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Home My WebLink About3.1 ITEM #3.1 TOWN OF LOS ALTOS HILLS November 3, 2016 Staff Report to the Planning Commission SUBJECT: A REQUEST TO REVISE THE LUF, MDA AND MFA FOR THE PROPERTY BASED ON A REVISED TOPOGRAPHIC SURVEY AND TO REMOVE A DEED RESTRICTION FROM THE PROPERTY TITLE. LANDS OF KOPP AND NICHOLSON; 27223 SHERLOCK ROAD: File 375-16-MISC. FROM: Suzanne Avila, AICP, Planning Director JTZ RECOMMENDATION: That the Planning Commission: Accept the revised survey and corresponding worksheet#1 and direct staff to remove the deed restriction recorded by the Town in 1996. BACKGROUND The subject property is located on the north side of Sherlock Road, above Moody Court. A Certificate of Compliance was completed and recorded in 1994 recognizing the property as a legal lot of record. A 30 foot right-of-way for Sherlock Road runs along the southerly property line. Town records for projects approved in 1994 and 1996 indicate that the Lot Unit Factor (LUF) for the property is less than 0.50, however, there is no topographic survey or worksheet#1 on file. The previous property owners received approval of a Conditional Development Permit to enclose an existing carport and add a storage shed in 1996. At that time it was the Town's practice to record a deed restriction stating that the approved MDA and MFA were the maximum allowed so that future owners were made aware of the limited potential for expansion when a constrained property was sold. The current owners had a topographic survey prepared in July 2016 which shows that the LUF for the property is 0.536. Since the LUF is greater than 0.50, the maximum development area(MDA)is 7,500 square feet and the maximum floor area(MFA)is 5,000 square feet, as allowed by Municipal Code Sections 10-1.502(c) and 10-1503(c). The owners are requesting that the deed restriction be removed and the MDA and MFA on for the property be based on the 2016 topographic survey. PROPERTY DATA Gross Lot Area: 1.255 acres Net Lot Area: 1.175 Average Slope: 35.37% Lot Unit Factor: 0.536 MDA: 7,500 sq. ft. MFA: 5,000 sq. ft. Planning Commission Lands of Kopp&Nicholson November 3,2016 Page 2 of 2 DISCUSSION The topographic survey submitted by the applicant is tied to a Town benchmark and has been certified by a licensed land surveyor. Because the LUF for the property is greater than .50, a Conditional Development Permit would not be required for any future expansion. Any future project will be reviewed through an administrative, Site Development or Fast Track hearing process depending on the scope of work. PUBLIC COMMENT Staff has not received any public comments. Written notice was provided to property owners within 500 feet of the Kopp/Nicholson property. ENVIRONMENTAL CLEARANCE (CEOA) The requested action is not a project and as such is exempt from CEQA. ATTACHMENTS 1. Worksheet#1 (two pages),received September 16, 2016 2. 1996 Deed restriction(one page) Cc: Kerry Kopp &Kay Nicholson, 27223 Sherlock Road, Los Altos Hills, CA 94022 RECEIVE® MDA/WA Worksheets Attachment 1 i Page 3. SEP 1 6 2016 WORKSHEET #1 TOWN OF LOS ALTOS HILLS CALCULATION OF AVERAGE SLOPE,LOT UNIT FACTOR MAXIMUM DEVELOPMENT AREA,AND MAXIMUM FLOOR AREA •TURN IN WITH YOUR APPLICATION• T —N l ( s 171,45T" '`3/4' PROPERTY OWNER'S NAME KAi h.)16:14t9LsoiJ -aA .@..y 1L;,0PP 3 Te,Teesb e. PROPERTY ADDRESS ` `�-j .L 5 Nze�zK go Ate CALCULATED CALCULATED BY NT.�`� _DATE 1 d � iiL r 1. CALCULATION OF AVERAGE SLOPE A. CONTOUR LENGTH WITHIN NET AREA OF LOT(An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH 666 (FEEp6 T) / G� (FEET) (FEET) (FEET) zi •3 !g axe: Z 7.?o 2'0 2 7 � a /Z3.7 767 263.E72-4/ -Z . 7 4,--,yeI yb. 7O4 . .& - ,73 ,/4', j,7 2 ZV `7/ O apze.Z. W2 'p.3,3 (p'Z 260.9 7/g z67.g twg(o, : zZ. , 7/ . 271;4/ ., . . 429e) 2.O0.7 `7Z:Z.. 2.64.2.. &95 - s 72 co, Zc q TOTAL /`17 .2 . - : , CO = Z/077,7 feet B. AVERAGE SLOPE WITHIN NET AREA OF LOT S =. (0.0023)(I)(L) I = contour interval L= total length ofAn = net acreage of An. in feet contours in feet I lot nearest.001 S = . (0.0023) ( 4, )(46/z2-.) ( > y_, 1. ' J�' 1. % 70 nearest 0.1% 2. CALCULATION OF LOT UNIT FACTOR(LUF) _ LUF = (An),{1 - [0.02143(S - 10)}} = . - , `. nearest.001 it If the average slope is less than 10%,the LUF for the lot is equal to the net area. ✓If the LUF is equal to 0.50 or less,you will need a Conditional Development Permit.Please make an appointment with the Planning Director for further information. /0P;-0 SOA,, Cic „\01\ • M/Lo ei0 NV MDA/MFA Worksheets {/ Page 4 WORKSHEET#1 (continued) 3. CALCULATION OF MAXIMUM DEVELOPMENT AREA(MDA) A. for S equal to or less than 10% MDA=(LUF)(15,000)= square feet* B. for S greater than 10%and less than 30% MDA=(LUF) [15,000 375(S - 10)]= square feet* C. for S equal to or greater than 30% MDA=(LUF)(7,500)_ • `132. 3t'use 70.0 square feet* � 4-02_0 . * If the MDA is less than 7,500 square feet (and the LUF is greater than 0.50), use 7,500 square feet for your MDA 4. CALCULATION OF MAXIMUM FLOOR AREA(MFA) A. for S equal to or less than 10% MFA=(LUF)(6,000)= square feet** B. for S greater than 10%and less than 30% MFA=(LUF) [6,000-50(S - 10)]= square feet** C. for S equal to or greater than 30% MFA=(LUF)(5,000) 21tIgt, 19S SOc C 7 square feet** 2Xveb0} ** If the MFA is less than 5,000 s care feet(and the LUF is greater than 0.50)use 5,000 square feet for your MFA. NOTE: The MDA and MFA are maximums allowed by the Town Municipal Code. The City Council or the Planning Commission may further limit development area or floor area due to site specific constraints or site visibility (see "Site Development Policy Statement"). TOWN USE ONLY CHECKED BY g\ DATE I 0 t tt I G7 r � Attachment 2 p383PAGE 1378 DOCUMENT: 13339134 Titles I / Pages: 4 _' 111111111 Fees . . .+ No FeesThis Document is Recorded Taxes. . - 4' For the Benefit of the Town of Los Altos H i 1 ' Copies. y aee13339134:0 And is Exempt from Fee AMT PAID Per Government Code Sections 6103 and 27383 BRENDA DAVIS RDE a 003 I ` SANTA CLARA COUNTY RECORDER 6/20/1996 ' '_ When Recorded,Mail to: Recorded at the request of 9 40 AM City ,; Town of Los Altos Hills 26379 Fremont Road I Los Altos Hills,CA 94022 f Attention: City Clerk • .V. MEMORANDUM OF SITE DEVELOPMENT PERMIT i. This is a Memorandum of Site Development Permit recorded by the Town of Lose. Altos Hills to witness that: Pursuant to Town of Los Altos Hills Municipal Code, Title 10, Chapter 2, Site Development Permits f, 'a additions t.. and remodel of an existing residence has ', been granted to Desmond Mascarenhas & Dona Charkowicz by the Town of , Los Altos Hills for the premises located at 27223 Sherlock Road as more particularly described in Exhibit A hereto ("Property") and situated in Santa 11 Clara County,California. „. The Site Development Permit was granted subject to conditions, among which is a condition that current and future property owners be notified that the development area 'rt of 5,000 square feet and the floor area of 2,832 square feet established by the approval of i. this permit are the maximum allowable levels of development currently allowed by the t; Town. Any further expansion will require Town approval. The Site Development Permit, including all conditions, runs with the Property and binds the owners of the Property and their heirs,successors and assigns. x` i A complete copy of all conditions of the Site Development Permit is available for : review at Town Hall,26379 Fremont Road,Los Altos Hills,California. Executed on -0-,,kr,Q-7 c Mc] at Los Altos Hills, Santa Clara County, • California. oto • By: �.ltAkm 1•U� ,�a ,t Planning Director Town of Los Altos Hills . ' • 1 1 ,i ; • 4