
From what we can discern, it appears that the proposed plans for the
dwelling have been ignored.
We fully understand that the Alons have wanted to maximize the views from
their house; however, it should not be done to the detriment of the views of
their neighbors. Therefore, we would like to suggest that the height of the
building be reduced by about 10 feet so as not to impact the visual field of at
least five neighbors and, yet, allow the Alons to enjoy the view to the
beautiful surrounding hills also.
July 16, 2004
13680 Page Mill Road
Los Altos Hills CA 94022
July 16, 2004
TO: Planning Commission Members
RE: Proposed new home on Lupine Road
Although our home is on Page Mill Road, we are part of the original Lupine Acres
subdivision. As the last house on Page Mill before Lupine Road, we consider this
our neighborhood.
Over the years we have seen changes occurring to our neighborhood, both remodels
and newer homes being built. Most, not all, conformed to the character of the
neighborhood — setting back into the land so as not to dominate the landscape. The
two most recent large rebuilds — the Draeger and Chen homes - did raise concern in the
neighborhood, and some accommodations were made by the owners to mitigate the
impact.
Now the neighborhood is faced with another home clearly out -of -scale with the
rest— one which will dominate the land and adversely affect the view of the neighbors
opposite and others around it. Both the height and bulk of the home are offensive -
looming over the landscape and creating reflectivity problems for those who must face
the home. This is a highly visible lot and for that reason deserves special consideration.
We ask that the Planning Commissioners each take time to visit our neighborhood,
consider the residents who will clearly be impacted by this home, and find some ways
to mitigate this building for everyone's sake.
Jitze and Nancy Couperus
RECEIVED
JUL 16 2004
TOWN OF LOS ALTOS FILLS
RECENM
JUL 16 2004
July 15, 2004 TMM OF LOS ALTOS HILLS
Planning Commission
Town of Los Altos Hills, California
Ladies and Gentlemen:
We submit on behalf of neighbors on Lupine Road and Via Feliz the following concerns
and objections to the building known as Lands of Alon.
There are three fundamental objections to the building:
1) Height of proposed building
2) Reflectivity of materials used on the on roof sides and front of the building is a major
concern to neighbors across, beside and above the proposed building
3) Bulk of building
Area 1: The site sits at an elevation where existing building is already high, but because it
sits back on the site it does not obstruct or protrude. The proposed building sits out from
existing pad and also is two stories, thus pushing everything up and out. It overwhelms
the views of adjacent neighbors - particularly the Harrison, Lees, Hamiltons and
Haghighi`s.
Area 2: The materials being proposed for the flat roof and walls could pose a problem
with reflectivity. The path of sunlight will shine directly on either end, the front and also
the roof, thus impacting neighbors above, directly across and also to each side.
Area 3: The building mass is excessive. The proposed bulk although possibly within
MDA guidelines, is obtrusive and obstructs existing views. It overwhelms the property
and is far beyond the general theme of homes in the area. The size coupled with the height
creates a sum total of mass that exceeds reasonable standards for Lupine Road and for
building in general. This will directly impact many neighbors.
We respectively request the following: 1)the height of the building be lowered a minimum
of ten (10) feet; 2) the materials used on the sides and roof be re-examined in regards to
texture, color and reflectivity; 3) the building itself be reduced.
Thank you in advance for your consideration of our concerns and requests. We look
forward to a productive meeting when we all meet on July 22"d.
Town of Los Altos Hills
RE: Lands of Alon
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