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HomeMy WebLinkAbout4.1 ITEM 4.1 TOWN OF LOS ALTOS HILLS July 23, 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 JUNE 25, 2015) FROM: Nicole Horvitz, Assistant Planner 1Y, APPROVED: Suzanne Avila, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Conditional Development Permit for an addition, and Variances for setbacks and parking, subject to the findings in Attachments 1 and 2 and conditions of approval in Attachment 3. BACKGROUND On May 7,2015 the Planning Commission considered plans for an addition to an existing residence and setback and parking variances. The Commission continued the matter and provided direction to the applicant to reduce the setback variance along the east property,to no more than the existing encroachment(nine feet). The motion for continuance passed on a 3-2 vote. On June 25, 2015 the Planning Commission considered revised plans showing an increased east side setback for the addition, and a modified patio that eliminated an encroachment into the rear setback. The Commission continued the matter with direction to the applicant to increase the east side setback to a minimum of 12 feet while retaining a side setback of at least 12 feet on the west side of the property. The applicant has redesigned the project to comply with this direction (see Attachment 8). The May 7 and June 25, 2015 staff reports and minutes are attached as additional background(see Attachments 4 through 7). CODE REQUIREMENTS: Based on Sections 10-2.301(c) and 10-2.1306 of the Site Development Ordinance,this project has been referred to the Planning Commission for review and approval. Pursuant to Sections 10- 1.502(c) and 10-1.503(c) of the Zoning Ordinance, 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. Staff Report to the Planning Commission 25531 Fremont Road July 23,2015 Page2of9 Pursuant .to Section 10-1.1007(3) of the Zoning Ordinance, in reviewing a Conditional Development Permit (CDP) application the Planning Commission determines whether the proposed development meets the standards of the Town by considering evidence in support of the findings for approval. Staff hasprepared draft findings for the Commission's consideration (see 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 for approval (draft findings are included in Attachment 2). 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 3,423 2,629 1,407 Floor 2,730 1,430 2,728 1,298 2 Architecture and Site The applicant is proposing to add 1,380 square feet to an existing 860 square foot One story residence and to construct a new 488 square foot two-car garage (total floor area of 2,728 square feet). Two existing sheds located withinthe:west side setback will be removed. These numbers represent a 216 square foot reduction indevelopment area from the original plans reviewed on May 7, 2015, while the floor area has remained the same. The proposed floor area is just under the allowable MFA. The proposed development area of 3,423 square feet is well below the allowable MDA. The maximum height of the home would be 14 feet 4-inches. Existing materials including horizontal wood siding, wood trim and rafter tails and composition roofing will be matched. Since the June 25 Commission meeting,the ; i east side setback for the proposed addition [' has been increased from 9 to 12 feet at the closest point of construction. The west side 4,1 setback has been maintained at 12 feet. The patio has also been modified so it does not '' ! ""'°"' I extend closer than 12 feet to the east side property line and does not encroach into the rear setback. --; Staff Report to the Planning Commission 25531 Fremont Road July 23,2015 Page 3 of 9 Outdoor Lighting The applicant is proposing seven down shielded exterior lights that are in compliance with the Town's Outdoor lighting Policy. Condition #8 requires any new lighting or changes to the approved lighting plan to be reviewed and approved by the Planning Department. Trees &Landscaping One cedar tree is proposed to be removed with this application. A landscape screening and erosion control plan will be required to be submitted after framing of the addition (Condition #2). 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). Grading&Drainage No new grading or drainage are proposed or required with this application. Public Comments Four letters of support were received from neighbors. Committee Review The Environmental Design and Protection Committee commented on the drainage swale on the neighboring property(see Attachment 5 of Attachment 4). The Pathways Committee recommended that a Type IIB path be constructed within the right of way along Fremont Road (See Attachment 6 of Attachment 4). Condition #17 requires the pathway to be installed prior to final inspection. CEQA STATUS The proposed project is categorically exempt from the provisions of the California Environmental Quality Act per Section 15301(e)which allows additions to an existing structure that will not result in an increase of more than 50% of the floor area of the structures before the addition, or 2,500 square feet, whichever is less. Staff Report to the Planning Commission 25531 Fremont Road July 23,2015 Page 4 of 9 ATTACHMENTS 1. Conditional Development Permit findings 2. Variance findings 3. Recommended conditions of approval 4. May 7, 2015 Planning Commission Report 5. May 7, 2015 Planning Commission minutes 6. June 25, 2015 Planning Commission Report 7. June 25, 2015 Draft Planning Commission Minutes 8. Revised development plans Staff Report to the Planning Commission ATTACHMENT 1 25531 Fremont Road July 23,2015 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. The addition is located behind the existing residence and will not affect the view of the home from Fremont Road. Removal of the existing garage and two sheds and construction of a new garage with an increased front setback will improve the front elevation and view from the street. 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 home designs. The proposed addition is compliant with Town standards and is harmonious in appearance with the surrounding residences. The one story design is low profile and will present a visual impact to surrounding homes. 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 will be 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 July 23,2015 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. In addition, the applicant is working with existing development on the site. 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 foot 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 and a livable home with a functional floor plan. 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 and has a maximum building height of 14 feet 4-inches, which is substantially below the maximum allowable height of 27 feet. 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 July 23,2015 Page 7 of 9 ATTACHMENT 3 RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT PERMIT FOR A SINGLE STORY ADDITION TO AN EXISTING RESIDENCE LANDS OF INGHAM; 25531 FREMONT ROAD File#248-14- ZP-SD-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 July 23,2015 Page 8 of 9 6. All hardscape and floor area to be removed as shown on the approved site plan shall be removed prior to final inspection. 7. Fencing is 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 traffic issues regarding dust,noise,and vehicular and pedestrian traffic safety on Fremont Road Staff Report to the Planning Commission 25531 Fremont Road July 23,2015 Page 9 of 9 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 July 23, 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 Plannerr/ APPROVED: Suzanne Avila,AICP,Planning Director Slk RECOMMENDATION:.. 'That'the Pl'arming'Commission: Approve the requested Conditional Development Permit for an addition,.setbackvariances, and parking Variance subject to the recommended fndings.in-Attachments 1 and 2 and Conditions of Apprdval in Attachment ': c. )P).1; . ; 1' . BACKGROUND',. ,.f L ' The subject prdpertyds.'a :273•'aere45arcei located on."the`south side.ofFrein'ont.Road..near'Edith Avenue. The original\'parcel_Was!Created%:in P897\and the subject property *a 'ôreatëd 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 reviewand approval.A Conditional Development Permit7s required since the-,proposed project'islocatedion a property with a lot unit factor(LUF) • -of 10.50"or'less. •••Pursuant Hto Section;10-1.1007 (3) of the Zoning: Ordinance, in reviewing a Conditional Developi ient,Permit application!the Planning?Commission determines.whether.the • proposed development(meets.the,.standards ofthe(Town'byconsidering evidence in support.of•the Findings oaf Approval_('Attachment 1).i • .• ' PursuantIo_Section;10-1.1007 (2):of the Zoning Ordinance; in ieviewing•a Variance.application the Planning Commission:must.deterriineWhether the proposed developmentmeets''the-,standards • of'the Town b.y considering evidence:in'support.of the;.Findings ofApproval'~(Attachnient'2): ( ,!•);• IR; i'_il;ii!'. :(i il'i (.' il� ''ail t ij. 0 .. . h., .,, • . ;i.. \ .Iii r 'IJP . • 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' / \ i Property line I I. •` +j'.�:: l,li4PFi S�ilifle Setbe �( `, S. �... fn)wuc = � . e)(eildence ... • _ ) \1111 t. 110.1.Y010['.oGRU11sr Anl.11 -V!1.01 Ow. I'•' OR , Gt NUM:MR OIL i1 1'Ro\O(L:RO:rcr . . 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 garagelocated 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 thedwelling 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 treeis 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 landscapingrequired 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 iinpact, 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 7,2.015 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 shallbe 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 tocommencement of grading. The property owner shall call for said inspection at least three days in advance.ofthe 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 asshown on the Site Development plan". The elevation of the additionshall 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 requestinga final inspection. Staff Report to the Planning Commission 25531 Fremont Road May 7,2015. Page 8 of 9' 6. All hardscape arid 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 shallhave 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 forerosion control during the rainy season and shall be replanted prior to.f nal 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 onsite 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 theapproval 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 contactus should you have any questions. Sanjay & Charlene Srivastava Nicole Horvitz From: Robert Elson <r1111> Sent: Friday,April 10,20152:34 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 acute home at that location would be a nice change. Best regards. Bob Elson 14370 Miranda Road Los Altos Hills 6111111111 • • 1 • • • • • Shy.,/J7 is iCf Gil ‘`"94i7/ X s / ly Sit � a _7.4"Zi7. 7 - �i��a7 7 ,sem 1- C.7�- ?'G� .• .�� Gr 42. ZZOb6 YINtlOdl-yO STIIH'SOl7y so-i S11IH S01111S01..10 IWM01 1 ," a3AI3O3? • • I SEARCH i • •dAIL IM TEXT CHECK' =EP fc;l IE§Y REPLY Y IEL QL r:6FiWAF16 • A CTIOI l DELETE r t y Searan Mail •Re:Your Info lb • Jenny Polyakov to you t1iJW aeu h • -------- • Oct 2 Today on AOL In New Mail '• Hi Lisa please forward this to whomever you see fit at the LAH town hall: Drafts (.1 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 1M 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. mJF' Recently Delet... • -Thanks • Jenny and Ilya Contacts Calendar011111.161111 > My Folders On Thu, 10/2/14, ;rote: sub ect:.Re: Your info To . Date: Thursday, October 2, 2014, 1:33 PM Hi Jenny, email would just fine. • ' Thank you, - LIsa a EA • • • RECEIVED • r,. .. D L TOWN OF LOS ALTOS HILLS ATTACHMENT 5 ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE Application for: Applicant Name: .1.-a-4-t42411-1..•.--.• .....-..__.._::.__._;............ Applicant Address: �. 3 l �-L ---- - Reviewed by: Date:.. Prat- COM M ENT ZCOMMENTS jdJ. Site Impact L:L�es i 5 OL- Li htm .Q Noise . - - - — ------------- . ----- Creeks Drainage�_____ --- - --_�:..._.._ _...._..RECEIVEQ -- - - - -- - - - ...�.. 2O14 Easements___- TOWN Of-tOS ALTOS HILLS --- -- - - ---- _ Existing-Ve�itation _ Mitigation, _ _ ATTACHMENT 6 MAft 4 2315 Pathways Committee TOWNOF LOS ALTOS HILLS Meeting Date: fYi r :auIS File#: f -=a'- F P-s C b Applicant Name: 4;_c q - Any) h c, )na wI . l Property Address: g 5S 3 I P.'e rnr,,i 1. � r/ Recommendation: n In-Lieu Fee • Notes/comments: ;,Construct Type II B Pathway. Notes/comments: i/ - I i�G 'n R R 6t) a f o c cS lI, 11-e /l 0L.t S.e u);14, Ga.$ vitt u(' f' Y Cy S .G v. Pro E fr1 ;'G'C P 01.‘ V Q(l-t' OctlJ t i' rt. tA)�l�! PIAtr Iir'it .) iG! t/01. /./ / I n Dedicate pathway easement • Notes/comments: Restore existing pathway Notes/comments: 0 Other Notes/comments: • ATTACHME:All TOWN OF LOS ALTOS HILLS APR5 PLANNING DEPARTMENT 26379 Fremont Road•Los Altos Hills,California 94022•(650)941-7222•FAX(6 A6LOWORKSHEET #2 �r� P 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 D INO 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 —8 7 —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-MDA(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 CHECKED DATE q/ 7/8- ATTACHMENT 5 AYES: Commissioner Abraham, Commissioner Couperus Commissioner Partridge, . Commissioner Tankha, Chair Mandle NOES: None ABSENT: None ABSTAIN: None MOTION CARRIED 5-0. 12 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 parkingconfiguration 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 thatthe 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 Approved June 25,2015 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 would be 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. 33 LANDS OF KDCI DEVELOPMENT LLC; 25608 Deerfield Drive, File#233-14- ZP-SD-CDP-VAR; A Conditional Development Permit and Site Development Permit for a new.3,214 square foot, two-story single-family dwelling with a 1,251 square foot basement on a .36 net acre lot and setback variances to allow two required uncovered parking spaces in the side yardsetback and a vehicle back-up area and associated grading.within 10 feet of the property line (Maximum height of structure is under 27'). CEQA review: Categorical Exemption per Section 15303 (a) (Staff-S. Padovan). 3 Regular Planning Commission Meeting May7,2015 ATTACHMENT 6 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 DirectorlSA RECOMMENDATION: That the'Planning Commission: Approve the requested Conditional Development Permit for an addition, setback variances, and parkiiig:Variance subject)to the,finding's`it Attac'hinen'ts l';and 2;and teonditions-of Approvalsih Attachment 3. ; . , ,. .. • , • CODE REQUIREMENTS . . ., ; ;{. , , As required by'Section'10-1:1007 of the Zoning Ordinance, this'applicatiori for an addition has been forwarded to the Platuiing`Commission for review and approval.A Conditional Development Permit (CDP) is required since the proposed project is located on a property with a lot unit factor i (LUF) of 0.50 Or:leis: 'Pursant'to Sectiori'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 rop osed'develo mentis•adequate in size shape and topographyto p p P- q p 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 h. _ .,„ The proposed'addition oirthe'.273 ticre parcel.has been designed to fit within the floor ' _are , development ai•ea, building height limits; 'and site topography: • 2 ',The' size-:arid :design i of the proposed structures create.:a;-proper; balance; unity and '.harmonious`ap:pearanceAn';reiation;'to.,the size,.shape,and,topography'.of the,site, and in mai: relation to_the i surrounding,nei,ghborl ood ,.. i , ' . . - i 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 toadequately 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 reducethe 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. j I , Q� is:.,.w. I CI .... .�lelrnerae - i I 'fr lnlssa� _ ,d i I Int=oa If -I 17 Previous design `e =_• • i (5/7/15) Revised Plan i 1 Staff Report to the Planning Commission 25531 Fremont Road June 25,2015_ Page 3of8. The floor area calculation has not changed since the previous approval. The applicant has modified the patio so it no longer encroaches into therear yard setback. The.proposed 4' wide walkways encroaching within the setbacksare 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 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 thesurrounding 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 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. 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 theexception 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. '1 • Staff Report to the Planning Commission ATTACHMENT 2 25531 Fremont Road • June 25,2015 • Page 5 of 8 ATTACHMENT 2 FINDINGS OF.APPROVAL FOR THEVARIANCE 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 Oii'ner 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 envelopethat 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 Page 6 of,8 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 fencingshall 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 additionshall 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 7of8 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 satisfactionof 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 permitcannot 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 S OF INGHAM; 25531 FREMONT ROAD; FILE#248-14-ZP-SD-CDP-VAR • FROM: Nicole Horvitz,Assistant Planner:` G /�L • . APPROVED: Suzanne Avila, AICP,Planning Director U1i RECOMiMENDATION: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 theZoning 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 7,20.15 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' o Rear(south)-3' Vmper1 t ne 1' u i /` Zn)addition ` r ttr"---r1 _ - - Ce)redde,c 1, 1: (n1padc ---- ✓ - - • I T ' i'-' ,1=2:::1:,f wah • • • L\.IR Ini nl 4Rl.nL'\n(.Y 11R1n 1n1.11'f.\'1'11111 {. 1 '\ 19tna! WCRnIr.:141111 rwmn".' _ tl i • i 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#S has to be included that any new lighting heeds 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 theproposed 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 ATTACHIVIENT 1 25531 Fremont Road May 7,2015 Page 5 of 9 ATTACIIMENT 1 FINDINGS OF APPROVAL FOR A CONDITIONAL DEVELOPMENT PERMIT LANDS OF INGHAM,25531 FREMONT ROAD • File 4 248-14-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 arid 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 d 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 cr 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 61'9 • 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 ancl'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 !lie zoning district. • .1 • 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 II 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 acid 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 oz 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 7,2_015 • 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. 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 Departrnent 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 Lbs 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 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-ITown 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 constructedand 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 thepublic 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 ttno: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 (Re 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 ownthe 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 I, i={EC I'V.�) LULL f_•.! INN OF LOS At TOS HU S • IIIIIIMIIIIIIIIMM LOS ALTOS HILLS - CALIFORNIA 9402�23 a s Gam' i/GIS 1�i'�a� 67 j� " .lG� Vi1.a. , -- -' /� .tJG—r-7;1, /rJ_a- G/-ii-a 1 Gr9,1� �� 6� 4. itr72 / — )' , !•e-!i1/G• /lam!-S �i_!�j-// �� �" 4 Z%E �i�i/S 7 c^ /�L`7tjr P illct./ • !✓c:—• i ,i4't'✓G '.'/Z.-- �,(7:" C�"?r / , G5,,,,,......,,. „" 2,/E6 /S /,.., G L4 re.-'‘-f---r 4-c.___— ,, 7Zer-- "/-2-g--07.2_5:6-47;c. ..-'-'2 -,TIZZ--‘-.,e----7-' ' '''-7-5 • . • • 1 • • • • tfAR- IM TEXT •CHECK VEEP i.S)!EY/ •-!EP!! L! PL.i:.L! _...,::FIJ _'flJli ii LEI iearch -sa71 Q Re:Your info F' SJ . Jenny Polyekov to you Today oh AOL • d New Mail pr,.7Hi Lisa please forward this to.wbomever you see fit at the.LAH"town hall: j 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 k Sent- site at 25531 N. Fremont Rd. We have•nothing against the plans, and given that the construction will be conducted within regular construction hours; hope that 9 Spam you would be able to complete your project and move in soon. Recently Delet... Thanks Jenny and Ilya Contacts mom. • Calendar > My Folders On Thu, 10/2/14, wrote, Sub ect, Ra, Your info To Date: Thursday, October 2, 2014, 1,33 FM Hi Jenny, email would just fine. Thank you, Llsa a--- Hyl • • TOWN OF LO BIOSHILLS 1 • ATTACHMENT 5 ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE • art -`, ' ��s i a--�� e Applicationfor::--........_....:..._... .�..�.. _..�... Applicant Name: _..__._. _----- Applicant Address: _.__. ........._....._..:__..,_� • • .- ate"3 . • Reviewed by: ,.._. ....r _. _,.._...._....._.... _ .... . Date': j. _o .. • • COMMENTS • Site Impact �:L�e�-e i 5 cc— (-v�-�-�.��es of ,c,c--(„ct.O.2..„ frutP-eR-H-- • • `;<-=[ %�' Pyr-��4�4 � � c .Noise • Creeks. Drainage...�....._..._...._......_.._. _... _.._ .............__...ZECEIVED • - . _.._...... -._.._.._. ._...:.._....._-....:.._......_...._..._....SEP. lilt - • Easements -........ _ . _.__..... _,._......._.:fr OF tOS' ( TOSii?: ................._ - - - -. _. • • Existing.Vegitaban- • Mitigation_ - _ . ATTACHMENT 6 Pathways Committee TOWN OF LOS ALTOS HIL Meeting Date: a 3 01 a r /S File#: ?/-'-S 1) -- c b Pi- (/Ae Applicant Name: 41c - 4,1,1 _ Tric, Jrta i'rl J j Property Address: . 3 55 3 1 hie ,n r/ Recommendation: n In-Lieu Fee • Notes/comments: LJ Construct Type II B Pathway Notes/comments: 1/ - 13 p4 't/t Lam•! �� R 6i) c rGS�'S� L �`i F llv;zs-e lA 1 r -p, a 3 ryt ius' �: P-. hr-ci 1`,c i. Pro o m C,q P U-II r-� ; l -2 EA .2 yt ! 1k10 r• j r i rl+) u)c, «1-44-'6 J ,'71 r.� Zi t° A 4.,,er.t i, n Dedicate pathway easement Notes/comments: n Restore existing pathway Notes/comments: Other Notes/comments: 1 ATTACHMENT 7 TOWN OF LOS ALTOS HILLS API? 2 2015 PLANNING DEPARTMENT 26379 Fremont Road•Los Altos Hills,California 94022•(650)941-7222•FAX(61V�4ti-3.160 WORKSHEET #2 (J LOSALTOESWILL 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 —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-MDA(from worksheet#1) 4830 Maximum Development Area wI Solar Credit 2. FLOOR AREA Existing Proposed Total A. HOUSE AND GARAGE c a. First Floor .860 1380 2240\ b. Second Floor ) c. Attic d. Basement e. Garage . 180 308 48.8. 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 L TOWN USE ONLY CHECKED DATE L, 7 8-- ATTACHMENT 7 Minutes of a Special Meeting . °RA Fr Town of Los'Altos Hills PLANNING..COMMISSION Thursday, June 25, 2015, 7:00 P.M. - Council Chambers,263.79 FremontRoad,.Los Altos Hills,.CA 94022.. • L . ROLL CALL AND PLEDGE OF ALLEGIANCE Present: Commissioner Abraham, Commissioner Couperus, Commissioner Partridge, • Commissioner Tankha, Chair Mandle Staff: Suzanne Avila, Planning Director; Steve Padovan, Consultant Planner; Jaime McAvoy, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR There were no presentations from the floor. I PUBLIC HEARINGS . 3.1 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, garage, and hardscape to encroach into the side, rear, and front yard setbacks, and variance to allow a parking configuration that creates an obstructed vehicular access for two (2) required parking space spaces. CEQA review: Categorical Exemption per Section 15304 (b) (Staff-N. Horvitz). (CONTINUED FROM MAY 7, 2015). Ex Parte Disclosures: Chair Mandle said that she had spoken with Bernice Mose. There were no other disclosures. Chair Mandle opened the PUBLIC HEARING. Planning Director Suzanne Avila presented the staff report. Commission asked questions of staff. Eric Garfinkel, Contractor, spoke on behalf of the changes made to the design, and answered questions posed by the Commission. Dave Kellet, Los Altos Hills, stated his support for the project. Special Planning Commission Meeting Minutes June 25,2015 Alice Rimer, Los Altos Hills, expressed her opposition to the project, stating this would open the door for future arguments to allow extensive development on these types of lots. Chair Mandle closed the PUBLIC HEARING. Commissioner Tankha thanked the applicant for returning to the Commission and attempting to implement the suggestions made from the previous meeting, but that approving this project would send a message to residents that setbacks do not really matter, and this would open the flood gates. The applicant should be allowed to build a home in the original footprint, and she would agree to allow a variance to connect the garage to the main residence, but she could not support the encroachment. Commissioner Abraham said that variances are used in cases of technical difficulty or undue hardship, and that the applicant should have known that this was going to be a difficult lot to develop. He further stated that granting a variance should not be a special privilege that was not given to others. To his knowledge no project has ever asked for this large of a variance into the setback. This site is not adequate to accommodate the proposed intensity of the proposed development for this project. He could not extend his support for this development. Commissioner Couperus stated that there was no further encroachment on privacy than the current arrangement of buildings, and that he saw this as a vast improvement on the current "mess" that sits on the property now. The applicant has the right to clean up the house and use the footprint as it exists, and put a second story if they would like, but they are not asking to do so, and he extended his support to the proposed project. Commissioner Partridge said that the setbacks are a distinguishing characteristic of the community, and he agreed to some flexibility, but this was still asking too much. He could not support the project with this extent of a variance. Chair Mandle still supports the project and commented that the applicant did what the Commission advised as a whole. There is written support from the neighbors, it is a benefit to the neighborhood, and we have to do the best we can with this lot, as there are no standards for this type of situation. MOTION MADE AND SECONDED: Commissioner Tankha moved to deny the requested Conditional Development Permit for an addition, setback variances, and parking variance subject to the fact that the applicant did not fulfill the conditions of approval for a Conditional Development Permit. The site of the proposed development is inadequate in size shape and topography to accommodate the proposed intensity of development. The size and design of the proposed structures do not create a proper balance, unity and harmonious appearance in relation the size and topography of the site, and relation to the surrounding neighborhood. The proposed development is non-compliant with all the regulations and policies set 2 Special Planning Commission Meeting Minutes June 25,2015 forth in the Site Development ordinance as 80% of the proposed development is encroaching into the setbacks. The motion was seconded by Commissioner Abraham. Chair Mandle said that there was no moratorium for development and that the Commission needed to decide if this was an outright denial or if they were going to let the applicant come back with a revised proposal. Commissioner Tankha requested an outright denial of the project as a new policy for substandard lots needed to be created to allow for different encroachments into the setbacks. Commissioner Partridge said that he would prefer to continue the application as he was not comfortable with an outright denial, but could not support the project as currently proposed. AYES: Commissioner Abraham, Commissioner Tankha NOES: Chair Mandle, Commissioner Couperus, Commissioner Partridge ABSENT: None ABSTAIN: None MOTION FAILED 2-3. Commissioner Partridge suggested 13 foot setbacks. The Commission then called on the applicants for their opinion on this suggestion. They stated they were willing to work with this direction, although it would alter their hardscape and floor area. Commissioner Abraham proposed a 20 foot setback on each side for all new construction, and to allow for a 10 foot driveway encroachment into a side setback, allowing to put the garage in the back, and reducing the Maximum Floor Area to 1,600 square feet, which is greater than the average amount of floor area for conditionally developed properties in Town, as seen with the recent Deerfield Drive project. Chair Mandle said that this number was too extreme, and that she did not think that the average from the Deerfield Drive should be applied generally to other substandard lots in Town. She then said she would be willing to support a 12 foot setback. MOTION MADE AND SECONDED: Commissioner Partridge moved to continue the project, asking the applicant to come back with side setbacks for the new portion of the residence that are no less than 12 feet. The motion was seconded by Commissioner Couperus. 3 Special Planning Commission Meeting Minutes June 25,2015 AYES: Commissioner Couperus, Commissioner Partridge, Chair Mandle NOES: Commissioner Abraham, Commissioner Tankha ABSENT: None ABSTAIN: None MOTION CARRIED 3-2. 12 LANDS OF KDCI DEVELOPMENT LLC; 25608 Deerfield Drive, File #233-14- ZP-SD-CDP-VAR; A Conditional Development Permit and Site .1 evelopment Pe '•it for a new 3,000 square foot, two-story single-family dwelli • with a 1,790 squar- foot basement on a .359 net acre lot and setback Varian -s to allow two require. covered parking spaces in the side yard setback and vehicle back-up area and a sociated grading within 10 feet of the property lin- (Maximum height of structure 's under 27'). CEQA review: Categorical Ex:: ption per Section 15303(a) (Sta -S. Padovan). (CONTINUED FROM MAY , 2015). Ex Parte Disclosur; : Commissioner Tankha said she ad spoken with neighbors Bart Carey, and • ice Rimer, as well as Kjell arlsson. Commissioner Abraham said that he ad spoken with neighbors I oug and Alice Rimer. There were no other disclosures. Chair Mandle opened the P •LIC HEARING Consultant Planner Steve Pado •n present,d the staff report. Commission asked questions of staff. Gina Jackman, applicant, addressed h- Commission and spoke on behalf of her project. Dan Rhoads, Architect, Young .nd Borlik, -.oke on behalf of the revisions made to the project. David Kellet,Los Altos Hil ., stated his support of e project. Ray Strimitis,Los Altos ills, stated his support of the..roject. Gina Jackman gave a closing statement. Chair Mandle dos'd the PUBLIC HEARING. 4 Special Planning Commission Meeting Minutes June 25,2015