HomeMy WebLinkAbout3.2 TOWN OF LOS ALTOS HILLS April 6, 2006
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A SVaVI IING POOL, SPA AND
LANDSCAPE SCREENING PLAN; LANDS OF KARIAT, 25721 LA LANNE
COURT; 7-05-ZP-SD-GD
FROM: Debbie Pedro, AICP, Senior Planner
APPROVED BY: Carl Cahill,Planning Director/Acting City Manager C,(-,
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
of approval in Attachment 1.
BACKGROUND
The applicant is requesting approval of a Site Development Permit to install a 840 sq. ft.
swimming pool and spa and landscape screening on the property. The subject property is
located on the north side of La Lanne Court where a new residence is currently under
construction. Surrounding uses include single-family residences on adjacent properties to
the east, north and west, and across La Lanne Court to the south.
On August 8, 2002, the Planning Commission approved a Site Development Permit for a
5,238 sq. ft. two-story residence with a 3,648 sq. ft. basement on the property (Lands of
Benzacar, SDP# 19-01-ZP-SD-GD). During the Planning Commission hearing in 2002,
several neighbors expressed concerns about potential drainage problems as well as visual
and privacy impacts of the new home. (Attachment 4) As required by the Condition#2 of
the new residence approval, the applicant submitted landscape and hardscape
improvement plans for site development review on January 24, 2005.
CODE REQUIREMENTS
Per Section 10-2.301.b of the Site Development Ordinance, this application has been
forwarded to the Planning Commission for review and approval. The Zoning and Site
Development sections of the Municipal Code are used to evaluate the proposed pool and
spa including development area limitations, grading, drainage, height, setbacks, and
visibility. Section 10-2.802 of the Site Development ordinance is also used to evaluate
landscape plans to address erosion, noise, visual effects, maintenance, tree preservation,
views and amount required to adequately screen the new construction.
r 1
Staff Report to the Planning Commission
Lands of Kariat
25721 La Lanne Court
April 6,2006
Page 2 of 7
DISCUSSION
Site Data:
Net Lot Area: 1.008 acre
Average Slope: 14.7%
Lot Unit Factor: 0.91
Development and Floor Area:
Area (sq.ft.) Maximum Existing Proposed Increase Remaining
Development Area 12,046 10,546 11,997 1,451 49
Floor Area 5,246 5,238 0 0 8
Trees &Landscaping
The property is heavily vegetated around the perimeter by various trees and shrubs
including mature pine trees along the north (rear) property line, an oleander hedge along
the west (side) property line, and a fair number of oak and pine trees along the east (side)
property line.
To address neighbors concerns about view and privacy impacts, the applicant is
proposing to install twenty-one (21) 15 gallon Sequoia sempervirons (redwood) trees on
the east side of the house to provide screening for the adjacent neighbor at 25691 La
Lanne Court: In addition, eleven (11) 24" box Oleaceae (olive) trees will be planted in
several clusters along the west property line to help screen the roof line of the new home
from the adjacent neighbor at 14320 Miranda Way.
During the review of the project back in 2002, the Planning Commission had indicated
that a 14" tree located near the driveway should be preserved or relocated if possible
because it will help screen the house from the street. Unfortunately, the applicant was
unable to preserve the subject tree and it was removed during construction in April 2005.
To mitigate the loss of the 14" tree, staff is recommending the installation of two (2) 60"
box oaks along the front of the property. (Condition#3)
In total, the applicant is proposing to install thirty-three (33) new trees on the property to
supplement the existing landscape screening on the property. The new trees are required
to be installed prior to final inspection of the new residence. (Condition#2)
Staff Report to the Planning Commission
Lands of Kariat
25721 La Lanne Court
April 6,2006
Page 3 of 7
Additional trees proposed to supplement existing landscape screening on the property
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PROPOSED AT TT•a TME 0 Redwood-15 gallon
DASHED TREES ARE EXISINO-
Olive-24" box ALL E)UUMO TREES WILL.BE
PROTECTED N PLACE
Oak-60" box
Grading&Drainage
A drainage improvement plan was approved as part of the site development permit for the
new residence in 2002. The applicant has made minor modifications to the location of the
three proposed trench dissipators north of the house in order to accommodate the new
swimming pool and spa. The Engineering Department has reviewed the grading and
drainage plans and has recommended conditions of approval as specified in Attachment#1.
Committee Review
The Environmental Design Committee has requested confirmation of MDA on the
property. Staff has reviewed the plans and verified that the proposed development on the
property does not exceed the Maximum Development Area.
CEQA STATUS
The project is categorically exempt under Class 1 of the State CEQA Guidelines
Staff Report to the Planning Commission
Lands of Kariat
25721 La Lanne Court
April 6,2006
Page 4 of 7
ATTACHMENTS
1. Recommended conditions of approval
2. Site Map
3. Worksheet#2
4. Planning Commission meeting minutes dated August 8, 2002
5. Comments from Environmental Design Committee dated March 1, 2006
6. Development plans: site, grading&drainage and landscape plans
cc: Salia Kariat
1632 Mariani Drive
Sunnyvale, CA 94087
Staff Report to the Planning Commission
Lands of Kariat
25721 La Lanne Court
April 6,2006
Page 5 of 7
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A SVnNB4ING POOL SPA, AND LANDSCAPE SCREENING PLAN
LANDS OF KARIAT; 25721 LA LANNE COURT
File#7-05-ZP-SD-GD
A. 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. 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.
3. Two (2) 60" box coast live oaks (Quercus Agrifolia) shall be planted
along the south (front) property line, as shown on the planting plan
(L1.0), to screen the view of the house from the street.
4. A landscape maintenance deposit of $10,000.00 shall be posted prior to
final inspection of the new residence. An inspection of the landscape to
ensure adequate establishment and maintenance shall be made two years
after installation. The deposit will be released at that time if the plantings
remain viable.
5. Prior to beginning any grading operation, all significant 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 fence 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.
6. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
Staff Report to the Planning Commission
Lands of Kariat
25721 La Lanne Court
April 6,2006
Page 6 of 7
c. Equipment shall be enclosed on all four sides with a roof for noise
mitigation and screening.
7. For swimming pools, at least one of the following safety features shall be
installed to the satisfaction of the Town Building Official.
a. The pool shall be isolated from access to the residence by an enclosure
(fencing).
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors
providing direct access to the pool.
d. All doors providing direct access from the home to the swimming pool
shall be equipped with a self-closing, self-latching device with a
release mechanism placed no lower than 54 inches above the floor.
8. Air conditioning units shall be located a minimum of 40' from the front
property line and 30' from the side and rear property lines.
9. No grading shall occur within 10 feet of the property lines.
10. All new fences shall be constructed of the materials indicated on the
approved plans. Any changes to the location, height, or construction of any
proposed fences or columns shall first be approved by the Planning
Department.
11. The 5' high wrought iron front yard fence shall not encroach within the
10' easement along the south property line. .
12. The 5' high wrought iron fence shall be located a minimum of 35' from
the centerline of the La Lanne Court right-of-way.
13. The applicant shall be responsible for confirming all property line
locations and verifying that the new fence is located within the property
lines.
14. No new outdoor lighting has been approved. Any new lighting shall be
approved by the Planning Department prior to installation. Lighting shall
be the minimum needed for safety, shall be down shielded, low wattage,
shall not encroach or reflect on adjacent properties, and the source of the
lighting shall not be visible form off the site.
3 ,
Staff Report to the Planning Commission
Lands of Katiat
25721 La Lanne Court
April 6,2006
Page 7 of 7
B. ENGINEERING DEPARTMENT:
15. The site drainage associated with the proposed development must be
designed as surface flow wherever possible to avoid concentration of the
runoff. The proposed drainage shall be designed to maintain the existing
flow patterns. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction
of the Engineering Department prior to final inspection. A final letter shall
be submitted from the project engineer stating that the site grading and
drainage were constructed in conformance with the approved plans prior to
final inspection.
16. Any, and all, changes to the approved grading and drainage plan shall first
be approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (November 1 and April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line.
17. The location and elevation of the pool and spa shall be certified in writing
by a registered civil engineer or licensed land surveyor as being in/at the
approved location and elevation shown on the approved Site Development
plan prior to final inspection.
18. 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.
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 April 29, 2006,
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
April 6, 2007). 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.
i
SITE MAP
Lands of Kariat
!i 25721 La Lanne Court
7-05-ZP-SD-GD
GOuR C OFFICE OF COUNTY ASSESSOR, SANTA CLARA COVNTY; CALIFORNIA
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TOS OF LOS ALTOS HlLh--j ATTACHMENT
PLANNING DEPARTMENT
26379 Fremont Road o Los Altos Hills,California 94022 0(650)941-7222 e FAX(650)941-3160
WORKSHEET#2
MaSTIlVG ARID PROPOSED DEVELOPMENT AREA AND FLOOR AREA
m TURN IN WrrH YOUR APPLICATION
PROPERTY OWNER'S NAME i
PROPERTY ADDRESS
CALCULATED BY DATE 7
1. DEVELOPME TT AMA Existing Proposed Total
(SQUARE FOOTAGE) (Additions/Deletions)
A. House and Garage (from Part 3.A.) S 2�$ �j,� 39
B. Decking
C. Driveway and Parking
(Measured 100'along centerline) -5.-` ✓
D. Patios and Walkways 2,113
E. 'Tennis Court _
F. Pool and Decking L{
G. Accessory Buildings (from Part B)
H. Any other coverage .II OUXI Is
TOTALS Ci
Maximum Development Area Allowed-MDA (from Worksheet#1) i
2. TOTAL BOEEVIOUN SURFACE Existing Proposed Total
(SQUARE FOOTAGE)
TOTALS
3. FLOOR AREA. (SQUARE FOOTAGE) ]Existing Proposed Total
(Additions/Deletims)
A. House and Garage
a. 1 st Floor Z5 ZI
b. 2nd Floor
c. Attic and Basement
d. Garage c-5 Z '4<a
B. Accessory Buildings
a. 1 st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS
Maximum Floor Area Allowed-MFA (from Worksheet#1)
TOWN USE ONLY CHECKED BY �� f\`f DATE
Rev.3/20/02 Page 1 of l Tnum of Ina Alrnr u;TT�
Planning Commission Minutes Approved 9/12/02
August 8, 2002 ATTACHMENT
Page 4 of 11
Permit for a new residence, Lands of Chan, 11635 Dawson Drive, with the following
additions/changes to the conditions of approval: The driveway entrance shall be
relocated farther to the north and the length of the driveway shortened. The height of the
retaining wall may be increased to allow an additional two feet of backup turnaround area
in front of the garage.
AYES: Chairman Vitu, Commissioners Wong, Clow,Kerns &Cottrell
NOES: None
This approval is subject to a 22 day appeal period.
3.3 LANDS OF BENZACAR, 25721 La Lanne Court (19-01-ZP-SD-GD); A
request for a Site Development Permit for a new residence (continued
from the July 23, 2002 Fast Track hearing).
Commissioner Wong stepped down from the hearing due to the proximity of the
application site to his residence.
Staff (Debbie Pedro) introduced this item noting it was scheduled for a Fast Track
hearing but there was some opposition from neighbors and it was scheduled for a
Planning Commission hearing. Since that time, two more letters from neighbors (a
petition and letter from Mr. and Mrs.Fatemi) have been received.
OPENED PUBLIC HEARING
Roger Kohler, 721 Colorado Avenue, Palo Alto, project architect, stated he has been
working with staff for two years on this'project. He provided a cross section through the
site and through the neighboring site on Miranda Way. This two story house has been
sunken down into the grade. He referred to Attachment 4 of the staff report stating there
will be a little roof showing but the applicant plans on landscaping aping the site and in a short
while this view of the roof will disappear. They tried to lower the house and reduce some
of the windows in the rear to comply with the neighbor's request.
Will Clark, Lee Sung Engineering, project engineer, discussed drainage concerns stated
they have worked hard to minimize the impact on the neighbors with on-site retention to
detain some of the water on site and located the energy dissipater towards the rear of the
property where it would have the least amount of impact. They are willing to work with
staff regarding drainage issues.
Sohrab Kianian, 14320 Miranda Road, bought their house two months ago. The realtor
told them plans had been submitted for 25721 La Lanne Court for a one story home and
that it would never block their views. The realtor also told them that during rainy season
she had noticed that the neighboring site was like a marsh and drainage was a problem on
that site. His main concern was if drainage effects neighbors, it would effect their
Planning Commission Minutes Approved 9/12/02
August 8, 2002
Page 5 of 11
property value. He further discussed view concerns which involved a huge red roofline.
Currently, they have an unobstructed view.
Homi Fatemi, 25691 La Lanne Court, discussed concerns regarding privacy and
drainage. He felt the proposed plan had done a good job of capturing the surface water.
He suggested a trench depth be a minimum of 7 feet. He was concerned with the runoff
from the driveway which will be directed towards La Lanne Court and end up on his
driveway. He suggested capturing the driveway water via a catch basin and then
connecting this basin to the dissipater in the back of the property. He was also concerned
the future landscaping will add to the drainage issues. He felt this added water will put
pressure on the existing retaining wall on his property and may cause it to collapse as the
excess surface and subsurface water can potentially accumulate under his crawl space and
cause foundation damage. His final concern was the roof height of the new construction.
The height and windows facing his property will interfere with their privacy. He asked
that the height be lowered.
Mildred Gallo, 25720 La Lanne Court, discussed a previous situation she encountered on
her property regarding drainage. She did not want the Fatemi's to experience the same
situation.
Sam Benzacar, applicant, felt there were two concerns: drainage and views. He will be
happy to accommodate the neighbors regarding drainage issues. Regarding views, he did
not feel this was an issue as you are bound to see rooflines. He has done everything to
conform to Town policy and codes. He felt the previously approved plan was not good
for the neighbors. His project will have minimal impact on views and heavy landscaping
would impact their view.
Sandy Humphries, Environmental Design Committee, suggested plantings, at maturity,
be no higher than the roof.
Susan Ezzati, 14320 Miranda Road, was concerned with the massive roof. She felt it
would be better to lower the height of the structure and change the color of the roof to
blend into the neighborhood. She would prefer looking out onto greenery.
Sohrab Kianian, 14320 Miranda Road, was concerned with the water runoff associated
with a heavy landscape plan which will create even more drainage concerns.
Fai Fatami, 25691 La Lanne Court, reviewed her addition/remodel application completed
three years ago noting that they considered the effects on their neighbors. She thought it
was unfair that they would be having a two story structure looking down onto their
property. She asked that no more trees be removed and that the windows on her side of
the property be reduced.
Dot Schreiner, 14301 Saddle Mountain Road, discussed the conditions of approval,
recommending adding the reflectivity value of 40% or less for this site as a condition.
Planning Commission Minutes Approved 9/12/02
August 8, 2002
Page 6 of 11
Sandy Humphries, Environmental Design Committee, need to consider putting in partial
drip irrigation system to help with water mitigation.
Mr. Benzacar in answer to comments, he commented that the roof will not be red but a
Mission style with a variety of colors. Regarding trees, he loves trees as they add to the
value of the site. He did not feel it was a realistic request to lower the house.
Will Clark, Lee Sung Engineering, project engineer, discussed controlling the drainage
and their willingness to work with the neighbors.
Commissioner Clow asked about the 14" tree (20d) next to the lower driveway marked to
be removed, asking if it could be saved by moving the driveway. Mr. Benzacar thought
this was possible. Commissioner Kerns asked if the house could be moved slightly back
to save a 14" tree close to the light well. Mr. Benzacar did not feel this was possible
(house would be higher) but suggested transplanting the tree. He noted any change will
impact something.
CLOSED PUBLIC HEARING
Commissioner Cottrell noted the major drainage issues and reviewed all proposed
drainage measures shown on the plans and the engineer agreeing to increase the depth of
the trench, if necessary. He thought they should review the neighbor's retaining wall. He
felt the site could be sufficiently landscaped to hide the roof and suggested a condition of
approval regarding the roof reflectivity vale of 40% or less. Commissioner Clow agreed.
He was not in favor of asking the application to lower the house. Having landscaping to
mitigate the visual impact is a great idea. He reiterated his request to maintain the 14"
tree in the front to hide the structure. He could make findings that this is a visible
structure and should impose the reflectivity value for the roofing material. Commissioner
Kerns liked the architecture of the house and had no problem with the height. He would
like to see them work with the neighbors regarding landscaping to mitigate the house. He
also felt adding some additional drainage grates across the entrance of the driveway
would be helpful. He would also like to save the 14" tree in the front and the other 14"
tree by the light well. He did not feel this was a highly visible house. Chairman Vitu
agreed with previous comments. The applicant has done an excellent job with siting the
house. The roof can be mitigated with landscaping and the applicant can work with the
neighbors regarding drainage issues, in particular, the retaining wall and the runoff from
the driveway. She agreed with adding a condition regarding roof reflectivity value.
MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Clow
and seconded by Commissioner Cottrell to approve the request for a Site Development
Permit for a new residence, Lands of Benzacar, 25721 La Lanne Court, with the
following additions and changes to the conditions of approval: (1) add to #2, Trees shall
also be planted along the western property line to screen the roof from the adjacent
property at 14320 Miranda Way. The existing 14" tree located along the south property
Planning Commission Minutes Approved 9/12/02
August 8, 2002
Page 7 of 11
line shall not be removed. The applicant shall make a reasonable attempt to preserve or
relocate the 14" tree northeast of the main entrance. (2) The roof material shall have a
light reflectivity value of 40 or less and made of a non-reflective material. and (3) The
applicant shall revise the drainage plans to address runoff from the driveway and
drainage impacts to the neighbor's retaining wall at 25691 La Lanne Court. The trench
energy dissipaters located in the rear of the property shall have a depth of 7 feet.
AYES: Chairman Vitu, Commissioners Kerns, Clow &Cottrell
NOES: None
ABSTAIN: Commissioner Wong (stepped down)
This approval is subject to a 22 day appeal period.
3.4 ORDINANCE AMENDMENTS TO THE TOWN'S ZONING CODE
WITH REGARD TO DRIVEWAYS (SECTION 10-2.1102).
The Planning Director introduced this item by noting the ordinance is in line with
what the Planning Commission had forwarded to the City Council. Staff is
recommending one change on driveway widths: "(g) Driveways shall meet all
standards for width, vertical clearance, grade, surface, weight, turning radius,
turnouts, and turnabouts as established by the Santa Clara County Fire Department
except that driveway width shall not exceed 12 feet when located in required
setbacks." The ordinance amendment would set Town driveway design standards
to be generally consistent with Fire Department standards with the exception of
driveway width in setbacks. The Fire Department indicates that 14-foot wide
driveways are preferred with no exceptions. Staff recommends that driveway width
be maintained at 12-feet in width for at least that portion located in the setbacks.
This is to minimize the appearance of asphalt paving in the setbacks and to provide
more space for landscaping.
Discussion ensued.
OPENED PUBLIC HEARING
Dot Schreiner, 14301 Saddle Mountain Drive, felt they should take the Fire
Department recommendations. She liked the recommendation for the Town to have
some leeway. She was concerned with the statement that in the setbacks they can
only have a width of 12 feet. If she was an applicant, that is what she would go for
which would give them more development area to use elsewhere. She was also
concerned with the statement in # (h) asking what happened to the 10 foot grading
restriction.
Sandy Humphries, Environmental Design Committee, asked if the intent is to
reduce the amount of paved surfaces, they should eliminate circular driveways.
i- M91.,VIRONMENTAL DESIGN COM JCTEE PA , A 19NNT
LANDSCAPE/HARDSCAPE ENa-E--1VA t,,O T FEB Z 3 2005
Applicant's Name: A-P,t Irt— AUG 18 ;tfln; TOWN OF LOS ALTOS Hi--LLS
L-(� 1-44i'VaLF n.-- ea,oyq'i
Address:
Reviewed by: l Date- CQ
Mitigation needed:
Visibility from off site: from distance (directions) -by
frorvf',
A, -par
neighbors -(dirtctions) (include need for screening T
Noise: frompiimp/pool _, air conditioner sport court
Lights: from fixtures automobile headlights
Erosion control
wen/solid,
Fence materials: color
APR
Other:
Manting Plan Evaluation: (Circle required trees and shrubs on plan)
Are species appropriate: Deciduous?
Future height (view, solar, drive/path blockage)
Fire hazard
tt Hardiness/frost
Drought tolerance
Meet mitigation needs
Creeks and drainage: Is there.-a conservation easement?
-
Are there sufficient,protections in place?
Will fences impact wildlife migration?
Invasive species should not be planted near a waterway.
N.
Other: Are there obstructions to pathways, including future growth of plants?
Are all poise mitigations in place?
No construction in road right-of-way.
A
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