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HomeMy WebLinkAbout3.1 ITEM 3.1 TOWN OF LOS ALTOS HILLS July 7, 2016 Staff Report to the Planning Commission SUBJECT: CONDITIONAL DEVELOPMENT AND SITE DEVELOPMENT PERMITS FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT; LANDS OF WILDCREST PROPPERTIES LLC; 13335 WILDCREST DRIVE; FILE#54-16- ZP-SD-GD-CUP FROM: Genevieve Fernandez, Assistant Planner APPROVED: Suzanne Avila,AICP,Planning Director RECOMMENDATION: That the Planning Commission: 1. Make the Conditional Development Permit findings in Attachment 1, and approve the project as proposed, subject to the conditions in Attachment 2; or 2. Make the required findings and approve the project with modified conditions. BACKGROUND The subject property is a 1.098 acre parcel accessed from an easement on the south side of Wildcrest Drive interests with Robleda Road, just south of Chaplin Road. The property has an existing,single story residence.The existing two bedroom residence was built in 1956.The subject property also has a wood deck, carport, and shed. All existing structures are proposed to be removed. The project complies with Fast Track criteria, however, a Conditional Development Permit is required since the property has a lot unit factor(LUF) of 0.50 or less (.44). CODE REQUIREMENTS As required by Section 10-1.1007 of the Zoning Ordinance, this application for an addition has been forwarded to the Planning Commission for review and approval.A Conditional Development Permit is required since the property has a lot unit factor(LUF)of 0.50 or less. Pursuant to Section 10-1.1007 (3) of the Zoning Ordinance, in reviewing a Conditional Development Permit application the Planning Commission determines whether the proposed development meets the standards of the Town by considering evidence in support of the findings for approval(Attachment 1). Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 2 of 13 DISCUSSION Site Data: Gross Lot Area: 1.098 acres Net Lot Area: 1.008 acres Average Slope: 36.3% Lot Unit Factor: .44 Floor Area and Development Area (square feet): Area Maximum Existing. Proposed Increase Remaining Development 7,000* 6,619 6,864 245 136 Floor 4,400 2,853 4,383 1,530 17 *includes 500 square foot bonus for roof mounted solar SITE AND ARCHITECTURE The applicant is requesting approval of Conditional Development and Site Development Permit to construct a 4,383 square foot, two story residence with a main level totaling 2,988 square feet, an upper level totaling 649 square feet and a basement totaling 1,467 square feet. The main floor of the residence is inclusive of a two bedrooms,office,two full bath,one half bath, kitchen,pantry, dining room,living room,mudroom, and garage.The upper floor of the residence is inclusive of a guest bedroom, living room, full bathroom and storage closet. The basement is inclusive of a fourth bedroom, full bath, half bath, mechanical room, and living room with a wet bar. The proposed structure setbacks are as follows: • Front: 57 feet(40 feet required) • Rear: 149 feet(30 feet required) • North Side: 30 feet(30 feet required) • South Side: 30 feet(30 feet required) The maximum building height on a vertical plane is 21 feet and the maximum overall height of the building from the lowest point to the highest point is 25 feet. The contemporary design presents a variety of exterior materials including finished concrete,red cedar siding,metal beams,and glass providing interest and result in breaking up the massing of the home. Building elevations are shown on sheets A200 of the development plans with details of the proposed materials, (See Attachment 5). Story poles have been installed to aid the Commission in reviewing the proposed project. Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 3 of 13 GREEN BUILDING ORDINANCE The project is required to comply with the Green Building Ordinance. The new residence is designed to achieve 80 points under Build it Green's GreenPoint Rated program. A minimum of 50 points is required for certification. Condition #15 requires the applicant to submit documentation verifying that the new residence has been constructed to meet green building certification standards prior to final inspection. DRIVEWAY&PARKING Pursuant to Section 10-1.601 of the Zoning Ordinance, a total of four on-site parking spaces are required. The applicant is proposing a three car garage and one uncovered surface parking space outside of the setbacks(see sheet A050 of the development plans).The proposed driveway exceeds the 15%maximum slope required by the Town and the Santa Clara County Fire Department and requires final review by the Fire Department prior to acceptance of plans for building plan check (see condition#33). TREES &LANDSCAPING All major projects are required to remove eucalyptus trees within 150 feet of proposed structures at time of construction as detailed in Section 10-2.802(g) and included as condition #2. The applicant is proposing to retain five eucalyptus trees that qualify for required removal. A letter of justification from the applicant is included as Attachment 4. If the Planning Commission determines it is acceptable to retain the eucalyptus trees, condition#2 should be deleted. A landscape plan will be required after the new residence has been framed. Any landscaping required for screening or erosion control will be required to be installed,and a maintenance deposit to ensure viability of plantings will be collected, prior to final inspection and issuance of an occupancy permit for the new residence. OUTDOOR LIGHTING The applicant is not proposing any exterior lighting at this time. All new exterior lighting shall be approved by the Planning Department prior to installation and shall be shielded and down directed lights on the exterior of the residence. Condition #10 requires outdoor lighting fixtures to be in compliance with the Town's Outdoor Lighting Policy. A lighting plan will be reviewed and approval by staff prior to acceptance of plans for building plan check. DRAINAGE The Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements per Section 10-2.503 of the Municipal Code(Drainage Facilities Standards). The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as-built" grading and drainage will be Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 4 of 13 inspected by the Engineering Department and any deficiencies will be required to be corrected prior to final inspection. GRADING Cut and fill depths are in compliance with the Town's Grading Policy. Proposed grading incudes 882 cubic yards of cut and 229 cubic yards of fill,with export of 653 cubic yards. SANITATION The property will be connected to the sanitary sewer system. Condition#27 requires the property to complete the sewer plan approval prior to acceptance of plans for building plan check and connection prior to final inspection for the new residence. FIRE DEPARTMENT REVIEW The Santa Clara County Fire Department has reviewed the plans and is requiring a sprinkler system throughout all portions of the new residence and garage. Fire Department requirements are included in the conditions of approval#30 through#35. COMMITTEE REVIEW The Environmental Design and Protection Committee commented that there was concern over the removal of several smaller oak trees on the property.The project is proposing to remove only trees that are in bad condition by a certified arborist based on good horticultural practice. All oak trees that are proposed to be removed are less than a 12-inch trunk diameter and therefore do not require a tree removal permit. The Pathways Committee recommended that the property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property(condition#28). NEIGHBOR COMMENTS As of the date of this report staff has not received any written comments from neighbors regarding this project. One neighbor met with staff and did not have any concerns after reviewing the plans. CEQA STATUS The project is categorically exempt from CEQA pursuant to Sections 15303(a) which allows for the construction of one single-family residence and Section 15303(e) which allows for accessory structures inclusive of swimming pools. Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 5 of 13 ATTACHMENTS 1. Findings for Conditional Development Permit 2. Recommended Conditions of Approval 3. Worksheet#2 4. Letter from Applicant 5. Development Plans Staff Report to the Planning Commission ATTACHMENT 1 Lands of Wilderest Properties LLC July 7,2016 Page 6 of 13 ATTACHMENT 1 RECOMMENDED FINDINGS FOR APPROVAL OF A CONDITIONAL DEVELOPMENT PERMIT FOR ADDITIONS TO AN EXISTING RESIDENCE LANDS OF WILDCREST PROPERTIES LLC, 13335 WILDCREST DRIVE File# 54-16-ZP-SD-GD-CUP I. 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. The proposed residence will be constructed on the flatter portion of the property and has been designed to meet all setback, height, floor and development area regulations. The new residence will be located in a similar location to the existing house and is in the most appropriate location given the topography. Existing nonconforming development will be removed. 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. The size and design of the proposed structure creates 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 fits with the surrounding neighborhood, has large front and rear setbacks and will not visually impact surrounding residences. The second story is located to the rear of the structure to minimize the visual impact. 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. No significant trees or shrubs will be impacted by the development as the proposed residence is in the same location of the existing residence. A landscape screening plan will ensure that existing trees and shrubs will be supplemented by new landscaping as needed to adequately screen the residence, reduce the visual impact, and preserve the rural character of the site. The proposed grading is minimal to accommodate a compliant basement,required driveway, and fire truck turn around. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development ordinance. The proposed residence is in compliance with all regulations and policies set forth in the Site Development Ordinance. The proposed home size is compatible with homes on surrounding properties and will not exceed the allowable MFA and MDA. Staff Report to the Planning Commission ATTACHMENT 2 Lands of Wildcrest Properties LLC July 7,2016 Page 7 of 13 ATTACHMENT 2 RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT AND SITE DEVELOPMENT PERMIT FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT LANDS OF WILDCREST PROPERTIES LLC, 13335 WILDCREST DRIVE File#54-16-ZP-SD-GD-CUP PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum(E. melliodora), or Manna Gum(E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act(MBTA)and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. 3. After completion of rough framing or at least six (6) months prior to scheduling a final inspection,the applicant shall submit landscape screening and erosion control plans for review by the Planning Commission. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code. 4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 5. Prior to beginning any grading operation, all significant trees that may be impacted by construction or construction staging, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 8 of 13 vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 6. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less,per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s)prior to final inspection. 7. Prior to requesting the foundation inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the new residence and roof eaves are no less than 40'from the front property line and 30'from the side and rear property lines." The elevation of the new residence shall be similarly certified in writing to state that "the elevation of the new residence matches the elevation and location shown on the Site Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a foundation inspection and prior to final inspection. 8. Prior to requesting the final framing inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that"the height of the new residence complies with the 19' maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above(including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35)foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final framing inspection and prior to final inspection. 9. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Fences shall not encroach within any easements on the property. 10. No outdoor lighting is approved. All new exterior lighting shall be approved by the Planning Department prior to installation and shall be shielded and down directed lights on the exterior of the residence. No lighting may be placed within setbacks except two entry or driveway lights. 11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 12. Fire retardant roofing (Class A)is required for all new construction. Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 9 of 13 13. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable,prior to acceptance of plans for building plan check. The applicant must take a copy of worksheet#2 to school district offices (both elementary and high school in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of the receipts. 14. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings,where feasible,showing the green building measure to be used to attain the required points. b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings,where feasible, showing the green building measure to be used to attain the required points. 15. Prior to final inspection and occupancy, a qualified green building professional shall provide documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED®certification. 16. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 17. For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure(fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor. Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 10 of 13 ENGINEERING DEPARTMENT: 18. Peak discharge at 13335 Wildcrest Drive, as a result of Site Development Permit 54-16, shall not exceed the existing pre-development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre- development value. Provide the data and peak discharge hydrologic model(s)utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10-year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre-development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. 19. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipators, and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection. 20. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for obtaining water for grading and construction purposes must be obtained from the Purissima Hills Water District, and submitted for approval to the Town Engineering Departmentprior to acceptance of plans for building plan check. The permit will authorize the use of water from specific on-site or off-site water sources. 21. Any,and all,changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 22. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months. 23. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Departmentprior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 24. Two copies of a Grading and Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check The grading/construction operation plan shall address truck Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 11 of 13 traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Wildcrest Drive and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box(trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery,Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 25. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways,prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check 26. A sewer plan that is prepared by a registered civil engineer shall be required to be approved by the City Engineer prior to acceptance of plans for building plan check An as-built mylar shall be required to be submitted to the Town prior to final project approval. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to start of work. 27. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. A sewer hookup permit shall be required by the Town's Public Works Department prior to acceptance of plans for building plan check An encroachment permit shall be required for all work proposed within the public right of way prior to start of work. 28. The property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check 29. As recommended by Cotton, Shires&Associates, Inc.,in their report dated March 3,2016 the applicant shall comply with the following: a. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations,retaining walls and driveway)to ensure that their recommendations have been properly incorporated. The Consultant shall evaluate locations of drainage discharge with respect to slope stability or erosion concerns. The results of the plan review and supplemental criteria shall be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer prior to acceptance of plans for building plan check b. Geotechnical Field Inspections-The geotechnical consultant shall inspect,test(as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 12 of 13 subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The Consultant shall inspect all final drainage improvements for conformance with geotechnical recommendations. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final inspection. FIRE DEPARTMENT: 30. Review of this Development proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitution for formal plan review to determine compliance with adopted model codes.Prior to performing any work the applicant shall make application to, and review from, the Building Department all applicable construction permits. 31. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all new one-family dwellings. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department,prior to final inspection and occupancy of the new residence. 32. Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage containers that maybe physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 33. The driveway and turnaround design on sheet C100 of the development plans is acknowledged. A section of the driveway has a 19% grade. The applicant shall provide rational for exceeding a 15% grade. Final driveway design shall be approved by the Fire Department prior to acceptance of plans for building plan check Refer to Santa Clara County Fire Department Standard Detail and Specification D-1 34. Approved numbers or addresses on all new and existing buildings shall be placed in a position that is plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters and shall be a minimum of 4 inches high and 1/2 inches wide.Where access is by means Staff Report to the Planning Commission Lands of Wildcrest Properties LLC July 7,2016 Page 13 of 13 of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. 35. All construction sites must comply with applicable provisions of the CFC Chapter 33 and the Standard Detail and Specifications SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CONDITION NUMBERS 6, 13, 18, 20, 23, 24, 25, 26, 27, 28, 29a and 33 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after July 29, 2016 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. NOTE: The Site Development permit is valid for one year from the approval date (until July 7, 2017). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years. ATTACHMENT 3 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 26379 Fremont Road•Los Altos Hills,California 94022 •(650)941-7222•FAX(650)941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME WILDCREST PROPERTIES LLC PROPERTY ADDRESS 13335 WILDCREST DR, LOS ALTOS HILLS, CA 94022 APN: 175-36-010 CALCULATED BY FIELD ARCHITECTURE DATE 04/01/2016 1. DEVELOPMENT AREA Existing Proposed DA Credit Total A. House and Garage (from part 2.A) 2,853 SF 4,383 SF 4,383 SF B. Decking 463 SF 388 SF 388 SF C. Driveway and Parking 1,899 SF 3,371 SF -1,658 SF 1,659 SF D. Patios and Walkways 1,353 SF 300 SF 300 SF E. Tennis Court F. Pool and Pool Decking G. Accessory Building (from part 2.B) H. Solar Panels (ground mounted) I. - • -- WINDOW/LIGHT 51 SF 134 SF 134 SF WELLS Total 6,619 SF 8,576 SF -1,747 SF 6,864 SF Roof Mounted Solar Bonus (LAHMC Section 10-1.502) yes X No SF 500 SF Maximum Development Area-MDA (from worksheet#1) 6,500 SF Maximum Development Area w/Solar Credit 7,000 SF 2. FLOOR AREA Existing Proposed Total TOBE A. HOUSE AND GARAGE DEMOLISHED a. First Floor 1,894 SF 2,988 SF 2,988 SF b. Second Floor 649 SF 649 SF c. Attic d. Basement 1,467 SF 1,467 SF e. Garage CARPORT 959 SF 746 SF 746 SF f. Area over 17' B. ACCESSORY BUILDINGS a. First Floor b. Second Floor c. Attic d. Basement Total 2,853 SF 4,383 Sf E � 4,383 SF Maximum Floor Area-MFA(from worksheet#1) �4 4,400 SF MAY 2 0 2016 TOWN USE ONLY CHECKED BY�iv� �, �7 `�B�fP,i nr p� R, DATE Lv',JJIL l L)i HILLS ATTACHMENT /K-n FIELD . ARCHITECTURE . .June 30th2016 . . ATTN: Town of Los Altos Hills 26379 Fremont Road Los Alto Hill�CA.94022 RE:Exception Request Prepared by: Stan Field,Architect I RIBA,SATA,Int'l Assoc.AlA Field Architecture,Inc. 974 Commercial St.STE 104 tJi Th'e proposecPaceptiOn t& bndition#2 requests the removal of(1)Eucalyptus-Treee No.26 per Town policy, while allOwing preservatiOn of additional(4)Eucalyptus trees which are located beyond the driveway,on the steeply sloped,and inaccessible portion of the site;. The intent is to preserve the screening provided by these trees. Sincerely, Stan Field Architect R|BA,SAV\ |nt'|Assoc.AIA • , COMMERCIAL ST. s 104 Palo x/^� CA 94303 | p 650 462 9554 | °wwa"/«",cwmc,u,e.""= / !