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HomeMy WebLinkAbout3.2Itein 3.2 TOWN OF LOS ALTOS MILLS February 4, 2010 Staff Report to the Planning Commission RE: A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND SETBACK VARIANCE FOR TWO (2) UNCOVERED PARKING SPACES AND EAVE ENCROACHMENT; LANDS OF GIORI; 26631 TAAFFE ROAD; FILE #184-09-ZP-SD- GD FROM: Nicole Horvitz, Assistant Planner `1*1 APPROVED BY: Debbie Pedro, AICP, Planning Director ,9(? RECOMMENDATION: That the Planning Commission: 1. Approve the requested Site Development permit and setback Variance for two (2) uncovered parking spaces subject to the Conditions of Approval and Findings of Approval in attachments 1 and 2; AND 2. Deny the requested setback Variance for the garage eave encroachment subject to the Findings of Denial in attachment 3; BACKGROUND The subject property is located on the north side of Taaffe Road. The surrounding uses include single-family homes on adjacent parcels to the west, north, east, and the Packard Foundation to the south. The applicant proposes to demolish an existing single story residence and construct a new two story residence while retaining the existing swimming pool and pool house/storage shed. CODE REQUIREMENTS Asp required by Section 10-2.301 (c) of the Municipal Code, this application for a new residence has been forwarded to the Planning Commission for review. The Zoning and Site Development sections of the Municipal Code are used to evaluate proposed projects including floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. DISCUSSION Site Data: Gross Lot Area: .63 acres Net Lot Area: .578 acres Average Slope: 14.7% Lot Unit Factor: .520 Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 2 of 16 Floor Area and Development Area: Area (sgft) Maximum Existing Proposed Increase Remaining Development 7,500 12,045 6,986 -5,056 514 Floor 5,000 3,773 4,114 341 886 Site and Architecture The applicant is requesting approval of a Site Development Permit to construct a 4,114 square foot two story residence. The proposal includes retaining the existing 660 square foot swimming pool. There are currently two (2) legal non -conforming structures located on the property. One is a 336 square foot pool house/storage shed and the other is a 490 square foot three (3) car carport with garage doors. Both are located entirely within the property line setbacks. The proposal includes removing the carport but retaining the pool house/shed. Pursuant to Los Altos Hills Municipal Code Section 10-1.401, when the homeowner repairs, restores, or rebuilds more than 50% of the pool house/storage shed, the structure will need to be brought into conformance with the current regulations. The new residence will be located on an existing building pad with moderately steep natural slopes descending to the north east and south east. The average slope of the property is 14.7%. The new residence meets the height, floor area, and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The new residence and garage is located a minimum of 122' from the south (front) property line, 68' from the east (side) property line, 29.34' from the south (rear) property line, and 30' from the west (side) property line. The maximum building height on a vertical plane is 27' and the maximum overall height of the building (including chimneys and appurtenances) from the lowest point to the highest point is 28'. Proposed exterior materials consist of stucco and a clay tile roof. The main level has 1,774 square feet of living space with a foyer, music room, living room, dining room, kitchen, bathroom, butler's pantry, and a two car garage. The second level has 1,499 square feet of living space which consists of a master bedroom and bath, two (2) bedrooms, and a bathroom. Driveway & Parking Pursuant to Section 10-1.601 of the Municipal Code, a total of four (4) parking spaces are required. The existing driveway will be removed and the applicant is proposing to use the driveway easement located along the west side of the property to access a two (2) car garage and two (2) uncovered parking spaces. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 3 of 16 Variance The applicant is requesting a variance for setback encroachment of up to 26 feet with in the west (side) property line setback and 20 feet in the north (rear) property line setback for two (2) uncovered parking spaces and an cave encroachment for the new garage of up to 8-5/16" into the north (rear) property line setback. In evaluating a variance, the Planning Commission must determine if there are exceptional or extraordinary physical circumstances on the lot that create a hardship for the applicant to comply with the established zoning standards. The existing house was built in 1925 and the pool was approved in 1982. Town records show a building permit to add garage doors to the carport approved in 1958. The carport and pool house/storage shed are also shown on a site plan for the approval of the pool in 1982. There is currently a legal non -conforming carport (proposed to be removed) located in the same vicinity as the proposed uncovered parking. The applicant is reducing the nonconformity by removing the 490 square. foot carport and replacing it with 400 square feet of decomposed granite. The subject property is a little over half an acre, smaller then the typical 1 acre lot within the Town. Due to the size, shape, and slope of the property, there is not a suitable alternative location to place the required two (2) additional parking spaces. Staff has prepared findings of approval for the parking setback variance (Attachment 2). A portion of the new garage's cave will encroach within the rear property line setback by up to 8- 5/16" (15 square feet). The cave encroachment could be remedied by moving the garage and house to the south by 8-5/16". The applicant is requesting the cave encroachment in order to keep the new residence away from the drip line of a crepe myrtle tree near the existing pool on the southern end of the property. Findings of denial for the roof cave encroachment are included in attachment 3. The applicant has prepared findings for approval for Planning Commission consideration (Attachment 8). If the Planning Commission decides to approve the setback Variance request for the garage cave, the applicant's findings of approval should be cited. Outdoor Lighting The applicant is proposing one light per exterior door and two (2) for double doors. Staff has included condition #11 for outdoor lighting, requiring that fixtures be down shielded or frosted glass, low wattage, and shall not encroach or reflect on adjacent properties. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 4 of 16 Trees & Landscaping With the exception of all the eucalyptus required to be removed pursuant to Los Altos Hills Municipal Code Section 10-2.802 (g), no other trees will be removed with the new construction. To ensure that all remaining significant trees will be protected throughout the construction period, staff has included condition of approval #5 requiring that the trees within the vicinity of the construction be fenced for protection. A landscape screening and erosion control plan will be required after framing of the new residence Furthermore, any landscaping required for screening or erosion control will be required to be planted prior to final inspection, and a maintenance deposit to ensure viability of plantings will be collected prior to final inspection. Drainage Water runoff generated from the new development will be released via a splash block and dispersed on site. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. 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 inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc., has reviewed the soil and foundation report prepared by Murray Engineers Inc., dated February 2009 and recommends approval of the permit based on standard conditions (Attachment 6). Fire Department Review The Santa Clara County Fire Department has reviewed the proposal and is requiring a sprinkler system throughout all portions of the new residence and a fire truck access driveway (Attachment 4). Green Building Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 75 points in Build it Green's GreenPoint Rated program. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 5 of 16 Committee Review The Pathways Committee recommends a pathway in -lieu fee which is included as condition #29. The Environmental Design and Protection Committee recommended with the exception of the eucalyptus trees, that the applicant preserve and protect the existing vegetation for screening mitigation (Attachment 7). Neighbor Concerns To date, staff has not received any comments from the neighbors. CEQA STATUS The project is categorically exempt under CEQA per Section 15303 (a) ATTACHMENTS 1. Recommend Conditions of Approval 2. Findings of Approval 3. Findings of Denial 4. Recommendations from Santa Clara County Fire Department dated September 23 and December 12, 2009 5. Recommendations from the Pathways Committee dated September 28, 2009 6. Recommendations from Cotton, Shires, and Associates, Inc., dated October 6, 2009 7. Comments from Environmental Design and Protection Committee dated September 21, 2009 8. Findings prepared by the Applicant dated December 3, 2009 9. Worksheet #2 10. Development plans: site, topographic, grading & drainage, floor, elevation, section, and roof plans Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 6 of 16 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND A SETBACK VARIANCE FOR TWO (2) UNCOVERED PARKING SPACES LANDS OF GIORI, 26631 TAAFFE ROAD File # 184-09-ZP-SD A. 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 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. 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 Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 7 of 16 installation. The deposit will be released at that time if the plantings remain viable. 5. Prior to beginning any grading operation, all significant trees, particularly the heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be -fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. 6. 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. 7. 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 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 framing inspection. 8. 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. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 8 of 16 c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 9. 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. 10. No new fences or gates are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. Outdoor lighting is approved as shown on the plans. There shall be one light per door or two for double doors. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 12. 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. 13. Fire retardant roofing (Class A) is required for all new construction. 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. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 9 of 16 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. To qualify for development area credits, no less than 1,072 square feet of decomposed granite shall be installed on the driveway and parking area, per the approved plans, prior to final inspection 17. 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. ENGINEERING DEPARTMENT: 18. As recommended by Cotton, Shires & Associates, Inc., in their report dated October 6, 2009, 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) to ensure that their recommendations have been properly incorporated. In addition, the consultant should specifically evaluate geotechnical aspects of the following. s Proposed storm drainage facilities including percolation structures, dissipaters or detention facilities. The locations of septic leach field lines should be evaluate from a geotechnical perspective including the proximity of Staff Report to the Planning Conor -fission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 10 of 16 distribution lines to hardscape area and artificial fill materials. Any appropriate design modifications should be recommended. The results of the plan review should 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 Field 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. The consultant should inspect the drilling of foundation piers to verify adequate embedment into supporting materials. 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 October 6, 2009. 19. Two sets of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the site grading and drainage improvements were installed as shown on the approved plans prior to final inspection. 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. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 11 of 16 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. 23. 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 Taaffe Road 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. 24. 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. 25. The property owner shall dedicate a 30' wide half -width public right of way to the Town over Taaffe Road. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the dedication document. The dedication document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 12 of 16 26. 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. 27. A permit for the septic system shall be issued by Santa Clara County Health Department prior to acceptance of plans for building plan check. 28. Conditions of Santa Clara County Health Department shall be met prior to final inspection. 29. The property owner shall pay a pathway fee of $50.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check. C. 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 (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. 31. 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. 32. An access driveway with paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance or 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. 33. 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. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 13 of 16 34. This project is located within the designated Wildland Urban Interface Fire Area. The building construction shall comply with the provisions of the California Building Code (CBC) Chapter 7A. Vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. CONDITION NUMBERS 17, 18 a, 19, 22, 23, 24, 25, 27, and 29 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 February 26, 2010 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 February 4, 2011). 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 year. Staff Report to the Planning Commission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 14 of 16 ATTACHMENT 2 FINDINGS FOR APPROVAL OF VARIANCES TO ALLOW TWO (2) UNCOVERED PARKING SPACES WITHIN THE PROPERTY LINE SETBACKS LANDS OF GIORI — 26631 TAAFFE ROAD 1. Because of exceptional and 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; This site is unique with regard to lot shape, size, and topography. The lot is .578 acres, smaller then the typical 1 acre lot in Town. The lot is encumbered by moderately sloping topography surrounding the building pad. Due to the shape, slope, and size of the lot, there is not a suitable alternative location to place the required two (2) additional parking spaces. The applicant is reducing the non conformity by removing an existing three (3) car carport and replacing it with two (2) 10x20 parking spaces constructed of decomposed granite. 2. Upon the granting of the variance, the intent and purpose of the applicable sections of the Zoning Ordinance 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 setback requirements is to provide an undeveloped space between neighbors for noise, privacy and aesthetic purposes. The parking will be located where the existing carport is and will not result in a new impervious area and increased run off. 3. 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 granting of this variance would not pose a foreseeable threat to the public welfare or injurious to properties within the same zoning district. 4. The variance will not authorize a use or activity which is not otherwise expressly authorized by the Zoning District regulations governing the parcel of property. Pursuant to the Los Altos Hills Municipal Code Section 10-1.601, a minimum of four (4) parking spaces are required for each property within the Town. The applicant would be complying with this requirement. Staff Report to the Planning Conunission Lands of Giori 26631 Taaffe Road February 4, 2010 Page 15 of 16 ATTACHMENT 3 RECOMMENDED FINDINGS FOR DENIAL OF A VARIANCE FOR EAVE ENCROACHMENT WITHIN THE PROPERTY LINE SETBACKS LANDS OF GIORI — 26631 TAAFFE ROAD 1. Because of exceptional and 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 strict application of the Zoning Code does not preclude the applicant from moving the house and garage 8-5/16" to the south to comply with the Town's setback requirements. The new residence will encroach within the dripline of a crape myrtle which is not a protected tree per the Town's Ordinances. 2. Upon the granting of the variance, the intent and purpose of the applicable sections of the Zoning Ordinance 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 setback requirements is to provide an undeveloped space between neighbors for noise, privacy, and aesthetic purposes. The granting of a Variance for this project would be a grant of special privilege and create a new precedent for allowing eaves within the setbacks. 3. 71e 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 granting of a variance will conflict with the general purposes and intent of the Zoning Code to maintain adequate open space between properties and to preserve the Town's rural appearance. 4. the variance will not authorize a use or activity which is not otherwise expressly authorized by the Zoning District regulations governing the parcel of property. The granting of the variance would authorize a use in a setback area that is not expressly authorized by the Town's Zoning Code. The intent of setbacks is to provide a buffer area between developed residential properties and streets. FIRE COURTESY & SERVICE SAN7A CLARA COUNT 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 o (408) 378-9342 (fax) o www.sccfd.org DEVELOPMENT REVIEW COMMENTS CODEISEC. I SHEET I NO.I REQUIREMENT CFC Sec. 903.2, as adopted and amended by LAHMC 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 Attachment 4 r'�ema��o�a Internationally Accredited Agency PLAN REVIEW NUMBER ® 9 2 3 6 8 BLDG PERMIT NUMBER FILENUMBER 184-09-ZP-SD-GD Design review of a proposed 3,273 square foot two-story single-family residence with a 490 square foot detached garage/ carport and a 364 square foot detached accessory structure. Review of this Developmental 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 substitute for formal plan review to determine compliance with adopted inodel codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. Wildland-Urban Interface: This project is located within the designated IWildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. An automatic sprinkler system shall be provided in all new structures located in the designated Wildland-Urban Interface area. Exception: Any non -habitable structures accessory to single family residences that have a gross floor area of 500 square feet or less. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 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 CITY PLANS SPECS NEW RMDL AS LAH N ❑ ® ❑ ❑ OCCUPANCY R-3, U CONST. TYPE V -B APPLICANT NAME MICHAEL A. CHACON DATE 9/23/2009 PAGE 1 OF 3 SEC./FLOOR 2 story AREA see plans LOAD DESCRIPTION Residential Development BY Harding, Doug NAME OF PROJECT: SFR LOCATION: 26631 Taaffe Rd TABULAR FIRE FLOW: lOOO REDUCTION FOR FIRE SPRINKLERS: 50ay� REQUIRED FIRE U O lOOO as the Santa Clara Countv Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga 1110111111 01 FIRE COfIR7ESY 6 SERVICE Flkr� DEPARTMENT SANTA (MARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax),, www.sccfd.org DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET I NO. I REQUIREMENT FC Sec. D3 FC Sec 03 FC Sec. 03 Internationally Accredited Agency PLAN REVIEW NUMBER 0 9 2 3 6 8 BLDG PERMIT NUMBER FILENUMBER 184-09-ZP-SD-GD containers that may be 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). NOTE: Covered porches, patios, walkways, etc. attached to the roofline of the main house must be included in the fire sprinkler system design. The carport and pool equipment shed are not required to be equipped with a fire sprinkler system. Required Access to Buildings: Portions of the structure(s) exceed 150 feet of travel distance as measured along an accessible route of travel, from an approved fire apparatus access roadway or driveway. Provide an approved fire apparatus roadway and approved turn -around. Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 157o. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Fire Department (Engine) Driveway Turn -around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. CITY PLANS SPECS NEWRMDL AS OCCUPANCY CONST. TYPE APPLICANT NAME DATE PAGE LAH ® ❑ ® El ElR-3, U V -B MICHAEL A. CHACON 9/23/2009 1 2 OF 3 :C./FLOOR AREA LOAD DESCRIPTION BY story see plans Residential Development Harding, Doug 1MEOFPROJECT: SFR LOCATION: 26631 Taaffe Rd iBULAR FIRE FLOW:lOOO REDUCTION FOR FIRE SPRINKLERS: 50% REQUIRED FIRR�E FDLOSW lOOO Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga FIRE fAURTESY & SERVICE l I,..c: C EPA T MEN h SA11 t k CLARA CG -U!' ff � 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 0 (408) 378-9342 (fax) o www.sccfd.org DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET I NO.I REQUIREMENT PLAN REVIEW NUMBER 0 9 BLDG PERMIT NUMBER t"remanio<`P Internationally Accredited Agency 2366 FILENUMBER 184-09-ZP-SD-GD Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga NOTE: The preliminary assesment' mentioned on Page SCHM.06 of the plans does constitute any review or apnr�y this office. As noted, the Fire Department access must comply with the requirements noted in Comments # 4 through 6. CFC Sec. 505 7 Premises Identification: 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. To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. CITY PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE APPLICANT NAME DATE PAGE LAH ® ❑ N ❑ ❑ R-3, U V -B MICHAEL A. CHACCIN 9/23/2009 3 OF 3 SEC./FLOOR AREA LOAD DESCRIPTION BY 2 story see plans Residential Development Harding, Doug NAME OF PROJECT: SFR LOCATION: 26631 Taaffe Rd I TABULAR FIRE FLOW:1000 REDUCTION FOR FIRE SPRINKLERS: 507 E FLOS lOOO REQUIRED FIR�PSI: Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga rr ,.��3E,a'77941.,f� Gcmmiss;o., o� FIRE DEPARTMENT SANTA CLARA COUNTY REMOVED 14700 Winchester Blvd., Los Gatos, CA 95032-1818 ~ �f 4 A.M.';. (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org . t > 1 Internationally Accredited Agency Ls3 0 7 4 DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET NO.I REQUIREMENT BLDG PERMIT NUMBER FILE NUMBER Design review of a proposed 3,273 square foot two-story single-family residence with a 490 square foot detached garage/ carport and a 364 square foot detached accessory structure. Review of this Developmental 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 substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. NOTE: Fire Deaprtment access driveway and turnaround as shown and noted on this set of plans appears to comply with our requirements as noted in Review#09-2368. All other requirements as noted in our Review#09-2368 are reflected on Page SCHM.02 of this set of plans. Approved as submitted. CITY PLANS SPECS NEW RMDL AS LAH ® ❑ ® ❑ ❑ OCCUPANCY R-3, U CONST. TYPE V -B APPLICANTNAME MAC ARCHITECTURE DATE 12/16/2009 PAGE 1 OF 1 °C./FLOOR story AREA see plans LOAD DESCRIPTION Residential Development BY Harding, Doug %ME OF PROJECT: SFR LOCATION: 26631 Taaffe Rd I 1BULAR FIRE FLOW:1750 REDUCTION FOR FIRE SPRINKLERS: 50% REQUIRED FIRE FAL SW 1500 Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga z � FIRE COURTESY & SERVICE FIRE DEPARTMENT SANTAk CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 0 (408) 378-9342 (fax) © www.sccfd.org DEVELOPMENT REVIEW COMMEN'T'S CODE/SEC. I SHEET I NO.I REQUIREMENT ECOVED DE(,_ 11- S ZVINI m �O�erna�i�" Internationally Accredited Agency PLAN REVIEW NUMBER ® 9 3 ® 7 4 TO - A OF LOS ALT0SiM DG PERMIT NUMBER FILE NUMBER Design review of a proposed 3,273 square foot two-story single-family residence with a 490 square foot detached garage/ carport and a 364 square foot detached accessory structure. Review of this Developmental 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 substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. NOTE: Fire Deaprtment access driveway and turnaround as shown and noted on this set of plans appears to comply with our requirements as noted in Review#09-2368. All other requirements as noted in our Review#09-2368 are reflected on Page SCHM.02 of this set of plans. Approved as submitted. CITY PLANS SPECS NEW RMDL AS LAH ® ❑ N ❑ ❑ OCCUPANCY R-3, U CONST. TYPE V -B APPLICANT NAME MAC ARCHITECTURE DATE 12/16/20091 I PAGE 1 OF 1 SEC./FLOOR 2 story AREA see plans LOAD DESCRIPTION Residential Development BY Harding, Doug NAME OF PROJECT: SFR LOCATION: 26631 Taaffe Rd I TABULAR FIRE FLOW: 1750 REDUCTION FOR FIRE SPRINKLERS: 50%a REQUIRED FIRE O P W 1500 Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga Attachment 5 Los Altos Hills Pathway Committee DRAFT Minutes of Meeting September 28, 2009 1. ADMINISTRATIVE Co -Chairman Nick Dunckel called the meeting to order at 7:05 PM Members present: Anna Brunzell, Courtenay Corrigan, Nick Dunckel, Ann Duwe, Eileen Gibbons, Bill Silver, Bob Stutz, Tim Warner, Sue Welch Members absent: Chris Vargas Council Members present; Breene Kerr and Ginger Summit Members of the public present: Grace Peterson, representing the owner of 25750 Josepha Lane Steve The agenda was approved as amended below. 2. NEW BUSINESS A. The following properties were reviewed for pathway recommendations: i. 25750 Josepha Lane (Lands of PedersgnLThe reason for pathway review is construction of a new residence. Grace Peterson, the homeowner, was present at the meeting. Josepha is a cul-de-sac that provides pedestrian, equestrian, and bicycle access to Foothill College and is a public road from the intersection with Elena to a point beyond this property. A "Private Road" sign has been placed on the roadside further down the road, but it was not clear exactly where the private road begins. Although the usual PWC policy is to require construction of a pathway on a cul-de-sac that connects to an off-road pathway, some members of the PWC thought that it was not necessary at this time. Anne Duwe moved that for 25750 Josepha the Town ask for a pathway easement along Josepha but that the homeowners not be required to construct a path at this time. Bill Silver seconded. The vote was unanimously in favor. ii. 26631 Taaffe Road (Lands of Giori).The reason for pathway review is construction of a new residence. The property is a constrained lot of less than one acre and is located across Taaffe from the Packard property. A well -used IIB pathway exists on the opposite side of Taaffe and provides access to the nearby off-road path connecting Taaffe to Elena Road. The topography of the property is not conducive to pathway construction (i.e., it rises up steeply from the road and a utility pole is located close to the road). A path is not required on both sides because it is a one-sided road. Courtenay Corrigan moved that the owners of 26631 Taaffe Road be asked to pay a pathway in -lieu fee. Eileen Gibbons seconded. The vote was unanimously in favor. iii. Eastbrook Subdivision (Lands of Nicholson. The PWC reviewed this subdivision on November 27, 2006, at which time the proposal was for a two -lot subdivision. The property lies between Dawson Drive and Interstate 280. Hale Creek runs through it approximately North-South. A paved sewer easement runs approximately East-West and approximately parallel to I-280 through the property from Eastbrook Avenue to the east side of Hale Creek. The pavement resumes on the opposite (West) side of Hale Creek and continues to 12131 Oak Park Court. A gate on Eastbrook (immediately adjacent to the I- 280 off -ramp) provides access to the paved sewer easement. The decision of the PWC on November 27, 2006 required the following: COTTON, SHERES & ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS TO: Nicole Horvitz Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California. 940.22 SUBJECT: Geotechnical Peer Review RE: Giori, New Residence 26631 Taaffee Rd Attachulent 6 October 6, 2009 L0189 RECEIVED u 2009 TOWN 0i LOS ALTOS MILLS At your request, we have completed a geotechnical peer review of the subject application using: • Engineering Geologic and Geotechnical Investigation (report) prepared by Murray Engineers Inc., dated February, 2009; • Architectural Plans, including Floor, Roof & Site Plans, Sections and Elevations (14 sheets, various scales) prepared by MAC Architecture, dated September 16, 2009; Topographic Survey Plan (1 sheet, 1"=10') prepared by Western Pacific Boundary & Surveying, dated December 22,2008; Grading and Drainage Plan, Sections, and Details (3 sheet, various scales) prepared by Giuliani & Kull, dated September 10, 2009; and • Septic System Plan (1 sheet, 1"=20') prepared by SR Hartsell, REHS, Dated August 24, 2009. In addition, we have reviewed .pertinent maps and reports from our office files and inspected site conditions. Northern California Office Central California Office 330 Village Lane 6417 Dogtown Road Los Gatos, CA 95030-7218 San Andreas, CA 95249-9640 (408) 354-5542 o Fax (408) 354-1852 (209) 736-4252 o Fax (209) 736-1212 e-mail: losgatos@cottonshires.com www.cottonshires.com e-mail: cottonshires@starband.net Nicole Horvitz Page 2 DISCUSSION October 6, 2009 L0189 The applicant proposes to construct a new two-story residence in approximately the same location as the existing residence. The existing carport, pool cabana, and swimming pool are to remain. New hardscape and parking stalls are proposed around the residence along with a screened patio. The residence will be serviced by a new septic leachfield system. SITE CONDITIONS The proposed house site is located on an existing building pad with moderately steep natural slopes descending to the northeast and southwest. A fill prism was observed to the northeast of the residence. Fill slopes vary from gentle to steep in the northeast corner of the property with steeper slopes displaying signs of downslope creep. Runoff across the property is characterized by uncontrolled sheetflow. The existing driveway asphalt showed signs of distress, with cracking along the northeast section of the site. The site is underlain, at depth, by mapped sandstone bedrock of the Franciscan Complex. Franciscan serpentinite bedrock was confirmed during logging of site exploratory borings. The potentially active Monte Vista fault has been mapped approximately 125 feet northeast of the property. A previous fault investigation at 26541 Taaffee Road located the fault trace approximately as depicted on the Town Geologic Map. The Project Geotechnical Consultant has concluded that there is a low risk of surface fault rupture at the proposed house site. CONCLUSIONS AND RECOMMENDED ACTION The proposed new residence appears to be constrained by areas of existing fui materials, soils with a high expansion potential, and anticipated very strong seismic ground shaking. The Project Geotechnical Consultant has completed an investigation of site conditions consistent with prevailing standards and has recommended appropriate geotechnical design criteria to address identified site constraints. We do not have geotechnical objections to the proposed layout of primary site improvements. However, we note that the Project Geotechnical Consultant should evaluate geotechnical aspects of proposed new septic leachfield lines, especially those located near hardscape or existing fill materials. We recommend that the following Item 1 be addressed prior to acceptance of documents for building permit plan -check: 1. Geotechnical Plan Review — The applicant's geotechnical consultant should review and approve all geotechnical aspects of COTTON, SHIRES & ASSOCIATES, INC. Nicole Horvitz Page 3 October 6, 2009 L0189 the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. In addition, the consultant should specifically evaluate geotechnical aspects of the following: Proposed storm drainage facilities including percolation structures, dissipaters or detention facilities. Proposed locations of septic leachfield lines should 'cc cvah.ateu 1fif a geoteclu-dca l perspective including the proximity of distribution lines to hardscape areas and artificial fill materials. Any appropriate design modifications should be recommended. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer prior to acceptance of documentation for building permit plan -check. 2. Geotechnical Field Inspection — The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of, the project construction. The inspections should include, bt not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, excavations for foundations and retaining walls prior to the placement of steel and concrete. The consultant should inspect the drilling of foundation piers to verify adequate embedment into supporting materials. The results of these inspections and the as -built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review prior to final (as -built) project approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the Town with discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our COTTON, SHIRES & ASSOCIATES, INC. Nicole Horvitz Page 4 October 6, 2009 L0189 opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:CLO:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre P--incipal Fi��:.1F_eii3 g Gfi.i lC gl�ei CEG 1795 ja'u-j/ Z David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES & ASSOCIATES, INC. 'V,e tz) Environmental _ esngn and Protection Come mittee Attaclunent 7 SLu���G RECEIVED New Residence/Remodel Evaluation Reviewed by: Pc --J-, Sc�j ,jcPu(1,1��Ccti ..�+,� `� 1 2-(f r TOWN OF Los n'IiiL€ AppRgcatrntt Name -�r O VI C f � L, 64-A' c.) C Address -2-61 Site impact/lighting/noise: Creeks, drainage, easements: Significant issues/comments: Attachment 8 lJ E- :b 2009 rci!dj'it p.;i FrYas S'FUo esr::. EK MAC Architecture IConstruction December 3, 2009 Town of Los Altos Hills 26379 Fremont Road Los Altos Hills, CA 94022 Attn: Planning Department Re: Giori Residence at 26631 Taaffe Road - Request for Variance Dear Planning Department, We are here in requesting a Variance for locating service parking (2 stalls) in the rear setback and encroaching 8 5/16" into the rear setback with the garage roof eave. Due to the site's relatively small size at 29,048 square feet, unusual shape, topography, existing site structures/vegetation and required septic system the property (read buildable area) is extremely limited. Additionally, the property has a shared driveway and 30' ROW on the Taaffe Road side of the property that is located entirely on the property. These factors combine to create a condition where there is insufficient area to locate the service parking in the buildable area. The service parking will encroach into the rear setback the same way the existing carport (which will be demolished) has encroached into the setback area. The garage eave encroachment (15 square feet) into the rear setback is minor in nature. The- proposed new residence has been sited with consideration for the existing crepe myrtle root zone and with the goal of minimizing excavation into undisturbed earth by siting the house on the (relatively) level area of the site within the buildable area. We believe that our request meets the requirements for a Variance. The size and shape of the property evolved over time. Originally, the surrounding properties were part and parcel to a much larger plot of land. As portions were parceled off, the remaining lot (26631 Taaffe Road) was left as an odd small shaped property. .1148 High Street PALO ALTO, CALIFORNIA 94301 OFFICE/CELL (650) 796-8895/FAX (650) 618-0338 michael@mac-archcon.com/www.mac-archcon.com rciMAC Arch itectureIConstruction Adjacent properties have similar conditions (parking and structure encroachment) because they were either built prior to the enactment of more restrictive setback regulation or they are much larger lots. The strict application of setback requirements would deprive the owners of privileges enjoyed by other property owners in the vicinity The granting of this Variance will not give special privileges to the owner, but bring this property into closer conformance with its neighbors by allowing parking in the setback and the garage, roof eave to encroach into the setback. Granting of a 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. Nor will such a Variance authorize a use or activity which is not expressly authorized by the. Zoning District regulations. If you have any questions and/or comments, please do not hesitate to call or email. Sincerely, >Ytw�� Michael a. Chacon Architect CA reg. No. C-26543 1148 High Street PALO ALTO, CALIFORNIA 94301 OFFICE/CELL (650) 796-8895/FAX (650) 618-0338 michael@mac-archcon.com/www.mac-archcon.com F LOS ALTOS HILLS 6 s DEPARTMENT E 0IR ` R 0s Altos Mills,, Califonva 94022 • (650) 941-7222 FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PRopoSED DEVFLOPMENT AREA AND FLOOR AREA aTE.MN IN WrEff. YOUR. itiT P.J:r1l. ATION PROPERTY OW'NER'S NAME PROPERTY ADDRESS CALCULATEDBY DATE 1 G� - C7 1. D-KVEL0Pl1' RMT :A7. Emsting 2nd Floor (SQUARE FOOTA. E) Attic and.Basemerit A. House and garage (frotn.Pazt 3. A.) B. Accessory Buildings B. Decking b. C. Driveway and Parking � (� (Measured 100' along centerline) D. Patios and WalkwaysE. Tennis Court F. Pool and Decking G. Accessory Buildings (from Part B) H. Any other coverage TOTALS l rroposea (Aditions/Wetions) 2- 50 Attachment_,9 1. Mal r 1� Maximum Development Area Allowed - MDA (from Worksheet 41) 2. TOTAL MPFRVIOUS.SURFA+CE Existing Proposed. Total (SQUARE FOOTAGE) TOTAL J. FLOOR AREA. (sQuARE FOOTAGE) A. House and Garage a 1 st Floor. b. 2nd Floor C. Attic and.Basemerit d. Garage B. Accessory Buildings a. 1 st Floor b. 2nd Floor C. Attic and Basement Eisting Proposed Total (Add t onsfDeletions) Js % OWN, o . ° ri re !j TOTALS Nfaximum. Floor Area Allowed - N1FA (from Worksheet 41) TOY N USE ONLY CHECKED BY DAIT