HomeMy WebLinkAbout4.2 11.
TOWN OF LOS ALTOS HILLS March 8, 1995
RE: REQUEST FOR SITE DEVELOPMENT PERMIT FOR A NEW
RESIDENCE,CABANA AND POOL;LANDS OF ABRAMO; 13981
FREMONT PINES LANE.
FROM: Susan Manca,Planner
RECOMMENDATION That the Planning Commission EITHER:
1.. Approve the requested site development permit,subject to the
recommended or modified conditions.
2. Continue consideration of the requested Site Development Permit for
revisions.
DISCUSSION:
Site Data:
Net Lot Area: k252-acres
Average Slope: 4.0%
Lot Unit Factor: 1.25
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 15,000 10,58 6810* 14,123 +877
Floor 6,000 ,K478 2560* 5,998.• +1.4
* Approximate existing square footage to be demolished.
Planning Commission
March 8, 1995
Lands of Abramo
Page 2
The applicant is requesting approval of a Site Development Permit for
construction of a new residence. The property is located on thecorner of
Fremont Road and Fremont Pines Lane. As Fremont Road is the more heavily
traveled roadway,this is considered the front of the property, although the
entrance is off Fremont Pines Lane.
The existing development on the property includes a house and a swimming
pool. The applicant proposes to demolish all of the existing development to
construct a new residence, cabana and pool. The project includes a 3 car attached
garage and a cochere for 2 additional parking spaces out of the setback. The
proposed development leaves almost 1,000 square feet of development area
available for possible future outdoor areas,although there would be no room to
expand the floor area with the proposed project. Since there is only 1.4 square
feet of floor area left on the site, a condition has been added for a recorded
restriction.
The proposed house is a combination of one story and two story elements with
an overall height of 27 feet. The second story extends over approximately half of
the first story. The building includes an open breezeway to an open cabana
along the first floor. The applicant has integrated considerable architectural
detail into the residence which helps in breaking up the massing of the house.
The location of the house on the lot allows for a private recreation area in the rear
yard. Although this is desirable,the siting of the house,with the wall of the
cabana facing Fremont Road may make the building appear larger and the lot
more developed from the roadway. The breezeway area,however,is designed
with open columns facing Fremont Road. :This will help to break up the massing
of the residence.
The proposal includes a branched driveway,which leads to the two parking
areas on the site. The Planning Commission has not made a clear policy
concerning the appropriateness of branched driveways. The proposed design of
the parking area and driveways keep a large amount of the development out of
the setback. Staff requests direction on this particular issue.
The applicant proposes a stucco exterior with stucco over wood or foam trim and
a tile roof. Colors have been submitted for the exterior of the house. The roof
and trim colors comply with the Town's color board,but the house color is
proposed in a light gray that is inconsistent with the Town's standards. A
condition of approval has been added requiring the applicant to submit a new
color chip for staff approval prior to receiving a final inspection on the house.
Planning Commission
March 8, 1995
Lands of Abramo
Page 3
A 1 to 2 foot retaining wall is proposed along the western end of the property,
approximately 20 feet from the property line. The construction of the 3 foot
retaining wall will result in a flat yard area within the rear of the property.
Three berms are proposed to be constructed along the Fremont Road property
line. These will help for noise attenuation from the traffic along the roadway.
The berms will also help screen the property from Fremont Road,particularly
after the completion of the landscaping.
The grading proposed on the property is balanced on the lot. The grading to
achieve the flat area in the rear yard is balanced by the construction of berms
along the Fremont Road property line. In addition,the demolition of the existing
development on the lot will require some grading and recompacting of the soil.
There will be no import or export of dirt.
There are numerous mature eucalyptus trees growing along the property line
abutting Fremont Road. The Planning Commission may want to recommend
additional planting along this property line to mitigate for the size and
placement of the project on the site. A condition of approval has been added for
the applicant to submit a landscape plan for the review of the Site Development
Committee to ensure proper screening from Fremont Road and adjoining
properties.
The Fire Department has reviewed the plans and has no recommended
conditions. The Pathways Committee visited the site and requests a pathway be
installed along both Fremont Pines Lane and Fremont Road.
The Engineering Department has included a condition for the applicant to
dedicate an additional 5 feet of public right of way along Fremont Pines Lane to
obtain the required 60 foot right of way along that road. The current right of way
for Fremont Pines Lane is 50 foot wide. The right of way ordinance requires all
public roads to have a total right of way width of 60 feet. The right of way policy
states that the Planning Commission may allow the right of way to remain as it
currently exists if no other lots have dedicated additional right of way and all of
the lots are developed. No other lots along Fremont Pines Lane have dedicated
right of way beyond the 50 foot width and all of the lots are currently developed.
For this reason,the Planning Commission may choose to not require a dedication
of additional right of way for this property. Staff requests that the Commission
review the issue and direct staff and the applicant accordingly.
•
If the Planning Commission decides that an ultimate right of way width of 60 feet
along Fremont Pines Lane would benefit the community in the future, the new
Planning Commission
March 8, 1995
Lands of Abramo
Page 4
setback along Fremont Pines Lane due to the additional right of way would not
require the applicant to revise his current design.
Staff is available to answer any questions from the Commission or any member
of the community.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet 2;
2. Development plans: site plan,section and elevations.
cc:
Anthony and Karen Abramo
1660 Belvoir Drive
Los Altos,CA 94024
Randy Finn
3160 Crow Canyon Road,Suite 210
San Ramon,CA 94583
•
Planning Commission
March 8, 1995
Lands of Abramo
Page 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR
NEW RESIDENCE.CABANA,AND POOL
ABRAMO- 13981 FREMONT PINES LANE
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. Prior to final inspection a landscape planting plan shall be reviewed
by the Site Development Committee. Particular attention shall be
given to plantings which will be adequate to break up the view of
the new residence from Fremont Road. A cash deposit and/or
landscape maintenance agreement may be required to assure that
the approved landscaping is planted and maintained. Outdoor
lighting shall be reviewed and approved with the landscape plan.
3. If any tree 6-inches in diameter or larger is removed to
accommodate,construction or if a tree is damaged or destroyed
during construction,it will be required to be replaced. The
replacement tree(s) shall be equal in size to the removed or
damaged tree(s),as determined by the Planning Director.
4. Prior to beginning any grading or construction operation, all
significant trees in the area of construction shall be fenced at the
dripline. The fencing shall be of a material and structure to dearly
delineate the dripline. Town staff must inspect the fencing and the
trees prior to issuance of building permits. No storage of equipment,
vehicles or debris shall be allowed within the dripline of these trees.
5. 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 Fremont Pines Lane,Fremont Road and
other roadways in the area;storage of construction materials;
placement of sanitary facilities;clean-up area (see Engineering
Department for specifications);parking for construction vehicles;
Planning Commission
March 8, 1995
Lands of Abramo
Page 6
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.
6. 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,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 of plans for building plan
check.
7. Paint colors shall be chosen by the applicant and approved by staff
in conformance with the Town's adopted color board. A color
sample shall be submitted to the Planning Director for approval
prior to painting of the exterior of the residence and prior to final
building inspection.
8. Fire retardant roofing is required for the new residence.
9. Any skylights shall be designed to reduce emitted light and no
lighting shall be placed in skylight wells.
10. A deed restriction shall be recorded stating that the floor area of
5,998.6 square feet established by the approval of these permits is
close to maximum allowable floor area for the property at this time,
and that any further expansion in floor area requires Planning
Commission approval. The recorded restriction will be prepared
by the Planning Department and shall be signed and notarized by
the property owners prior to acceptance of plans for building plan check.
11. Upon completion of construction, a final inspection shall be set
with the Planning Department and Engineering Department at least
two weeks prior to final building inspection approval.
B. ENGINEERING DEPARTMENT:
12. 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
Planning Commission
March 8, 1995
Lands of Abramo
Page 7
designed to maintain the existing flow patterns. A grading and
drainage plan, stamped and signed by a registered civil engineer,
shall be approved by the Engineering Department prior to acceptance
of plans for building plan check. Final drainage and grading shall be
inspected by the Engineering Department and any deficiencies
corrected to the satisfaction of the Engineering Department prior to
final approval.
13. 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 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 access to Fremont Pines Lane.
14. 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 anderosion/sediment control.
Any 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 approval.
15. The existing pathway along Fremont Road shall be improved to
type IIb standards to the satisfaction of the Town Engineering
Department prior to final approval. Special care shall be taken during
construction to protect the existing pathway and footbridge.
16. All public utility services shall be undergrounded.
17. The location and elevation of the proposed new residence, cabana,
decking, and the height of the new residence, shall be certified in
writing by a registered civil engineer or licensed land surveyor as
being in the locations and elevations and height as approved by the
Town and shown on the Site Development Plan.
18. The new residence shall connect to sanitary sewer service prior to
final approval.
19. A 5 foot wide road right of way dedication is required along
Fremont Pines Lane. A plat and legal description prepared by a
registered civil engineer or licensed land surveyor shall be
Planning Commission
March 8, 1995
Lands of Abramo
Page 8
submitted to the Engineering Department and the completed
dedication document must be signed,notarized and returned to the
Town prior to acceptance of plans for building plan check.
20. Upon completion of construction, a final inspection shall be set
with the Planning Department and Engineering Department at least
two weeks prior to final building inspection approval.
CONDITION NUMBERS 5 6 10 12 14 AND 19 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.
Properties residing within the Los Altos School District boundaries must pay
School District fees before receiving their building permit from Los Altos
Hills. The applicant must take a copy of Worksheet#2 to both the elementary
and high school district offices,pay the appropriate fees and provide the Town
with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval
date (until March 8, 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.
• - TOWN OF LOS ALTOS HILLS
26379 Fremont Ruud( Los Altos 1 (ills, Gilifurni,i 9.1022 • (415) 941-7222 • FAX (415) 941-3160
PLANNING 1)I 1'
d `1
WORKSHEET #2
EXISTING AND PROPOSED DEVELC)PMENT AREA AND FLOOR AREA
i • TURN IN WITI I YOUR APPLICATION • .
' ' " .PROPERTY QWNER'S NAME ANTHONY AND KAREN ABRAMO •
PROPERTY ADDRESS 139131 Iti'RIIHONT P.`L1{S ;LN LO.S_LIMSJlI TCA 9.9.02.2
CALCULATED BY • DATE 02/27/95;
RANDOLPH \FINN ,
1. DEVELOPMENT AREA •(SQUARE FOOTAGE)
• ' Existing Proposed Total
(Additions or Deletions)
A. House and Garage (iron, Part B)
° 5998.6
B. Decking •
C. Driveway and Parking 2943.00
(Measured 100' along centerline) •
D. Patios and Walkways 2877.50
• E. Tennis Court
F. Pool and Decking 71n4 nn
G. Accessory Buildings (from Part B)
H. Any other coverage •• .
•
TOTALS • 14123.1
Maximum Development Area Allowed - MDA (from Worksheet #1) ( I5000.0o:
2. FLOOR AREA (SQUAR);~'FOOTAGE) • .t
Existing �, Proposed Total
•
(Additions or Deletions)
A. House and Garage ,
a. 1st Floor ,. 3157.0
1 b. 2nd Floor 2n48_ti -
•. Z.; Attic and Basement •
d. Garage , .• 74,2,.0 .
B. Accessory Building's
a. 1st Floor. 51.0.�J
b. 2nd Floor .
c. -Attic and Basement ,
TOTALS 5998.6 •
• Maximum Floor Area Allowed - MFA (from Worksheet #1) •
I
6000.00 1
l TOWN USE ONLY 1 CHECKED BY DATE ll
Revim.,1 12/09/93 LIZL: MAC I-ID/ORIGINALS/1'LANNINC/Wurkshcct 112
LOSALTOS HILLS
Pe,"
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CALIFORNIA
MEMORADUM
DATE: March 6, 1995
TO: Planning Commission, Plannin Director
FROM: Sheryl Kolf, Assistant Engine
RE: 13981 Fremont Pines Lane
File#2-95-ZP-SD
new residence & cabana
The Staff Recommended Conditions of Approval for this project
inadvertantly omitted the recommendations from the Pathway Committee.
The Condition of Approval No. 15 should read:
15. The existing pathway along Fremont Road shall be improved to type
Ilb standards to the satisfaction of the Town Engineering Department
prior to final approval. Special care shall be taken during construction
to protect the existing pathway and footbridge. A type JIb pathway shall
also be constructed along Fremont Pines Lane to the satisfaction of the
Town Engineering Department. Irrigation shall be kept at least 5 feet
away from the pathways and the driveway shall be roughened where
the pathway intersects it.
Please do not hesitate to contact me with any questions concerning this letter.
26379 Fremont Road
Los Altos Hills
California 94022
415 / 941 -7222
Fax 415/941-3160