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HomeMy WebLinkAbout3.2 ITEM 3.2 TOWN OF LOS ALTOS HILLS May 5, 2016_ Staff Report to the Planning Commission SUBJECT: SITE DEVELOPMENT PERMIT AND GRADING EXCEPTION FOR A NEW SINGLE STORY RESIDENCE WITH:A BASEMENT AND BUNKER AND A SWIMMING POOL; LANDS OF BIBL; 14407 KINGSLEY WAY; FILE #428- 15-ZP-SD FROM: Genevieve Fernandez,Assistant Planner er APPROVED: Suzanne Avila,AICP,Planning Director SA RECOMMENDATION: That the Planning Commission: 1: Make the Grading Policy Exception findings in Attachment 1, and approve the project as proposed, subject to the conditions in Attachment 2; or 2... Make the required findings and approve the project with modified conditions; or 3. Continue the project and provide the applicant and staff with direction for desired plan modifications. BACKGROUND The subject property is a 1.03 acre parcel located on Kingsley Way off Altadena Drive. The property is, located near Esther Clark Park (City of Palo Alto). The property is currently undeveloped. An abandoned road.(Lowell Avenue)located at the rear of the property was reserved for easements at the time of abandonment, including easements for: water pipelines, sanitary sewer, public utilities and pathway and equestrian trails as adopted in Resolution Number 121-88 (see Attachment 6). The project complies with Fast Track criteria, however, a grading policy exception is needed to. allow the driveway to exceed the grading maximum by three feet in order to access the basement garage and provide a compliant driveway. The project also includes two bunkers totaling 1,239 square feet. The bunkers are below grade elements that extends beyond the building footprint. CODE REQUIREMENTS A Site Development Permit is required for a new residence. As required by Municipal Code Section 10=2.301(c) the application has been forwarded to the Planning Commission for review because the project requires a Grading Policy exception involving a vertical cut of 13 feet or more. The applicant has provided a letter of justification for the 'Grading Policy exception (see Attachment 4). LAHMC Section 10-1.202 states that basements, including cellars and bunkers Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 2of12 that are not located within the footprint of the building above may be permitted by the Planning Commission. The Zoning and Site Development sections of the Municipal code are used to evaluate proposed projects including floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. DISCUSSION Site Data: Gross Lot Area: 1.03 acres Net Lot Area: 1.03 acres Average Slope: 5.6% Lot Unit Factor: 1.03 Floor Area and Development Area (square feet): Area Maximum Existing Proposed Remaining Development 15,950* . 0 15,801 149 Floor 6,180 0 6,180 (13,399 total sq. ft.)** 0 *includes 500 square foot bonus for roof mounted solar **5,980 sq.ft. basement exempt from MFA, and 1,239 sq.ft. bunker exempt from MFA (counts as MDA) SITE AND ARCHITECTURE The applicant is requesting approval of a Site Development Permit to construct a 6,180 square foot single story residence with a lower level totaling 7,219 square feet inclusive of a 4,964 square foot basement, 1,016 square foot garage, and bunkers totaling 1,239 square feet. The total proposed floor area is 6,108 square feet exclusive of the basement/bunkers which are exempt since these. elements are entirely below ground. . The main floor of the residence has 6,180.square feet of living space consisting of a laundry room, guest bedroom,office, gym/lounge,two full baths and two half baths,kitchen,family room,dining room, living room and master bedroom. The lower level is inclusive of 7,219 square feet of living space with two additional bedrooms, 3%Z baths,two bunkers (1,239 sq. ft.), game room,workshop, and garage (1,016 sq. ft.). The attic is located above the main floor and will remain inhabitable as defined by the building code and will be no taller than seven feet as measured from the distance between the upper surface of the attic floor to the underside of the roof above per.Section 10-1.202. Therefore, this area does not count as floor area. The proposed structure setbacks are as follows: • Front: 50 feet(40 feet required) . • Rear: 51 feet(30 feet required) • North Side: 30 feet(30 feet required) • South Side: . 50 feet(30 feet required) Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 3 of 12 The maximum building height on a vertical plane is 20 feet and the maximum overall height of the building from the lowest point to the highest point is 20 feet. The contemporary design presents a low profile, and the variety of exterior materials including cement plaster,painted metal,finished concrete, wood, stone and glass will provide interest and help break up the massing of the home. Building elevations are shown on sheets A200 and A201 of the development plans,Attachment 4. Story poles have been installed to aid the Commission in reviewing the proposed project. GREEN BUILDING ORDINANCE The project is required to comply with the Green Building Ordinance. The new residence is designed to achieve 66 points under Build it Green's GreenPoint Rated program where a minimum of 50 points is required for certification. Condition #15 requires the applicant to submit documentation verifying that the new residence has been constructed to meet green building certification standards prior to final inspection. DRIVEWAY&PARKING Pursuant to Section 10-1.601 of the Zoning Ordinance, a total of four on-site parking spaces are required. The applicant is proposing a four car garage that is part of the basement level of the house (see sheet A100 of the development plans). The driveway requires a grading policy exception in order to access the basement level of the compliant basement. The applicant is requesting to exceed the 10 foot maximum cut for a driveway adjacent to the basement garage by three feet. TREES &LANDSCAPING The proposed project does not have any existing trees within the building location. A landscape plan will be required after the new residence has been framed. Any landscaping required for screening or erosion control will be required to be installed, and a maintenance deposit to ensure viability of plantings will be collected, prior to final inspection and issuance of an occupancy permit for the new residence. OUTDOOR LIGHTING The applicant is not proposing any exterior lighting at this time. All new exterior lighting shall be approved by the Planning Department prior to installation and shall be shielded and down directed lights on the exterior of the residence. Condition #10 requires outdoor lighting fixtures to be in compliance with the Town's Outdoor Lighting Policy. A lighting plan will be reviewed and approval by staff prior to acceptance of plans for building plan check. DRAINAGE The drainage system for the new development includes storm drain piping and a storm water retention system in around the proposed residence. Pursuant to Section 10-2.503 of the Municipal Code (Drainage Facilities Standards), the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. The Engineering Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 4 of 12 Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as-built" grading and drainage will be inspected by the Engineering Department and any deficiencies will be required to be corrected prior to final inspection. GRADING Proposed grading incudes 5,150 cubic yards of cut and 325 cubic yards of fill,with export of 4,825 cubic yards. Most of the earthwork is excavation for the basement/bunkers and the driveway to access the garage at basement level. Cut and fill depths are in compliance with the Town's Grading Policy with the exception of the garage entry. SANITATION The property will be connected to the sanitary sewer system. Condition#27 requires the property to complete the sewer connection prior to final inspection for the new residence. FIRE DEPARTMENT REVIEW The Santa Clara County Fire Department has reviewed the plans and is requiring a sprinkler system throughout all portions of the new residence and garage. Fire Department requirements are included in the conditions of approval#29-#32. COMMITTEE REVIEW The Environmental Design and Protection Committee commented that staff should review the drainage of the site. All new residences are required to provide a grading and drainage plan prepared by a registered civil engineer which is approved through the Engineering Department. Condition#18 requires that the peak discharge at 14407 Kingsley Avenue not exceed the existing pre-development peak discharge value of the property. The Pathways Committee recommended that the property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property(Condition#28). NEIGHBOR COMMENTS As of the date of this report staff has not been contacted by any neighbors regarding this project. CEQA STATUS The project is categorically exempt from CEQA pursuant to Sections 15303(a) which allows for the construction of one single-family residence and Section 15303(e) which allows for accessory structures inclusive of swimming pools. Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 5 of 12 ATTACHMENTS 1. Findings for Grading Policy Exception 2. Recommended Conditions of Approval 3. Worksheet#2 4. Letter from Applicant for Grading Exception 5. Resolution No. 121-88 regarding Lowell Avenue Abandonment 6. Development plans received Staff Report to the Planning Commission Lands of Bibl ATTACHMENT 1 May 5,2016 Page 6 of 12 ATTACHMENT 1 RECOMMENDED FINDINGS FOR APPROVAL OF GRADING POLICY EXCEPTIONS LANDS OF BIBL— 14407 KINGSLEY WAY 1. The proposed grading is necessary to access the structure at the basement level and at the same time maintain the requirements for a compliant basement and driveway. The grading work and export will not take place during the Town's grading moratorium (October 15 to April 15) and will be done in accordance with Town procedures for grading and construction operations. 2. The proposed grading achieves the purpose of the Los Altos Hills Municipal Code Section 10-2.702(c)which states: "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 the buildings." Only a small area used to access the compliant basement garage is exceeding the grading policy maximum cut of 10 feet, with the greatest proposed cut resulting in 13 feet of cut. 3. The proposed grading will be consistent with grading provisions of the Site Development Ordinance, including Section 10-2.401 which states the intent to limit adverse effects from grading and Section 10-2.701 which states an intent 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 and that ridgelines and hilltops are preserved. Staff Report to the Planning Commission ATTACHMENT 2 Lands of Bibl May 5,2016 Page 7 of 12 ATTACHMENT 2 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND SWIMMING POOL LANDS OF BIBL, 14407 KINGSLEY WAY File#428-15-ZP-SD 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. 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 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. 3. 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 shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 4. Prior to beginning any grading operation, all significant trees that may be impacted by construction or construction staging, 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. 6. 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. Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 8 of 12 7. 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 Depaitnient prior to requesting a foundation inspection and prior to final inspection. 8. 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 19' 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 and prior to final inspection. 9. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Fences shall not encroach within any easements on the property. 10. No outdoor lighting is approved. All new exterior lighting shall be approved by the Planning Department prior to installation and shall be shielded and down directed lights on the exterior of the residence. No lighting may be placed within setbacks except two entry or driveway lights. 11. 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. 12. Fire retardant roofing(Class A) is required for all new construction. 13. 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. Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 9 of 12 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. 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. Equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 17. 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. ENGINEERING DEPARTMENT: 18. Peak discharge at 14407 Kingsley Avenue, as a result of Site Development Permit 428-15, 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 Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 10 of 12 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 the Town prior to final inspection. 20. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for obtaining water for grading and construction purposes must be obtained from the Purissima Hills Water District, and submitted for approval to the Town Engineering Department prior to acceptance of plans for building check. The permit will authorize the use of water from specific on-site or off-site water sources. 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. The driveway shall be required to be fully constructed prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work within the public right of way prior to start of work. 23. 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. 24. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Depaitinent 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. 25. 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 Kingsley Avenue 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 Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 11 of 12 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. 26. 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 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 sanitary sewer easement prior to start of 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 FIRE DEPARTMENT: 29. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the dwelling. Covered porches,patios,balconies, and attic space may require sprinkler coverage. A Fire Department Connection(FDC) shall be provided. The FDC shall consist of at least one 2.5"hose connection that is connected to the sprinkler riser with a pipe not less than the diameter of the sprinkler riser. A State of California licensed (C-16)Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to the Fire Department for review and approval prior to beginning their work. The fire sprinkler system installation shall be inspected and approved by the Fire Department,prior to final inspection and occupancy of the new residence. 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. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard Detail and Specifications SI-7. 32. Approved numbers or addresses shall be placed on all new and existing buildings in such a position that it is plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Staff Report to the Planning Commission Lands of Bibl May 5,2016 Page 12 of 12 CONDITION NUMBERS 6, 13, 18,20, 24,25, 26, 27 and 28 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 submit construction plans to the Building Department after May 27, 2016 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until May 5, 2017). 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. ATTACHMENT 3 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 26379 Fremont Road•Los Altos Hills,California 94022•(650)941-7222•FAX(650)941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME ANDREAS BIBL&ANGELA GAW-BIBL PROPERTY ADDRESS N/A APN: 175-021-121 CALCULATED BY Melissa Perkinson DA1126/16 1. DEVELOPMENT AREA Existing Proposed DA Credit Total A. House and Garage (from part 2.A) 6,180 SF B. Decking C. Driveway and Parking 2,990 SF D. Patios and Walkways 797 SF E. Tennis Court F. Pool and Pool Decking 4,173 SF G. Accessory Building(from part 2.B) H. Solar Panels-(ground-mounted)- LIGHT WELLS 422 SF I. -*ny-Other-C-overage- BUNKERS 1,239 SF Total 15,801 SF Roof Mounted Solar Bonus (LAHMC Section 10-1.502) yes X No SF 500 SF Maximum Development Area-MDA(from worksheet#1) 15,450 SF Maximum Development Area w/Solar Credit 15,950 SF 2. FLOOR AREA Existing Proposed Total A. HOUSE AND GARAGE a.First Floor 6,180 SF b. Second Floor c.Attic (783 SF) d.Basement (4,964 SF) e. Garage (1,016 SF) f. Area over 17' B. ACCESSORY BUILDINGS a.First Floor b. Second Floor c.Attic d. Basement Total 6,180 SF Maximum Floor Area-MFA(from worksheet#1) 6,180 SF TOWN USE ONLY CHECKED BY Cat(1 DATE 14-. I b ATTACHMENT 4 fAFIELD ARCHITECTURE March 22,2016 ATTN: Town of Los Altos Hills 26379 Fremont Road Los Alto Hills,CA.94022 Responses prepared by: Stan Field,Architect I RIBA, SAIA,Int'1 Assoc.AIA Field Architecture 974 Commercial St.STE 104 Palo Alto,CA.94303 The design is comprised of three pavilions connected by glass breezeways,which effectively reduces the scale.The Kinglsey Ave.façade thus presents a narrow front while the two other pavilions are deeply set back from the street, leaving large open areas for the planting and native landscaping. Driveway,cars and garage doors are at basement level and out of sight,leaving the beauty of the site in its natural setting. We achieved only 4 points on the Fast Track Guide and are submitting to Planning Commission for two reasons: 1. Bunkers 2. Driveway Grading Exception 1. Bunkers The two bunkers conform to code requirements namely less than 1,500 square feet and are 18 inches below natural grade,therefore wholly underground. 2. Driveway Grading Exception We wanted the Architecture to maintain a low horizontal profile set in this grassland ecology.From Kingsley Ave.the main body of the house ranges from 16'-0"to 19'-0"well below the 27'-0"height limit. The client needs to maintain all the above ground living spaces on one continuous level,necessary for their parents' accessibility: The full basement and 4 car underground garage determined the ground floor level,satisfying basement conformance.By raising the entire house a full basement would not have conformed to the basement requirements. The exception is that a portion of the driveway/back-up area adjacent to the underground garage necessitates a 3-0" grading exception.The driveway cut is only viewed from the basement level and out of sight from Kingsley Ave. Therefore in order to maintain the low profile of the house this driveway cut was necessary.. Sincerely, Stan Field Architect IRIBA,SAIA,Int'l Assoc.MA 974 COMMERCIAL 5T.• STE 104 Palo Alto, CA 94303 I p 650 462 9554 www.fieldarchitecture.com :4?.•y es. e.7 ' ''r,."?` :a .+�i' r_".:t(, t_�r y. ; Ty irtar,. � TC\• S, 1''n' .p fid• .'!. ,!ta!r 'a1w� - :�r'- p•X{er d'i.s.,..a(}W:t. f1.. a�'�.s4aF.r'�9n w - a� �.c3.4'•�tyg.,. -�tf',,.,5'L. a.,�tSii 5s �,..�t � . r•...-Y.,s s•te. ��• ✓}. .•'S:,.hf � di� -'�• ..�s Si•. ..�.'�4.e� r ,r FEE ATTACHMENT 5 N. Z ,O �`� FI!.:(` ;`! In ' .) `r. ' 1.0S RTAS Mal RESOLUTION NO. 121-88 " ,.' lEr, Iii 3 47 Ili '88 f . A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF ^.•.. • . Rt;s, .- t LOS ALTOS HILLS ORDERING THE VACATION AND ABANDONMENT` , . , ' l''1 ' "' OF A PORTION OF A CERTAIN STREET UNDER THE PROVISIONS OF Pd.;,,l,:,lac ^7. THE "PUBLIC STREETS, HIGHWAYS AND SERVICE EASEMENTS A; VACATION LAW" SECTION 8300 et seq. , OF THE STREET AND ,,' HIGHWAYS CODE OF CALIFORNIA := K788PAGE 39 ORDER OF VACATION AND ABANDONMENT : >,• R (LOWELL` AVENUE). • a T iia ANG ft_ Z9I RESOLVED, by the City Council of the Town of Los Altos Hills, County of et, :11: •3It t�0� < Santa Clara, State of California, that ;4.} 4; 1'3, i WHEREAS, the City Council of the Town of Los Altos Hills, under and `'% pursuant to the provisions of the "Public Streets, Highways and Service Easements Vacation Law", Section 8300, et seq., Government code, did on the' Z,,,� 19th day of October, 1988, pass and adopt Resolution No. 112-88 declaring . the intention of said City Council to vacate and abandon a portion of a certain . -,,P si street described in Exhibit "A", attached hereto and incorporated herein by 4.. reference; and the name by which it is commonly known being Lowell , f <= Avenue; and "j tlrk WHEREAS, a public' hearing was held on the. 16th day of November, 1988, in' the Council Chamber, Town Hall, 26379 Fremont Road, Los Altos „;�.. x Hills, California, whereat said proposed vacation and abandonment were duly 4.4. I: considered, and said matter submitted to said City Council for action; and s ., i, WHEREAS, notice of said hearing was duly given and made in the time, 4;; is .,:; form, manner and by publication and posting, in the manner required in the ;fit aforementioned Statute, and proof thereof is on file with said City Council; `4ryt° v and ,; b ; . %. •• _. �w`! �d �Y a.. �ti.pt � �41417 - it :re��rr$r 4N* �yklA� git� �VP �4 '6 � y�� 1 ° es �.c' .�z � ` . ,r�!fdtrt ; z � x1.%�0:i«f 't , NrV ,1jjN6 A %. ?�2aA Xxiy �e .tir; Bi� 0a� $ gA J,' 1Ct• :4�� J •�1', P"rjc.,P�'« '� )5h44A'34 \\ Yi:AT. y� -.0 4-? "4i,,1�t ,r,t .-fgaylk4't.rrt' 3 !•.>- ;µ1b3. <4,a4 `=, 4**,7 -,i4 ti4=. i-� IV$: yf"4.i'�.-1L' t`S^ :> .0;,;*1> i.,, : i e.14'- ;i ,ie414tlf. - 4,i, r.fZ ,,..-1e„ :- ri ..a.,. 441. .'.. 1- v "a. .a...__.-.i r'/- .. 7.. :v. 's' 7ni:Fr..: .. ^.'` .:.:stetlry:a:re,'iti 'a dgym 788 PAGE 40 ! ht WHEREAS, no protests, either written or oral, were filed with or ' Q ' Jcy ¢, received by said City Council respecting said proposed vacation and It i4 abandonment, and the Planning Commission having submitted its report and recommendation; ?i AND, said City Council being advised in said matter finds that, from all .4;?s the evidence submitted, the above-described portion of a certain street FgiW k easement is unnecessaryforpresent or ;tt . prospective public purposes by a '"reason of the following findings of fact: � 4. 4 1. The portion of the street to be abandoned does not provide access to tip, anyresidences or 3 public facilities. There are alternative public streets presently existing which would provide access to and from any residences TO which might be constructed in the future in the vicinity of Lowell Avenue. '' 4 -Y AND, the City Council further finds that ;the public convenience and -,,:. � sir r re y, necessity does require the reservation of the hereinafter described easements ,. and rights of way. ', , Ff; NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by said City i` : Council that the foregoing Recitals are true and correct. BE IT FURTHER:RESOLVED by said City.:Council that the. portion. of the -1 street easement .described. in Exhibit "A" be and it is hereby vacated and abandoned as being unnecessary for present or prospective public purposes; '; r provided, however, there hereby is reserved and excepted from the vacation `5 ; ; of the portion of the public street easement described in Exhibit "A", attached I.; hereto and incorporated herein by reference, the permanent easement and right at any time, or from time to time, to construct, maintain, operate, ¢ <' IST; replace, remove and renew water pipelines, sanitary sewers and storm drains n,,, 1 and other public utilities and appurtenant structures in, upon, over and =4v across the property described in Exhibit "A" and P P Y pursuant to any existing ez- '`py,, .'"}r'i%" tY:`a -'F2'rg, ;.'•y$ �U•,-'*�3't«u'.r u,p f_''fi: a"crf'if, {f• .�� no's:,,.�+; ',+.i a ery`k a..KSi%' ati �' '- ;' ";7.1 v+,.1'". .4� :'Al:,." t IV*"}tu % ' t' , 'fit.' ,{ Kiri > u•' '�"? ,y00 �^.•c� ,•a:; yaa� o e». ,040 ¢a: } -' � ?j .,tou ` ,c„ 'MMi., • � " �'� • fc� 4F. y ti I Mkt f , 1`4. ' ' • ?�"' �i F: •u. � s x 5�•'�r a r s. xr,G..k ��p�'• �3 ::. `��g.$...�".`.�, a.:[�t5'd,"r.�'7a�'Ia ift4 i� E��'�'��.c� �. .`v s w .,s�� ��#'�{. ��\i''#"!a"x�^..�'7"��'•" .!:. si..wrvgr�4�•r ���w t;, r Y , :,�r— `�- "� +..:s ., ..,v ,.3. ' .: '� y: A.� , iz f$ _�•PI A , • ; "VIVF„•Via,:. i1P,i a ''�.ak;?'{a .fhY."�'1s K .•± — •y.. Ott vi "i i;'.ti..h; -5.�:•s7'.'•.ga �,+.t�* -215 .. ;WV709.$ .,{.s.fi} d i4.•'yt' .•V•"" �,,t.' " .r'-\i;i',._ �#sof-. �I?; ��wi.. ir. -. '�rG� ,.y?. -,�(�„-''/r �5.�1�.c?"'. �+i+7 �}�^a,�.;_ '+-,-.? a'1'• ki �r" r3of h �.+.f- ,r�+{�r.j�a. d_`c'.�+�r!:�.,i :• ,,..t`i+�*+K' t.�i.:• r' S.•rf' ; ;k-,h- t•, . �.t v c •,F;. �S .:li'�y:3v7y t. . ^S. e.x 4 :e..' ' .,.1 r z:e t'�` ', .t •y1� IY, e. 'tea .' 4, ��i2F<td•&��w..•. 'h.�: c��•�+'fl` `�k5� >'��ra^.tr fe�6;��.�•�'•�'tt��:}z�E�i'�J44��{iK3,�5, .;�f��"�'i�'�e;",!�::.t� /r�+�'.fi. a�.:,.4�"��"3's;`��rs �. �7'.:�+�, a,�rr�sr �,.}:., - t t K t f fi ,-��e s,t"s'�:'':t "Naa!� Saw *vl. � S_....p:�=rA� v'+ N °- ,_ I 4.V .'R_^ tt geil,j2{ i ;� - Iuw4744'i: nyT -4` +. 5iu-.1k . f1C C-•4 �L'*! *1.! - f . "� VAV .aIal � � , � � L' e _ ka �i 'sv, .4 '• 1 i.or `L \ 40..g.17m. 0xafai/, • ,r + ar � A = � tSVA1....,r• t . 5 e ` ? 4 Mg. . • V:, K788PAGE 41 ok franchises or renewals thereof, or otherwise, to install, construct, maintain, repair, operate, replace, remove, renew, and enlarge lines of pipe, conduits, '4t.4,• cables, wires, poles and other convenient structures, equipment and fixtures '; 0.in, upon, over, and across the property described in Exhibit "A" for the t' p gaspipelines, telegraphic and telephone lines, and for the "'" operation of �: r transportation or distribution of electric energy, petroleum and its products, WAK ammonia, water and incidental purposes, including access and the right to ; : keep the property described in Exhibit "A" free from inflammable materialst- 3 and wood growth, and otherwise protect the same from all hazards in, upon TA: and over the property described in Exhibit "A". 14-ilit BE IT FURTHER RESOLVED.there also hereby is reserved and excepted from the vacation of the portion of the public street easement described in =, �.''�`. Exhibit "A" the following: "= _ A PATHWAY AI I7—T'RA-IL—EA E VIEgrto ,eg,uest I ns and Filfe trian�., W H: together with ingress thereto an ed g ess Che- ti erg rom- rrd rtght�to ni s ' all, ' Oz mai-Mini--re pair,_prote . and replace,a~—P.--&Til AY-t' AND TRAM t,,ereo • ,. ti : t e er iTh appurtenances eceto n,,aon_over;racross atong�and upon` t e U-'74 r p y`described in'-Exhibit "2V. REGULARLY passed and adopted this 16th day of November, 1988. 1 ''' V r4 js5i,i, AN BY V -Ltic.bL�'L J MAYOR wg ATTEST: Fftlf- ( ) )it ., ) CITY CLE• ' 110488 -3- r' k MOW { m V ti ;7 t # 2a d7 r.: *} 4 R . 74 Vr' t 'iii NN 1•N, ^ f.0 '.rYs� r Z "Y?���` a',1, - '► _� ! `,`.444W ., )�' �'���'�wr;�. l;L��teF +4.:,,� ��. �'t'i�"' ?4L '`�' f;;•� a . -'2t;A S'.:'v,K.`.�*.._'�- �t�. �M. y . y ,tire: fe ' :i� %T a'. a 4 .�MilA �.,;:) t }� ,ry.:ir�S FP.y�y r,�t. ` AVIA�tjk� , t O ,x"i,,.4.� u. C �} T a;k, �i� t."' �;b.,,i`1.�..-� .� vs.:z�,�tt&s1a:. �,.,•r�'.� �-•;,� �' � a 3;h��;+, $"M. kF Y..•_�3_,..:¢..a�Y� �SRY:.���ri! ��+ �N�.�`r�,4ri� t���y� ..m i"'-�i. ':1-4;:tit.(:-t,--..1-,,,,;0,,,,,7-,:ililizaz-..04,:xi:4 `4,'"nr*:qt,4„;71/445:TE•k•V*1-r lerWcf,•47:,541-.-e: -04,1-fii: ..-v,*;;',,:*--.:-.;if f,k1-'0,,AAtiArlkirri,01- 44-tre...7"0.16,'",-(4‘,,-Alt,,:',,rit-.60%*•-kg-mallivi,,,kk, Aw.,i.-,44.;Attk-, :'' - •,,,-;4,04.0.04M:iN .06tfilWa AtMs:VV-504e4-ir'CilbirigAfas.*Millii‘AKt,.*..tzlaVisiale.WaVele0,4,. .&7WW,11A-y:,1a.'4%. .t.4. 4X2'..."4A-:$;k:;. .;h.:,''PA90.rla V .,. . . . . . ..? ell__ 1.A re . . ., • c1)2 f fk:V ,qc EXHIBIT "A" K 7 8 8 PAGE 42 k ws 14-. 'p:•)i ,. * •.:,. . ..i. iv-.. All that certain real property situated in the CITY OF LOS ALTOS 14:, ..1 - 4 VI .,„ .,,.. HILLS, COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, described as 1Z•,,,s '4'• i'4`t, ,kt follows: ... -..6 A.P IP* a'r, ..s. rze" Beginning at the southeasterly corner of Lot One of Block ecisi 3 as shown on that Map of Los Altos Villa Tract, filed for .q.' 1 record in Book '0of Maps at Page 41, Santa Clara County. ...--- tt-‘ 11 .4. Said corner being on the west line of Lowell Avenue as .t: 'shown on said Map; thence N 0' 15 E along said west Pt .0 line 842.63 feet to the northeasterly corner of Lot 27 of v .,..E , V said Block 3 thence S 86' 50' E 40.05 feet to the ..,,„ ...-. Vvi northwesterly corner of Lot 55 of Block 2.of said Map, -c--„, last said corner eing on the east line of said Lowell 5 ',z.. c ''Avenue; then S 0 15 W along said east line 842.63 , 0•„. ..e,.• feet to the southwesterly corner of Lot 2 of said Block 2; w, e ,.,.t.; thence N 86' 50' W 40.05 feet to the point of beginning. . 4r, . •„„,, ., zAk .... ,t 1.4' .44 ,...., W. IV 4 •!. ... IV , 4.,11, .17;_i• 4 *, t. V I, k 17"4'. :,4, 1,1- 1- r- C la 0 4 :la ok .0- 7 -4 sq ''• 1 •!.4",' i v 110488 .....,t p, 4' ...... v.. I %..-i ew r.r /,'":"43,44Vt 04**,VatOftgA49,441.4acif eik;*.igtV'tt4fieVIVIN Pqr*U-Fil:Pitre41.6****WaVirM415'1 '•"';:t.41 0104^AN...4.^?("?..VU:t;.fr4lar. -.54.4,10-A0She tnliVilifr97,T.44.f*1.4-9,.P1:.W' ',-'04,,ii"):•...i'l' ,7V,,Ilt..1.4,;14,-„,-ziA,j,a-,,,.,;,-,i., ,Apz,„kin, ).„,,v , L...,.....,.4,s, Ara,:; 44v,..,„,,