HomeMy WebLinkAbout3.2ITEM 3.2
TOWN OF LOS ALTOS HILLS April 4, 2013
Staff Report to the -Planning Commission
SUBJECT: A REQUEST FOR A . SITE DEVELOPMENT PERMIT FOR .A NEW TWO
STORY RESIDENCE WITH AN ATTACHED FOUR (4) CAR GARAGE,
BASEMENT, AND 'SWIMMING POOL; LANDS OF BOCK; 12403:HILLTOP
DRIVE; FILE #276-12-ZP-SD-GD (CONTINUED FROM THE MARCH 12,
2013 FAST TRACK HEARING)
FROM: Brian Froelich, AICP, Associate Planner
APPROVED: Debbie Pedro, AICP, Planning Director
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for the new residence, basement, and swimming
P601 subject to -the recommended Conditions,of Approval in Attachment #1.
The subject property has no direct street frontage. but is located 'off the no side of Hilltop
Drive and- accessed from a 30' wide ingress/egress easement. There is currently a 3,79f8 square
foot two-story residence and garage built in 1965. The property also currently has a swimming
pool. and a tennis. court. The site has a 12.276/o.southeastern facing slope with surrounding land
uses being all single-family homes on 1+ acre properties.
The proposed Site Development Permit includes demolition of the existing house, swimming
pool, and tennis court and construction of a new 5,592 square foot two story residence with a
3,425 square foot basement. No heritage oak trees or substantial vegetation are proposed for
removal.
CODE REQUIREMENTS
The proposed project was'heard at a Fast Track, hearing on March 12, 2013. Pursuant fo Section
10-2.1305 (c) (6) of the Municipal Code, this application has been forwarded o.:the:.Planning
Commission for review. The project concerns raised include Section 10-2.702 Siting of the. Los
Altos Hills Municipal Code. This Section identifies . qualitative characteristics of site and
building design that include off site impacts to be taken into account when designing and
approving a.project.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 2 of 12
DISCUSSION
Site Data:
Net Lot Area: 1.00 acres
Average Slope: 12.27%
Lot Unit Factor: 0.951
Area Maximum Proposed Existing Increase Left
Development 13,455 14,894* 15,871 -977 0
Floor 5,598 5592 3,798 1,794 6
Basement area exempt from Floor Area = 3,425 square feet
*Reconstruction of amount of Legal Non -Conforming Development Area per Section 10-1.401(d)
Site and Architecture
The proposed project meets 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 project also complies with the Grading Policy and Basement Ordinance.
The proposed'setbacks are as follows:
Setbacks:
Minimum
Proposed
Front (South)
40 ft.
72 ft.
Side (West)
30 ft.
50 ft.
Side (East)
30 ft.
35 ft.
Rear (North)
30 ft.
35 ft.
The maximum building height on a vertical plane is 26'4" and the maximum overall height of
the building from the lowest point to the highest point is 317". Proposed exterior materials
include horizontal wood siding with stone veneer, and metal seam roof.
The basement level has a secondary dwelling unit, is wholly underground and exempt from floor
area calculations pursuant to Section 10-1.202 of the Municipal Code. The basement has four (4)
lightwells but they are also .designed to be wholly underground so that the basement does not
daylight.
Driveway & Parking
The existing driveway will be demolished and replaced with a new 14' wide driveway that
accesses the site along approximately the same approach and contour.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 3 of 12
Pursuant .to Section 10-1.601, of the Municipal Code, a total of five (5) parking spaces are
required because. the proposal includes a secondary dwelling unit. The garages can accommodate
four. (4) cars and one. (1) exterior parking space is located .adjacent -to the front door of the
residence.
Outdoor Li kiting
The applicant is. proposing recessed and sconce: style :building mounted lights on ,the exterior of
the residence and'.four (4) swimming pool lights. The standard fighting condition (#8) is included
for outdoor lighting; requiring thaf fixtures be down. shielded or have frosted glass, low wattage,
and shall not encroach or reflect- on:. adjacent properties. The applicant has submitted lighting
specifications (plan' ,sheet L-2) showing that all `proposed fixtures will comply. Landscape
lighting;is reviewed along with th&required landscape screening plana
Trees & Landscaping
The --site -contains-several -medium -to---large'sized {14'--26''- trunk-diameter-)--nan-oak-trees-in- the
northeast comer of the property and one, 16" heritage oak tree. The site also has several
remaining orchard fruit trees on.the southern slope. Three (3) of the orchard trees and a juniper
bush are proposed for removal. The other trees and the heritage oak tree are to remain.
Grading and Drainage
The proposed grading includes 2,875 cubic yards of cut, 470 cubic yards of fill, and 2,405 cubic
yards will exported off site. The new basement and swimming pool comprise the majority of cut
while the pool decking and portions of the driveway incorporate the majority of fill.
Storm water runoff is'to be collected at various area drains and piped into three (3), 40 foot long,
36 inch diameter pipes laid in drain rock. The system's required storage volume is calculated
based on the proposed net increase in two dimensional impervious square footage. That number
is entered into a standardized Santa Clara County formula for a one hour, 10 year storm event.
All projects in the Town are subject to this same standard.
In this case, the proposed cubic area of water storage is 1.5 times the minimum required. If a
storm event exceeds capacity, the. water is released via overflow valve at the ground surface to
the southwest of the residence. Topography and surrounding building location makes this the
best place onsite for the overflow.
Neighbor Comments
As of the writing of this report, the Town has received six (6) neighbor comment letters. The
letters represent a total of five (5) properties due to one of the letters being from a care taker.
Four (4) of the letters note support of the project while two (2) cite concerns. The corn
nces focus
on Los Altos Hills Municipal Code Section 10-2:702 Siting and elaborate on loss of views, bulk,
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 4 of 12
obtrusiveness from off site, and building siting on a hilltop
10-2.702).:These issues are qualitative -in nature and why
Planning Commission- for additional. review. The neighbor 1
order as received in Attachment #6.
The. vicinity map shows the project .site in red, the
supportive neighbors in - yellow- and the opposed m 1°
neighbors -in buriff orange - 12400 and 12410 Casa ,�+s
Mia- Way. _ mo
location (Attachment. #7 — Section
the project was forwarded to the
etters are included in chronological
T ,rte
Section 10-2:702- :(b)(1) states.-, ,.-;Single story
buildings and height restrictions may.,. be required
on" hilltops and ridgelines. Area. toporaphic data1°
verifies_that_the subject site -is.-not;ori a.hilltop but
-rather a hillside. The top of the subject hill is at
address 12239 Colina Drive; with a sea level elevation of 331' while the subject property is at sea
level 295'.
Disturbance to the site and grading quantities are commensurate with recently approved projects
that include excavated basements and -swimming pools. The proposed driveway essentially
utilizes the existing and previously "graded driveway and tennis court area. The proposed house
and swimming pool are substantially larger than the existing house but utilize the existing graded
building pad. All existing screening trees are to remain.
Planning staff is recommending that the required landscape screening plan return for Planning
Commission review (condition #3).
Fire Department Review
The Santa Clara County Fire. Department has reviewed the proposal and is requiring a sprinkler
system throughout the building and a Fire -Truck Turnaround on the property (Attachment #4).
Committee Review
The Pathways Committee recommends the applicant pay an in -lieu fee (condition #28).
The Environmental Design and Protection Committee noted that additional screening would be
needed to `the south and southwest (Attachment #5).
'Green Building Ordinance
The newresidence is projected to achieve 200 points in Build it Green's GreenPoint Rated
program. The minimum required is 50 GreenPoints.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 5 of 12
CEQA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a)&(e).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Fast -Track fact sheet dated March 12, 2013
3. Project Worksheet #2 prepared by Lea and Braze Engineering dated January, 17, 2013
4. Recommendations from Santa Clara County Fire Department dated December 5, 2012
5. Comments from Environmental Design and Protection Committee dated December 10, 2012
6. Emails/Letters from neighbors in chronological order received
7. Los Altos Hills Municipal Code Section 10-2.702
Staff Report to the Planning Commission 'ATTACHMENT 1
Lands of Bock
12403 Hilltop Drive
Apri1.4, 2013
Page 6 of 12
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE, BASEMENT, AND SWIMMING POOL
LANDS OF -BOCK, 12403 HILLTOP DRIVE
File #276-12-ZP-SD-GD
A. PLANNING DEPARTMENT - Please work with Brian Froelich, Associate Planner to
complete the following conditions, 650-947-2505:
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. All existing Blue Gum (E.. globulus), Pink Ironbark (E. sideroxylon rosea), River
Red Gum (E. camaldulensis),. Swamp Gum (E. rudis), Honey Gum (E.
melliodora), or .Marina .Gum- (E. -, viminalis) eucalyptus trees.. -on � the property
aocated within 150 `:of any structures or roadways shall be remgved pnor'to final
inspection: Removal -of eucalyptus:trees-shali-take place-betweerrtiie beginning of
August and the:.end of _January .to avoid ,disturbance of nesting birds protected
under the FederalMigratory,Bird Treaty Act:(MBTA) and California Department of
Fish and Game Code 'Section 3500' et wq unless a nesting bird survey is first
conducted, and there is a determination that there are no active nests within the tree.
3. After completion of rough framing or at least six (6) months prior to scheduling a
final inspection, the applicant shall submit landscape screening and erosion
control' plans for review -by � the Planning Commission. The ''application '.for
landscape screening and erosion control .shall be accompanied by -the applicable
fee and deposit. The plans shall be reviewed at a noticed Planning Commission
hearing. Attention shall be given to plantings which will be adequate to breakup
the view of the structures from surrounding properties and streets. All landscaping
required ,for screening purposes and for erosion control (as determined by'the City
Engineer) must be installed prior to final inspection'. --The, -landscape screening
Los Altos Hills Municipal Code.
4. A landscape maintenance deposit (minimum $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. Thedep ' sit will . be
released at that following confirmation that required screening plantings have
remained viable.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 7 of 12
5. 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 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 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 and prior
to final inspection.
6. 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 27'' maximum structure* height, measured as the
vertical distance at any point from the building pad or basement plate, to the
highest part -of the roof structure directly above." 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. primary 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(i) to the Planning Department prior to
requesting a final framing inspection and prior to final inspection.
7. Any new fencing or gates require, a separate permit review and approval by the
Planning Department, prior to installation.
8. Outdoor lighting is approved as shown on the approved plans: Light fixtures shall
have frosted glass or be shielded down lights. No lighting may be placed within
setbacks except two entry or driveway lights. Any additional outdoor lighting
shall be approved by the Planning Department, prior to installation.
9. Skylights, if utilized, shall be designed and constructed to reduce emitted light
(tinted or colored glass, or other material). No lighting may be placed within
skylight wells.
10. Fire retardant roofing (Class A) is. required for all new construction.
11. At time of submittal. of plans for building plan check, the applicant shall
submit one of the following checklists to demonstrate compliance with the
Town's Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to
indicate that the project will achieve a minimum of fifty (50) points. The
checklist shall be completed by a qualified green building professional and
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 8 of 12
shall be attached to the front of the construction plans._ The construction
plans shall include general notes or individual detail drawings, where
feasible, showing the green building measure to be used to attain the
required points.
b. A LEED for Homes checklist with the building permit application to
indicate that the project will achieve a'minimum of forty-five (45) points
or LEED certification. The checklist shall be completed by a qualified
green building professional and shall be attached to the front of the
construction plans. The construction' plans shall include general notes or
individual detail drawings, where feasible, showing the green building
measure to be used. to attain the required points.
12. Prior to final inspection and occupancy, a qualified green building professional
shall provide documentation verifying. that the building was constructed in
compliance with GreenPoint Rated or LEED® certification.
13. The applicant shall provide a sample and manufacturer's specifications for the
proposed pervious materials,prior prior to acceptance of plans for building plan
check -
14. Standard swimming pool conditions:
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 City Engineer.
c. Pool equipment. shall be enclosed on all four sides with a roof for noise
mitigation and screening.
15. 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.
16. Prior to beginning any grading operation, tree fencing for all oak trees 12" in
diameter and greater in the areas of work. The tree protection measures must be
implemented throughout the course of construction. 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
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 9 of 12
inspection:: No storage of equipment, vehicles or debris shall be allowed within
the drip lines of these trees.
Tree fencing requirements:
• Fencing shall be located at the drip line of the tree or trees.
• All trees, to be preserved shall be protected with chain.link fences with a minimum
height of five feet (5) above grade.
• 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.
• Fencing shall be rigidly supported and maintained during all construction periods.
• No storage of equipment, vehicles or debris shall be allowed within the drip lines
of these trees at any time.
• No trenching shall occur beneath the drip line of any trees, to be saved.
17. The applicant shall pay School District fees to either the Los Altos School District
or the Palo Alto Unified School District, as applicable, prior to acceptance of
plans for building plan check. The applicant must take a copy of Worksheet #2
to the school district offices (both elementary and high school in the Los Altos
School District), pay the appropriate fees and provide the Town with a copy of the
receipts.
18. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less
and roof materials shall have a light reflectivity value of 40 or less, per manufacturer
specifications. All color samples shall be submitted to the Planning Department for
approval, prior to acceptance of plans for building plan check. All applicable
structures shall be painted in conformance with the approved color(s) prior to final
inspection.
B. ENGINEERING DEPARTMENT - Please work with John Chau, Assistant Engineer
to complete the following conditions, 650-947-2510-
19. Peak discharge at 12403 Hilltop Drive Drive, as a result of Site Development
Permit 276-12, shall not exceed the existing pre -development peak discharge
value of the property. Detention storage must be incorporated into the project to
reduce the predicted peak discharge to the pre -development value. Provide the
data and peak discharge hydrologic model(s) utilized, as well as, the calculations
of the peak discharge value prior and post development. Determine the design
peak runoff rate for a 10 -year return period storm and provide detention storage
design plans to reduce the predicted peak discharge to the pre -development value.
All documentation, calculations, and detention storage design (2 plan copies) shall
be submitted for review and approval to the satisfaction of the City Engineer
prior to acceptance of plans for building plan check.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 10 of 12
20. The Engineer of Record shall observe the installation of the drainage system,
construction of the energy dissipators, and completion of the grading activities
and state that items have been installed and constructed per the approved plans. A
stamped and signed letter shall be prepared and submitted to the Town prior to
final inspection.
21. Any, and all, .changes to: the approved grading and drainage plan. shall be
submitted as -revisions from the project engineer and shall first be approved by the
Town Engineering'Department. No grading -shall take place during the grading
moratorium (October, 15 to April 15) except with prior approval from the City
Engineer. No grading shall take place within ten feet of any property line except
to allow for the construction of the .driveway access.
22. All public utility services serving this property shall be placed- underground. The
applicant should contact PG&E immediately after issuance of building permit to
start the application process for undergrounding utilities which can take up to 66=8.
months.
23. Two copies of an erosion and sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the,property owner shall comply with all
appropriate requirements of the Town's NPDES permit- relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked
during construction and all cut and fill slopes shall. be protected from erosion. All
areas on the site- that, have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final inspection.
24. Two copies of a grading and construction operation plan shall be submitted by the
property owner for review and approval by the City Engineer and Planning
Director prior to acceptance of plans for building -plan check The
grading/construction operation plan shall address truck' traffic issues" regarding
dust; noise,. and .vehicular and pedestrian traffic, safety od 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
GreenWaste Recovery, Inc. for the debris box; `since 'they have a franchise with
the Town and no other hauler is allowed within the Town limits.
25. The property owner shall inform the Town of any damage and shall repair any
damage caused by the constructionlofthe 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
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 11 of 12
conditions of the roadways and pathways prior to acceptance of plans for
building plan check
26. The driveway shall be required to be fully constructed prior to final inspection.
27. The property owner shall be required to connect to the public sanitary sewer prior
to final inspection. A sewer hookup .permit shall be required by the Town's Public
Works Department prior to acceptance of plans for building plan check An
encroachment permit shall be required for all work proposed within the public
right of way prior to start work.
28. The property owner shall pay a pathway fee of $53.00 per linear foot of the
average width of the property prior to acceptance of plans for building plan
check
C. FIRE DEPARTMENT - Please work with the Santa Clara County Fire Department to
complete the following. conditions,. 4087-378-40.10:
29. An automatic residential fire sprinkler system approved by the Santa Clara County
- Fire Department shall be included in all portions of the building. Three sets of plans
prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire
Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and
approval. The sprinklers shall be inspected and approved by the Fire Department,
prior. to.final inspection and occupancy of the new residence.
30. Approved numbers or addresses shall be placed on all new and existing buildings
in such a position as to be plainly visible and legible from the street or road
fronting the property: Numbers shall contrast with their background.
CONDITION NUMBERS 13, 17, 19, 23, 24, 25, 26, 27, and 28 SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DEPARTMENT OR THE ENGINEERING
DEPARTMENT PRIOR TO ACCEPTANCE. OFCONSTRUCTION PLANS FOR PLAN
CHECK BY THE BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing and with the applicable fee within 22
days of the date of project approval or denial. The Building Department cannot accept
construction documents and plans until the appeal period has lapsed and the applicant has
satisfactorily completed all applicable project conditions.
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.
Staff Report to the Planning Commission
Lands of Bock
12403 Hilltop Drive
April 4, 2013
Page 12 of 12
NOTE: The Site Development permit is valid for one year from the approval date. 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.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute
written notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90 -day approval
period in which you may protest such fees, dedications; reservations, and other exactions,
pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within
this 90 -day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
ATTACHMENT 2
Town Of Los Altos Hills March 12, 2013
Fast Track Hearing Fact Sheet
Project Description: New Residence and Swimming Pool
File Number: 276-12-ZP-SD-GD
Site Address: - 12403 Hilltop Drive
Owner(s): Laszlo and Gerri Bock
Staff Planner: Brian Froelich, AICP, Associate Planner
Site Data:
Net Lot Area:
1.0 acres
Average Slope:
12.27%
Lot Unit Factor:
0.951
Floor and Development Area:
Area Maximum
Proposed Existing Increase Left
Development
13,455
14,894* 15,871 -977 0
Floor
5,598
5,592 3,798 1,794 6
* Recoristruchon of amount of Legal Non -Conforming per Section 10-1.401(d)
Basement area exempt from Floor Area = 3,425
square feet
Height:
Maximum
Proposed
On Vertical Plane
27 feet
27 feet
Lowest to Highest
35 feet
29 feet
Setbacks:
Minimum .
Proposed
Front
.40 ft.
72 ft.
Sides
30 ft.
35 ft.
Rear
30 ft.
30 ft.
Parking: Required spaces: 5 -out of setbacks (2 covered)
Proposed spaces: 5 out of setbacks (4 covered)
Grading:: 2,875 cu.yds. cut/ 4.70 cu.yds. fill/ 2,405 cu.yds. export
Sewer/Septic: Connected to Los Altos Basin (condition #26)
Environmental Design and Protection Committee: Screening mitigation will be needed along southwest
property boundary
Patliways Committee: In lieu fee
Green Building Requirement: 200 Green Points
Fast -Track Points: 7
(^ ATTACHMENT 3
TOWN OF LOS ALTOS HILLS
A&L LEA do BRAZE ENGINEERING. INC.
QML. 6N(JNEERS • L^NO SURVEYORS
CALCULATIONS BY LEA & BRAZE ENGINEERING (sio) 8874086
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
PROPERTY OWNER(S)
PROPERTY ADDRESS 12403 Hilltop Drive, Los Altos Hills
CALCULATED BY R. West DATE
REFERENCE MAP: Topographic Survey by Lea & Braze #2110197 1 JOB# 2120860
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing
Proposed
Credit
Total
Existing
Proposed Credit Total
A.
House and Garage (From Part B)
3,798 •
* 5,592
B.
Driveway & Parking
3,463
2,705 100% 2,705
b. Intermeidate Floor
(measured 100' along centerline)
1,039
100%
C.
Driveway & Parking
0
- 0 100% 0
100%
(> 100' &> 14' Wide)
d. Basement
0*.
D.
Turf Cell Pavers _
0
1,162 50% 581
E.
Patios, Walkways & Pads
2,505-
4,749 100% 4,749
F.
Pool -
417
1,200 100% 1,200
G.
Tennis:Court
5,688
0 100% 0
H.
Wood Decks
0
0 100% 0
I.
Fountains
x;117.
67 100% 67
J.
Accessory Building (From Part B)
0 _
0 100% 0
K.
Any other coverage
0
0 100°/a; 0
Totals
15,871
9,883 14,894
c
'" µ ` �' , �`� urriD'eveloprniintAiea All"oweif; MD:C(from
workskei:f #1; �' ' '
�- 13,455' sq��—��""'
A►PProved Nonconforming
-s'
15,871.,'sgft
2. Floor Area (SQUARE FOOTAGE)
B. Accessory Buildings -
a. 1st Floor 0
b. 2nd Floor 0
C. Attic and Basement 0
Totals 3,798 9,017 5,592
Maximum Floor Area Allowed - MFA (from worksheet #1; 5,598 sgft.
denotes floor area su hed by architect
PP. �
** I>LUF>.5; allowable MDA=7500s.f.(min), if LUF<.5, conditional developine6t-permit"4pplies " ""' '-"
•'* 1>LUF>.5; allowable MFA=500 .£ min); if LUF<.5; conditional development ennita plie
TOWN USKONLY- CHECKED BY:, DATE:
Existing
Proposed
Credit
Total
A House and Garage
a. Main Floor.
696 *
2,115
100%
2,115 *
b. Intermeidate Floor
2,721 *
1,039
100%
1,039 *
C. -Upper Floor
0 *
1,475
100%
1,475 *
d. Basement
0*.
3,425
0%
_ 0-*
e. Garage
381 *
963
100%
963
B. Accessory Buildings -
a. 1st Floor 0
b. 2nd Floor 0
C. Attic and Basement 0
Totals 3,798 9,017 5,592
Maximum Floor Area Allowed - MFA (from worksheet #1; 5,598 sgft.
denotes floor area su hed by architect
PP. �
** I>LUF>.5; allowable MDA=7500s.f.(min), if LUF<.5, conditional developine6t-permit"4pplies " ""' '-"
•'* 1>LUF>.5; allowable MFA=500 .£ min); if LUF<.5; conditional development ennita plie
TOWN USKONLY- CHECKED BY:, DATE:
.ri ARA eo ^ \) ATTACHMENT 4
FIRE DEPARTMENT
SANTA CLARA COUNTY
_FhRE -
14700 Winchester Blvd., Los Gatos, CA 95032-1818
COUHTESV 8 SOME
(408) 378-4010 •(408) 378-9342 (fax) • www.sccfd.org
PLAN
REVIEW No.
BLDG
DEVELOPMENTAL REVIEW COMMENTS PERMIT No.
12 3790
RECEIVED
Proposed new 5,580 square -foot two-story single-family residence with basement andV- ac�g
garage.
TOWN OF LOS ALTOS HILLS
Comment#1: RevieWof this Developmental proposal is limited to acceptability`of site access and
water supply as they pertain to 'firedepartment 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. "
Comment #2: NOTE: Plans"state that this prope property is located in the Designated Wildland-Urban
Interface Area. However, the map indicates that�the property is outside the aforementioned zone.
Comment .#3: Fire Sprinklers Required:. An automatic residential fire sprinkler system shall be
installed in one- and two-family dwellings as follows: In all new one- and two-family:.dwellings and
in existing one- and two-family dwellings when- additions are made' that increase the building area to
more than 3,600'square1eet.- Exception: A one-time addition to an existing building that does not
total more than 1,000 square feet of building area. NOTE: The owner(s); occupants) and any contractor(s)
or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any
modification or upgrade of the existing water service is required. NOTE: Covered porches, patios, balconies,
and"attic. spaces_may'.require' fire sprinkler coverage. A State of California licensed (C46) Fire Protection
Contractor shall submit plans, calculations,"a completed permit_application'and appropriate fees -to this
department for review and approval prior to beginning their work. Section R313.2 as adopted and amended by
LAHMC
Comment #4: Water Supply Requirements: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and
subcontractors to contact the water purveyor supplying the site of such project, and to comply with the.,
requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire
CRY PLANS SPECS NEW RMDL AS
LAH ® ❑`
I OCCUPANCY
SFR
CONST. TYPE
V -B
AppllcantName
'Brian David Peters Architect
DATE
12/05/201
PAGE
1 of 2
SECIFLOOR
2 story
AREA
5580 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
12403 Hilltop Dr Los Altos Hills
TABULAR FIRE FLOW
2000
REDUCTION FOR
FIRE SPRINKLERS ..
REQUIRED FIRE FLOW ® 20 PSIBY
1500
Harding, Doug
50%
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Mongan Hill, and Saratoga
R
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 -(408) 378-9342 (fax) -www.sccfd.org
DEVELOPMENTAL REVIEW COMMENTS
PLAN
REVIEW No. 12 3790
BLDG
PERMIT No.
protection systems, and/or fire suppression water supply systems or storage containers that may be physically
connected in any manner to an appliance capable of causing contamination of the potable water supply of the
purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by that purveyor. as having
been met by the applicant(s). 2010 CFC,Sec. 903.3.5 and Health and Safety. Code 13114.7
Comment #5: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. Gates across the emergency access roadways shall be equipped with an
approved access devices. If the gates are operated. electrically, an approved Knox key switch shall be installed; if
they are operated manually, then an approved Knox padlock shall. be installed. Gates providing access from a
road to a driveway or other roadway shall be at least 30 feet from the road being exited. CFC Sec. 503 and 506
Comment #6: Premises Identification: Approved numbers or addresses shall be placed on all new and existing
buildings in such a position as to be plainly visible and legible from the street or road fronting the property.
Numbers shall contrast with their background. CFC Sec. 505
Comment #7: 'Construction Site Fire Safety: All construction sites must comply with applicable provisions of
the CFC Chapter 14 and our Standard Detail and Specification SI -7.
To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be
addressed 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 RMOL AS
LAH ® ❑ ® E] E]
OCCUPANCY
SFR
CONST. TYPE
V -B
AppllwrrtName
Brian David Peters Architect
DATE
12/05/201
PAGE
2 OF 2
SECIFLOOR
2 story
AREA
5580 sf
LOAD
PROJECT DESCRIPTION
Residential Development
PROJECT TYPE OR SYSTEM
Design Review
NAME OF PROJECT
SFR
LOCATION
12403 Hilltop Dr Los Altos Hills
TABULAR FIRE FLOW
2000
REDUCTION FOR FIRE SPRINKLERS
REQUIRED FIRE FLOW @ 20 PSI
1500
r.r
BY
Harding, Doug
50%
Serving Santa Clara County and the communities of Campbell,. Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
L A 5-r ..D NT pocK-
T
ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE
- --------------------------- - -
Application for:
------------------------------------------------------------;
' - - _....
---- - ----------•-•- ....._.
S►G�, - -- --
----------------------------------------------------------------- ----------------------------------------------..-..---------------------------...----------------------------------..------
- --- - ---- ---- - - - - -
Applicant Name:
- - - - - - - - -
:�y(� �� Gamr...L�1 --------------------------------------------
Applicant Address:
p 11-1-ToP2iv�
Y
....... ------- --------------------
b.�a
Date:
c? C ( O t Z
'. COMMENTS
Site Impacts
Lighting
--- -
t�fl . -----------------------------
_ -
------------------------------------------------------------
._.. .: -. ,, . _ ..
----------------------------------•-------->�---------- -
- Wi z_ _--_. -- - -' - -- °- ' --- - -:.
------------.................................................
Noise ;: _,
--------------- -------------------------------------------
-- --------------------------=-------
............... .._......... ............. --.................................
-..................................... - -
q. - t,�-c cs . _ . _....._. � :..---
..-......... ---.......... -............................ ---
Creeks
................ -.......... .................................
--------------•------------ .-------------------------- -
---------------------------•----------------...------------------------------•--------------------------...----•----------------------------------------.................................
------------------;-----------------------------------
Drainage
..................... ------------------------ _
......... -................ _.......................... - ....
Easements -
--------------------..--................ ------------
------------------------------------------------------------ ................................ ----- _------------------------ ---------- ---- ----------..............
---------------------------- ... _._. .._.... _.. _ _... _
--------...................................................
Vegitation
Existing;
------------------------------------------------------------
................................................................................. ----------------- ------------------- ----- ---------------------- -------------------------------------
---•-............ ....................................... ...------------------......------------------.....------------------ -
--...---------------------------•----------------------
Mitigation
-------------------------------------------------------------
--------------------------------------------------------- . ----------- -----------------------
----------------------------------------------------------------------------------------•-----------------------------------......------------........................................
ATTACHMENT 6
Brian Froelich
From: Nir Zuk [svboy11 @gmail.com]
Sent: Thursday, March 07, 2013 6:21 PM
To: Brian Froelich
Subject: Support for 12403 Hilltop
Dear Brian,
We would like to express our support of the Bock's new home at 12403 Hilltop Dr in Los Altos
Hills, set to be built right above our house. We previously met with them to review the
plans for their beautiful new house and believe that this will be a great addition to our
renewing neighborhood.
We look forward to their new home being completed.
Please contact us at (650) 520-7831 if you have any questions
Dear' Regards,
Hadas Tepman & Nir Zuk'
12401 Hilltop Dr., Los Altos Hills, CA 94k4-
1
Brian Froelich
From:
Boyenga Team [boyenga@interorealestate.com]
Sent:
Sunday, March 10, 2013 7:51 PM
To:
Brian Froelich
Subject:
FW: 12403 Hilltop Drive, Los Altos
Hi Brian,
Below is an email that my inlaws wanted us to forward to you. Many thanks!
janelle Boyenga
From: Netski [netski@aol.com]
Sent: Saturday, March 09, 2013 7:46 AM
To: Boyenga Team
Cc: boyenga a gmail.com
Subject: Re: 12403 Hilltop Drive, Los Altos
Please forward
Sent from my iPhone
On Mar 8, 2013, at 7:48 PM, Boyenga Team <boyenga interorealestate.com> wrote:
Dear Brian,
We live at 12425 Hilltop Drive and would like to express our support.of the Bock's new home at 12403
Hilltop Drive. We met with them recently and walked the site as well as viewed the plans and the story
poles. This home has been vacant for some time and we really would like some neighbors sooner than
later. We look forward to the to. seeing an improved home on this land.
Sincerely,
Annette & Charles Boyenga
Brian's contact info is:
Brian Froelich, AICP
Associate Planner
Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
bfroelich@losaltoshilis.ca.eov
650-947-2505
Brian Froelich
From: Boyenga Team [boyenga@interorealestate.com]
Sent: Sunday, March 10, 2013 7:55 PM
To: Brian Froelich
Subject:. 12403 Hilltop Drive
Dear Brian,
We are the caretaker's of Chuck & Annette Boyenga who live at 12425 Hilltop Drive. We recently met Lazlo and Gerri
Bock who purchased the property at 12403 Hilltop Drive. A few days ago Janelle and I were able to review their plans as
well as walk the property and view the story poles. As neighbors and Realtors we feel it is"a beautiful improvement to the
existing vacant structure and look forward to seeing the parcel finally improved.
Warmest regards,
Eric & Janelle
BOYENGA TEAM
.Top 1% Intero Real Estate
silicon valley specialists
Office: 650.947.4645
JANEUF:" 408.373.1660
.ERIC: 408.506.3942
Email: homes@bovenga.com
Website: www.boveniza.com
Website: www.SiliconVallevRealEstate.com
Market Info: www.SiliconValleyHousingMarket.com
"Proven Results through Teamwork"
March 10, 2013
Town of Los Rltos Hills
Planning Department
26379 Fremont. Road
Los Ritos Hills, Ca 94022
Rttention: Ms.. Debbie Pedro, RIEP, Planning Director
RE: Lands of Bock
12483 Hilltop Driue
File: #276-12-ZP-SD-60
Site Deuelopment Permit Request
Dear Ms.. Debbie Pedro,
MAR 11 2013
TOWN OF LOS ALTOS HILLS
1 haue been a longtime resident of Los Rltos Hills. 1 haue owned and
Hued in my home for 34 years.
The site, location and configuration of structures referenced in the
file noted aboue are obtrusiue when, viewed from inside my home,
front patio, and back property. They can also be .seen from. mg
driueway, and lower field area. Scenic uiews are not retained. The
buildings. dominate the natural landscape. The structure uiolates the
building code. Rccording to Los Ritos Hills Municipal Code_ No. 18.2.701
"The purposes of this article are to insure that the site, location and
confiauratian of structures are unobtrusive when viewed from off_,
site, that scenic uiews are retained:,that buildings do not dominate
the natural landscape: that ridgelines and hilltops are preserved; and
that the siting of structures is consistent with other prouisions of this
chapter, concerning grading, drainage, and erosion control."
Code No. 18-2.782 Siting also states that "(a) Alternatiue Locations
The location of buildings and structures shall be selected so as to
minimize run-off from the site, the uolume of off site drainage
created, the destruction or alteration of natural uegetation, and the
impairment of scenic uiews from off the site (blPreseruation of
Page 2
Ridaelines, and Hilltops. Ridgelines and hilltops shall be preserved by
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 Ruthority shall consider
the following guidelines in approving the location of a structure. (1)
Single story buildings and height restrictions may be required on
hilltops and ridgelines."
In addition, any amount of plantings to screen the proposed structure,
would also block the ridgelines and views from my property.
When I met with Mr. Boch in December, I was shown only conceptual
drawings, which were not complete. I was lulled into a false security
of what Mr. Bock had in mind to build on his property Located at 12403
Hilltop Drive. I understand that Mr. Boch had full building plans in
November that he submitted to the Town Building Department. It was
not until I saw the mockup that was put up last weekend of February
and finished on Monday the 1 st of March, that I had any idea of what
Mr. Bach Intended to build on the property.
Rs you know, when I received your notice dated March I, 2013, which
I received on March 3, 2013, that I called the Town to see what was
going on and made an appointment to come in. I met with Mr. Brian
Froelich and it was then that I was aware that there were final plans
which were submitted to the Town in November. I was quite taken
back by the home that is proposed for the site.
Rs I mentioned before, I have not verbally nor in writing consented to
the project as currently specified and visualized by the mockup on
the 12403 Hilltop Drive property.
I am hoping that you will take into consideration the adverse affect
that the proposed home will have on my property and other
neighborhood homes, and that you will consider turning down the
proposed plan as it is now submitted. This objection is based on the
aforementioned Los Rltos Hills Municipal Codes.
Page 3
I am submitting photos taken from my property to substantiate the
obtrusiueness of the proposed buildings, with scenic uiews and
ridgelines not retained.
Uery truly yours,
Donna L. Gorzynski
12400 Casa Mia Way
Los Rltos Hills, Ca 94024
donna.gorz@sbcglobal.net
650-948-2085
CC: Mr. Brian Froelich, R I CP, Rssociate Planner
Encl.
March 10, 2012
David J. Helms
12410 Casa Mia Way
Los Altos Hills, CA 94024
Town of Los Altos Hills
Planning Department
26379 Fremont Road
Los Altos Hills, Ca
Attention: Ms Debbie Pedro, AICP, Planning Director
Re: Lands of Bock
12403 Hilltop Drive
File: #276-12-ZP-SD-GD
Site Development Permit Request
Dear Ms Debbie -Pedro,
RECENED
MAR 112013
TOWN OF LOS ALTOS HILLS
My wife and I are long time residents of Los Altos Hills. We bought and moved into our house
at the above address in November, 1982.
The site, location and configuration of structures referenced in the -file noted above are
obtrusive when viewed from inside our house, back patio and back -property. Scenic views are
not retained. The building dominates the nature landscape. This is a written communication as
specified in the Notice of Fast Track Public Hearing dated March 1, 2013.
I have-not verbally nor in writing consented to the project as currently specified and visualized
by the mockup on the 12403 Hilltop Drive property.
This _objection is in accordance with Title 10 Zoning and Site Development, Chapter. 2 Site
Development, Article 7 Building Siting, View Protection, Ridgeline Preservation, Creek
Protection (10-2.701 Purposes).
incerely Yours,
'k_pe'"
D vid J. ms
diheims@earthlink.net
650 948-8769
cc: Brian Froelich;.AICP, Associate Planner
Brian Froelich
From: Jill Rytand 0kkrytand@gmail.com]
Sent: Monday, March 11, 2013 12:25 PM
To: Brian Froelich
Subject: support for 12403 Hilltop
Dear Brian,
I am writing to you to express my support of the Bock's new home on 12403 Hilltop
and I can't wait for their family to become a part of our neighborhood! Thank you.
Sincerely,
Jill Rytand
12226 Colina Drive
The plans are beautiful
ATTACHMENT 7'
10-2.702.Siting.
(a) Alternative Locations. The location of buildings and structures shall be selected so as to
minimize run-off from the site, the volume of off-site.drainage created, the destruction or alteration
of natural vegetation, and. the impairment of scenic views from off the site.
(b) Preservation of Ridgelines, and Hilltops. Ridgelines and hilltops 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 and ridgelines.
(2) Cut foundations should be used in place of fill on hilly terrain.
(3) Native or naturalized vegetation should be used to conceal structures wherever possible.
(4) Structures may be located on ridgelines or hilltops only when they can be rendered
unobtrusive by one or more of the following techniques:
(i) The use of natural vegetation and/or added landscaping;
(ii) 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.
(5) .Hilltops or ridgelines shall not -be cut down, flattened, or similarly graded to create a
building pad in excess of the actual area covered by the principal residence..
(c) ' Disturbance to the Site. The location of all structures should create as little disturbance as
possible to the natural landscape. The amount, of grading; excavation, or fill shall be the minimum .
necessary to accommodate proposed structures, unless grading is proposed to lower the profile of
buildings. Additional grading may be allowed for the purpose of lowering the profile of the building
provided that at the completion of the project the visual alteration of the natural terrain is minimized.
The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to
accommodate the proposed structure.
(d) Passive Solar Energy Conservation. -Opportunities for passive solar energy shall be
considered in the siting of buildings.
(e) Creek Protection. Structures shall be set back a minimum of twenty-five (25) feet from
the top of bank of all creeks. Greater setbacks may be required along major creeks in the Town;
however, lesser setbacks may be allowed where approved by the Planning Commission.
Improvements required to all creeks shall be accomplished to appear natural and to maintain the
natural meandering course of the existing creek. Creeks and banks shall be protected so as to remain
in their natural state as much as possible. They should not be disturbed by the building or grading
process. No grading shall be allowed in creeks or within the required setbacks from top of bank.
Siting of structures shall be done with safety as a primary concern. Safety concern's and preservation
of riparian habitat are required to be simultaneously addressed when designing development and
required improvements to creeks. (§ 15, Ord. 299, eff. December 11, 1985; §§ 6, 7, Ord. 370, eff.
May 20, 1994; § 1, Ord. 504, eff. October 28, 2006)