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Item 3.3 TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission October 7, 2010 SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A 5,437 SQUARE FOOT TWO STORY NEW RESIDENCE WITH A 4,208 SQUARE FOOT BASEMENT WHICH INCLUDES A 599 SQUARE FOOT SECONDARY DWELLING UNIT, A 1,326 SQUARE FOOT BUNKER, AND A 671. SQUARE FOOT SWIMMING POOL. THE APPLICANT IS ALSO REQUESTING A GRADING POLICY EXCEPTION OF UP TO 15' OF CUT FOR THE BASEMENT GARAGE, BACKUP AREA, AND DRIVEWAY; LANDS OF MAKOWER; 14300 MIRANDA ROAD; FILE #118-10-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner. APPROVED BY: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for a new residence with a basement, secondary dwelling unit, bunker, swimming pool, and Grading Policy exception for the basement garage, backup area, and driveway subject to the recommended conditions of approval and findings of approval in attachments 1 and 2. BACKGROUND The subject property is located at the southern comer of Miranda Road and La Lanne Court. The surrounding uses include single-family homes on adjacent parcels to the east, north, south, and across Miranda Road to the west. The property is currently vacant except a driveway along the southern property line. CODE REQUIREMENTS As required by Section 10-2.301 (c) and 10-1.202 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: 1.00 acres Net Lot Area: 1.00 acres Average Slope: 13.2% Lot Unit Factor: .931 Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 2 of 13 Floor Area and Development Area: Area (sgft) Maximum* Existing Proposed Increase Remaining Development 13,348 4,287 13,341 9,054 7 Floor 5,437 0 5,437 5,437 0 (Basement 4,208, Bunker 1,326) *includes 500 sq. ft. solar bonus per Section 10-1.502 of the LAHMC Site and Architecture The applicant is requesting approval of a Site Development Permit to construct a 5,437 square foot two story residence with a 4,208 square foot basement (which includes a 720 square foot garage and a 599 square foot secondary dwelling unit), a 1,326 square foot bunker, and a 671 square foot swimming pool. The new residence meets the setback, height, floor area, and development area requirements established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal Code. The property is currently vacant except for a driveway along the southern property line. There are gentle to moderately steep northwest to northeast facing slopes. Previous grading on the site has created an existing cut and fill pad. The new residence is located a minimum of 71'10" from the east (front) property line, 40' from the north (side) property line, 77' from the west (rear) property line, and 397"' from the south (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 34'. Proposed exterior materials consist of a stucco exterior with stone veneer, clay barrel the roof, and balconies with wrought iron railings. The basement and bunker level of the new residence has 5,534 square feet of area which includes a secondary dwelling unit, storage/mechanical room, theater, wine cavern, wine tasting room, recreation room, and a three (3) car garage. 4,192 square feet of the basement is wholly underground and exempt from floor area calculations pursuant to Section 10-1.208 of the Municipal Code. The main level has 4,293 square feet of living space with a foyer, library, living/dining room, breakfast nook, kitchen, great room, three (3) bedrooms, and two (2) bathrooms. Pursuant to Section 10-1.202 of the Los Altos Hills Municipal Code, 109 square feet on the first floor was included twice into the floor area calculations. The second floor has 1,019 square feet of living area which includes the master bedroom and master bath, and an office. Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 3 of 13 Driveway & Parking, The existing driveway will be removed and replaced with a new 14' wide driveway which traverses the property with access from both Miranda Road and La Lanne Court. Pursuant to Section 10-1.601 of the Municipal Code, a total of five (5) parking spaces are required because the proposed residence includes an attached secondary dwelling unit. The basement garage can accommodate three (3) cars and two (2) exterior parking spaces are proposed at the front of the residence. Outdoor Lighting The applicant is proposing thirteen shielded lights located on the exterior of the residence. 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. The applicant has submitted lighting specifications indicating that all proposed fixtures will be either shielded, downlights, or have frosted glass. Trees & Landscaping No trees greater than 6" in diameter are proposed to be removed with this application. A landscape screening and erosion control plan will be required after framing of the new residence (Condition of approval #3). 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 collected and carried to an onsite storm water detention system located underneath the two (2) exterior parking spaces. It will then be slowly metered out near the corner of La Lanne Court and Miranda Road. 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. Grading Policy Exception Total grading quantities for this project include 5,117 cubic yards of cut for the basement, patios, yard areas, driveway, pool, and pool deck. 328 cubic yards of fill is proposed for the driveway and yard areas. The Engineering Department has reviewed the proposed grading plan and concluded that it is not in conformance with the Town's grading policy. Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 4 of 13 The applicant is proposing up to 15' of cut along the south property line to accommodate the basement garage, backup area, and driveway. The area requiring a Grading Policy exception covers approximately 1,107 square feet. Per the Towns Grading Policy, "Driveway cut may be increased up to a maximum of eight feet for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. " Additionally, requirements for building siting are addressed in Section 10-2.702.c of the Los Altos Hills Municipal Code: "The location of all structures should create as little disturbance as possible to the natural landscape. The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings. Additional grading may be allowed for the purpose of lowering the profile of the building provided that at the completion of the project the visual alteration of the natural terrain is minimized. The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to accommodate the proposed structure. " The Grading Policy is intended to be used by staff in evaluation and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. If the proposed grading were to occur on a hillside or ridgeline property, the excavation for the basement garage, backup area, and driveway would result in massive retaining walls that are highly visible from off site and substantial visual alteration of the natural terrain in violation of Section 10-2.702.c of the Site Development Code. However, in this case, the affected area is relatively flat and the proposed grading will help lower the profile of the new home. Portions of the retaining walls will be at natural grade and will not be highly visible from surrounding properties. In addition, the retaining walls will be terraced (7'6" max height) with planting areas in between to minimize the visual impact to surrounding neighbors. If the Commission decides to approve the Grading Policy Exception for the driveway and backup area adjacent to the basement garage, findings of approval in Attachment 2 should be cited. Neighbor Concerns Before the story poles were erected for the new residence, the owner invited neighbors to review the proposed plans. At that time, nine (9) neighbors signed a document, prepared by the owner, stating they support the proposed project (Attachment 3). Staff has also received separate emails from the neighbors at 14355 Miranda Way (Lands of Strober), 14370 Miranda Road (Lands of Elson), and 25721 La Lanne Court (Lands of Batista) supporting the project (Attachment 4). Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 5 of 13 After the story poles were constructed and the public hearing notices were sent on September 24, 2010, neighbors at 14250 Miranda Road (Lands of Wong) and 14271 Miranda Road (Lands of Becker) contacted staff with concerns that the height and location of the new residence would obstruct the views from their property. On September 29, 2010, staff received a document with signatures of five (5) neighbors opposing the project because of view concerns. (Attachment 5) Once the applicant was made aware of the neighbors' objections, he voluntarily offered to lower the roofline over several areas of the house by 2' in order to minimize the view obstruction to the neighbors. A sketch showing the location of the roof changes was submitted to staff on September 30 2010 (Attachment 6). Since staff received this document, two of the neighbors who originally opposed the project (Sinha & Becker) have voiced support of the proposal with the lowering of the roofline by two (2) feet. Fire Department Review The Santa Clara County Fire Department has reviewed the proposal and is requiring a 14' wide driveway and a sprinkler system throughout all portions of the new residence (Attachment 7). Geotechnical Review The Town's geotechnical consultant Cotton, Shires & Associates, Inc has reviewed the soil and foundation report prepared by American Soil Testing, Inc dated May 14, 2010 and recommends approval of the permit based on the conditions 15 a & b (Attachment 8). Committee Review The Pathways Committee recommends the construction of a type IIB pathway along Miranda Road (condition #24). The Environmental Design and Protection Committee noted the use of copper gutters and down spouts and that it will be difficult to mitigate the new residence with its location on the lot (Attachment 10). Green Building Ordinance This project is required to comply with the Town's Green Building Ordinance. The new residence is designed to achieve 69 points in Build it Green's GreenPoint Rated program. CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (a) & (e) Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 6 of 13 ATTACHMENTS 1. Recommended Conditions of Approval 2. Findings of Approval 3. Signatures of Neighbors in Support of the Project dated August 14, 2010 4. Emails from Neighbors in Support of the Project 5. Signatures of Neighbors Opposing the Project dated September 23, 2010 6. Email and sketch of plan modification to lower roofline dated September 30, 2010 7. Recommendations from Santa Clara County Fire Department dated July 7, 2010 8. Recommendations from Cotton, Shires, and Associates dated July 13, 2010 9. Recommendations from the Pathways Committee dated August 23, 2010 10. Comments from Environmental Design and Protection Committee dated July 30, 2010 11. Grading Policy 12. Worksheet #2 13. Site Development plans Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 7 of 13 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT, SECONDARY DWELLING UNIT, AND POOL LANDS OF MAKOWER, 14300 MIRANDA ROAD File # 118-10-ZP-SD-GD 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 properly 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 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 Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 8 of 13 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. 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. Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 9 of 13 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. 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. 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: 15.' As recommended by Cotton, Shires & Associates, Inc., in their report dated July 13, 2010, the applicant shall comply with the following: a. Supplemental Geotechnical Recommendations and Plan Review — The project geotechnical consultant should prepare recommended geotechnical design criteria for the proposed swimming pool. The applicant's geotechnical consultant should 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 and regaining walls) to ensure that their recommendations have been properly incorporated. The project geotechnical consultant should verify that all backdrains for project retaining walls incorporate filter fabric or include utilization of class II permeable material for backdrain construction. Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 10 of 13 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 Construction Inspections — The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. At the end of project construction, the. consultant should inspect completed site drainage improvements to confirm compliance with geotechnical standards. 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 July 13, 2010. 16. Peak discharge at 14300 Miranda Road, as a result of Site Development Permit 118-10, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer stating that the grading and storm drainage improvements were constructed as shown on the approved plans. 17. 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. 18. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 11 of 13 start the application process for undergrounding utilities which can take up to 66-88 months. 19. 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. 20. 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 Miranda 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. 21. 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. 22. 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. An encroachment permit shall be required for all work within the public right of way prior to start work. 23. 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 within the public right of way prior to start work. 24. The property owner shall construct a type 2B pathway along Miranda Road to the satisfaction of the Engineering Department prior to final inspection. An Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 12 of 13 encroachment permit shall be required by the Town's Public Works Department for all work within the public right of way prior to start work. FIRE DEPARTMENT: 25. 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. 26. The applicant shall provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14', vertical clearance of 13'6", minimum circulating turning radius of 36' outside and 23' inside, and a maximum slope of 15%. 27. 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. CONDITION NUMBERS 14,15a, 16,19,20,21,23, and 24 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 October 29, 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 October 7, 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 years. Staff Report to the Planning Commission Lands of Makower 14300 Miranda Road October 7, 2010 Page 13 of 13 ATTACHMENT 2 RECOMMENDED FINDINGS OF APPROVAL FOR GRADING POLICY EXCEPTION FOR DRIVEWAY AND BACKUP AREA ADJACENT TO BASEMENT GARAGE LANDS OF MAKOWER, 14300 MIRANDA ROAD FILE # 118-10-ZP-SD-GD 1. The proposed grading is consistent with Section 10-2.702.c of the Los Altos Hills Municipal Code, the proposed grading will help lower the profile of a portion of the structure and render it less visible from off-site. 2. The proposed area of grading is not on a hillside and will not result in the substantial visual alteration of the natural terrain. The property's existing contours and basic landform are retained. 3. The proposed grading will not result in the placement of retaining walls that are highly visible from off-site. 4. The proposed grading will not result in the removal of any substantial vegetation or alteration of existing drainage patterns. 5. The Grading Policy emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. The proposed underground garage requires no fill. Sep 19 10 09:46p Makower Office 650-472-3160 Attachment 3 August 14, 2010 Town of Los Altos Hills Community Development Department 26379 Fremont Road Los Altos Hills, CA 94022 re: Proposed new two-story home with basement for the Makower Family at 14300 Miranda Road, Los Altos Hills, CA Dear Planning Staff & Planning Commission Board Members: Josh & Jennifer Makower have shown and explained their plans to us for their proposed new two-story home at 14300 Miranda Road. We, the undersigned neighbors on Miranda Road and La Lanne Court, have reviewed their plans and have no objection to their proposed project. Date Address of Neighbor Name of Neighbor SignaWEC •{.Pr%.5 PLC f°NQS 14250 Miranda Road 14320 Miranda Road L 25750 La Lanne Court wi'fri 1 `ro 12�.�'PA;--;'L �,' WAi.L. ® 14415 Miranda Road 0 r� �� Pz.9 To S:? ; rf- C. � `� 1 n!© 4 __r�-i.-3 j: 14'4511 Miranrla gnarl 2 of 2 Attachment 4 Nicole Horvitz From: Joanna Strober Uoannaas@yahoo.com] Sent: Friday, September 24, 2010 2:54 PM To: Nicole Horvitz Subject: support of 14300 Miranda Hi Nicole: I just wanted to express our support of 14300 Miranda. I saw the drawings when they shared them with me, as well as the elevations. We see the house from many angles in our house. I think the house is positioned well and does not block our views any more/less than any other house there would. I believe they should be allowed to build their house as is. They purchased the lot, the size and height are within all regulations, and I believe it would be unfair to restrict their ability to build the house that they want. Additionally, the Makowers's are extremely nice people and I feel badly that they are experiencing such an unfriendly introduction to the neighborhood. Thanks, Joanna Strober and Jason Strober Nicole Horvitz From: Josh Makower, MD amakower@exploramed.coml Sent: Saturday, September 25, 2010 11:58 AM To: Nicole Horvitz Subject: FW: Help? Nicole, Another supporter, for your records in case she cannot attend... Josh -----Original Message ----- From: Andrea Batista _[mailto:turtle@gmail.com] Sent: Saturday, September 25, 2010 11:54 AM To: Josh Makower, MD Cc: My Man; Jen Makower Subject: Re: Help? Josh, I am sorry to hear about your home project troubles. I believe I might be able to attend the meeting Oct 7, not so sure about Harald though as he might be traveling. I really have no issue with the house at all. The only thing that might come up is parking of the construction trucks and equipment. It is very hard to see who is coming up the hill when a car/truck is parked on top of the hill on La Lanne. I know that everyone always parks there be it is easier and safer not to roll down the hill. However, coming up from either way it is hard to see what the oncoming traffic is like. The only way to drive over the hill is by inching yourself slow past whatever is parked on top of the hill. Not sure how to solve that issue, maybe park as much on Miranda as possible? I am sure we will come up with ideas. Remind when it gets closer to the 7th. -A 1 Nicole Horvitz From: Elson, Vera [velson@mwe.com] Sent: Sunday, September 26, 2010 1:39 PM To: Nicole Horvitz Cc: ebobe@pacbell.net Subject: The Makower project on corner of La Lanne and Miranda Dear Nicole: My name is Vera Elson. Our family lives at 14370 Miranda, just one house away from the Makower's new lot. I see that their story poles just went up showing the contours of their intended new home. Just wanted to let you know that the Makower's showed us their plans. We think it looks like a lovely design that will enhance the aesthetics, as well as add to the property values, in our neighborhood. Unfortunately, neither my husband nor I can attend the meeting on Oct 7th, but just wanted to let you know that we fully support their project. Vera M. Elson, Esq. McDermott Will & Emery LLP 275 Middlefield Road, Suite ioo Menlo Park, CA 94025-4004 (65o) 815-7412 (direct dial) (65o) 815-7401 (fax) IRS Circular 230 Disclosure: To comply with requirements imposed by the IRS, we inform you that any U.S. federal tax advice contained herein (including any attachments), unless specifically stated otherwise, is not intended or written to be used, and cannot be used, for the purposes of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or matter herein. This message is a PRIVILEGED AND CONFIDENTIAL communication. This message and all attachments are a private communication sent by a law firm and may be confidential or protected by privilege. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of the information contained in or attached to this message is strictly prohibited. Please notify the sender of the delivery error by replying to this message, and then delete it from your system. Thank you. Please visit http://www.mwe.com/ for more information about our Firm. Nicole Horvitz From: Josh Makower, MD Umakower@exploramed.com] Sent: Thursday, September 30, 2010 12:06 PM To: Nicole Horvitz Cc: Daryl V. Harris; James Kramer Subject: Fwd: 14300 Miranda Nicole, Please confirm you got this... Josh Begin forwarded message: From: Ashok Sinha <asinha@sunpreme.com> Date: September 30, 2010 12:05:01 PM PDT To: "Josh Makower, MD" <jmakower exploramed.com> Cc: "ashoksinha@sbcglobal.net" <ashoksinha@sbcglobal.net> Subject: Re: 14300 Miranda Dear Dr Makower, Likewise - it was a pleasure talking with you this morning. And thank you for having your architect reduce the heights by about 2 feet. This change along with your thoughts on landscaping should result in a beautiful property that will further enhance our neighborhood. We are totally supportive of your project and look forward to meeting with you. Regards, Ashok Sinha On Thu, Sep 30, 2010 at 8:39 AM, Josh Makower, MD <jmakower@exploramed.com> wrote: Dear Mr. Sinha — Thank you so much for the conversation this morning. We are very much looking forward to meeting your family. As discussed, I am proposing dropping the height of the house down about 2 feet (the thickness of the orange tape) on the major ridges on the center and right side of the house and dropping the chimneys that amount as well. Please let me know if this change would allow you to be supportive of my project. Sincerely — Josh Nicole Horvitz From: DON/MARY JO [donandmaryjo@comcast.net] Sent: Thursday, September 30, 2010 5:35 PM To: Nicole Horvitz Subject: Makower House Project Nicole, We have received an email from Josh Makower proposing that they lower the height of the house 2 feet on the right hand side. With those modifications, we can support the project. Mary Jo and Don Becker 14271 Miranda Rd. Los Altos Hills, CA 948-9439 1 Attachment 5 The proposed project on 14300 Miranda Road creates impacts and obstructions( view. We believe the house should be lowered in height, either by relocation or architectural change. Address Name Signature �7127/ i Z C, Attachment 6 Nicole Horvitz From: Daryl V. Harris [dvh rhassoc@hotmail.com] Sent: Thursday, September 30, 2010 12:28 PM To: Nicole Horvitz Subject: 14300 Miranda - ridge ht. revisions Attachments: RoofPlanGraphic-1.pdf Hello Nicole, I meet with Josh & Jennifer Makower, last night, to review some design changes we were considering that will address the neighbors view concerns, as we currently understand them. As you know, Josh & Jennifer have reached out to all of their neighbors A SECOND TIME, after the story poles were in place, to see if anyone had any view concerns. They have only heard concerns from TWO neighbors, the Wong's next door and the Becker's across the street on Miranda. I met with Charles Wong and his wife, on the Makower's behalf on Wed. 9/22/10, to understand the Wong's view concerns and to look at the story poles from the Wong's secondary bedroom windows. The result of that meeting was that if the house were to be lowered 2 feet (or about the thickness of the orange netting) it would allow the Wong's to maintain a view of most of the bay over the new house's second floor roof line. Even though Charles agreed, that lowering the second floor roof ridge 2 feet would be fine and would preserve his bay view he felt maybe he should ask for more, say 3 feet, so that way if he had to compromise on his request then he would still get the 2 feet. His philosophy was to ask for more than he needs in case he doesn't get it all! Josh met with the Becker's, after you met with them and understands that they would be happy if the Great Room ridge could be lowered 2 feet. They also would like the trees between the Makower's & Wong's to be thinned or removed. The attached roof plan shows our proposal to reduce the house ridge lines, that are of concern to the Becker's & Wong's, by 2 feet. Please et me know if you have any questions about the attached roof plan. Thanks,, Daryl Daryl V. Harris, AIA RH Associates, Architects ,Lq.Ar ,^.rhaarchitects.cam 530-268-3055 office 530-268-2027 fax 916-769-7042 cell i--------- -- ---------i I I I ' I ASSOCIATES ARCHITECTS I I I I I , I 5302SM055 I 'FLAT' ROOF I I - - B I 3:17 TYP. U.N.O. I M ZI I — , I I I I I , (IL�O(��jlrS.11l A O I N �V I , d I w , � I f w _ ------------7�s.aTastEssr---- I I I � I 'FLAT' / ROOF // I I Kam o I / I - u W O _____rI _________ 18-0 _ _____________________________ I I - -ALSOLAR PANEL j Q LOCATION i-------------' 3:17 TYP. U.N.O. C LOWER RIDGE 2'-0" i :r.,rs.. 3:17 TYP. U.N.O. I O e— <� ------------ LOWER RIDGE �! 6 1 e I I7 , I e -o LOWER RIDGE I'-6° I t= — I I I I I I I I 5-p ----________ I-----I-------------- 19-0 _____ I I DECK I I , I Bpoled RmEar 6 Gele elvel wroer el ehael� ROOF PLAN NORTH Fi.,E DEPARTMENT FIRE � SANTA CLARA COUNTY RECOVED ` 14700 Winchester Blvd., Los Gatos, CA 95032-1818 COURTESY B SERVICE (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org JUL 0 9 2010 TOWN OF LOS ALTOS vlbilEUS No. BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Attachment 7 r��ernatiot`a Internationally Accredited Agency 10 1609 Proposed new 10,214 square foot three-story single-family residence with attached garage. (NOTE: this is a three-story structure as defined in the 2007 California Building Code, Chp. 2, Definitions, Story and Story Above Grade Plane. See also Chp. 11B, Sec. 1102B. Comment #1: Fire Sprinklers Required: Approved automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception: One-time additions to existing buildings made after 01 / 01 / 2008 that do not exceed 500 gross square feet. NOTE: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage and an FDC appliance may be required. 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. CFC Sec. 903.2, as adopted and amended by LAHTC Comment #2: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that 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). 2007 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 Comment #3: NOTE: Fire Department access does not require two separate access points to both Miranda Road and La Lanne Court. City PLANS SPECS NEW RMDL ASOCCUPANCY LAH ® [11N El ElR-3, U CONST. TYPE V -B ApplicantName Rh Associates Architects DATE 7/7/2010 PAGE 1 OF 2 SEC/FLOOR 3 story AREA 10214 sf LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR LOCATION 14300 Miranda Rd, Los Altos Hills TABULAR FIRE FLOW 2750 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW 1120 PSI 1500 BY Harding, Doug 1 50% Drganized 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 �°LARA °o Fln,E DEPARTMENT RECEIVED —FIRE SANTA CLARA COUNTY � "� 14700 Winchester Blvd., Los Gatos, CA 95032-1818JUL 0 9 2010 COURTESY 6SERME (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org TOWN OF LOS ALTOS HILLS PLAN REVIEW No. BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Gon.mission fn �C�t1flT;�n^ Internationally Accredited Agency 10 1 609 Comment #4: 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. CFC Sec. 505 To prevent plan review and inspection delays, the above noted Developmental Review Conditions shall be restated 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 LAH N ❑ ® ❑ ❑ I OCCUPANCY R-3, U CONST. TYPE V -B ApplicantName Rh Associates Architects DATE 7/7/2010 PAGE 2 OF 2 SEC/FLOOR 3 story AREA 10214 sf LOAD PROJECT DESCRIPTION Residential Development PROJECT TYPE OR SYSTEM Design Review NAME OF PROJECT SFR LOCATION 14300 Miranda Rd, Los Altos Hills TABULAR FIRE FLOW 2750 REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI 1500 BY Harding, Doug 1 1 50% 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 8 COTTON, SHIRES AND ASSOCIATES, INC. CONSULTING ENGINEERS AND GEOLOGISTS July 13, 2010 L5200A TO: Nicole Horvitz Planning Department TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Addendum to Geotechnical Peer Review RE: Makower, New Residence #118-10-ZP-SD-GD 14300 Miranda Road At your request, we have completed a geotechnical peer review of the permit application using: • Soil and Foundation (report) prepared by American Soil Testing, Inc., dated May 14,2010; • Architectural Plans (6 sheets) prepared by RH Associates, dated June, 2010; and • 11opographic Plan (i sheet) prepared by Clements and Associates, dated April 7, 2005. In addition, we have reviewed pertinent maps from our office files and completed a recent site inspection. DISCUSSION Our review of the referenced documents indicates that the applicant proposes to construct a new two-story residence with basement, pool, and associated improvements Northern California Office 330 Village Lane Los Gatos, CA 95030-7218 (408) 354-5542 • Fax (408) 354-1852 www.cottonshires.com Central California Office 6417 Dogtown Road San Andreas, CA 95249-9640 (209) 736-4252 • Fax (209) 736-1212 Nicole Horvitz July 13, 2010 Page 2 L5200A close to the location of the previously demolished residence. We understand that the swimming pool is part of the current development application. Detailed design criteria for the pool are not included in the referenced report. Access to the property will be via a new driveway extending from Miranda Road. Our packet of project plans did not include a grading and drainage plan, but we anticipate a significant excavation for the proposed basement. SITE CONDITIONS The project site is generally characterized by gentle to moderately steep (to 25 percent inclination) northwest to northeast -facing slopes. Previous grading on the site has also created the existing cut and fill pad. The outboard edge of the building pad is a steep (approximately 50 percent inclination) fill slope that extends to the northwest and northeast of the central knoll. Portions of the previous site pool area appear to be underlain by undocumented fill with the potential for settlement and creep. Natural drainage at the site is characterized by sheetflow to the northwest and northeast. The Town Geologic Map indicates that the site is underlain, at depth, by bedrock of the Santa Clara Formation (semi -consolidated to consolidated, comprised of yellow- brown to red -brown conglomerate interbedded with poorly sorted sandstone, siltstone and claystone). The subject property is located approximately 1.36 miles northeast of the Monta Vista fault, and 4.6 miles northeast of the San Andreas fault. CONCLUSIONS AND RECOMMENDED ACTION The .proposed residential devetbpntent is by `potentially expansive surficial soil material, potential creep and settlement of existing site fill materials, and anticipated strong to violent seismic ground shaking. The Project Geotechnical Consultant has performed an investigation of the property and provided geotechnical design recommendations for the proposed residence that, in general, appear to be appropriate for the identified site conditions. All foundation elements are to be founded into competent bedrock materials. We do not have geotechnical objections to the layout of proposed site improvements or objections to presented project geotechnical design criteria. We recommend that the following Item 1 be addressed prior to submittal of documents for building permit plan -check: COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 3 July 13, 2010 L5200A 1. Supplemental Geotechnical Recommendations and Plan Review - The Project Geotechnical Consultant should prepare recommended geotechnical design criteria for the proposed swimming pool. The applicant's geotechnical consultant should 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 and retaining walls) to ensure that their recommendations have been properly incorporated. • The Project Geotechnical Consultant should verify that all backdrains for project retaining walls incorporate filter fabric or include utilization of Class II Permeable Material for backdrain construction. The results of the Supplemental Geotechnical Recommendations and Plan Review should be summarized by the geotechnical consultant in a letter to the Town Engineer prior to submittal of documents for building permit plan -check. 2. Geotechnical Construction Inspections - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. These inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage Jyxtprovel-ien �, -and exc'.vationj fC3%. f0'.t t:�auGrl, '?u�d Tit<2'ivlg walls prior to the placement of steel and concrete. At the end of projection construction, the consultant should inspect completed site drainage improvements to confirm compliance with geotechnical standards. 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. COTTON, SHIRES AND ASSOCIATES, INC. Nicole Horvitz Page 4 LIMITATIONS July 13, 2010 L5200A This geologic and geotechnical peer review has been performed to provide technical advice to assist the Town with its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our 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:JN:kd Respectfully submitted, COTTON, SHIRES AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Principal Engineering Geologist CEG 1795 )DaAJ-C� Lr 14�� David T. Schrier Principal Geotechnical Engineer GE 2334 COTTON, SHIRES AND ASSOCIATES, INC. Attachment 9 Corrigan moved that the Town ask the owners of 12733 Dianne Drive to pay a pathway in -lieu fee. Eileen Gibbons seconded. The vote was six in favor and one abstention. iii. 14300 Miranda Road (Lands of Makower). The reason for pathway review is a new residence. The homeowner was present. The property is on east side of Miranda at the corner of Miranda and La Lanne Court and has frontage on both streets. La Lanne is a cul- de-sac with more than eight houses and no off-road pathway connectivity. Miranda Road is designated a one-sided street, but the PWC has recommended paths on both sides because of this road is heavily used by autos, bikes, and pedestrians and is used by children walking to Bullis Gardener school. The PWC previously recommended that the owners of 14320 Miranda, which is directly across La Lanne from 14300, install a IIB roadside path along Miranda and clear the brush along La Lanne. Ann Duwe moved that the Town ask the owners of.14300 Miranda Road to install a IIB path long Miranda Road. Bob Stutz seconded. The vote was unanimously in favor. B. Request from History Committee. Les Earnest, member of the LAH History Committee invited the members of the PWC to help organize and attend the ribbon cutting ceremony planned to dedicate the new named pathways in Town. These include the Wallace Stegner Path (formerly the Edgerton pathway), the Packard Path, and the Margit Way Path. Nick Dunckel volunteered to help coordinate activities with the History Committee. C. Book of Hikes in Los Altos Hills. Jim Bliss, who served on the PWC until he moved to Los Altos proposed to donate the rights for his book, "One Hour Hikes in Los Altos Hills" to the Town and suggested that the PWC and/or the Town make this book available to the public. The full-color book, which has maps, photos, and descriptions of a number of hikes in Town, was received with great enthusiasm and thanks from the PWC. It was suggested that Jim Bliss formally present his proposal to the City Council for approval. The PWC will help to order and distribute copies. 4. OLD BUSINESS A. Native Path Standards. Nick Dunckel reported that the Town has no standards for "native paths" and showed a draft of potential design guidelines, including requirements for width (5 feet), preferred maximum grade (10%), and installation of water bars on sloped sections (i.e., recommended tread width and step rise appropriate for horses). He will give these draft recommendations to the town engineers for review and discussion. B. Non -Slip Driveway Surfaces for Equestrians. Ann Duwe will prepare an article for the Town newsletter to encourage residents to provide non -slip surfaces for horses where paths across their driveways. C. Resident Concern about Ortega Drive Pathway. An Ortega Drive resident asked the PWC to review the path that runs between 26885 and 26875 Ortega Drive. The PWC visited the site on August 21, 2010 and found it passable, although it did not connect to the next street. The path is screened from both adjacent homes by mature landscaping. The consensus of the PWC was that the path should not be removed from the MPP at this time. D. Report on VTA Meetings. Breene Kerr reported on recent meetings and asked the PWC to give serious consideration to how problematic car -bicycle interactions on the Town's narrow rural roads could be improved (e.g., better signage, passing lanes). Fina1PWC Min 10-0823 9/29/10 /I/CGc- /,C& (.iLGIL� Environment. )eSign and Protection CommF. ; New Resldence/Remodel'valnatlon Reviewed by: 7,q -15a kA p/ Applicant Name Address - Pd. Site impact/lighting/noise: Attachment 10 f RECEIVE[bate l /o fJUL 3 0 2010 �� OF LOS ALTOS HILLS Creeks, drainage, easements: Existing Vegetation: Significant issues/comments: TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 www.losaltoshills.ca.gov Code Sections: Attachment 11 LOSALTOS HILLS ' T CALIFORNIA Grading Policy Approved by City Council — 4/2/97 Section 10-2.702 - (c) of the Site Development Ordinance states that: "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires: "Type 11 foundations — step -on -contour, daylight, pole foundations, or a combination. thereof — shall be used on building sites with natural slopes in excess of fourteen percent (14%)." Intent• The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that the policy provide guidance for "stepping" structures down sloped hillsides, and emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. While balanced cut and fill is desirable to minimize import or export of soil, to or from a site, it is recognized that the Town's policies and the guidelines below may encourage export as cut is generally preferred over fill. These policies are intended to be used by staff in evaluation and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to -the extent permitted by the Planning Commission and/or City Council. Grading Policy Page 2 Policy: 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to site structures consistent with slope contours, i.e., "step down" the hill*: Cut Fill House 8'** 3' Accessory Bldg. 4' 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' Other (decks, yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill may be permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. * * * Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of three (3) feet above the existing grade, to assure that structures step with the slope. 3. Driveway cut may be increased up to a maximum of eight feet (8') for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. Attachment 12 TOWN OF LOS ALTOS HILLS flr-Ur--IVED LANNING DEPARTMENT 26379 Fremo tos Hills, CA 94022 - (650)941-7222 - FAX (650)941-3160 AUG 1- E, 2 0 10 ORKSHEET #2 V TOWhI OF LOS ALTOS HILLS OPOSED DEVELOPMENT AREA AND FLOOR AREA TURN IN WITH YOUR APPLICATION PRO 'R " y R'S NAME 'MR. & MRS. JOSHUA & JEN MAKOWER PROP TY ADDRESS 14500 MIRANDA ROAD CALCULATED BY RH AS`OCIATES/NNR JDATE 8/17/2010 1. DEVELOPMENT AREA Existing Proposed Total (SQUARE FOOTAGE) (Additions/Deletions) A. House and Garage (from Part 3. A.) 0 5,43.7 5,437 B. Decking 782 -782 0 C. Driveway and Parking 4,287 -1.025 3,262 (Measured 100' along centerline) D. Patios and Walkways 0 1,820 1,820 E. Tennis Court 0 0 F. Pool and Decking 481 1,692 2,173 G. Accessory Buildings (from Part B) 0 0 H. Any other coverage (light well) 0 649 649 TOTALS 5.550 7,791. 13,341 Maximum Development Area Allowed - MDA (from Worksheet #1) +500 13,348 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total (SQUARE FOOTAGE) TOTALS 0 12,187 12,197 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor 1,753 2,540 4,293 b. 2nd Floor (area over 17) 1.128 1,128 C. Attic and Basement 5,534 16 d. Garage 769 -768 0 B. Accessory Buildings a. 1st Floor b. 2nd Floor G. Attic and Basement TOTALS 2,522 2,915 5,437 Maximun Floor Area Allowed - MFA (from Worksheet #1) 5,437 TOWN USE ONLY I CHECKED BY JDATE