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HomeMy WebLinkAbout3.2TOWN OF LOS ALTOS HILLS Staff Report to the Planning Commission ITEM 3.2 June 5, 2014 SUBJECT: CONDITIONAL DEVELOPMENT PERMIT FOR AN ADDITION; LANDS OF KHANNA; 27911 VIA VENTANA WAY; FILE #96-12-ZP-SD-CDP FROM: Nicole Horvitz, Assistant Planner;A-e APPROVED: Debbie Pedro, AICP, Community Development Director RECOMMENDATION: That the Planning Commission: Approve the. requested Conditional, Development Permit for a 140 square foot addition subject to the recommended conditions in Attachment 1 and findings of approval in Attachment 2. BACKGROUND The subject property is a 1.007 acre parcel located on the east side of Via Ventana Way. There is currently a 4,004 square foot two story residence built in 1974 on the property. The surrounding uses include single-family homes on adjacent parcels to the north, south, east, and across Via Ventana Way to the west. CODE REQUIREMENTS As required by Section 10-1.1007 of the Zoning Ordinance, this application for an addition has been forwarded to the Planning Commission for review and approval. A Conditional Development Permit is required anytime a 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 2). DISCUSSION Site Data: Net Lot Area: 1.007 acres Average Slope: 35.4% Lot Unit Factor: .456 Staff Report to the Planning Commission Lands of Khanna 27911 Via Ventana Way June 5, 2014 Page 2 of 6 Floor Area and Development Area: Area (sq. ft.) Maximum Existing Proposed Increase Development 6,660 9,647* 9,647 0 Floor 4,560 4,004 4,144 140 *legal non -conforming development area Remaining 0 416 The applicant is requesting approval of a Conditional Development Permit to construct a 70 square foot addition to the lower level of the residence. The addition consists of filling in an existing deck at the rear of the residence to create a larger bathroom in the master suite. The existing deck on the lower level of the residence is greater than 4'6" from the grade. The Town's current Grading Policy requires that the finished floor of a structure does not exceed more than of 4'6" from grade, therefore the applicant has included the lower area in the floor area calculations for a total of 140 square feet of new floor area. The applicant is also proposing a small interior remodel as a part of this application. Findings of approval of the Conditional Development Permit are included in Attachment 2. Outdoor Lighting No lighting is proposed at this time. Trees & Landscaping No trees are proposed to be removed with this application. Grading and Drainage There is no new grading and drainage proposed with this application. Neighbor Concerns To date, no correspondence has been received from the public. Committee Review The Environmental Design and Protection Committee had no concerns about the proposed addition. (Attachment 3) CEQA STATUS The project is categorically exempt under CEQA per Section 15303 (a). Staff Report to the Planning Commission Lands of Khanna 27911 Via Ventana Way June 5, 2014 Page 3 of 6 ATTACHMENTS 1. Recommended Conditions of Approval 2. Recommended Findings of Approval 3. Recommendations from Environmental Design and Protection Committee dated May 25, 2012 4. Worksheet #2 5. Los Altos Hills Grading Policy 6. Development plans Staff Report to the Planning Commission ATTACHMENT 1 Lands of Khanna 27911 Via Ventana Way June 5, 2014 Page 4 of 6 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR CONDITIONAL DEVELOPMENT PERMIT AN ADDITION LANDS OF KHANNA; 27911 VIA VENTANA WAY File # 96-12-ZP-SD-CDP 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. 70 square feet of development area shall be removed from the patios/walkways prior to final inspection of the addition. 3. No new fences are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 4. No new outdoor lighting is approved. 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. ENGINEERING DEPARTMENT: 5. Any, and all, changes to the proposed 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. 6. 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. 7. 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. 8. 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 Staff Report to the Planning Commission Lands of Khanna 27911 Via Ventana Way June 5, 2014 Page 5 of 6 the existing conditions of the building plan check. roadways and pathways prior to acceptance of plans for CONDITION NUMBER 8 SHALL BE COMPLETED AND SIGNED OFF BY THE ENGINEERING DEPARTMENT 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. 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. 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 5, 2015). 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. Staff Report to the Planning Commission ATTACHMENT 2 Lands of Khanna 27911 Via Ventana Way June 5, 2014 Page 6 of 6 ATTACHMENT 2 FINDINGS OF APPROVAL FOR A CONDITIONAL DEVELOPMENT PERMIT LANDS OF KHANNA; 27911 VIA VENTANA WAY File # 96-12-ZP-SD-CDP 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 is enclosing an existing deck on the lower level of the residence, no new hardscape is proposed on the property. 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 proposed addition is compliant with Town standards and is harmonious with the surrounding properties. 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 vegetation removal is proposed with this application because the area to be added is over an existing deck 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. 1 cb" 4-- Opn ATTACHMENT 3 Environmental Design and Protection Committee Reviewed by:_ P -i - I AA!.z , Date- �2-�,-?12- Applicant Name q tj 0jz�- -e Address Z - - Site impact/lighting/noise: �_ i S� NO 0w L,1 P- _ Creeks, drainage, easements: Existing Vegetation: Significant issues/comments: ATTACHMENT 4 DECEIVED MAY 20 2014 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT 2606tef�atSRoad • Los Altos Hills, Califomia 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN VVFM YOUR APPLICATION • PROPERTY OWNER'S NAME' a. PROPERTY ADDRESS 2J b. 2nd Floor CALCULATED 0—IN d DATE Garage 1. DEVELOPMENT AREA (SQUARE FOOTAGE) A. House and Garage (from Pact 3. A.) B. Decking C. Driveway and Parking (Measured 100' along centerline) D. Patios and Walkways RZ14'r mr-- E. Tennis Court 00Lw— F. Pool and Decking G. Accessory Buildings (from Part B) H. Any other coverage TOTALS Existing Proposed Total (Additions/Deletions) I . l 411gq 3000 _ �1=lam! �7 Maximum Development Area Allowed - MDA (from Worksheet # 1) 2. TOTAL IMPERVIOUS SURFACE Existing Proposed Total q"� (SQUARE FOOTAGE) -�ezrh�°lam lQ.. l NOn TOTALScn;, 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total (Additions/Deletions) A. House and Garage a. 1st Floor b. 2nd Floor c. Attic and Basement d. Garage B. Accessory Buildings a. lst Floor b. 2nd Floor c. Attic and Basement TOTALS Maximum Floor Area Allowed - MFA (from Worksheet # l) TOWN USE ONLY I CHECKED BY JL/847 DATE 15/2,//C TOWN OF LOS 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 www.losaltoshills.ca.gov Code Sections: ALTOS HILLS ATTACHMENT 5 LU��P(h�H1LLS r a CALIFORNIA Grading Policy Approved by City Council 07/21/2011 Section 10-2.702 (c) of the Site Development Ordinance states that: "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile_of buildings." Section 10-2.703 (a) requires: "Type II foundations — step -on -contour, daylight, pole foundations, or a combination thereof — shall be used on building sites with natural slopes in excess of fourteen percent (14%)." Intent: The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that.the policy. provide guidance for "stepping" structures down sloped hillsides, - encouraging terraced retaining walls..where possible, and. emphasizes cut to lower the profile of structures over fill or foundation walls, which tend to raise the profile of the structure. While balanced cut and fill is desirable to minimize import or export of. soil, .to or from a site, it is recognized that the Town's policies and the guidelines below may encourage export as cut is generally preferred over fill. These policies are intended to be used by staff in evaluation and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. a Grading Policy Page 2 Policy: 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to site structures consistent with slope contours, i.e., "step down" the hill*: Cut Fill House 8'** 3' Accessory Bldg. 8'** 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' Other (decks, yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill may be permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set-in excess of four feet six inches (4'.6") 'feet above the existing grade, to assure that structures step with the slope. Supported decks shall generally not exceed three (3') feet above adjoining grade except where located within six (6') feet of a building. 3. Driveway cut may be increased up to a maximum of ten (10') feet for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. Terracing shall be utilized for cuts exceeding six (6') feet. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. 5. The Planning Director may approve exceptions for required driveways and Fire Truck turnarounds where cut does not exceed seven (7') feet and fill does not exceed five (5') feet at a noticed public hearing.