HomeMy WebLinkAbout3.1 ITEM #3.1
TOWN OF LOS ALTOS HILLS December 1, 2016
Staff Report to the Planning Commission
SUBJECT: A REQUEST TO MODIFY A CONDITION OF APPROVAL FOR A SITE
DEVELOPMENT PERMIT FOR AN ADDITION AND REMODEL AND
NEW POOL TO CHANGE THE BOUNDARY OF A REQUIRED OPEN
SPACE EASEMENT. LANDS OF RABKIN AND VANDERGRIFF;
24990 LA LOMA DRIVE: File#188-16-ZP-SD.
FROM: Suzanne Avila,AICP, Planning Director SR
RECOMMENDATION: That the Planning Commission:
1. ; . Approve the applicant's request for a reduced open space easement; or.
2. Deny the applicant's request and require the easement to be granted as recommended
by the Open Space Committee.
BACKGROUND
The subject property is located on the south side of La Loma Drive,just west of La Loma
Court. The property slopes down from the road to a flat pad where the house is located,
then continues downward to a ravine at the bottom of the site. The lowest part of the
property is within an open space conservation area, where a seasonal stream and the
steepest topography are located.
As part of the planning review process, the project was reviewed by the Pathways,
Environmental Design and Protection, and Open Space Committees as well as the Town
Geotechnical Consultant and the Planning, Engineering and Fire Departments.
The Open Space Committee recommended that an open space easement be placed over the
lower third of the property, to include an area with heritage oaks, steep slopes and the
riparian corridor (see Attachment 4). A condition of approval was included requiring the
easement to be granted prior to construction plans being accepted for building permit plan
check. Although they werein agreement about granting an open space easement, the
applicant expressed concern with the amount of area that the Open Space Committee
requested be included within the easement.
A Site Development permit for a second story addition and remodel of the existing house,
and new pool was approved at the October 18, 2016 Fast Track hearing. The Site
Development permit was approved with a condition requiring the granting of an open space
easement as recommended by the Open Space Committee (see condition #10). After
meeting with the Open Space Committee to discuss a modification to the easement
boundary (which did not result in any changes) the applicant requested that the matter be
forwarded to the Planning Commission for consideration.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 2 of 10
PROPERTY DATA
Gross Lot Area: 1.259 acres
Net Lot Area: 1.259 acres
Average Slope: 22.3%
Lot Unit Factor: 0.927
MDA: 10,129 sq. ft.*
MFA: 5,000 sq. ft.
*includes 500 sq.ft. solar bonus
DISCUSSION
At the October 18, 2016 Fast Track hearing, the discussion focused on the applicant's
concern about the proposed boundaries for the open space easement. A representative of
the Open Space Committee was not present,and the site development permit was approved
with a condition requiring the open space easement to be granted as recommended by the
Open Space Committee. A provision allowing the applicant to work with the Committee
on an alternative proposal was included, along with the ability to elevate the matter to the
Planning Commission should the applicant and Open Space Committee not reach an
agreement or compromise on the easement boundary.
The Open Space Committee reconsidered the matter at its November 10, 2016 meeting.
After hearing from the applicant,the Committee discussed the property characteristics and
determined that the originally requested easement boundary was appropriate given the
presence of heritage oak trees, steep topography and a riparian area. Following the Open
Space Committee decision, the applicant discussed their concerns further with staff and
requested that the matter be forwarded to the Planning Commission for consideration of a
modified easement boundary.
The applicant would like to fence a portion of the area that is recommended to be included
within the open space easement. There is currently a wire fence located below the oak
trees and the owners would like to construct a new open style fence in the same location.
Most of the area the applicant would like to exclude from the easement is less than 30%
slope, although the area does include heritage oak trees. The applicant would like the new
fence to be located below the trees so that the area is accessible, their children are able to
play within the fenced area of the property, and the fence will be hidden from view. There
are three diagrams attached to the applicant's letter that show the area that the Open Space
Committee recommends for inclusion within the easement, the percentage of slope, and
the applicant's proposal for the upper limit of the easement (see Attachment 5).
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 3 of 10
General Plan
The following General Plan goals and policies are applicable to this project and the
recommendation for an open space easement:
Land Use Element Goal 2: Ensure that all development occurs in a manner that minimizes
disturbance of natural terrain, vegetation and wildlife, and maximizes the preservation of
natural resources and open space.
Land Use Element Policy 2.5: Steep slopes, canyons and ravines generally in excess of
30%slope, as well as natural swales and drainage channels, and geologic hazard areas
within areas designated for residential development shall be left undisturbed and
preserved in their natural condition to the maximum extent feasible.
Open Space & Recreation Element Goal 1: Protect and preserve open space lands for
future generations.
Open Space &Recreation Element Policy 1.4: Preserve the natural beauty and minimize
disturbance of the natural terrain and vegetation.
Open Space&Recreation Element Program 1.2: Continue to require the dedication of open
space easements as a condition of approval for development of parcels in dedicated Open
Space Conservation Areas in order to protect steep slopes, canyons and ravines, generally
in excess of 30%slope, as well as areas with heritage oak trees, or other environmentally
sensitive areas such as along creeks and riparian corridors.
PUBLIC COMMENT
Staff has not received any public comments. Written notice was provided to property
owners within 500 feet of the property.
ENVIRONMENTAL CLEARANCE (CEQA)
The project is categorically exempt pursuant to Sections 15303(a) and (e).
ATTACHMENTS
1. Conditions of approval (seven pages)
2. October 18, 2016 Fast Track Fact Sheet(one page)
3. October 18, 2016 Fast Track Hearing Report(one page)
4. August 22, 2016 Open Space Committee recommendation(four pages)
5. Letter from project architect(one page with attachments), dated November 18, 2016
Cc: Steve Rabkin&Jody Vandergriff, 24990 La Loma Drive,Los Altos Hills, CA 94022
Steve Borlik,Young&Borlik,4962 El Camino Real, Suite 218, Los Altos, CA 94022
Attachment 1
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 4 of 10
CONDITIONS FOR A SITE DEVELOPMENT PERMIT
FOR A SECOND STORY ADDITION AND REMODEL OF AN EXISTING
RESIDENCE AND A NEW SWIMMING POOL
LANDS OF RABKIN AND VANDERGRIFF—24990 LA LOMA DRIVE
FILE# 188-16-ZP-SD
PLANNING DEPARTMENT:
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed and approved by the Planning Director or
Planning Commission, depending on the scope of changes, prior to planting or
commencement of work.
2. The project is subject to the Town's Construction Time Limit Ordinance (Chapter
10,Title VIII of the Municipal Code). The maximum time for completion of the new
residence shall be 36 months from the date of Building Permit issuance. Failure to
complete the project in the allotted time may result in substantial penalties and fees.
3. 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
approvalprior to acceptance ofplansfor building plan check. All applicable structures
shall be painted in conformance with the approved color(s)prior to final inspection.
4. The entry columns and gates are approved as shown on the plans. Any additional
fencing, gates and/or columns shall comply with the Town's Fence Ordinance and
shall be reviewed and approved by the Planning Depaitalent prior to installation.
5. Outdoor lighting is approved as shown on the plans. Exterior light fixtures shall have
frosted glass, be down lights or utilize fully shielded fixtures. No lighting may be
placed within setbacks except two driveway/motor court lights. Any additional
outdoor lighting shall be reviewed and approved by the Planning Department prior
to installation.
6. 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.
7. Fire retardant roofing(Class A)is required for all new construction.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 5 of 10
8. After completion of rough framing or at least six (6) months prior to scheduling a
final inspection, the applicant shall submit landscape screening and erosion control
plans for review by the Site Development Committee. The application for landscape
screening and erosion control shall be accompanied by the applicable fee and deposit.
The plans shall be reviewed at a noticed public hearing. Attention shall be given to
plantings which will be adequate to break up the view of the new residence from
surrounding properties and streets. All landscaping required for screening purposes
and for erosion control (as determined by the City Engineer) must be installed prior
to final inspection of the new residence. The landscape screening plan shall comply
with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal
Code.
9. 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.
10. The property owner shall grant an Open Space Easement to the Town from the 560'
contour at the eastern border to the intersection of the 546' contour at the western
border, to include the creek and steeper slopes. No structures are permitted within
the easement and no grading or fill shall be permitted. Native vegetation may be
planted within the easement but no irrigation or sprinkler systems are permitted. The
property owner shall provide legal description and plat exhibits that are prepared by
a licensed land surveyor and the Town shall prepare the grant document. The grant
document shall be signed and notarized by the property owner and returned to the
Town prior to acceptance of plans for building permit The property owners may
work with the Open Space Committee on an alternate proposal. The Open Space
Committee recommendation may be taken to the Planning Commission for a final
determination if the owners disagree with the requested easement boundaries.
11. Temporary chain-link fencing shall be installed between the construction area and
the riparian setback(25 feet from top of bank),prior to issuance of building permits.
Town staff shall inspect and approve the fencing installation prior to commencement
of grading or construction. The property owner shall call for said inspection at least
three days in advance of the start of grading operations. The fencing shall remain
throughout the course of construction. No storage of construction materials,
equipment, vehicles, or debris shall be allowed within the riparian setback at any
time.
12. 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. Pool equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 6 of 10
13. 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.
14. Prior to requesting the final inspection, a registered civil engineer or licensed land
surveyor shall certify in writing and state that"the location of the addition,roof eaves,
and swimming pool 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 final inspection.
15. Prior to requesting the final inspection, a registered civil engineer or licensed land
surveyor shall certify in writing and state that "the height of the new residence
complies with the 27'-0"maximum structure height,measured as the vertical distance
at any point from the bottom of the crawl space or basement ceiling if excavated
below natural grade,to the highest part of the structure directly above(including roof
materials)." The overall structure height shall be similarly certified in writing and
state that "all points of the building (including chimneys and appurtenances) lie
within a thirty-five(35')foot horizontal band based,measured from the lowest visible
natural or finished grade topographical elevation of the structure along the building
line and the highest topographical elevation of the roof of the structure." The
applicant shall submit the stamped and signed letter(s) to the Planning Department
prior to requesting a final inspection.
16. 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.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 7of1O
ENGINEERING DEPARTMENT:
17. Peak discharge at 24990 La Loma Drive, as a result of Site Development Permit 188-
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 (two 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.
18. The Engineer of Record shall observe the installation of the drainage system,
construction of the energy dissipaters, and completion of the grading activities and
state that items have been installed and constructed per the approved plans. A
stamped and signed letter shall be prepared and submitted to the Town prior to final
inspection.
19. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit
for obtaining water for grading and construction purposes must be obtained from the
Purissima Hills Water District, and submitted for approval to the Town Engineering
Department prior to acceptance of plans for building plan check. The permit will
authorize the use of water from specific on-site or off-site water sources.
20. Any, and all, changes to the approved grading and drainage plan shall be submitted
as revisions from the project engineer and shall first be approved by the Town
Engineering Department. No grading shall take place during the grading moratorium
(October 15 to April 15) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line except to allow for the
construction of the driveway access.
21. All public utility services serving this property shall be placed underground. The
applicant should contact PG&E immediately after issuance of building permit to start
the application process for undergrounding utilities which can take up to 6-8 months.
22. Two copies of an Erosion and Sediment Control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of plans for
building plan check. The contractor and the property owner shall comply with all
appropriate requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked during
construction and all cut and fill slopes shall be protected from erosion. All areas on
the site that have the native soil disturbed shall be protected for erosion control during
the rainy season and shall be replanted prior to final inspection.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 8 of 10
23. 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 traffic issues regarding dust, noise, and vehicular
and pedestrian traffic safety on Alicante Lane 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. 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 work.
27. The driveway shall be required to be fully constructed and to be roughened where the
pathway intersects, to the satisfaction of the City Engineer,prior to final inspection.
28. The property owner shall construct a Type 2B pathway along the La Loma Drive to
the satisfaction of the Engineering Department, prior to final inspection. An
encroachment permit shall be issued by the Town's Public Works Department for all
proposed work within the public right-of-way,prior to start of work.
29. As recommended by Cotton, Shires & Associates, Inc., in their report dated June 29,
2016, the applicant shall comply with the following:
a. Geotechnical Plan Review — The applicant's geotechnical consultant (Murray
Engineers, Inc.) 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, pool and retaining walls)
to ensure that their recommendations have been properly incorporated.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 9 of 10
The results of the plan review shall be summarized by the geotechnical consultant
in a letter and submitted to the Town Engineer for review prior to acceptance of
plans for building plan check.
b. Geotechnical Construction Inspection — 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 subsurface drainage improvements,
and excavations for foundations and retaining walls prior to the placement of steel
and concrete. Final site drainage improvements shall be inspected 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.
For further details on the above geotechnical requirements, please refer to the letter
from Cotton, Shires &Associates, Inc., dated June 29, 2016.
FIRE DEPARTMENT:
30. An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in all portions of the building. Three sets of plans prepared
by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department
(16795 Lark Avenue, 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.
31. Approved numbers or addresses shall be placed on all new and existing buildings in
such a position as to be plainly visible and legible from the street or road fronting the
property. Numbers shall contrast with their background.
32. All construction sites must comply with applicable provisions of the CFC Chapter 14
and standard detail and specifications SI-7.
33. Potable water supplies shall be protected from contamination cause by fire protection
water supplies. It is the responsibility of the applicant and any contractors to contact
the water purveyor supplying the site of such project, and to comply with the
requirements of that purveyor. Such requirements shall be incorporated into the
design of any water based fire protection systems, and/or fire suppression water
supply systems or storage.
CONDITION NUMBERS 3, 10, 16, 17, 19, 22, 24, 25, 26 AND 29a 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.
Planning Commission
Lands of Rabkin&Vandergriff—24990 La Loma Drive
December 1,2016
Page 10 of 10
Project approval may be appealed if done so in writing within 22 days of the date of the
approval (by December 1, 2017). The building permit cannot be issued until the appeal
period has lapsed. The applicant may submit construction plans to the Building
Department after the appeal period provided the applicant has completed all conditions of
approval required prior to acceptance of plans for building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the
California Government Code Section 66000, you are hereby notified that these Conditions
constitute written notice of a statement of the amount of such fees, and/or a description of
the dedications,reservations, and other exactions. You are hereby further notified that the
90-day approval period in which you may protest such fees, dedications,reservations, and
other exactions,pursuant to Government Code Section 66020(a), has begun. If you fail to
file a protest within this 90-day period complying with all of the requirements of Section
66020, you will be legally barred from later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection
approval.
t t Attachment 2
Town Of Los Altos Hills October 18, 2016
Fast Track Hearing Fact Sheet
Project Description: Second story addition, remodel and new pool
File Number: 188-16-ZP-SD-GD
Site Address: 24990 La Loma Drive
Owner(s): Steve Rabkin and Jody Vandergriff
Staff Planner: Suzanne Avila,AICP,Planning Director
Site Data
Net Lot Area: 1.259 acres
Average Slope: 22.3%
Lot Unit Factor: .927
Floor and Development Area(square footage):
Area Type Maximum Existing Proposed Increase Remaining
Development 10,129* 7,796 9,951 2,155 178
Floor 5,000 4,027 5,000 973 0
*includes 500 sq.ft. solar credit
Height: Maximum Proposed
On Vertical Plane 27' 25'
Lowest to Highest 35' 25'
Setbacks: Minimum Proposed
Front 40 ft. 62 ft.
Side 30 ft. 33 ft.
Side 30 ft. 30 ft.
Rear 30 ft. 64 ft.
Exterior Materials: Stucco siding,stone accent,asphaltic shingle roofing
Parking: Required spaces:4, out of setbacks
Proposed:4(2 garage,2 uncovered)
Green Point Rated: 31 points
Grading: 25 CY cut, 15 CY fill(10 CY export)
Sewer/Septic: Sewer
Environmental Design and Protection Committee: Recommended that lawn not be located within the
dripline of an existing oak tree(lawn was relocated). Condition of approval requires tree protection fencing
during construction.
Pathways Committee: Install a Type 2B path along the La Loma Drive frontage (condition of approval
included).
Open Space Committee: Grant an open space easement over the steeper slopes below the house and the
creek,to include area within 25 feet of the top of bank(condition of approval included).
Attachment 3
Town Of Los Altos Hills October 18, 2016
Fast Track Hearing Report
Project Description: Second story addition and remodel and swimming pool
File Number: 188-16-ZP-SD
Site Address: 24990 La Loma Drive
Owner(s): Steve Rabkin and Jody Vandergriff
Staff Planner: Suzanne Avila,AICP,Planning Director
Attendance:
Suzanne Avila, Planning Director
Ed Smith, Environmental Design&Protection Committee
Kjell Karlsson, Environmental Design&Protection Committee
Steve Rabkin, owner/applicant
Jody Vandergriff, owner/applicant
Steve Borlik,Young&Borlik Architects
Environmental Design Committee Comments: None
Pathways Committee Comments: Requested installation of a Type 2B pathway along the La
Loma frontage, separated from the road (included as a condition of approval).
Neighbor Comments: None(no neighbors in attendance).
Project Issues: The applicants expressed concern about the requested open space easement.
The easement was required as recommended by the Open Space Committee. The owners were
given the option to with the OSC on an alternate proposal with the ability to take the matter to
the Planning Commission if they are not in agreement with the OSC recommendation.
Conditions of Approval:
• Standard conditions of approval recommended.
Planning Director Approval:
File #188-16-ZP-SD (Lands of Rabkin and Vandergriff) has been approved by Fast-track
Review on October 18, 2016 subject to the attached conditions.
SiCkVOUL P I O / I b/
Suzanne Avila, AICP, Planning Director Date
Project plans are available for review at the Town of Los Altos Hills Planning Department,
26379 Fremont Road. Phone for information: 650.941.7222.
) Attachment 4
Open Space Committee Property Review Information
Property address 24990 La Loma Drive
Lands of Rabkin APN 336-32-023
Planner Suzanne Avila Project number
Reason for OSC review: New residence, Second Unit, XXX Addition/major remodel
Other(specify)
OSC Reviewers (initials) NC,WW, GC Date of site visit 7/21/2016
SLOPE:
Average slope of lot unknown
Areas with slope>_30%YES
CREEKS
Creeks or waterways through parcel? Seasonal stream in ravine at rear(South) of lot
Name of creek.Shown on USGS map?SCVWD creek map?LAH Hazard Map? Tributary to
Hale Creek on southern boundary of property
Evidence of bed,banks, Official High Water Mark?No
Condition of banks?N/A
Existing riparian or OSE along creek on this property or nearby parcels?Yes: see below.
Proposed setbacks for structures? N/A
TREES
Heritage oaks?None
Groves of significant trees?Lower (south) portion of lot
Trees proposed for removal(Heritage oaks or other; number and species)?None
WILDLIFE CORRIDORS
Check 2006 Live Oak Associates map (not official)
Evidence of wildlife (e.g., deer trails,spoor)?
Deer trail crosses east-west across the southern steep portion of the property.
The wildlife corridor map shows the lower part of the property as part of a
larger wildlife corridor.
EXISTING FENCING:
Identify location and type of existing fencing
24990 La Loma Drive 8/22/16 1
Check that fencing on plans agrees with fencing on the ground
Note any fence that does not meet current fencing regulations
Old barbed wire fences crossing east-west in rear of property and along the
eastern edge, as shown on the Topographic Survey in the plans.
OPEN SPACE EASEMENTS
Check Town records for existing CE or OSE on this property or adjacent and nearby parcels
Identify areas where OSE may be appropriate (slope>_30%,significant trees, creeks, drainage
swales)
See attachment showing the southern portion of the property included in the
Town's Open Space Conservation Area.
Open Space Easements exist on two nearby properties at 24910 and 24920 La
Loma Court to the east of this site, encompassing the same tributary stream.
SEPTIC FIELD LOCATION
Note location if applicable
Septic fields,sewer and approved drainage installations are generally allowed in OSE
OSC RECOMMENDATION FOR THIS PROPERTY
• Remove the barbed wire fences.
• Do not allow removal of any mature oak trees on the property.
• Create an OPEN SPACE EASEMENT, as defined follows from the
Topographic Survey dated 12/16/2015:
An area in the southern portion of the lot enclosed by the southern,
eastern, and western boundaries of the lot AND a line extending from the
intersection of the 560' contour line with the eastern border to the
intersection of the 546' contour line with the western border. See
attached image of proposed easement. See area shown in red on the map
below.
• Create a RIPARIAN EASEMENT, as defined follows from the Topographic
Survey dated 12/16/2015:
An area extending from the southern property line of the lot to a line
parallel to at it at a distance of 40'. See area shown in green on the map
below.
24990 La Loma Drive 8/22/16 2
\ i
1 ( i
1
1
- ...
A
I
- I
..wars'.. •
!
I
I
I
. MATCH UNE TEE — I —
I I
I .
_a
TOPOGRAPHIC 24990 LA LOMA DRIVE ranf&GiuliKull.lnc. ` —
SURVEY .:.. — i'''''
LOS ALTOS HILLS. CALIF ORNW • - • ""�'' i_.
from Topographic Survey, 12/16/2015
24990 La Loma Drive 8/22/16 3
�`�• p .95 if
�` / 17 12005
#114
41 4. • /
I
Niiiiiiiiiiiiiiiii ,(44412009
25044 24915250264A/VN 1.
25080 ' 24905
25010 '�
tli
.136 24960 2490C
25100 / - ' 411111I
ve'40,Pe
4Arr •
25090 24990 •
25124 '
.2. t
52 ,f415"
� � 4
25 .
OPEN SPACE CONSERVATION AREA
Town of Los Altos Hills Land Use Diagram, March 16, 2010
Approved 8/12/2016 by vote of Open Space Committee
George Clifford & Nancy Couperus, OSC co-chairs
FOLLOW-UP
Date Development Plans approved:
( 0\ l(b I 6 Fast Track meeting
Planning Commission meeting
City Council meeting
Conditions of approval related to open space
Note changes from OSC recommendation
24990 La Loma Drive 8/22/16 4
Attachment 5
YOUNG AND BORLIK
ARCHITECTS INCORPORATED
480 LYTTON AVENUE,SUITE 8
PALO ALTO,CA.94301
TELEPHONE: FAX:
(650)688-1950 (650) 323-1112
November 18, 2016
Town of Los Altos Hills Planning Commission
RE: Open Space Easement at 24990 La Loma
Dear Commissioners,
Our project at La Loma has received Fast Track Approval, and is moving forward through the Town
process, however we are presenting to you a point of consideration regarding the Open Space
Committee recommendation for the location of an Open Space Easement being required on our lot.
We are amenable to an easement, and feel that slope conditions and rear yard amenities on the
property, considered together with the impacts of any fences can better protect views from our and
adjacent lots by allowing an adjustment to the location.
Open Space has proposed a line according to the attachments. Our preference would be to locate the
easement in alignment with the existing wire fence. It's our position that describing the easement
differently allows a fence either within, or further downslope from the tree line and better preserves
views from both on and off the property.Analysis of the site slope shows that the 30%slope of the
ravine begins much further down the hill than stated,closer to the drainage.
Should the existing fence be replaced, it's our desire that the oak trees be enjoyed, as they are now,
from the perspective of the homes in our neighborhood, rather than being relegated to an area that is
not seen.We thank you for your time and consideration in this matter.
Best Regards,
1111.
Steve Borlik,Architect C22855
Young and Borlik Architects, inc.
#
, ..
. ,;,, ,•"''
I
•
..:..',. ......,•::', ' , ' I
, 1
, .
, ...,
- #1
\ , .... .
- ......-,4 .
# . ...........---- 4
e• ,
• . 1
• ,
.., • _ 4
I
! 1 e
, #
- -1 . •
1 • 1
.........- 1-
i . — .....-, & - #
1 1
. v
..,;-
1 1/4
I - 1 if 0. ,, ,
,P• ''? 4,,K. , 1
, )
. . 4
,- :
,
' 1 ' ',;• i .4.,0 AK •• gi ,,1
. ( ,e .•
-•i' , ,,*(:,Av.::,
t I
1 ?17,,-- '...--,'.AK
•,:.• , ,I ,
•
• 1 ., .„ ... •,- A 2 ‘
. .'
FI
I 1. c i •
•
', I 11
t, :.
.._P\ 43„21"0A . 4'" <71- ,
i •1,,' ---.----------------
r ') ,-: 4.'11 • \
%.4. i 1 - a-,.• 1
i ___ —,-1"-----
'1:7AK: if — 1
_
1
;.,
---- —r .
-- ‘,,t • le
------ '1 8
-----
. ,
...—
•.,-
.
\ . - .#'— 11 tstIOAK.
—‘ , — .
k I4
4 ,-.."1":------ , 1 1 ..,
e 1
1 ,,
\,.,5'TR:r ,
.1
„ \''t•
N i--- .
• ( ,am.,..I.DrP 1
-----N \, -_.,__. ,
. . 1 A ---• \ ...--- .4 P.:6"EUGAL1P1
, ,\
....."*""..A
..-
...*
..** ‘
....
....•
.....
..... ‘.
....
.......
....*
..**
..***. ..."‘r 11.e°
-....-••""...
....,....... .1.
r..". //
$
041 1
I
k
---," ..........„.....
..------
1
\ ----
)
...----------*-.1.-***----- /
..-.:------- / C,
...-
..----
/ -%
.00 / Vib
... ....-.....,-* /
‘... ----------- / . 12
--,-----) •
... ,.../ / '
1\....._____________,...---.„........., ..0.. ........ _____
...
-
,
---------' ) //
1(
------"—
\ .
i .
1 ,
,
f
. *
1
— ‘ ..t: •Q !
\ .
Ns \-----:.',,........._ \ I .4•C \ ...- ...P.S.6"EUGALYPT
•
r 1
..-
r
1
r
i ' ltA•'.
--
--
-r
1 1
A
ak.�
/ �` 9
I I" 4,0'(/----:" / \ Vib
1 ,cJPj iii•��/- �/ l�/
/ u04.5............./.A,
y{ea•/4e ) /�/s
..y ,SG .i. 1i'3
1 \ *" e�S°q
,y �G�
Ah
1,
1 rlAa°vvvmle / `� �� 1. I A"c 1 .�F:6'EUGALYPT