HomeMy WebLinkAbout3.2 ITEM 3.2
TOWN OF LOS ALTOS HILLS May 7, 2015
Staff Report to the Planning Commission
SUBJECT: A CONDITIONAL DEVELOPMENT PERMIT FOR A SINGLE STORY
ADDITION, SETBACK VARIANCES FOR THE PROPOSED ADDITION,
HARDSCAPE AND SURFACE PARKING SPACES AND A VARIANCE TO
ALLOW A PARKING CONFIGURATION THAT CREATES OBSTRUCTED
VEHICULAR ACCESS FOR THE GARAGE PARKING SPACES; LANDS OF
INGHAM; 25531 FREMONT ROAD; FILE#248-14-ZP-SD-CDP-VAR
FROM: Nicole Horvitz, Assistant Plannersi
APPROVED: Suzanne Avila, AICP, Planning Director 9A
RECOMMENDATION: That the Planning Commission:
Approve the requested Conditional Development Permit for an addition, setback variances, and
parking variance subject to the recommended findings in Attachments 1 and 2 and Conditions of
Approval in Attachment 3.
BACKGROUND
The subject property is a .273 acre parcel located on the south side of Fremont Road near Edith
Avenue. The original parcel was created in 1897 and the subject property was created by deed
before the Town was incorporated. The existing residence and garage were built in 1930.
CODE REQUIREMENTS
As required by Section 10-1.1007 of the Zoning Ordinance, this application for an addition has
been forwarded to the Planning Commission for review and approval. A Conditional Development
Permit is required since the proposed project is located on a property with a lot unit factor (LUF)
of 0.50 or less. Pursuant to Section 10-1.1007 (3) of the Zoning Ordinance, in reviewing a
Conditional Development Permit application the Planning Commission determines whether the
proposed development meets the standards of the Town by considering evidence in support of the
Findings of Approval (Attachment 1).
Pursuant to Section 10-1.1007 (2) of the Zoning Ordinance, in reviewing a Variance application
the Planning Commission must determine whether the proposed development meets the standards
of the Town by considering evidence in support of the Findings of Approval (Attachment 2).
Staff Report to the Planning Commission
. 25531 Fremont Road
May 7,2015
Page 2 of 9
DISCUSSION
Site Data:
Net Lot Area: .273 acres
Average Slope: 3.1%
Lot Unit Factor: .273
Floor Area and Development Area:
Area (sq.ft.) Maximum Existing Proposed Increase Remaining
Development 4,830 2,201 3,639 1,436 1,191
Floor 2,730 1,430 2,728 1,298 2
Site and Architecture
The applicant is proposing to remove the existing garage and sheds and is requesting approval of
a Conditional Development Permit and variances to construct a 1,380 square foot single story
addition and a-new 488 square foot garage. The proposed addition is in compliance with the
Town's floor area, development, and height requirements established in Title 10,Zoning and Site
Development of the LAHMC.
Variance Requests
Due to the size of the property,the building site is severely limited,as shown in the diagram below.
The existing residence is currently located within the required front and side yard setbacks. The
proposed addition (including garage), parking and hardscape are proposed to encroach into the
setbacks as follows:
• Front(north)-33'
• Side (east)-25'
• Side (west)-12'
• Rear(south)-3'
8 `
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Property line - _ • i
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\ THERE WILL HE ADJAE•E,y7•LT,T • -� ---•OA DRAINAGE WORE.TOR THE 1`,
MC
PROPOSED PROJECT
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Staff Report to the Planning Commission
25531 Fremont Road
May 7,2015
Page 3 of 9
The applicant is proposing to demolish the existing one (1) car garage located within the side and
front yard setbacks and construct a new two car garage located within the side and front yard
setbacks. In addition, two (2) 10' x 20' surface parking spaces are proposed within the same side
and front yard setbacks. Per Section 10-1.601 of the Los Altos Hills Municipal Code the four (4)
required parking spaces shall be unobstructed at all times. Due to the size of the property, the
proposed surface parking spaces are obstructing two (2) garage parking spaces.
In evaluating the variance findings, the Planning Commission should consider the fact that the lot
area is substantially less than the one acre minimum and the imposition of the same setbacks and
zoning standards result in a substantial reduction in the property's buildable area and outdoor
areas, and limitations on the siting of the dwelling and parking areas.
Outdoor Lighting
The applicant is proposing seven(7)down shielded exterior lights. In compliance with the Town's
Outdoor lighting Policy, Condition of Approval #8 has to be included that any new lighting needs
to be reviewed and approved by the Planning Department.
Trees & Landscaping
One (1) cedar tree is proposed to be removed with this application. A landscape screening and
erosion control plan will be required after framing of the new addition (Condition #2).
Furthermore, any landscaping required for screening or erosion control will be required to be
planted prior to final inspection, and a maintenance deposit to ensure viability of plantings will be
collected prior to final inspection (Condition#3)
Drainage
Because the applicant is not increasing the impervious area, no new drainage is proposed or
required with this application.
Grading
No new grading is proposed with this application.
Neighbor Concerns
Staff has received letters of support for the proposed project from four (4) neighbors.
Committee Review
The Environmental Design and Protection Committee commented on the drainage swale on the
neighboring property (Attachment 5).
Staff Report to the Planning Commission ATTACHMENT 1
25531 Fremont Road
May 7,2015
Page 5 of 9
ATTACHMENT 1
FINDINGS OF APPROVAL FOR A CONDITIONAL DEVELOPMENT PERMIT
LANDS OF INGHAM, 25531 FREMONT ROAD
File#248-14-ZP-SD-CDP-VAR
1. The site for the proposed development is adequate in size, shape and topography to
accommodate the proposed intensity of development, including all structures, yards, open
spaces,parking, landscaping, walls and fences, and such other features as may be required
by this chapter.
The proposed addition on the .273 acre parcel has been designed to fit within the floor
area, development area, building height limits, and site topography.
2. The size and design of the proposed structures create a proper balance, unity and
harmonious appearance in relation to the size, shape and topography of the site and in
relation tothe surrounding neighborhood
The neighborhood consists of a mix of one and two story designs. The proposed addtion is
compliant with Town standards and is harmonious in appearance with the surrounding
residences.
3. The rural character of the site has been preserved as much as feasible by minimizing
vegetation and tree removal, excessive and unsightly grading and alteration of natural land
forms.
No significant trees and shrubs are impacted by the development. A landscape screening
plan will ensure that existing trees and shrubs will be supplemented by new landscaping
to adequately screen the residence, reduce the visual impact, and preserve the rural
character of the site.
4. The proposed development is in compliance with all regulations and policies set forth in
the Site Development ordinance.
The proposed addition is in compliance with all regulations and policies set forth in the
Site Development Ordinance with the exception of the request for setback variances to
allow portions of the addition, hardscape, and parking area to encroach within the
property line setbacks and to allow for a surface parking configuration which creates two
(2) obstructed parking spaces.
Staff Report to the Planning Commission ATTACHMENT 2
25531 Fremont Road
May 7,2015
Page 6 of 9
ATTACHMENT 2
FINDINGS OF APPROVAL FOR THE VARIANCE REQUEST
LANDS OF INGHAM, 25531 FREMONT ROAD
File#248-14-ZP-SD-CDP-VAR
1. That, because of exceptional or extraordinary circumstances applicable to the subject
property, including size, shape,topography, location or surroundings,the strict application
of the provisions of this title is found to deprive such property of privileges enjoyed by
other properties in the vicinity and under identical zoning classification.
The proposed dwelling is located on a substandard lot of .273 net acres which is
substantially less than the one acre minimum in Town. Therefore, the imposition of the
same setbacks and zoning standards that apply to a one acre lot deprives the property
owner of certain privileges, including a substantial reduction in the property's buildable
area, outdoor areas, and limitations on the siting of the dwelling and parking areas.
2. That upon the granting of the variance,the intent and purpose of the applicable sections of
this title will still be served and the recipient of the variance will not be granted special
privileges not enjoyed by other surrounding property owners.
The setback variances for the addition, hardscape and required parking area are due to
the substantial reduction in the building envelope that results from the strict application of
the 40'front and 30'foot side and rear yard setbacks to the .273 acre lot. The approval
of the setback variances results in a design that is architecturally compatible with the
neighborhood.
3. That the granting of such variance will not be materially detrimental to the public welfare
or injurious to the property,improvements or uses within the immediate vicinity and within
the same zoning district.
The development of the property will not be detrimental to public welfare or surrounding
properties as the proposed development does not exceed the maximum floor area or
development area standards. The proposed addition is single story and proposed towards
the rear and sides of the property.
4. That the variance will not authorize a use or activity which is not otherwise expressly
authorized by the zoning district regulations governing the parcel or property.
The variance request is not for a use or activity that is not permitted in the zoning district.
Staff Report to the Planning Commission ATTACHMENT 3
25531 Fremont Road
May 7,2015
Page 7 of 9
ATTACHMENT 3
RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT PERMIT
FOR A SINGLE STORY ADDITION
LANDS OF INGHAM; 25531 FREMONT ROAD
File#248-14-CDP-VAR
PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as otherwise first reviewed
and approved by the Planning Director or the Planning Commission, depending on the scope
of the changes.
2. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection, the applicant shall submit landscape screening and erosion control plans for
review by the Planning Commission. The application for landscape screening and
erosion control shall be accompanied by the applicable fee and deposit. The plans shall
be reviewed at a noticed public hearing.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 and for erosion control (as
determined by the City Engineer) must be installed prior to final inspection of the new
residence. The landscape screening plan shall comply with Section 10-2.809 (water
efficient landscaping) of the Los Altos Hills Municipal Code.
3. A landscape maintenance deposit in the amount of$5,000 shall be posted prior to final
inspection. An inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after the installation. The deposit will be released
at that time if the'plantings remain viable.
4. Prior to beginning any grading operation, all significant trees, particularly the heritage oak
trees,are to be fenced at the drip line. The fencing shall be of a material and structure (chain-
link) 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 owner shall call for said inspection at
least three days in advance of the inspection. The fencing must remain throughout the course
of construction. No storage of equipment, vehicles or debris shall be allowed within the drip
lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the
entire construction period.
5. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that"the location of the new addition and roof eaves matches
the setbacks as shown on the Site Development plan". The elevation of the addition shall be
similarly certified in writing to state that "the elevation of the new addition matches the
elevation and location shown on the Site Development plan." The applicant shall submit the
stamped and signed letter(s)to the Planning Department prior to requesting a final inspection.
Staff Report to the Planning Commission
25531 Fremont Road
May 7,2015
Page 8 of 9
6. All hardscape and floor area proposed to be removed as shown on the site plan shall be
removed prior to final inspection.
7. Fences are approved as shown on the plan. Any new fencing or gates shall require review and
approval by the Planning Department prior to installation.
8. Lighting is approved as shown on the plans. There shall be one light per door or two for double
doors. Light fixtures shall have frosted glass or be down lights. No lighting may be placed
within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be
approved by the Planning Department prior to installation.
9. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof
materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All
color samples shall be submitted to the Planning Department for approval prior to acceptance of
plans for building plan check. All applicable structures shall be painted in conformance with the
approved color(s)prior to final inspection.
10. All properties shall pay School District fees to either the Los Altos School District or the Palo
Alto Unified School District, as applicable,prior to acceptance of plans for building plan
check. The applicant must take a copy of worksheet #2 to school district offices (both
elementary and high school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts.
ENGINEERING DEPARTMENT:
11. Any, and all, changes to the approved Site Plan shall first be approved by the Town
Engineering Department. No grading shall take place during the grading moratorium(October
15 to April 15)except with prior approval from the City Engineer. No grading shall take place
within ten feet of any property line.
12. Final grading and drainage shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering Department prior to final approval.
13. Any, and all, areas on the project site that have the native material disturbed shall be protected
for erosion control during the rainy season and shall be replanted prior to final inspection.
14. 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 shall provide the Town with photographs of the existing
conditions of the roadways and pathways prior to acceptance of plans for building plan check.
15. Two copies of a Grading and Construction Operation plan shall be submitted by the property
owner for review and approval by the City Engineer and Planning Director prior to acceptance
of plans for building plan check. The grading/construction operation plan shall address truck
Staff Report to the Planning Commission
25531 Fremont Road
May 7,2015
Page 9 of 9
traffic issues regarding dust,noise,and vehicular and pedestrian traffic safety on Fremont 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 GreenWaste Recovery, Inc. for the debris box, since they have a franchise with
the Town and no other hauler is allowed within the Town limits.
16. The property owner shall dedicate a 30' wide half-width public right of way easement to the
Town over Fremont Road.The property owner shall provide legal description and plat exhibits
that are prepared by a registered civil engineer or a licensed land surveyor and the Town shall
prepare the dedication document. The dedication document, including the approved exhibits,
shall be signed and notarized by the property owner and returned to the Town prior to
acceptance of plans for building plan check.
17. The property owner shall construct a type 2B pathway along Fremont Road to the satisfaction
of the Engineering Department prior to final inspection. An encroachment permit shall be
required by the Town's Public Works Department for all work within the public right of way
prior to start of work.
18. The driveway shall be required to be fully constructed and to be roughened where the pathway
intersects,to the satisfaction of the City Engineer,prior to final inspection. An encroachment
permit shall be required by the Town's Public Works Department for all work within the public
right of way prior to start of work.
CONDITION NUMBERS 9,10,14, 15,and 16 SHALL BE COMPLETED AND SIGNED OFF
BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR TO ACCEPTANCE
OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT.
Project approval may be appealed if done so in writing within 22 days of the date of this notice.
The building permit cannot be issued until the appeal period has lapsed. The applicant may submit
construction plans to the Building Department after the appeal period provided the applicant has
completed all conditions of approval required prior to acceptance of plans for building plan check.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date (until May 7,
2016) 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 & C Srivastava
ATTACHMENT 4
April 14, 2015 APR 15 2015
TOWN OF LOS ALTOS HILLS
Town of Los Altos Hills
Planning and Building Department
26379 Fremont Road
Los Altos Hills, CA 94022
RE: 25531 W. Fremont Road, Los Altos Hills, CA
To Whom.it May Concern:
We own the property located at 13901 W. Edith Ave. Los Altos Hills, we are on the
corner of W. Edith and Fremont Road. Lisa-Ann Ingham's property at 25531 W.
Fremont Road sits across Fremont behind our house.
This house had started being remodeled early last year and by now we thought we
would have a nice property behind us to help increase the value of the neighborhood.
But unfortunately this property has been stalled for the-past year.
We have seen Ms. Ingham's plans for the remodel turning the small house into a one-
story 4/3 property and do not have any issues with the proposed plans. It would indeed
be nice to have them get this project going and finished in a timely manner.
Please do not hesitate to contact us should you have any questions.
Sanjay & Charlene Srivastava •
•
13901 W. Edith Ave. ® Los Altos Hills,CA 94022® 1650.559.5791
Nicole Horvitz
From: Robert Elson <robert.elson59@gmail.com>
Sent: Friday,April 10, 2015 2:34 PM
To: Nicole Horvitz
Subject: 25531 W. Fremont Road---Home construction
Hello Nicole-
I simply want to say that I fully support the home remodel proposed for 25531 Fremont Road. I met with Lisa Ingham,
walked her property and viewed the proposed plans. I believe this will be a nice addition to LAH and so hopefully this
project gets the green light from town staff. As an aside, I don't fully understand why her initial remodel was stopped
but a cute home at that location would be a nice change.
Best regards.
Bob Elson
14370 Miranda Road
Los Altos Hills
650-218-0318
1
RECEIVED
APR 13 2015
TOWN OF LOS ALTOS HILLS
13871 ROBLEDA ROAD
LOS ALTOS HILLS
CALIFORNIA 94022
7e; �y2.2 )1%1
4,24_
<7'ei1C444':0'4/7 •
ISEARCH
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UAIL IM TEXT CHECK KEEP A9 PIEW FIEPL! REPL Y ALL FOFIWAFlD AcrtON DELEFE SPLA
Search Mail i Re:Your Info ,.
Jenny Polyakov to you show details Y Oct 2
r) Today on AOL
New Mail Hi Lisa
- �lail•:iiv I please forward this to whomever you see fit at the LAH town hall:
p Drafts ri- ; Thank you for sharing the plans for your house expansion with us last Sunday. We
reviewed the drawings (of 3 bdr house) together and visited the construction
Sent site at 25531 W. Fremont Rd. We have nothing against the plans, and given that
the construction will be conducted within regular construction hours, hope that
So Spam .# you would be able to complete your project and move in soon.
if Recently Deist... 1 Thanks
Jenny and Ilya
Contacts
25541 W. Fremont Rd.
ig Calendar Los Altos Hills, CA 94022
650-383-5530
)- My Folders
On Thu, 10/2/14, lasport757@aol.com <lasport757@aol.com> wrote:
Subject: Re: Your info
To: postf@yahoo.com
Date: Thursday, October 2, 2014, 1:33 PM
Hi Jenny,
email would just fine.
Thank you,
Lisa
rd ':HI era'
RECEIVED
APRq1 ��1. )nnrr
rl f v 2015
TOWN OF LOS ALTOS HILLS
ATTACHMENT 5
ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE
ApplicationlorL.
A-Pplicant Name:
kr-4167-1'H
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•
Reviewed by:
Date:
Eft—flirTt_t_ •
COMMENTS •
Site Impact t tu€A-e- 1 0-- 640--C-k.A.-- {-e-r
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Noise •
•
•
-----
Creeks
•
Drainage RECEIVED
....
•
SEP I-9' 20111.
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---------TOWN-OrtOSALITOS-11US •
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ATTACHMENT 6
MIR 24 2035
Pathways Committee TOWN OFLOSALTOS HILLS
Meeting Date: 3 /) 1ctr . 0/S File#: o2'/ -)q- -P/°-S () CbP- L/4f
Applicant Name: /►s q _ Anri 1,1 hct ,v
Property Address: a $S 3 J Fie rnnn 1 k
d
Recommendation:
n In-Lieu Fee
Notes/comments:
Construct Type II B Pathway
Notes/comments: 1/ - 13 pCe_. -f ,^r R i 6J 0, /0Scc4 l 7-e. A oz,ts,e
w f ik J u s v►1 c u' G, s e -� I r c(� c 1'cv. C'relm C'c P cF-�". JD 4.0-evrt
!VOTiP ) rlr'u'tip uJa `/ 1.1Q7-c lir:n3 ✓Ytc 7 J- e' 4•e E'-i
n Dedicate pathway easement
•
Notes/comments:
n Restore existing pathway
Notes/comments:
• Other
Notes/comments:
ATTACHMENT 7
TOWN OF LOS ALTOS HILLS APR 2 2015
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills,California 94022• (650)941-7222•FAX(6'' �7 4160
WORKSHEET #2 v�`''11�'dd pLOS ALTOS HILLS
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION•
PROPERTY OWNER'S NAME
PROPERTY ADDRESS 25531 W. FREMONT RD
CALCULATED BY DINO GARCIA DATE 03/24/2015
1. DEVELOPMENT AREA Existing Proposed DA Credit Total
A. House and Garage(from part 2.A) 1040 1688 2728
B. Decking
C. Driveway and Parking 649 8 7 -281(50%) 2 81
D. Patios and Walkways 122 564 -56( 10%) 630
E. Tennis Court •
F. Pool and Pool Decking
G. Accessory Building(from part 2.B) 390 -390 0
H. Solar Panels (ground mounted)
I. Any Other Coverage
Total 2201 1775 -337 3639
Roof Mounted Solar Bonus
(LAHMC Section 10-1.502) yes No X SF
Maximum Development Area-MDA (from worksheet#1) 4830
Maximum Development Area w/Solar Credit
2. FLOOR AREA Existin Proposed Total
A. HOUSE AND GARAGE
a. First Floor 860 1380 22,
b. Second Floor
c. Attic
d. Basement
e. Garage 1. 80 308 488
f. Area over 17'
B. ACCESSORY BUILDINGS
a. First Floor 390 -390 0
b. Second Floor
c. Attic
d. Basement
Total 1430 1298 2728
Maximum Floor Area-MFA(from worksheet#1) 2730
1
TOWN USE ONLY CHECKED : ,' / DATE 7 1