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HomeMy WebLinkAbout4.2 ,oZ Town of Los Altos Hills August 12, 1998 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, POOL AND GAZEBO; LANDS OF YEH; 24055 JABIL LANE; File#30-98-ZP-SD-GD. FROM: Susan Stevenson, Planner APPROVED BY: Curtis S. Williams, Planning Diregt& RECOMMENDATION That the Planning Commission: Approve the requested site development permit with the attached conditions. BACKGROUND The subject property is located at the southwest corner of the Jabil Lane and Magdalena Avenue intersection. There is no subdivision information on the creation of this lot, therefore, a certificate of compliance will be required with the approval of the new residence (see condition #18). The Planning Commission reviewed the project on June 23, 1998 (minutes attached), and required that the applicant return to the Commission with several changes to the plans as outlined in the discussion section of the report. 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. DISCUSSION Site Data: Net Lot Area: 1.06 acres Average Slope: 15.5% Lot Unit Factor 0.94 Planning Commission Lands of Yeh August 12, 1998 Page 2 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 12,085 12,065 na* 12,065 +20 Floor 5,350 5,335 3,556* 5,335 +15 *Existing development to be removed. Since the floor and development area proposed is just below the maximum allowable for the site, a condition has been included (#12) requiring that a disclosure statement be recorded stating that the development approved for the property is the maximum allowed by the Town. Modifications At the June 23rd meeting, the Planning Commission provided direction to the applicants regarding the project, and the applicants have modified the plans in response to the comments (see attached letter from architect). These changes include: 1. Reduce the bulk of the second story area (2 foot height reduction suggested). The applicant has reduced the majority of the main roof height by 3 feet. The portion of the residence which remains at 27 feet in height is an 8 foot wide roof peak, over the 2 story section of the residence. The roof over the family room was dropped from 27 feet to 22 feet. The story poles have been revised to reflect the new heights. 2. Reduce the height at the front entry. The applicant has reduced the height of the front entry from 23.5 feet in height to 22 feet. 3. Reduce the development area to meet the MDA. The applicant has reduced the proposed development area to 20 feet below the MDA, by reducing the width of the driveway (from 20 feet to 16 feet at the entry) and reducing some of the outdoor development area. 4. Eliminate the roof dormers to avoid a three-story appearance. The applicant has changed the roof dormers to skylights which would still maintain natural light in the house. Planning Commission Lands of Yeh August 12, 1998 Page 3 5. Show the drainage easement along the swale, and include a conservation easement over the swale as well. The applicant has shown a 15 foot half width from the center of the swale to be dedicated as a storm drainage easement. It is staff's understanding that the applicant objects to the easement being designated as a conservation easement as well. Condition #24 has been modified to require the conservation easement overlay. 6. Reduce the height of the chimneys to the minimum required by the Uniform Building Code. Chimney heights are noted on the plans as generally 4 feet above the roofline (UBC requires 2 feet, but then a spark arrestor must be placed on top, as shown on the drawings), and a minimum of 10 feet horizontally from the roof. 7. Reduce the height of the gazebo by lowering it into the site or by reducing the height by about 4 feet. The height of the gazebo has been lowered from 16 feet to 14 feet at the peak. The grade level has not changed. 8. Reduce the height of the proposed fence along the front of the property. The height of the fence along the front property line has been reduced to 4.5 feet, in compliance with the Zoning Code. Staff notes, however, that a portion of the fence is proposed across the drainage easement, which is not allowed. Condition #1 requires that the plans be modified to avoid fencing into the drainage easement. 9. Reduce the extent of the retaining wall around the side and rear walls. The wall has not been modified, but the applicant's letter indicates that it is only 2-3 feet high and is, for the most part, replacing an existing retaining wall and is needed for drainage purposes and to protect the swimming pool from debris. Staff notes (on the engineer's site plan) that the current walls are from 3-5 feet high, but not as extensive as the proposed walls. The walls would not be visible from off-site, other than at the driveway, and do not create lawn area or usable yard space which does not already exist. The architect notes in his letter that minor changes have also been made to lower the roof above the garage, to lower the trellis in front of the entrance, and to lower the gate profile at the driveway. The letter also indicates that the canvas awnings are decorative and no more of a fire hazard than other exterior features, such as storm shutters. Planning Commission Lands of Yeh August 12, 1998 Page 4 Pathway Condition The Pathways Committee has recommended that a type II-B path be constructed along Jabil Lane from the southeast corner of the property to Magdalena Avenue. The subject property does not extend to Magdalena Avenue, however, and the pathway would be required to be installed only along the frontage of the property (condition #15). The Pathways Committee also requested that a pathway easement be required over Jabil Lane to accommodate the pathway intended to connect to the future pathway along Fernhill Drive. While the applicant concurs with the dedication over Jabil Lane, staff understands that they oppose the pathway easement on their property and the construction of a II-B path, as there is no connection to the off-road path beyond. Staff notes that a roadside path is not generally required by the Pathway Element for a cul-de-sac such as Jabil Lane, unless necessary for topographic reasons or to connect to an off-road path. The latter circumstance appears to be the justification for the pathway requirements in this case, although the off-road path to Fernhill Drive does not exist at this time (would require crossing two lots). It appears that the dedication of 10 feet of pathway easement along Jabil Lane would require relocating the fence another five feet from the street, but the path could fit between the street and the lowest leach field line and the fence. One option could be to require the dedication but not require construction of the II-B path, as the off-road connection does not exist (modification of condition #15). Staff has included in condition #1 a requirement to relocate the fence outside any dedicated pathway easement. CONCLUSION The applicant has revised the plans to substantially address most of the concerns of the Commission. With the resolution of the pathway easement and conservation easement issues, staff believes the project should be approved. Staff is available to answer any questions that the Commission or community may have. ATTACHMENTS: 1. Recommended conditions of approval; 2. June 23, 1998 Planning Commission Minutes; 3. Revised Worksheet#2; 4. July 20, 1998 Letter from Architect 5. Recommendation from Pathways Committee, dated March 23, 1998; 6. Development plans. Planning Commission Lands of Yeh August 12, 1998 Page 5 cc: Bing and Deborah Yeh Kevin Chiang 24055 Jabil Lane 854 Hillview Drive Los Altos Hills, CA 94022 Milpitas, CA 95035 Planning Commission Lands of Yeh August 12, 1998 Page 6 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE, GAZEBO AND POOL LANDS OF YEH, 24055 JABIL LANE FILE#30-98-ZP-SD-GD A. PLANNING DEPARTMENT: 1. The applicant shall revise the location of the fence in the northeast corner of the property to avoid encroachment into the drainage easement, and along Jabil Lane to avoid encroachment into any dedicated pathway easment. Plans shall be reviewed and approved by the Planning Director and Town Engineer prior to acceptance of plans for building plan check. Any further modifications to the approved plans requires prior approval of the Planning Director or Planning Commission depending upon the scope of the changes. 2. Subsequent to final framing of the residence, a landscape screening and erosion control plan shall be reviewed by the Site Development Committee. Special attention should be given to planting along front of the residence to mitigate the view of the house from the street. 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 6 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 $5,000.00, 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. 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 • Planning Commission Lands of Yeh August 12, 1998 Page 7 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. 5. Fire retardant roofing is required for the new construction. 6. At the time of foundation inspection for the house and gazebo, the location, and elevation of the new structures shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved site development plan. At the time of framing, the height of the structures shall be similarly certified as being at the height shown on the approved site development plan. The hardscape, driveway, and pool locations shall also be certified at time of installation. 7. Prior to commencement of any grading on the site, all significant trees are to be fenced at the drip line. The fencing shall be of a material and structure to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 8. The lighting for the exterior of the residence and accessory building is approved for locations as indicated. Any additional outdoor lighting requires approval by the Planning Department prior to installation. Lighting shall be down shielded, low wattage, and shall not encroach or reflect on adjacent properties. The source of the lighting shall not be visible from off the site. Light fixtures must be approved by the Planning Department prior to acceptance of plans for building plan check. No lighting may be placed within setbacks except for two driveway or entry lights. Lighting (other than exterior house and accessory building lighting) shall be reviewed with the landscape screening plan for the residence. 9. As recommended by William Cotton & Associates in their report dated April 14, 1998, the applicant shall comply with the following: a. The applicant's geotechnical consultant should characterize the peak and repeatable ground motion in percent gravity for the Berrocal and San Andreas fault zones, using a current attenuation relationship. In Planning Commission Lands of Yeh August 12, 1998 Page 8 addition, minimum standard-of-care pier design as discussed above (see letter) should be considered. The potential for adverse slope stability impacts associated with the septic leachfield system should be addressed. 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 retaining walls, foundations, driveway, and swimming pool). to ensure that his recommendations have been properly incorporated. The results of the plan review and supplemental evaluations should be summarized by the geotechnical consultant in a letter and submitted to the Town for review and approval by the Town • Geotechnical Consultant prior to acceptance of plans for building plan check 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 compacted, keyed and benched where appropriate 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 detail,.please refer to the Cotton, Shires & Associates letter dated April 14, 1998. 10. Skylights shall be designed to reduce emitted light and no light fixtures may be placed within skylight wells. 11. 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. Planning Commission Lands of Yeh August 12, 1998 Page 9 12. A disclosure statement shall be recorded stating that the floor area and development area established for the property under this permit are at the maximums currently allowed by the Town. The Planning Department will prepare the statement and the signed, notarized document shall be returned to the Town prior to acceptance of plans for building plan check B. ENGINEERING DEPARTMENT: 13. 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 10 feet of any property line except to allow for the construction of the driveway access. 14. All public utility services serving this property shall be undergrounded. 15. The applicant shall construct a type IIB pathway fronting the property along Jabil Lane. A 10 foot wide pathway easement shall be granted over Jabil Lane to accommodate the path. A legal description and plat prepared by a licensed land surveyor shall be submitted, and the applicant shall return the signed,notarized document to the Town,prior to acceptance of plans for building plan check. The work shall be completed to the satisfaction of the Engineering Department prior to final inspection. 16. 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. 17. 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 Jabil Lane and surrounding roadways; storage of construction materials; Planning Commission Lands of Yeh August 12, 1998 Page 10 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. 18. 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 19. A Certificate of Compliance is required to be issued by the Town for this property. The property owner shall submit legal description and plat exhibits prepared by a registered civil engineer or a licensed land surveyor for the boundary of the property in addition to the title history for the property prior to the Town's incorporation in January 1946. The Town shall prepare the Certificate of Compliance. The required exhibits and tite history shall be submitted and approved by the Town prior to acceptance of plans for building plan check 20. A permit for the secptic system shall be issued by Santa Clara County Health Department prior to acceptance of plans for building plan check 21. Conditions of Santa Clara County Health Department shall be met prior to final inspection. 22. The driveway shall be required to be fully constructed and to be roughened where the pathway intersects, to the satisfaction of the City Engineer, prior to final inspection. 23. 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 wherever possible. A final grading and drainage plan shall be submitted for approval by the Engineering Department prior to acceptance of plans for building plan check. The plan shall show angular rock to be used at the outlet of the proposed storm drain system as it enters the existing culvert. The plan shall also show the septic system, shall include both the proposed new contours and the existing contours and shall show the Town's setbacks. The driveway shall be shown to be reduced to 14 feet wide maximum where it is located within the front Planning Commission Lands of Yeh - August 12, 1998 Page 11 setback. The fence that is proposed within thestorm drain easement is not approved and shall be removed from the plan. 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. 24. The property owner shall grant 30 foot wide storm drain and conservation easements to the Town over the drainage swale located within the northerly corner of the property. Plantings within the conservation easement shall be limited to native riparian species. The property owner shall provide legal description and plat exhibits that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall prepare the grant document. The grant document, including the approved exhibits, shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building plan check. C. FIRE DEPARTMENT: 25. Approved numbers or addresses shall be placed on all new and existing buildings to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background and be a minimum of 4 inches in height with a 3/8 inch stroke. 26. The vertical clearance for the driveway shall be a minimum of 13 feet 6 inches. This dimension shall be maintained. The driveway shall have an all weather surface that is designed and maintained to support the imposed loads of fire apparatus (40,000 pounds). The gradient for a fire apparatus access road(driveway) shall not exceed fifteen(15) feet. 27. 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 sprinidering system shall be reviewed and approved by the fire department prior to acceptance of plans for building plan check. 28. The gates shall be designed so that when open gates shall not obstruct any portion of the required access roadway or driveway width. If provided, all locks shall be fire department approved. Installations shall conform with Fire Department Standard Details and Specifications G-1. Planning Commission Lands of Yeh August 12, 1998 Page 12 Upon completion of construction, a final inspection shall be set with the Planning Department and Engineering Department at least two weeks prior tofinal building inspection approval. CONDITION NUMBERS 1, 4, 8, 9, 12, 15, 16, 17, 18, 20, 23 and 27 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. All properties must pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet #2 to school district offices (both the elementary and high school offices in the Los Altos School District), 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 August 12, 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 Minutes Approved 7/8/98 June 23, 1998 Page 6 MOTION SECONDED AND ,E •SSED: Motion by Commissio• . inkerson and seconded by Commissioner Schreiner :'approve the Site Development P.,. 't for a new residence and pool, Lands of Zatparvar, the following additions/change 2d. the conditions of approval: add the three conditions .~ 'bted by the assistant engineer (d ation of right of way over Fremont Road and Robleda .ad; connect to the public sanitary:, er; and sewer main construction); the house shall be •- ed 5 feet from Barton Court an.. oved an additional 10 feet back from Fremon .M Roas• -moval of the hammerhead in fron- ` the house; the house height shall be no greater .n 2 -et above the existing grade or b ,;:ding pad, whichever is lower; the chimneys sh. -` e the .nimum height per UBC, paint c..• rs shall be earthtones; the front entry way sha A.`e reduced to 18 feet in height; and add t.;°'' that one light shall be deleted at the family z, m unless all three lights at that location ._a `'recessed into the eaves. The Commission cla:_ ed the reasons for the additions and changes t••:, e conditions of approval which included: t•.- igh visibility, the entrance into the Town, � ..-. located on a corner of two scenic roads. AYES: Chairman Gottlieb, Commissioners Aur- :•, Schreiner& Jinkerson NO ,". None • NT: Commissioner Cheng This item will appear on the City Counci •enda July 15, 1998. Brief break at 8:55 p.m. 4.3 LANDS OF YEH, 24055 Jabil Lane (30-98-ZP-SD-GD); A request for a Site Development Permit for a new 5,335 square foot residence, with a maximum height of 27 feet, a gazebo, and a swimming pool. The Planning Director introduced this item, clarifying for the Commission that the development area was over by approximately 600 square feet. Chairman Gottlieb questioned the height of the gazebo in relationship to the highest portion of the site. OPENED PUBLIC HEARING Kevin Chiang, 854 Hillview Drive, Milpitas, project architect, provided information by way of an overhead presentation of the project, a model of the project (slope and elevation not to scale), and an illustration of the current one story house with an overlay of the new structure. Items addressed included: the unique site; following contour lines; the importance of the proposed living area layout; orientation for energy efficiency; providing the best use for the site; contact with neighbors without any objections; proposed fencing to keep the deer out; staff recommendation to drop the height by 2 feet unwarranted; objection to pathway request; coordination of fence with their neighbor (Allison); the driveway entrance around to circular area; the new 2 to 3 foot retaining wall to help drainage, replacing the existing retaining wall; the height of the structure (27 feet); and the flat pad area for the gazebo. 73 Planning Commission Minutes i Approved 7/8/98 June 23, 1998 Page 7 Commissioner Schreiner asked if they were leveling out the area between the gazebo and the retaining wall. She emphasizing the Town tries to keep the rural topography as much as possible and she would prefer a natural contour leading into the house. They should keep the area as natural as possible with little disturbance. She noted from the rendering there appeared to be a three story element on four sides of the residence. Also, she would like to see a great deal more area between the driveway, the circular driveway, and the house to provide room for landscaping. Mr. Chiang continued noting the surrounding trees which will provide screening of the site. They plan to use grasscrete on the driveway and turnaround area to reduce the total development area figures. Bing Yeh, 24055 Jabil Lane, applicant, asked for clarification regarding the Master Pathway Plan, the pathway request, and the purpose of the pathway, all of which was answered by the Planning Director. CLOSED PUBLIC HEARING Commissioner Aurelio felt this was a beautiful design for a city house. He referred to and quoted from the Design Guidelines, in particular, efforts to preserve the Town's open, natural atmosphere and rustic appearance. This particular development should have spent more time with staff before being brought to the Planning Commission as there are so many areas which need modification. He suggested working with staff on a modification of the present plan or a complete redesign of the project. Commissioner Jinkerson agreed. He addressed the following items: the fence should be either 4 '/2 feet at the proposed location or moved back on the site; the pathway is a part of the Master Plan which is an important part of the community; the driveway should be as close to 14 feet in width as possible; the gazebo in its proposed location should be approximately 12 feet in height at the proposed elevation; the chimneys should be the minimum height per UBC; the second floor balcony and the entire second floor (front) should be reduced; canvas awnings are potential fire hazards suggesting a change in material; difficulty with dormers (three story element or skylights); the location of the roof line is highly visible and should be reduced to 25 feet in height; the number of light fixtures should be reduced; and the total development area needs to be reduced by 600 square feet. Commissioner Schreiner agreed with both Commissioners. She also agreed with the staff suggestion to reduce the height of the entry element by 2 feet to reduce the massing of the structure. Also, the topography should be disturbed as little as possible, the house should fit and blend into the site, unobtrusive, and low profile. Although this site is well screened, it will be visible from Jabil Lane. Planning Commission Minutes June 23, 1998 Approved 7/8/98 Page 8 Chairman Gottlieb noted concerns with the excessive outdoor lighting, the visibility from Magdalena Avenue, and the three story facade. She requested a conservation easement over the drainage swale to maintain the natural swale and suggested reducing the height to 25 feet, lowering the entry way to reduce the bulk and mass, and work with staff to lower the profile, reducing the bulk and mass. Commissioner Aurelio added they should step down the hill rather than projecting out. Also, the choice of materials will make the house appear even bigger. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner, to continue the Site Development Permit for a new residence, pool and gazebo, Lands of Yeh, for redesign to reduce the bulk of the second story area, reduce the development area to meet the maximum allowed, reduce the extent of the retaining wall proposed, reduce the height of the fence to 4 1/2 feet or move it back on the property, reduce the front of the house around the entrance area, redesign the house to be a two story house (eliminate three story element), reduce the chimneys, if necessary, to be the minimum height per UBC; provide a conservation easement over the swale; and reduce the height of the gazebo by either lowering it into the site or reducing the height by approximately 4 feet. AYES: Chairman Gottlieb, Commissioners Schreiner, Aurelio & Jinkerson NOES: None ABSENT: Commissioner Cheng This application will be re-noticed for a future agenda. 5. OLD BUSINESS 5.1 Res..- 'rom subcommittees. Chairman Gottlieb report-. -- ii the June 11th General • Plan Committe, eeting discussing the Circulation Element. T ommittee is very close to • presenting . . aft document to the Planning Commission, pos,,, 'y by October. 6. NEW BUSINESS jM None . 7. REPORT FROM THE CITY C! CIL MEETING 7.1 Planning Commi• "on Representative for June 17, 1998, Co rissioner Aurelio, reported on the following it-, s: the reorganization of the City Counci ohnson and Dauber); appointments to the Plan g Commission (Gottlieb and Aurelio); ret. on questions regarding • campaign regulations. . d approval for a Site Development Pe °.r an entryway and gate, and a variance for a foot high entryway and an 8 foot high • e within the setback, Lands of Gorham. • 408-9462393 K C ASSOCIATES • 901 P01 AUG 05 '98 16:18 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 DEVELOPMENTO �AREA AND FLOOR AREA •TURN • IROPERZ Y OWNER'S NAME 1314 /py, L 942,h PROPERTY A13DRE55n - cC J 1 I I.e 'n Q 15A 1 E /� CALCULATED BY i� ( s' "1 1. DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) IA. House and Garage(from Part 2.A.) s44 S Se• 54 q5 B. Decking . VC. Driveway and Parking 2,1�o SF 2D (Measured 100'along centerline) ,/D. Patios and Walkways Matto 66= Sr• J??.0 E. Tennis Court / Q 50 S 1 ��sa 1 F. Pool and Decking G. Accessory Buildings(from Part B) So S� • I �� V H. Any other coverage�C �,Q be � 20 OTALSMIMILIMS - Maximum Development Area Allowed-MDA(from Worksheet#1) L 12_10 ci-7 • 2.. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Garage • 2 1 a. 1st Floor • r/�SD b. 2nd Floor • c. Attic and Basementg�D d. Garage - B. Accessory Buildings . a. 1st Floor b. 2nd Floor - ' c. . Attic and Basement 3 S • TOTALS Maximum Floor Area Allowed-MFA(from Worksheet 01) • c3 s3 _ --LD-Ath Revised 2/26/96 • KCAssociates a professional group KEVIN CHIANG ARCHITECT•AIA RECEIVED 854 N.Hillview Drive ARCHITECTURE/LANDSCAPE t r' Milpitas,CA 95035 SPACE/INTERIOR DESIGN .1 U�, 2 1 �9�� Phone:(408)946 2490 GRAPHIC/3D ANIMATION/MODEL Fax:(408)9462393 CONSTRUCTION/MANAGEMENT TOWN OF LOS ALTOS H1LLS E-mail:kc@3dlink.com Web:http://www.3dlink.com To : Planning Commission Town of Los Altos Hills Re : Response to comments Date : 7/20 1998 • Dear Commissioners : Following up the comments from last public hearing and our subsequent meetings with staff of Planning Dept. , we make the corrections as requested : 1. We bring down the roof structure above the family room from 27' to 22' and split the original "one " big hip roof into two hips as shown on A5 for new elevation and roof plan . 2. In order to mitigate the bulky feeling , roof height above main entrance is brought down from 23'- 6" to 22' . The height of backyard gazebo is down to 14'from original 16' . 3. All roof domers are eliminated and replaced with flat skylights to reduce the " three story " appearance . 4. The original northern driveway for egress purpose was eliminated and the natural contour with existing trees will stay intact . By doing so , the total maxium development area will thus be reduced to 12,065 SF , which is well under the allowed MDA 12,085 SF . 5. The front cast iron fence will be lowered to 4-1/2' along the reference line . 6. 30' width along center of swale will be dedicated to easement per engineer requirement. 7. Pathway easement will be decorated in the same easement which has been dedicated by the same property owner for private street as Jabil Lane . 1 8. The new 2-3 feet retaining wall in the backyard is contructed to replace the existing damaged wooden and rock retaining walls , which locations are very close to the new ones . New retaining wall is deemed to enhance the amenity of back yard and solve the current problem arisen from run off water and debris to swimming pool . 9. We think the canvas overhang outside family room is the only proper material when compared to others . They are not different from the other decorative features , such as storm shutters outside the window , in terms of the level of fire hazardous concern . Besides , the canvas is very close to the swimming pool, which water is the most handy resource for fire suppression . 10. Other modifications on the gate profile on the entrance driveway, lower roof above garage , lower trellis in front of building entrance will also help much in the same direction . We hope the above corrections can express our respect to your comments on this particular house and can dramatically change the bulky feeling without at the same time downgrading the design quality . Thank you for your consideration and assistance ! R sp ctfully K Chi g AIA Project Ar hitect 2 ' / 7 /5fT r7.i;