HomeMy WebLinkAbout3.3 TOWN OF LOS ALTOS HILLS October 25, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE,POOL,
AND CABANA;LANDS OF CHAWLA,24289 HILLVIEW.
FROM: Susan Manca,Planner
APPROVED BY: Curtis S.Williams,Panning Dire
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit subject to the attached
conditions of approval.
BACKGROUND
The Planning Commission reviewed the application for a new residence,pool,
and cabana on July 12, 1995 and denied the application without prejudice. This
allows the applicant to either appeal to the City Council or change the design and
resubmit to the Commission. The Commission denied the previous design due
to the height of the structure and the number of windows proposed for the
second story. The Commission stated that a one story residence of 22 or 23 feet
in height was more appropriate for the property.
CODE REQUIREMENTS
According to Section 10-2.301 of the Site Development Code, all new residences
are subject to Planning Commission reviw. Generally,the sections of the
Zoning and Site Development Code utilized to evaluate new residences involve
floor and development area limitations,grading,height,setback issues, and
parking requirements.
DISCUSSION
Site Data:
Net Lot Area: 1.13 acres
Average Slope: 10.1%
Lot Unit Factor: 1.13
Floor Area and Development Area:
Area Max. Prop. Exist. Inas. Remaining
Devel. 16,878 16,550 * 16,550 328
Floor 6,762 6,760 * 6,760 2
*Circular driveway shown;remaining development area to be demolished. Existing floor area to
be demolished.
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Planning Commission
October 25, 1995
Land i of Chawla
s
Page 2
The applicant has redesigned the proposed new residence to reflect a one story
house,with a 22r5 foot maximum height at any given point of the structure. The
revised one story structure is designed to step down with the natural contours of
the property. Thi a maximum height of the residence from highest point to the
lowest point would be 26.5 feet. In addition,the previously proposed portico has
been eliminated in this revision.
The floor area proposed totals',2 square feet less than the maximum allowable
and a condition ias been added (see condition 10)requiring that a deed
restriction be recorded to notify any future property owners that the floor area is
at the maximum permitted. The outdoor living area in the rear yard is relatively
unchanged fromi the original proposal,with only minor alterations to the patios.
There is adequate development area remaining for minor improvements on the
site.
The number of indows on the project has been greatly reduced since the house
has been redesign' ed as a 1 story structure. Seven skylight's are proposed with
the design of the house. Staff has induded a condition(see condition 8)requiring
that the skylights be designed to reduce emitted light and that no lighting be
placed within the skylight wells.
Driveway,Parki g and Turnaround
The applicant proposes to maintain the existing circular driveway on the
property to access the residence. The location of the garage has been shifted to
the northwest from the previous application in order to maximize the distance
between the garage and the neighbor to the southeast. A new driveway area is
proposed along the southeast of the garage. There are 3 parking spaces located
within the garage and 2 in the front of the residence. All off these spaces would
be-located out o the required setbacks and would have adequate turnaround on
the property. Approximately 36%of the new driveway area to the southeast of
the garage would be located within the side setback.
Right of Way
The existing right of way width along Hillview is 50 feet,the standard right of
way width for public roadways in Los Altos Hills is 60 feet. Typically,when
additional right of way is required,property owners along both sides of the
street are required to dedicate sufficient area to the Town to provide the standard
60 foot width. A condition has been added (see condition 18) requiring that 5
feet of width be dedicated as additional right of way along the Hillview frontage.
The net area for the property reflects the adjusted acreage and has been utilized
to calculate the inaximum development and floor areas.
Planning Commission
October 25, 1995
Lands of Chawla
Page 3
Grading
The applicant proposes to grade down a portion of the existing building pad by a
maximum of 2 feet along the knoll. Fill is proposed in a small portion of the
northerly side of the residence. The applicant proposes a combination of cut and
fill for the rear yard,with the maximum height of fill reaching 2 feet and the
maximum cut on the site reaching 2 feet. The proposed cut on the site is 720
cubic yards and the proposed fill is 620 cubic yards.
Committee Recommendations
The Environmental Design Committee has not made any comments for the
revised design of the residence. The Pathway Committee has no request for this
project.
The Fire Department has included requirements that the site remain dear of
debris during construction and that the house address is dearly marked at the
entrance of the property. These requirements are listed in the conditions of
approval (see conditions 1 and 2)for the project.
Staff is available to answer any questions,that the Commission or community
may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet#2;
3. Minutes from July 12, 1995;
4. Development plans.
cc: Mr. Shri Chawla Ron Harris
10377 Avenida Lane R&H Associates
Cupertino,CA 95014 10091 Streeter Road
Auburn,CA 95602
Planning Commission
October 25, 199
Lands i of Chawla
Page 4
ATTACHMENT 1
CONDITIONS OF APPROVAL (PERMIT#60-95-ZP-SD)FOR
SITE DEVELOPMENT PERMIT
LANDS OF CHAWLA-24289 HILLVIEW
A. FIRE DEPARTMENT:
1. Approved numbers or addresses shall be placed on all new and
existing buildings to be plainly visible and legible from the street or
road fronting the property. Said numbers shall contrast with their
background.
2. During the construction process,the building site and the
surrounding property shall be cleared of debris and flammable
materials so as not to create a fire hazard.
B. PLANNING DEPARTMENT:
3. Any changes or modifications to the approved plans requires prior
approval of the Planning Director or Planning Commission
depending on the scope of the changes.
4. Paint colors shall be chosen by the applicant land approved by staff
in conformance with the Town's adopted color board, and shall
exibit 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
shall be painted in conformance with the approved color(s)prior to
final inspection.
5. Subsequent to final framing of the residence, a landscape screening
and erosion control 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 and streets. All landscaping required for
screening purposes or for erosion control (as determined by the
City Engineer) must be installed prior to final inspection,unless the
Planning Director finds that unusual circumstances,such as
weather or site condition,require that planting be delayed. In those
instances,a deposit of an amount equal to the;cost of landscape
materials and installation,to the satisfaction'of the Planning
Planning Commission
October 25, 1995
Lands of Chawla
Page 5
Director,shall be submitted to the Town. Landscaping shall in any
event be installed not later than 6 months after final inspection,or
the deposit will be forfeited.
6. A landscape maintenance deposit(or certificate of deposit),equal to
the cost of materials and installation for all landscaping required
for screening purposes or for erosion control (as determined by the
City Engineer),but not to exceed$5,000.00,shall be posted prior to
final inspection. An inspection of the landscape to ensure adequate
establishment and maintenance shall be made two years after
installation. The deposit will be released at that time if the
plantings remain'viable.
7. Fire retardant roofing is required for the new construction.
8. Skylights shall be designed to reduce emitted light and no lighting
shall be placed in skylight wells.
9. Any 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. Light fixtures must be approved by the Planning
Department prior to installation. No lighting may be placed within
setbacks except for two driveway or entry lights.
10. A deed restriction shall be recorded stating that the floor area of
(6,760) square feet established for the property under this permit is
the maximum level of floor area currently allowed by the Town.
The Planning Department will prepare the deed restriction and the
signed,notarized document shall be returned to the Town prior to
acceptance of plans for building plan check.
11. At the time of foundation inspection for the building and prior to
final inspection for grading and hardscape improvements,the
location and elevation of the new residence,cabana,decking,
driveway and pool shall be certified in writing by a registered civil
engineer or licensed land surveyor as being in/at the location and
elevation shown on the approved Site Development plan. At the
time of framing inspection for the residence and cabana,the height
shall be similarly certified as being at the height shown on the
approved Site Development plan.
Planning Commission •
October 25, 1995
Lands Of Chawla
Page 6'
12. 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. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides with a roof for
noise mitigation and screening.
13. Clearance from the Bay Area Air Quality Management District shall
be obtained.prior to issuance of the demolition permit for the existing
residence.
ENGINEERING
14. 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. A final grading
and drainage plan shall be submitted for review and approval by
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.
115. Any, and all, changes to the approved grading and drainage plan
1,1
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 Hillview Road.
16. 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
NODES 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 protectedfrom
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
17. Ali public utility services serving this property shall be
undergrounded.
Planning Commission
October 25, 1995
Lands of Chawla
Page 7
18. An additional 5' of right of way along Hillview Road shall be
dedicated as public right of way. A legal description and plat
prepared by a licensed land surveyor or registered civil engineer
shall be submitted to and approved by the Engineering Department
so that the Town may prepare the dedication document. The
signed and notarized dedication document shall be returned to the
Town for recordation prior to submittal of plans for building plan check.
19. 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 of plans for building
plancheck.
20. 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 plan shall address
truck traffic issues regarding dust, noise, and vehicular and
pedestrian traffic safety on Hillview 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.
21. 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 10,14,16,18,19,AND 20 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.
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Planning Commission
October 25, 1995
Lands{of Chawla
Page Si
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 al,copy of their receipts.
,
NOTE: The Site Development permit is valid for one year from the approval
date ( 'until October 25, 1996). All required building permits must be obtained
withini that year and work on items not requiring a building permit shall be
commenced within one year and completed within two years.
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TOWN OF LOSS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX(415)941-3160
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
. • TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME Cc1Ak/tA
PROPERTY ADDRESS Z yL&9 l//uv/E1.4.) 20 AID
CALCULATED BY j e l-cM£,y TS DATE T-,5- 9 A—
l.
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
• . (Additions or Deletions)
A. House and Garage (from Part B) 64-97
•
B. Decking
C. Driveway and Parking
(Measured 100'along centerline) 3 7 5-0
D. Patios and Walkways ZQ r46.oG4,:s/ c O:L DEUC T/:o9a1sF
E. Tennis Court
F. Pool and Decking . . 0370
G. Accessory Buildings (from Part B) .263
H. Any other coverage
• TOTALS /6,556
Maximum Development Area Allowed - MDA (from Worksheet #1) 16, cr.?8
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed • Total
•• • (Additions or Deletions)
A. House and Garage
a. 1st Floor • . . 5 760'
b. 2nd Floor
c. Attic and Basement P�
d. Garage 73 7
B. Accessory Buildings
a. 1st Floor • __ 5
b. 2nd Floor •
c. Attic and Basement ; \\t0
TOTALS G G7G O
•
Maximum Floor Area Allowed - MFA (from Worksheet #1)
TOWN USE ONLY CHECKED BY
Revised 12/09/93 • LRL MAC HD/ORIGINALS/PLANNING/Worksheet#2
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Minutes of a Regular Meeting Approved 7/26/95
Town 'of Los Altos Hills
PLANNING COMMISSION
Wednesday,July 12, 1995,7:00 p.m.
Council Chambers,26379 Fremont Road
cc: Cassettes#15-95 (3 )
ROLL CALL AND PLEDGE OF ALLEGIANCE
The Pla !'ng Commission meeting was called to order at 7:00 p.m. in the Coun
Chambers . own Hall.
Present: ; Chair u .n Schreiner,Commissioners Cheng,Doran,G• • •eb,McMahon,
Finn&S
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Staff: Curtis Williams, • 'ng Director;Sheryl . • f,Assistant Engineer;
Suzanne Davis,Planne •Susan Manca, anner;ILani Lonberger,Planning
Secretary
The re-organization of the Planning Co ssion as brought forward with Chairman
McMahan and Vice-Chair Doran bein: elected.
2. PRESENTATI•NS FRO THE FL SiS R
None. •
3. SN E►'' ALENDAR
None.
4. `• PUBLIC HEARINGS
4.1 LANDS OF CHAWLA,24289 Hillview Road (60-95-ZP SD); A request for a Site
Development Permit for a new residence,pool,and cabana (continued from June
14,11995).
Commissioner Gottliieb stepped down for the hearing due to the proximity of the
project to her residence. Letters had been received from three'neighbors,Bormann,
Gilds, and Van Dyke noting concerns with the proposed two story structure. The
applicants'and their architect held a meeting with the neighbors ,prior to the Planning
Commission meeting,to discuss the changes made to the plans.
Planning Commission Minutes Approved.7/26/95
July 12, 1995
Page 2
OPENED PUBLIC HEARING
Ron Harris, 10091 Streeter Road,Auburn, architect,discussed the changes that were
made from the previous plan which induded: reduced pavement;increased landscape;
reduction of the bulk and mass;reducing the overall height of the residence by 1 foot;
relocating the house towards the northwest property line to move the driveway further
from the southeast property line;reduced the number and area of windows along the
rear elevation of the house by 20%;reduced the number of skylights by half;included
proposed outdoor lighting;re-configured the circular driveway to create a safer
entrance and egress from the property;increased the roof overhangs of the second floor
rear wall; and showed the location of the pool equipment. He commented on the partial
two story being in the back, giving the appearance of a one story from the front. At the
meeting with the neighbors,they discussed the possibilities of a single story residence
or a floor underneath,explaining why they have retained the partial second story.
Commissioner Schreiner was concerned that even though they have reduced the mass
and bulk on one side of the house,they have)only accomplished a 1 foot reduction in
the overall height asking if it was possible to bring it down to 24 feet. Mr. Harris
responded,if this was a concern,they could clip some of the ceilings or rework some of
the upstairs area to lower the ridge height to get down to 24 feet. Commissioner
Schreiner asked if it was necessary to have the gazebo at a 17 foot height,if all the
driveway pavement was necessary on the right side of the house, and if all the proposed
lights were necessary? Mr. Harris felt they could lower the pitch to reduce the height a
few feet;they could round out the parking area so it would only be a turn around area;
and he had not provided a sample of the lights proposed,however none are flood lights
and all will be down shielded. Also,there will not be any lights in the skylights. He
noted that the gates and pool equipment will be.included in the landscaping plan.
Bob Worcester,24221 Hillview Drive,reviewed the new plans noting little change from
the previous plans as the project is still a two story on a knoll. Code requires that no
two story house is built on a knoll or a ridge! The present house is a low profile,flat
roof house. A single story could easily be built which would maintain the rural
atmosphere.
Jan Farnsworth,24220 Hillview Road,neighbor was concerned with looking up or at an
imposing structure. There are no other two tory houses in the neighborhood. The
architecture does not fit into the neighborhood. She suggested a redesign that would
eliminate the two story at a minimum and a redesign of the very imposing covered
driveway and portico in the front of the building.
Bonnie Gilds, 12415 Hilltop Drive,was concerned with the large,two story home on top
of the hill. Other homes in the area are one story,nestled into the site. Currently,there
are one story,ranch homes in the area and this home will change the character of the
neighborhood. �
Planning Commission Minutes Approved 7/26/95
July 12, 1995
Page 3
CLOSED PUBLIC TESTIMONY
Commissioner Finn agreed that a 26 foot house was out of character for the
neighborhood. The outdoor lighting should be at a minimum. There is a need for
significant landscaping requiring trees. He agreed with Commissioner Schreiner's
previous comment regarding the parking area. '
Commissioner Doran commented that the previous discussion dealt with a one story
element. However,the one story element can be up to 27 feet If they look at a one
story element, they should impose a height limitation on the structure. She also
discussed lights on hillside property.
Commissioner Cheng agreed with the comments from both Commissioners. Since the
neighborhood is lo'r profile,this house should be a maximum of 23-24 feet in height
whether it is a one or a two story.
Commissioner Schreiner commented on diversity in styles encouraged in Town. The
Town will not stay ranch or bungalow style forever. They need to try to integrate the
old with the new with the least amount of impact on the neighbors. She did not agreed
that if a two story comes down to'23-24 feet it would be desirable as you still have two
sets of windows. Tie two sets of windows at night are going oto produce a great deal of
light. She was in favor of one set of windows on a one story house,possibly no more --
than 22 feet in height on this property. She would like to see some of the lighting
reduced, and the pavement in one area reduced. She liked the extension of the eaves.
There is al need for significant landscaping and the color of the house is important to
make the house blend into the site. She would prefer a reflective value of 50 or less,in
earthtonecolors. She was in favor of a redesign with these points addressed.
Commissioner Stutz again discussed the additional parking. It was not whether they
needed the additional parking but parking was not allowed in the setback. There are
other areas not in the setback available. She suggested the six portico lights be reduced
to four;the seven additional recess with down lights from the walkway to the front
door be reduced to four;the reconfiguration of the circular driveway was not mirrored
on the left side as requested; and the entrance to the driveway; be moved 10-15 feet so it
would be 50 feet from the front property line. She did not like to see properties gated.
She suggested heavily staggered trees and shrubs be planted from the 96 to the 100 foot
contour line for screening. She also noted that the property lute as shown on the plan
was incorrect by 5 feet and should be corrected if fencing was planned.
Chairman McMahon agreed with the comments regarding the number of lights
proposedneeded td be reduced. She also commented on the ordinance and guidelines
regarding two story structures as'they may not be possible on the top of a knoll. This
design does not meet the intent of the ordinance.
Planning Commission Minutes Approved 7/26/95
July 12, 1995
Page 4
Commissioner Doran asked the applicant if they were willing to redesign to a one story
home not to exceed 22 feet. Mr. Harris noted that at the last meeting the Commission
did not tell him to reduce the design to a one story. He did not feel they could design a
22 or 23 foot two story house. They would be willing to reduce the two story to 24 feet
and remove the portico. Commissioner Stutz would not vote for a two story house in
this location. The location is ideal for a flat roof house. Commissioner Doran suggested
a one story house with some creativity to working with the contours of the land that
would show a two story element but not from the street. The applicant preferred not to
redesign at this time.
MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded
by Commissioner Schreiner to deny the site development permit for a new residence,
pool and cabana without prejudice.
AYES: Chairman McMahon,Commissioners Cheng,Finn,Stutz,Schreiner &
Doran
NOES: None
2 LANDS OF HWONG, 12813 Clausen Court(105-95-ZP-SD); A request for a • e
Development Permit for a sports court.
Staff had no 'ng further to add to the staff report. Commissioner Gottlie• questioned
the site plan sh. ing the length of the sports court being 100 feet,how- er the cross
section on the next •: e shows it at 102 feet. Mr.Williams noted the calculations
were based on 100 feet. . the project is approved as shown,thi ould need to be
corrected. Discussion ensue. egarding the height of the ret-• 'ng wall;rounding the
slope of the lawn area;the chain i fence on top of the • aining wall for a total height
of 13-14 feet;the Town fence ordinan'-• and the fenc- :s shown on the right side of the
property. Ms. Kolf noted the one corner . the fe" - that is encroaching into the slope
easement should be moved to the line of the •,.e easement (back to the 318 elevation).
This could be added as a condition of apps al. ' -- commented on the use of a slope
easement and access by the Town for s• cific purpos-
OPENED PUBLIC HEARING
Larry Hwong, 12813 Cla :-n Court, applicant, discussed the 3,000 squ. e foot sports
court and play area. - discussed the retaining wall in the front area bein: -3 feet in
height,not 4 feet 's eight. He did not want the lawn area too contoured as hi 'ldren
needed an are- • play. In discussing the lights,he mentioned the lights were put or
safety befor- e bought the house (condition#6). Mr. Hwong indicated that he had
read the -tter from his neighbors,the Jabbours.
•SED PUBLIC TESTIMONY