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HomeMy WebLinkAbout4.1 • TOWN OF LOS ALTOS HILLS July 26, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A MAJOR SINGLE STORY ADDITION;LANDS OF GEERS,27435 NATOMA ROAD. FROM: Susan Manca,Planner 5-1YI APPROVED BY: Curtis S.Williams,Planning Direc�o . ) U`,' RECOMMENDATION That the Planning Commission Approve the requested Site Development Permit subject to the attached conditions of approval. BACKGROUND , The subject property is located along a curved section of Natoma Road,which creates a peninsula shaped lot. There is abundant screening along most of the frontage of the property, and no trees are proposed to be removed with this project. CODE REQUIREMENTS According to Section 10-2.301 of the Site Development Code, additions are subject to Planning Commission review)when new floor area exceeds 900 square feet. The proposed addition is 1,210 square feet. Generally, thesections of Zoning Code utilized to evaluate additions involve floor and development area limitations,grading,height,setback issues, and parking requirements. DISCUSSION: Site Data: Net Lot Area: 1.1 acres Average.Slope: 14.3% Lot Unit Factor: 1.0 Floor Area and Development Area: • Area Max. Prop. Exist. Incrs. Remaining Devel. 16,617 16,389 13,268 3,017 +375 Floor 6,808 6,806 5,596 1,210 +2 Planning Commission July 26, 1995 Lands of Geers Page 2 -- .,. The alterations to the resi•ence include the conversion of 344 square feet of existing garage to living a ea, and the addition of approximately 1,200 square' _; ,. .:; L' feet of new floor area. Th: height of the additionwouldbe 14 feet. A basement of approximately1200 sqare feet is proposed to be located under the new living . area. The ba ement meets the Zoning Code definition of a basement(see Section 10-1.208), th refore,it is n•t calculated into the proposed living area. The proposed addition wi utilize the same style and materials as the existing • residence. l e extension if the residence to the rear.as proposed will conform to the existing sl. gle story r• if height. The applicant proposes 4 new skylights. Staff has incl ded conditio #4,requiring all skylights be designed to reduce emitted light The applicant proposes to econfigure some of the outdoor hardscape. The new walkways total 612 square eet of development area. The walkways shown within the westerly side se back are to be constructed of decomposed granite and ': stepping stones. This is no calculated as development area, as defined by the Zoning Code;Section 10-1..02. Setbacks • Due to the peninsula shape of the lot,3 sides of the property could be required to have a front stback of 40 f:et. Zoning Code Section .0-1.505(c)(2) allows the Planning Conl nussion the .bility to designate the fro t setback of a lot that abuts `` more than one street, depe dent upon the area that would have the most environmental arid visual i pact. Because this lot is surrounded on 3 sides by Natoma Road staff reco ends that the front setback be established for only one side of the lot. The fro t area is the least screened portion of the lot, therefore,it is the most visible portion of the property. Staff recommends that _ . _. •only the frontof the.house ie determined to be the front of the lot, subject to the 40 foot front stback. The applicant roposes to r•duce the amount of paving in the setback from the driveway by a proximatel 700 square feet. Fifty square feet of the driveway is proposed to be replaced wi u a deck, along the easterly side of the house. The deck is out of he side setba(k, as shown on Sheet A2 of the Development.Plans. The applicant roposes to r duce the large amount of development area presently located within the front and side setback but to add the small deck,out . of the setback, allowing the .wners to have more outdoor living area. l Planning Commission July 26, 1995 Lands of Geers Page 3 Parking ,fl The existing configuration of the driveway and garage includes 2 parking spaces which meet the Zoning Code Section 10-1.601 for the size of parking spaces and are located out of the setbacks. The portion of the garage which is proposed to be converted to living area.does not meet the Town's parking requirements,as it is • in tandem with the other garage spaces. The driveway configuration shows 2 additional existing spaces,located within the setbacks,near the entrance of the house,which could be utilized for parking,without infringing on the turnaround areas. Other Issues The pool equipment will be relocated from the current location, to an area under the deck which extends off of the dining room (see.Proposed Site Plan on Sheet A-1). The new location does not add development area to the site, as it will be located in an area already counted as development area. The project includes 460 cubic feet of cut,mostly for the basement excavation. The applicant proposes to utilize the material on the site,in the rear yard,to balance the‘grading. Staff is available to answer anyquestions that the Commission or community may have. • ATTACHMENTS: 1. Recommended conditions of approval; . 2. Worksheet#2; 3. Letter from William Cotton and Associates, dated June 15, 1995; 4. Development plans. cc: Vicki and Jim Geers, Linda Scott Natoma Road Scott Designs Associates • Cupertino,CA 95014 i 1045 Sansome Street,Suite 205 San Francisco,CA 94111 Planning Commission July 26, 195 Lands of eers - Page 4 ATTACHMENT 1 t. 4 • Id1/1 1.0 • • • M11 • ► • L MD D / • ' ul SII ' t Id LAND. OF GEERS-27435 NATOMA ROAD A. PLANNING DEP• 'TMENT: 1. Any modif'cations to the approved plans shall be reviewed and approved 114 the Planning Director or the Planning Commission, depending .n the scope of the changes. 2. Subsequent to framing and grading of the addition, a landscape planting pl.n shall be approved by staff prior.to final inspection. 3. Any outd.•r lighting not shown on the plans requires approval by the Plannin: Department prior to installation. Lighting specificatio shall be submitted for Planning Department approval prior to acc•i tance of plans for building plan check,if such plans will indicate ele i trical installation to support new lighting. Lighting shall be do n shielded,low wattage and shall not encroach or reflect on a.jacent properties. The source of the lighting shall not be visible fr.m off the site. No lighting may be placed within setbacks ex ept for two driveway entry lights. 4. Skylights sh:11 be constructed to reduce emitted light,and lighting shall not be ocated in the skylight wells. 5. Fire retarda t roofing is required for addition. 6. Paint colors .hall match the existing residence or if changed, colors shall be cho en by the applicant and approved by staff in conformanc: with the Town's adopted color board and shall exhibit a light reflec ivity of 50 or less. Roofs,if changed,shall use materials w 'ch have a light reflectivity value of 40 or less. White trim areas s ould be minimized,particularly on large surfaces such as doors, col mns,railings, and trellises. A color sample shall be • submitted to the Planning Department for approval prior to painting of t i e exterior residence. All applicable structures shall be painted in c.nformance with the approved color(s)prior to final inspection. Planning Commission July 26, 1995 Lands of Geers Page 5 7. All recommendations in William Cotton&Associates' report dated June 15, 1995,are conditions of this permit. These include the following: a. The proposed septic leachfield system should be modified to meet all Environmental Health regulations and reviewed by the project geotechnical consultant. A letter with the results of the consultant's evaluation should be submitted to the Town Engineer consultant prior to the issuance of building permits; b. The applicant's geotechnical consultant shall review all of the geotechnical aspects of the development plans to ensure their compliance with the recommendations for the site. The geotechnical consultant shall submit a letter for the Town Engineer prior to the issuance of a building permit; c. The geotechnical consultant shall inspect, text, and approve all geotechnical aspects of the project construction, such as grading,excavations for foundations and retaining walls, prior to the placement of steel and concrete. The geotechnical consultant shall submit a letter to the Town Engineer with the results of these inspections and as built conditions,prior to final building inspection. 8. 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. 9. A deed restriction shall be recorded which states that the 6,806 square feet of floor area approved under this permit is the maximum level of floor area currently allowed by the Town. The deed restriction will be prepared by the Planning Department, and the signed, notarized document shall be returned to the Town prior to acceptance of plans for building plan check. 10. Pool equipment shall be enclosed on all four sides for noise mitigation. 11. At the time of foundation inspection for a building and prior to final inspection for grading and hardscape improvements, the Planning Commission July 26, 1995 Lands of Geers Page 6 ` location, of the addition and deck shall be certified in writing by a registered .i vil engineer or licensed land surveyor as being in/at the approve• locations approved by the Town and shown on the Site Develop ent Plan. 12. Clearance fr.m the Bay Area Air Quality Management District shall be obtained y rior to issuance of the demolition permit. B. ENGINEERING D:PARTMENT: 13. The site drai age associated with the proposed development must be designee as surface flow wherever possible to avoid concentratio of the runoff. Final drainage and grading shall be inspected b the Engineering Department and any deficiencies corrected to he satisfaction of the Engineering Department prior to 'nal inspecti.n. 14. Any, and all changes to the proposedl grading and drainage plan shall first be .pproved by the Town Engineering Department. No grading shal take place during the grading moratorium between November 1 .nd April 1 except with prior approval from the City Engineer. I o grading shall take place within ten feet of any property line except in locations where existing improvements are eing repaire. or removed. 15. Any,and all, ew public utility services shall be undergrounded. 16. Any, and all, areas on the project site at have the native material disturbed sh•ll be protected for erosien control during the rainy season and s all be replanted prior to final project inspection 17. Two copies o i a grading and construction operation plan shall be submitted by he property owner for review and approval by the City Enginee and Planning Director prior to acceptance of plans for building plan c eck. The grading/construction operation plan shall ddress truck traffic issues regarding dust,noise, and vehicular and pedestrian tra fic safety on Natoma Road,Altamont and surrounding oadways;storage of construction materials; clean-up . . area (see Engi eering Department for specifications)placement of unitary facili ies;parking for construction vehicles; and parking for construction ersonnel. 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 the have a franchise with the Town and no other hauler is allowed wit 'n the Town limits. Planning Commission . July 26, 1995 Lands of Geers Page 7 18. The driveway shall be roughened where the pathway intersects it to the satisfaction of the City Engineer prior to final inspection. 19. 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 3,8,9,12,AND 17 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Properties residing within the Los Altos School District boundaries must pay School District fees before receiving their building permit from Los Altos Hills. The applicant must take a copy of Worksheet#2 to both the elementary and high school district offices,pay the appropriate fees and provide the Town with a copy of their receipts. NOTE: The Site Development permit is valid for one year from the approval date (until July 26, 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. • 1 , TUVv1, •.ot. L. .✓AL1 v." 11 LLS 26379 Fremont Road • Los Al os Hills,California 94022 • (4l5) 941-7222 • FAX (415) 941-3160 PLANNING DEP ( `.''`` WORKSHEET #2 EXISTING AND PROP SED DEVELOPMENT AREA AND FLOOR AREA • TU N IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME VIS 41M C., e m(Z..S ' PROPERTY ADDRESS 4 35 w fr1/4-rr 4 A. 'Ronk) • CALCULATED BY A't- DeSt DATE Y 3, 05s- 1. DEVELOPMENT AREA (SQUA FOOTAGE) Existing Proposed Total - (Additions or Deletions) A. House and Garage (from Part B) 5,53(D '_ 12 0 (Da0(Q B. Decking 2l 43 2t 4 3 C. Driveway and Parking (Measured 100' al.ng centerline) 3810 <7 32-- D. Patios and Wal kways 1 e)%6 Co_I 2 2.1- 95 E. Tennis Court i F. Pool and Decking i s s o 139— II 1— At P•G. Accessory Buil ings (from Part B) c,b E���P• < co Dy 0 H. Any other cov rage 3531:4-Its <3 S 3> • () TOTALS 131 p 0.5 30 t7 1 Lc);)4- • Maximum Development Area Allowed - MDA (from Worksheet #1) 169621.3— ; (P 1.3— 2. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions or Deletions) A. House and Gar ge . a. 1st Floor . 2.5(o4 16141 40-a, b. 2nd Floor 153v, O L 8'v� c. Attic and Basement -•. 1 _''- d. Garage 113(o 344 7_5 Z • B. Accessory Buil ings . a. 1st Floor (.12R____ < 6,0> o . b. 2nd Floor — — — c. Attic and asement — — TOTALS 553(p 2l0 (,,1300 . Maximum Floor Are? Allowed - MFA (from Worksheet #1) (0 8W TOWN USE ONLY CHOCKED BY 1 DATE ' Rvvik d 12/01/93i LRL: MAC HD/ORICINAIS/PLANNING/Workrhw!$2 :; 1 11 m C..of c•o n j 330 Village Lane ,1 +, 'O�tl iJl Los Gatos, California 95030 and Associates (408) 354-5542 • • June 15, 1995 L3095 TO: Suzanne Davis Planner RECEIVED ..: TOWN OF LOS ALTOS HILLS 26379 Fremont Road JUN 1 91995 Los Altos Hills, California 94022 TOWN OF LOS ALTOS HILLS SUBJECT: Geotechnical Review RE: Geers Addition, #88-95-ZP-SD-GD 27435 Natoma Road At your request,we have completed a geotechnical review of the application for the proposed addition using: • Geotechnical Investigation (report) prepared by Earth Science Consultants, dated May 19, 1995; and • Proposed Site Plan, Proposed Septic Plan, Elevations and Floor Plans (Sheets A-2 through A-7) prepared by Scott Design Associates, dated May 3, 1995. In addition, we have completed a recent site inspection and reviewed pertinent technical documents from our office files. DISCUSSION The applicant proposes to construct.a one-story addition (with basement) onto the western portion of the existing residence. In addition, placement of fill is proposed (maximum of 3 to 4 feet in depth) in the northeastern portion of the property. Various changes are proposed to the existing septic leachfield system. "Part I" of the primary leachfield system includes distribution lines that extend to within 10 feet of the proposed addition, and the eastern portion of drainfield lines within "Part II" of the primary system extend beneath the area of proposed fill placement. SITE CONDITIONS The area of the proposed addition is characterized by relatively level grades with a gentle slope to the north. Existing slopes in the vicinity of proposed fill are gentle (14 percent) and inclined to the northeast. Roof drainage from the existing residence is controlled by a tightline system. Other site drainage is generally characterized by sheetflow to the northeast. Based on information from available borings, the building site is generally underlain, at a depth of approximately 6 (feet or less; by greenstone bedrock of the Franciscan Complex. The bedrock is overlain by potentially expansive sandy clay. The mapped trace of the potentially active Altamont fault is located.approximately 700 feet south of the building site vicinity. ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING Suzanne Davis June 15, 1995 Page 2 L3095 • •.\ \.1 �.-. •U _ .. I 0 0.\ The proposed construction does not appear to,be unusually constrained by. . adverse geotechnical conditions. Based on our review, we conclude that the project geotechnical consultant has recommended appropriate design measures to mitigate identified site conditions. We are concerned with the apparent close proximity of proposed primary leachfield lines to the addition. It appears that the backdrain system for proposed basement walls could poter.tially intercept septic effluent and a greater separation distance between the additio and leachfield lines should be considered. In addition, the eastern portion of the "Part II" primary system is located beneath an area to receive artificial fill. Considering tha the project geotechnical consultant has recommended that this fill be keyed and benches into bedrock, it appears that potential leachfield lines in this vicinity would discharge into the fill, which is not desirable from a geotechnical or sanitary perspective. These .oncerns should be brought to the attention of the County Environmental Health Offic- and the proposed septic system should be modified as deemed necessary. To folio up on these concerns, we recommend that geotechnical aspects of the final proposed septic leachfield configuratiion be reviewed by the project • geotechnical consultant. We recommend geote.hnical approval of permits for proposed construction with the following conditions: 1. Se.tic Leachfield Desi•n - The proposed septic leachfield system should be mos ified as deemed necessary by the County Environmental ealth Officer. The project geotechnical consultant should review g:otechnical aspects of the final proposed leachfield design. A better with the results of the project geotechnical consultant's luation shou d be submitted to the Town Engineer prior to issjance of build' g permits. 1 2. Geotechnical lan Review - The applicant's geotechnical coril sultant shall r-view and approve all geotechnical aspects of the development plat s (i.e., site preparation and'grading, site drainage improvements a d design parameters for foundations) to ensure that his recomme dations have been properly incorporated. The results of t e plan review should be' summarized by the geotechnical con ultant in a letter and submitted to the Town Engineer for rev'ew and approval prior to 1 issuance of building permits. 3. Geotechnical Fie d Ins section - the geotechnical consultant shall inspect, text (as eeded), and approve all geotechnical aspects of the project constr ction. The inspections should include, but not necessarily be lira ted to: site preparation and grading, site surface and subsurface s rainage improvements, and excavations for foundations and r•taining walls prior to the placement of steel and concrete. William Cotton and Associates • ' Suzanne Davis June 15, 1995 Page 3 L3095 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. Respectfully submitted, WILLIAM COTTON AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Senior Engineering Geologist William R.Cotton Principal Engineering Geologist CEG 882 WRC:TS:rb • William Cotton and Associates n ws V •:i vf'r' 1 F a u. v �'' a•