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HomeMy WebLinkAbout4.3 ITEM 4.3 TOWN OF LOS ALTOS HILLS July 23, 2015 Staff Report to the Planning Commission SUBJECT: CONDITIONAL DEVELOPMENT PERMIT FOR A 1,429 SQUARE FOOT ADDITION (WITH ATTACHED SECONDARY DWELLING UNIT) AND A VARIANCE TO ALLOW TWO REQUIRED PARKING SPACES TO BE LOCATED WITHIN THE FRONT SETBACK; LANDS OF ZOROUFY; 25711 DEERFIELD DRIVE; FILE#167-15-CDP-VAR. FROM: Nicole Horvitz, Assistant Planner qe APPROVED: Suzanne Avila, AICP, Planning Director SA RECOMMENDATION: That the Planning Commission: =1: ,Approve the Conditional Development Permit and Variances subject to the findings included in Attachments 1 and 2 and the recommended conditions of approval in Attachment 3; OR 2. Continue the applications with,specific direction to the applicant, on desired plan changes. BACKGROUND The subject property is a.498 acre parcel located on the northern end of Deerfield Drive. The original parcel was created in 1951, and the existing residence, garage, and hardscape were constructed in 1952,prior to the Town's incorporation. CODE REQUIREMENTS As required,by Sections 10-1..1007(2) and(3) of the Zoning Ordinance, this application for an addition has been referred 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. A.Variance is required to locate two new parking spaces within a setback. DISCUSSION Site Data: Net Lot Area: .498 acres Average Slope: 14.1% Lot Unit Factor: .451. 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 2 Floor Area and Development Area: Area (sq.ft.) Maximum Existing Proposed Increase Remaining Development 6,610 7,039 6,437 -602 173 Floor 4,510 3,035 4,464 1,429 46 Site and Architecture The applicant is proposing to remodel and add single story and two story additions to the exiting residence. The proposed additions are in compliance with the Town's floor area, development, setback, and height requirements established in Title 10, Zoning and Site Development of the Los Altos Hills Municipal Code. Conditional Development Permit 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 of Approval. Staff has prepared draft CDP findings for this property as follows: 1. The site for the proposed development is adequate in size, shape and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces,parking, landscaping,walls and fences, and such other features as maybe required by this chapter. The proposed addition on the.498 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 homes. 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 with new 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 3 landscaping to adequately screen the residence, reduce the visual impact, provide adequate privacy for neighboring homes 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 the required parking area to encroach within the front setback Variance Requests Per Section 10-1.601 of the LAHMC, a total of five (5) parking spaces are required for the main residence and proposed second unit. The fifth parking space maybe in tandem. Due to the size of the property and location of the existing residence, the proposed location for the required two parking spaces is within the required 40 foot front setback. r y , =�. The existing garage is located entirely '$ -_ within the front yard setback. The proposed '°' 2 r fourth parking space will require additional t h, driveway to be added adjacent to the garage. t The fifth parking space is proposed on the ` existing driveway in front of the garage. — i - J= 4 In evaluating the variance findings, the I Planning Commission should consider the fact that the lot area is considerably 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 limitations on the siting of the dwelling and parking areas. It should also be noted that a number of properties on Deerfield Drive have parking within the property line setbacks. 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 insupport of the Findings of Approval below; 1. That, because of exceptional or extraordinary circumstances applicable to the subject property, inchiding 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. 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 4 The dwelling is located on a substandard lot of.498 net acres which is less than the one acre minimum in Town. The existing development further restricts where parking can be located. 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 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. Thesetback 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 .498 acre lot. The approval of the setback variance results in a design that is 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 added development on 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. 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. CONCLUSION The neighborhood has a mix of one and two-story homes that were originally built in the 1940s and 1950s the majority of which have been remodeled or replacedwith new dwellings. Nine of the thirteen properties (70%) are less than half an acre in size with an LUF of.50 or lower. Five of the properties have received CDP and variance approvals over the past 30 years for reduced setbacks, parking in the setback,and/or increases in MFA and MDA. The proposed request for an addition is below the maximum floor and development area, the home would be similar in.size to surrounding homes, and the project meets all other development standards with the exception of setbacks for required parking. COMMITTEE COMMENTS The Environmental and Protection Committee requested that the standard skylight condition be included(Condition#8). 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 5 The Pathways Committee recommended that the property owner pay a pathway in-lieu fee (Condition#21). PUBLIC COMMENTS Letters of support for the proposed project have been submitted by six (6) neighbors (see Attachment 5). 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 existing structures that will not result in an increase of more than 50% of the floor area of the structure before the addition. ATTACHMENTS 1. Conditional Development Permit Findings of Approval 2. Variance Findings of Approval 3. Recommended Conditions of Approval 4. Support letters from neighbors 5. Site Development Plans 25711 Deerfield Drive ATTACHMENT 1 Lands of Zoroufy July 23,2015 Page 6 ATTACHMENT 1 FINDINGS OF APPROVAL FOR A CONDITIONAL DEVELOPMENT PERMIT FOR AN ADDITION TO AN EXISTING RESIDENCE LANDS OF ZOROUFY; 25711 DEERFIELD DRIVE File# 167-14-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 maybe required by this chapter. The proposed addition on the.498 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 homes. 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 with new landscaping to adequately screen the residence, reduce the visual impact, provide adequate privacy for neighboring homes 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 the required parking area to encroach within the front setback 25711 Deerfield Drive ATTACHMENT 2 Lands of Zoroufy July 23,2015 Page 7 ATTACHMENT 2 FINDINGS OF APPROVAL FOR THE VARIANCE REQUEST TO ALLOW REQUIRED PARKING WITHIN A SETBACK LANDS OF ZOROUFY; 25711 DEERFIELD DRIVE File# 167-14-ZP-SD-CDP-VAR 1. That, because of exceptional or extraordinary circumstances applicable to the subject property, including size, shape, topography, locationor 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 dwelling is located on a substandard lot of.498 net acres which is less than the one acre minimum in Town. The existing development further restricts where parking can be located. 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 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 .498 acre lot. The approval of the setback variance results in a design that iscompatible 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 added development on 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. 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. 25711 Deerfield Drive ATTACHMENT 3 Lands of Zoroufy July 23,2015 Page 8 ATTACHMENT 3 RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT PERMIT FOR AN ADDITION TO AN EXISTING RESIDENCE LANDS OF ZOROUFY; 25711 DEERFIELD DRIVE File# 167-14-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 are no less than 40' from the front property line and 30' from the side and rear property lines". 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 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 9 Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the height of the new residence complies with the 27'-0"maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above(including roof materials)." The overall structure height shall be similarly certified in writing and state that "all points of the building (including chimneys and appurtenances) lie within a thirty-five (35') foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 7. All hardscape and floor area proposed to be removed as shown on the site plan shall be removed prior to final inspection. 8. Skylights shall be designed to reduce emitted light and no lighting may be placed within the skylight well. 9. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 10.No new lighting is approved. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 11. 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. 12. 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. 13. The project is subject to the Town's Construction Time Limit Ordinance(Chapter 10,Title VIII of the Municipal Code). The maximum time for completion of the addition shall be 30 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees. 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 10 ENGINEERING DEPARTMENT: 14. Peak discharge at 25711 Deerfield Drive, as a result of Site Development Permit 167-14, shall not exceed the existing pre-development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre-development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10-year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre- development value. All documentation, calculations, and detention storage design(2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. 15. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipaters, and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection. 16. Any, and all, changes to the approved Grading and Drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (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 except to allow for the construction of the driveway access. 17. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months. 18. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading, and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 19. 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 Deerfield Drive and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 11 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. 20. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check 21. The property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check. FIRE DEPARTMENT: 22. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department,prior to final inspection and occupancy of the new residence. 23. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 24. All construction sites must comply with applicable provisions of the CFC Chapter 14 and standard detail and specifications SI-7. 25. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage. CONDITION NUMBERS 11, 12, 14, 18, 19, 20, and 21 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 maybe appealed if done so in writing within 22 days of the date of approval. 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. 25711 Deerfield Drive Lands of Zoroufy July 23,2015 Page 12 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 April 20,2015 APR 2 7 2015 Hassan Zaroufy 25711 Deerfield Drive TOWN OF LOS ALTOS HILLS Los altos Hills,CA 94022 Dear Hassan, Thank you for showing us the plans for your remodel.You and your architect have done a tremendous job of utilizing space without altering the pristine existing environments of your home.The changes will not only beautify your home but the neighborhood also.We strongly support thse changes and wish you good luck in getting everything completed on time. Best wishes Sitictrely //��//'j) Neena and Rakesh Duggal 257400 Deerfield Drive Los Altos Hills,CA 94022 RECEIVE® APR 272015 April 21, 2015 TOWN OF LOS ALTOS HILLS Shahla and Hassan Zoroufy 25711 Deerfield Drive Los Altos Hills, CA 94022 Dear Shahla and Hassan: Thank you for showing us your proposed remodeling plan.. We fully support the changes since the new added room is within city planning guideline and also we believe the remodeling will improve the neighborhood. It is our pleasure to have you as our neighbor. Hope your building process can go smoothly. Sincerely, Qian Ch: and Ling Su 25701 Deerfield Drive RECEIVED APR 27 2015 TOWN OF LOS ALTOS HILLS 21 April 2015 Dear Hassan and Shala, Thank you for showing us the architectural plans for your home remodel. I believe they make a lovely extension to your home and a contribution to the quality of the neighborhood. Julia and I are very happy to support your plans. Best Regards, Doug&Julia Smith 25710 Deerfield Drive Los Altos Hills, CA 94022 drsmithl7@gmail.com oT.a, 3vIt .us� �' - .... - _.. �, ,... �. �a'dw',^Rh'�oF�"."� .,5:5:�"�,F`.�ttfi..: :,.u- KShii +/ / ‘/ Z3 2-0/ r / RECEIVED APR 27 2015 TOWN OF LOS ALTOS HILLS 72-14:214,1GL. 74--y ` rte G� Ket>fri-,067etY . Zy_A \1/1-1. :1 //ki i .mac ��� Gv, Y2 RECENE® April 17,2015 APR 2 7 2015 Shahla and Hassan Zoroufy TOWN OF LOS ALTOS HILLS 25711 Deerfield Drive Los Altos Hills, CA 94022 Dear Shahla and Hassan, Thank you for showing us plans for the proposed remodeling of your home. We strongly support these changes since they will enhance our neighborhood. We hope that your building will go smoothly. We are fortunate to have you as neighbors. Best wishes, J 66 S- (k) )\--vciticcti4d �- Judy and Stew Krakauer 25610 Deerfield Drive c. r G rvi RECEIVED Hassan Zoroufy<h zoroufy@gmail.com> t„,(;0081,,, APR 2 7 201 Deerfield Drive Remodel TOWN OF LOS ALTOS HILLS 1 message Thierry Maupile<tmaupile58@gmail.com> Fri,Apr 24, 2015 at 12:58 PM To: Hassan Zoroufy<hassan@zoroufy.com> Cc: Monica Maupile <monica.maupile©gmail.com> >> Dear Hassan, >>Thank you for showing us your remodel project. We believe this will enhance our neighborhood. >>We have no objection to your plans. >> Best Wishes, >> Monica and Thierry Maupile Shahla and Hassan Zoroufy 25711 Deerfield Drive Los Altos Hills, CA 94022 Dear Shahla and Hassan, Thank you for sharing your plans for your home project. Your project will add value to our neighborhood while retaining our rural atmosphere. We wish you success and happiness. We have always been blessed with great neighbors on Deerfield Drive and again,thanks for sharing your plans with us. Regards, Alice and Doug Rimer 25620 Deerfield Drive