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HomeMy WebLinkAbout3.4 TOWN OF Los ALTOS HILLS October 25, 1995 Staff Report to the Planning Commissions RE: SITE DEVELOPMENT PERMIT FOR AN ACCESSORY BUILDING, LANDS OF TENG,25420 CRESCENT LANE. FROM: Susan Manca,Planne4g7 APPROVED BY: Curtis S.Williams,Planning Direc 3 RECOMMENDATION That the Planning Commission EITHER: 1. Approve the requested Site Development Permit subject to the attached conditions of approval; OR 2. Request the applicant to redesign the cabana to comply with secondary unit criteria. BACKGROUND The subject property is Lot 8 of Tract 9971 There are no subdivision conditions of approval for this parcel. There is a 5 foot public utility easement along the northwesterly property line. The lot is on the north east corner of Crescent Lane and Elena Road. CODE REQUIREMENTS According to Section 10-2.301 of the Site Development Code, additions to a property which exceed 900 square feet of floor area are reviewed by the Planning Commission. Generally,the sections of Zoning Code utilized to evaluate major additions involve floor and development area limitations,grading,height, setback issues, and parking requirements. DISCUSSION Site Data: Net Lot Area: 1.0 acres Average Slope: 5.9% Lot Unit Factor: 1.00 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 15,000 14,095 12,335 1,760 905 Floor 6,000 5,584 4,274 1,310 416 Planning Commission October 25, 1998 Lands of Teng Page 2 Site and Architecture The proposed accessory building (cabana)would be 1,310 square feet of floor area,with 2 decks extending off of the structure, 1 of which is existing. The addition would be a maximum of 17 feet in height at any given point and the height from the lowest point to the highest point would be 19.5 feet. A new concrete pathway is proposed to access the new structure;from the pool area and from the main house. The applicant would have adequate area for future additions of floor area and development area. The plans indicate the proximity of the neighbor's house adjacent to the east. (Please note that there is floor area above the neighbor's garage.) The applicant has stated that they have tried to work with the neighbor in designing an accessory building that would be as unobtrusive as possible. The original design of the;accessory building was a 2 story structure with over 1,700 square feet. The current application is intended to mitigate negative visual impacts from the neighbor's residence. The current design of the structure will be visible from the neighbor's proprty,but the mature pines help to screen the one story structure. Staff has included wording in the landscape requirement that special attention should be given!to additional screening of the building from the neighbor. The proposed accessory building is similar in architecture'to the existing residence. It is designed as a one story structure with a roof line similar to the existing house. The applicant proposes to finish the accessory building with vertical wood siding,stone veneer, and a wood shake roof. ! i The applicant proposes to include a skylight in the accessory building. Condition#6 ha been added to require that the skylight be designed to reduce emitted light and that no lights be placed within the wells: The skylight would not be highly visible from the neighboring residences due to the number of pine trees between the accessory building and the neighbor's property. Use of the Accessory Building The proposed accessory building has 3 bedrooms,3 bathrooms and a common living'area. The floor plan is similar to a secondary unit in these characteristics, yet does not include a kitchen. The definition of a secondary unit is "a dwelling unit which provides complete independent living facilities for ... living,sleeping, eating, cooking,land sanitation" (see Section 10-1.218 of the Los Altos Hills Municipal Code. Although the building does not have facilities for eating or cooking,staff recommends that,given the size of the structure,the owners be required to record a restriction stating that the accessory building may not be converted/utilized as a secondary unit and may not be rented as such (see condition 11). • Planning Commission October 25, 1995 Lands of Teng Page 3 The applicants have indicated that they intend to utilize the structure as an extension of the main residence. An addition of this size to the existing residence would require a major change to the floor plan and to the configuration of the house. The architect has indicated in a letter (see attachment 3) that the applicant is willing to sign a recorded restriction,limiting the use of the structure from being converted into a secondary unit. Parking There is a 2 car garage located on the property,with access to the site from Crescent Lane. The addition of 1,310 square feet would be a major addition and staff recommends that at least I additional parking space be required. There is limited area on the site to easily access a third parking space,located out of the setback. Staff recommends that the slab to the west of the garage be made accessible from the driveway and converted into a required parking space. This proposal would increase the development area by approximately 150 square feet. The additional parking space has been added as a condition of approval (see condition#13). The Commission may wish to also consider whether substantial additions such as this,should require full compliance with parking requirements,i.e.,4 spaces. Grading Grading for the development will include 18 cubic yards of cut and 78 cubic yards of fill. The fill will be placed along the southern end of the building pad for the accessory structure. Maximum fill levels in this area will be 2 feet. Sewer Connection The accessory building would require direct connection to the sanitary sewer system in the street rather than to the lateral for the main residence. Connecting to the same lateral that the main residence uses would require pumping the sewage. A separate connection is preferred in this case since the use of a pump is generally considered to be less reliable than gravity flow. Trees The applicant is not proposing to remove any of the numerous pines on the property. The accessory building has generally been designed to use the trees as a screen from the neighbors. Therefore,the health of the trees is an important aspect of the project. A number of these pine trees seem to be unhealthy and staff has added a condition that the trees be inspected and treated by a certified arborist prior to acceptance of plans for building plan check,(see condition 12). In addition, all mature trees are required to be fenced at the dripline during the Planning Commission October 25, 1995 Lands of Teng Page 4 construction(see condition 9) to ensure the health of the trees is not affected during construction. Recommendations The Town Geologist,William Cotton and Associates,has reviewed the plans and geotechnical report and has recommended conditions which have been incorporated into the attached conditions of approval (see condition 2). The Pathways Committee has no request for this project. 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. ATTACHMENTS: 1. Recommended conditions of approval; 2. Worksheet#2; 3. Letter from applicant's architect dated October 12,1995; 4. Letter from William Cotton&Associates dated September 29, 1995; 5. Development plans. cc: Mr. Peter Teng Greg Benton,Architect 25420 Crescent Lane 5546 Harvard Drive Los Altos Hills,CA 94022 San Jose, CA 95118 • Planning Commission October 25, 1995 Lands of Teng Page 5 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT LANDS OF TENG,25420 CRESCENT LANE (file#154-95-ZP-SD-GD) A. PLANNING DEPARTMENT: 1. Any modifications to the approved plans shall be reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes. .. i 2. As recommended by William Cotton & Associates in their report dated September 29, 1995; the applicant shall comply with the following: a. The applicant's geotechnical consultant should comment on whether currently proposed downspout splash blocks are acceptable for roof drainage and provide supplemental geotechnical recommendations to address the potential for uplift pressures from expansive solids on grade beams as deemed necessary. The consultant shall also review and approve all geotechnical aspects of the development plans to ensure that his recommendations have been properly incorporated. This condition shall be completed prior to issuance of building permits; b. The applicant's geotechnical consultant shall inspect,test(as needed), and approve all geotechnical aspects of the project construction. The inspections should include,but not be limited to: site preparation and grading,site surface and subsurface drainage improvements,and excavations for foundations prior to the placement of steel and concrete. 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 inspection. For further details on the above requirements, please refer to the letter from William Cotton&Associates dated September 29, 1995. 3. Paint colors shall be chosen by 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 Planriing Commission October 25, 1995 Land of Teng Page 6 materials which have a light reflectivity value of 40 or less. White trim area should be minimized,particularly on large surfaces such ass 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. 4. 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 satisfactions of the Planning Director, shall be submitted to the Town. Landscaping shall in any event be installed not later than 6 months after final inspection,or tilt deposit will be forfeited. 5. 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. l 6. Skylights shall be designed to reduce emitted light and no lighting shall be placed in skylight wells. 7. 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 frostn 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. 8. Fire retardant roofing is required for the accessory building. • Planning Commission October 25, 1995 Lands of Teng Page 7 9. Prior to beginning any grading operation, all significant trees are to be fenced at the drip line. The fencing shall be of a material and structure to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property ownler shall call for said inspection at least three days in advance of the inspection. The fence must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. 10. At the time of foundation inspection for the cabana and prior to final inspection for grading!and hardscape improvements,the location and elevation of the cabana and decking shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Site Development plan. At the time of framing inspection for the cabana,the height of the building shall be similarly certified as being at the height shown on the approved Site Development plan. 11. A deed restriction shall be recorded stating that the accessory building may not include kitchen facilities,may not be converted/utilized as a secondary unit, and may not be rented. 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. 12. Prior to the acceptance of plans for building plan check, the applicant shall submit a letter from a certified arborist stating that the mature pine trees along the east property line have been inspected and treated (as needed). 13. The applicant shall provide access to the concrete slab located to the west of the garage to utilize the space as a required parking area. A revised plan and a revised Worksheet#2 reflecting this change, shall be submitted to the town prior to acceptance of plans for building plan check. Planning Commission October 25, 1995 Lands of Teng Page 8 B. ENGINEERING DEPARTMENT: 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. 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. 15. 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 Efigineer. No grading shall take place within ten feet of any property line. 16. All new public utility services serving ;this property shall be uridergrounded. 17. 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 b Uilding plan check. The grading/construction plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Crescent Lane and surrounding roadways; storage of construction materials; placement of sanitary failities; parking for construction vehicles; and parking for constructionpersonnel. A debris box (trash dumpster) shall be plaPced on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris bdx, since they have a franchise with the Town and no other hauler is allowed within the Town limits. ' I 18. 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 plincheck. 19. The cabana shall be required to connect to.sanitary sewer service prior to final inspection. The required fees shall be paid to the City of Planning Commission October 25, 1995 Lands of Teng Page 9 Los Altos and a copy of the receipt shall be submitted 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 buiilding inspection approval. CONDITION NUMBERS 11,12,13,17,18,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. 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 October 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. S u -. TOWN OF LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415) 941-3160 PLANNING DEPARTMENT WORKSHEET #2° EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA ® TURN IN WITH YOUR APPLICATION ID PROPERTY OWNER'S NAME -re 0 PROPERTY ADDRESS 215tt 2.0 C(2 S C-0AT 1--AIN1L CALCULATED BY MA—Ir 1'11 Y`� \A m) e ,115 s,--L5 DATE 1. DEVELOPMENT AREA (SQUARE FOOTAGE) Existing Proposed Total - (Additions or Deletions) A. House and Garage (from Part B) Lk it C GJ 4-I QS B. Decking g 90 C. Driveway and Parking !,�� (Measured 100' along centerline) . 7 g w D. Patios and Walkways 214 3 (p 450 2,°440 E. Tennis Court F. Pool and Decking 1,9E3 t 1' 9, l G. Accessory Buildings (from Part B) 1 Ct (;31 b 11391 H. Any other coverage ►P `l lD ., i, oily, TOTALS \23 M _ (,00 14• egg , Maximum Development Area Allowed - MDA (from Worksheet #1) It--- ._____(3 a 5 P _ 1 5, o eDC 2. FLOOD AREA (SQUARE FOOTAGE Existing Proposed Total - (Additions or Deletions) A. House and Garage a. 1st Floor Lilt Q4,6 4 VA6 b. 2nd Floor c. Attic and Basement -- B. Accessory Buildings - a. 1st Floor _.......1-9,-- \0)0 1 i; b. 2nd Floor c. Attic and Basement an.. 1 TOTALS 42;1 1-I' 1,2{105, —S�'�` Maximum Floor Area Allowed - MFA (from Worksheet #1) +�ja? ` ' (,` j li 1/!�1Gl . i •WN US • •NLY CHECKED BY In Revised 12/09/Y1 LDA. MAC HD/ORICINALS/PLANNING/Worksheet 12 I Greg W. Benton, Architect 5546 Harvard Drive CEI►r'Ep San Jose, California 95118 (408) 267-6412 October 12, 1995 Town of Los Altos Hills Planning Commission 26379 Fremont Road Los Altos Hills, California 94022 RE: Teng Accessory Building 25420 Crescent Lane Commission Members, I am writing this letter at the request of the owners of the above mentioned project for which I am the Project Architect and which was submitted to the Town for project review in August of this year. It is my understanding the project requires Planning Commission review because we are proposing a building addition in excess of 900 sq. ft. and over 15' in height. On October 3, the owner and myself met with Susan Manca and Curtis Williams to discuss concerns expressed by project neighbors and I* Curtis about the size and use of the building. Since notices about the project had not been sent out yet, we appreciated Susan and Curtis telling us about the concerns. It is my hope that the commission will consider the following when addressing those concerns: 1. In regards to the size, the proposed desig y is now well under the area allowed by ordinance and we feel it is compatibly proportioned with the main house. Originally the owner desired 2-stories to conserve land space and a larger floor area much closer to the allowable limit to meet his needs. We presented that design to the neighbor closest to the project through drawings, story-poles and meetings. After listening to the neighbors concerns about that design, the; owner compromised his needs and we prepared the simpler design currently submitted. Since our story poles for the original, larger design have remained in place from June 23 untill now, it is very understandable for neighbors to think the project is larger than the current design and possibly be concerned. We had not planned on revising the story poles to match the current design untill we were scheduled for the commission meeting and now regret if neighbors were given the wrong impression about the size of the project. We are proposing this size building as thea minimum size and number of rooms needed, in conjunction with the main house, to accomodate the owner's family . The size and character of these rooms are not available in the main house without extensive remodeling work and disruption of lifestyle. The placement of this additional building area makes use of an existing deck and serves to "frame" the yard around the pool, giving it focus and making the yard more private from neighbors. Teng Cabana j 10/12/95 Page 2 2. In regards to the use of the building, a concern was expressed that the plan appears too similar to a secondary dwelling. I am aware their are usually extra concerns and requirements for a secondary dwelling and, since the owners never intended such a use, I researched the Town's definitions with due diligence at the very beginning of the project. I was tol , that since we do not need, and are not providing eating and cooking facilities'.in this building it would not be a secondary dwelling. Our intent is to only provide sleeping, storage and part-time living rooms subordinate to the main house as in the definition for an accessory structure. On that basis, we proceeded with the site survey, design work, neighbor meetings, story poles, geology report, application and Town submittal. If we were told by the Town that the rooms we wanted could be construed, separately from the letter of the ordinance, to define this building as a secondary unit then we would not have started the project. j secondary unit is not our intent nor are the requirements of such a proposal reasonably obtainable on this site. If their is concern about illicit conversion of this accessory structure to a secondary dwellings in the futilrre, I have experienced similar projects, in other city and the County jurisdictions having similar definitions, that require attachments to the deed of the project property;restricting the use of the accessory structure. The;owner has expressed such a restriction would not be a problem to him if it would satisfy that concern of the Town and I assume this procedure has had reasonable success in the other jurisdictions. If needed, I can obtain a sample restriction from another project for your review and consideration as t obtion for this project. I hope that this information is helpful in removing the concerns mentioned. It is our sincere intention to complete this project in a manner that is consistant with the ordinances of the Town and sensitive to both the needs of the owner and the neighborhood. We are happy to discuss these or any concerns you may have before approving this project so please do not hesitate to call. Sincer ly, . i G eg W. Benton {, Project Architect GEOTECHNICAL CONSULTANTS *T. �, 330 Village Lane William Cotton Los Gatos, California 95030 and Associates (408) 354-5542 September 13, 1995 L3085 TO: Susan Manca Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road ReC Los Altos Hills, California 94022 E///kCD SUBJECT: Geotechnical Review rO*NQF1 RE: Teng Accessory Building File #154-95-ZP-SD-GD ��iso 25420 Crescent Lane At your request, we have completed a geotechnical review of permit applicants for the proposed cabana using: • Geotechnical Investigation (report) prepared by Freeman-Kern Associates, dated June 27, 1995; and • Site Grading Plan, Floor Plan and Cabana Elevations (5 sheets, 4-, 8- and 20-scales) prepared by Greg W. Benton, dated August 18, 1995. In addition, we have completed a recent site inspection from the southern perimeter of the property and reviewed pertinent technical documents from our office files. DISCUSSION The applicant proposes to construct a cabana approximately 50 feet southeast of the existing house. The referenced plans indicate that minor grading is proposed, totaling 18 cubic yards of cut and 78 cubic yards of fill. Proposed grading would result in placement of fill under the southern portion of the proposed structure and we understand that a pier and grade beam foundation option will be utilized for the structure in accordance with recommendations of the project geotechnical consultant. SITE CONDITIONS T'ne proposed constriction site is generally by level to 1, p generally characterized relatively gentle (3° - 5° inclination) south-facing slopes. Drainage is characterized by sheet flow to the south ultimately intercepted along Elena Road. The Town Geologic Map indicates that the property is underlain, at depth, by bedrock materials of the Franciscan Complex. The project geotechnical consultant has concluded that deposits similar to the Santa Clara Formation were encountered in exploratory borings at the site and Franciscan bedrock should be present at depth. We note that the property is located near a mapped deposit of older alluvium and that this material may possibly extend onto the subject property. Local bedrock materials are mantled by relatively soft, potentially expansive silty to gravelly clay (soil, colluvium, alluvium and artificial fill materials). A mapped trace of the potentially active Monta Vista fault is located approximately 660 feet south of the proposed construction site. ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING Susan Manca September 13, 1995 Page 2 L3085 i CONCLUSIONS AND RECOMMENDED ACTION The proposed construction appears to be primarily constrained by an existing, relatively soft layer of silty to sandy clay within approximately four feet of the ground surface. It appears that the proposed structure should gain support beneath the proposed fill and beneath this upper layer of relatively soft ground. We recommend geotechnical approval of the proposed cabana construction with the following conditions. The pier and grade beam foundation alternative presented by the project geotechnical consultant should be utilized for the proposed cabana. Condition 1 should be addressed prior'to issuance of building permits. 1. Geotechnical Plan Review - The applicant's geotechnical consultant should comment on whether currently proposed downspout splash blocs are acceptable for roof drainage and provide supplemental geotechnical recommendations to address the potential for uplift pressures from expansive soils on grade beams as deemed necessary. The(consultant shall also review and approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that his recommendations have been properly incorporated. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to issuance of building permits. 2. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations prior to the placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter sand 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 Seni,r Engineering Geologist (/( / William R. Cotton Principal Engineering Geologist CEG 882 WRC:TS:rb William Cotton and Associates