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Home My WebLink About3.1ITEM 3.1 TOWN OF LOS ALTOS HILLS June 6, 2013 Staff Report to the Planning Commission SUBJECT: A REQUEST FOR A GRADING POLICY EXCEPTION FOR PORTIONS OF A SECOND STORY SUPPORTED DECK THAT PROJECTS UP TO 14' FROM THE BUILDING WHERE 6' IS THE MAXIMUM ALLOWED; LANDS OF LANDS OF HAHN & TRANG; 24500 VOORHEES DRIVE; FILE #31-13- ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner` APPROVED: Debbie Pedro, AICP, Planning Director - RECOMMENDATION: That the Planning Commission: Deny the requested Grading Policy exception based on the Findings of Denial in Attachment 1. BACKGROUND This 1.210 acre property was created on June 17, 2010 as a part of a two (2) lot subdivision (file #228 -09 -IS -ND -TM). On June 26, 2012 a new two story residence with a basement was approved at a Fast Track hearing (file #50-12-ZP-SD-GD). The new residence is currently under construction. On February 5, 2013 the applicant submitted an application for the Grading Policy exception for a modified deck. The applicant is requesting approval of a Grading Policy exception for 181 square feet of a 892 square foot second story supported deck that projects up to 14' from the building were 6' is allowed per the Town's Grading Policy. CODE REQUIREMENTS Section 10-2.702 (a) of the LAHMC states 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. In addition, Section 10-2.702 (c) of the LAHMC, states that 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. DISCUSSION Net Lot Area: 1.210 acre Average Slope: 17.7% Lot Unit Factor. 1.010 Staff Report to the Planning Commission Lands of Hahn & Trang 24500 Voorhees Drive June 6, 2013 Page 2 of 4 Floor Area and Development Area: Area (sgft) Maximum Existing Proposed Increase Remaining Development 12,234 9,786 9,967 181 2,267 Floor 5,671 5,636 5,636 0 35 (Basement 745) Grading Policy Exception On July 21, 2011 the City Council approved modifications to the Town's Grading Policy which included limiting the width of supported decks to a maximum of 6' from the building to promote structures to stepping with the land. With the new residence approval, the applicant submitted plans with a second story deck, 11' above grade and no more than 6' from the building. Since that approval the applicant is requesting to add 8' to the proposed deck for a total projection of 14' for a portion of the deck abutting the great room on the second floor. ` Previously approved de k s Fes_ ,area of deck � 'a .; exceetling 6' v! from building ` o i o Per Section 10-2.701 of the LAHMC, "the purposes of this article are to insure that the site, location and configuration of structures are unobtrusive when viewed from off-site; that scenic views 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 provisions of this chapter concerning grading, drainage, and erosion control." In addition, the intent of the Grading Policy is to provide guidance for "stepping" structures down sloped hillsides. The location of the proposed deck is over a sloping hillside compromising privacy of neighboring properties and is potentially obtrusive when viewed from off site; therefore staff is recommending denial of the proposed deck projection. Staff Report to the Planning Commission Lands of Hahn & Trang 24500 Voorhees Drive June 6, 2013 Page 3 of 4 Site and Architecture The new residence was approved at the Fast Track hearing on June 26, 2012. The residence is in compliance with the Town's Ordinances and Policies. No changes are proposed to the new residence, driveway and parking, trees and landscaping, or grading and drainage with this application. For additional information, the Fast Track fact sheet and conditions of approval for the new residence are included in attachment 4. Neighbor Concerns Staff has received one email of objection from the abutting neighbor at 12580 Miraloma Way, Lands of Silver (Attachment 5), stating that the proposed deck projection will create a visual impact on his property and affect their outdoor living areas. Committee Review The Environmental Design and Protection Committee commented that the deck expansion impacts the surrounding home views (Attachment 2). CEQA STATUS The project is categorically exempt under CEQA per Section 15303 (e). ATTACHMENTS 1. Recommended Findings of Denial 2. Comments from Environmental Design and Protection Committee dated December 12, 2012 3. Grading Policy 4. .Fast Track hearing fact sheet and conditions of approval for new residence dated June 26, 2012. 5. Email from Bill Silver (12580 Miraloma Way) dated May 30, 2013 6. Worksheet #2 7. Site Development Plans Staff Report to the Planning Commission Lands of Hahn & Trang 24500 Voorhees Drive June 6, 2013 Page 4 of 4 ATTACHMENT 1 RECOMMENDED FINDINGS OF DENIAL FOR GRADING POLICY EXCEPTION HAHN & TRANG; 24500 VOORHEES DRIVE File #31-13-ZP-SD-GD ATTACHMENT 1 1. The proposed Grading Policy exception does not comply with the Town's Grading Policy which is intended to provide guidance for "stepping" structures down sloped hillsides. 2. The.proposed grading exception is not consistent with Section 10-2.702 (c) of the Los Altos Hills Municipal Code: "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-th&m—inimunrneeessary.to-accommodate the proposed structure." The location of the proposeddeck,projection is. over.a.sloping portion of the property which .creates a visual -impact and'more-vsible bulk from_offsite: 9 RECbvECFF,,j ATTACHMENT 2 kI) C'. 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In 711 ATTACHMENT 3 TOWN OF LOS ALTOS HILLS LOSAMSIMLs 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 r r www.losaltoshills.ca,.gov - CALIFORNIA Grading Policy Approved by City Council 07/21/2011 Code Sections: Section 10-2.702 (c) of the Site Development Ordinance states. that: "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." Section 10-2.703(a) requires: "Type II foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be used on building site's with natural slopes, in, excess of fourteen percent (14%)." Intent:' - ... The: purpose_of tlu's_policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible.! ,It is, also intended that the policy provide guidance. for"stepping" structures down` sloped h�lYsides�, encouraging terraced retaining walls where possible, and emphasizes cut to,lower the,profile of structures over fill or foundation walls, which- tend to raise the prof le 'of the structute.``V�hile balanced cut and fill- is desirable to minimize import or export of soil to or from a site it is .,.': , iecognizedthat the Town's policies and the guidelines below may. encourage export as cut is generally preferred over fill. These policies are intended to be.used by..st;aff in evaluation.and mak ng:xecommendations.fo the iung Commission and/or City Council ,regarding site development applications, and'- Plan- as guidance^ for applicants:: Individuah sites may dictate a need .to deviate;. from.ahe critena, to the extent permitted by the Planning -Commission and/or City Council. Grading Policy Page 2 Policy 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to. site structures consistent with slope contours, i.e., "step down" the hill*: Cut Fill House 8'* * 3' Accessory Bldg. 8''** 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' -Other (decks, yards) - 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill may be permitted up to a maximum of 8 feet. * * Excludes basements meeting Code definition. . * * * Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess. of four feet six inches -(4-'6-") feet above the existing..grade, to assure that structures,.:.__ step with the slope. Supported decks -shall* generally-not.exceed three '(3') feet above' adjoining grade except where located within six (6') feet of a building. 3. Driveway cut may be increased up to a maximum of ten (10') feet for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. Terracing shall be utilized for cuts exceeding six (6') feet. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. 5. The Planning Director may approve exceptions for required driveways and Fire Truck turnarounds where cut, does not exceed seven (7') feet and fill does not exceed five (5') feet at a noticed public hearing. ATTACHMENT 4 Town Of Los Altos Hills June 26,--20.1 . 2 Fast Wrack Hearing Fact Sheet Project Description: New Residence with a basement File Number: 50-12-ZP-SD-GD Site Address: 24597 Voorhees Drive Owner(s): The Douglas Hahn & Trang Bui Living Trust Staff Planner: Nicole Horvitz, Assistant Planner Site Data Net Lot Area: 1.210 acre Average Slope: 17.7% Lot Unit Factor: 1.010 Floor and Development Area "(square footage): Area Type Maximum Existing . - Proposed Development 12,234. 0 9,780 Floor 5,671 0 5,644 (Basement 745) Height: On Vertical Plane Lowest. to Highest Setbacks: Front Sides/rear Exterior Materials: Parking: Maximum; . Proposed 27 ft. 27 ft. 35 ;ft. 31 ft. Minimum Proposed 30 ft: 30 ft. 30 ft. 30 ft. Stucco and stone veneer and clay tile roof Increase Remaining - 9,780 2,454. 5,644 27 Required spaces: 4, out of setbacks. Proposed:4 (1garage spaces) out of setbacks. Green Point Rated: - 93 points Fast Track Point: 13 points Grading:_ Cut: 2,501-CY Fill: 288-CY Export: 2,213-CY Sewer/Septic: Sewer system Environmental Design and Protection Committee: Noted the creek along the southern side of the property. Open Space Committee: None. Pathways Committee: None. CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A BASEMENT LANDS OF THE DOUGLAS KAHN & TRANG BUI LIVING TRUST; 24597 VOORHEES DRIVE; FILE # 50-12-ZP-SD=GD PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melli.odora), or Manna Gum (E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid. disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted -and -there is -a deternunatiori that there are no active nests -within the tree: 3. A landscape screening plan showing proposed screening for the abutting neighbor at 12580 Miraloma Way (Lands of Silver) along the east property line (as redlined on the plans, sheet C2) shall be submitted for review and approval by the Planning Director, prior to acceptance of plans for building plan check. The trees proposed for -screening shall be evergreen with a minimum height of 10'-12' tall and canopy width of 3'-5' at installation. All proposed trees shown on the plans shall be installed and inspected by Town staff, prior to issuance of Building Permits. 4. A 6' tall solid blockwall shall be constructed along the driveway along the east property line, as redlined on the site plan (sheet A1). 5. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code. 6. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance Lands of The Douglas Hahn & Trang Bui Living Trust 24597 Voorhees Drive June 26, 2012 Page 2 of 6 shall be made two years after the installation. plantings remain viable. The deposit will be released at that time if the 7. Prior to beginning any grading operation, all significant trees, particularly the heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain- link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to :commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 8. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the new residence and roof eaves are 30' from the side and rear property lines." The elevation of the new residence and secondary dwelling unit shall be similarly. certified in writing to state that "the elevation of the new residence matches the elevation and location shown. on the Site Development plan." The applicant -shall -submit the stamped and signed letter(s) to the Planning Department prior -to -requesting a -final inspection: 9. Prior to requesting the fmal 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'-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 inspection. 10. Fences are approved as shown on the plans. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. Outdoor lighting is approved as shown on the plans. There shall be one light per door or two for double doors. Light fixtures shall have frosted glass or be 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. 12. 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. 13. Fire retardant roofing (Class A) is required for all new construction. Lands of The Douglas Hahn & Trang Bui Living Trust 24597 Voorhees Drive June 26, 2012 Page 3 of 6 14. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the 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. 15. 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. 16. To qualify for development area credits, the following conditions must be completed, a. Applicant must provide manufacturer's specifications and data for the materials including water absorption rate, installation procedure, and maintenance requirement guidelines with plans submitted for the building permit. b. Applicant must provide hydrologic calculations prepared by a registered civil engineer to demonstrate that post -development peak discharge value for water runoff does not exceed the existing pre -development peak discharge value of the property with plans submitted for the building permit. c. No less than 3,162 square feet of grasscrete pavers shall be installed on the fire truck turnaround and parking as shown. on the approved plans, prior to final inspection. 17. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to acceptance of plans for building plan check. The applicant must take a copy of worksheet #2 to school district offices (both elementary and high school in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of the receipts. ENGINEERING DEPARTMENT: Lands of The Douglas Hahn & Trang Bui Living Trust 24597 Voorhees Drive June 26, 2012 Page 4 of 6 18. Peak discharge at 24500 Voorhees Drive, as a result of Site Development Permit 50-12, 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. 19. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipaters, and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to thee-Townprior to final inspection.. 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. (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. 21. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months. 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 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. 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 plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Voorhees 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. Lands of The Douglas Hahn & Trang Bui Living Trust 24597 Voorhees Drive June 26, 2012 Page 5 of 6 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 final inspection and release of occupancy permits and shall. provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 25. The driveway shall be required to be fully constructed prior to final inspection. 26. 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. FIRE DEPARTMENT: 27, 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. 28. 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. 29. All construction sites must comply with applicable provisions of the CFC Chapter 14 and standard detail and specifications SI -7. 30. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors 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 protection systems, and/or fire suppression water supply systems or storage. 31. This project is located within the designated wildland-urban interface fire area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Vegetation clearance shall be in compliance with CBC Section 701A.3.2.4. CONDITION NUMBERS 3, 17, 18, 22, 23, 24, and 26 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE -OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed. if done so in writing within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may Lands of The Douglas Hahn & Trang Bui Living Trust 24597 Voorhees Drive June 26, 2012 Page 6 of 6 submit construction plans to the Building Department after July 18, 2012 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation. or other exactions under the California Government Code Section 66000, you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until June 26, 2013). 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 year. CONDITIONS OF APPROVAL ACCEPTANCE: I hereby accept the above conditions of approval. Property Owner Signature (50-12=ZP-SD-GD) Date ATTACHMENT 5 Nicole Horvitz Mifto Prom: Bill Silver [wrsilver@gmail.com] Sent: Thursday, May 30, 2013 9:10 AM To: Nicole Horvitz MAY 3 4 2093 Cc: Debbie Pedro Subject: 24597 Voorhees Drive TOWN OF L -V'S ALTOS HILLS I am writing to oppose the request for a grading policy exception for an 892 square foot deck on the subject property extending 14 feet from the building. Our home is to the immediate east of the subject property. When this home was originally moving through the Fast Track process, there were no exceptions or variances. I firmly believe this deck had already been conceived at the time of the original approval, but including it in the original application would have taken it out of Fast Track. So first, this feels like gaming the Fast Track process to me and I generally just don't like it and don't think the Planning Commission should encourage it by approving post.Fast_Track exceptions like this. Second, when the property was proceeding through Fast Track, I was unhappy with the design. The way the house angles towards our property was a concern and I also felt it could have .____ been__designed_much._mor_.e__..natu.r_ally_..into_ the --hillside.. However,.____their_._.were_ no_....var..iances___or._ exceptions in the application. I worked with the developer and the planning. department and we agreed on a adding a row of trees and.retaining the row of oleanders alongthe property line to give -us some screening. Because the application was otherwise clean and the screening was agreed_to,._L_ chose—not to appeal the Fast Track approval to. the Planning Commission. -Now, _the deck extension is going in front of .the ,Commission, before the. foundation is Leven. poured,' and its.too'late.for.me to.,ask you to address the design and placement of the `house more broadly, such as .requiring the rear line of the house to be situated parallel to the rear property line.:_I think this is very unfair... Third, and.specifically,.while,this deck is at the corner of the home furthest from`our property.line, because the house angles the way it does, its at the corner.of the home that extends furthest.towards the rear of the property and has the deepest view into our .yard;_ Considering its height, from a sight and sound perspective it will be intrusive. Its a"large, elevated.deck,.and theoccupants on it will stare right down into our back yard.., .. I ask the Planning.Commission to deny this exception. Thank you and regards, Bill Silver 12580 Miraloma Way Los'Altos Hills 1 } ATUOWNT- 6 TOWN OF LOS ALTOS HILLS PLANING DEPARTMENT TOWN OF LOS ALTOS. HILLS 26379 Fremont Road - Los Altos Hills, CA 94022 - (650)941-7222 - FAX (650)941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA TURN IN WITH YOUR APPLICATION ?ROPERTY OWNER'S NAME DOUG & TRANG HAHN 3ROPERTY ADDRESS 24500 V00RHEE5 DRIVE :ALCULATED BY KH A550CIATE5 JDATE March 14, 2012 1. DEVELOPMENT AREA Existing Proposed Total (SQUARE FOOTAGE) (Additions/Deletions) A. House and Garage (from Part 3. A.) 5,636 5,636 B. Decking 711 181 892 C. Driveway and Parking (Measured 100' along centerline) 2,294 D. Patios and Walkways 729 E. Covered Porch 407 F. Pool and Decking G. Accessory Buildings (from Part B) H. Any other coverage (light well) 9 TOTALS 9,786 Maximum Development Area Allowed - MDA (from Worksheet #:1) 2. TOTAL IMPERVIOUS SURFACE Existing (SQUARE FOOTAGE) TOTALS 8,181 3. FLOOR AREA (SQUARE FOOTAGE) Existing A. House and Garage a. 1st Floor b. 2nd Floor (area over 17) C. Basement & Crawl Space d. Garage B. Accessory Buildings a. 1 st Floor b. 2nd Floor ` C. Attic and Basement 2,294 729 407 181 8;362 Proposed Total (Additions/Deletions) 3,222 3,222 1,605 1,605 809 809 TOTALS 5,636 0 5,636 Maximun Floor Area Allowed - MFA (from Worksheet #1) 5,671 OWN USE ONLY ICHECKED BY JDATE