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HomeMy WebLinkAbout3.3 303 TOWN OF LOS ALTOS HILLS September 27, 1995 Staff Report to the Planning.Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE;LANDS OF OLIVERA (WALLER),26105 ELENA ROAD (148-95-ZP-SD). FROM: Susan Manca,Planner 73m APPROVED BY: Curtis S. Williams,Planning Direc C " RECOMMENDATION That the Planning Commission EITHER: 1. Approve the requested Site Development Permit subject to the attached conditions of approval;OR 2. Direct the applicant to revise the plan to reduce grading on the site. BACKGROUND The subject property is lot 1 of the parcel imap in Book 458 of Maps, at pages 55 and 56. The property is vacant and includes a public utility easement along the southern property line, a pedestrian and equestrian easement along the northern and western property lines and an access easement within the front, southern corner of the property. The property abuts Highway 280 on the northern property line. CODE REQUIREMENTS According to Section 10-2.301 of the Site Development Code, all new residences are reviewed by the Planning Commission. Generally,the sections of Zoning Code utilized to evaluate new homes involve floor and development area limitations,grading,height,setback issues, and parking requirements. DISCUSSION Site Data: Net Lot Area: 1.5 acres Average Slope: 11.3% Lot Unit Factor: 1.46 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 21,188 10,301 0 10,301 10,887 Floor 8,665 5,596 0 5,596 3,069 Planning Commission • September 27, 1995 Lands of Olivers . Page 2 Site and Architecture The applicant r quests approval of a Site Development Permit for a new two story residence. The lots immediately adjacent to the property are developed with two story spngle.family residences. There will be sufficient floor area and development area remaining on the site for further construction. The new residence is a manufctured home with the lower floor to be built into the hillside. The garage, on ti-le east side of the residence,will be a single story structure on the higher level. The lower portion of the residence is primarily a workshop area. The maximuip height of the house on a vertical plane, as well as from highest to lowest points bf the residence,is 24 feet as shown on Sheet 3 of the development plans. Story poles have been erected on the site for the Commissioners' review. The residence as viewed from Elena Road would be a single story structure, which will not bye highly visible due to the downward slope of the lot from the roadway. The view from Highway 280 is upslope, and partially screened by a number of large eucalyptus trees along the southern property line. There are several architectural features proposed, such as the deck along the two story rear elevation,which will help to reduce the bulk of the house along the back side, as seen from Highway 280. Exterior materials for the house will consist of horizontal wood siding with a shingle roof. The applicant has included a copy of a color rendering of the top story (the manufactured portion) for the Commissioners' review (see attachment 3). Parking, Driveway, and Turnaround The garage will face the easte n property line,oriented away from the street. The driveway,which is shared wifh the neighbor to the east,will provide access to the residence from Elena Road. There will be 4 on-site parking spaces: 2 in the garage and 2 space located to the north of the garage,outside of the setbacks. A trellis is depicted above one of the outdoor parking spaces which reduces the width of the parking space to 9.5 feet. The trellis must be redesigned to show 2 parking spaces with an unobsucted 10 foot width (see condition of approval parking 10). All arkin areas proposed for the site have adequate turnaround space. The applicant has shown outoor pathlights along the driveway and rear walkway for safety purposes. Planning Commission September 27, 1995 Lands of Olivera Page 3 Septic System Requirements The Santa Clara Environmental Health and Safety Department has limited the maximum amount of living area to 4,000'square feet for the lot. The Health Department does not include the garage or the majority of the basement in their calculations of living area for the residene. The leach lines of the septic tank are required to be located in the higher portion of the lot,higher than the residence, due to soil conditions. The applicants have worked with the Health Department and have complied with the necessary requirements. Grading The applicant proposes to cut 950 cubic yards and fill 800 cubic yards with a maximum of 8.5 feet of fill depth under the rear of the house and the back yard. There will be no export from the site, as the soil will be compacted during filling. The majority of the grading on the site is proposed for the driveway,building pad, and the rear yard area. While the grading does not strictly maintain the natural contours of the site,there is little natural vegetation to be disturbed. The outdoor living space is relatively minor for the site and the applicant would like to maintain handicapped access to the rear yard area by keeping a gentle slope in the rear yard area. Trees The property has few trees on the site. There are a number of pines and eucalyptus trees located toward the northeastern property line,which will be unaffected by the proposed development. These trees will help to screen the property from Highway 280. Recommendations The Pathways Committee recommends that the pathway along Elena Road be restored to type IIB standards. The driveway should be roughened where it crosses the existing path, and any planting or irrigation must be located at least 5 feet from the path. If any damage occurs to the path during construction it will be required to be repaired to type IIB standards. The Environmental Design Committee has not responded with any conditions of approval for this project. Staff is available to answer any questions that the Commission or community may have. Planning Commission • September 27, 1. 95 Lands of Olivera Page 4 ATTACHMEN7 1. Recommended conditions of approval; 2. Worksheet#2; 3. Color rendering of manuf.ctured residence; 4. Development plans. cc: Mr. and Mrs. Olivera ' Jim Waller P.O. Box 32126 600 East Weddell Dr. #213 San Jose,CA 95152 Sunnyvale, CA 94089 Planning Commission September 27, 1995 Lands of Olivera Page 5 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT LANDS OF OLIVERA (WALLER), 26105 ELENA ROAD A. FIRE DEPARTMENT: 1. During the construction process, the building site and surrounding property shall be cleared of debris and flammable materials so as not to create a fire hazard. B. PLANNING DEPARTMENT: 2. Any modifications to the approved plans shall be reviewed and approved by the Town Planner or the Planning Commission, dependingon the scope of the changes. 3. Subsequent to framing, a landscape screening 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 surrounding properties. All landscaping required for screening purposes or for erosion control must be installed prior to final inspection. Outdoor lighting shall be reviewed and approved with the landscape plan. 4. A landscape maintenance deposit, equal to the cost of materials and installation for all landscaping required for screening purposes or for erosion control, shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made one year after the installation. Fifty percent(50%) of the bond shall be returned following the date of the inspection,if maintenance is adequate. The remainder will be released two years after installation if the plantings remain viable. 5. Paint colors shall be chosenby 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 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 painting of the exterior of the residence. All applicable structures Planning Commission September 27, 1995 Lands of Olivera Page 6 shall be painted in conformance with the approved color(s)prior to final inspection. 6. Any additional outdoor lighting not shown on the plans 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. No lighting may be placed within setbacks except for two driveway or entry lights. 7. Skylights,if utilized, shall be constructed to reduce emitted light, and lighting shall not be located in the skylight wells. 8. Fire retardant roofing is required for the residence. 9. At the time of foundation inspection the location and elevation of the new residende shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and ele ation shown on the approved Site Development plan. At the time of framing inspection, the height of the building shall be similarly) certified as being at the height shown on the approved Site Development plan. Prior to:final inspection, the location of the driveway and other grading and hardscape improvements shall be certified as being in the approved location shown on the approved plans. 10. The trellis show on the north of the garage shall be redesigned to show two parking spaces in this location with 10 foot,unobstructed widths. The revision shall be reviewed and approved by the Planning Department prior to acceptance of plans for building plan check. Planning Commission September 27, 1995 Lands of Olivera Page 7 B. ENGINEERING DEPARTMENT: 10. 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 and shall be approved by the Town prior to acceptance of plans for building plan check. The grading and drainage plan shall be stamped and signed by a registered civil engineer and submitted to the Town 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 inspection. 11. 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 ten feet of any property line except to allow access to Elena Road. 12. All public utility services serving this property shall be undergrounded. 13. 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. Planning Commission September 27, 1995 Lands of Olivera Page 8 14. Two copies of a grading and construction operation plan shall be submitted by the property owner for review and approval by the Ciy 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 Elena Road 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. 15. Thie property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, priv4te driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the To n with photographs of the existing conditions of the roadways a d pathways prior to acceptance of plans for building plan check. 16. The pathway along Elena Road shall be restored to type IIB standards prior to final inspection. The driveway shall be roughened where the pathway intersects to the satisfaction of the City Engineer prior to final project inspection. 17. The project geotechnical consultant shall review and approve all geotechnical and geological aspects of the project, including the construction of the leachfield and storm drainage system, and shall summarize the results of their construction plan review in a letter to be submitted to the Town, prior to acceptance of plans for building plancheck. The project geotechnical consultant shall describe the results of inspections and as-built conditions of the project in a letter to be subrritted to the Town Engineering Department prior to final inspection. 18. Upon completio of construction, a final inspection shall be set with the Plannin Department and Engineering Department at least two weeks prior to final building inspection approval. Planning Commission September 27, 1995 Lands of Olivera Page 9 CONDITION NUMBERS 10,1114,15,16,AND 17 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE IOF 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 September 27, 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 • f. - TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos 1 lilts, California 94022 • (415)941-7222 • FAX (415) 941-3160 'CANNING DEPARTMENT WORKSHEET #2 EXISTING AND PROPED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION • PROPERTY OWNER'S NAME 0 (4' ( )aa,62„ PROPERTY ADDRESS�(s) 0 Vy( . • CALCULATED BY ( I DATE •1. DEVELOPMEN AREA (SQUARE FI ACE) Existing Proposed Total E g (A ditions or Deletions) A. House and Garage (from Part B) SSC?( ,C9/6 B. Decking y yy O L/ V° C. Driveway and Parking r2 r 5'o : 3 i sco (Measured 100' along centerline) D. Patios and Walkways Ills I / / C-- E. Tennis Court F. Pool and Deckirg G. Accessory Buildings (from Part B) H. Any other coverage / TOTALS /0/ RD / /0,30 I Maximum p� Develo ent Area Allowed - MDA (from Worksheet #1) f O() ig 2. FLOOR AREA (SQUARE FOOTAGE) Existing i Proposed Total (Additions or Deletions) A. House and Garage , a����-6�� 3/` 0 a. 1st Floor b. 2nd Floor �� c. Attic and Basement ayg' a y B. Accessory Buildings a. 1st Floor • b. 2nd Floor c. Attic and Basement TOTALS .C-S C S cl Are Allowed - MFA (from Worksheet #1) I Maximum Floor A � II TOWN USF. ONLY I C)kiCKED BY DATE:yd 9 ‘i w...,.....I 17/04/y1 1 LI)I' MAC Hl)/ORIGINALS/PLANNING/Worksheet 112 • 4...._14V4.:,-•7,‘•!‘;'..N-,.....;..a'•,'••'•:.,.-,.`..•,.-•...•t• • . ,• - -•_ -..•'. •:.:..:.,,..,,"•..:• ....7-.-'.-,:,.'. . '•:. ..• ' 'l' a....• •. - - . . .•. •• ..•.. •= • - . .. .;.'.. . .•• . ..........-.. ..-.-.._."........ .•.--.','..... ..••,..• .•.',• . '-... •.-.- .•• .- -;.. : ' - .-• .. .. •.•• .. .• ...• • ... •. - .,. . . .. . . • ._ . .... . . . * .... ..- .•.- • . • •. • • , .- .• - . , , . - ..; :. . -• • „ . • • r . ' - . • . - __.•.- - - . . • • . -' ' . . . . . . . • . - ' . . " •• _ .. 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