HomeMy WebLinkAbout3.4 TOWN OF LOS ALTOS HILLS July 22, 1998
Staff Report to the Planning Commission
RE: Sl11. DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND POOL;
LANDS OF GAFNER; TAAFFE ROAD; 1'ILE 29-98-ZP-SD.
FROM: Susan Stevenson, Planner SS
APPROVED BY: Curtis S. Williams, Planning Direct
RECOMMENDATION That the Planning Commission EITHER:
1. Approve the requested Site Development Permit, subject to the recommended
conditions of approval; OR
2. Approve the requested Site Development Permit, subject to the recommended
conditions of approval, but modify condition #1i, to minimize interference with the
neighbors' views.
BACKGROUND
The subject property is currently developed with a single story ranch style house. The
property is accessed from a flag to Taaffe Road. The subject property is lot 26 of tract
4215 which was subdivided in 1966. There are no conditions of the subdivision limiting
development on the lot on record. There is, however, CC&R restriction, limiting any
structure on this site to a one story building. Although the Town does not enforce
CC&R's, the intent of the restriction was to minimize the obstruction of views from
neighboring properties, which is a criterion to be considered by the Planning Commission
in site development review. It should be noted that another property within this
subdivision, with the same restriction was approved by the Town for a 2 story residence
in 1988.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a new residence 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.
Planning Commission
Lands of Gafner
July 22, 1998 •
Page 2
DISCUSSION
Site Data:
Gross Lot Area: 1.25 acres
Net Lot Area: 1.231 acres
Average Slope: 7.3%
Lot Unit Factor: 1.231
Floor Area and Development Area:
Area Maximum Proposed Existing Increase Left
Development 18,270 14,802 0* +14,802 +3,468
Floor 7,308 7,038 0* +7,038 +270
*Existing development is proposed to be removed.
Site and Architecture
The applicant is requesting approval of a site development permit for a new partial two
story residence with a three-car garage. The house would include 4,995 square feet on the
first floor and 1,111 square feet in the garage, and 932 square feet on the second
floor/attic areas. A 534 square foot basement is proposed below the family room.
The height of the residence would range from 18 feet at the porte cochere, to 20 feet at
the garage and family room, and to 27 feet at the center portion of the residence. The
second story portion of the residence has been nested under the steep roof pitch with attic
areas with more than 7 feet interior height. Dormers have been placed in the roof of the
garage to allow for more floor area at the sleeping alcove. Most of the second story areas
are located in the volume of the roof and the second story areas above the main portion of
the residence are proposed to be'storage areas accessed by pull stairs. Story poles have
been placed on the site for the Commission's review.
Proposed exterior materials include stucco siding and charcoal colored hardishake roof.
Three skylights are proposed at the bedroom side of the residence. All skylights are
required to be designed to reduce emitted light and no lighting may be placed within the
light wells. The front entry is a one story element with the roof cut back 3 feet to have the
same eave height as the turret element to the south of the entry. Two small dormers have
been added along the front and rear elevations to break up the roof mass in these areas.
Exterior colors will be reviewed for conformance with the Town's adopted color board,
prior to the painting of the residence.
The driveway, garage and residence are proposed at the more level portion of the site, and
minimal cut is proposed, although the finished floor of the residence is proposed from 2
Planning Commission
Lands of Gafner
• July 22, 1998
Page 3
feet above natural grade to .5 feet above natural grade, with the finished floor stepping
with the gradual slope of the building site. The proposed pool is located 1 foot above
natural grade, although a free standing wall, up to 2.5 feet in height is proposed at the east
of the pool decking, over 3 feet of fill.
The sleeping area above the garage has been shown to be 306 square feet in size. The area
would include a full bath and a kitchenette, although the size of the rooms would restrict
its being used as a guest house or second unit.
View
Neighbors to the southwest (Thomas) and south (P,owell) have submitted letters to the
Town (Attachments #6 and #7) regarding the height of the proposed residence.
Specifically, the location and height of the southern side of the house would eliminate a
view from the neighbor's property to the north. Although this view would be eliminated,
staff notes that there is a primary view of the bay from the Thomas' site, which would not
be impacted by the new residence. The Powell's concern appears to relate to privacy
more than views, although there appears to be fairly good screening to the south.
There have been several changes made to the plans by the applicant to attempt to mitigate
the impact of the new residence on the view. The initial submittal of the plans included
additional height and second story living area. In addition, the overall height of the south
end of the residence has been reduced.
The Thomas' letter also refers to CC&R's which limit the structure on the subject site to
a one story building. The Town attorney has reviewed the CC&R's and advises that the
Town may not enforce CC&R's, although they may be enforced through other avenues. In
1988, the Town approved a two story residence on lot 27 of the subdivision. There are
provisions in the Site Development Code, however, which allow the Commission to
address impacts on views and privacy with new development.
•
If the Commission believes that the substantial view or privacy impacts would result from
the residence at the proposed height, one solution would be to require the height or the
building pad to be lowered throughout the portions of the residence which are obtrusive.
Driveway &Parking
The driveway is proposed to enter from Taaffe Road with an emergency vehicle
turnaround proposed almost completely out of the setbacks. The driveway is proposed to
be 14 feet wide with additional paving to access the 3 car garage and the 4th parking space
at the porte cochere. The garage entry will not be seen from Taaffe Road and the garage
doors are faced away from the neighbor. The Zoning Ordinance requires at least 4 on-site
parking spaces.
Planning Commission
Lands of Gafner
July 22, 1998
Page 4
Outdoor Lighting
Outdoor lighting has been shown on sheet A3 of the plans. The applicant proposes one
light per exit, except at the garage and porte cochere. Flood lights are proposed in the
court yard area at the rear of the residence and the parking area at the front of the
residence. Staff has included a condition (#8) for outdoor lighting, requiring that fixtures
be downshielded and that all locations be approved by the Planning Department. In
addition, the flood lights must be located to minimize visibility from the neighbors.
Trees &Landscaping
There are several trees along the west property line which will help to screen the new
residence from the uphill neighbors, although several trees would be removed to
accommodate the emergency vehicle turnaround. In addition, there are several pines
along the north and south property lines, in line with the residence, which would help
provide privacy to the neighbors.
A landscape plan will be reviewed at a site development hearing once the house is
framed. Any planting required for screening or erosion control will be required to be
planted prior to final inspection. The Environmental Design & Protection Committee
commented that new planting should include several large trees to replace the trees being
removed for the turnaround. In addition, the EDPC recommended that the applicants box
the large Mayten trees proposed to be removed and replant them after completion of the
project. Staff has included this comment as a recommendation to the applicant (condition
#2).
Grading &Drainage
The residence has been located at the level area of the lot. The house is proposed with
finished floor levels at 2 to .5 feet above the natural grade, well within the limits outlined
in the Town's grading policy. The residence steps from.the main living area down to the
side wings of the residence to follow the gradual slope within the building site.
The new driveway would require minimal grading. The proposed garage would be located
approximately 1 foot below natural grade. The pool elevation would be approximately 1
foot above natural grade, with the pool decking closer to 3 feet above natural grade. The
pool has been located to the east of the residence, where the slope increases, with the low
end of the pool showing a 2.5 foot high wall above the 3 feet of fill for the patio area.
The basement has been designed at the southeast side of the house and would require a
small amount of backfilling against the basement wall to ensure that the entire basement
height would be under grade. This has been included in condition#1.
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment 1. Drainage is designed to be collected around the
Planning Commission
Lands of Gafner
July 22,1998
Page 5
front of the house and outlet to the east of the pool. The downhill neighbor has had some
concerns regarding the proposed drainage design. The Engineering Department has
suggested that the applicant move the outlet of the drain pipes approximately 30 feet to
the west, to allow for additional absorption. This has been included in condition#11. The
Engineering Department will review and approve the final drainage plan prior to
acceptance of plans for building plan check. Final "ass-built" grading and drainage will be
inspected by the Engineering Department, and any deficiencies will be required to be
corrected prior to final inspection.
Geotechnical Review
The Town's geotechnical consultant has reviewed the proposed plan and has determined
that the project is geotechnically feasible. Although no conditions were included with the
Town's geotechnical consultant's comments, staff has included the standard condition for
review into the conditions of approval (#10).
Fire Department Review
The Santa Clara County Fire Department's initial review of the plans included a
requirement for an on site turnaround which has been provided with the driveway loop.
The review also determined that the flow capacity of the nearest fire hydrant will not be
adequate for a home of the proposed size. Fire sprinklers have been required to mitigate
the inadequate fire flow, although the property owner has the option to install fire
hydrants per the Fire Departments requirements in lieu of the sprinklers. In addition, the
property address shall be clearly visible from ! the street. The Fire Department
recommendations have been included as conditions in Attachment 1.
Committee Review
The Pathways Committee has no request for the project, therefore a pathway in lieu fee is
required (condition #19). The Environmental Design Committee recommends that the
large trees proposed to be removed be replaced, and that 3 of the Mayten trees be boxed
during construction and replanted. In addition, the residence is proposed closer to 2
neighbors, and screening should be sensitive to maintaining privacy between these
neighbors. Staff has incorporated these comments into condition of approval #2.
Staff is available to answer any questions that the Commission or the public may have.
Planning Commission
Lands of Gafner
July 22, 1998
Page 6
ATTACHMENTS
1. Recommended conditions of approval;
2. Comments from Santa Clara County Fire Department, dated May 4, 1998;
3. Letter from Cotton, Shires and Associates, dated July 8, 1998;
4. Letter from Pathways Committee, dated April 27, 1998;
5. Environmental Design &Protection Committee evaluations, received April 29, 1998;
6. Letter from Michael and Ann Thomas, with CC&R's, dated July 13, 1998;
7. Letter from Michael and Vickie Powell, dated July 15, 1998;
8. Worksheet#2;
9. Development plans.
cc: Barry and Annette Gafner Lori Darling
Tangley @ Westroad, c/o Lyman Davidson Dooley, Inc.
Waybridge Surrey 1640 Powers Ferry Rd. 1-100
England KT13OLZ Marietta, GA 30067
Planning Commission
Lands of Gafner
July 22, 1998
Page 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE AND POOL
LANDS OF GAFNER, 26990 TAAFFE ROAD
A. PLANNING DEPARTMENT:
1. The exterior walls of the basement shall be backfilled to eliminate any
view of the walls. The changes shall be reviewed and approved by the
Planning Department prior to acceptance of plans for building plan check.
Any further changes shall be reviewed and approved by the Planning
Department prior to acceptance of plans for building plan check. Any
further 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 and maintaining
privacy between neighbors. The 3 large Mayten trees are suggested to be
boxed during construction and replanted. 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 finds 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 Gafner
July 22, 1998
Page 8
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. The
applicant shall submit a letter from the arborist commenting on the impact
of the development as shown on the approved plans and listing
construction techniques to be used for the development. 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. Outdoor lighting locations and specifications shall be submitted for
Planning Department approval prior to acceptance of plans for building
plan check. Locations should be kept to a minimum with 1 light per exit
and 2 allowed at the entry and garage. 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. Flood lights shall be directed away from neighbors. 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 of 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.
Planning Commission
Lands of Gainer
July 22, 1998
Page 9
9. 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. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation
and screening.
10. As recommended by Cotton, Shires & Associates in their report dated
March 27, 1998, the applicant shall comply with the following:
a. The applicant's geotechnical consultant shall review and approve all
geotechnical aspects of the of the development plans (i.e. Site
preparation and grading, site drainage improvements and design
parameters for foundations, swimming pool 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 tot he Town Engineer
for review and approval prior to issuance of building permits.
b. 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 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 March 27, 1998.
Planning Commission
Lands of Gafner
July 22, 1998
Page 10
B. ENGINEERING DEPARTMENT:
11. The drainage outlets shall be relocated 30 feet to the west, to the
satisfaction of the Engineering Department, prior to acceptance of plans
for building plan check. 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.
12. All public utility services serving this property shall be placed
underground.
13. 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.
14. 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
Taaffe Road and surrounding roadways; storage of construction materials;
placement of sanitary facilities; parking for construction vehicles; and
parking for construction personnel. In particular, the plan should address
how construction personnel vehicles will be parked so as to leave the
roadway clear. 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.
15. 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
Planning Commission
Lands of Gafner
July 22, 1998
Page 11
roadways and pathways prior to acceptance of plans for building plan
check.
16. 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.
17. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A copy of a permit from the City of Los
Altos shall be required to be submitted to the Town prior to submittal of
plans for building plan check.
18. 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 Departn lent 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.
19. Prior to acceptance of plans for building plan check, the applicant shall
pay a pathway fee to the Town, based on the length of the lot along the
east property line (179.5 feet) ($7.00 pier linear foot).
C. FIRE DEPARTMENT
20. 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. Minimum circulating turning radius shall be
36 feet outside and 23 feet inside.
21. The property address shall be placed on the property so that it is clearly
visible and legible from Fernhill Drive. The address numbers shall be a
minimum of four inches high and shall contrast with the background color.
22. Prior to final inspection, the applicant shall install a fire sprinklering
system to assure that adequate flow is available to the residence. The
design of the fire sprinklering system shall be reviewed and approved by
the fire department prior to acceptance of plans for building plan check.
Planning Commission
Lands of Gafner
July 22, 1998
Page 12
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 1, 5, 8, 11, 13, 14, 15, 17, 18, 19 AND 22 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.
NO'1'h: The Site Development permit is valid for one year from the approval date (until
July 22, 1999). All required building permits must be obtained within that year and work
on items not requiring a building peiuiit shall be commenced within one year and
completed within two years.
ATTACHMENT
6- FIRE DEPARTMENT
SANTA CLARACOUNTDrj � CONTROL NUMBER
"' 1947., 14700 Winchester Blvd., Los Gatos, CA 950304818EST. BLDG PERMIT NUMBER
COURTESY ERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUt1 w4g�}
ED
FILE NUM' V#6 P
DEVELOPMENT REVIEW COMMENc FLOSALTOSHILLS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed new 7,000 square foot single family residence.
The Planner for this project is Ms. Susan Stevenson
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 determine compliance 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 Flow: Required fire flow for this project is 2,250 GPM at 20 psi
Appendix
III-A residual pressure. The required fire flow is not available from area water mains
and fire hydrant(s) which are spaced at the required spacing.
UFC 3 Required Access to Water Supply (Hydrants): Portions of the structure(s) are
903.2 greater than 150 feet of travel distance from the centerline of the roadway
containing public fire hydrants. Provide an on-site fire hydrant OR provide an
approved residential fire sprinkler system throughout all portions of the
building.
UFC Premises Identification: Approved numbers or addresses shall be placed on all
901.4.4
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 LI LGD ARCHITECTS 05/04/98 1
OF 1
SEC/FLOOR AREA LOAD DESCRIPTION BY
Residential Construction Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF GAFNER - 26990 'Taaffe 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
ATTACHMENT '`
rill
COTTON, SHIRES & ASSOCIATES, INC. JUL ''
CONSULTING ENGINEERS AND GEOLOGISTS •
f;tRr,�n,;r r:
July 8, 1998.
L3236B
i
TO: Susan Stevenson
Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, California 94022
SUBJECT: Supplemental Geologic Review
RE: . Gafner,New Residence and Pool
26990 Taaffe Road
#67-98-ZP-SD-GD
At your request, we have completed a supplemental geologic review of permit
applications using:
• Supplemental Geologic Letter, prepared by Steven F. Connelly,
C.E.G., dated June 4, 1998;
• Geotechnical Feasibility Review (letter) prepared by Nielsen.. . .
Geotechnical, dated March 27, 1998; and
•
' • Site Plan (1,sheet, 20-scale) prepared by MacLeod, dated March26,
1998.
In addition, we have performed a recent inspection of site exploratory
excavations and reviewed pertinent technical maps and reports from our office files. ..
DISCUSSION
In our previous review report (dated May 27, 1998), we recommended that
supplemental geologic investigations be completed to address potential faulting hazards
to the proposed residence. The applicant proposes to demolish the existing residence
•
and construct a new residence extending approximately 60 feet east of the existing
structure. -
CONCLUSIONS AND RECOMMENDED ACTION
The referenced letter prepared by the Project Engineering Geologist adequately
addresses ,the issues of our previous review. Based on supplemental subsurface
exploration, the consultant has concluded that the Altamont Fault is located at least 50
feet northeast of the proposed house site, and it is highly unlikely that primary ground
rupture due to faulting will occur within the building site. Consequently,we recommend
geotechnical:approval of the proposed site development plan. Prior to approval of
permits for project construction, a soil/foundation report should be submitted to the
Town for appropriate technical review.
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 July 8, 1998
Paget L3236B
This review has been performed to provide technical advice to assist the Town in
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.
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.
MAY-20-1998 12:28 KEYNOTE SPEAKERS 650 325 873? P.02
Spry: �..v.ATTACHMENT 4
VD
s 'Q8
MINUTES OF THE LAH PATHWAYS, PARKS & RECREATION COMMIT 7j ETING
wuALTOSties
April 27, 1998
11 Call: Present: Les Earnest, Diane Barrager, Betsy Bertram, Harry
erzian, Sylvia Jensen, Bob Stutz, Scott Vanderlip. Absent: Betty Rooker, Katy
ells: Also in attendance: Sid Hubbard, Town Council, Jim Rasp, Public Works
rector, Carol Gottlieb and Dot Schreiner, Planning.
nutes: March minutes approved.
nouncements:
xt pathway inspection walk is scheduled for Sunday, May 3 at 1:15 pm at Town
11 . ,Next pathway meeting is scheduled for Thursday, May 21 at 7 :30 pm at Town
11.
ports:
anning Commission liaison for May 13 will be_ Bob Stutz.
d Business:
current list of Top Ten Pathway Maintenance Requests was given to Jim Rasp.
. "Rasp said he will give a status report to Town Council every month.
e letter dated April 4 from Les Earnest to City Council re the proposed
adside path on Arastradero, Lands of Congregation Beth Am, was discussed.
tsy Bertram volunteered to contact Beth Am to determine if they would be
terested in building a path themselves for safety reasons .
thway Day Hike is scheduled for Sunday May 31 beginning at 1:00 pm from Town
1.1 Fields . Scott Vanderlip will coordinate with Jim Rasp regarding the
edition of proposed paths.
N BUSINESS:
L31 Altadena Drive; Lands of Ewald: Acquire pathway easement and construct
-B path parallel to Altadena. •
)30 Magdalena Avenue; Lands of Allison: No request .
)62 Scarff Way; Lands of Scarff : Dedicate a 10 foot pathway easement along
South boundary from Scarff Way to Esther Clark Park, and construct a 11-B
:h within this easement connecting to the existing sidepath along Scarff Way.
)90 Taafe Road; Lands of Gafner: No request.
MENTATIONS FROM TEE FLOOR:
Schreiner discussed the history of the Town' s general plan and master
:hway plan and the importance of preserving this heritage.
Imitted by Sylvia Jensen
Tf1TAI P.Gla
ATTACHMENT °
ENVIRONMENTAL`DESIGN COMMITTEE
NEW RESIDENCE EVALUATION Tplyy p �9!� `'
� �lpd� 9(
Applicant's Name: / ;�az'�� llpfy
_ its
Address:
^ "' �
•
Reviewed by: j-c-ai( ,r) h iDate:
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
�.�• �
e,61..-4.. �tiu -�'-z re- u-a kLe Scx-e-/te(.
Proposed Grading: (Impact on water tdble, nearby vegetation. Erosion potential. All
grading at least 10' from property tine?)
-4 5099 es* ,3 i Ii
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
? z(_A-Le/z — c— fia nce vx ?C'��
Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) , K
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Other Comments: -z - �L/
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ATTACHMENT
RECEIVED
July 13, 1998 J U L 1 3 1998
TOWN OF LOS ALTOS HILLS
Planning Commission
Town Of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
RE: Proposed Gafner Residence
26990 Taaffe Road
Dear Commissioners:
We wish to express our opposition to the above referenced residence which has been
proposed on the parcel which abuts a portion of our northeasterly property line.
Reference is made to the attached parcel map depicting both lots.
The height of the structure and it's proximity on the lot will substantially diminish our
only corridor of view across their parcel (shown on the parcel map) towards Palo Alto,
the Bay and Mount Diablo. Although we have other views from our lot, this is one of
our most enjoyable. One of the attractions to purchasing our home over 14 years ago
was the CC&R's which restrict building height and landscaping so as not to
unreasonably hinder views within the 26 lots which comprise the Rose Hill Estates.
Reference is made to the enclosed copy of the CC&R's and specifically to Clause
which prohibits a two story structure on the Gafner parcel and Clause XI which
prohibits unreasonable obstruction of views from any other lot.
Although the proposed structure has the general appearance of a single story design,
the roof structure gives it a two story height. This is further supported by the second
level living area that has been incorporated in the plan. We have been working with
the Gafners and their architect to try and resolve the view problem. However the
location of the story poles which have been erected indicate that we have made little
progress in this regard.
We extend an invitation to the Planning Commission members to view the situation
from our lot prior to the meeting so that you may make an informed judgment.
Very truly yours, i
GLS
Michael and Ann Thomas
27033 Dezahara Way
Los Altos Hills, CA 94022
Telephone (650) 949-1697
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• 3125231 ' T.I. 301792
DECLARATION IMPOSING CCNOITIONS, COVENANTS, •
RESTRICTICNS •
, EASEMENTS AND AGREEMENTS AFFECTING
TRACT NO. 4215 ROSE HILL ESTATES
IN THE TOW OF LOS ALTOS HILLS, SANTA CLARA COUNTY, WHICH
Tract No. 4215 Rose Hill Estates is shown on that
certain Map filed for record in the office of the
Recorder of the unty of Santa Clara, on
. -r
-. ,e .g0 / F6 in Book.?/5" of Maps, at
Pa
es K-..e6 7• . an; w ich Map as so recorded
s incorporated herein by reference.
declarer that, infadditionvtotandtwithoutdlimitingitheieffectn eof any
• limiting
thereofois,newssubject,sincludinor g zoningsto and buildingnd or the ordinancessof the
Town of Los Altos Hills, said land is held and shall be held, conveyed.
hypothecated, leased. used, improved and occupied, subject to the following
Covenants, conditions, restrictions, easements and agreements, which are
imposed pursuant to a general plan of improvement and shall crest* mutual
equitable servitudes on each of the lots, plots or parcels in said tract
or subdivision and a privity of contract with reference thereto between
the various owners thereof. their heirs, personal representatives. success-
ors and assigns, it being the express intention of the owners of said
tract that the covenants herein Contained shall run with the land ,.-'use\
Said covenants, conditions, restrictions, easements and agree= bre
Al follows: '`
•
CLAUSE I• : Use and Improvement, �� ( 1�
/�-/�7 e V '.-7. o=ther than one, one story detached, singl ly'
T• ` v srlvate residence, a private garage for use of the occupants of such
e. guest ouse for the entertainment of social guests. servants
�
- 6}� quarters for housing servants employed upon the premises, and other usual
,(9-1—
) •T to and appropriate.outbuildings (including stables, if permitted by law) •
which are strictly incident and appurtenant to a private residence, shall
be erected or maintained on any lot or plot in this subdivision: no use
whatsoever except in connection with its use and improvement as the site
and grounds of a private residence shall be wade of any lot or plot in
•
ti .this subdivision. `A residence of more than one story maybe allowed
ran Lots 1 to 13. inclusive end Lot 24 oniv<unnm the r tssous aparoval
• =
r
DACE RATION OF RESTRICTIONS .r. 7521 n :137
constructed thereon and shall not be moved onto said premises from j
some other location. No garage, guest houselor other appurtenant
building shall be commenced prior to the commencement of construction
on the principal residence. The principal residence shall cover a •
ground floor area of not less then 1500 square feet, if a one-story
structure, and not less than 1200 square feet on the ground floor if
a one and one-half or two-story structure, with an additional area of at
least 500 square feet on the second floor. "Ground floor area" shall
• exclude any attached garage. open porch, terrace, stoop, steps and like
. appurtenances not enclosed by the bearing walls of the residence building.
• CLAUSE IIx. Setbacks and free Spaces.
No building, projection or any part theireof shall be erected on •
any lot or plot nearer than 40 feet from any public right-of-way lint.
for streets. No dwelling"house shall be erected or placed nearer than ,
30 feet to any side boundary line of the lot or plot on which it is
situst'ed, measured at right angles from such lint at a point nearest . •
to the dwelling house. No dwelling house shall be erected or placed
nearer than 30 feet from the rear boundary line of the lot or plot on
which it Ls situated, measured at right angles from such line at a point
• nearedt to the dwelling house. The term, "dwelling house•, es used in ,
this Clause shall include any guest house or servants' quarters or
building designed or intended for that use, and ail other auxiliary
buildings.
• L.
CLAUSE rV: Lot Area. 1 ••
•No dwelling shall' be erected or placed on any lot having an area +
of lessthan one (1) acre. . .
CLAUSE V: Automobiles and Boats. `l it
• No more then one (1) automobile belonging to the owner may be parked f
on the street at any one time. No boat maybe parked at any time on any
lot within 40 feet of the front property line. � $'
• .i
CLAUSE VI: SI( 4S, ,
Na billboards or other advertising device shall be erected or
placed upon any lot or plot in this subdivision, except as follows: ?'
The none and profession of any professianelperson may be displayed upon ',
any dwelling house upon a sign not exceeding 230 square inches in site.
• No more than one •for Sale', 'Lease. or "Rent' sign shall be displayed
upon any single lot or plot and such sign shall not be larger than '
eighteen (1$) inches by twenty-four (24) inches; provided, however, •
during the subdivision and sale of lots in this tract, the owner or
his agent may erect and display larger signs.
o
CLAUSE VII: Care of Properties.
All vacant lots in this subdivision shall at all times`be kept free L-
• .• .t. - ,T• r• •, irk f `
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•
•
•
•
•
•
E*RATICN OF RESTRICTIONS }'
•
lee 7521 Ka?78
of 'rubbish and litter, and weds and • f
mown. The and end grounds In grass shall be disked or keptf
m •
own. at eIl yards
d k• connection with all improved ill
cultivated and planted totannextendtand sufficientlto-maintain condition andope appearances
in keeping with that of t shall 4e '
typical improved properties in the subdivision.
CLAUSE VIII: Te ors P P subdivision.
�'Iiin s and Trailers.
� .
No structure or build! r •
designed as such, shall M building
oecuniede�pletad proper ace on nee,
lot or plot in this aubdivlafen. No tents orsother temp •
shall be used. At no time shall • bout° trailer, g trailer O f on any
type or kind used or useable for living purposes. temporary habitation
to remain on an be of the
y lot or plot in this subdivision, either
or permitted
e
mission of nor shall any such trailer be parked by orithth pery or
ofmi theo rofds owner of any lot or plot in this subivisionhonhany
to this ads, treets ways. or easements situated within or adjacen •
t
subdivision. •
either permanently or temporarily,
CLAUSE IX: Com lotion of
C°nstrueilon.
My residence or other building
of wh;Anyich es been started, shell il completedingnthis subdivision j
when such delay is caused by without delay, except
the ownerscto procure delivery acts of n'od, strikea,•actual inability of
tce I
bhe
other personsor forces beyond necessary materials, or by •
•
inability. of the owner or his contractor the nto-secure, owner. material ,
or discharge liens or�ettachments shall not b. deemedFinancial
hes Control. labor or materials,
I a cause beyond
In the. event of cessation of construction of any building
period of 120 days where such cessation is not excused byi
hereof, the existence of such ineompleted building thedeemedisions
be a nuisance and the undersigned or any shell
o a nu Declaration shall have the i1 robe deemed t
tooothisy andcremove she same or carryright other owner of and ortI c
to enter upon aaidktocornsubject r
pl*tion, end the expense incurred such construction • {r
completion of such building shall becomenatlien.with thewadvalcas_ 1
improvements thereon upon which such buildingisuontlandwhnl
may be foreclosed either as a mechanics lien an
on reel property, located, which lien d '
I• d/or as a mortgage made
CLAUSE X:
Preservation o
�� IlYi 1 r;
•
ni oaks—Or OthWtree-haven O'•boliover : •
Chill be cut down or in other
the same La necessarydwn rely mutilated unless 12 al orst ism
to provide space upon i Lo�n•otfr , r'.-.,?
dwelling house,or unless removal or trimming whleh torsameci ar tsssaryy
I because off'dis�or unless death of said 4 of the icessapai ,
r
tI s hazard to the .af•t and Lze• or because t rte•nconstltutes • ;,�
trees otherwise to tae situatedtahalsons obtained :�•6
Property, the Arc Sion to remove
from Architectural
rt.�l
i !� i1• 3
:, y,�is74 <.• ,
• .. ,11_,,):','4"7..P4,1.4' 11• I i ,,
NW-
•
. a:
ARATICN OF RESTRICTIONS •
•
•
• X7521 n.:1377 • .
` Coesetttee provided for in Clause XIII hereof.
CLAUSE XII •reservation of.Vilew and Restriction on Roof •Covering„
No tree.•�shrubbery +�o other obstruction •f any kind shall b.
planted, erected, or maints.ned on an lot in such a manner as to ',:, ,
unreasonably obstruct or interfere with the view obtainable from the
- e//'
'e,'nq poo.. ;•or r'afrincipal residence ot any other lot at the time - .
of cling this Declaration . The question of unreasonableness shall
be determined by the Architectural Control Committee `.
Paragraph XIII hereof. The determination of the Committeedshall rben
final and shall be final and shall he binding upon every lot owner in ..
the subdivision. No exterior roof surface shall be colored with $ <
• ;' white, off-white, yellow, or silver coloringor material, or with any
Other color or material which is highlylrefective of light and sun,
CLAUSE XII: Keeping of Fowl, M imals, etc,
No lot or building thereon in this subdivieian shall be used for
the keeping or breeding of fowl, animals or creatures of any kind for
commercial purposes. A reasonable and usual number of household pets
and horses may be kept for the pleasure of the occupants of the premises
*where kept, but the same shall not be kept in numbers or under conditions
objectionable to other residences inIthe subdivision.
he keein
ether animals ot fowl'shail not be allowed unless a permit thereforohas
first
bobtainedeen from the iaeavokol Citprovided ' .' for inClauseXIII. Such permits my breedb theCommitteeatany time.
It is desired to maintain the quiet, country atmosphere of this •
subdivision as far-as possible. Barking, dogs and other noisy pets •
objectionable to other residents of the subdivision shall not be permitted.
No lot owner shall have more than two dogs over three months old, Radios
f and other audio,amplifiers, if operated out of doors. shall be turned
down so as to be heard only by those using them.
• All outbuildings used in connection with the keeping of animals
shall be located on the rear half of the respective lots and shall be
adequately screened from any street. 1.411 questions of reasonableness
or whether a nuisance does or does not exist in connection with the
provisions of this Clause shall be decided by the Architectural Control
-Committee. The decision of the Committee shell be binding upon each and
every lot owner in the subdivision,
•
• CLAUSE XIII: Architectural Control Committee, ,
•
a. The Architectural Control Committee is composed of Leon Twigg, •
! 999 Commercial Street, Palo Alto, California: William .. Dutton, 999
Commercial Street, Palo Alto, California; and Henry V. Seward, 27561
Altamont Road. Los. Altos Hills. California. A majority of the committee
may designate a representative to act for it. In the event of death or
resignation of any member of. the Committee, the remaining members shall
•
T" _ _ _ r 3 ..'
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•
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•
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•
•
•
•
•
•
•
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•
• r •
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ECLAAATION,OF RESTRICTIONS MI 7521 P44378
have full authority to designate a successor. Neither the members of
the Committee, nor its designated representative shall be entitled to '
any compensation for services performed pursuant to this covenant. At
any time, the then record owners of a majority of the lots shall have '
the power through a duly recorded written instrument to change the
membership of the committee or to withdraw from the committee or restore '
to it any of its powers and duties, _
• b. The committee may act byany �" ... • .
taken by the committee must be iwriting and signedts by
M y action
members. The committee shall adopt rules and regulationstfor athet conduct
of its proceedings and may fix the time and place for its regular
meetings and for such extraordinary
committee shall keep written minutsmofttheseas may be rYmeetings-which• • The
•
shall lee two members open for inspection to any lot owner upon the consent of anye
rs
• of
- -
•
the committee
•
'CLAUSE XIV: Approyal of Plans and Sueelficatton._
•
s. No building, residence, swimming
other permanent structure shall be erecd, alteredCo wall, h• • or
•
lot or laps in this subdivision until building °r placed ort any
plot plans showing the Iocation, height and eternal�designfhaveibeenand
submitted to and approved in writs
• Committee. The plot plan shall show thetexthe eriortboundarie,Control
•
lots, the location and height,of all proposed structures, the location
anyd height of any proposed trees, shrubbery or other-improvements which •
r
may obstruct the eoviewson fromtthe principals esidence upon any other lot,
. • by the Committee. The committee will not other information requested
improvement which is not artistic and which pisonot ve tof he an aarcfor hitectural. '
type suitable to a rural suburb, and'�iill"not"'approv any landscaping 1
• , which may unreasonably obstruct the view or impair the enjoyment'of any
•
other lot or plot.
b. No Committee. fencing shall be allowed without the express approval
commit ee a The edbommktteeawill not approve the plans speciinof the
where visible on hillsides are notpdesirablslid board fences on fencing
lotlines
' e. If laid committee fails to disapprove such plans and specifica-
tions ications will within thirty (30) days after receipt thereof, such plans and
shall
fbe Condit2ona2bupone med withall other provisions
p � but of this
Declaration and all ordinances of the Town of Los Altos Hills.approval
CLAUSE XV. 'S rdi '
nation to Mort a'
•
•
ems and beads of Trust.
Nothing contained in this Declaration 'shall impair or defeat •
or
A.
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• rdCL D?! OF RESTRICTICfIS 7521 ftCt•)(�
/•'PAGE 6
• ,
render invalid the lien of any mortgage or dead of trust made in good.
faith and for value, but title to any property subject to this Declara-
tion obtained through sale in satislifection of any mortgage or deed of
trust or otherwise shall thereafter be held subject to allof the terms
and provisions hereof. .
CLAUSE XVI. Severability_
The various measures and provisions of this Declaration are declared
to be severable, and the holding that any one measure or provision is
e invalid shall not affect any other Peesure or provision.
CLAUSE XVII. Tera of Restrictions, Modification and Waiver.
tr 1'h:se covenants';"t iiialtloni;ane'agriiiiien¢s ars to run with tha•
plaid;fand shall•continuen full force and effect until September 30th; -,
n.2001` at .iwhich date the same shall be automatically extended for ;
'•succeisive• periods of ten years (10) unless by properly executed and
recorded statement the then owners -of S1% or more of the iota subject
• ' to this declaration elect to terminate or emend them in whole, or in
part, provided, however. that such restrictions, conditions, covenants.
easements and agreements, or any of them, may be supplemented. changed or
rescinded in any or all particulars at any time by the owners of SIX of
the number of lots comprising the area incorporated in this declaration
exclusive of streets, evidenced by an instrument in writing executed by
the said owners in the manner provided by low for the- conveyeance of real
property, and duly,recorded in the taffies of the Recorder of the County
of Santa Clara, State of California,' and upon such recordation shall.be
valid and binding upon the owners of the said lots in said tract and upon
all other persons.
i
CLAUSE XVIII, Enforcement and Remedy.
The various restrictive meesurela and provisions of this Declaration
are hereby declared to constitute mutual equitable covenants and
servitudes for the protection and benefit of each property owner in the i
said subdivision. Each grantee of a conveyance or purchaser under'a
contract or agreement of sale. by accepting a deed or contract of sale.
• or agreement of purchase, accepts the same subject to all the covenants,
• conditions, restrictions, easements hand agreements set forth in this
declaration and agrees to be bound by the same. •If any grantee of a
conveyance, or purchaser under a contract or agreement of sale of any
of the Iota or plots subject to thisl Declaration, or their successors,
• shall violate or attempt.to violate any of the covenants. conditions, or ••
- restrictions. easements or agresmenti herein contained, before September
30th , 3001, or during any of the extended periods for which they are
inn-force, it shall be lawful for any person owning any lot. plot or real
property subject hereto to prosecute any proceedings at law or in equity
'/
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•DECLARATION OF RESTRICfIOHS .
PAGE 7
/ 11052 1 Fae1:J O
•
egainst the person or persons violating or attempting to violate any •
1
such covenant, condition, restriction, easement or agreement, or to . i
prevent him or them from so doing..or to.-recover,damages_or other awards !
• for such violation.. If:.:a.suit be.instituted„So.enforce, any.right-in ...,,-'
,favor 'of any person,owning`;real'pro party•-aubjpct .to the provisions hereof..
tthe •owner or owners against''whoM such suit is instituted and against Whom •
.
. ;s^r''judgment .is.rendered on.account of..the..violetion of..any of•the conditions,
•
1..:4:covenants.:restrietions;'agreements or easements•herein contained hereby'"' .
--ogres'4to-pay'Costs and attorneys.toes`inf<e"'te sonabls:reount-.incurred by'.
k,,-;,. .., he person or persons prosecuting__,uclk mut $
1
QAUSE XIX. Failure to Enforce. - #
• Failure by the undersigned or any other person or persons entitled !
so to do to enforce any covenant, -condition, restriction or agreement
•
upon violation thereof shall not •stop, prevent or be deemed a waiver ,
of the right of enforcement thereafter. •
- • CLAUSE XX. Definition. '
As used in this Declaration, the tirm "undersigned' shall mean the •
. undersigned, its successors or assigns.
14 WITNESS WHEREOF the undersigned has caused these presents to
. . b, -exacuted this .29th day of September ,19bb.
CP
"4: 13
:1
j ARDOR DEVELOP/OMPM4Y, I
a CarF}oratinn
✓CE 0. LWL�., J�J PRr.SLDE.'T
•
• ' EY �Jf?LL i ', ON - SECRETARY ,
3125231
C4C14. %; ' . .
•
• - , Nof75r-t na.174
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4...-4., .,►,.r.w,..A'ef t
Tint Iturit u ad Tint CtlpasT
SEP 30 1966gg AM,
•
PAUL R.UMW, ,.rd.,,
Vette Civ.C...ti,OA;d.7 R w�. o C>
. �•.��
.. . . _ _
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08/15/01 11:20 FAX 01
ATTACHMENT '
July 15, 1998
Los Altos Hills Planning Commission
26379 Fremont Road
Los Altos Hills, CA 94022
Re: Proposed Gather Residence
At 26990 Taafe Road
Dear Commissioners:
We are writing this letter to state our opposition to the proposed Gather residence at
26990 Taafe Road. The Gainer lot abuts the northern side of our lot(at 27011 Dezahara
Way).
The height of the proposed Gainer residence and its closeness to the property line will
have a significant impact on our privacy. The proposed residence would loom over our
back yard and occupants of the windowed second floor(of this"one-story structure')
above the garage would peer directly into our bedroom. When we bought our property 3
years ago we did so with the knowledge that the CC&Rs for the Rose Hill Estates
prohibited the erection of a two-story structure on the Gainer parcel.
We have been in communication with Barry Gainer regarding our concerns about the
proposed new residence. We were told that the roofline of new structure would be only 1
foot and 10 inches(22 inches)above the roofline of the existing residence. When the
story poles were erected a few days ago it was clear that the roofline of the proposed
residence is 4 to 5 feet above that of the existing residence.
We would be pleased to have the members of the Planning Commission visit our property
prior to the July 22 meeting in order better understand the impact of the proposed
property
Sincerely,
Af diet514).""a Y:16/11
Michael and Vickie Powell
27011 Dezahara Way
Los Altos Hills, CA 94022
(650) 917-9013
RECEIVED
JUL
ATTACHMENT
J U L O 61998
.
TOWN OF LOS ALTOS HILLS 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 �y
Y1ZU1'E1Z'1Y ADDRESS ►'./�41Z1�Y 4 �C!�1 i�l
CALCULA'T'ED BY
CD�_ 0 �p ALS
1 1 ��L--Irl >�I]4 IllA'1'E � 3o •cls
., 1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.)
B. Decking
p
C. Driveway and Parking
(Measured 100'along centerline) 4�.,b
D. Patios and Walkways
1
E. Tennis Court
I 1 ��
F. Pool and Decking L 1
G. Accessory Buildings (from Part B) o
H. Any other coverage
TOTALS } X02
Maximum Development Area Allowed - MDA (from Worksheet#1) I if 2`- O 1
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 46M 6
b. 2nd Floor •e5.-01
c. Attic and Basement
d. Garage 1 I 1 1
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS - 103P7
Maximum Floor Area Allowed- MFA (from Worksheet#1) po
1"OWN USE ONLY CHECKED BY C DALE 7//qhr
Revised 2/26/96