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TOWN OF LOS ALTOS HILLS April 22, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT, CONDITIONAL DEVELOPMENT PERMIT,
AND VARIANCE TO ALLOW ENCROACHMENT INTO SETBACKS,
DEVELOPMENT AREA AND FLOOR AREA IN EXCESS OF THE MAXIMUM
ALLOWABLE, AND REDUCED SIZE OF PARKING SPACES; FOR AN
ADDITION AND REMODEL; LANDS OF HUANG; 27760 SHERLOCKK ROAD;
#250-97-ZP-SD-GD-CDP-VAR.
FROM: Susan Stevenson, Planner��S
APPROVED BY: Curtis S. Williams, Planning Director
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit and Variance, subject to the
recommended conditions of approval.
BACKGROUND
The subject property is located at the south side of Sherlock Road, at the corner of Moody
Road and Sherlock Road. The property is bounded by Moody Road on 2 sides and is
intersected by Sherlock Road at the north end of the property. A 25 foot wide private
driveway easement bounds the east side of the property, with half of the easement on the
subject lot. There is a small house and garage on the property. The garage is located in
the setback, along Sherlock Road. The property is populated with several oaks, including
several heritage oak trees and contains areas with slopes greater than 30 percent.
CODE REQUIREMENTS
As required by Section 10-1.1104 of the Zoning Ordinance, this application for an
addition has been forwarded to the Planning Commission for review and approval.
Criteria for review from the Site Development Ordinance include grading, drainage,
building siting,pathways, landscape screening and outdoor lighting. Zoning Code review
encompasses compliance with floor and development area requirements, setbacks, height
and parking. The evaluation of the Variance should include many of the same items,
concurrently evaluating the physical site conditions which result in an undue hardship on
the property. The approval of a Variance also requires that certain findings be approved
by the Planning Commission. Staff has prepared findings for approval (see Attachment
#2) for the Commission's review. The evaluation of the Conditional Development Permit
should include the consideration of the size and design of the project with respect to the
size, shape and topography of the site. The approval of a Conditional Development
I.
Planning Commission
Lands of Huang
April 22, 1998
Page 2
Permit requires that findings be approved by the Planning Commission. Staff has
prepared findings for approval (see Attachment#3) for the Commission's review.
DISCUSSION
Site Data:
Gross Lot Area: 1.08 acres
Net Lot Area: .612 acres*
Average Slope: 29.7%
Lot Unit Factor: .351
*Net area based on future 10 foot right of way dedication along Moody Road.
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 2,672 3,376 1,317 +2,059 0
Floor 1,760 1,896 1,317 + 579 0
Site and Architecture
The applicant is requesting approval of a site development permit for a 498 square foot
single story addition and a new 452 square foot two-car garage. The existing garage,
located close to the north property line is proposed to be removed, so that the net
addition to the floor area would be 579 square feet.
The addition is designed to step down with the natural slope of the building site and the
roofline follows the natural grade as well. The existing house is located at the flattest
portion of the lot, with the addition stepping down 3 feet from the main building pad. A
370 square foot deck is proposed at the back side of the addition to obtain some outdoor
living area. The height of the addition would be 19.5 feet from the building pad and 13
feet at the south side of the new addition. The maximum height of the new residence will
be 201/2 feet as measured from the natural grade. Story poles have been placed on the site
for the Commission's review.
Proposed exterior materials include stucco siding and wood trim with a stone base, and an
architectural shingle roof The addition and the new garage have been designed with a
minimal height and the roof is designed to slope with the natural slope of the lot to lessen
visual impacts of the additional areas. Ten skylights are proposed with the residence.
Exterior colors have not yet been chosen. Staff will review proposed colors for
conformance with the Town's adopted color board,prior to the painting of the residence.
Planning Commission
Lands of Huang
April22, 1998
Page 3
Driveway &Parking
The proposed driveway would be 14 feet wide at the entrance of the property. Two
parking spaces have been proposed within the west setback of the property, with
substandard dimensions (81/2 feet by 15 feet). The spaces would be located up to the new
property line after the dedication of 10 additional feet of right of way along Moody Road.
Both the location of the spaces and the substandard size of the spaces require variances
from the Code (Section 10-1.505 and Section 10-1.601)."
The existing garage is located within the Sherlock Road right of way and is proposed to
be demolished. The new 2 car garage would be located further into the property (15 feet
from the Sherlock Road right of way) although it would still require a variance as it is
closer than 30 feet from the edge of the right of way. The interior of the garage would
have 2 standard size parking spaces.
Turnaround is not provided on the site, contrary to Town policy. It should be noted,
however, that the existing parking on the site also does not include the turnaround area
required by the Town and that the proposal will increase parking available on the site.
Parking upgrades to meet own standards have typically not been required for minor
additions (less than 900 square feet).
Outdoor Lighting
Outdoor lighting is shown on the floor plans (sheet A-2). Minimal lighting is requested,
with 1 light per exit. Staff has included the standard condition (#10) for outdoor lighting,
requiring that fixtures be downshielded with a maximum of one fixture per exit except at
the garage and front entry. The applicant has submitted lighting specifications
(attachment#12) indicating that fixtures will be downshielded to mitigate visibility.
Trees &Landscaping
There are numerous trees and shrubs that provide screening of the site from Moody Road.
Condition of approval #4 requires that the trees within the vicinity of the construction be
fenced for protection and preserved. One oak tree is located directly outside the footprint
of the proposed addition (18 inch shown on the site plan, but referenced as a 10-12 inch
oak in the arborist's letter) and is proposed to be saved although the arborist's letter
indicates that it is in poor condition. An 18 inch oak which is located in the center of the
addition is proposed to be removed. Staff has added a condition (#2) that 3 native oaks
be planted down slope of the proposed deck to replace the oaks which will be removed
with the construction. Any planting required for screening or erosion control will be
required to be planted prior to final inspection.
Planning Commission
Lands of Huang
April 22, 1998
Page 4
Conservation Easement
There are several areas on the site which have slopes greater than 30 percent. Staff has
included a condition of approval requiring that the property owner grant a conservation
easement to the Town over all undeveloped portions of the property where the slope is
30% or greater. The conservation easement shall be worded to allow for the construction
and maintenance of the approved septic system for the property.
Right of Way Dedications
The property is bounded on 3 sides by roads, including Moody Road along the south and
west property lines. This section of Moody Road has an existing 20 foot right of way
half width. Although the addition would result in a net increase of less than 900 square
feet of floor area, a conditional development permit allows the Town to apply conditions
to protect safety and public welfare. Staff has therefore included a requirement to
dedicate an additional 10 feet of right of way for Moody Road (condition#15).
The lot is bounded along the north side by Sherlock Road, with an existing 20 foot
private road easement. The Town has requested other property owners along Sherlock
Road to dedicate at least a 30 foot half width for the road where a new residence or major
addition is proposed. Staff has consulted with the Town attorney regarding the nexus for
requiring additional right of way when the net addition is under 900 square feet, and
believes that requiring both dedications would be excessive and that the dedication of the
additional right of way for Moody Road would be appropriate. Staff has, however,
required that the applicant offer the Sherlock Road right of way for public dedication
(condition #16) which would not affect the net lot size or create further nonconformity.
The applicant has calculated the MDA and MFA based on the dedication of the additional
10 feet of right of way for Moody Road and excluding the 20 foot easement for Sherlock
Road and the 12.5 foot strip of road easement along the eastern property line.
Variance
The applicant is proposing to demolish the existing garage, which is located within the
Sherlock Road right of way and to add a garage to the residence. The structure would be
16 feet from the Sherlock Road right of way. The addition to the residence would be
partially located within the front setback after the dedication of 10 feet of right of way
along Moody Road.
The subject lot is constrained by the roadways on 3 sides of the property and a private
access easement along the 4th side of the property. The requirement for additional right of
way along Moody Road increases the setbacks on the lot and the shape of the lot makes it
very difficult to propose development completely out of the required setbacks.
Planning Commission
Lands of Huang
April 22, 1998
Page 5
All of the 4 required parking spaces are also located within the setback, requiring a
Variance. Two of the required spaces do not meet the dimensions required per Section
10-1.601 Of the Zoning Ordinance. There is limited area on the lot to provide parking
and turnaround. Increasing the size of the parking spaces would increase the amount of
pavement in the setbacks. The location of the spaces as shown could not be increased
without encroaching into the area 10 feet from the existing Moody Road right of way,
which would require a variance for grading within 10 feet from the property line and
would encroach into the future road right of way.
The applicant has designed the additions and remodel to the residence to fit into the site
and the immediate neighborhood. The applicant's proposal for the additions to the floor
area exceed the MFA by only 93 square feet and the increase in the development area
would be 639 square feet over the MDA. The development would fit into the site and
would not be intrusive to the neighbors. The total proposed square footages would be
well below the 5,000/4,000 square foot minimums allowed for lots with a L.U.F. in
excess of 0.50 and considerably less than what has been recently approved for other
conditional development lots.
With reference to theshape of the lot and the numerous access easements on the lot, and
the site topography, staff has prepared findings to approve variances to allow the
increases in the floor and development area, encroachments into setbacks, and reduced
parking space size.
Conditional Development Permit
As the L.U.F. for this property is less than 0.50, a conditional development permit is
required by Section 10-1.1107(3) of the Zoning Code. In order to grant a conditional
development permit,the Commission must make four findings specified in the Code. These
permits are highly discretionary, and allow the Commission to set maximum floor and
development areas for these highly unusual lots.
Conditional development permit findings relate to the adequacy of the site to accommodate
the proposed project, creation of a harmonious project in relation to the site topography and
surroundings, minimizing alteration of the natural landscape, and compliance with
regulations of the Site Development Ordinance.
Attachment 3 outlines proposed findings for approval of the conditional development
permit for the addition and changes to the driveway configuration. Staff believes that the
site can readily accommodate the addition, as it is minimal in size and would not encroach
into setbacks which are shared with neighbors. The 557 square foot addition can be
screened from the roadway and neighboring properties and there would be minimal
alteration of the existing natural slope and significant vegetation. The project would be fit
into the character of the area reduces the amount of development located within the
setbacks, and improves the on site parking.
Planning Commission
Lands of Huang
April 22, 1998
Page 6
Grading & Drainage
The residence and parking areas have been located at the most level area of the lot. The
additions would step down with the changes in elevation. The maximum cut and fill for
the residence meets the Town's grading guidelines except for a small portion (<50 square
feet) of the garage and addition which is up to 41/2 feet above natural grade. The
proposed deck at the rear of the house would be a maximum of 8 feet above natural grade
(note that the section shows an area of the deck located 6% feet above the grade). The
deck would have a 10 foot wide dimension, making it difficult to lower the deck and add
steps and maintain usable outdoor area. The deck is proposed to be constructed on piers,
rather than a retaining wall, which would allow planting to grow under and around the
deck to mitigate its visibility. Staff has added language to condition #2 requiring that
special attention be given to planting around the deck to minimize visibility from off site.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment #1. Drainage is designed to sheet flow around the
house and driveway. The Engineering Department will review and approve the fmal
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.
Septic System
The septic system for the residence has been designed at the northeast portion of the lot,
within 3 feet of the Sherlock Road easement. The county health department and the
Town's geotechnical consultant have reviewed the plans and have preliminarily approved
the location of the system. It should be noted that the existing septic system does not
meet the health department's standards and a new septic system is required regardless of
the approval of the additions. The septic system is limited in size and the maximum
addition to livable floor area is 500 square feet, therefore, no additions would be
permitted by the health department after this addition is completed.
Geotechnical Review
The Town's geotechnical consultant had some initial concerns regarding the possible
detrimental effect of the leachfield on the existing slope. The applicant's geotechnical
consultant has addressed this concern and Cotton, Shires and Associates have
consequently prepared conditions of approval for the project as designed (see Attachment
#1).
Planning Commission
Lands of Huang
April22, 1998
Page 7
Fire Department Review
The Santa Clara.County Fire Department reviewed the plans and has determined that the
flow capacity of the nearest fire hydrant will not be adequate for a home of the proposed
size. The applicant would be required to work with the Fire Department to provide fire
hydrants and/or a fire sprinkler system to meet the Fire Department's requirements. The
recommendations have been included as conditions in Attachment#1.
Committee Review
The Pathways Committee has requested that the applicant dedicate a pathway easement
over the existing 20 foot wide Sherlock Road right of way. Due to the size of the
addition, the Town may request the pathway dedication but may not generally require the
dedication as part of the approval. As there is some added discretion associated with
requests for conditional development permits and variances, however, staff has included
the pathway requirement as condition #21. The Environmental Design Committee
commented that the proposed skylights should be flat and non-reflective.
Conclusion
The proposed additions have been designed around the constraints of the lot and the
property would have minimal outdoor living area. The variance to exceed floor area and
development area appears to be appropriate due to the size and configuration of the
additions and parking areas. The variance to encroach into the setbacks also appears to
be appropriate due to the configuration of the lot and the additional right of way required
with the project. Staff is available to answer any questions that the Commission or the
public may have. ,
Planning Commission
Lands of Huang
April 22, 1998
Page 8
ATTACHMENTS
1. Recommended conditions of approval
2. Recommended findings for the Variance
3. Recommended findings for the Conditional Development Permit
4. Comments from Santa Clara County Fire Department, dated March 11, 1998 (two
pages)
5. Letter from Cotton, Shires and Associates, dated April 14, 1998 (two pages)
6. Pathways Committee evaluations, received March 31, 1998 (one page)
7. Environmental Design & Protection Committee evaluations, received March 9, 1998
(one page)
8. Letter from applicant's architect, dated April 15, 1998 (three pages)
9. Findings for Variance prepared by Mr. Grange (two pages)
10. Findings for Conditional Development Permit prepared by Mr. Grange (one page)
11. Tree Survey prepared by Herb Fong dated March 19, 1998 (one page)
12. Light fixture specifications (one page)
13. Worksheet#2
14. Development plans: site, floor and roof plans, elevations and sections (five sheets)
cc: Lily Huang Randy Grange
318 S. GordonWay 21 Dwight Road
Los Altos, CA 94022 Burlingame, CA 94010
Planning Commission
Lands of Huang
April 22, 1998
Page 9
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT,
CONDITIONAL DEVELOPMENT PERMIT AND VARIANCE FOR NEW
RESIDENCE
LANDS OF HUANG, 27760 SHERLOCK ROAD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending upon the
scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control
plan shall be reviewed at a Site Development Hearing. Particular attention
shall be given to plantings which will be adequate to break up the view of
the new residence from surrounding properties and streets. At least 3
native oak trees are required to be planted with the landscape screening to
replace the heritage oaks proposed to be removed for the construction.
The oaks should be located to help mitigate for the visual impact of the
deck. Special attention shall be given to planting which will mitigate the
view of the deck from below. All landscaping required for screening
purposes or for erosion control (as determined by the City Engineer) must
be installed prior to final inspection, unless the Planning Director fmds
that unusual circumstances, such as weather or site conditions, require that
planting be delayed. In those instances, a deposit of an amount equal to
the cost of landscape materials and installation, to the satisfaction of the
Planning Director, shall be submitted to the Town. Landscaping shall in
any event be installed not later than six months after final inspection, or
the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the
cost of materials and installation for all landscaping required for screening
purposes or for erosion control (as determined by the City Engineer), but
not to exceed $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 installation. The deposit will
be released at that time if the plantings remain viable.
4. Prior to beginning any grading or construction operations, all significant
trees in the vicinity of construction shall be fenced at the dripline. The
fencing shall be of material and structure to clearly delineate the dripline.
Planning Commission
Lands of Huang
April 22, 1998
Page 10
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading or construction. The fencing must remain in
place throughout the course of construction. No storage of equipment,
vehicles or debris shall be allowed within the driplines of these trees. Any
grading or work to be done within the dripline of a heritage oak must be
supervised by a certified arborist and a report shall be submitted prior to
final indicating the health of the heritage oaks and that any repair work on
the trees has been completed.
5. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area should be
minimized, particularly on large surfaces such as doors, columns, railings,
and trellises. A color sample shall be submitted to the Planning
Department for approval prior to acceptance of plans for building plan
check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
6. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within skylight wells.
7. Fire retardant roofing is required for the new construction.
8. Locations and specifications for outdoor lighting shall be submitted for
Planning Department approval prior to acceptance of plans for building
plan check. Any additional outdoor lighting shall be reviewed with the
landscape plan. Lighting fixtures shall generally be downlights.
Exceptions may be permitted in limited locations (entry, garage, etc.) or
where the fixtures would not be visible from off site. Any security
lighting shall be limited in number and directed away from clear view of
neighbors, and shielding with shrouds or louvers is suggested. Lighting
shall be low wattage, shall not encroach or reflect on adjacent properties,
and the source or lighting should not be directly visible from off site. No
lighting may be placed within the setbacks except for 2 driveway or entry
lights, except where determined to be necessary for safety.
9. As recommended by Cotton, Shires & Associates in their report dated
April 14, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant shall review and approve
all geotechnical aspects of the development plans (i.e. site
preparation and grading, site drainage improvements and design
Planning Commission •
Lands of Huang
April22, 1998
Page 11
parameters for foundations and driveway) to ensure that his
recommendations have been properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to acceptance of plans for
building plan check.
c. 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 prior to placement of
steel and concrete. The consultant shall verify that any new fill
materials are properly keyed and benched into competent earth
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 (as
built)project approval.
For further details on the above requirements, please refer to the letter
from Cotton, Shires &Associates dated April 14, 1998.
B. ENGINEERING DEPARTMENT:
10. 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 between November 1 and April 1
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 or where a variance has been
approved.
11. All public utility services serving this property shall be placed
underground.
12. 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 plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Planning Commission
Lands of Huang
April 22, 1998
Page 12
Moody Road and surrounding roadways; storage of construction materials;
placement of sanitary facilities; parking for construction vehicles; 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 Los Altos Garbage Company for the debris box, since they
have a franchise with the Town and no other hauler is allowed within the
Town limits.
13. 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
shall provide the Town with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check
14. The driveway shall be required to be fully constructed, to the satisfaction
of the City Engineer,prior to final inspection.
15. The property owner shall dedicate an additional 10' to equal a total 30 foot
wide half-width public right of way to the Town along Moody Road. Any
additional right of way which has already been dedicated to the public can
be vacated at the same time that the new right of way dedication is made.
The property owner shall provide legal description and plat exhibits for
both the dedication and the vacation prepared by a licensed land surveyor
and the Town shall prepare the dedication and vacation documents. The
dedication document, including 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
16. The property owner shall make an irrevocable dedication to the public for
right of way over the existing Sherlock Road 20' wide private road
easement. The property owner shall provide legal description and plat
exhibits for the dedication prepared by a licensed land surveyor and the
Town shall prepare the dedication document. The dedication document,
including 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
17. A permit for the septic system shall be issued by Santa Clara County
Health Department prior to acceptance of plans for building plan check
18. Conditions of Santa Clara County Health Department shall be met prior to
final inspection.
Planning Commission •
Lands of Huang
April 22, 1998
Page 13
19. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. A final grading and drainage plan shall be submitted for
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 drainage
improvements were installed as shown on the approved plans and in
accordance with their recommendations prior to final inspection.
20. The property owner shall grant a conservation easement to the Town over
all undeveloped portions of the property where the slope is 30% or greater.
A provision shall be made in the conservation easement agreement which
shall allow for the construction and maintenance of the approved septic
system for the property. The property owner shall provide legal
description and plat exhibits that are prepared by a licensed land surveyor
and the Town shall prepare the grant document. The grant document,
including the approved exhibits, shall be signed and notarized by the
property owner and returned to the Town prior toacceptance of plans for
building plan check.
21. The applicant shall dedicate a pathways easement to the Town over the 20
foot wide Sherlock Road right of way. The property owner shall provide
legal description and plat exhibits for the dedication prepared by a licensed
land surveyor and the Town shall prepare the dedication document. The
dedication document, including 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
C. FIRE DEPARTMENT
22. The driveway shall be a minimum of 14 feet wide, shall have a vertical
clearance of 13 feet six inches, shall be designed and maintained to
support the imposed loads of fire apparatus (40,000 pounds) and shall
have an all weather surface.
23. The property address shall be placed on the property so that it is clearly
visible and legible from Sherlock Road. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
24. Prior to fmal inspection, the applicant shall install a fire sprinidering
system and/or install fire hydrants to assure that adequate flow is available
Planning Commission
Lands of Huang
April 22, 1998
Page 14
to the residence. The design and type of fire protection shall be reviewed
and approved by the fire department prior to acceptance of plans for
building plan check.
25. The required driveway installations shall be in place, inspected, and
accepted by the Fire Department prior to the start of construction. Bulk
combustible construction materials may not be delivered to the
construction site until installations are completed as stated above.
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.
CONDITION NUMBERS 5, 8, 9, 12, 13, 15, 16, 17, 19, 20, 21 AND 24 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE
CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS
FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Properties residing within the Los Altos School District boundaries must pay School
District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to both the elementary and high school
district offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
April 22, 1999). 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.
Planning Commission
Lands of Huang
April22, 1998
Page 15
ATTACHMENT 2
RECOMMENDED FINDINGS FOR APPROVAL OF VARIANCE TO ALLOW
DEVELOPMENT AREA TO EXCEED MAXIMUM FLOOR AND DEVELOPMENT
AREA, TO ALLOW STRUCTURES AND PARKING WITHIN THE SETBACK, AND
TO ALLOW FOR
SUBSTANDARD SIZE PARKING SPACES
LANDS OF HUANG-27760 SHERLOCK 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 lot is encumbered with numerous access easements and when combined with
the shape of the lot, leave very little area to develop outside of the setbacks. The
additions are located in the most level portion of the lot and encroach into the
setbacks. The proposed additions to the residence are minimal in height and square
footage and follow the slope with the finished floor and the roofline. The increased
distance of the development from Sherlock Road would allow for screening and
therefore the additions would not be intrusive to neighbors. The proposed parking
spaces are located on the level portion of the lot and 2 of the spaces would be
standard 10 foot by 20 foot spaces. The available parking on site would be
improved from the existing configuration.
The proposed additions would exceed the MFA and the MDA of the property. The
size of the property before the deduction of the private access easement and the
Moody Road right of way is over 1 acre. Due to the large area of the lot which is
deducted for access easements, the MDA and MFA is relatively small. The size of
the addition and development area is close to the maximums allowable on the lot
and is designed to fit into the site and would be well under the 5,000/4,000
minimums allowed for lots with a L.U.F. greater than 0.50.
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 proposed development for the site would not be out of character for the homes
in the neighborhood or within the Town. The addition to the residence is minimal
in height and square footage and fits into the slope of the lot and the outdoor living
area is minimal in size. The granting of the variances for the parking areas would
Planning Commission
Lands of Huang
April 22, 1998
Page 16
allow for 4 parking spaces on site, as required by the code and a more conforming
situation than the existing configuration.
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 the variance for the additional floor and development area would
not negatively impact any neighboring properties, as the additions would have a
negligible impact visually. No significant grading will be required and the
development would not be located close to the neighboring properties. The granting
of the variances for the encroachment into the setbacks would not impact any
immediate neighbors, as the setbacks are adjacent to Moody Road and Sherlock
Road. The granting of the variance for the substandard dimensions for the parking
spaces would benefit neighbors by allowing for more parking on the property.
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 proposed floor and development area would be used for an addition of living
area, a garage, driveway and outdoor living area which are uses that are consistent
with the residential zoning designation of the property and surrounding properties.
Planning Commission
Lands of Huang
April 22, 1998
Page 17
ATTACHMENT 3 •
LANDS OF HUANG- 27760 SHERLOCK ROAD
CONDITIONAL DEVELOPMENT PERMIT FINDINGS
1. The site for the proposed development is adequate in size, shape, and topography
to accommodate the proposed intensity of development, including all structures,
yards, open spaces,parking, landscaping, walls and fences, and such other
features as may be required by this chapter.
The size of the lot before the dedications is 1.08 acres and although it will be
reduced to .612 with the additional dedication of right of way, the perceived lot
size will not change. The intensity of the proposed development and floor area is
appropriate for the lot size and the development has been sited in the flattest area
of the lot.
2. The size and design of the proposed structures create a proper balance, unity and
harmonious appearance in relation to the surrounding neighborhood.
The proposed additions to the residence would step with the contours of the lot
and the roofline slopes with the natural slope of the lot. The relocation of the
garage would reduce the amount of development located within the setback and
would increase the distance of the development from Sherlock Road, improving
the relationship of the development to the surrounding neighborhood.
3. The rural character of the site has been preserved as much as feasible by
minimizing vegetation and tree removal, excessive and unsightly grading and
alteration of natural land forms.
The construction of the additions and parking area would minimally increase the
amount of development existing on the lot. Minimal grading would be required
as the additions are proposed at the most level part of the lot and generally meets
the Town's grading policy. Relocating the garage further from Sherlock Road
will allow for some planting and screening of the development.
4. The proposed development is in compliance with all regulations and policies set
forth in the Site Development ordinance.
The proposed additions and parking areas would require variances to encroach
into the setbacks, exceed the maximum floor and development area and to have
substandard parking areas, however, the existing development on the site
encroaches into the setbacks and does not have adequate parking and the proposed
development would improve the site conditions.
04/07/98 10:58 122408 378 9342 CFPD 2002
ATTACHMENT 4
' , '
A %, FIRE DEPARTMENT�
lt 9. 411 Li!ic A SANTA CLARA COUNTY. CONTROL NUMBER
if E5.1997• 14700 Winchester Blvd.,Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
GOURR:9Y 5 SERVICE (408)378-4010(phone)•(408)378-9342(fax) p
PLAN REVIEW NUMBER 98-0470
RLENUMBER 250-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for proposed remodel of an existing single family residence.
Scope of work involves the addition of 498 square feet to an existing 946 square
foot house and attached garage.
The planner for this project is Ms. Susan Manca.
1 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 determinecompliance with
adopted model codes. Prior to performing any work the applicant shall apply to
the Building Department for applicable construction permits.
uFc 2 Required Fire How: Required fire flow for this project is 1000 GPM at 20 psi
Appendix11[- residual pressure. The required fire flow is not (*) available from area water
mains and fire hydrant(s) which are spaced at the required spacing. * Note:
existing fire main does not appear to be within the appropriate spacing
• requirement.
UFC 3. Required Fire Flow Option (Single Family Dwellings): Provide required fire
903.2 flow from fire hydrants spaced at a maximum of 500 feet (*), OR Provide an
approved fire sprinkler system throughout all portions of the building. The
fire sprinkler system shall conform to National Fire Protection Association
Standard #13D, 1994 Edition, and local ordinance requirements.
(*) As mentioned in item#3 above, 500 feet spacing refers to any project being
located no further than 250 feet from an approved hydrant. In this case, the
project site appears to be in excess of 250 feet from said hydrant.
DISTRICT PLANS SPECS NEW FWDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH ❑ ❑ 0 0 0 GIULIANI &KULL INC 03/11/98 1 OF 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-HUANG 27760 Sherlock Rd
A California 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
04/07/98 10:59 2408 378 9342 CFPD 4003
6 °6 FIRE DEPARTMENT
Irmo Di' SANTA CLARA COUNTY. CONTROL NUMBER
ES7 1947• 14700 Winchester Blvd.,Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
GOER.6555VICe (408)378-4010(phone)• (408)378-9342(fax) 98-0470
PLAN REVIEW NUMBER ��++
FlLENUMBER 250-97-ZP-S
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Lipo 4. Premises Identification: Approved numbers or addresses shall be placed on all
901.44 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 and be a minimum of four inches in height.
'DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 ❑ 0 0 GIULIANI&KULL INC 03/11/98 2 of 2
SECJFLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-HUANG 27760 Sherlock Rd
A California 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
•
AITACHMENT5 RECEIVED
re, COTTON, SHIRES & ASSOCIATES, INC. APR 1 5 1998
CONSULTING ENGINEERS AND GEOLOGISTS
TOWN OF LOS ALTOS HILLS
April 14, 1998
L3098A
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS_
28379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Supplemental Geotechnical Review
RE: Huang Additions
27760 Sherlock Road
#250-97-ZP-SD-GD
At your request, we have completed a supplemental geotechnical review of
proposed site improvements using:
• Portion of Septic Leachfield Design Analysis (report) prepared by
Questa Engineering Corporation, dated August 20, 1997;
• Site Development Plan (1 sheet, 20-scale) prepared by Giuliani &
Kull, dated October 15, 1996; and
• Septic Disposal Plans (2 sheets) prepared by Questa Engineering
Corporation, dated August 20, 1997.
In addition,we have reviewed pertinent technical documents from our office files
and have been in.communication with various project consultants.
DISCUSSION
The applicant proposes to expand an existing residence (total new floor space
not to exceed 500 square feet), improve an existing driveway, add a deck and
upgrade/expand a septic leachfield system. In our previous review report(dated March
27, 1998) we recommended that specific evaluations concerning the proposed septic
leachfield system be addressed prior to geotechnical approval of the site development
plan.
CONCLUSIONS AND RECOMMENDED ACTION
The referenced report prepared by Questa Engineering Corporation addresses the
percolation characteristics of site soils and presents the results of their analysis that the
proposed leachfield should not create slope instability problems. Consequently, the
issues of our previous review have been addressed and we recommend geotechnical
approval of the proposed site development plan with the following conditions:
Northern California Office Southern California Office
330 Village Lane 5245 Avenida Encinas •Suite A
Los Gatos,CA 95030-7218 Carlsbad,CA 92008-4374
(408)354-5542 •Fax(408)354-1852 (760)931-2700 • Fax(760)931-1020
e-mail:losg@csageo.com e-mail:carl@csageo.com
Ms. Susan Stevenson April 14, 1998
Page 2 L3098A
1. Geotechnical Plan Review - The applicant's geotechnical
consultant shall review and approve all geotechnical aspects of
the development plans (i.e., site preparation and grading, site
drainage improvements and design parameters for foundations
and driveway) to ensure that his recommendations have been
properly incorporated.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits.
2. 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 prior to the placement of steel and concrete. The
consultant shall verify that any new fill materials are properly
keyed and benched into competent earth 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 City Engineer for review prior to final (as-
built) project approval.
This 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 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.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES,INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Senior Engineering Geologist
CEG 1795
Patrick O. Shires
Principal Geotechnical Engineer
GE 770
POS:TS:ad
COTTON, SHIRES& ASSOCIATES, INC.
3\ 3 / --2,/7 7-4 , Q „,7 ., J
Los Altos HillRSCSVSIST°
Town of A��
3/31/98 •
�p A
To: Planning Commission & Staff path on the West side o►" 4119/
101*
• �;�
from that point constr ive path
From: Les Earnest,Pathways at the toe of the slope along Stonebrook
Committee Chair connecting to the existing native path
Subject 1998 Pathway leading to Juan Prado Mesa Preserve.
1/26/98
recommendations
14470 Manuella; Lands of Kwong:
This is a cumulative listing of all Construct II-B path along Manuella.
pathway recommendations for 1998, in 3/23/98
alphabetical order by street and number,
with the effective date at the end of 12580 Miraloma Way; Lands of Harari:
each item. In cases where a No request 1/26/98
recommendation for a given address has 11471 Page Mill Road; Lands of Wilson:
been revised, two dates are shown but Provide sufficient easement along Page
only the final recommendation is listed. Mill Road to encompass at least 10 feet
Where construction or upgrading of from the top of the bank and construct a
paths to the II-B standard is native path along this route; construct
recommended, it is to include irrigation an off-road native path on the South
at least 5 feet away from path and a side of Buena Vista Drive beginning
non-slip surface on any crossing about 50 feet from Page Mill Road and
driveways. Where there is "no request" ending adjacent to Buena Vista at the
the Committee recommends that in lieu East boundary of the property and
fees be collected where possible. provide a pathway easement at least 10
Recommendations feet wide that encompasses this route.
1/26/98
12025 Adobe Creek Lodge Road; Lands of 11972 Rhus Ridge Road; Lands of Malek
Chang: Construct II-B path along Adobe No request 1/26/98
Creek Lodge Road separated from the
road by 5 feet Construct II-B path in a 13474 Robleda Road;Lands of Danver:
20 foot easement adjacent to Moody No request 3/23/98
Road at the toe of the slope. 1/26/98 24055 Jabil Lane; Lands of Yeh: In order
12238 Via Arline; Lands of Robinson& to connect to a future path to Fernhill,
Ikeda No request. 1/26/98 construct a II-B path along Jabil Lane
12246 Via Arline; Lands of Godby: No from Magdalena to the Southeast corner
of the property. 3/23/98
request. 3/23/98
27760 Sherlock Road; Lands of Huang:
14470 De Bell Road; Lands of Wong: No Provide a pathway easement on Sherlock.
request 1/26/98 3/23/98
12010 Elsie Way;Lands of Murthy&
Srinath: Restore II-B path along
Concepcion Road. 3/23/98
25935 Estacada Way; Lands of Lee: No
request. 2/23/98
25518 Hidden Springs Lane;Lands of
Bower: Restore II-B path along
Altamont; reconstruct II-B path'along
eastern boundary. 2/23/98 • .
24004 Oak Knoll Circle;Lands of
Gorman: Restore II-B path along Oak
Knoll Circle; construct a II-B path along
Stonebrook from Oak Knoll Circle to a
point opposite the beginning of the II-B
ATTACHMENT
ENVIRONMENTAL DESIGN COMMITTEE RECEIVED
LANDSCAPE/HARDSCAPE EVALUATION
MAR 0 9 1998
Applicant's Name: TOWN oF�osa�ro
s K►Lcs
Address: o? '7 4,
Reviewed by: KL"f—Lc4 s ��L Y?C.Date: - — e
Mitigation needed:
Visibility from off site: from distance (directions), from nearby
neighbors (directions) (include need for screening for privacy).
Noise: from pump/pool , air conditioner , sport court
Light: from fixtures , automobile headlights"
Fence materials: color , open/solid . Erosion control
Other:
Planting Plan Evaluation: (Circle required trees and shrubs on plan)
Are species appropriate: Deciduous?
Future height(view, solar, drive/path blockage)
Fire hazard
Hardiness/frost
Drought tolerance
Meet mitigation needs
Creeks and drainage: Is there a conservation easement? Are there sufficient
protections in place. Will fences impact wildlife migration? Invasive species
should not be planted near a waterway.
Other: Are there obstructions to pathways, including future growth of plants? Are all
noise mitigations in place? No construction in road right-of-way.
Ir. '� � dte-- X t/V t 7f its '� U✓ -
ATTACHMENT J'
TRG Ar itecpts
APP 1 5 1998
April 15, 1998 TOWN OF LOS ALTOS HILLS
Town of Los Altos Hills
Planning Commission
26379 Fremont Rd.
Los Altos Hills, CA
Dear Commission members,
You are being asked to review an addition to the house at 27760 Sherlock road. This
letter will attempt to explain the complications associated with the site that force us to
apply for several variances. The legal house and lot pre-date the Town of Los Altos
Hills and it is impossible to meet the new standards imposed by the Town. Road cuts,
access easements enjoyed by most of the neighboring properties at the expense of this
property (wholly on the site rather than on shared property lines), and other factors
beyond the property owner's control, clearly deprive the property of privileges enjoyed by
others in the vicinity. The existing house and garage structure is an eyesore that has
irritated the neighbors for years. Our proposal will completely clean up the site. The
goal is not to over-build the site. This proposal represents the minimum development
necessary to make the place livable. We believe that our proposal is reasonable and
that this site presents the exact type of situation in which the required variances should
be approved
Septic: Regardless of whether or not an addition to the residence is constructed, a new
septic system is needed. The site does not allow for the current standard leach field
(400 feet active &400 feet expansion). A specialty engineer has designed a fully
functioning system for the house that has been approved for construction by the county.
The proposed leach field is best if held back as far from the Moody Rd. cut as possible.
Doing this puts the uppermost leach line less than 10 feet from the Sherlock Rd.
easement. The Town requires leach lines to be a minimum of 10 feet from an
easement, but the county has no such requirement. We feel that it would be best to
keep the leach field as shown on the proposal.
Floor Area: Depending upon how one calculates the LUF for the site, one could come
up with a variety of allowable floor.areas (see LUF discussion below). The fact that the
proposed septic system does not meet typical requirements means that the County
Health Department will allow a maximum expansion of the conditioned floor area of 500
SF. ( they have already approved this addition). We are proposing just less than that
which results in a pretty small house. In addition, we are proposing a two car garage. It
seems that the garage would be desirable even though we would be well below the
21 Dwight Road • Burlingame, CA 94010 • (650) 579-5762
Town's allowable floor area without it. If approved, the Town will have the opportunity to
get the existing garage structure (completely inside the setback lines) removed.
Development Area: The maximum development area numbers are extremely difficult
to meet. The proposed deck is about as small as it can possibly be and still be usable.
Without it, there is nowhere to go outside the house. We need to have a paved
driveway and parking stalls. The maximum development area might be met by front
loading the garage, and having additional parking to its side. We felt that this solution
would be less attractive with the garage doors and outside cars more visible. It would
also require additional grading and retaining walls.
Setback Encroachments: The proposed garage encroaches into the setback, but we
think this will be an improvement over the current situation as we are proposing to
remove the existing garage structure. The proposed additions to the house, the existing
house, and the proposed additional parking spaces encroach into the new setback lines
created by the new dedications along Moody Rd. Originally, we believed the addition to
be a "minor addition" because the net increase in floor area was far less than 900 SF.
That would mean that additional dedications along Moody Rd. would not be required. If
you look at the existing setbacks, our proposal complies. It was later determined that
we would be required to make additional dedications along Moody Rd. because the area
of new construction was greater than 900 SF. This moves the setback lines in to a new
location that is impossible to meet. Had we proposed a one car garage, the area of new
construction would be less than 900 SF., the dedications would not be required, and we
would meet the setbacks. We considered this option but feel that it is better for
everyone to have two enclosed parking spaces rather than conform to an imaginary line.
LUF: The LUF that one calculates for this site can vary dramatically depending on how
it is calculated. On the final submission, we show a conservative set of numbers and
another set with an asterisk beside it. In addition to the Moody and Sherlock Rd.
easements, there is also a personal access easement between this property and the
neighbors. The neighbor uses a portion of it for their driveway, but the rest remains and
will remain unused. The numbers with the asterisk beside them represent what the
calculations would be if the unused portion of the access easement is abandoned in the
future. Both sets of numbers include making the additional dedications along Moody Rd.
Other properties along Sherlock Rd. have made additional dedications on Sherlock, but
it was determined by the Planning Staff and Town Attorney that those dedications would
not be required (it would mean that the leach field would be in the easement and would
leave us with almost no buildable area).
While this letter only scratches the surface of the "if this then that" issues on this
property, we hope that it helps you to understand the complexities of the site. It has
been nearly a two year process to get to this point and we are excited by the prospect of
finally having the project reviewed. We believe that the proposal is logical and minimal.
The neighbors will all be happy when they no longer have to drive by the mess that is up
there now. We look forward to the hearing.
Sincerely,
andy Grange
Architect
ATTACHMENT q
TRG Associates
Architecture and Planning
RECEIVED
April 6, 1998 APR - 7 1998
FINDINGS FOR VARIANCE STATEMENT (parking) TOWN OF LOS ALTOS HILLS
27760 Sherlock Rd. Los Altos Hills
1. This proposal shows two parking spaces within the setback lines. Extraordinary
circumstances on the property make this necessary. First, we are not altering the existing
situation. Parking already occurs in the same area of the site, and our proposal will
"clean it up" . Second,there is nowhere else to put these two spaces (required by the
Town) and not have them in the setback. Other locations would be more visible and also
require retaining walls and large quantities of fill.
2. The intent of the ordinance will be served. The recipient of this variance will not be
granted special privileges. We will be meeting the Town of Los Altos Hills'parking
requirements.
3. The proposal will not be detrimental or injurious to the surrounding properties.
4. No unauthorized use or activity is being proposed.
'21 Dwight Road • Burlingame, CA 94010 • (650) 579-5762
February 19, 1998
FINDINGS FOR VARIANCE STATEMENT
27760 Sherlock Rd. Los Altos Hills
1. This property qualifies as one which-has exceptional-conditions. This-legal lot and
house pre-date the Town of Los Altos Hills. Since its-eonstruetion-,many things-around it -
have changed which make it impossible to meet all all=uiew ordinances, Moody-Road
has been re-graded, Sherlock road has been installed and its-easement sits almost
completely whithin-this property rather than'wining along:shared-property lines,them.
areprivate access-easements on the site-enjoyed by neighboring properties-at the_expense
of this property. These easements have an excessive impact en net area.
2. The intent of the ordinance will be served. We are proposing the least amount of
development possible which will result in a reasonable-residence(far less than-
surrounding properties). The proposed stmt.-lute is as-low;; as far set back, andassmall as
practicable. The proposal will remove an existing structure that is-incomplete violation
of the ordinance and will vastly improve the-visual impact-of the site.
3. The proposal will not be detrimental or injurious-to-the surrounding properties
Health and safety will be improved.
4. No unauthorized use or activity is being proposed. ;
ATTACHMENT ID
February 19, 1998
FINDINGS FOR CONDITION,DEVELOPMENT PERMIT
27760 Sherlock Rd. Los Altos Hilrs
1. The proposed intensity of development is as minimal-as-practicable. We beh eve
that the 1+ acre site is adequate in size shape and topography to acc-ommodate this
development.
2. The size and design ofthe development creates the lowest, smallest structure
possible and greatly improves its visual impact on the-neighborhood.
3. The rural character of the site has been.preserved.as-much as feasible. There is
almost no grading required to achieve the proposed design We will be happy to •
incorporate the planting of new trees and landscaping-iutu-the final drawings, ieplaciug
any trees removed for construction.
4. The proposed development is in compliance with the Site Development Ordinance.
Lighting at the garage door can be masked by tree planting
ATTACHMENT j�
Herb Fong
Certified Arborist -
Western Chapter ISA
Lic. #148
315 Bonair Siding
Stanford, Calif. 94305 -
415-725-3175 •
•
3/19/98 •
Ms. Lily Huang
318 S. Gordon Way
Los Altos, Calif. 94022
Re: Tree at 27760 Sherlock Rd., Los Altos Hills
Dear Ms. Huang,
At the request of your architect, I visited the site on Sherlock Rd to examine the oak
tree in question. This tree is an approximately 10-12 inch diameter Live Oak, Quercus
agrifolia. The tree has been poorly pruned in the past resulting in numerous suckers
growing along the trunk. The tree is immediately next to the home or structure with less
than 6inches of clearance. Tree is growing on a slope and some of the primary roots are
exposed. The trunk appears sound and free of disease but the form and habit of the tree
are not good because of past unskilled care.
Because of the proximity of the home and current condition of the tree T would not
recommend the extra cost and burden of saving this tree. A boxed specimen tree could
be better situated on the property to replace this tree if removed. If you must save this
tree a conventional foundation is not appropriate and a post and beam type foundation
should be considered with the posts situated to avoid any primary roots. The clearance
of the tree is such that roof lines may need to be altered to accommodate this tree. If
you should wish to pursue the saving of this tree I can give you more detailed
specifications for your builder.
In summary,.I would not consider the saving of this tree because of its proximity to the
structure and the poor condition of the tree. If you have any further questions, please do
not hesitate to call me.
Sincerely,
2/2'd SN011ha3dO S3I!I1IJhd Wdt70:S0 86, •E t &JW
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ATTACHMENT j 3
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills, California 94022 • (415)941-7222 • FAX(415)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME Cr NUA NG-
PROPER1'Y ADDRESS
2.7-7 6 0 S 1+E 12L o c,K 2b . Los Pre-.-1r.:s I LLG, C.()-
CALCULATED BY )2.."N by c,-)2..p.-KI G-8DA lh 2. 1 • 9 2
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.) 1.3 11 5"19 19b 9 (i
B. Decking -- 3'10 3 "10
C. Driveway and Parking
(Measured 100'along centerline) J 0 1 q - 10 -7 4
D. Patios and Walkways — 3 co 3 (o
E. Tennis Court — —
F. Pool and Decking -- — -
G. Accessory Buildings (from Part B)
H. Any other coverage — - -'
TOTALS 1 3 1"7So 5 cl 3 3-7 LP Sr
Maximum Development Area Allowed - MDA(from Worksheet#1) 2 7.3 7
2. FLOOR AREA (SQUARE FOOTAGE) (. 2S 3 0�
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 9 (p + A I eib 19 4 9
b. 2nd Floor — -- --
c. Attic and Basement -- -- ;.r
d. Garage 3'7 I (3-i1 ) + 4 51 . 4 5
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS 13v1 5/9 -j Si9 (o sF
Maximum Floor Area Allowed-MFA (from Worksheet#1) 1701 SF
/814)
1OWN USE ONLY CHECKED BYDA"i'b �j / c Se
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Revised 2/26/96 -e ✓