HomeMy WebLinkAboutItem 3.23.2
TOWN OF LOS ALTOS HILLS June 5, 2008
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT TO REPLACE/REBUILD A SWB041NG
POOL AND DECKING THAT ENCROACH INTO SIDE SETBACK; LANDS OF
LAMPRON AND YORK; 14238 STANFORD COURT; #227-07-ZP-SD-VAR.
FROM: Brian Froelich, AICP, Associate Planner-3�:r
APPROVED BY: Debbie Pedro, AICP, Planning Director -3g
That the Planning Commission:
Approve the requested Site Development Permit and Variance, subject to the
recommended conditions and findings of approval in Attachments #1 and #2.
BACKGROUND
The subject property is located at 14238 Stanford Court in the Page Mill Estates Tract.
The parcel is surrounded by single family homes on approximate one acre properties. The
site is 1.388 acres in size and has a 25.5% average slope. The applicant is proposing to
replace an existing swimming pool and adjoining decking that was approved with a
variance in 1968 by the Planning Commission. The meeting minutes (Attachment #3)
show that the Commission approved the variance based upon the site topography and the
fact that the property is bound on three sides by streets. The approved plan shows the pool
coping to be 11 feet from the side property line and pool decking up to the property line.
Per Section 10-1.401 of the Los Altos Hills Municipal Code, this application for a rebuilt
swimming pool, spa and decking has been forwarded to the Planning Commission for
review and approval. Zoning Code review encompasses analysis of development area
requirements and setbacks. The approval of this application also requires that certain
findings be approved by the Planning Commission.
Planning Commission
Lands ofL.ampron and York
14238 Stanford Court
June 5, 2008
Page 2 of 8
DISCUSSION
Site Data:
Gross Lot Area: -
1.388 acres
Net Lot Area:
1.388 acres
Average Slope:
25.5%
Lot Unit Factor:
0.927
Floor Area and Development Areas:
Area (sq - ft) - Maximum Existing Proposed Increase
Development 8,517 9,944* 9,818 -126
Floor 5,000 4,413 4,413 0
*legal nonconforWng
Outdoor Lighting
Remaining
0
587
The applicant has submitted a new lighting plan that includes low voltage landscape
fixtures. Three lights are proposed in the setback. One is a wall light near the stairway on
the south side of the residence and two are in the lawn area adjacent to the swimming
pool. Typically two lights are allowed in setbacks per the Town's Lighting Policy. The
applicant requests one additional fixture to safely light the pool perimeter and a stairway.
Grading & Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval as specified in Attachment #1. Drainage is designed to be directed toward two
(2), 20 foot long underground perforated pipe outfalls. Final "as -built" grading and
drainage will be inspected by the Engineering Department, and any deficiencies will be
required to be corrected prior to final inspection.
Driveway Modification
The site currently contains a circular driveway with two road access points. The applicant
proposes to abandon one of the access points and 732 square feet of driveway to add to
the rear yard decking. The added portions of the decking will conform to setback
standards. The Fire Department has reviewed the plan and has no comments on the
driveway modification.
Planning Commission
Lands of Lampron and York
14238 Stanford Court
Iune5,2008
Page 3 of 8
Variance
The existing swimming pool was approved to be constructed in the rear yard at 11 feet
from the side property line (Building Permit #2168 dated April 19, 1968).
Portions of the existing swimming pool and decking (792 sq. ft.) are within the side yard
setback and encroach 28 feet into the side setback (two (2) feet from the property line).
The applicant is proposing to replaceJrebuild the existing swimming pool and deck with a
new pool and deck in a similar location. The proposal includes 606 sq. ft. of development
area and a 17 foot encroachment in the side yard setback. The proposal is an overall
reduction in the area and setback from property line nonconformities approved with the
1968 Variance. Also, the pool equipment will be relocated out of the setback to a
conforming location.
Required
Existing.
Proposed
Existing
Proposed
Side Setback
Setback from
Setback from
Development
Development
.:Property Line.
PropertyZine
Area in Setback
Area in Setback
30'
2'
13'
792 sq. ft.
606 sq. ft.
The applicant is requesting to continue the variance approved in 1968 to rebuild the
existing swimming pool and deck within the 30' south property line setback. Pursuant to
section 10-1.401.c of the Municipal Code, a property owner can substantially rebuild a
legal nonconforming structure on the property unless the Planning Commission finds
that:
1) The structure could be relocated elsewhere on the site, accommodating the same
square footage and development area existing previously without substantial
environmental damage, and
2) Relocation of the structure would substantially reduce adverse visual or privacy
impacts to neighbors or to the general public.
Relocation of Structure without Substantial Environmental Damaee
The applicant could not relocate the swimming pool and decking to another location
onsite and accommodate the same square footage. The existing site constraints include:
• Septic system to the north of the residence
• Heritage oak trees
40% slopes in the rear yard
Planing commission
Lands of Lampron and York
14238 Stanford Court
June 5, 2008
Page 4 of 8
It is possible to build a conforming pool and pool decking on the site but the square
footage would need to be greatly reduced and it would require additional site excavation,
grading and be under the dripline of a 30" heritage oak tree in the rear yard. The applicant
has considered project alternatives and locations. Their conclusion is that rebuilding the
pool and decking in the current location is the best solution because it would limit
substantial environmental damage (excess grading, oak tree removal, septic system).
Reduction of Adverse Visual or Privacy Impacts
The existing swimming pool and deck that partially encroach within the side yard setback
appear to have no adverse visual and limited privacy impacts to neighbors or to the
general public. Dense trees and shrubs along the property line provide adequate screening
of the swimming pool and decking from the adjacent neighbor's views and no portion of
the deck is visible from the street. The applicant is not proposing to remove any trees or
shrubs on the property. In addition, the adjacent neighbor (nearest to the proposed
development) at 14188 Stanford Court has submitted a letter to the Town on May 29,
2008 stating that they have no objections to the proposed swimming pool and deck plans
and actually view the proposal as an improvement because the pool equipment will be
relocated (Attachment #4). Relocating the deck to another area of the yard will not serve
to reduce any adverse visual or privacy impacts.
Committee Review
The Environmental Design Committee has reviewed the proposal and has no comments.
ENVIRONMENTAL CLEARANCE (CEOA)
The proposed swimming pool and decking replacement is categorically exempt from the
provisions of the California Environmental Quality Act by provision of Section 15302.
ATTACHMENTS
1. Recommended conditions of approval
2. Findings of approval per Section 10-1.401(c)
3. Plans and Meeting Minutes from 1968 Variance Approval
4. Letter of support from neighbor at 14188 Stanford Court dated May 29, 2008
5. Development plans (Commission only)
Planning Commission
Lands of Lampron and York
14238 Stanford Corot
June 5, 2008
Page 5 of 8
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A SWIMMING POOL, SPA AND DECK
LANDS OF LAMPRON AND YORK, 14238 STANFORD COURT
File # 227-07-ZP-SD-VAR
PLANNING DEPARTMENT:
No other modifications to the approved plans are allowed except as
otherwise fust reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. 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) Equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
3. For swimming pools, at least one of the following safety features shall be
installed to the satisfaction of the Town Building Official:
a) The pool shall be isolated from access to the residence by an
enclosure (fencing).
b) The pool shall be equipped with an approved safety pool cover.
c) The residence shall be equipped with exit alarms on those doors
providing direct access to the pool.
d) All doors providing direct access from the home to the swimming
pool shall be equipped with a self-closing, self -latching device with
a release mechanism placed no lower than 54 inches above the
floor.
4. The new swimming pool and deck shall encroach a maximum of 17 feet
into the required side yard setback and cover an area no greater than 606
square feet.
5. Landscape lighting is approved as shown on the approved plan. Changes
to the lighting plan shall be reviewed and approved by the Planning
Department, prior to installation.
Planning Commission
Lands of Lampron and York
14238 Stanford Court
June 5, 2008
Page 6 of 8
6. Prior to acceptance of plans for building plan check, the 30" heritage oak
trees in the rear of the building shall be fenced and inspected by Town
staff. The property owner shall call for said inspection at least three days in
advance of the inspection. The fencing must remain throughout the course
of construction.
Tree fencing requirements:
a. Fencing shall be located at the drip line of the tree or trees.
b. All trees to be preserved shall be protected with chain link fences
with a minimum height of five feet (5) above grade.
C. Fences are to be mounted on two-inch diameter galvanized iron
posts, driven into the ground to a depth of at least two feet (2') at
no more than 10 -foot spacing.
d. Fencing shall be rigidly supported and maintained during all
construction periods.
e. No storage of equipment, vehicles or debris shall be allowed within
the drip lines of these trees at any time.
f. No trenching shall occur beneath the drip line of any trees to be
saved.
7. Additional landscaping may be required. Staff will visit the site prior to
final inspection to determine if any additional plantings will be needed for
screening or to restore areas disturbed by grading or construction.
ENGINEERING DEPARTMENT:
8. 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. 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 final letter shall
be submitted from the project engineer stating that the site drainage was
constructed in conformance with the approved plans and recommendations
prior tofinal inspection.
9. Any, and all, changes to the approved grading and drainage plan shall first
be approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (October 15 to April 15) except with
Planting Commission
Lands of Lampron and York
14238 Stanford Court
June 5, 2008
Page 7 of 8
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line.
10. Two copies of a final grading and drainage plan which stamped and signed
by a registered civil engineer shall be submitted for review and approval
by the Engineering Department prior to acceptance of plans for building
plan check
11. Two copies of an erosion and sediment control plan shall be submitted for
review and approval by the Engineering Department prior to acceptance of
plans for building plan check. The contractor and the property owner
shall comply with all appropriate requirements of the Town's NPDES
permit relative to grading and erosion/sediment control. 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.
12. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance ofplansfor buildingplan check.
13. Two copies of a grading and construction operation plan shall be
submitted by the property owner for review and approval by the City
Engineer and Planning Director prior to acceptance of plans. for building
plan check The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Stanford Court and surrounding roadways; storage of
construction materials; placement of sanitary facilities; parking for
construction vehicles; and parking for construction personnel. A debris
box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company
for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
CONDITION NUMBERS 6, 10, 11, 12, AND 13 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLANNING AND ENGINEERING DEPARTMENTS
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK
BY THE BUILDING DEPARTMENT.
Planning Commission
Lands of Lampron and York
14238 Stanford Court
Jane 5, 2008
Page 8 of 8
Project approval may be appealed if done so in writing within 22 days of the date of this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after June 28, 2008,
provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
NOTE: The Site Development permit is valid for one year from the approval date (until
June 5, 2009). 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.
ATTACHMENT 2
RECOMMENDED FINDINGS OF APPROVAL FOR SITE DEVELOPMENT PERMIT
FOR A S WDANENG POOL. SPA AND DECK
LANDS OF LAMPRON AND YORK, 14238 STANFORD COURT
File # 227-07-ZP-SD-VAR
1. The structure could be relocated elsewhere on the site, accommodating the same
square footage and development area existing previously without substantial
environmental damage.
The applicant could not relocate the swimming pool and decking to another location
onsite and accommodate the same square footage. The existing site constraints
include:
• Septic System to the north of the residence
• Heritage Oak Trees
• 40% slopes in the rear yard
In order to build a conforming pool and pool decking on the site, the square footage
of the swimming pool and decking would need to be greatly reduced, additional site
excavation and grading will be required and the most suitable alternative location is
under the dripline of a 30" heritage oak tree in the rear yard.
1. Relocation of the structure would substantially reduce adverse visual or privacy
impacts to neighbors or to the general public.
The existing swimming pool and deck that partially encroach within the side yard
setback appear to have no adverse visual and limited privacy impacts to neighbors or
to the general public. Dense trees and shrubs along the property line provide adequate
screening of the swimming pool and decking from the adjacent neighbor's views and
no portion of the deck is visible from the street. The applicant is not proposing to
remove any trees or shrubs on the property. In addition, the adjacent neighbor at
14188 Stanford Court has submitted a letter to the Town on May 29, 2008 stating that
they have no objections to the proposed swimming pool and deck plans. Relocating
the deck to another area of the yard will not serve to reduce any adverse visual or
privacy impacts.
Attachment 3
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Attachment 4
RECEIVED E. Thomas Wheelock
MYZOOS
TOWN OF LOS ALTOS HILLS May 28, 2008
Los Altos Hills
Planning Commission
To Whom It May Concern:
I am writing regarding the proposed pool renovation project on the Lampron property, at
14238 Stanford Ct. I am their next-door neighbor and the only neighbor with a property
that adjoins theirs.
The Lamprons have explained the proposed project to me and showed me the drawings
of the new plan. I have no objection to the project. In fact, in some ways the proposed
renovation will be better from my perspective. For example, the pool pump, which is
currently located very close to the property line, will be moved farther away from my
house.
Sincerely,