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HomeMy WebLinkAbout4.2 TOWN OF LOS ALTOS HILLS January 25, 1995 Staff Report to the Planning Commission RE: REQUEST FOR A MODIFICATION TO A CONDITIONAL USE PERMIT,AND APPROVAL OF A SITE DEVELOPMENT PERMIT FOR A LANDSCAPE PLAN AND CARETAKERS UNIT;LANDS OF FREMONT HILLS COUNTRY CLUB; 12889 VISCAINO PLACE (#19-94-ZP-SD-CUP). FROM: Suzanne Davis,Planner SO RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit, subject to the recommended conditions. BACKGROUND: On June 8 and June 29, 1994, the Planning Commission considered a conditional use permit, zoning and site development permits and variance for a major addition/remodel at Fremont Hills Country Club. The Commission forwarded the project to the City Council with a recommendation for approval. The Commission did not recommend approval of an additional tennis court or a new caretakers residence. The concern about the originally proposed caretakers unit was that it looked like a trailer. The City Council approved the project on July 20, 1994,without the requested variance to exceed the 27 foot height limit. Modifications to the conditions of approval were approved by the City Council on November 2, 1994. These conditions are attached for the Commissioners' information (see Attachment 2). The use permit conditions of approval required the landscape plan to be reviewed and approved by the Planning Commission. Because the previous design of the new caretakers residence was not acceptable to the Planning Commission or Council, the applicant is returning with an alternative design. DISCUSSION: Site Data: Net Lot Area: _ 17.034 acres Average Slope: 13.8% Lot Unit Factor: 15.64 Allowed development area 212,313 Allowed floor area 29,742 • Planning Commission FHCC January 25, 1995 Page 2 The proposed caretakers residence is a 601 square foot modular unit. The exterior materials are horizontal masonite siding and composition shingle roofing. The floor plan for the unit is included in Attachment 4. A colored rendering of the proposed unit has also been provided (see Attachment 3). An existing 1,000 square foot residence will be removed from the site, as will the trailer which is presently serving as a temporary caretakers residence. Staff believes that the proposed modular unit will fit the site, and that it is much more appropriate than the previously proposed unit. The landscape plan includes new plantings around the areas where construction will take place: the tennis courts,pool area, clubhouse,new parking lot and the Viscaino Road entrance . The conditions of approval for the Use Permit include the following conditions relating to the landscape plan: • The proposed plantings should be adequate for screening and softening of the additions to the clubhouse and poolhouse (in particular the tower elements) and the new paved parking lot. • The Eucalyptus trees which were removed from the site last year shall be replaced with new trees, as approved by the Planning Commission. • A landscape maintenance agreement which requires the Country Club imaqd plantingl ed. • A to lannstalldscapeand deposit pa will ll bererequired to ensuresshalthatbe the required plantings are installed within one year and that they are properly established and maintained. The Planning Commission should evaluate the landscape plan for compliance with the above items, and make any changes as deemed appropriate. Staff is recommending that the applicant be required to install all the plantings being proposed. Attachment 1 includes recommended conditions of approval for the landscape plan and the caretakers residence. No lighting has been proposed at this time. A condition of approval is included which states that any new outdoor lighting shall be approved by the Planning Department pror to installation. Staff is available to answer any questions from the Commission or any member of the community. _ , Planning Commission FHCC January 25, 1995 Page 3 ATTACHMENTS: 1. Recommended conditions of approval 2. CUP conditions of approval as modified by Council on November 2, 1994 3. Elevation of proposed caretakers unit (one sheet) 4. Floor plan and details for caretakers unit(three pages) 5. Landscape and irrigation plans (two pages) cc: Patrick King Fremont Hills Country Club 12889 Viscaino Place Los Altos Hills,CA 94022 Sandy Tanaka Kenneth Rodrigues and Associates 50 W. San Fernando,Suite 650 San Jose,CA 95133 Alex Ingram Ingram&Associates 1737 North First Street,Suite 580 an Jose,CA 95112 Planning Commission FHCC January 25, 1995 Page 4 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR MODIFICATION TO CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR LANDSCAPE PLAN AND CARETAKERS UNIT FREMONT HILLS COUNTRY CLUB - 12889 VISCAINO PLACE A. PLANNING DEPARTMENT: 1. Any changes or modifications to the approved plans shall be approved by the Planning Director or the Planning Commission, depending on the scope of the changes. • 2. The caretakers unit may not be larger than 1,000 square feet. 3. The exterior colors for the caretakers residence shall be chosen by the applicant and approved by the Planning Department in conformance with the Town's adopted color board. Color samples shall be submitted for approval prior to painting. 3. Fire retardant roofing is required for the caretakers residence. 0497;4, 4. All-landscaping shown on the _ : : : • Mylan are required to be planted. A landscape maintenance agreement s a •e app •ve: :y the City Attorney and recorded in the office of the County Ce---me.mc*d Recorder,prior to final building permit approval,which requires the permitee to install and maintain in good condition all required plantings. All planting required for mitigation screening that does not establish itself within eight (8) months shall be replaced. • 5. A$5,000 landscape deposit shall be posted to secure the requirements of the landscape agreement prior to final building approval. Required plantings shall be installed within six months of landscape approval. An inspection shall be required within six (6) months of planting to ensure adequate establishment and maintenance. 50% of the deposit shall be returned following the inspection provided that the plantings have been properly installed and maintained. The remainder will be released one year later if the plantings remain viable. Planning Commission FHCC January 25, 1995 Page 5 6. There shall be no outdoor lighting,other than that needed for safety and security. All fixtures shall be adequately shielded to prevent any nuisance to adjoining property owners. Lighting shall be low level and low wattage, and the source shall not be visible from off the site. Tennis court lighting is specifically prohibited. Final lighting plans for any proposed outdoor lighting shall be reviewed and approved by the Planning Department prior to installation, and prior to final building permit approval. B. ENGINEERING DEPARTMENT: 7. Any, and all changes to the proposed grading shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium between November 1 and April 1. 8. Any areas on the site that have had the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final approval. 9. Any, and all changes to the proposed drainage system shall first be approved by the Town Engineering Department. Final drainage shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final approval. 10. Upon completion of the construction, a final inspection shall be required to be set with the Planning Director and the City Engineer two weeks prior to final inspection. CONDITION NUMBERS AND 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 OTHER CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION. NOTE: The Site Development permit is valid for one year from the approval date (until January 25, 1996). 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 CITY COUNCIL CONDITIONS OF APPROVAL FOR A CONDITIONAL USE PERMIT, ZONING & SITE DEVELOPMENT PERMITS £MODIFICATIONS AND ADDITIONS TO THE CLUBHOUSE, POOL HOUSE, POOL AREA, EXISTING BARNS AND OUT BUILDINGS) FREMONT HILLS COUNTRY CLUB - 12889 Viscaino Place (Approved July 20, 1994; modifications approved November 2, 1994) GENERAL CONDITIONS 1. The continuation of this Conditional Use Permit shall be issued to Fremont Hills Country Club for the property designated as Parcel 175- 55-46 (17.03 gross acres.) 2. The number of horses to be kept or maintained at this facility at any one time shall not exceed 55. 3. The maximum floor area and development area that shall be allowed with this permit are as follows: MDA at 212,313 sq. ft. and the MFA at 29,742 sq. ft. The maximum height of the entry structure for the main clubhouse is approved at 35'. 27'. 4. There shall be twenty-four (24) hour supervision of said premises by a competent attendant who is knowledgeable about horse care and authorized to see that the conditions of this Use Permit are met. 5. A Business License from the Town shall be required for the both the Country Club and the stable operations and shall be renewed annually on January first, as long as all conditions of this Use Permit have been met. 6. Staff, Planning Commission and City Council shall conduct a review of this Conditional Use Permit every three years to assure compliance with conditions and all conditions shall besubject to amendments and/or additional conditions to assure that the public health, safety and general welfare are protected and that the objectives of the General Plan and Zoning Ordinance are served, as deemed necessary by the • Planning Commission and City Council. The Conditional Use Permit shall originally be reviewed after six (6) months and then every three (3) years thereafter, beginning upon issuance of final building approval., or no later than August first. • City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 2 7. All requirements of the Santa Clara County Health Department and the Palo Alto Animal Control Department shall be met prior to final building approval and shall continue to be,met throughout the life of this permit: a. Drainage from stables, corrals, pens, barns, etc., shall not enter a natural water course. b. Animal quarters must be swept clean, sprayed and otherwise kept in a sanitary manner so as to prevent unnecessary odor, fly breeding and rodent attraction. c. Manure shall be disposed of regularly by spreading, collection in an appropriate bin and/or removal from site as it is presently done which is about 6 times per year. A plan for the maintenance and removal of manure shall be submitted by the stable manager for review and approval by the Town prior to acceptance of plans for building plan check. d. Samples from the creek water at the rear of the property shall be taken twice a year (on January 30th and July 30th) for determination of thewater quality, and the results of the samples shall be submitted to the Town. e. Additional fill shall be added to the lower corral to improve the existing condition.of the corral and a shelter shall be constructed for the horses within the higher portion of the corral prior to issuance of final building approval for the project. 8. The following requirements of the Los Altos Fire Department shall be conditions of this approval: a. All.buildings and their usage shall meet applicable Town, County, and State Fire and Life Safety regulations. b. All buildings which presently are protected by fire sprinklers shall have the State mandated 5-year inspection by a state licensed fire sprinkler contractor. c. 'Remodeled and/or additions to buildings protected byfire sprinklers will require the modification of the existing system(s) to the satisfaction of the Fire Department. d. The shavings barn shall be completely protected by fire sprinklers. e. Items b, c, and d shall be completed prior to final inspection. City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 3 9. There shall be no external lighting, other than that needed for safety and security. All fixtures shall be adequately shielded to prevent any nuisance to adjoining property owners. Tennis court lighting is specifically prohibited. Final lighting plans shall be reviewed and approved by the Town prior to issuance of final building approval. 10. All unpaved driveways, parking areas and horse riding areas shall be maintained in a manner sufficient to control dust to a level compatible with adjoining uses. The same type of sand material currently utilized in the large ring off of Roble Ladera shall be used in the smaller ring as well. Road. (The Council stated that Fremont Hills Country Club may ask can show the Council, that it would be so costly to construct the crossing and still be able to do the project.) THIS CONDITION WAS DELETED AT THE CITY COUNCIL MEETING OF NOVEMBER 2,1994. 11. All functions shall be required to end at 12:00 mid-night, except on New Years Eve, and all amplified sound shall not be allowed after 11:30 p.m. PLANNING CONDITIONS 12. No additional public address system will be permitted other than what is currently used. The existing public address system shall be limited to use at five horse shows per year and may be operated only between the hours of 10:00 a.m. and 4:00 p.m. 13. All barn foundations shall have a minimum earth to wood separation of six (6) inches. Surrounding areas shall be properly graded (or alternate methods used) to provide drainage away from all structural foundations for a distance of five (5) feet from the building. 14. Fremont Hills Country Club shall maintain 147 spaces (108 in the lower lot and 39'in the upper lot) and provide adequate off-street parking for all members and guests, and are to direct traffic to other facilities if an overflow. should_occur. The Club is required to provide necessary _ personnel to assure all members and visitors park on the premises when attending swim meets, horse shows or using Club facilities. City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 4 Fremont Hills Country Club shall provide the City Clerk (for distribution to the Planning Commission and City Council) and the Sheriff with a calendar of events. They shall provide the Town with a copy of their standard parking operational plan for all events prior to issuance of final building approval. All parking shall be accommodated on site. If not, they shall use public parking (valet service, shuttle) areas. All special events shall be limited to 200 participants. 15. The maximum number of memberships to the Club shall be limited to 500 member families. 16. If at any time the parking needs of the Club exceed the availability of parking on site, the Town shall review the permit for further requirements. If it is determined that the Club needs an expansion of parking upon the six (6) month, review or every three (3) year review, the Club shall return to the Planning Commission with a modification showing enlargement of the parking areas to accommodate additional parking on site. STANDARD CONDITIONS 17. The site drainage must be designed to meet the goal of reducing the rate of run off associated with the proposed development. A grading and drainage plan shall be submitted to the City Engineer for review and approval prior to issuance of a building permit. The Health Department shall review and approve the new leach field prior to issuance of building permit 18. Fire retardant roofing is required as setforth in the Town of Los Altos Hills Municipal Code and the Uniform Building Code. 19. Paint color shall match the color of the existing or shall be chosen from the Town's adopted color board and approved by the Town. 20. Prior to final inspection and release of final building permits a landscape planting plan must be submitted to and approved by the Planning'Commission. No trees are shown to be removed. If trees are damaged or removed it may be required to be replaced. The replaced -tree shall be equal in size to the removed or damaged tree up to a maximum 24" box size tree. The landscape plan shall take into consideration adequate screening of the proposed addition and remodel, the new tower elements, and the newly paved parking lot. City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 5 Eucalyptus trees that were removed shall be replaced with trees approved by the Planning Commission through the review of the landscape,plan. A landscape maintenance agreement shall be approved by the City Attorney and recorded in the office of the County Recorder, prior to final building permit approval, which requires the permitee to install and maintain in good condition all required.plantings. All planting required for mitigation screening that does not establish itself within eight (8) months, shall be replaced. A landscape deposit shall be posted to secure the requirements of the landscape agreement prior to final building approval, if determined to be necessary. Required plantings shall be installed within one year of landscape approval. An inspection shall be required within six (6) months of planting to ensure adequate establishment and maintenance. 50% of the bond shall be returned one year after the date of the inspection. The remainder will be released one year later if the plantings remain viable. 21. Prior to beginning any grading operation, all significant trees are to be fenced at the dripline. The fencing shall be of a material and structure to clearly delineate the dripline. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the driplines of these trees. 22. The property owner shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check, and shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, public and private roadways prior to final inspection and release of occupancy permits. . 23. In the event that the Planning Director believes any of the conditions of this permit are not satisfied, the Planning Department may cause a noticed public hearing to be set to review whether the permit should be continued; and upon a showing of compelling public necessity -demonstrated at the noticed public hearing, the Town may add, amend, or delete conditions and regulations contained in this permit. City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 6 24. Monitoring and reporting to the Town shall be accomplished by the Club for the stabling operation near the creek and shall include an emergency plan. A plan for such monitoring and reporting shall be submitted by FHCC and reviewed and approved by the Town prior to issuance of building permits. These reports shall be forwarded to the Planning Commission and City Council for their information and review. If problems are noted, staff or the Commission may agendize the report for review along with the Conditional Use Permit at a public hearing. ENGINEERING CONDITIONS 25. A permit is required to be obtained from the Santa Clara Valley Water District due to construction occurring within 50' of the top of bank of Deer Creek prior to issuance of building permits. 26. The Lot Merger shall be recorded prior to issuance of building permits. 27. Conservation easements dedicated over slopes 30% or greater shall be required to the satisfaction of the City Engineer. Dedication documents shall be reviewed and approved by the City Engineer and City Attorney prior to issuance of building permits. The owner shall prepare engineering exhibits showing the easements to be dedicated and a legal description of this property. The Town shall provide the documents necessary to complete the dedication procedure. A current title report is necessary to complete the applicant's portion of this condition. 28. Slope easements shall be dedicated over slopes greater than 40% along Roble Ladera and Purissima Roads to the satisfaction of the City Engineer. Dedication documents shall be reviewed and approved by the City Engineer and City Attorney prior to issuance of building permits. The owner shall prepare the engineering exhibit showing the easements to be dedicated and a legal description of this property. The Town shall provide the documents necessary to complete the dedication procedure. A current title report is necessary to complete the applicant's portion of this condition. 29. A conservation easement shall be required to be dedicated over Deer -Creek at 25' from top of bank with the existing non-conformities allowed to remain to the satisfaction of the City Engineer. Dedication documents shall be reviewed and approved by the City Engineer and City Attorney prior to issuance of building permits. The owner shall City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 7 prepare the engineering exhibit showing the easements to be dedicated and a legal description of this property. The Town shall provide the documents necessary to complete the dedication procedure. A current title report is necessary to complete the applicant's portion of this condition. 30. Existing and proposed public utilities that serve solely this site shall be undergrounded to the satisfaction of the City Engineer. If it is determined that the back area utilities serve only Fremont Hills Country Club, undergrounding of these utilities is required and will be phased over a 10 year period, subject to a schedule agreed to by the City Engineer. 31. An erosion/sediment control plan shall be submitted for review and approval by the Engineering Department prior to submittal of plans for grading or 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 creek shall be protected during construction. 32. Two copies of a grading and construction operation plans shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for grading or building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Purissima and Roble Ladera Roads and surrounding roadways; storage of construction materials; clean-up area (see Engineering Department for specifications) 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. 33. Gravel pathways shall be upgraded to Type IIB along Purissima Road and Roble Ladera as detailed in the Pathway Committee letter dated June 1, 1994, and the bridge across the creek shall be reinforced. All improvements shall be completed to the satisfaction of the City Engineer and the Pathway Committee. Pathway requirements shall be completed prior to issuance of final occupancy. • City Council Approved Conditions Fremont Hills Country Club November 2, 1994 Page 8 34. Alignment of Roble Ladera Road and Purissima Road intersection shall be required to improve safety to the satisfaction of the City Engineer. This shall be accomplished through re-striping and channelization prior to issuance of final building approval. 35. Concentration of nutrients shall be kept out of the creek. a. No stockpiling of manure closer than 100' from the creek. b. The corral adjacent to the creek must be cleaned out on a regular weekly basis to prevent an accumulation of nutrients. c. A vegetated buffer strip shall be required to be planted between the creek and the corral to assist in filtering nutrients, and shall be reviewed as part of the final landscape plan. d. Horses shall be moved from the lower paddock in wet weather and a berm or drainage swale shall be constructed along the edge of the pens nearest the embankment to divert rain water away from the embankment prior to issuance of final building approval, to the satisfaction of the City Engineer. 36. The. 10th tennis court, the practice court, the caretakers unit and the Variance for the entry tower to exceed the 27' height limit are not approved as a part of this permit. 37. 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. 38. Upon completion of the construction, a final inspection shall be required to be set with the Planning Director and the City Engineer two weeks prior to final building inspection approval. CONDITION NUMBERS 7c,22,31,AND 32 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. NOTE: The Conditional Use Permit, Site Development and Zoning Permit and Variance are valid for one year from the approval date (until July 20, 1995).- 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.