Loading...
HomeMy WebLinkAbout3.1 ITEM 3.1 TOWN OF LOS ALTOS HILLS June 25, 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 (CONTINUED FROM MAY 7, 2015) FROM: Nicole Horvitz, Assistant Planner/1 APPROVED: Suzanne Avila,AICP, Planning Director S RECOMMENDATION: That the Planning Commission: Approve the requested Conditional Development Permit for an addition, setback variances, and parking variance subject to the findings in Attachments 1 and 2 and Conditions of Approval in Attachment 3. 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(CDP) is required since the:proposedproject 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. Staff has prepared the CDP findings for this property as follows; 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 to the surrounding neighborhood Staff Report to the Planning Commission 25531 Fremont Road June 25,2015 Page 2 of 8 The neighborhood consists of a mix of one and two story designs. The proposed addition 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. 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). BACKGROUND At the May 7,2015 meeting,the Planning Commission continued the project with direction to the applicant to reduce the setback variance along the east property, to no more than the existing encroachment(within 9' of the property line). The applicant has redesigned the addition and patio to comply with the Commission's request. w.m Q / s �If r; I^tom - — .a... ._ Previous design ? • • "®' (5/7/15) Revised Plan -_ Staff Report to the Planning Commission 25531 Fremont Road June 25,2015 Page 3 of 8 The floor area calculation has not changed since the previous approval. The applicant has modified the patio so it no longer encroaches into the rear yard setback. The proposed 4' wide walkways encroaching within the setbacks are permitted per the municipal code. The May 7, 2015 staff report and draft minutes are attached for the Commission's review. CEQA STATUS The proposed project is categorically exempt from the provisions of the California Environmental Quality Act per Section 15303(a). ATTACHMENTS 1. Recommended Findings of Approval for CDP 2. Recommended Findings of Approval for Variance 3. Recommended Conditions of Approval 4. Staff report and Draft Minutes dated May 7, 2015 Staff Report to the Planning Commission ATTACHMENT 1 25531 Fremont Road June 25,2015 Page 4 of 8 ATTACHMENT 1 FINDINGS OF APPROVAL FOR A CONDITIONAL DEVELOPMENT PERMIT LANDS OF INGHAM, 25531 FREMONT ROAD File#248-14-ZP-SD-CDP-VAR 5. 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. 6. The size and design of the proposedstructures create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the 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. 7. 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 frees 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. 8. 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 June 25,2015 Page 5 of 8 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 June 25,2015 Page6of8 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 June 25,2015 Page 7 of 8 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. Exteriorfinish 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 June 25,2015 Page 8 of 8 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 June 25, 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. ATTACHMENT-4 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 Planner." ‘- APPROVED: Suzanne Avila,AICP, Planning Director 0'1 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' J j j � `\ 7 I I • Property line • _y J .'(n)walkway _-.-_- n .q � rl�lne Setbac• • f addition.- (e)residence . (nJ patio ! AO)‘C l.) .. .� 1 .....o um.OR a,uliL ec-\o cYA1O W Llll I OR ncsn PRolr r InOWL IWIRMrP PWnPCi 2� I '' t 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 to the 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 Departmentprior to.installation. 8. Lightingis 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 Departmentprior 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 andshall 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 beissued 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 ' C Srivastava ATTACHMENT 4 April 14, 2015 APR 1 5 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 Nicole Horvitz From: Robert Elson < > 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 1 • c • 1-- • "- • .5;4, • GI? • - - c7 --47-7s/ 6(7 7,71 -/ •7.9 30/ ? (7-7• 67 775,-'497 '7,1•7C-r -V:.5"7/ , 1-•//2-24: 6" O1,6 VIN2i0A11VO • S11LH SO.Lly SO1 SIE-1 SET/SCrl O NMOI T 03AP3R1 SEAf�CH. . NAIL IM E TEXT !CNECK' ;IEPi. E LI ALL FGFNMARD A CnCA I JEI ErP ar..ed >earch Mail �• Re:Your Info (n' tirl �' ' Jenny Polyakov to you show uetads w Oct 2 Today on AOL En New Mail xi Lisa please forward this to whomever you see fit at the LAS town halls 2/ Drafts (q • 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 in 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 Spam you would be able to complete your project and move in soon. J Recently Delet... Thanks Jenny and Ilya 2j, Contacts Calendar My Folders On Thu, 10/2/14, wrote: Subjects Res Your info To Dates Thursday, October 2, 2014, 1:33 PM Hi Jenny, email would just fine. • Thank you, Lisa • RECEWED TOWN OF LO.. ;ILTOS Fills ATTACHMENT 5 ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE Application for: c� 1.,.- � �� Ute- . -LQer 1� ...................._. Applicant Name:____...._...... -- ....._..._ ^ . --_ • Applicant Address: • Reviewed 6Y •r....,..tL'� ....� -r{ . cJ- J ` • Date: ..._...__...}.....__ _T...._......_. . ___ —9 , i r COMMENTS Site Impact f L �:�e�-e- l S Lighting- • Noise ..__......._..._ Creeks _.................. ._ --- ........_ Drainage -• MEWED•_ -...._ • EP la-2014- Easements __.........---........_..-- - i= W#i 'OF't0S AtTOS fats........._.._.._..._ - - _ Existing--Vegitation Mitigation__ ATT TIMENT 6 4 Pathways Committee TOWN OF LOS A,TQS HILLS Meeting Date: 3 '10 :a()/S File#: 44/S< j 7`` - P_S/) - C b f)- VAR Applicant Name: 41'.S c - IAa vy Property Address: g 5 S Fre Recommendation: • n In-Lieu Fee Notes/comments: • n"ConstructType II B Pathway ] / �/ Notes/comments: // - I3 pQ f }-� ( �l� C. (GS�j'S ! 7c� I LL-e /10LAS L r i{-N a 5 n�``a r t^ 5 e � ++ -c{ fl G N 1�lr f7 M r1 c e G�- N r_li Yl 2 Pl f IUGTY d1^iVP )C InQf!' Iir'n� r?gni ice?JA2•'(•( r� l. I 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(61 }`9s1,1- 60 WORKSHEET #2 �Vf U LJr LOS mos 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 GARC IA 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 —87 —281(50%) 281 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-NIDA(from worksheet#1) 4830 Maximum Development Area.w/Solar Credit 2. FLOOR AREA Existing Proposed Total A. HOUSE AND GARAGE _ � a. First Floor 860 1380 2240 b. Second Floor c. Attic d. Basement e. Garage 180 308 488 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 • TOWN USE ONLY CHECKER DATE / 1 7/8-- s ' 622 AYES: Commissioner Abraham, Commissioner Tankha, Commissioner Couperus NOES: None ABSENT: None ABSTAIN: None MOTION CARRIED 5-0. 3.2 LANDS OF INGHAM; 25531 FREMONT ROAD, File #248-14-CDP-VAR; A request for a Conditional Development Permit for a 1,298 square foot single story addition (including a 488 square foot garage), a setback variance to allow the addition and garage to encroach into the side, rear and front yard setbacks, a setback variance for hardscape/parking to encroach within the side, and front setbacks, and to allow a parking configuration that creates an obstructed vehicular access for two (2) required parking spaces. CEQA review: Categorical Exemption per Section 15304 (b) (Staff-N. Horvitz). Ex Parte Disclosures: There were no ex parte disclosures. Chair Mandle opened the PUBLIC HEARING. Assistant Planner Nicole Horvitz presented the staff report. Commission asked questions of staff. Applicant Lisa-Ann Ingham addressed the Commission and spoke on behalf of her project. Seeing no one else wishing to speak, Chair Mandle closed the PUBLIC HEARING. Commission discussion ensued. Commissioner Couperus said that this was a difficult lot, and agreed with the neighbors that this is a large improvement. He expressed concern that the new house would be even closer to the property line than the current house, but could not find a strong objection to the project. Commissioner Partridge stated that he could not support this project, as this could be setting a precedent to allow this amount of lot coverage. He would be willing to ease the setbacks slightly and lower the number of required parking spaces, but could not support the current design. 2 Regular Planning Commission Meeting May 7,2015 Commissioner Tankha said that the project was an upgrade and be would an asset to the neighborhood. She did have concerns with the front setbacks, and would like to see them retained; but was pleasantly surprised with what could be done on such a constrained lot. Commissioner Abraham said that he agreed with Commissioner Partridge that this was too much of a variance and was not consistent with the General Plan. He suggested the applicant return with a more compliant design. Chair Mandle agreed that the proposal needed work. She suggested the applicant push the addition back to the nine feet from the property line. Commissioner Couperus added that if the Town constrained the applicant too much, they wouldbe perfectly within their rights to come back with a proposal with the height maximum, which may be even less desirable for the neighborhood. Erik Garfinkel, contractor, spoke to the application and answered questions posed by the Commission. MOTION MADE AND SECONDED: Commissioner Tankha moved to continue the item, and allow the applicant to return to the Planning Commission with a design that is no less than 9 feet from the east property line, with the added condition that the patio also be no less than 9 feet from the east property line and that the applicant not further reduce the non-conforming setbacks. The motion was seconded by Commissioner Couperus. AYES: Commissioner Couperus, commissioner Tankha, Chair Mandle NOES: Commissioner Abraham, Commissioner Partridge ABSENT: None ABSTAIN: None MOTION CARRIED 3-2. 3.3 LANDS OF KDCI DEWELO ENT LLC; 25608 Deerfield Drive, File #233-14- ZP-ST3P-VAR: C ditional Development Permit and Site Development Permit for a n24i'square foot, two-story single-family dwelling with a 1,251 square foot basement o`n a-&.6 net acre lot and setback variances to allow two required uric/he-red parking spat s in the side yard setback and a vehicle back-up area and a(ociated grading within 10 fee the property line (Maximum height of stru dire is under 27'). CEQA review: Cate. e ical Exemption per Section 15,3�3''(a) (Staff-S. Padovan). X://' 3 Regular Planning Comm sion Meeting May 7,2015