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Home My WebLink About3.2 1 ITEM 3.2 TOWN OF LOS ALTOS HILLS June 2, 2.016 Staff Report to the Planning Commission SUBJECT: CONDITIONAL DEVELOPMENT PERMIT AND SITE DEVELOPMENT PERMIT FOR A NEW 2,520 SQUARE FOOT,TWO-STORY SINGLE-FAMILY DWELLING WITH 2,583 SQUARE FEET OF BASEMENT AREA ON TWO LEVELS AND VARIANCE REQUESTS FOR SIDE YARD BUILDING SETBACKS OF TEN (10) AND 15 FEET, UNCOVERED PARKING AND VEHICLE BACK-UP AREAS WITHIN TWO (2) FEET OF THE PROPERTY LINE, HARDSCAPE AND BASEMENT LIGHTWELLS IN THE SIDE YARD SETBACKS, AND GRADING WITHIN TEN (10) FEET OF THE PROPERTY LINE ON A.398 ACRE LOT;LANDS OF LINEBARGER; 10758 MORA DRIVE (FORMERLY KNOWN AS 10730 MORA DRIVE - LOT 3); FILE #413-14-ZP- SD-GD-CDP-VAR FROM: Steve Padovan, Consultant Planner APPROVED: Suzanne Avila, AICP, Planning Director RECOMMENDATION: That the Planning Commission: 1. Deny the Conditional Development Permit and Variances subject to the findings in Attachments 1 and 2 and Deny the Site Development Permit subject to the prior denial of the Conditional Development Permit and Variances for this project; or 2. Continue the project to a specific hearing date in order to allow the applicant an opportunity to redesign the residence, with direction to the applicant and staff on desired plan changes. BACKGROUND In 1932, Tract No. 10 of the Jo Mora Ranch was recorded. This map created approximately 40 lots that range in size from about one half acre to one and one half acres. In the 1940s,the property_ owners of the original Lots 1 and 3 split off portions of their properties by deed to create the three current parcels identified by Assessor Parcel Numbers 331-15-060, 061 and 062. The properties were annexed into the Town of Los Altos Hills in 2012. The current property owner,Forrest Linebarger, acquired the property in 2006. He applied for and received Santa Clara County Planning approval for Certificates of Compliance in June 2006 on a portion of Lot 1 (now identified as APN 331-15-061) and on a portion of Lot 3 (currently APN 331-15-062). The County outlined its justification for approving the Certificates in an e-mail to Mr. Enrique Klein (see Attachment 3). To summarize, the lots were deemed legal separate lots based on deed conveyances done in 1941 and 1948, the lots were not merged by any action of the County, and the lots were not deemed merged by virtue of the fact that the contiguous parcels were held by the same owner. Although conditional, one-year Certificates were approved on Lots 1 and 3, Mr. Linebarger only recorded a final, permanent Certificate of Compliance on Lot 2 (identified Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 2 as APN 331-15-060) (see Attachment 4). It should also be noted that the Town does not currently have an adopted parcel merger ordinance that complies with the State Subdivision Map Act, nor do the parcels in question meet the parcel merger requirements in Section 66451.11 of the Map Act. Recently, Lot 2 (which retained the 10730 Mora Drive address)was sold to Richard Minton. This action reduced the potential to adjust the lot lines between the three parcels or to merge the lots to create more conforming parcels as the two vacant parcels (Lot 1 and 3) are now separated by a lot under different ownership. Planning Commission Study Session On February 4, 2016, the Planning Commission held a publicly-noticed study session to discuss the development potential on the two remaining Mora Drive properties owned by Mr. Linebarger and to obtain the Commission's comments and concerns regarding the proposed variances. In addition, staff requested clarification on the calculation of basement area and provided several previously approved basement designs along with an explanation on how the various perimeter lengths were determined. Mr. Linebarger presented his projects and public comments were received. The Commission agreed with staffs interpretation on the calculation of basement area and what constitutes the basement perimeter. With regard to the proposed development on the substandard lots,the Commissioners stated that the project needs to be reviewed using the Town's regulations, not the County zoning regulations, that the proposed development seems excessive, and that all variance requests need to be reviewed on a case by case basis. Chair Couperus added that the Town's setback requirements provide a visual separation between lots and that more of the development should be below ground where the visual impact is lessened(minutes are included as Attachment 5). Subject Property The subject property, identified as APN 331-15-062 and recently given the address of 10758 Mora Drive, is a .398 acre interior lot located on the east side of Mora Drive approximately 280 feet from the end of the road. The property in bounded on all side by single family residences. The parcel is substandard and a Conditional Development Permit (CDP) is required for any development on the parcel because the Lot Unit Factor (LUF) is less than 0.50. The lot is 62.5 feet wide at the street and widens slightly to 62.81 feet at the rear property line. Based on the Town's 30 foot side yard setback requirements,the building envelope averages approximately 2.5 feet wide for the length of the lot, excluding the front and rear setbacks. The property slopes downward from west to east, getting steeper as it approaches the rear property line and it has an average slope of approximately 26%. A small amount of grading occurred in the past and there are two rough graded pads that step down the property. There is dense shrubbery and several pines along the sides of the property and a dense oak forest on the lower portion of the site as it drops down to a drainage which completely screens views of the homes to the east. A Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 3 fault hazard zone was identified in the geotechnical report on the lower slopes, outside of the proposed development area. PROPOSED PROJECT The applicant is requesting Conditional Development and Site Development Permits to construct a 2,520 square foot, two-story dwelling with 2,583 square feet of basement area on two lower levels. The proposed dwelling height and total floor area are proposed to be below the Town's maximum 27-foot height limit and below the maximum floor area (MFA) calculated for the lot. The applicant has requested a development area bonus, as allowed by Municipal Code Section 10- 1.-502(b)(7)for the installation of rooftop photovoltaic panels(solar panels), which would increase the available maximum development area(MDA) by up to 500 square feet. The applicant is requesting the following variances from the Town's required 30-foot side yard setback regulations and to allow grading less than ten (10) feet from the property line: 1. Allow for a ten (10) foot building side yard setback along the north property line; 2. Allow for a 15 foot building side yard setback along the south property line; 3. Allow one required open parking space to be placed within two (2) feet of the south property line; 4. Allow the vehicle back-up area for the proposed garage to encroach within two (2) feet of the south property line; 5. Allow for basement light wells within 15 feet of the south property; 6. Allow for patios and decks within the 30-foot side yard setbacks; 7. Allow for grading within ten (10) feet of the side property lines for retaining walls, driveway and parking. The following table is a summary of the requested floor area and development area and the maximums allowed by the Zoning Ordinance. Site Data: Gross Lot Area: .398 acres Net Lot Area: .398 acres Average Slope: 25.68% Lot Unit Factor: .264 Floor Area Ratio: .145 Area Maximum Proposed Existing Increase Remaining (sq.ft.) (sq.ft.) (sq.ft.) (sq.ft.) (sq.ft.) Development (includes 500 foot solar bonus) 5,240 4,996 0 4,996 244 Floor 2,640 2,520 0 2,520 120 • Basement(exempt) (2,583) Total area of dwelling 5,103 (with basement and garage) Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 4 The owner/applicant has stated that the project would utilize sustainable construction practices, would have zero net energy use, would include a gray water system and living roof, and would provide for a wildlife corridor within an open space easement. CODE REQUIREMENTS The following code sections are applicable to the project: - Section 10-1.502 - Calculation of maximum development area allowed and requirement for a Conditional Development Permit. - Section 10-1.503 - Calculation of maximum floor area allowed and requirement for a Conditional Development Permit. - Section 10-1.505 - Side and rear yard setback requirements for structures and hardscape. - Section 10-1.601 - Off-street parking for residential uses. - Section 10-1.1003 - Variance Procedure - Section 10-1.1004 - Conditional Development Permit Procedure - Section 10-1.1007(2) -Variance Approval Conditions - Section 10-1.1007(3) - Conditional Development Permit Approval Conditions - Section 10-2.301 - Permits required - Section 10-2.407 - Grading not permitted within 10 feet of a property line - Section 10-2.702 - Building siting - Section 10-2.1102(h)—Driveway located within 10 feet of the property line DISCUSSION Developable vs. Undevelopable Lot At the February 4, 2016 study session, the Planning Commission requested additional information from staff regarding whether or not a parcel could be deemed unbuildable due to setback requirements imposed by the Town. In general, if a parcel was legally established, has access to a public street, contains a feasible building site, has access to utilities and has no significant environmental issues (wetlands, endangered species, etc.) or public hazards (contaminated soils, faults, landslides, etc.), then the property would be considered a buildable lot. The need for a variance would not be the deciding factor on whether a lot is buildable or not. General Plan Consistency Any new development in the Town is required to comply with the Town's General Plan. The Town's General Plan includes goals and policies related to land use development and the preservation of the Town's semi-rural character and natural resources. Goal 1, Policy 1.1 of the General Plan Land Use Element states the following: "Uses of land shall be consistent with the semi-rural atmosphere of the community, minimize disturbance to natural terrain, minimize removal of natural vegetation, and create the Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 5 maximum compatibility of development with the natural environment through site design and landscaping". Within this section are development standards that include building setback standards which were developed to provide a minimum amount of open space between buildings on adjacent parcels and between buildings and the street right-of-way. Goal 2 of the Land Use Element ensures that all development occur in a manner that minimizes disturbance of natural terrain, vegetation, and wildlife, and maximizes the preservation of natural resources and open space. Under this goal, Policy 2.6 states: "Limits on the development of individual residential lots shall be determined based on the evaluation of such factors as natural vegetation, topographic characteristics, soils and geology. " These policies tie in to the"step-down" approach to development encouraged by the General Plan and the Town's Fast Track Guide for New Residences (Goal II: Design Your Home to Fit the Site and to be Unobtrusive with the Neighborhood—see Attachment 6). In applying these policies to the proposed project,the design for the residence is incompatible with the General Plan because it does not incorporate the existing topography of the site and it does not comply with the guidelines for new development. The proposed development would cut a large shelf out of the existing property and erect a rectangular box with minimal articulation on the side elevations. The long south wall is proposed to be only 15 feet from the property line. The proposed location of the open parking area and driveway would inhibit the ability to provide landscape screening from the adjacent property or the street and the grading necessary to construct these improvements may damage existing native vegetation. In addition,the north wall would be erected only ten (10) feet from the property line and has little articulation. Furthermore, there is no "step down" approach proposed in the design and significant grading would be necessary in order to construct the garage under the house. By placing the garage in the basement, additional floor area is made available for a larger structure above ground (as the Town does not count basement area as floor area). Findings for Conditional Development Permit As required by Section 10-1.1007 of the Zoning Ordinance, the application for a new residence has been forwarded to the Planning Commission for review and possible approval. A Conditional Development Permit (CDP) is required since the proposed project is located on a property with a lot unit factor (LUF) of 0.50 or less. Pursuant to Section 10-1.1007(3) of the Zoning Ordinance, the Planning Commission shall determine whether the proposed development meets the standards of the Town by considering evidence in support of the Findings of Approval or Denial..The applicant has submitted a letter providing suggested findings to support the Conditional Development Permit (see Attachment 7). Staff has prepared CDP findings for denial (see Attachment 2). Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 • Page 6 The findings the Planning Commission must make to approve the project are as follows: 1. The site for the proposed development is adequate in size, shape and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces,parking, landscaping, walls and fences, and such other features as may be required by this chapter. 2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the surrounding neighborhood; 3. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development ordinance. The Mora Drive neighborhood is a mix of one and two-story homes that were originally built in the 1940s and 1950s. Many have either been remodeled or replaced with new dwellings that are typically larger than the previous home. Most of the homes in the neighborhood were developed under the County of Santa Clara zoning code regulations which require 20 foot side yard setbacks, although the regulations allow for variations in setbacks for accessory buildings and reduced setbacks depending on the lot width and depth. Since the area was first subdivided, many of the original lots were altered, merged, and or divided resulting in a mixture of large and small lots and a wide diversity in development. In general, the buildings are a mix of ranch and post-modern architectural design styles with multiple articulated wall and roof elements and adequate separation between main residences on abutting lots. A walking survey of the neighborhood revealed that many of the homes are aligned parallel to the street with a long front elevation and narrow side yard profile and a majority of the homes in the immediate surrounding area have side yard setbacks generally between 20 and 30 feet when measured from the street edge. However, there are three residences on Mora Drive in close proximity to the subject property with attached garages that appear to be less than 20 feet from the side property line. Two of these lots have dwellings placed at an angle to the side lot line and the corners of the main structure are closer to the property line than the whole structure overall. In addition, staff found two detached garages that appear to be less than 10 feet from the property line. Based on the proposed design of the project, staff cannot support findings to approve a CDP. The proposed structure is out of scale with the neighborhood, the proposed building's mass has not been reduced to minimize visual impacts, and the proposed placement of the structure on the site does not allow for adequate screening from surrounding homes. The proposed residence is essentially a rectangular box,with minimal wall articulation on the side elevations. Further, the proposed design does not incorporate the sloping topography of the site into the floor plan. To be more compatible with the surrounding neighborhood, the development Planning Commission Lands of Linebarger—10758 Mora Drive June 2,2016 Page 7 could incorporate retaining walls into the structure to eliminate grading within ten (10) feet of the property line,provide greater articulation of the side elevations by utilizing recessed courtyards or decks,add bunkers to bury portions of the living area,relocate the garage and/or provide a detached garage in front of the residence, and bring the open parking space to the front of the house. Although the development area contains no heritage or protected trees, the existing established vegetation would be completely removed due to the proposed mass grading of the property and existing established vegetation that provides potential screening along the side property line for the new residence could be negatively impacted by the large cuts. In conclusion, the residence as proposed appears to be inconsistent with existing development patterns in the surrounding neighborhood and the design of the house does not sufficiently address the potential visual impacts that would result from its construction. The design appears to be more suited to a flat, urban lot and does not utilize the existing topography to incorporate elements that would be make it more consistent with the Town's General Plan and Fast Track Guide. Staff's recommended findings of denial for the CDP are provided in Attachment 1. Staff is also recommending denial of the Site Development Permit due to the fact that following the denial of the CDP and variances, the development of the site cannot proceed as currently proposed on this substandard property. Outdoor Lighting Outdoor lighting is shown on the building elevations and consists of recessed lighting in the garage opening and lights in the front entry, guardrail lighting on the second story deck, and wall lights at the doors facing the rear yard. The proposed lighting generally complies with the Town's Outdoor Lighting Policy. The Town's standard requirements for outdoor lighting include the use of fixtures that are down-directed, shielded, and/or to have frosted or opaque glass so the light source is not visible. Grading & Drainage The Engineering Department has reviewed the civil engineering plans and has developed recommended conditions should the Planning Commission decide to approve the project. As proposed,the entire development area on the property would be heavily graded with extensive cut primarily for the basement excavation,and fill to create a rear yard. The grading quantities include: • 1,412 cubic yards of cut • 6 cubic yards of fill • 1,406 cubic yards export The drainage design directs water into area drains and swales and conveys the water to a detention basin consisting of one large diameter storage pipe installed below grade and located in the rear yard beyond the oak trees to convey water away from the adjacent property and towards the drainage channel at the rear. The volume to be stored is based on the amount of rain water from a 10-year storm event, one-hour duration over the proposed two dimensional impervious surfaces. Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 8 Overflow would meter out to an energy dissipater/bubbler and sheet flow to the rear after the storm event has passed. In addition,the Flood Insurance Rate Maps show that the property is not within a flood hazard area. Geotechnical Review The applicant has provided a Geotechnical Investigation prepared by Connell Geotechnical, Inc., dated May 21, 2014. The investigation found that the soils have high expansive qualities but that the site is suitable for the proposed dwelling. Specific grading and foundation design recommendations have been included in the report and would be included in any future conditions of approval for the project, including follow-up documentation and review of the construction documents by the project geologist. Trees & Landscaping The property has a dense oak grove on the lower slopes of the property which are outside of the development area and will be included in an open space easement. All plants will likely be removed in the development area due to the excessive grading proposed. It is recommended that if the project is approved, final landscape screening for the dwelling should be reviewed and approved by the Planning Commission at a noticed public hearing. Green Building Ordinance The applicant submitted a GreenPoint checklist in compliance with the Town's Green Building Ordinance. The new residence is designed to achieve 91.0 points which would exceed the minimum of 50 points required for certification. Fire Department Review The Santa Clara County Fire Department reviewed the plans and has required that the building be equipped with fire sprinklers. The property is located in the Town's Wildland-Urban Interface (WUI) Fire Area which includes restrictions on exterior materials and landscaping for fire safety. Sanitation The new residence would be allowed to connect to the existing sewer line that serves Mora Drive upon payment of applicable fees. No additional sewer easements are required. Site Design and Setback Variance Findings Each variance request is unique and should be reviewed on a case-by-case basis. In addition, the Commission should consider the scale of the variance in relation to existing development in the surrounding neighborhood. A list of previous variance approvals is included in Attachment 8. Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 9 The lot's narrow width and the Town's 30-foot side yard setback requirement would allow for a maximum development area width of approximately two and one half feet between the front and rear setbacks if the project was built without variances. Thus, it would be difficult to develop a residence of the size proposed without seeking a variance for reduced side setbacks. As stated above, the neighborhood contains buildings with varying setback distances, with residences, detached garages and other accessory buildings located closer to property lines than would be permitted by Town regulations. However, the request for a ten (10) foot and 15 foot side yard setback for the entire wall of the main residence is not consistent with the overall development patterns in the neighborhood. Also, the proposed design of the garage on the side of the house and under the main floor significantly limits the applicant's ability to provide landscape screening along the side property line and would require grading within two(2)feet of the property line. The applicant has submitted a letter providing suggested findings to support the proposed variances (see Attachment 9). In order to approve a Variance,the Planning Commission must make the following four findings: 1. That, because of exceptional or extraordinary circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the provisions of this title is found to deprive such property of privileges enjoyed by other properties in the vicinity and under identical zoning classification; 2. That upon the granting of the variance, the intent and purpose of the applicable sections of this title will still be served and the recipient of the variance will not be granted special privileges not enjoyed by other surrounding property owners; 3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property,,improvements or uses within the immediate vicinity and within the same zoning district; 4. That the variance will not authorize a use or activity which is not otherwise expressly authorized by the zoning district regulations governing the parcel or property. A project with a substandard lot size and an LUF of 0.50 or less may qualify as meeting the criteria in Findings #1 and a portion of#2 based on the fact that the lot area is substantially less than the one-acre minimum. The subject property is .398 acres and the building envelope, without a variance, would be less than three (3) feet in width. The Planning Commission recently approved reduced side yard setbacks (12 feet) for a remodel/addition to an existing residence on a substandard parcel on Fremont Road and for front and rear yard setback variances (approximately 14 feet) for a replacement dwelling on a 0.7-acre lot on Moody Road. However, in these cases, both properties contained existing residences with established setback encroachments and the new structures/additions did not increase the degree of nonconformity. Here, the applicant proposes to build on a vacant lot with no existing nonconforming structures. Staff does not support the Commission granting the requested variances because there are other design options that can be incorporated into the project that would reduce the amount of Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 10 encroachment necessary to develop the lot. The project could be redesigned to eliminate the need for a variance for grading within ten (10) feet of the property line, and other variances could be reduced through design alterations. For example, additional articulation could be achieved through the use of a courtyard, use of recessed patios and/or decks, or stepping back portions of the upper floor level. Another option would be for the applicant to request a variance from a different section of the code to make the project more compatible with the neighborhood, such as the use of a bunker under a courtyard with a light well, which would be less visually imposing than the proposed structure as long as the bunker and light well are well screened and the structures are not within ten(10) feet of the property line. At the February 4, 2016 Study Session pertaining to the applicant's two Mora Drive lots, the Planning Commission stated that the Town's standards would be used to review the projects and that the visible portions of the structure should be reduced in mass. The applicant chose not to make any changes to the design to address the Commission's comments. In summary,while this substandard,narrow lot retains characteristics that may support the granting of less impactful variances,the applicant's current requests would require the Commission to grant a special privilege because the amount of encroachment could be reduced and still accommodate a development on the property that is better aligned with the Town's General Plan policies,zoning standards and the character of the neighborhood. Staff's recommended findings for denial for the variance request are provided in Attachment 2. Driveway &Parking The applicant's proposal includes a new driveway access off Mora Drive that drops below grade and turns into a garage that is oriented at 90 degrees to the side property line. This design is preferable to one where the garage faces the street from a design perspective. However, due to the narrowness of the lot and the placement of the garage under the house, this design results in side yard encroachments for the driveway, back-up area and parking, and would require a variance for grading within ten(10) feet of the property line. The owner/applicant has stated that the driveway was designed to avoid the need for a fire truck turnaround. A fire truck turnaround is only required if a driveway exceeds 150 feet in length from the street to the structure(per the Santa Clara County Fire Department Fire Marshal). Based on the Town's garage depth(20 feet clear—21 foot garage depth to outside walls) and back-up space requirement(26 feet), a minimum of 47 feet is required. Based on a lot width of 62.5 feet, a design with the garage and open parking in front of the house would reduce the amount of grading within ten (10) feet of the property line. With regard to applicant's request to place open parking and vehicle back-up areas within ten(10) feet of the property line, staff would recommend that the home be moved further away from the street to allow for open parking and a garage in front of the house. The garage and parking could be cut into the existing slope to reduce the visual impact and allow for increased screening. This would also provide a greater setback from the street for the residence. Planning Commission Lands of Linebarger— 10758 Mora Drive June 2,2016 Page 11 PUBLIC COMMENT The Town has received several public comments related to this proposed project over the past year and a half, including a petition signed by more than 95 residents opposing any development on the lot (see Attachment 10). Several residents have also retained an attorney, whose most recent comment on the legality of the lot is included in Attachment 11. Town Committee's Review The Pathways Committee recommended that the applicant construct a Type 2B path with a separation barrier from the road. This requirement would be included as a condition of approval should the project be approved. The Environmental Design and Protection Committee did not provide any recommendations regarding the proposed project. ENVIRONMENTAL CLEARANCE (CEQA) The proposed single family residence is categorically exempt from the provisions of the California Environmental Quality Act per Section 15303(a) —construction of a new single family residence where public services are available in a residential zone. ATTACHMENTS 1. Conditional Development Permit Findings of Denial 2. Variance Findings of Denial 3. E-mail from County of Santa Clara Planning Regarding Approval of Certificates of Compliance for the Subject Properties 4. Recorded Certificate of Compliance for Lot 2 5. Excerpt of Minutes of the February 4, 2016 Planning Commission Meeting 6. Los Altos Hills Fast Track Guide for New Residences 7. Letter from Applicant on Conditional Development Permit Findings 8. List of Previously Approved Conditional Development Permits with/without Variances 9. Letter from Applicant on Variance Findings 10. Public Comments on the Mora Drive Properties 11. Letter from Resident's Attorney dated May 16, 2016 12. Large set of Plans (for Planning Commission only) ATTACHMENT 1 ATTACHMENT 1 FINDINGS OF DENIAL FOR THE CONDITIONAL DEVELOPMENT PERMIT LANDS OF LINEBARGER; 10758 Mora Drive File# 413-14-ZP-SD-GD-CDP-VAR 1. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(3)(a)(fl, in order to approve a Conditional Development Permit (CDP), the Planning Commission must make the following finding: The site for the proposed development is adequate in size, shape and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls and fences, and such other features as may be required by this chapter. However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the CDP: The site for the proposed development is not adequate in size, shape and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls and fences, and such other features as may be required by this chapter. The subject property is a narrow, substandard lot with a Lot Unit Factor under 0.5 and limitations on the maximum amount of floor area and development area. This results in a limited building envelope that may not support the construction of the proposed residence, garage or required parking without the need for some form of a variance. However, the size and design of the proposed development would contain over 4,000 square feet of living area and ten (10)foot and 15 foot side yard setbacks for the side walls of the main residence. The dwelling as proposed would be a boxy, rectangular, two-story structure, with minimal wall articulation. The result is a structure that is not consistent with the development patterns in the neighborhood because existing homes are oriented towards the street and the side elevations are articulated and narrow. Furthermore, the design of the garage on the side of the house and under the main floor would limit the ability to provide landscape screening along the side property line and would require grading to occur within two (2)feet of the property line. 2. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(3)(a)(2), in order to approve a CDP, the Planning Commission must make the following finding: The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the surrounding neighborhood. 1 However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the CDP: The size and design of the proposed structures does not create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the surrounding neighborhood. The proposed residence would be a boxy, rectangular, two-story structure, with minimal wall articulation on the side elevations and would encroach between 15 and 20 feet into the standard 30 foot side yard setbacks. The proposed design does not incorporate the sloping topography of the site into the floor plan or site plan and the project incorporates substantial grading to create a flat development area for the placement of the home. A design that would be more compatible with the topography of the site might incorporate retaining walls into the structure to eliminate grading within ten (10) feet of the property line, provide greater articulation of the side elevations by utilizing recessed courtyards or decks, add bunkers to bury portions of the living area, relocate the garage and/or provide a detached garage in front of the residence. 3. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(3)(a)(3), in order to approve a CDP, the Planning Commission must make the following finding: The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the CDP: The rural character of the site has not been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. The design does not incorporate the sloping topography of the site into the floor plan and site plan and the proposal involves substantial grading to create a flat development area for the placement of the home. Although the proposed development area contains no heritage or protected trees, the existing established vegetation along the side property lines would be removed in the development area due to the proposed grading within two (2) feet of the property line. In addition, the grading and retaining walls for the parking and driveway access into the underground garage significantly inhibit the ability to provide landscape screening along the side property line. 4. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(3)(a)(4), in order to approve a CDP, the Planning Commission must make the following finding: The proposed development is in compliance with all regulations and policies set forth in the Site Development ordinance. 2 However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the CDP: The proposed development is not in compliance with all regulations and policies set forth in the Site Development ordinance. The proposed residence is not in compliance with the grading or building siting requirements in the Site Development Ordinance. Grading is proposed within ten (10)feet of the side property lines which is prohibited by Section 10-2.407 of the Town's Municipal Code and the amount of grading exceeds the minimum amount necessary to accommodate the proposed structure which is inconsistent with Section 10-2.702(c) which states that the location of all structures should create as little disturbance as possible to the natural landscape and that the amount of grading shall be the minimum necessary to accommodate the proposed structures. The proposed design would result in the removal of existing established vegetation due to the substantial grading of the property to create a two-level basement and the driveway,parking and retaining walls within two (2)feet of the property line. 3 ATTACHMENT 2 ATTACHMENT 2 FINDINGS OF DENIAL FOR THE VARIANCE REQUEST LANDS OF LINEBARGER; 10758 Mora Drive File #413-14-ZP-SD-GD-CDP-VAR 1. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(2)(b)(1), in order to grant a variance request, the Planning Commission must make the following finding: That, because of exceptional or extraordinary circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the provisions of this title is found to deprive such property.of privileges enjoyed by other properties in the vicinity and under identical zoning classification. However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the variance: Although subject property is substandard in size, the applicant's current variance requests exceed what is necessary for reasonable development and.thus, the strict application of the provisions of this title would not deprive such property of privileges enjoyed by other properties in the vicinity and under identical zoning classification. The proposed development is a 33.5 foot wide, 2,520 square foot two-story rectangular box-shaped residence. It is proposed to be built on a narrow .398-acre lot, which, at its widest point, is 62.81 feet wide and has an average width of just 62.65 feet. If the seven (7) requested variances were granted, the proposed residence would encroach into the standard 30 foot side yard setbacks by 15 and 20 feet and the required parking and back- up area would encroach to within two (2) feet of the property line. Further, if the variances were granted, the development's proposed garage design would inhibit the owner's ability to provide landscape screening along his property line. There are several available design changes that would lessen the impact of the development on the neighboring lots and allow for a development with less substantial variance requirements. Some of these possible design changes include incorporating the retaining walls into the structure and increased wall articulation through the use of a courtyard, recessed patios and/or decks, or stepping back portions of the upper floor level. The applicant was made aware of design concerns through written correspondence and at the February 4, 2016 Planning Commission study session. However, the applicant declined to make changes to the design. Therefore, although the imposition of the same setbacks and zoning standards that apply to a typical property in the neighborhood to this relatively narrow lot may deprive the property owner of certain privileges, the number and scale of the variances requested are not consistent with the privileges enjoyed by other properties in the vicinity, even for those who have developed similarly-sized lots. 1 The extraordinary circumstances applicable to this development result not from the property itself of which there are parcels of similar size and dimension in the Town where residences have been approved and built, but in the applicant's decision to retain the current proposal and not adjust his proposed design so that these exceptional variances may no longer be necessary. 2. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(2)(b)(2), in order to grant a variance request, the Planning Commission must make the following finding: That upon the granting of the variance, the intent and purpose of the applicable sections of this title will still be served and the recipient of the variance will not be granted special privileges not enjoyed by other surrounding property owners. However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the variance: That upon the granting of the variance, the intent and purpose of the applicable sections of this title will not be served and the recipient of the variance will be granted special privileges not enjoyed by other surrounding property owners. Section 10-1.1007(2)(a) of the Los Altos Hills Municipal Code provides that "the purpose of the variance is to resolve practical difficulties or undue hardships, not of the applicant's own making, which may result from the exceptional size, shape, topography, location, or other physical site conditions. " Although the lot where the development is proposed to be constructed is narrow, it is not exceptionally so, and the applicant has declined to amend the proposed design of the development to adjust to the constraints of this property. There are several design options that can be incorporated into the project that would reduce the amount of encroachment necessary to develop the lot. The project could be redesigned to eliminate the need for a specific variance such as grading within ten feet of the property line by incorporating the retaining walls into the structure and by relocating the garage to the front of the residence; the request for a side yard setback variance could be reduced through the use of a courtyard, recessed balconies and patios, and other design features that break up the long box-like structure and utilizes the existing grade of the property. Alternatively, the applicant could request one or more variances from a different section of the municipal code that is more compatible with the neighborhood (e.g., request a variance to build a bunker in the setback which is less visually imposing than an above-grade structure and can be more easily screened). In sum, the Town's purpose for granting variances would not be served by granting the applicant's variance requests for an exceptional development on this property, especially in light of the applicant declining to address the Town's concerns with the proposed design, such that fewer or less substantial variances would be required. Here, granting the requested variances would result in the grant of a special privilege to the applicant because the amount of setback encroachment and seven (7) variances being requested are more than that enjoyed by surrounding property owners and these design features could be reduced while still allowing for the construction of a new residence on the property. 2 3. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(2)(b)(3), in order to grant a variance request, the Planning Commission must make the following finding: That the granting of such variance will not be materially detrimental to the public welfare and injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district. However, based on the applicant's proposed project design, the Planning Commission makes the following finding in support of denial of the variance: That the granting of such variances may be materially detrimental to the public welfare and injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district. The granting of such variances for the proposed development of the property may be materially detrimental to the public welfare and injurious to surrounding properties as the development is proposed to encroach within 10 and 15 feet of the property lines of the adjacent lots and is not designed in a way that is compatible with existing development in the neighborhood. The over 2,400 square foot footprint of the proposed rectangular box- like home, would stretch 33.5 feet across the 62.5-foot-wide property. The neighborhood in the immediate vicinity of the proposed project contains a mixture of residential structures with varying setback distances and separation between the main residential buildings of adjacent properties, as well as frequent demonstrated articulation, all of which lessens the visual impact of high structure walls on the neighboring properties. Here, the applicant has declined to make further design alterations that would lessen the impact of the development on the neighboring properties and the existing character of the neighborhood. Therefore, the applicant's request for a ten (10)foot and 15 foot side yard setbacks for the entire wall of the main residence, along with minimal proposed articulation throughout the development, is not consistent with the development patterns in the neighborhood. Also, the proposed design of the garage on the side of the house and under the main floor would inhibit the ability of the applicant to provide landscape screening along the side property line and would require grading to occur within two (2) feet of the property line of the adjacent property. 4. Pursuant to Los Altos Hills Municipal Code section 10-1.1007(2)(b)(4), in order to grant a variance request, the Planning Commission must make the following finding: That the variance will not authorize a use or activity which is not otherwise expressly authorized by the zoning district regulations governing the parcel or property. Based on the applicant's proposed project design, the facts support this finding. The variance request is for a use that is authorized by the zoning district regulations governing the property. 3 ATTACHMENT 3 From: Michael Dolan<Michael.Dolan@pin.sccgov.org> Subject: Re: County of Santa Clara Subdivision Guidelines Date: June 14, 2006 1:38:24 PM PDT To: "Enrique J. Klein"<ejklein@mac.com> Cc: Angelica Olivera<Angelica.Olivera@pin.sccgov.org>, Carolyn Walsh <Carolyn.Walsh@pin.sccgov.org>,<Paul.Garcia@bos.sccgov.org> 69 1 Attachment, 205 KB Dear Mr. Klein To address your questions and letters of May 28,June 13, and June 14, 2006, regarding the legality of portions of lots on Mora Drive, I have attached the document "Deeds and Lot Legality", which is the County guide for evidence required to establish that a legal lot exists. The portions of lots 1 and 3 at issue would have to comply with the deed requirements since they are not whole lots in the tract. The applicant has provided deeds recorded in 1941 (portion of Lot 3) and 1948 (portion of Lot 1). To clarify an issue in your May 28 letter,where you asserted that the County required Mr. Linebarger to prove he had 3 legal lots, is incorrect. There was no requirement by the County for Mr. Linebarger to obtain Certificates of Compliance or submit any additional evidence to establish the legality of the portions of Lots 1 and 3 beyond that required of the initial application for Building Site Approval. As I explained to you on the phone, the portions of Lots 1 and 3 were determined to be legal lots because they were created by deed conveyance prior to June 25, 1969 (in 1941 and 1948). They have have not been merged by any action of the County and "shall not be deemed merged by virtue of the fact that the contiguous parcels or units are held by the same owner" [Government Code Section 66451.10(a)]. If you have any recorded deeds which explicitly state that these lots are being merged, please let me know, so that they can be reviewed. Contiguous lots held in the same ownership are not considered to be merged unless the owner explicitly states that the lots are to be merged. A single boundary description which includes 3 parcels does not extinguish the lot lines between the parcels or merge the parcels. In the deeds recorded between the members of the Malovos family, the description clearly states that the property described is "a portion of Lots 1 and 3 and all of Lot 2 . ." (i.e. document#15345652, Santa Clara County Recorder), which indicates that the three parcels are being recognized as individual lots by the owners. I also reviewed the information that you provided from San Mateo County. These situations are different in that the lots on Mora Drive were created by a Tract Map and by grant deeds. The San Mateo finding states that "it has not been established that the 5-acre parcel was ever created by deed separately from another parcel." Underlying Lots are addressed in the County Zoning Ordinance in Section 3.40. See the County website at www.sccplanning.org. Lot mergers are found in County Ordinance Code Section C12-299 and Certificate of compliance is found in Section C12-233. Hopefully this addresses your concerns. You may view the files for the certificates at our counter on Mondays from 11:00 am to 5:00 pm and Tuesday through Friday from 8:00 am to 5:00 pm. Michael Dolan Engineering Technician III Planning Dept. on 6/14/06 9:24 AM, Enrique J. Klein at ejklein@mac.com wrote: Dear Michael: Thank you very much for returning my call yesterday and explaining how you felt justified in issuing a Certificate of Compliance for three lots within Parcel No. 331-15-022. I would be very interested in reviewing the Santa Clara County Subdivision Guidelines or Regulations, particularly as they refer to underlying lots. Is there such a document on record? If so, can you please advise me as to where I can find it, either on the County website or as hard copy? Also, I would be very appreciative if you could document for me the analysis that lead you to conclude that Parcel No. 331-15-022 comprised three legal lots and prompted you to issue a Certificate of Compliance to the applicant. Thank you very much for helping me understand the County's procedure. Sincerely, Enrique Enrique J. Klein 10710 Mora Drive Los Altos, CA 94024 Phone/Fax: 650-559-7477 i-� PDF DeedsandLotLegality_pdf (205 KB) County of Santa Cara ,x ATTACHMENT 4 Depalrtment of Planning ening and Development Planning Office County 6ovCnnt►ent Center. East Wing, 71h Moor - -,:f r• 70 WCSJ I leciding StrC'.c.`.I sail Jose.Gdilornta 95 I I0-170 (-1081299-5770 FAX(408)288.9195 %,,wa•.SccpIann ing.org • September 5, 2006 Forrest Lineberger 421 Castro St. [) [ (11' I'_ !I 'y'i Fr= .fountain View, CA 94041 ! 1} '�, JUL 1 i 2012 L. FILE NUMBER: 9352 - 14 - 68 - 06CC ( [ SUBJECT: Certificate of Compliance pf !-� � � [@�!!��` ' ��^ _ � SITE LOCATION: Mora Drive DATE RECEIVED: 5/10/2006 Dear 14r. Lineberger: This letter is written to inform you that the subject application, received on the above referenced date is complete. Enclosed is an endorsed copy of the Certificate of Compliance which was recorded on September 1, 2006. This does not authorize an assessor's parcel number change. You must request a change in writing through the Office of the Assessor. Please call (408) 299-5550 for more information. If you have any Questions regarding this matter, please feel free to call me at (408) 299-5782. Sincerely, , r. 1 • / • J�(((' Ltf4 Michael Dolan Engineering Technician III , n iZ / cc: Sal Duran, County Assessor's Office (5th floor) (copy of letter, C of. C, legal description and application form) 'friar Doganer 421 Castro St. Mountain View, C A 94041 Itocuel&it Supervisors: Uon tlif F. Gage. Nat ea.\ic'ararto. Pctc t,fcl-toglt. James T Beall.Jr.. L-iz KnLSs Comp,' Exc•Cutivice! i'c.tc•r Ktttras. Jr. 1• 'RECORDING REQUESTED BY:ft County of Santa Clara RETURN TO: • t•,- :,antis Clara Count; :iann_.no ._--ice th Floor, East Wino 10 West :;eticlir�r Street �... San Abse, CA 95110 (408) 299_5770 . Doc- 19092844 -x/01/2806 4 . 12 PM CERTIFICATE OF COMPLIuNCE For One Parcel of Land iwner( ) of Property: Forrest 711@rarCer r;price is hereby given pursuant t0 Section 66499_ 35 of the Government Code of the State= of California that the real property described in "Exhibit A" attached hereto and made a part hereof. complies with the provisions of Division 2 of Title 7 of said Government Code, cited as the Subdivision Map Act, and all local ordinances enacted pu-i Snarl`: thereto. This certificate relates only to issues of compliance or noncompliance With the Subdivision Map Act and local ordinances enacted pursuant thereto. The parcel described herein may be sold, leased or financed without further compliance with the Subdivision Map Act or any local ordinance enacted pursuant thereto. Development of the parcel may require issuance of a permit or permits or other g_a,+ �r-•�]rryt o.f approval . (f� +j r, �� {— County File Number: g352 tje orcc i t� JUL 1 2012 �.SS?SS7r Parcel Number: Portion of Apr.! 331-15_O22 Date: September 2006 Approved By: 1 ' tl / - Carolyn T. ,Walsh, Principal PIanner County of Santa Cl.; ,a State _.._i_ornia i 'ou::t'; - f Santa Clara '! September I , 2006, 1}e ore me. michael rroian, the undersigned Notary Public, ••»r50: ai_J appeared Carolyn T Walsh, personally known to me t0 be the person whose name .,.5 Subscribed te the .rithinnn� - x StruiC:�•I':l": and acknowledged,1C]Rr�� -_v me that she e::? CL:CEC. the same in herauthorized d c pact , and that by her c i onP i n + i}t_ � } ty C.� �._.. __:ritrl.Li ._ ..let'. SCI'l_i:1QTiC _ person(s) or :he entity upon behalf of which the ner SGei acted, _ ( 1 e%eCLttvCl the i nstrumen•.. '..:TTNESS my hand r -. o=;: . . 1;,! sea] . e L=AK � -'" co nb'�� J4( t, � .r; r.. S_ N ;apubl- r/� ,/ $�- , ' MY ' ouJ� .�� 4 4 '' j 5°n a�_Fg;t Michael Dola t �r.� 4 . EXHIBIT 'A' DESCRIPTION FOR . CERTIFICATE OF COMPLIANCE ALL THAT REAL PROPERTY LOCATED IN THE COUNTY OF SANTA CLARA, STATE OF CALIFORNIA. MORE PARTICULARLY DESCRIBED AS FOLLOWS: LOT 2 OF TRACT NO. 10 AS SHOWN ON THAT MAP OF JO MORA RANCH, FILED FOR RECORD IN BOOK 'Y' OF MAPS AT PAGE 53, SANTA CLARA COUNTY / ) / -2 -/ .7 ---' I GEITE. DODGE,`,LICENS �. ;SAND SURVEYOR, NO. 3295 t4 LAND 6'0 STATE OF CALIFORNIA g �,e, E Dp4 �F`.L ()_e j No. 32 li r Exp. 6 .2 )�; %11 "7 \C?__P CAL, . J c"Ce; -02, E. 01,04,:rd-1<:4 is-4- , :1- . 329 ,� 6;ff•Zsi > .i AXP ,,., � - , Al��-- j' ._., 'el 9 " 1 ' E -� I ' 7 AL.CJ(c' 1.1 -J,:. �� ti.. a ,, CD' Iin i eta . s cr \ Ni-' �(j 'moi ' I/ i 9 L. 1. 0 • ,i 2.51i eC- 1 . ------- _ ----------.—.- FLAT Tü A C.COM PA Y LEL DESLI.IPT! D T • :_.. I7_ Roger E. Dodge L Cla-i" i F= I L.ILI l F_ r �,_•_ Land Surveyor - i _c 1.1..i e C_ ;r tV C_L 20652 Chaparral Circle -- _ 7 'YPenn Valley, CA 95946 rl ;..TA ` L. LI A iZ A L L►N , L r; L I F. b -i 'L-ZOOLo ATTACHMENT 5 Approved March 10.2016 Minutes of a Regular Meeting Town of Los Altos Hills PLANNING COMMISSION Thursday, February 04, 2016, 7:00 P.M. Council Chambers, 26379 Fremont Road, Los Altos Hills, CA 94022 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Present: Commissioner Abraham, Commissioner Mandle, Commissioner Partridge, Commissioner Tankha, Chair Couperus Staff: Suzanne Avila, Planning Director; Steve Padovan, Consultant Planner; Jaime McAvoy, Planning Secretary;Edward Grurtmacher, Assistant City Attorney 2. PRESENTATIONS FROM THE FLOOR There were no presentations from the floor. 3. PUBLIC HEARINGS 3.1 LANDS OF POLYAKOV/SABSOVICH; 25541,,_4'" ^•dad; File #297-15-ZP- SD-VAR; A request for a Conditional D '<• Permit for additions totaling 251 square feet and a variance dition within the front yard setback. CEQA review: Categorica per Section 15301 (e) (Staff-Genevieve Fernandez). This it _a: '(be heard and has been continued to the next regularly schr .rining Commission Meeting. as not considered and was continued to the March 10, 2016 Planning ,•mmission meeting. 4. STUDY SESSION AND DISCUSSION Ex Parte Disclosures: All Commissioners said that they had met with the applicant. Commissioner Partridge added that he also spoken with a neighbor. 4.1 LANDS OF LINEBARGER; 10730 Mora Drive, Lot 1, File #415-14-ZP-SD-GD- CDP-VAR; A Conditional Development Permit and Site Development Permit for a new 2,696 square foot, two-story single-family dwelling with a 1.419 square foot basement on the lower floor and a sub-basement of 1.258 square feet on a .374 acre lot and setback Variance requests to allow for side yard building setbacks of 1 February 4,2016 Regular Planning Commission Meeting Minutes Approved March 10.2201 6 10 and 15 feet. one required uncovered parking space in the side yard setback, hardscape and basement lightwells within the side yard setbacks, and grading within 10 feet of the property line (Maximum height of structure is 27'). CEQA review: Categorical Exemption per Section 15303(a) (Staff-S. Padovan). No action will be taken on this item. 4.2 LANDS OF LINEBARGER; 10730 Mora Drive, Lot 3, File#413-14-ZP-SD-GD- CDP-VAR; A Conditional Development Permit and Site Development Permit for a new 2,520 square foot, two-story single-family dwelling with a 1,381 square foot basement on the lower floor and a sub-basement of 1,202 square feet on a .398 acre lot and setback Variance requests to allow for side yard building setbacks of 10 and 15 feet, one required uncovered parking space in the side yard setback, hardscape and basement lightwells within the side yard setbacks, and grading within 10 feet of the property line (Maximum height of structure is 27'). CEQA review: Categorical Exemption per Section 15303(a) (Staff-S. Padovan). No action will be taken on this item. Consultant Planner Steve Padovan presented the staff report. Commission asked questions of staff. Commission shared a general concern with the applicant's definition of basement and whether or not it met the Town's definition. Chair Couperus clarified that the goal of the study session was to obtain direction on how to proceed with this application, and that a decision would not be made this evening. Applicant Forrest Linebarger spoke on behalf of his application. Staff asked questions of the applicant. Chair Couperus opened the floor to PUBLIC COMMENT. 'Rosemarie Nahm, Los Altos Hills, presented photos to the Commission of setback violations, and stated her opposition to the proposed development. Karen Kehlet, Los Altos Hills, stated her opposition to the proposed development. Matt Chappel, Los Altos Hills, shared similar concerns with the previous speakers. Hal Feeney, Los Altos Hills, stated his opposition to the variances being requested on these properties. Edward Cristel, Los Altos Hills, stated his opposition to the proposed development. 2 February 4,2016 Regular Planning Commission Meeting Minutes Approved NIarch 10.2016 Esther John, Los Altos Hills, presented a map displaying all the neighbors against this project, and stated her opposition to the proposed development. Gerda Cristel, Los Altos Hills, speaking on behalf of the Winchells, paraphrased a letter submitted by them stating their opposition to the proposed development, and added that she agreed with the statements of previous speakers. • David Crocket, Los Altos Hills, was concerned the high density would be fire hazard. Gary Bultman,Los Altos Hills, stated his opposition to the project. Gregory Fretz,Los Altos Hills, stated his opposition to the project. Chair Couperus closed the floor to PUBLIC COMMENT. Chair Couperus opened the floor to PUBLIC COMMENT for Item 4.2. Hal Feeney, Los Altos Hills, stated that Mr. Linebarger had never proposed a two lot subdivision as he had stated in his presentation. Rosemarie Nahm, Los Altos Hills, reiterated her opposition to the proposed development. Esther John, Los Altos Hills, reiterated her opposition to the proposed development. Chair Couperus reminded the audience that they were looking for constructive suggestions on how to proceed with this proposal. Karen Kehlet, Los Altos Hills, said that her constructive suggestion was to not approve this development. Chair Couperus closed the floor to PUBLIC COMMENT. Commission asked questions of staff. Commissioner Mandle asked if there was such a thing as an unbuildable lot. Edward Grutzmacher, Assistant City Attorney, said they were not prepared to answer that question based on the evidence before the Commission this evening, but that City Attorney's office would be happy to prepare a memorandum for the Commission in advance of considering this item again. Commissioner Tankha inquired about the lot requirements of county versus Town standards. Mr. Padovan said the county has certain rules for substandard lots, and has allowed reduced setbacks on said lots. 3 February 4,2016 Regular Planning Commission Meeting Minutes Approved March 10.'_016 Commissioner Abraham said that the Commission has been aware of this underlying lot problem for quite some time and have yet to develop an ordinance that would assist in processing these applications that would be compliant with State of California laws. He said that developing a policy that was useful for the Town needed to become a priority. Chair Couperus said that when this first came up he was under the impression that there might be a rule that if one owner owned contiguous substandard lots then they could be told to merge them. It turns out that they do not have that rule, but understood at the time that they could develop this rule for future situations. He then asked if the Town still needed to come up with a set of words that would meet the State's Map Act standards. Mr. Padovan said it would be a good idea should something like this happen again. Commissioner Mandle mentioned that the State Map Act says that the Town cannot compel lot mergers of lots above a particular size, so it would have no effect on these particular properties. Commissioner Abraham said that he was not aware that there had been a change in how the Town calculates basements, and that he did not agree with the applicant's interpretation and it should be changed. He said that the County does have different rules about setbacks than the Town, but as the properties are now in Los Altos Hills, county regulations should not be considered. Any variances considered or granted would be based on the Town's policies. Commissioner Mandle said that she had no issues with the way the basement was interpreted as Commissioner Partridge was on the subcommittee that created the current ordinance. She said that developments like this on small oddly shaped lots are limited by the setbacks, and as such this project had too much proposed development for the lot. She agreed with Commissioner Abraham that the Town needs to prepare for more situations that may arise in the future. Commissioner Tankha said that before the Commission could continue with this conversation they needed to decide whether or not the Town could declare a lot to be unbuildable, and if so, under what circumstances. She agreed that any new development should follow Town regulations and variances would be considered per these regulations on a case by case basis. Commissioner Partridge agreed that these lots are a part of the Town and will have to follow Town standards. There have been a lot of older homes coming to the Commission recently with a need for a variance, and the Commission needed to look at the types of variances that have been approved recently when moving forward. A variance is not an easy thing to obtain, and a request for a variance should be more modest than what is being presented here. He added that the basement ordinance update came about because of two-story houses coming in with large day-lighted basements, giving the appearance of another floor. The project 4 February 4,2016 Regular Planning Commission Meeting Minutes Approved March 10.2016 before them did not have a three-story façade and was an appropriate interpretation of the ordinance. Chair Couperus said the reason for setbacks is to provide residents with visual separation between lots. He then asked if a setback violation below ground was as serious as a violation above ground, as it cannot be seen. The current desired use of Maximum Floor Area (MFA) is forcing applicants to ask for encroachments into the setback, and as every case that comes before them is unique, he did not think they would be able to come up with a "one-size fits all" formula. Mr. Padovan confirmed that the Commission wanted to follow Town criteria moving forward, that they would like the applicant to focus more on meeting the basement criteria, and that they would wait to decide on the setbacks until they have a response from the City Attorney's office on whether or not the lot is buildable. Chair Couperus added that this situation is also unusual in the fact that there is no existing house to serve as a reference to build from, which has been the case on the other properties coming before them. Commissioner Abraham asked if Mr. Grutzmacher if he had any thoughts or comments on the evening. Mr. Grutzmacher said he had no additional comments. The Planning Commission thanked the audience for a respectful meeting. 5. OLD BUSINESS - none 6. NEW BUSINESS - none 7. REPORTS FROM THE CITY COUNCIL MEETINGS 7.1 Plannin: Commission Re.resentative for Jan —Commissioner Abraham Commissioner Abraham presented a y on this meeting. 7.2 Planning Commission Repres-,/.• "e for February 18 - Commissioner Partridge 7.3 Planning Commission,r/ esentative for March 17 -Commissioner Tankha 7.4 Planning Co on Representative for April 21 —Chair Couperus 8. APPROVA ' "` INUTES • 8.1 , .proval of January 6, 2016 minutes MOTION MADE AND SECONDED: Commissioner Abraham moved to approve the minutes of the January 6. 2016 Planning Commission meeting. 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I I ;;•,i i;.:r 1111.;111. 1� !�, ,{: ! • `! ( ;;11;,:, ;:i•i'7,,,,. •I,1 '•it.•'I'1'..: .,. ,i:'' .1 i I I .i.' :I •: .° 1 .i I '4'' i i I , , ,.LE l 1, .J,. iI:. ,I. . `'I I. • 1111 • : 1111i 1111... 1111. ., ' 1 1111 , ,,. •1111' t,, :, I . ,.. .1111.. {:' ,.1, 'i.: 1111 1111. Welcome to Los Altos Hills Los Altos Hills is a residential community nestled in the scenic foothills of the Santa Cruz Mountains.Once a.rural agricultural area, the community has become one of the premier residential areas in:SiliconValley. Over the years, the population has grown and land use patterns have changed. The farmhouses, cattle ranches, and orchards of the past have become today's private homes, riding stables, and vineyards. The community has gradually urbanized over time .but still retains a semi-rural atmosphere, with large lots and expanses of open space, as envisioned by the Town's founders: The Town is characterized by rolling hills, valleys, creeks, woods, and wildlife. Many properties have sweeping views of the San Francisco Bay, Santa Clara Valley, and the coastal mountains to the west. Most well established properties fit into the immediate environment and harmoniously blend with the overall neighborhood. The Town's Zoning Ordinances and General Plan require that every effort be made to preserve the Town's semi-rural character, natural atmosphere, and rustic appearance. '•Thus, a newcomer who buys an undeveloped lot with the intent of building an entirely new home is faced with a special challenge, and a resident who wishes to rebuild an existing residence must be careful to see these requirements are met: • The purpose of this guide and the checklist is to help those who are planning to build new homes to understand the basic philosophy behind the Zoning Ordinances and the General Plan. Such an understanding willhelp them arrive, more rapidly, at a home design which will be consistent with the demands of the environment, and also assist in avoiding the delay and costs of • redesigns. Building of homes in the Town is.regulated by the Town's Zoning Ordinances and the.General Plan. This handbook is meant to. familiarize the homeowner and/or designer with the spirit of these legal documents and is not meant to replace them. If this guide appears in any detail to conflict with them, the Zoning Ordinances and the General Plan take precedence. If you need any additional clarification of theseguidelines, the Town staff will always be ready and pleased toprovide it. 31Page Things to Keep in Mind When You Use This Guide 1. This guide has been developed to beconsistentwith the Town's ordinances, policies, and regulations. Ordinances and polices are modified from time to time, so it is advisable to check with the Town Planning Department to determine whether there have been any significant changes since the guidelines were published. 2. The Fast Track checklist that accompanies this document will be used to determine how closely a proposed new residence complies with the development philosophy of the Town. A new residenceproject that scores 14 points or less is eligible for a Fast Track hearing. A project that scores between 15 to 21 points may be forwarded to the Planning Commission. A project that scores 22 points or greater must be reviewed by the Planning Commission. 3. This guide is intended to set the framework for appropriate design, but not inhibit creativity in design. If your plans substantially deviate from the guide there must be adequate justification. 4. Every lot in the Town of Los Altos Hills is.unique. Not all aspects of this guide will be applicable to every lot. 5. If you have not yet purchased a home site, and have a particular style of house in mind, you should look for a lot that will accommodate your chosen style. If you have already acquired a lot, be sure to design a home appropriate for that specific lot, taking into consideration these guidelines. . 6. On 'a visible lot, both the good and bad points of the design of a home tend to show up more obviously than on a more secluded lot. Therefore, it is important when planning a home on an exposed lot, to observe this guidebook more rigorously. 7. A pre-application meeting is extremely helpful to the prospective home owner and design professional. The.planning staff can help point out thecharacteristics of the site and alert the owner to important factors which may notbe obvious. Such factors may include: on and off site views, configuration of the lot, privacy issues, existing or potential future pathway requirements, and potential for the requirement of an open space easement. The planning staff can also advise you as to whether the project would be subject to Fast Track or Planning Commission review. 8. In addition to the required public notice procedure, it is also important to perform neighborhood outreach. Often times it is possible to work with your neighbors to come to a design solution without compromising your intended design, or stifling your own creativity. Establishing good relations with your future neighbors can oftenmake the entire planning review process smoother. 4IPage . Some of the Town's Key Development Regulations Basements: Under certain conditions, basements may not count as floor area.. Conservation A portion of land reserve for the purpose of protection the natural vegetation, terrain, Easement: , watercourses, and wildlife. A conservation easement is voluntarily created and is perpetual in duration. Fencing: Fencing is restricted in height and openness on certain areas of a lot. Green All new residences must achieve a minimum rating under either Build It Green or LEED for Homes rating Building: systems.. Grading: No grading is allowed within 10 feet of the property line. Height: Maximum permitted building height.is 27 feet measured from natural or finishedgrade, whichever is lower. The maximum height from the building's lowest point to the highest roof elevation is 35 feet. Klin. Lo t.Size: The minimum size of a lot required for home construction increases with the slope of the land. It is one net acre if the slope is.10% or less, about 1.5 acres for lots with slopes of 25%, and about 2 acres for lots with 33% slopes. Open Space Dedication of open space easements may be.required where appropriate as. a condition of approval for new Easement: development. Each parcel will be evaluated on a case-by-case basis during the site development review process to determine whether an open space easement should be required, based on the extent of steep slopes (generally in excess of 30%), the presence of heritage oak trees, and/or creek corridors. Other considerations include the size of the proposed open space easement, its contiguity with existing open space easements, and whether the property is located within an Open Space Conservation Area. Parking: All residences must have at least four off-street parking spaces. 5 Page. Pathways: If the Town's Master Pathway Plan calls for a path on the property, the path is required to be constructed and complete when the new residence is completed. Where driveways cross a path, they must have a non-slip surface. (Title 10, Chapter 2, Article 6 of the Los Altos Hills Municipal Code) .. Setbacks: Minimum required setbacks are as follows: front yard-40 feet from road right of way or access easement, side and rear yard-30 feet from property line, road right of way or access easement. Lot Size Lot Size Slope Density:. The Town has created slope density requirements as a way to 1NetAve 2N tAcres equalize the intensity of development on both steep and flat lots. In general, the steeper the lot,.the larger it needs to be to hold the �� • MDA=15,000 MDA=30,000 same amount of development as a flatter lot with equal impact. Slope=1.10% MFA=6,060 MFA=12.000 When implementing this "slope density" concept, the Town considers two aspects of a building site: the floor area of a building ; g : and the amount of land covered by development. The Town - '\. MDA=8,843MDA=17,676 imposes a maximum floor area (MFA) and a maximum development .51ope=26% MFA=5,000 MFA=8,641 area (MDA). Two characteristicsof the lot affect these numbers: . �. the average slope (steepness) and the net area (acreage) of the 4 site. These limits are designed to keep the overall impact of b4i. ,�. . developing steeper lots no greater than the impact of the traditional MDA=5,670 MDA=7,500 Slope=40% MFA=3,570 MFA=5,000 one (1) acre flat lots. mommu...n,..euun ..d ryan.c.oan.w o.noo.+n Stories: Three (3) story building facades are strongly discouraged, and two (2) story houses may not be permitted on hilltops and ridges. Trees: The Town has a Tree Ordinance that protects heritage oak trees. 6.1Page • • • • • • • . . - Town.of Los Altos Hills _ - • Planning Review Process for, New Residences • - - F Site Ana'ySIs Meeting ( , Pee!,APiilication Meetingr - Plans Meetifig with Planning staff to discuss Meeting With Planning staff tqdiscUss • - : • F!ermitp"rocess, " • 4 Coneeptilal planVcoMpliance With `1, •-36.daY Initial revie,W by Town staff, '..:.zoning and Site Development Ordinances -Town Ordinances and the Fast Track i committees,and appropriate agencies • Fist Track Guide for NeW Residences Guide for New Residences.- — . Application checklist and fees . . Fast Tratk ' 1. Hearing. (Approved or Denied) . ,•4 . Revisions& 1Resubmittal CD :a. ' Planning Commission Hearing • (Approved or,Depied) , CD CL. ",city.Cciuncil • • • , Hearing • (ApproVed or-Denied) • V n I 1 Town of Los Altos Hills Fast Track Guide for New Residences Checklist Points range from 1 to 5, 5=Very Important to 1=Recommended, R=Required .N 0-14 points = Fast Track Hearing •o •o 15+ points = Planning Commission Hearing a- a Goal'I' Retain and Enhance the Open Natural`Atmosphere of Los Altos Hills A.1 Build with the contour of the land. .. 5 B:.1 Retain the natural character of creeks, vegetation, and natural drainage swales on your property. R - C.1 An open space easement may be required where appropriate, based on the extent of steep slopes R - (generally in excess of 30%), the presence of heritage oak trees, and/or creek corridors. D.1 Place roads and driveways on existing contours to minimize grading. Driveways should have a slope of 15%or less 4 D.2 Sharing driveways with neighbors may be mutually beneficial, especially on long hillside slopes. 1 E.1 Minimize the use of fencing to allow the natural landforms to flow together. Open fencing is encouraged: R E.2 Fences should beconstructed of a non-reflective material and use natural or dark.colors. 1 E.3 Entry columns and gates are discouraged as they create a barrier to the flow of open space. 3 E.4 The closer a fence is to the roadway,the lower the fence is required to be. R - Goal II"` Design your`Home,to Fit the Site and to be Unobtrusivein the Neighborhood A.1 Houses on prominent hilltops or ridgelines may be required to be one story. R - A.2 Hilltops or ridgelines shall not be cut down,flattened, or similarly graded to create a building pad in excess of the actual R - area covered by the principal residence. A.3 ,. On a sloping site, the structure should be stepped down the hill utilizing one story building elements. Avoid stilts over . 5 downhill slopes. Cut foundations should be used instead on a hilly terrain: . B.1 Minimize obstruction of on and off site views by considerate placement of structures. 4 B.2 Incorporate passive solar design with south or southwest-facing roof areas to accommodate a solar energy system. 1 B.3 Provide shading for south facing windows. 1 8.Page Town of Los Altos Hills Fast Track Guide for New Residences Checklist Points range.from 1 to 5, 5=Very Important to 1=Recommended, R=Required 0-14 points = Fast Track Hearing •o . .o 15+ points = Planning Commission Hearing a. Goal III Design your House to'Minimize';the Appearance of Bulk ` " A.1 Increasing setbacks may help to mitigate mass and bulk. 3 B.1 Longer roof eaves and rakes are encouraged for shade. 2 B.2 Roof slopes should be consistent and complementary with the topography of the site. 3 B.3 The house should be keyed/cut in slopes to reduce fill. - 4 B.4 Trellises are encouraged for shade instead of solid roofs (on patios and breezeways)to minimize bulk. 3 B.5 The use of architectural devices such as verandas, balconies, arcades, trellises, building materials, etc...are encouraged 3 to soften the building bulk. B.6 Vertical and horizontal articulation of building facades should be used to avoid long, uninterrupted exterior walls. 4 Appropriate scale and proportions should be incorporated into the design to avoid improper balance of the structure.- C.1 For exterior building materials, darker or natural colors are encouraged. 3 D.1 Two story walls which increase perception of mass can be mitigated by introducing detail, setting back the second 5 story, lowering the second story plate height, or using a combination of one and two story elements. E.1 On a sloping lot, a basement underneath a two story home should not be daylighted to avoid the appearance of a three 5 story facade. E.2 The appearance of a stacked three story facade should be avoided. When building on a sloped lot, stepping with the • 5 hillside is strongly encouraged. 91 Page. Town of Los Altos Hills Fast Track Guide.for New Residences Checklist Points range from 1 to 5, 5=Very Important to 1=Recommended, R=Required .� 0-14 points = Fast Track Hearing -g- 15+ points= Planning Commission Hearing o- Goal IV:: Design for YourNeeds and the`Needs of:theTown and:Those of Your Neighbors A.1 Minimize fire danger. Class A roofs and sprinkler system are required. Use fire resistant landscape w/in 30' of the house. R - A.2 Design site planto allow for adequate access and turnaround for emergency vehicles. R A.3 Avoid all geotechnical hazards such as landslides, debris flow, and earthquake faults. R - A.4 Structures shall be set back a minimum of 25 feet from the top of bank of all creeks,to protect the riparian habitat. R - A.5 Design for adequate drainage. Disperse water runoff on your own property or direct to an adequate drainage facility. .R - Don't increase runoff into adjacent properties. A.6 Reduce soil erosion by minimizing discing, and by using hydro seeding and finished landscaping.Avoid excessive R - grading. No grading is allowed within 10 feet of the property line. B:1 • Plan for adequate outdoor living when planning your total DA. Cluster structures to maximize open space. 2 B.2 Make landscaping an integral part of your site plan. Existing mature landscaping screening should be maintained and 3 integrated with new landscape. B.3 Plan for therequired four off-street parking places and adequate emergency fire truck turnaround. C.1 Respect your neighbor's privacy and views.Avoid locating your house too close to your neighbors or to their private 4 outdoor or indoor living areas. Landscape to minimize obstructing off site views. C.2 Observe Town pathway system standards and ordinances. When driveway entrances cross pathways, the driveway R - surface must be"non-slip"and be maintained to Town standards. C.3 Place exterior lights carefully to prevent light from shining into neighboring houses ("spill" lights). Uplights are generally R - not allowed. Light source must not be visible from off-site. C.4 Locate all noise producing equipment, i.e. pool pumps and ac units outside required setbacks. R - 0-14 points = Fast Track Hearing. 15+ points= Planning Commission Hearing TOTAL • 10 ' Page 1 t. r •r J'i• } ,r .r • ' -.,.r' 3r a. : .... Ii v r'[ ,r•-', itrp•f I.? it r -(• v;r. ,( r ;1 a ' r �'-'..,-_ I ' r 'f, _,I°�;r1c 'vi;'r 1,. r` I tr r; 1" f, ,.. 14 �j� ( l .• . tAl.i I 1 w_A A'• lr•, 1' E' •i f ,.;.)u.:.,!,,,,,- • Philosophy y A. Residential design should be compatible with the terrain of the land. Integrate your design and new landscaping witty the surrounding environment Retain .the rural .countryside feeling and openness of the Town's setting. Create a•site.design:that is compatible with the terrain and blends:into the.surroundings. The.. surrounding natural environment should dominate the visual character of your lot. 1. All new construction should be built following the contours of the land in order to create a proper balance, unity, and harmonious appearance with the site. i. • 7;i SF 1i-�. 'fJ� as.(tJ�y r�/ .•r'� iJ; •_ _ 1„. -- f. am` t..i3.�`�--s` ---d I .t-r ,,rn F°F f{CR/ 4':r• `y;1.'',t...?„,.., ,/,� I,Gy Lr;�� r ti '0.11";1'!ti :'•a,: fi-" y}-..--r•.. S, ,,f,.,a,l. 4 3. , ,y (,:u;40-- IG .y� 77. _,r, •y t.• .. 4 w L ° Hl f'`a' -fig ... 'r•lf�� 1**'' �� • �brj=,'r' !rr i�t r •�'�1 •ff:/ �J,� r .c'•• .< LeN Dak+G, -el „.t . ---- i J,S. �r ��SS r r r !� Re rr {�y�'''��''• I -::::-L--..."' -4, � .4-� r"" .`!,1^ � ! r i I 4,;=•pj y/1P.^1 r.r"r,'t, .. a... \�. :,I y-'�] { l f' r �' / o f f • • �, �9 I �Y f• .� i` 77'• ,Y,, . f r'',f, r 3 ••s •t ( f'f ,•i4,4.;.:.6 1tf„ P /��f".+,Jr .4.4.;.4.,',,/,',.,,el✓, r rri P, .. • ((7./ t�;ar-•��Y�•--luI' r r ay",rrf l + 'K.; .• 7,*',(, -1'.'4'1 .. t .,.-. --:;: 4,4);rr•!a ,J ,•I�'' .i r• R`:.%.1..• ..� 'l6.•,,A 'i► • T.' r 14.1'4.i,.. 4' r d (.v Sr.,:t r )S !yr r!. r r 11,,r r •`i�:. T. r�,. ,�qr1 4fp. r7 �M i 50,1.(.1.,Y;"1 u4�.• r. ,'' a, r�"��}Q"l"r. f ar`�� • 44;;;r41.1r-4 ��apa „,Y, 11 1, : .,;...-1,:,•4••",-,i'r - •- r ' f% i ' .Genera-TVI.ap Land se,Ltement Goa '#�.:. k . rye►' l,! .. r •t.-... . ... i r ./ %//� J..' 4 § r•`':r 171.1'-i tip ' -f..��•'•" S ` r•. !1-:! =0,'' P 'tom,• "Maintain :the s`erru;rural` char ter o f▪ l�e t tCr.'N 3 f `iG rn""eP a ;7_07%t f�f� ��' /J ; a a ---,.-r-,_. yi !� i {�� ' � r, : .:4�� /. ,f,;`� , rr Qcomm!tntty whtle proyid'cng orestc�e�it`ta� uses, 44„• 1 . ,f ri. open:„space,, at�d the frrtitzirnum,�ubltc>,and"prtvat� facilities and services needed to-serve-residents on a continuing'basis ''`(L U 4) y ▪ 4s, r ii ge - 1. , ' , , '• .— _ ', • 0-x:zii `,1 i,'a 1-.:),,,:-...il:1 10 Ea ril:('J 1 fIllith_tilipti-";cliixti-4 fs".0 1)-AA 0 I ilz kfi tip st-ftc.,111 LA.V.'o-yo.49-0144-iror,:iV.(Ltra.' ;,,N111',..r:o..c, ili:i-ift,--i ' • ' .. _ • . Philosophy B. Natural features of the land and significant existing vegetation should be preserved..Select compatible new plant materials when designing your landscape plan. Make use of native and existing trees and vegetation, indigenous grasses, riparian habitat, chaparral, orchards, and oaks. Avoid the introduction of incompatible or invasive plant species. Plan the outdoor areas and site the house so that existing trees and vegetation can be preserved. Trees are valued and protected in Los Altos Hills. 1. Retain the natural character of creeks, vegetation, and natural drainage swales on your property, which can ensure that the existing natural wildlife passageways are not blocked. Desirable .. . ,_ a..... .a ..,,r ..,:/ee. ., -• '•-: .'1'‘ V.4k1"...i it, . 1:11 I 4'', .v.47:4 P a: -; •':• ' - : I• - t 1 _ . ;,.: - :.,_ a., .,. ... : t ' •4' .,,\.- ..7.!-: :. 1-•ill. - ga• I", ' t: - rill4 •7 14 'I . G; /1/ 1 ..;:r,%.•.; 1.:- tit- A ,. 4. 6 .g WFVF f'c tityrr .,-- ATI,J.A.L. TO? • .4.4. OF 6.4141c., r. — 1- . 1 1 'Ilij'r 4 , Not Permitted .....1 ee. -. *:Aff• .., ::' 17- l T . JcIS/i t!.=:';' : '-1-• / itp• , v-• ...„ , pia of lif -i . •,...,s.. • .el V.. •:: i),, •n't":,•1 - 1 •::; .- .4:.'"••1?0 i 1't liy.;k1P,42 tyr;•11. DQ Elf- ' i ' -•A:•; --WARR . • FILL , x "'I4' Lev. -riAxr4 ni • 121Page • • .. - • . . . , . .. . , . , . . . ' , • . • .. • n gAm,-, , . . , • - . , . , ,I,_ „,,t ti;0'sk.,r13,,... (,),Tr6, ..-„,,, 1 t\ii,:ii.2.,:.1 „,,--;-..c ii_st.,:ds_:03"ko,,,-,..-4:if.i..k:v.n.(:5,•,,,:f.....? p:frft,--„,-,,, fr,‘,\2474.9. 1 i..,1' ' ' 1•,... . . .- . - •• ”. . . . ,` t . , • • • • • PhilOsophy . C. Open space and pathways easements may be required to preserve e an .open and ruralatrheMaster ospherePath la . Pathwpayns are one of the aspects of openspace in Town and link neighbos hoods together. Check for the location of planed or existing pathways that may affect your property. 1. An open space easement may be req juhi ree5cdcewshseorfe 3O%),approappropriateasraessean conditionceof heri heritage ea approvalforefso,rannedw/o.dr ecvrqel okp.moerrnito,obrs70edthoenr the extent of steep slopes (generally considerations shall include the' size ofthe .prwopitohsiendanopoepnenspsapcaeceeasement, contiguity with existing open space easements, and whether the property is locatedConservation its Area. riarisable . . . .. . . '..:, : .; i ', . : • '' • • .4' ' c.1 .-- ...S.e1 -'• 1114" s. ,...,•,.-c.. , ,-.-,4-. %.,:-.._ ,.....r---..... . •i . „.. c4t.:,..--sta-, •.4.4e...._ , , . . .. . • . ,..... . . . „ . ..:. „,.:.,...,,.. . •e,02_41d,t& . ,.A114, .t 'Aiih24 V 7, 0. t fr.,. v.„... - - - ' --V24., -• • Alielt 1 --,... - i•.;.,, .-, ,.. .0,52.i4,..: . ,F4A,,gt.i‘z*,..0::,14e•-• :if;;,,..i,.:. ..:•)• - -/?1- ..,-,,,,,•:;....:.'41'. 4,14, (—C2 Q;.1.,,Q4..N-• . ,, , i,ii ,,,..-.4,2,-.,4„,,,,,,,vii,,,p.-/I,Fw3;s ;.- ",,...,..,,,.•-,•::- ;-• 0:ifff•..4.--'ik,t,41A";,AP,..5:` ' ',gVI: ,5,-:-.'• .f"s ,•;,..,: %Itt- ., 1044641/1_,‘P t .x 447,f r.,, ,,,,,,..,,_,. ,, -:,:,:,,,,,,,•;•,.::..•,,,,,,,,,I,:.i, ,..:A. , ,4,-,•,,,i,..4u0serir,ogs. 14.4r• .,--- _,f1. ':. 144.- -.' 4. ..•''''"-0-4-. "Protect',,•01c1Mq-!PfM,P,•:•0;•4<7;;;- •-',3,- .•., , I.:,..: 414.,.." ,' 40%.,•• . ...,-(- '•- - ..:... '.;'?,:1;•:',','''. :•. • '''' .,-_,:7605.,06,,urq natural ,tvit...7 .,:1•1,,1)41.,"I 0.41 -VISA '.". ''' :'-'46:411°.°I.fitggt" . ''!'' ..:-' . ,-A 0., 'tirur — r.t...vaNk,!:14\ :.:#0. ,F##7, . ,, 1 ::iiiiiii,.opootoit.:::.':.. Desirable ) ... "..i.• it:r.4-'6,44G s•7.t., Ai \,... . t... ... ,• „ .,;.ftinallprOggsT4 051 ;',,,••:..'„;,- • •.... .: .'.....''•••.•• — ..170010k' '-';:. ',. .,'1:'-,•fc)'.:'..: '-'iy•'.d,I ':,me' • _____ . " ';'•'•.i i ,414.•-•:...0ii'••,'•••,'.01..1.I':i..,!-97 t.4,10Jc....:, (;!:.;,,.,;: . ,.. ____,y.r•-z§:>1.-A ::• •iiho• ii*1,,.,,,i.;0.'g.'"hatt"q..:::01d,. ,,,,4!t.,,::e4.01age,. .: gi.rM'., ,.-..'4:.';'"'.'"..v:•'''''''''''''"• TViii.'41f..0tii14141.tik:'4 --...Q7:7'":7444,11*-C41 fit-r., ,21- ,..,r _ 3. ..—te '••i',0pdieis.p.ogg$ 1,.„.: ••,:•;.'4, ', .•••,i,•:'''•ti .;,,,d•l"<: • •:.:.:.1:: ,-'04 ,,-,,:e.is...-,_• "=.4.M ;,:.:.17i: '7 ?I/;-:-- ,..,,• it 49,46, ••6:, . 5.4 rpv, ,".. :%_.!... -.-i...,_.,--1. _.0,1f4/.9.42i0,:,,. ..7,,Acii:•77: ‘18-b• system.P.. •,,.....„,,,,v„ n.,. tatite,,,,jot,...,..:-. • - ..," ..,--.7.:- .4,:_----; - -:•'. .-' '... --"----`' eteet,:4$01 ..,:.•„,.......:.i. .,:-.. • . ,,-,,,,...q,-,,, -,,:tr.... .-,,,. 1.,'1,0,„ • •-i .41_,,„,„.2.,•,--., i. , . •,...'::.'-:•'fiiib104:::;TOP,..'qTh'ii:'1.?,I.:: :"'-'''''"•',"'-'-iiitid-Oi... . '- ''i:-;-:'''• •'• -::-,inid oiner*oeq,-,-, ,..,:,P: ./, . • • - • - , • .. . -, •,..•.....,....,-.."PP" agriculture,, ...,........„„..,. . . .-0-w-r '-. ',..fAY:, ,- .t.--.7--7,1m4.. ,•,-:"7,n.,.II, ;.% • (.7,--1.= . k-,;-:c.„i_. pr1. , .i',i'i':• ia..'..'e..'e••016.2-ie:tit.'.4rqfiqq0cf.7.;... . ,ItA • ....-:• • - •A41,,,yi----. q/• - -1.-.- - ,...... -•• kit, •,....4... - 4' ! tIZ‘ -•• 0";,.:S,.q. qA. ..................................... .i , ,,::-:„.;',,,;i..,1.: ••:: ... •__ p; ,,,k.„,0300,. ..... . k..dr„..,,,, ,.....p. ,:••.r'.(ovvv„.:.:.:;:::.:,..:=•.,,...: ... . -. .4•,, :.. . .,---6 -0.4u, • • .. --. • ";ii . ,.. • .: qr 131Page • . , „ . I w'13_ ,7, ' ,,-- r ,"-4` } =r } •} t �. _ {� • `I",`� •ry " •. t . 4 • iF!�rY: {j �u f`"��f 1 2�� it I. L fL r} f '� [' ! �l t�, i � r ft 1LL 1..: J17��3:7 l .'� r� �xJtl l t� � t� I 1�'ls 11 f o G "�1 t 7�� _L-3.1)1,,,: :ell, �� : r �'J�i� , ,w. Philosophy D. Roads and driveways should be integrated into the natural landscape.. Dsireble °., '' (I , 1. Place roads • s • s .. . ~ and driveways into '1 ;��` ,"� .LF..t existing , y.(r, F rte•: '''4a,,.,.rlir, , contours to minimize the. amount of.grading, } �4 I• ( �• .-. 1, 4 ' •.15:•�,� Driveways should have a slope of less. than :-��,7 1c'.:< - - "r•' • ' ;V` . 15%. ` ' s '•1• '.. ' Y ;` r ��ryU: . .. ::'.�:... _ cw 6. Less fteslrable Desirable r i �.1 .•tj' • �, - , ^.';f" �'I r?' • - ..� --•'. � Itjr '�• �_ I ;hi•_.I�:� •` 1R,• .. . ..'" _ 1 ��'�( �'�'�Ilr• �aL `( i •1 "r1` r ,Nr�•J, .;y � . k„:147 v {l HI} J,: f••'.�� ...?„�,'.�••• ,'S. ..f� � r't.: ., • • •-1'.,,.,.,f�.ids . -' /! ., t Aorv; �y. •% ��'f tit may{. --r `rf1 ..!!.,,..:.-4:.....,.. .'r` ! ', ! 4 'i• •L .�aec•itla .,�• I I', I ••r;,- ..,'-i?..-?..:_.,' r( ,. , •.... tY• • .,* r :sir. tI J•,�1 r°�i ;E,'{�/ !�• -a.. •, • :^i fo• .,i•..('jr • �(i t•` v. 1K !.ir (T ( (Y!($ tJYkb: r�.' ,_1r : `, - gyp• u. i.V ?.• • i f. (� ,. q t i _ '}I� �M1; � � (/‘ f,z` ;�jy_,, _ i, 2. Sharing driveways with neighbors may be +'k I. ' .4.1 :' , ; 5 r. mutuall • • (t,,.,,_r. ,, r ,. y beneficial, especially on long. •'.4.-�••• -.:t - , 14 Ur,; fid' ;•' • s,_ , ,: �► 4 hillside slopes 14JPagf; . r ( .'.f' u j 1 F - i f ;J i,i� tr' r f� i' 'h t iif �( . , �I' [,i L' 14 r. 1,. 1 .J'TX 1 L., ,' _ii!f- -f �•l�I, .-.,, --./ ,,`,-- L :� i.'l. 11'*-1.I o,' 41f'l ? t., �,. k( •LJ i ti � :0_1r r ].:h•I . i. .;L_ ,i.�'_ f :l am L ^, . . Philosopfry • E. Fences and entrances should create an open feeling and,blend into the landscape. 1. Minimize the use of fencing to allow the natural landforms to flow together. 2. Fences should be constructed of a non-reflective material and use natural or dark colors. Desirable Not permitted I ," • L:• -I 6 wow" R �;N, " ,:.11i : 11iA&,;',', .r.; '.I �• q,„ SH-YEe CMASN pr '`" •'.v. •''t*.��''',4 I_ .riCT• 'e a •. (4.Clll 11, 1 •, y • f. ;• - 7 -. . { II N 1 , j rt.ti-1'.°•VA'' �, ttf, , r 'ia. licv-4 .' 4Sra ir (fti?• t ' 4'► ' ,'eip••/ '�.'+-ttifd.qtrr, ' ,,�i�!0, J 'r.,..`I _ II r• i SI 4.;.{e. `�e• .lr:I Y( . i1 - ,.1401, r t► ".t. f;. );?\ 1�C• \fi��e� i�f s' red r�� :! 0,c.*4 `•,y _ .. •C sr I I..• ('I to h.,r....•.• i i11{r f` rlt,' t�' r ., • ` • "-„„,,_ Los Altos Hills Municipal Code Section 10-1.507 15 Page • , . •l�'3(7'1'a-111`_, (, !-1,'^'r. l'",NIni l_F& Itl'1!}i �G,4� C q41,-i'7,4t .:.11\(iAi7 �. n�1C,,l' 1('' 11l f/..l I�`(„ D„. , „} ,off I y 7 '�� ( , "I' I' , t 'ra \- s,. :�- -a l �. �h .� 1 i I � J r.�i411�3.,...•1�,��l��l'..� , i1J � :�I,f» �,YJtltf� ) t 1. 3. Entry columns, gates, and porticos are discouraged as they create a barrier to the flow of open space. 4. The closer a fence is to the roadway or access , , 'i*,': �• .. . easement, the lower the fence is required to be. 06silnble ("11;:;&.'-'). ' :•-' `4`. • .i...:'_.15,;:4-:,i i`. j ,•f !1. i, ho ,—'1 11/14 L. ". G.5�C•%..r. t li It: /./ 1';' . I Air , r„�L Posirahle :v,. l`jyr 1 » l a. r!. - , : 4"-V!r ( • -14":IN.•i ... .n I. .7.:111 -"` r1•- ,1 ,!y`.• , y r ," _ �'A. _ J _, I.Hit '''' ''.<a•,...1n-•.., 2;o . '.i Iii .. •i ., /4{a_ ,,' u 11 ° IA1 �. 9n'''' -- -s .' 4 am, r-,,, �+A.' ".,• . . ,;" - ',�-. • k,.. � . ... :d{�lxir 'P1.•. '•4: .,`I 7trTr =G..14 /' i' l 1u�14 i • E;1��ttn��A,` i 1 I1�17�IW`, r ••i, TT r., �_ - I U5jS , r re:. • f. •I•' •,�:::-rim='�: 4 �j'• •fir ••: 'i c � A .. r • ,. � *c .r" ,.�y „yd s...:._:_• ' �+,. ; + iv . Less Desirable ` ,.1.`J%. Y • I„ ar i'i' , _ o i Q Loss Desirable , . C- ,.i 11 r �I`, I �� I �i� 'Jill pI, 1 E1 11i • tL :_..:__.___ -- • a 'a • `= r./.r t;.f,::oy:. !,.} • i>. t �"'�Id1 ;:avl ` (,'w/.',..I�,' rH� j:��f^�1:.� '4,41P:40.. I'IJ��T/•,;" :;rl q . . - •� ar 7 . , . -�� •.;t "?:,1,6f4:-'- :-.' 74-i'L 4 F.r ...111.0.ii— ' - '• ".. . - l fii„cy4c� as."aij 1 • '" . I f Los Altos Hills Municipal Code Section 10-1.507 • 161Page . \i •'S i _ 1 _ •� tilily '.,",. `-i.;11.,...-, r.r, \�� .• ri• F a t��4'. f J (�. M r:ey �?, •�r .(_-' _t�•'rr,"y':: '"f;' r:zYt➢t j :�'`••" // �i1:02,t1:11.., 3 K / 1 t r rf�.I r /; :I �, •` r '•i l^_,'i:.('. • . �i'," -- iii, 1 1. i+� li'I_i_�} ,,C' , ti, ! r.'•��_l- .:Xry i.•i l 'r�l I L\'�, r_ ?.el f { �t.�'1. :c'1:1i. a I: Li. L., [.` �'_. ?;�.C'�,.. ,.;��{ A Philosophy A. Fit the.design of the house to the.character of the site. The. character of the site and its surroundings should determine the. design of the' structures and their placement on the lot: Ultimately, the landscaping will be the finishing touch that will blend the home with its surroundings. 1. Houses on prominent hilltops or rid9elines may Desirable be required to be one story: ~ . r:•, .,..,lin, w fit:•_%, 'IN.1 tt ):ir; ,: 2. Hilltops or ridgelines shall not be cut down, '"4 'j _ �p t •.,•,. -i��-• _ _= ed or similarlygraded to create a '` f �-1 '•'•r,l«• ' .s, v -,r•.. flatten i � ;, t:.1 (�. .�1 �� r building pad in excess of .the actual area ",T �� `��,��. �,�,tit�_... ... covered by the principal residence. 3. On a sloping site, the structure should be Less Desirable stepped down the hill utilizing.. one story •�,,,,,'�„,,,u,��;;�� ;,r,,,.,,. :ri_,�,,..,,•,,.�,•i�_ _ \ ' +' WIii11� !`►thy .\ building elements. Avoid stilts over downhill �::� ,� — _ - slopes. Cut foundations should be used instead , S s rPI r. ., on a hill terrain. j GUT _ii,sov zr V;�' •• `� l 4. 6//%/, .7��1� ` General Plan LanniLyse Ef emennt-Policy L1:"Usesf . ati • land shall bel consistent with the seiria t•inral at»osplic e .. o/�.` fiche 'conzi�] in' 7 ,)ififini,,tni. a '•cr stirs banes to natural let a,,;;. `imnlnuze.removal o t te, aza/u i al vie etation, 3 g grid ci;eateilo ntax44 innur�a Conrpattbth/y.of evelopmeiiI r......,,,,........ .-.,.: -.--).4,.,.3.;,w,,,,,,,,,,,:.:..-1).,< with (lie alut`aen'non me/ilatgh suetdesign and lcr�zrlsct�rpit, "(LTT ) . . .,. ... LosAltosHills Municipal Code Section 10-2.702 ... .. - � • i s unicipa o e ec ion (b) 17 ' Page . • , . , IrCT r; + R' 1� •� -r ', \•'- ;'.it j r1"'� � i,; -`�_�. ',"�:f'`n� f1 >. r•l+•`r �• ,' ,�,, s.\' I f �I1•: r :,t`- �y ` _1 6, F f Y If • • tdkk1;, 1- t�r� 'i-.:4:3,ycjlll.l,(�J. ,f I o •i�t.�I ,d� - �II� ` (P �t c� I11-thq 11,j1 a u ,, l ; . 1ll;.ati, 1ft ) f �' r I(�, X I f' �a i(f71 ,I .n,C��'i� �': l;, I }fIRJ . , • t " Philosophy B. Carefully site the house on the lot. 1. Minimize obstruction of on and off site views by the considerate placement of structures. Site structures to minimize adverse visual impacts when viewed from off the site. Prevent the obstruction of views of adjacent property owners by structures. Consider the future height of trees and shrubs, so that you and your neighbor's views on and off site will not become obstructed. Desirable i 3 "" -•__ tt �. HWlRING OHO i Imo` VIEW _ yi PROPL271 " '"' r.i!r T1 Lass Desirable j ,.\z; 4041 y. VIE41 LKlI3TIHG • i,„ PROPCRTY LINE. �j''" _. �,. Pt rEo t. x • 2. Incorporate passive solar design with south or southwest-facing roof areas to accommodate a solar energy system. 3.. Provide shading for south-facing windows. Los Altos Hills Municipal Code Section 10-2.702 18page of�'`{{� �I rI�1i t y •�'C`t' +� {.`U �� ' rrl(1 Vrr -i`-' ,rl l a � i1 -,, ..�l",r' r �Or -1 .7';. If%,-.1{:y rr,` r-),1; AvI,� - •; ` 7 1Y iit',./. •./ra ti1 .1 1 �,11 i4,:.Iti414!�1, =t• - i-1.„ i t i 1- {..(.l.il� i:10 _h.411'. . • '.: Ph%/osophy A. The appearance of bulk and mass should be minimized when designing a new residence. Techniques include: greater setbacks for visual separation, avoidance of large massing, implementation of architecturaldetails, use of texture and color, varied rooflines, and landscaping screening. Siting can mitigate bulk. Whenever possible, place the house on the lot so that it is framed by the land or existing vegetation: 1. Increasing the setbacks may help mitigate mass and bulk of structures. Dutitabl@ .-.-':'..f.li,/i ,, •r i}5 !4 •1.:�� r" J ..—.e:1; „ 'ij� t Al 1 6 it�I•i4r',�j({{L,t -}•/--•, II', �r • ��;r�r'.;j. ..- .�. l,r±s It, Iern ' Fy' ` _ '� ,V am. N. r. !r Vii fr';( t,r •• %7 -, n .°�(• 1,, F•.,° ` •_.�•r n'.'. ��a • ;a .. - • r �-r1'' r:- — rr 17OE,.mAcI LINE /4{. LL• . - t•-- . '?4. �/: 11 irrr `:[fit ' ;11t!! 1.' r . Luss Deslrabla '' "Y: ',,.Jt'• f. If.r,✓'�. •.' _ Ji.-'''1:r"rip;ji--^ q _1 -in irti:MH.t2 'yl,-� `•r R:'•p• t`eXM1r4, C,r}..a,1.11r , � •ijilrr 'e / � r� vv � - !r'i y�ir r,'f'7K P1��6.r% �4i8461! ��. .'. ,r-•`. I 0 { I �.I�II�i' h,{I�r.t �-'aa .e -.7i ,c•,° •9o. 9d'.T6ACK LINE. • Los Altos Hills Municipal Code Section 10-2.702 19I I) ag.e .`. 4 7, i +e '11 : kcal:.' [J �':',.1' °l''•lallti�iE.1 \jCOkil+'try.LiiCLOft' L0 C 1,d- {UI Ilan•fl fl l rii°I' Di 0Y-2-11111 1(,1-1.61 9•t61j r 1 4 ; - • Desirable . Philosophy rf�• N. R. Architectural details.can mitigate size and bulk.. . rA`I r , , -- ,,•2- r,.. .. „fr.. r �,j¢a 1. Longer roof eaves and rakes are encouraged for 'p l 1Islip`y ' - shade. w� ;41 1.4...: go. 2. Roof slopes.should be consistentand complementary with the topography of the site. less Desirable 3. House should be keyed/cut into slopes to reduce '1 e i _ •-.'• : fill. I< � . 1-1.,1 ,.I lu 4a�` 4. Trellises are encouraged for shade instead of solid -, •'I,; . 1 I NI -7-",00.. roofs (on patios, balconies, and breezeways) to ,A minimize bulk. Desirable •;,; J�, -, .. res I �� '_,j `11nitd'i`,ilii/ ,�(fgrii4 - !C 5. The use of architectural devices such as ' y �w: t� j� ` s'` 1 ' A1�►-r^"'"`4 .. ' i SSY` ,� verandas, balconies, arcades, trellises, building ---:=17-.1,7El•s. t;l i JiJ41JL . " 'i� I. P a,`; 1- lir it materials, etc...are encouraged to soften the . ..:.t.... ��1,„ .o i- -ii . -•1 ' 1 a i r tik • t , building bulk. ...,-L--.._ ; ,NTI, '' '"• `�,f§. vi `. 6. Vertical and horizontal articulation of building Less Desirable facades should be used to avoid long, uninterrupted exterior walls. Appropriate scale .•'-• ,.,{�,-,,, ;,,,li,;..;f ;:700: -07i,,.,,:Tr . and proportions should be incorporated into the • ' IL " '', .i ,, J,' i , 1!�.� 17'1,iv design to avoid improper balance of the rn ` ,�" `Ik ® , .i, ig 1, L_.structure. ' . ,--..-.,:-.=- ,..„ ,••�i'r: r,•, ,.,,.,•- _ a.,d`/u",.:w'7;�: o• v 20.IPage . . yr 1,„1 ;i if a :•) ,, I ;r' .f 1 '� f!.1 h'i:.t -, i .. •l;I :t t l�t y, .�'" l°•' I{' •f;�'1 7�"}''1. '''5''1" ., 1 . Philosophy C. Exterior materials and colors should blend your house into its surroundings. Utilize colors which occur naturally in the landscape of your site. Darker or natural colors blend with surroundings. Roofs should be a dark color if possibleand have a variety of shades of that color. A mixture of materials can create interest and detail. Wood and stone can help to soften the-appearance of stucco and blend it with the natural setting. The use of texture and well designed detail added to wall surfaces can distract from large blank wall areas and minimize their perceived impact. -"; v Il, qq ,�',"� '� Ia iv ,-7 f It% b ''iii% ll',s.R":• �`' �t-� `` \1 ' 1e�14,(♦Y'S' r 1. For exterior building materials, f • i" ,s ,I,,�`tr _...r '''7 r -, t$1.,4„:f .- , ret4t {1.,fc, 4{Vitt. darker or natural colors are y.•� • •. si '.,r q�-�c- v. '`ry, �r+0' •_ ' 0,14,,,--rv;•''�i} . . i te. encouraged. Energy efficient - t� - — — _• �, - . "cool roofs" are available in 1 c• `{. i t�'•��iii 5} + 4l '�; :?fit I darker colors. i r,:ti`;r/t• f 1 11.-.11'./.11'.; , .R:�f riiiHl 11011;1.1r,4 `�" ' is4 l' - - ' =1. ,i-t ! iii'' / ► r1•,1j 7: , � 'lii.t.il �Ili — I "f ,--- '.''th i ' 1 . . .• , t%.. . ( 7. l....rrm.r1..•................a........ " °�.' t . . • , ty i �• �"`�/i ' .r ��pp . tel ' lir. 21 Page . pi rt 7 ("•~'.;11'.".'P' %i1'l,.r lL%'i^_),rj !'f•+ {(il -Irlir1 1105111-i"-1.'. ,.. if01��`\'LIIJf.lr��.0 16'«f 11FI�ir,�- f,iI1114 �rh 'u�{rr.] Ia. i1 ,.).• I:'11.iii!. • • ' '. i Philosophy D. Building to less than the maximum height can decrease the perception of bulk. • It , rf //' J:: , trt," A -•Jap /��./�:�' `, I t. yet ) • •t111'�t�. .- ,.41;•:'i474.1fr, I' l2/` :t'• \ T V' •.�'• - , 1 r •t MM• 'r. N / 1 ' 1,;(:,--.,. ,. J''''. , %.1 i .1� ti.k -• .. I :tt'.r `1!� �J�k.- .,- ---,.,..-,._,•!:;,1411,-''''--.---•"� '� ,I , I 'J r11,. ,- ',.............7_ . 1 ;r1 11 It r` 1.�1f'P�! rr. I 177 `�"•.-4'x.11. � 11' 1 r� ;i . .�{ �? 1(I, lle,iK ! 7'! y l ,jri,�r'�IL Al'j j 1(" i 1 S 1 — -l. �.'_ '••, ,(r 4, Ili Al ai •a'.. ; ii., l� •i t), 61?f.• : ..r, 1,. `�..; ; ' `: " 44,01;ate' 71-Le 1. Two story walls which increase perception of mass can be mitigated by introducing detail, setting back the second story, lowering the second story plate height, or using a combination of one and two story elements in the design. 22,IPage • r `°��A +rF t i,W `i it �` r'�' r� r'', i Y.l r r`Y%1 (cop, f Yiif �7 . � ' _1l ,_ ', _14 t°�� k; ,t: �'{t�,tii , I � :, ,f;t.l, n ( `1 i�at�-. . r-,,. 11_t A � r, l'��(, •�. Philosophy E. Basements can reduce bulk by putting portions of the house underground. 1. On a sloping lot, basements below a two story home should not be daylighted, to avoid the appearance of a three story facade. 2. The appearance of a stacked three story facade should be avoided. When building on a sloping lot, stepping with the hillside is encouraged.. Desirable Less Desirable may\ i .V., I (t 1 I , ham . I.._ $m _ afmmnmual hui . nunt!e1/2 _�.. 4. 1- �,� 11LJ -1- • ,+- ... 1. --.. Los Altos Hills Municipal Code Section 10-2.702 231 Page f} ,.1 1( r f 1 �.I irX y c • , r ' . l+:7A,-,T.�l� •14\J 1r+ i{'�14. r`�,�111 '�..�, l�.(t ilr�l �IS �'Y�.;Yi. r l sl it,I -.-, . - 1 4-r�,- ' y, ll" `' i; -,-, ••'U,l•^ Y tp— ' t'1 �h 1, . .':), .1 .: a. ' .1.•..r. , [ P.KO, 1,q"�.. C'1(u,,•.`,. ,•El n) Aq (.l` ')i 1. 1 ! . �.�t I' f.t 1;f'. l� AU}'? .-t t 1 :1:I. -1. :�,,�t'. �h ,L�I 1 �••{i.� Philosophy A. Design for safety. Reduce fire hazards by using site design and fire resistant landscaping, as well as.carefully selected building materials to minimize fire danger.. Desirable 'cvs"k --------'11.-" ^ 'a ,,r-q. GLA . A .. ^ ••• i'.i4' S. ''' it'l i . 171.!:.., ' _ -•--._:,1. .. ---..• ca.:: _ .i+ 4 -,• 2 1 .:: r -•c. - , .�` �' . �• s�•�;F f 1 �� .nye '"��" , _'�- r i' • r'' ,117• Il:' `t :;r •`-,---,17,77":;" �... 7 rt, .... •n� 17'it p.. ' �.^ j) f°I . 1Orli,41. I0,1111 tr v-,...........i `4".R•. ........-� fly` ..7...‹.-......,- �‹" � Not Permitted . • r.-: G r t f.- 1.1 ,:, NDN FIRE RATED ROOF s•: v .,,,e, 1„ !%,��f{' SG,�1 R;, `M( .,:;',1,.... ,,, .'i 1r d_": ` Atbs.J.;,; t 1. (Iij. ki,,1 r'' } .fir ' y 'rt d ,-^ r -lel i ii„t„ •,-,.. 'ice '' !'1'1 M g 'r1' S�, $'I1' w:I 1 I At, i !ul_. 1 • -r 1 _ -6.. r;.'':- 111 i�c 1 11. 1! 1 17•/..0.1e: 14r4• (. I l`. ar 1. Class A roofs and fire.sprinklers.are required. Use fire resistant landscape within 30 feet of the house. Los Altos Hills Municipal Code Section 8-8.08 (930.2) 24IPage ` - —i }e.'r�£'a 1• ` .t ,Y• f a'° - 'rf - A. l r'' y. , { �. 3...� r-.tN. _� x , v,:-' „°V•"( �,F,�'ri(i {- ;,rJr•3 °t(-uft(1 rfir -y-,q.r #ion '�14..y yil[ ria . : ji CIy ,i o-,,vpJt { .l�`7j, 01--- �0i1 `�U l�j tai° O . • '�• +i c. i s,='♦ 1'..,, t . I., 12 °A !\,, v si k-.1/ l i1.},_ [ .k--If J. - �"JAI l`t.�,+�^-1-r �h.14 ir.�-{,.�`•�l!� ..J• I �., 6 ,Y.-M� \ t-. -:11• I i.^-7 c:,),, t �c4-' .. .. 2. Design a site plan to allow for adequate access and turnaround for emergency y; ,.-�r+ie,:: , •�- .,,,fp d :hit`,";., —rLr 4 .. Y ' • A. 0-,s.�4. .. ,: -•',t'ry .k id• $: .. ��'0 72-S kL-- }� "ili' .1 'I ..•. ,�r`•. i.,:----.:.-----: _--Vi .-$ - .&! . �x • A. a, :i.4N• �, i . r /- ,r."\ §P4:. _ Ari Y. 1, ir' :(' i �1 J,': ^Jhl(J '. � �� - i<<` �4{ � 3. Avoid all geotechnical hazards e4{�' , s� '��,a �sN°''p �� i'� such as landslides, debris . ' �' '• y / % flow, and earthquake faults. .. .. 1/191 15 j7..:1hc .. ! .r' .. .. .. .. .. .. 1 -� y 4 bil� t• ia.`, 'SP- • ,.". .7, ,. Los Altos Hills Municipal Code Section 8-8.08 (4714.2) 25JPago , :, ik,, ...: +. ' •,., - , ', -, ' 11 4- ' r'7.‘r 1 } r ' "ilt'r Ill' 4.1 ;VA ' 1,11-3.i-l %I.iLti .11.1-413".i*I/C0,1,111::P 1111(.:Ya-61::::rj ft 0 1.1:0::R.1(4.:4(1i.43 0.1 I't ttrX":) 1 I(005,Y150 Vi't-II/ii191.. .:C§,)il-1?11011Ifill'',1 JIAq1XZ+" j1 4. Structures shall be set back a minimum of 25 feet from the, top of creek banks. Greater setbacks r. 0 • , . .,4,•01:ir_. _ may be required along major creeks in the Town. lit '-`4"-1 ik ,h,Illiet • 11,'0.qt•.1,..:4.4 ', v,,,,,,,,r-•',..1,71„ :11 Desirable ' 44.. 1 J.. l I •I ''' _L_ _.•._M.00D LINE , 1 . I, ------ ..---,- cit—'-e- 1.. ...r...w,....._.t.:: ,,„, •>: : ,. 1011 1 To Lf .' -,et;:j .1• .44 . A _ %• r—-•:- 4,%.:, : ,•,,. , .. ' -• 11. i*tro q.,.)4,: ... ,...L. od, .-.,!..,„ Nti. iti: w::•:: Mi .?".1%;:,VA% .-...• . 1 :.' ::....' l' . '' , . 'Ili'k• . - 5. Design for adequate drainage. Disperse Ditair,likr.i.E. swAr-e--7'-'1 -• .:. 161)4;''Itir water runoff on your own property or direct to moporry Lu...E...--.).1 • .IC1 Pr . ' an adequate drainage facility. Don't increase runoff into adjacent properties. ke44,.... . . . ...General ',Ian. Land Use Element:.:-Development 6. Reduce soil erosion by minimizing discing, :Standards Hillside Protection ':", li,Li,.important using hydro seeding, and finished landscaping. to ....proviek--:.:safe residential development 'While: Deeper rooted landscaping may help control the erosion Avoid excessive grading. No grading is prgorying: the; . natural features, :environmental allowed within ten feet of the property line. ihteg4ty,.antscente,c110064.61-M-e.hills..!':(LU.;.V: : Los Altos Hills Municipal Code Sections 10-2.407, 10-2.502, and 10-2.702 (e) 261Page w ' • • . ., . r . , «. 1.9 iM• i•Y�� • �Ra . ♦ . �Vv�� x ♦ • .• , F r 1.. I . . ' r. ,yf f � � .fir/' 7�;..I i- � F 1.-._ r��: .E _ ,t' ,'L c..p1, .. ! C-I J. y- �,�;�' .,,� -�,,,-)•yam ,�" l'.` w l..l I ; T '1- f 1)) 4 jf :� � !✓I) 11(-rw w u '. _fi, r -i�I'_^`z 1 11 xi 14_ `-'T'� . cis` - !-��S�v> ! ® itvai, ..;i ii'ii 1JlkTX 61\7.7 I ` 1]'(i! ,�Qc� ' • Philosophy 13. Design for livability 1. Plan for adequate outdoor living when planning your total development area. Cluster structures to maximize open space. Desirable. t51 r;•ry b ,, _ �� Pam;: , i': 'i tl` 1! 7 . �,Pira. 1 r j .K,a il cirri. • n = - 2. Make landscaping an integral part of your site plan. Existing mature landscaping should be maintained and integrated with newlandscape screening. 3. Plan for the required four (4) off-street parking spaces and adequate space for the fire truck turnaround. Los Altos Hills Municipal Code Section 8-8.08 (4714.2) and 10-1.601 27IPage l c?_,iA) ',.!K-1,LLD.+�. �Ai:r'jiill It�P i.,, t('eYi.;i iP ��_A:C� - ��- `,'L�^ '. itcRdl?11_r 1I 1T-1'1 �cv. 1 ti� A G U � !,� 1- c, 1' - Y , i t•; • 1 � I � � � i_I•!r :E a •:�t ((� lig Lt.l•:=a�=lu.kr; l�xa: . ti Philosophy Dslr bla C. Design to be neighbor friendly' f' J.1iISt ia'4: • 4' _••i A- _ 1. Respect your neighbor's privacy and views. Avoid locating your l ""` ` �'` house too close to your neighborsor their private outdoor or indoor lass Desirably ^ living areas. Landscape in such a way to minimize obstructing off 1,_ I„" "1' site views. i-:�:a �' r .riv '1, 1 1 40;614- . :d. ,4s.. .,. .7 .•_,_ ., Oesl,able / f + 2. Observethesystem standards and DRIVEWAY' s �i 4`" S �t Town pathway Y. \.,c1,�,itk,. ordinances. When driveway entrances cross pathways, the ..—_—_,...---.-1,•,,.,..._!;-•__/ driveway surface must be "non-slip" and be maintained to i 14011-NP.61.ft.A4 PA7NwAY Town standards. y .�-:.�.. ^ Desirable Less Desirable 11.0.647, ,e; Zr�. f(f•:' Alk,;,.-. • :....iig s{.,'C'i . ;/ l'.�i`r�1 rftiall)P.--l 11i t4 --- 3. Place exterior lights carefully to prevent light from shining into neighboring a4 rr�,{��, l ,I,V•r 'li4�� N� �,•- houses ("spill" lights). Uplights are generally not allowed. The light source I IS'tit, ! • �• r , t,lr, '^ , must not be visible from off site. High intensity discharge lighting, such as . a t-,r;ti f `r • - r 'z-Wx1 mercury vapor,.sodium,'and metal halide lights are prohibited. .yrs. ; ttl'...-1),' - . Los Altos Hills Municipal Code Section 10-2.605 and 10-2.1005 28IPage s 1. ,�, ! l':' \:4;"1:1 ! e .r{ i ,f. •! e, ;� ", c r r. i \✓' (� '. ter' (id(,f',,-'! a`;'.� f!121-; } `t� it ll i l i Nit t P„111} jl lr` +I t>'v,)::1 J(. .=i i1�.81 j Gi:'-i ii. i f) 'YV 1 ,C..� '11 �� fi > :,��. r:U�1.r ":a 1':� h�. • f 11. f ��_� � ,�"` f I [ -'� .�)i A.h.��fa lfLCr{, ��,_�'•�:�:'`. �., �. '�;f I• �� n, � 4. Locate all noise producing equipment, such as pool pumps and ac units outsiderequired setbacks. All equipment shall comply with the Town's noise ordinance. Dariirable Less Desirable y. : L'Ae".. -0 1 - '' ,41/Afiffik 'f POOL Sjre ',11,15w....----'.,r•r� i �,, MSM , �1,.;..J� I `1 f{ ' *P :":„, ,---nw. 1-'1'4 i'' ' 4,11/40:.. \i. ito vf.,220-.• 1 ) '''':'; ,,,,./.--1._---------, „morn- 001,.. Ili .......---s i..)1..1 --- ' A._ S8.a1:11.$.: Ift-, 6. .. . . \ / 4. :bLrPT1 +JT jr ,.✓ r''.; ,. /: 11----' ..e It, (j Los Altos Hills Municipal Code Section 5-2.02 29IPag.e . . , ...j Appeals Any party dissatisfied with a decision of an administrative body may appeal that decisionto the next Los Altos Hills Municipal Code higher body. Staff decisions are appealed to the Planning Commission, Planning Commission Section 10-1.1002 decisions are appealed to the Council. Average Slope Average slope describes the steepness of a lot and 'is important for determining how much Los Altos Hills Municipal Code development will be allowed. Lots with average slope exceeding 10% have greater restrictions Section 10-1.202 regarding amount of development permitted. Basement A basement is space partly or wholly underground. Under some circumstancesit may not be.. Los Altos Hills Municipal Code counted as floor area. Section 10-1.202 Building Circle. For a new lot to be created, it-must be able to contain within its net area a circle of 160' in diameter. Los Altos Hills Municipal Code This is called the building circle. The ultimate building site does not necessarily have. to be inthe Section 9-1.603(a) ' 'circle, but there must be a`buildable site in the building circle that is accessible by a driveway. Conditional Development Permit A conditional development permit (CDP) is a permit with special conditions to mitigate problems on Los Altos Hills Municipal Code substandard or severely constrained lotsgranted by the Planning Commission or the City Council. Section 10-1.007(3) Among those lots that require CDP's are those that have a lot unit factor (LUF) less than 0.5 and some lots constrained by habitation setback for geologic hazard or noise. Conditional Use.Permit ' A conditional use permit (CUP) is a permit granted-by the Planning Commission or City Council for a Los Alts.Hills Municipal Code 'use. other than residential use. Other uses, as specified in the codes, may be permitted with Section 10-1.1007(1) conditions. Development Area Development area is the total floor area plus the total area of land covered by structures and Los Altos Hills Municipal code hardscape not included in floor.area. Areas exempted from being counted as development area are. Section I0-1.502 described in code section 10-1.502. The maximum development area (MDA) is the largest amount of development area allowed on the lot. It is a function of the net acreage and average slope (steepness) of the site. Some lots may be so constrained that they may never be able to use their full MDA. • Findings Findings are a set of circumstances which will make the granting of special privilege such as a variance, a CUP, or a CDP acceptable under the law. 30,IPage Floor Area • Floor area is the sum of the area of all floors including the garage and any attic (or similar space) Los Altos Hills Municipal Code which exceeds seven feet. In addition, any areas over 17 feet from floor to ceiling count double. Section 10-1.503 Some basements are exempt from being counted as floor area (see definition of basement). The maximum floor area (MFA) allowed depends onboth the net acreage and slope of the lot.. Because floor area is part of development area, the greater the floor area the less development area available outside. Hardscape Hardscape includes all artificially produced impervious and semi-permeable surfaces, such as concrete,.asphalt, pools, sports courts, permeable pavers, permeable concrete, grasscrete pavers, artificial turf, and wooden decks. Height of a Structure The height of a structure is the distance from natural or finished grade (whichever is lower)to the Los Altos Hills Municipal Code top of the structure. The maximum height allowed for any vertical section of a.structure is 27 feet, Section 10-1.504 and 35 feet measured between the lowest natural grade elevation of the structure along the building line and the highest elevation of the roof of the structure, including appurtenances. An increased vertical building height of up to 32' may be allowed with increased setbacks. Heritage Oak A heritage oak is an oak tree with a diameter of 12" or more when measured at least four feet Los Altos Hills Municipal Code above the root crown. Section 12-2.101 Human Habitation Setback A human habitation setback (HHS) is an area of a lot on which no habitable structure may be placed because of a seismic hazard. Such setbacks are typically 25 feet on either side of a fault line. Lot Unit A lot unit is the minimum acreage required for a lot with a given slope. A three acre parcel will contain three lot units if its slope is 10% or less, two lot units if its slope is 25%, but only one lot with slope of 42%. . Lot Unit Factor The lot unit factor (LUF) is the number of lot units in a given parcel. Some lots with a LUF less than Los Altos Hills Municipal Code one were created early in the Town's history. These lots are considered non-conforming and their Section 10-1.202 development is restricted accordingly. Lots with LUF less than one may not be created today. MDA Maximum development area (see development area). Los Altos Hills Municipal Code Section 10-1.502 MFA Maximum floor area (see floor area). Los Altos Hills Municipal Code Section 10-1.503 - 31IPage • Net Area of Lot The net area of a lot is equal to the gross area less panhandles and all public and private easements - Los Altos Hills Municipal Code for vehicular access within the parcel. Section 10-1.202 • Non-Conforming Lot An existing lot that does not meet the Town's current standards is considered non-conforming. Los Altos Hills Municipal Code Among the reasons a lot may non-conforming are: a LUF less than one or a lot unable to hold a 160' Section 10-1.1007(3) diameter building circle. Off Road Paths A major recreation amenity of the Town is our off road pathway system. Paths usually run along Los Altos Hills Municipal.Code easements located on the property lines of many parcels. Section 10=1.202 On Road Paths Pathways that run along or within a road right of way are call on-road paths. Los Altos Hills Municipal Code Section 10-1.202 • Open Space Easement Open space easements exist to protect the land and such natural features as slopes over 30%, oak tree coverage, and creeks. There may be additional restrictions depending on the nature of the easement. Ridgeline • Lots deemed to be on a ridgeline may be subject to 'design restrictions aimedat making the Los Altos Hills Municipal Code structures less conspicuous. Section 10-2.702(b) Road Right of Way The full width of the road is the road right of way. Usually only a portion of it is paved. Secondary Unit A secondary unit is an attached or detached dwelling unit which has facilities for eating, sleeping, Los Altos Hills Municipal Code cooking, and sanitation located on the same parcel as the primary unit. A secondary unit may not Section 10-1.702(I) exceed 1,000 square feet in floor area. No more than one secondary unit is allowed per parcel. One net acre is required. Setback The setback is a line defining an area adjacent to the property line in which no structures may be Los Altos Hills Municipal Code built. There is a 30 foot setback for the rear and side property lines and a 40 foot setback for the front. Section 10-1.505 Site Analysis Site analysis is a.process by which a homeowner meets with staff before development plans have progressed substantially to learn about potential constraints, design considerations, and general guidelines in designing a home. Variance • • A.variance is an exemption to a law or standard granted to resolve a difficulty or inequity (not of the Los Altos Hills Municipal Code applicant's own making) which may result from exceptional circumstances of a property. . Section 10-1.1007(2) • 321Page • A. E. H. Access- 25 Earthquake Faults- 25. Hardscape- 31 Appeals- 30 Easements (open space)- 5, 13, 32 Hazards (fire)- 24 Average Slope (steepness)- 6, 30 Eaves- 20 Hazards (geotechnical)- 25 Emergency Vehicles- 25 Height- 5, 22, 31 a. Entrances- 15, 28 Heritage Oaks- 5, 13, 31 Basements- 5,23,30 Entry (columns,,gates, porticos)- 16 Hilltops- 17 Building Circle- 30 Environmental Design & Protection Committee- 33 Human Habitation Setbacks- 31 Bulk- 19-23 Hydro Seeding- 26 F. C. Faults, Earthquakes- 25 I. Chaparral- 12 Fences- 15, 16 Indigenous Grasses- 12 Colors- 15, 21. Fill- 20. Conditional Development Permit- 30 Fire Safety- 24 L. Conservation Easement- 5 Floor Area - 6, 31 Landscape - 12, 24, 27, 28 Contour of Land- 11,14 Foundations - 17 Landscaping- 11, 17, 19, 24, 26, 27 Creeks-5, 12 Landscape (fire resistant)- 24, Lights (spill)- 28 D. Lights (exterior)- 28 Debris Flow- 25 G. Living Area (indoor)- 28 Deck- 31 Grading- 5, 14, 26 Living Area (outdoor)- 27, Development Checklist- 8-10 Green Building-5, 18, 21 Lot (sloping) - 17, 26 Development Area- 6, 28, 30 Lot (non-conforming)- 32 Discing- 26 Lot Unit- 31 Drainage- 12, 26 Lot Unit'Factor- 31 Driveways- 14, 28 Lot (minimum)- 5 331Pag.e M. Planning Commission- 30 Sprinkler System (fire)- 24 Mass, Massing- 19, 22 Site Development Review Process -7 Steeper Lots-.6 Master Path Plan- 13 Pool Pump- 29 Stepped Down- 17 Materials- 21, 24 Privacy- 28 Stilts- 17 Maximum Development Area- 6, 31, 32 Property Line- 5, 26 Story (three story)- 5, 17, 22, 23 Maximum Floor Area -6, 31 . .- Swales (drainage)- 12 Mitigate- 19, 20, 22 R. Ridgelines- 17 T. N. Riparian Habitat- 12 Terrain (hill)- 11, 17 Neighbor Friendly- 2 Road Right of Way- 32 Terrain (compatibility with)- 11, 17 Net Area (acreage)- 6, 32 Roof(class A)- 24 Turnaround (fire truck)- 25, 27 Noise- 29 Rooflines- 19 Non-Conforming Lot- 3 Runoff- 26 U. Non Reflective Materials- 15 Underground- 23 Non Slip Surface- 28 S. Safety- 24 V. 0. .. .. Screening- 19, 27 Variance- 32 Oaks- 5, 12, 13, 31 Secondary Dwelling Unit- 32 Vegetation- 12, 19 Off Road Path- 32 Setback- 5, 19, 29, 32 View(s)- 18 On Road Path- 32 Setback (human habitation)- 31 Open, Openness- 11, 13 .. Site (sloping)- 17 . .. W. . Open Space Easement- 5, 13, 32 Site Analysis- 32 Walls- 20, 22 Orchards- 3,12 Siting- 19 Slides (land)- 25 Z. P. Slope Density- 6 Zoning- 5 Parking (off street)- 5, 27 . Slope (average)- 6, 30 Pathway- 5, 13, 28 Slope (driveway)- 14 Patio- 20 Soil Erosion- 26 34.I.Page ATTACHMENT 7 CONDITIONAL DEVELOPMENT PERMIT FINDINGS14.1 c.sj Mora Drive 331-15-062 (LOT 3) ,c Cc Average Slope= 25.6 C71 CI Lot Unit Factor= .26 MFA allowed = 2640sf Floor Area = 2506sf 1. The site for the proposed development is adequate in size, shape, and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces,parking, landscaping, walls, and fences, and other such features as may be required by this chapter. The site is gently sloping off Mora Drive. It is located in a neighborhood composed primarily of existing homes on non-conforming lots. Recognizing that no development could occur in strict conformance with the side yard setback requirements a variance is requested as a part of this application. The proposed development complies with the floor area and development area maximums and is in keeping with the development intensity of the neighborhood. 2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape, and topography of the site and in relation to the surrounding neighborhood. This area of Mora Drive consists of a mix of one, two and three story homes of varying age and styles. Lots in the area are generally less than one acre and have non- conforming setbacks. A narrow home has been proposed to conform with the shape of the lot. A 20' setback has been provided to the south side yard,which abuts lot of common ownership. A 20' building setback and 10' parking setback has been provided at the south side, which abuts a property of common ownership. Other homes in the area have similar setbacks and site constraints. The proposed home would include 2,506 sq.ft. of floor area with a basement of 1,915sq.ft. of habitable area and 670 sq.ft. of garage. Hence,the overall size of the home is consistent with the size allowed on conforming lots, but the visible above grade portion of the home is consistent with the MFA of older homes in the neighborhood which have not yet been redeveloped,but can reasonably be expected to be redeveloped or expanded in the future to maximize square footage. The proposed residence is a single story home to reduce mass and height. The home steps down to follow the gently sloping topography. Low slope roof have been used to 1 further limit overall height. A partially vegetated roof has been proposed at the rear to further reduce visual impact. The houses have been designed in a modern style home with clean lines and natural materials. The textures and massing of the building reduces the bulk and adds visual interest to the facades. The materials proposed for the residence are of high quality and similar to other newer homes in the neighborhood. The architecture will fit and compliment the variety of house styles in the neighborhood today and in the future. 3. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. Existing trees will primarily be preserved.No tree will be removed that provides screening from neighboring properties. Existing trees and shrubs will be supplemented by new landscaping to afford additional screening of the residence, and blend the site into the natural environment. Grading cuts are limited to those necessary for access and use of the site. The 40 foot front setback (plus an additional 5' dedication•required by the Town) is larger than the front yard setbacks for a majority of homes in the neighborhood and provides an open rural feel. The retained trees to the rear of the house with preserve the forested aspect to the east. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development Ordinance. A side yard setback variance has been requested to accommodate the residence, but it is in keeping with the Site Development Ordinance and is similar to other homes in the neighborhood. The side development authority has the power to approve the proposed driveway location within 10' of the side property line. 2 Summary of CDP Approvals with/without Variances in LAH since 2004 Address Date Net Lot Type of MFA/ Dwelling Developed Area Floor Variance Granted? Approved Size/LUF Project MDA Area incl. Area Sq.ft. garage Ratio 10435 July 2004 .766 acres Addition 4,820 3,411 sq.ft. 7,876 sq.ft. Variance for 2 parking spaces in Berkshire .482 LUF 6,920 71% of MFA (nonconforming) .102 setback 114% of MDA 13341 August .981 acres New 4,550 4,468 sq.ft. 6,621 sq.ft. .105 No variance Wildcrest 2004 .455 LUF residence 6,650 98% of MFA 99% of MDA 25701 March .381 acres New 3,300 3,267 sq.ft. 5,356 sq.ft. Variance for parking in the side Deerfield 2005/ .33 LUF Residence/ 5,400 99% of MFA 99% of MDA .197 yard setback February Pool 2014 13303 August 1.817 Addition 3,690 3,570 sq.ft. 6,896 sq.ft. Variance for 2 reduced size Wildcrest 2005 acres 5,790 97% of MFA (nonconforming) .045 garage spaces and to exceed .369 LUF 119% of MDA MDA 12380 February .491 acres New 4,910 4,360 sq.ft. 7,010 sq.ft. Variance for chimney in setback Hilltop 2006 .491 LUF residence 7,010 89% of MFA 100% of MDA .204 and pool 12390 June 2006 .498 acres New 4,980 4,978 sq.ft. 7,080 sq.ft. .229 Variance for 1 parking space,bay Hilltop .498 LUF residence 7,080 100%of MFA 100% of MDA windows and chimney in setback 24624 March 2007 .482 acres Major 4,250 4,060 sq.ft. 7,576 sq.ft. Variance for 2 parking spaces and Summerhill .425 LUF remodel 6,350 95% of MFA (nonconforming) trash enclosure in setback resulting in 119% of MDA .193 new residence 25875 June 2007 .461 acres Major 4,490 4,100 sq.ft. 6,399 sq.ft. .204 Variance for 2 reduced size Estacada .449 LUF addition 6,590 91% of MFA 97% of MDA parking spaces in setback 14555 September .462 acres Addition and 4,550 4,542 sq.ft. 5,582 sq.ft. .226 Variance for 1 parking space in De Bell 2008 .455 acres remodel 6,650 100% of MFA 84% of MDA setback �y 13310 November .79 acres New 3,973 3,950 sq.ft. 6,008 sq.ft. .115 No variance y East Sunset 2009 .4 LUF residence 6,073 99% of MFA 99% of MDA 27361 February .4275 New 4,830 3,450 sq.ft. 6,927 sq.ft. No variance Moody 2011 acres residence 6,930 71% of MFA 100% of MDA .185 x .4275 LUF m 00 Summary of CDP Approvals with/without Variances in LAH since 2004 — Page 2 Address Date Net Lot Type of MFA/ Dwelling Developed Area Floor Variance Granted? Approved Size/LUF Project MDA Area incl. Area Sq.ft. garage Ratio 13500 June 2011 .4275 Sunroom 4,275 3,462 sq.ft. 5,222 sq.ft. No variance Fremont acres 6,375 81% of MFA 82% of MDA .186 .4275 LUF . 27911 June 2014 1.007 Addition 4,560 4,144 sq.ft. 9,647 sq.ft. No variance Via acres 6,660 91%of MFA (nonconforming) .094 Ventana .456 LUF 145% of MDA 27299 November 1.239 Addition 4,000 3,899 sq.ft. 6,539 sq.ft. Variance to allow for 20 foot side Byrne Park 2014 acres 6,600 . 97% of MFA 99% of MDA .072 yard setback for addition .40 LUF 14696 November .471 acres Addition 4,530 4,343 sq.ft. 6,469 sq.ft. Variance for up to 12 foot Manuella 2014 .453 LUF 6,630 96% of MFA 97% of MDA .212 encroachment into side yard setback for addition 25608 May 2015 .359 acres New 3,590 3,000 sq.ft. 5,280 sq.ft. .192 Variance for open parking and Deerfield .359 LUF residence 5,690 84%of MFA 93% of MDA back-up area in side yard setback 25711 July 2015 .498 acres Addition 4,510 4,464 sq.ft. 6,437 sq.ft. .206 Variance for open parking in the Deerfield .451 LUF 6,610 99% of MFA 97% of MDA front setback 25531 August .273 acres Addition 2,730 2,728 sq.ft. 3,423 sq.ft. Variances for 29 foot front yard Fremont 2015 .273 LUF 4,830 100% of MFA 71% of MDA .229 and 12 foot side yard building setbacks, open parking in the front and side yard and obstructed parking 26691 October .528 acres New 5,000 3,420 sq.ft. 5,101 sq.ft. Variances for 14 foot front and Moody 2015 .514 LUF residence 7,500 68% of MFA 68% of MDA .149 rear yard building setbacks, open (Not a (replaced parking in the front yard and CDP lot) existing obstructed parking home) 25541 April 2016 .30 acres Addition 3,046 3,281 sq.ft. 5,023 sq.ft. .251 Variance to exceed MFA and for Fremont .30 LUF 5,146 108% of MFA 98% of MDA a 3 foot encroachment into the front setback for addition 13531 May 2016 .347 acres New 3,470 2,986 sq.ft. 5,337 sq.ft. .197 Variance for open parking in rear Burke .347 LUF residence 5,570 86% of MFA 96% of MDA yard setback I_=lr-N I r 1111 ATTACHMENT 9 TOWN OF LOS ALTOS HILLS Resubmittal of Variance Findings for Request a Variance for Side-yard Setbacks Los Altos Hills Municipal Code §10-1.1007(2) October 5, 2015 Mora Drive APN No. 331-15-062 Lot 3 Los Altos Hills Municipal Code §10-1.505(c)(3) - 30' side-yard setback required Los Altos Hills Municipal Code §10-2.407 - 10' grading setback Los Altos Hills Municipal Code §10-2.1102—(h)' driveway location and construction • The proposed building side-yard setbacks are 10' at the north side, and 20' at the south side. Proposed grading set back is 5' at the north side and 2' at the south side. 1. That, because of exceptional or extraordinary circumstances applicable to the subject property, including size, shape,topography,location or surroundings,the strict application of the provisions of this title is found to deprive such property of privileges enjoyed by other properties in the vicinity and under identical zoning classification; The subject legal parcel is exceptional compared to other parcels in the area because it smaller and narrower, approximately 0.40 acres and 62.5' in width. a. Strict application of the 30' setback would yield a buildable area less than 2.5' wide,making the parcel unbuildable. The proposed building width of 34'-5" (plus 3'-0 for required basement light wells) allows for a house that is two rooms across along with an access corridor. The garage is set at basement level accessed from the side of the house to further reduce frontage requirements and maximize setbacks. All other properties in the vicinity are zoned R-A, like the subject parcel, and virtually all of those properties are improved with single family homes. b. The property is gently sloped on its front portion but steepens to a canyon in the rear. The proposed residence is located on the gently sloped portion of the parcel. This steeper area is being offered by the applicant as a conservation easement to provide a community benefit. The home on the subject property is also set toward the front so that it can meet the applicable fire codes, since the parcel does not have sufficient width to accommodate a fire truck turnaround. 1 c. Neighboring properties enjoy the benefit of reduced side setbacks as well. The majority of the homes in the neighbors have non-conforming lots in lot size or setbacks. Numerous homes have side setbacks of under 10'. The attached Building Setback Neighborhood Map shows surrounding homes with visible non-conforming building setbacks. Through this variance, we seek to enjoy the same privilege. d. Strict application of the grading setback would not allow for a driveway turn around on the south side, and no grading adjacent to the home on the south side. Grading on the south side is between properties in common ownership. Grading to the south side is required for light and ventilation of habitable rooms, as the home is set deep into the hillside to conform to basement regulations and minimize bulk and height. e. Neighboring properties enjoy the benefit of reduced grading setbacks as well The majority of the homes in the neighborhood have grading within the setback limitations. The attached Grading Setback Neighborhood Map shows surrounding properties with visible grading setbacks. Through this variance,we seek to enjoy the same privilege. 2. That upon the granting of the variance, the intent and purpose of the applicable sections of this title will still be served and the recipient of the variance will not be granted special privileges not enjoyed by other surrounding property owners; The intent of the 30' setback is to provide a reasonable buffer between large homes. The requested variance would satisfy the intent of the ordinance by reference to the parcels surrounding the subject parcel: a. The north side neighboring property is approximately 45' from the property line. It has a two story façade facing the home which consists of a garage below and what appears to be a secondary unit above. The proposed distance between the proposed structure and the garage/rental unit totals approximately 55'. b. Screening trees have been proposed on the north side to augment the screening afforded by the three large pine trees between the homes. c. The subject property has a lot in common ownership to the south. d. The property has significant tree coverage that restricts visibility from surrounding parcels. e. The properties to the east and west are largely blocked from a view of a home on the subject property by a number trees. The property to the south has the primary view of the proposed home. f. The residence has been limited to one story to minimize the visual impact on the neighboring properties. g. The proposed structure steps down to follow the grade of the lot and to retain the natural contours of the terrain. 2 h. A partially vegetated roof has been proposed on the lower roof to mitigate the density of the proposal. i. A deed restriction is proposed for the parcel to limit future development to one story in height. j. The proposed home would include 2,520 sq.ft. of floor area with a basement of 1,885 sq.ft. of habitable area and 698 sq.ft. of garage. Hence,the overall size of the home is consistent with the size allowed on conforming lots, but the visible above grade portion of the home is consistent with the MFA of older homes in the neighborhood which have not yet been redeveloped, but can reasonably be expected to be redeveloped or expanded in the future to maximize square footage. 3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district; The variances sought will not be detrimental to the public welfare nor injurious to the property, improvements or uses within the immediate vicinity. Most homes in the neighborhood do not meet the setback standards set by the town, including many with side yards setbacks of 10' or less. There is no indication that any of the occupants of those homes suffer any ill-effects from having their homes a substantially smaller distance from each other. Grading setbacks of less than 2' are also common. Occupants of homes in other places are separated by even less than 40' from their neighbor's homes, again with no known ill-effects. 4. That the variance will not authorize a use or activity which is not otherwise expressly authorized by the zoning district regulations governing the parcel or property. The use for which the variances are sought is a primary dwelling, an expressly permitted use in the R-A zone applicable to the subject property(§10-1.701(a)). 3 • :, I I"'. , • ,;v ;cm-. .�. :71)..::\..is'ideSotby�G ,� f'rt zlr� N ` t• �Axsr1 ' p�, 4'1� • to), ME3/ :i. c 1. l >.` r, . �••r.4� h,rr • •5r '%1� ; Y.r. Y�, 2e '••?, t .r... OLAe �', •-. ' ..t' !r�'- ----4=�r4.:Y;'S'�� •.".c ,►1,04 .ti o� 19�� ._.. yy'r�c:,�' It„ 'Q�x • � , - ,. r�` ..n .J - W 'tf 1.r `, • w `±_Side SetbaG � 4 i10490 .r 'ik. 10320 z1�` '�., ,i` aly4. �1 / r \'' .. .. ix S- p3 , I ,a :0 7 _ �a �- .9'-t. Side S!rtback - ' 4�... l'dtiJ,. o�M-ems -. 2� tip.,` G�( l `13 .N ]$•�,,yy • IN 0. X03 r $-Eil .i.. ',a ..Lm -- �'t ,[.r. Tw ‘A� a • 1y - • . Q�' '�h'•^ ' 26 27 •3 4 . .. 'j/t i4.:.1'• r'••,- • s -"`, •S'±Side Setback -l; `' " ',.... N= / A. t • . a K '\�, b 'IT.'' -5\ IA b. "°.s.ZERR�Ivl ti„` �1 j "'' r t, s , , I 12 0 r t 's y i If!/ . ire.,,. '¢ ..'}r r • ?z r �% I a 'ill=mil'i. ` •..' _'� a /6L ��„ • ,n>o . kR.py `f' 1 » �.I�II(I! '� • 10831 ,,;ate •».a;= r- .+ '9. J `' >. _..... ....------"-)7 ,.o:wc. �,,, ,• ‘.7.1,780.,‘.., o., ,'4' 10898 * ' ^7�r� 10691 ,�., ,.z•'°, cr• 4T w d- � 1J I • 9 :I:. -1 --4- ” " P 10810 t" 4 `°S • F,, .a r" ''^ ', ` x.16 • 146 , • 0'±Side Q9 frPP'`� • \ bF` .''# �:.e" o.i•,w` , ° 11000 M., >.,1( >•'• , 11�fR Ilpp ,130 :Setback 18 f�, ` , `�' •'° ; �'`ry';A"N ".5 n .,p, 11030 ...a c ,.. -kw 0. ›.) " �+ i. SUBJECT "t w^M�:F r?+ : t� RPS TRA.T NO. 10 i+T., 1 '` • PROPERTY • \' `\ .C. 19°9°If•8'-i=Side Setb ck,`�ffi ' L'. •fi'�Y :.•�✓ V •M _ ,�' •�„•• .1n .113T �, NON BUILDABLE c. s `;, 1 r' , %�'''.c ', 1[ u i. ' ,:w4` tt':`:tt. i ` •--. 1_ •12 ±Side Set:=C'' ACCESS ROAD LOT • 1 ,',•► ,c. ' (+� „.• f.,,,,,>.,.L. nii •Lh. ' -� 1 "3111 •.r'-!' 1 t_ I '!"II • , Side Sethai:k BUILDING SETBACK N '` ` ; '�^ ; "�� ANALYSIS s'� E 1.4 y� •f1 , _�'• , Mr,N mss, , ' 4,v 4 .�' ,�^,nr ,t. ac, .�s :.-.a 1.�� 41' 0 G i#;-r A, • , rj'�JN.t. 36 - ' -'1f.r1 ,r...r 1.,i- : 1`A e� • j� t s " ,. "vim 0P ;, % Lova i. 31 4 r..c m7 -� �3 ^�tTc r? ,yet Y ••,:.>. . �q '• :ry - ' a a• , •0'Front Setback for I ••3 '� 14 i yea f __ ?,� sue r *' X0'41%Ati �"'' •0'FrohtSetback for A. Uncovered Packing • - f . 5 SC-,' Nt ... a? .. i ov ,+�, R` Uncovered Parking �•' • Z gO�r v 10320 sa g1 • 71 • ' .% r t 7j51 t+`,,, 4•* .''it -- 'a�q J•''; 10490 ki • • ca,''f ,/.i? • 1 .r / .. .. •5'Front Setback for ,��a o � . s Uncovered Parking r Ii , �'.' . _ ::.,,4 a.:+�!ar •1_1. , �/ i , ;yaw.. •a' 10451 + ' + 10290 ' i _ --c—�1 ��'�~ tf 10315 1 4:, •✓ w^ o9rP'` �'?a Ft' 8 �- - I'° + a` :„ . ' r NBAR • ••AD •)-2_..134 10977 I 1.4 r�6� ,,:� ,..s• • ..e' ti c tisc+ ,. �, �g210931 e •�",, '�' 44- 14 a i I r �, •+`'�• jt • 0 ...�' •; .Mt' •� :1: 2.^ `,`'6 w1.007J1C. •5'Side Setback for 4.) /1...:„ �o L•- I_ ,,, L Covered Parking , . . „-• a+,. rn° R 0.s,,. • taa r �' ,. LI T 1. .. - � �t X25. 2a .r' t.07 AC. if 7 - , 1 f s=i y r ti r. 10691 in., f1 :•.1.f �i I' ' +,0 \. � a 10868 ,c)-:2`) �.' E l~l 1 • �? IA'r ,,,e4'.1/ �'r.4 10775 • ” rs • t 9 > r,'' 1i ' y,*, 10810 _ \ `-° 5 .- r' .'.ijjjft i 'r ti t bQ`P `o<I(l U�I I !IlIIfli1pN., t 1 •.. 7"."`"V`-1 -1,,, 10776 a coT .r+.' 11030 "" r1•�,• , o„,,. �= 1.4•67 M Gla., •0• /�� \�r t ♦( r •' { 12 �r1 ,'�r *" a + ,,�0 n4 /1/,' Z$ ''''';4";•:.{41‘t �., q'' z`.M.,;1`,�J' SUBJECT /,ii' F. �� P•+5 TRACT NO. 10 ~ v 13 1' '';`..s.'4':' iy,; PROPERTY �' ;.- •s'Side Setback for JO MORA RANCH \ Uncovered Parking. PARKING SETBACK yit N \ r, ,r . ANALYSIS L , •.. !r ',; r x •`'"• r" " '�- A S r� f . .f t , , _ i' 0'-5' SETBACK ' ' ;, ,,,...'3;: f...:,� ,�,�_ 6'-10' SETBACK .—.0.I , :w .. f ~� y No Space for � �_, `.!. •No Space for 5'S,dr`Mhaik for 11'-20' SETBACK p -4 + Uncovered Parking 'b. Ylr. (-,��,,,redP;•l-ing Uncovered Parking r MAY 222015 TOWN OF LOS ALTOS HIL;S Neighborhood Grading Setback Analysis i, ; �' LEGEND V Grading Within 10 ft± rit .---Y„00 Js/ / - of Property Line J ti j 18�,s 4�,i � ® Grading Within 2 ftt �/1 I" al^ :1 of Property Line et 0 Z ; 0 0AS 10VAh (414.7" n�� r Grading setbacks determined by Los Altos 10 r- !0 Hills standards and Include parking areas, Lt 898 �, pools,tennis courts,retaining walls,cut �'`A ,� r .�C � a ' and fill,etc. 183!0 , 'TQ`` 0 91 �,• ,�B�J 08oR f Clara Distances maps,aera don photographs and/orunty of a r t • ti4 �' 1p8�� physical observations.Distances are ap- ;� 40 `- f proximate. Due to tree cover and Inaccessi- �.. O `,. D7QS bllity,many setbacks were not available for '* 1 U�90 N. •:..n.... , 10810 '..,"�*;;., 1 evaluation. 3� .ip 4 ♦ • 10776 10696 IA 1 , 9 �� C.) li' 10691 10/55 SUBJECT c ��8p o PROPERTY o 10701 Mora Private Drive UN IN COR PnRATr T Resubmittal,May 20,2015 MAY 222015 Neighborhood Building Setback Analysis ;ELlt...-".-r...-...4,11 ✓per 4s pp "1,,.‘.0'9 �� v. iit ��'-.^ O Q�� = f�69 fit.. �pLA'� 1oa� rte- I • 0 23 -Ios ��% 0 91 o " ,9 10380 ' (19 i (,/ 4� u lob 1` LEGEND O At~ f �` ��' 4p ❑ Setbacks between 10 and 20 ft± 4.° '� 1 ''� IO �� +'f 10810 ® Setbacks less than 10 ft.t 11 10 O� Approx.location of setback 1 Setbacks determined by Los Altos Hills 1 1 077 6 10696 standards.Setbacks Include overhangs, ��• . w �� •11. ! architectural projections,etc. O t Distances are based on County of Santa ., ---''' ` Clara maps and aerial photographs as well 10691 10/5S as physical observations.Actual distances SUBaECT • may vary.Due to tree cover and Inaccessl- ��J80 PROPERTY bllity,not all setbacks were evaluated. 10274 f 0 k * 10701 Mor Pr v to �I":t_ UNINCORPOR*TrO