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HomeMy WebLinkAbout3.2c ITEM 3.2 TOWN OF LOS ALTOS HILLS May 9, 2013 Staff Report to the Planning Commission SUBJECT: A REQUEST FOR A SITE. DEVELOPMENT PERMIT TO ALLOW ' AN 830 SQUARE FOOT ADDITION. TO THE FITNESS CENTER AND AMEND THE CONDITIONAL USE PERMIT; Fl1H#4543-ZP-SD-CUP FROM:. Brian Froelich, AIC?, Associate Planner APPROVED:. Debbie Pedro, AICP; Planning Director RECOMMENDATION: That the Planning Commission: Forward a recommendation of `,approval. to the City Council for the requested Site Development Permit for the proposed addition and Conmhonal Use Permit"' amendment subject to the recommended "Site Development• .Permit Conditions of Approval -in Attachment' -#IA and amended Use Permit conditions'in Attachment#1. BACKGROUND " '` The Fremont Hills. Country Club property is a 17 -acre site located. on Viscaino Place and has frontage on Roble. Lades Road -and Purissima Road. The _facility provides its members ,with a club house, swimming pool, tennis courts, and equestrian facilities. The site contains 147 onsite parking spaces. The property. is bounded by, single family, residences to the north and east and the Punssima Park, to the southwest ' The Club is `irequesting to remodel and add 830 squaio. feet to the existing Fitness Center located in the Clubhouse building.. The`exishng,Condihonal Use Permit conditions for the property are attached to this report. (Attachment #1) t CODE REQUIREMENTS The proposed project is being forwarded to the Planning Commission. per. Section 10-1.1004 of the Municipal Code. The Planning Commission is an advisory body to the.City Council for- all Conditional Use Permit applications (10 4.101 (1)). A Site:Developi.n Pemiitisl so required for this proposal:pursuant to Sec;don-10'-2:301. ._..,. Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 2 of 10 DISCUSSION Site Data: Net Lot Area: Average Slope: Lot Unit Factor: Area Development Floor Site and Project Maximum 212,313 93;117 17:04 acres 17.914% 14.15 Proposed 200,683 30,572 Existing 200,133 29,742 Increase Left 550 830 11,630 62,545 The proposed project includes an 830 square foot addition to the first floor of the Clubhouse. The addition includes two areas of expansion. At 'the exterior, the lower floor is extended to match the 'footpIint of the existing second floor deck above. This area would encompass : 280 square feet. At the interior; the addition would consist of an improved crawl space area totaling square 550 feet. The area of work is approximately 165 feet .from the nearest property line and not visible from off site. The proposed addition complies with all Zoning and Site Development ,standards. . MDA The existing development area on the property has been recalculated pursuant to the Town's Development Area Policy adopted on October 11, 2007 (Attachment #5). ThePolicy allows for a credit. for use of permeable materials when used for .driveways or parking areas. The Club's upper parking area is. a rocked parking lot and would qualify for a"50% credit.ln 1994, the upper parking area was approved and accounted for 24,360 square feet of development area. Now the area is calculated as 24,360 x 50% =12,180. This reduction is accounted for in the table above. PP Pursuant to Section 10-1.602 of the Municipal Code, "parking areas for conditional uses shall be adequate to accommodate all vehicle storage requirements for maximum .foreseeable `assemblies without resorting to adjoining roads to interior driveways for parking." There are 147 existing parking spaces on the property, which is adequate to accommodate the parking needs during regular operations. The Conditional Use permit specifies maximum membership availability (500 members) which further regulates parking need on site. Condition #15 ensures the Town's ability to require expansion of parking areas should lack of parking or increased demand become and issue upon renewal of the CUP. Planning staff visited the lower parking lot on April 30, 2013 and May 2, 2013. The vehicle count was 35 and 32 respectively. The lower lot contains 108 spaces and parking was widely Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 - Page 3 of 10 available. The 830 square foot increase of the Fitness Center is not anticipated to have a negative impact to the available parking on site. Grading and Drainage Minor grading is :associated with excavation of the crawl space and foundation preparations. The quantity of material to be moved is estimated at less than 50 cubic yards, below the threshold for a grading permit. No changes are proposed for site drainage. Fire Department Review The Santa Clara County Fire Department has reviewed the .proposal and is requiring a sprinkler system throughout the additions .(Attachment #3). Committee Review The Environmental Design and Protection Committee had no comments (Attachment #4). AMENDED CONDITION Currently, condition #3 of the .use permit specifies the. MDA and MFA for the site. This condition necessitates a Conditional Use Permit hearing review for any change to MDA or MFA. ffthe project is approved, the condition will be amended as follows: 3. The maximum floor area and development area allowed under this permit are as follows: - MDA at N2,313 sq.4 MDA at 200,683sq. ft. NIFA at 29,742 sq. fi. MFA at 30,572 sq. ft. CEOA STATUS The project is categorically.exempt under CEQA per Sections 15301 (e). ATTACHMENTS 1. Existing Conditional Use Permit Conditions with Revised Condition #3 in strikeout and italics lA.Recomended Conditions for the Site Development Permit 2. Conditional Use Permit Findings of Approval 3. Recommendations from Santa Clara County Fire Department dated March 28, 2013 4. Comments from Environmental Design and Protection Committee dated February 27,-2013 5. Development Area Policy Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 4 of 10 ATTACHMENT I ; ATTACHMENT 1 fRECOMENDED CONDITIONS OF APPROVAL FORA `XONDITIONAL USE PERMIT . ; -FOR,OPERATIONS-AT.FREMONTMUS "COUNTRY CLUB 112889 VISCAINO -PLACE PLANNING DEPARTMENT :4The-,continuation of -this Conditional±Use.Permit,.,Am :.be issued to. -Fremont Hills Country Club fo the property designated as':Parce1:175-55-46,=.12889 Viscaino`PIace (17.03 gross acres). 2. The maximum number- of horses to be kept or maintained at:this facility at any one time is 55. 3: The maximum floor area:and development: area -allowed under this permit are as follows: A (Tl_A a 2122 3 1 Z sq. ft.. NIDA at 200,683sq. ft. . X42 sq. . UT -A at 307572: sq. ft: 4. There shall !.be :twenty-four (24)' hour : supervision , of,=said premises., by a,,' competent attendant -:who- is. -k iowledgeable ' about :horse:- care and authorized to see , that the, ``:conditions of this Use Permit are met. _ 5. A Business License from the Town shall be required for the both the Country Club and the stable operations,,and, sha11•be. renewed:.annually-on, January first,•:aslong as' all conditions ofthis'Use=Permit have been met. _ ... . 6. Staff Planning Commission and City Council shallconduct a review of this Conditional Use, Permit -,every threbi years :.to assure compliance .with: conditions : and-, all conditions Shall be subject to amendments and/or :-additional conditionv to assure'. -that -the public health, safety and general welfare.1 area protected, and: that'. ithe objective& of. the General Plan and Zoning Ordinance are served, as deemed necessary by the Planning Commission. and -City: Council: - 7. All requirements of- the Santa ClaraCounty : Healthy Department and Palo Alto Animal Control shall be complied with throughout the life of this permit: a. ` Drainage from -stables; 'conals, pens, barns;; etc., shall not enter- a natural water course. b. Animal quarters must , be swept clean,. sprayed . and otherwise kept : in a , sanitary manner -so as, to prevent unnecessary odor, fly -breeding and, rodent. �attr.action: Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 5of10 C. Manure shall be disposed of regularly by spreading, collection in an appropriate bin and/or removal from site at least six times per year. Any changes to the plan for the maintenance and removal of manure shall be approved by the Town. d. The horses shall be moved to an upper corral by November first, and shall remain there until April first or the end of the rainy season, whichever is later. e. A shelter shall be constricted for the horses in: the upper corral no later than November 1, 1997. The shelter may be temporary so that it can be removed during the remainder of the year when the horses are in the lower' corral. f. At such time that the lower corral fencing needs to be repaired or replaced, the fencing shall . be changed so that . it. is all one material (wood is preferred, and should be. treated to `prevent horses from .:chewing on it). No hot wiring is permitted on the lower corral fencing. , g. The loafing shed in the lower corral shall have rounded comers for the protection of the horses. 8. Any new outdoor lighting shall be approved by the Planning. Department, prior to installation.: There shall be no external lighting, other than that needed for safety or. security. Allfixtures shall be adequately shielded to prevent any. nuisance to adjoining property owners. Tennis court lighting is specifically prohibited. 9. All unpaved driveways, parking areas and horse riding areas shall be maintained in a manner sufficient to control dust to a level compatible with adjoining uses.. The same type of sand material currently utilized in the large ring off Roble Ladera shall be used in the smaller ring as well. 10. All functions -shall be required to end at 12:00 midnight, except on New Years Eve, and no amplified sound shall be allowed after 11:30 p.m. Alcohol shall not be served later than one hour prior to the end. of an event. 11. No additional outdoor public address system is permitted. The existing public address system shall be limited- to use at five horse shows per year and may be operated only between the hours of 1.0:00 am. and 4:00 p.m. 12: All bam foundations shall have a minimum earth to wood -separation of six (6) inches. Surrounding areas shall be properly graded (or alternate methods used) to provide drainage away from all structural foundations for a distance of five (5) feet from the building. 13. Fremont Hills Country Club. shall maintain 147 parking spaces (108 in the lower lot and 39 in the upper lot), shall provide adequate off-street parking for all members and guests, and shall direct traffic to other facilities if . an overflow . should, occur. The Club is required to. provide -necessary personnel to assure all members and visitors park on the premises when attending swim meets, horse shows or using Club facilities. Staff Report to the Planning Commission " Lands of Fremont Hills Country Club 12889 Viscaino Place May.9, 2013 Page 6 of 10 Fremont Hills Country Club .shall provide the City Clerk (for distribution to the Planning Commission and City Council) and the Sheriff with a calendar .Of events on a yearly basis. -All parking shall be accommodated on site. If not, -publicparking areas shall be used (valet service, shuttle; etc.): For. events1hat are expected to. have more than 200 persons in attendance at any one time (a "Special Event"), the applicant shall submit a written ::request to the Planning.. Department. : ,at least 60 days :~prior to the date of the SpecialEvent. The Planning: Departmentshall:. submit -the request to the City Council. for a review hearing.- Property owners within `500' of the : premises: shall be motified of the proposed event and review, ;-hearing. ,„A maximum of one (1): t- special :event shall be permitted during any one (1) calendar year. 14. The maximum number of memberships to the Club shall be limited to 500 -member families. 15. If at any time the parking needs of the Club. exceed the Availability of parking on site, the Town -:shall -review the: permit for further-requirements::-If-it:is-determined-that the Club needs an expansion of parking upon the six (6),- month review:' '.or every. three (3) year review, the Club shall' return to: the Planning •Commission with'a. modification showing enlargement of the -:parking areas to accommodate. additional -parking on site. I& All landscaping on the -premises shall be properly, maintained. -if any trees: need to be removedprior approval of the. Planning.>Department is:required. -Replacement tree(s) may be required at the discretion of the Planning Director. Any. planting that is providing screening,- and landscaping -in lots- and :on slopes . is required to be'replaced if removed for any reason. 17. In, tim-eventthat the' Planning Director believes - any of the conditions of this' permit are not satisfied, the Planning Department may causV4 noticed- public hearing to be set to review whether the permit should'be-continued!-and-upon a-showingof compelling public necessity demonstrated- at the "noticed' public: --he ' the. Town' may add, amend, or delete conditions and regulations contained in this permit. 18. Monitoring and reporting to the Town shall be accomplished by the Club for the stable operation near the creek and shall include an. emergency plan. The plan shall remain on - file at FHCC and at the Town. Any amendments to the plan require Town approval. ENGINEERING DEPARTMENT 19. Concentration of animal wastes or other nutrients shall be prevented from entering the creek. a. No stockpiling of manure shall be done closer than 100' from the creek. b. The corral adjacent to the creek shall be cleaned -out weekly to prevent an accumulation of animal wastes or other nutrients. Staff Report to the Planning Commission. Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 7 of 10 C. The vegetated buffer strip shall be maintained between the creek and the corral to assistin filtering nutrients.. d. Horses. shall be moved from the. lower paddock in wet weather (from November first until the end of the rainy season, or April first, whichever occurs later).. 20. Any, and all, changes to the; approved grading and. drainage shall be approved by the Town Engineering Department: No -grading shall take ,place during the grading. moratorium (November 1 to April 1) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line. FIRE DEPARTMENT 21. The following requirements of the Santa Clara County Fire Department shall be complied with: a. All buildings and their usage shall meet applicable Town, County, and State fire .,and life safety regulations. . b. All.buildings which presently are protected by fire sprinklers shall have the State mandated 5 -year inspection by a state licensed .fire sprinkler contractor. Records of the inspections shall remain on the site. C. Remodeled and/.or additions to buildings protected by fire sprinklers will require the modification of the existing ;.-system(s) . to the satisfaction of the. Fire Department. d. The shavings barn shall be completely protected by fire sprinklers. e. A fire sprinkler system shall be installed in the small horse barn, and shall be inspected and approved by the Fire Department. f. The fire sprinkler system in the .caretaker's unit shall be inspected and approved by the. Fire Department. . g. Weeds on_the property shall be cut, disked or removed in the spring (on or about March 31) to avoid a fire danger prior to the start of fire season. . Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 8 of 10 B. ATTACHMENT lA ATTACHMENT 1A RECOMMENDED SITE DEVELOPMENT PERMIT CONDITIONS OF APPROVAL FOR AN 830 SQUARE FOOT ADDITION AT FREMONT HILLS COUNTRY CLUB 12889`VISCA &PLACE File# 45-13-ZP-SD-CUP PLANNING, DEPARTMENT, j Please. work with''Brian. Froelich; Associate Planner to complete.the. followingconditions;: 650=947-2505: 1. No other modifications to the approved plans. are allowed except as otherwise first reviewed and approved by-the.,Planriing Director or,Ahe: Planning Commission, depending on the scope of the changes. 2. - After completion of rough fiaming.staff shall determine if a landscape, screening and erosion control plan. shall .be. reviewed 4t a ;Site: Development Healing. All. landscaping requiredfor screening purposes and" for erosion control (as determined 13' the' pity Engineer) must be_installed prior _toff nal inspection.: . - _ .. ., . „ .. • '_ :" ::� _,, ENGINEERING DEPARTMENT - Please. work with Jobn Chau, - :Assistant Engineer to complete the -following conditions, 650-947-2510- .3. -> Any, and, -,a11, changes. to-: thee approved Site -Plan shallfirst be approved bythe Town Engineering Department. 4.. 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. S.- ::The. property owner shall.,inform-ahe=Town..of any damage::and °shallrepair 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 . 6. Two copies.of a�grading andconstruction 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 gr`ading/construction operation plan shalladdress-,truck traffic issues regarding dust; 'noise, and, vehicular and pedestrian traffic. safety on Viscaino Road and surrounding roadways; storage of constructions materials;-. placement of. sanitary facilities; parking for construction vehicles; and parking for construction Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 9 of 10 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. B. FIRE DEPARTMENT - Please work with the Santa Clara County Fire Department directly to complete the following condition, 408-378-4010: 7. 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 Wmchester Blvd, Los . Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and. approved by the Fire Department, prior to; f nal inspection and -occupancy. Upon completion of construction, a final inspection shall be set with the Planning Department and Engineering Department at least two weeks prior to final Building Department inspection. Please call (650) 941-7222 ext. 23.5 to schedule the inspection. . CONDITION NUMBER 5 AND 6. SHALL BE SATISFIED. AND ACCEPTED BY TOWN ENGINEERING STAFF PRIOR TO SUBMITTAL OF PLANS FOR BUILDING PLAN CHECK. The Site Development permit is valid for one year from. the approval date. 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. -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. 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.. Please refer to the Conditions of Project Approval set forth.herein. If you believe that these Conditions impose any fees, dedications, reservation or. other exactions under the California Government Code Section. 66000, you are hereby notified that these Conditions constitute written notice of a. statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions.:You are hereby further : notified that the 90 -day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code, Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of. Section 66020, .you will be legally barred from later challenging such exactions. - . Staff Report to the Planning Commission Lands of Fremont Hills Country Club 12889 Viscaino Place May 9, 2013 Page 10 of 10 ATTACHMENT 2. ATTACHMENT 2 FINDINGS. FOR APPROVAL OF CONDITIONAL USE PERMIT. LANDS. OF FREMONT HILLS COUNTRY CLUB 12889 VISCAINO ROAD #45-13-ZP-SD-CUP 1. The proposed use or facility is properly located in relation to the community as a whole, Land uses, and transportation and service facilities in the vicinity; The existing non-residential facility use of this site provides a compatible ' on-site environment for the proposed addition. The remodel and addition. -to the Fitness Center will be compatible with the character of the site and compliant with previous -approvals.. Parking demand for the addition is not anticipated to have any negative impact..on the site or measurable additions to traffic in the surrounding area. 2.- The site for the proposed use is adequate in size and shape to accommodate the proposed . use and all yards, open spaces, walls and fences, parking, loading, landscaping, and such other features as may be required by this chapter or will be needed to assure that the proposed use will be reasonably compatible with land uses normally permitted in the surrounding area; The.proposed project will not change the existing uses already in operation on site, The site is of adequate size and shape to accommodate the relatively minor addition. The' additional square footage is being added to an area already covered by a deck and crawl space area. The addition will not -be visible from off site. 3: The site for the proposed use will be served by streets. and highways of adequate width and pavement to carry the quantity and kind of traffic generated by the proposed use; The site has access directly to Viscaino Place which provides connection to Viscaino Road and a second entrance to Roble Ladera Road. Parking is. available on the site (147 spaces). Membership is fixed and no additional traffic is anticipated to be generated from this project. 4. The proposed use will not adversely, affect the abutting property or the permitted use thereof. Project conditions including fire sprinkling, construction operations plan, and documentation of road and pathway damage in the immediate area to ensure that nearby properties are not adversely impacted by the project. FIRE DEPARTMENT ATTAC NT 3 SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org REVIEW No.. 13 0343 BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Proposed expansion of an existing fitness center, which is part of a larger. structure (an existing: .clubhouse). Comment #1: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopte& model. codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 10"Vil . 100401"11 M1 3/28/2013- Applicant has provided the dimensions of the existing and proposed addition to the existing clubhouse. The applicant has advised this office that the existing building is equipped with a fire sprinkler system. Plans will be submitted to thin office by a State of California licensed (C-16) Fire Protection Contractor, :who will submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. :Application approved -subject to conditions herein. dh_ City PLANS SPECS NEW RMOL AS LAH [I [10 ❑ ❑ OCCUPANCY I CONST. TYPE ]APPI[canINsme DATE Tsh International Architecture 02/22/2013 PAGE 1 OF 1 SECIFLOOR AREA LOAD 1PROJECT DESCRIPTION Commercial Development PROJECT TYPE OR SYSTEM , Design Review NAME OF PROJECT FREMONT HILLS COUNTRY CLUB LOCATION 12889 Viscaino PI Los Altos Hills TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW ® 20 PSI BY Harding, Doug vaya+urcu as LLM vauLa %.iaia %rVuuly %,--lMal FIIU riULUULIVR WISInCt Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, and Saratoga n lon ATTACHMENT:4- ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE ..-- - ------ Application for: ............: ------.......... ....... t�r,� - - - --- ` tip --G.......I.1.�Ud�Z............................. -.... - - - -•---------- - - - Applicant Name:----- •....------- ----------------- � - _---- t g --- - -----... _.............................. Applicant-Address_._.__.._.:1: ... .. ...... ------------ - - -- -----•--...1�-•-1..�`f na........................... _ -- - - - _- _ Reviewed by:. . _.., r ........... C--t� .............. -' .1... ................... _.................... _... -- - - ----- - ----•----=--- ---- -- - - - - -_ __- ------------------- - COMMENTS Site Impact --- Li�hting-_._.....--------------------_...-----.--..__.....-•-- — - - - Noise Creeks ------------......._.._......_._.__......-------- -.._......_..._.._...._......_ - -- - _._....------- ------ --- Easements -------------------- -- ..... ------------------ __...._. ExistinQ.Vegitation _ ................. ..................... -..... -............... .... _._....................... _.--------------•---.-------•---•------------ Mitigation_ _..... _........ -----------.-.-.-:---------------- - - - 0 TOWN OF LOS ALTOS HILLS 26379 Fremont Road - ATTACHMENT 5 LOSMIRLS Code Sections: Section 10-1.502(b) of the Zoning Code defines:"development area to include floor area as well ..as othercoverage;...including:..parking- areas,...patios,. decks, walkways, ,swimming..pools,_.tennis courts, and -other surfaces comprised of artificially emplaced. building materials (paving; roofing, masonry, stone or wood) Intent: The purposes of limiting development. area on a site are twofold:..1)...to protect.natural features... andfoul-"character of the Town; -ah -W 2) to minimize runoff and erosion concerns related to construction on slopes. The City_ Council finds that.tennis/sports courts,, driveways and parking areas appear as development regardless of the surface used; and'generally require "considerable land alteration to be accommodated on'a. site. Policy: 1. No development credit will be granted for the use of semi -permeable material(s) on any of the following: a. Tennis or sports courts * b. Required driveways * c. Required parking areas _ d: Required fire truck turnarounds' e. Al - vt ground decks:: Exceptions: Development Area Credit will be granted per the attached chart `for required driveways, required parking area, and required fire truck turnaround if all - of the following conditions are met: .1. Applicant must provide manufacturer's specifications and data for the materials including water absorption rate, installation procedure, and.maintenance requirement guidelines. - 2. Applicant must provide. hydrologic calculations prepared by a registered civil engineer to demonstrate that post -development peak discharge value for water runoff does not exceed the existing pre -development peak discharge value of the property. . 3. In no case shall the total Development Area coverage on the property, as defined by Section 10-1.502 (b) of the Zoning Ordinance, exceed 34% of the lot size. Policy: Development Area Page 2 2. In other development areas, partial credit for the use of semi -permeable material(s) may be granted depending on the permeability and appearance , of the surface. Make an appointment with _the Planning Department at (650) 941-7222, to discuss material selections with a Planner. Credit for eve back j,'•�d DriveNvays,. Credit j'.' Encroachrii6it -''Turnarounds, and Parking - 50% No Grasscrete Pavers (i.e. 100 sq. & coverage (Except for required driveways Yes Yes = 50 sq. & DA.)_ and turnarounds) Permeable 30% No :. . (Except for required Yes NO (i.e. 100 sq. & coverage Concrete = 70 sq. & DA.) driveways and turnarounds) 10% Permeable Pavers (i.e.,100 sq. ft. coverage No .. (Except for required driveways Yes. , . Yes = 90 sq. ft DA) and turnarounds) 90"/° .: :Yes:. Artificial Turf (i.e. 100 sq. & coverage (Allowed in rear or N/A . _ Yes =10 sq. & DA) side yards only) 2. In other development areas, partial credit for the use of semi -permeable material(s) may be granted depending on the permeability and appearance , of the surface. Make an appointment with _the Planning Department at (650) 941-7222, to discuss material selections with a Planner.