HomeMy WebLinkAbout3.4 ITEM #3.4
TOWN OF LOS ALTOS HILLS November 3, 2016
Staff Report to the Planning Commission
SUBJECT: REQUESTED AMENDMENT TO A CONDITION OF APPROVAL
REGARDING LIGHT REFLECTIVITY VALUE (LRV) LIMITATIONS
FOR A PREVIOUSLY APPROVED SITE DEVELOPMENT PERMIT
FOR A NEW 6,242 SQUARE FOOT TWO STORY RESIDENCE WITH
A 3,733 SQUARE FOOT BASEMENT AND ATTACHED SECONDARY
DWELLING UNIT; LANDS OF GOYAL; 12386 PRISCILLA LANE;
FILE#27-16-ZP-SD-GD.
FROM: Marni Moseley, AICP, Senior Planner cir I/4
APPROVED: Suzanne Avila, AICP, Planning Director SA
RECOMMENDATION: That;the Planning Commission:
Conduct a hearing on the proposed modification, consider all evidence and testimony, and
take one of the following actions:
1. Approve the requested LRV exception modifying the applicable condition of
approval for Site Development Permit 27-16-ZP-SD-GD; or
2. Deny the request and require the applicant to comply with the LRV requirement.
BACKGROUND
The Site Development Permit (27-16-ZP-SD-GD) for the new residence was approved
through the Fast Track public hearing process on April 26, 2016. The only neighbor
concerns brought to the Town's attention were in regards to proper tree protection fencing.
The specifics of the application are contained in the Fast Track Fact Sheet and Hearing
Report provided in Attachment 2. On August 21, 2016, the applicant submitted a written
request to amend the condition of approval regarding the light reflectivity (LRV)
requirement for the exterior stucco (see Attachment 1).
The Town's Policy is to require new construction to have exterior colors with lower LRV
(50 for wall color and 40 for roofs) to assist with the Town's objective to screen buildings
and help blend improvements with the natural environment. This requirement was
previously included in the Town's Development Standards, now it remains as a standard
condition of approval for all qualifying new construction.
DISCUSSION
The applicant is proposing to comply with the LRV requirement for the roof(maximum of
40); the request is only for the exterior wall/stucco color. The applicant is proposing to use
Planning Commission
Lands of Goyal—LRV Exception
November 3,2016
Page 2
an integral stucco color with an LRV of 69, approximately 20 percent higher than the
Town's standard limitation of 50.
The applicant has provided a letter of justification(Attachment 1)stating why the exception
is justified. Their reasons include:
• Limited visibility: The site is fairly flat with only a handful of properties that share
access along Priscilla Lane.
• Neighborhood context: Many of the homes in the neighborhood pre-date the
Town's LRV policy and have a lighter exterior color than is permitted by the Town
today. As a result the applicant does not believe the chosen colors would stand out.
In addition, while the site has a significant amount of frontage, it is fairly well
screened and additional screening can be required through the landscape screening
application process.
• Architectural consistency: The applicant's primary concern is that the architectural
style of the proposed residence does not lend itself to darker colors. The applicant
believes that to apply a darker color to the proposed wall stucco would be a
departure from the "open" feel of the residence.
A color and material sample board will be available at the meeting.
Town-wide Impacts
The application request is for a single property and would have a limited impact on the
immediate neighborhood and little to no impact on the Town as a whole. However, staff
has been made aware of several other applications which would most likely request a
similar exception, including the project across the street from the subject site (12364
Priscilla Lane), if this request is approved.
Approval of the applicant's request does not mean the Commission will be required to
grant an exception for a different project. Any subsequent request would be evaluated
based on the project characteristics including: site location, visibility of the home, and the
actual color palette proposed. Town Code does not require specific findings to be made
to grant the requested waiver, however, if the Commission finds merit with the proposed
request,the Commission's findings should be documented to assist perspective applicants
and staff. While each application is unique and judged on its own merit, the Town seeks
to provide consistent standards for all applicants and property owners.
Public Comments
Public hearing notices were sent to all properties within 500 feet of the subject property.
Several neighbors have provided letters of support for the proposed request (Attachment
3).
Planning Commission
Lands of Goyal—LRV Exception
November 3,2016
Page 3
ENVIRONMENTAL CLEARANCE (CEQA)
The proposed amendment is categorically exempt from the provisions of the California
Environmental Quality Act pursuant to Section 15303 (a) and (e).
ATTACHMENTS
1. Letter from applicant(nine pages)received August 21, 2016
2. Fast Track Fact Sheet and Hearing Report(two pages)
3. Letters of support from neighbors (two pages)
Attachment 1
August 21, 2016
To: Suzanne Avila—Planning Director-Town of Los Altos Hills
RE: Request for Exterior Paint color LRV exception for approved project located at 12386
Priscilla Lane, Los Altos Hills
Dear Suzanne,
During our fast track approval process, all condition of approvals appeared to work
within our design intent for our project located at 12386 Priscilla Lane. As we started to:go
through the conditions with our architect and designer, one limitation in particular was not in line
with the aesthetic we are trying to achieve; condition of Approval#8 limiting our Exterior color
LRV to a max of 50. This letter is to request an exception to this condition for our rebuild
currently under construction.
While living in the previous home on this property we came to really enjoy its relaxed indoor
outdoor feel and the calm light and airy feel the previous home had. With this new home and its
traditional feel we wanted to maintain the light and airy relaxed California feel we have become
accustomed to on this property. For this reason and the reasons listed below we would like to
request this variance;
• The custom home is in the style of classic Italian similar to photos (below)but modified
for today. We describe this style as California causal.
• We always imagined a light airy relaxed feel and nothing heavy and over powering.
• The color we desire will be integral stucco creamy light beige color that we believe is
timeless fits with our simple architecture and allows landscape to accent the home well.
• This home is similar to several Los Altos Hills homes in style and we believe fits with the
character of the existing homes in the area.
• I would presume that the color guidelines are for homes more visible from distance
however our property is in a small neighborhood and not visible except for neighbors
only. The view of our home is very limited to the public.
• The colors allowed with LRV limits in our opinion are too dark for us.
• Homes in Los Altos Hills are set back from the street and ours has a fence all with.
additional mature tree lined screening already in place for privacy which will further limit
the view of the home from public. To this, we planted additional screening five years ago,
that has since already started to mature for immediate screening from the street.
• Our home islower in elevation than the street which further helps hide the home. .
In my humble opinion,the color limitation doesn't line up with the architectural styles and
lifestyle we gravitate towards. Our desire is to make this a lifelong home for our family and
therefore requesting a specific variance to allow the exterior color of our project to be an
LRV of 69 (Sherwin Williams Paints—Lotus Pod).
Our hope is the Planning Commission will allow this color LRV modification in order for us
to have the quality of life in the neighborhood we have always desired and enjoyed so.far.
Following are pictures of examples of the clean, classic and simple Californian style we are
trying to achieve:
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requesting. Please note,the color we are requesting is darker than what has been approved
on modern homes in the area in recent years.
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Thank you for your time and consideration.
Sincerely, Sunny Goyal,resident
Attachment 2
Town Of Los Altos Hills April 26, 2016
Fast Track Hearing Fact Sheet
Project Description: New residence with basement,secondary dwelling unit,and swimming pool
File Number: 27-16-ZP-SD-GD
Address: 12386 Priscilla Lane
Owner(s): Sundeep&Namrita Goyal
Staff Planner: Nicole Horvitz, Associate Planner
Site Data
Net Lot Area: 1.042 acre
Average Slope: 9.65%
Lot Unit Factor. 1.042
Floor and Development Area(square footage):
Area Type Maximum Existing Proposed Increase Remaining
Development 16,130* 4,459 13,768 9,309 2,362
Floor 6,252 2,487 6,242 3,937 10
Basement (3,733)
*Includes 500 sq ft DA bonus per LAHMC section 10-1.502
Height: Maximum Proposed
On Vertical Plane 27' 27'
Lowest to Highest 35' 35'
Setbacks: Minimum Proposed
Front 40 ft. 40 ft.
Sides/rear 30 ft. 30 ft.
Exterior Materials: Stucco siding with clay barrel roof
Parking: Required spaces: 4,out of setbacks.
Proposed:4(2 garage/2 surface parking)
Green Point Rated: 87.2
Fast Track Points: 11
Grading: Cut: 2,526-CY Fill: 99-CY Export: 2,427-CY
Sewer/Septic: Sewer
Environmental Design and Protection Committee: Commented on retaining wall height.
Open Space Committee:None
Pathways Committee: The property owner shall constructed a type 2B pathway along Priscilla Lane.
Town Of Los Altos Hills April 26, 2016
Fast Track Hearing Report
Project Description: New residence with basement, secondary dwelling unit, and swimming
pool
File Number: 27-16-ZP-SD-GD
Address: 12386 Priscilla Lane
Owner(s): Sundeep(Sunny) and Namrita Goyal
Staff Planner: Suzanne Avila,Planning Director
Attendance:
Suzanne Avila,Planning Director
Kjell Karisson, Environmental Design&Protection Committee
Scott Stotler, Stotler Design Group
Sunny and Namrita Goyal, owners
Munjal Shah,neighbor
Tony Wong,neighbor
Environmental Design Committee Comments: None
Pathways Committee Comments: Construct a Type 2B path on Priscilla Lane, to connect to
the existing path at 12384 Priscilla Lane(included as a condition of approval).
Neighbor Comments: Construction fencing is needed to protect existing landscaping on the
Wong property.
Project Issues: None
Conditions of Approval:
• Standard conditions of approval recommended.
Planning Director Approval:
File # 27-16-ZP-SD-GD (Lands of Goyal) has been approved by Fast-track Review on April
26, 2016, subject to the attached conditions.
SAqJCV17(1 -Q_ 4 / ilCc
Suzanne Avila,AICP,Planning Director Date
Project plans are available for review at the Town of Los Altos Hills Planning Department,
26379 Fremont Road. Phone for information: 650.941.7222.
Attachment 3
Marni Moseley
From: Chi-Hua Chien <cchien@goodwatercap.com>
Sent: Tuesday, October 25, 2016 9:14 PM
To: Marni Moseley
Subject: Support for 12386 Priscilla Lane Project
Hi Marni,
I am the homeowner and resident at 12362 Priscilla Lane in Los Altos Hills. I am writing to express my support
for the requested exterior color on the project at 12386 Priscilla Lane. I understand their requested color has an
LRV of 69 vs a town requirement of 50. We are fine with their choice of an LRV 69 color and more
importantly feel that Sunny and Namrita are great neighbors who care about our community, its well being, and
its appearance. We trust that they are making design decisions which will reflect well on our street and Los
Altos Hills.
Please let me know if you have any questions. I am reachable via email and cell phone.
Thanks!
Chi-Hua Chien
650-814-5144
1
Marni Moseley
From: Vijay Laxmi Shah <vijaychawla@gmail.com>
Sent: Tuesday, October 25, 2016 10:05 PM
To: Marni Moseley
Subject: 12368 Priscilla Lane, paint color
Dear Marni,
I am Sunny Goyal's neighbor. He recently shared his house plans with us, including his exterior color. We
thought it was pleasant, and went well with the Mediterranean look of his house. We fully support his right to
have his house painted the color of his choice.
Sincerely,
Vijay
Owner: 12364 Priscilla Lane
1