HomeMy WebLinkAbout3.5 TOWN OF LOS ALTOS HILLS September 7, 2006
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A BASEMENT GARAGE; LANDS OF
CLOW;27660 CENTRAL DRIVE;#137-06-ZP-SD-GD.
FROM: Debbie Pedro,AICP,Planning Director—b-P
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
in Attachment 1.
BACKGROUND
The subject property is located at the junction of Central Drive and Red Rock Road. An
existing two-story residence with a swimming pool is located on the southern portion of
the property. Surrounding uses include single-family homes on adjacent properties to the
west and south and across Red Rock Road to east.
The applicant is proposing to construct a 897 sq. ft. basement garage southeast of the
main residence. The basement garage will provide three (3) covered parking spaces for
the property. One (1) additional outdoor parking space is located at the entrance to the
main residence,outside of the required setbacks.
CODE REQUIREMENTS
As required by Section,10-1.208 of the Zoning Ordinance, this application for abasement
garage 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 new
additions including building siting, floor and development area limitations, grading,
drainage, height, setbacks, visibility, and parking requirements.
DISCUSSION
Site Data: Gross Lot Area: 2.117 acres
Net Lot Area: 1.913 acres
Average Slope: 34.6%
Lot Unit Factor: 0.905
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 2 of 8
Floor Area and Development Area:
Area(sq.ft.) Maximum Existing Proposed Increase Remaining
Development 7,500 10,199* 10,198 -1 0
Floor 5,000 4,923 4,999 .76 1
Basement (821)
*Legal non-conforming development area
Site and Architecture
The applicant is requesting approval of a Site Development Permit to construct a 897 sq.
ft. parking garage beneath an existing patio southeast of the main residence. Since the
proposed basement garage is not located directly below a building, it must meet the
definition of a bunker in ordertobe exempt from floor area calculations. A portion of the
structure (76 sq. ft.)is above the adjacent natural grade and counted as floor area.
Pursuant to the Section 10-1.208 of the Zoning Code:' -
"Basements including cellars and bunkers, which are not located within the
footprint of the building above, may be permitted by the Planning Commission
when it finds that such structures do not encroach in setbacks, are a minimum
of 18 inches below natural grade, are wholly underground except for required
exiting, lighting and ventilation and are counted as development area except
when placed under a surface already counted as development area".
1. Setbacks-The proposed basement garage is located outside the required setbacks.
2. Elevation-In order for proposed garage to meet the bunker requirements stipulated in
the ordinance, the finish ceiling of the garage should be 18" below natural grade
(EIA79.5 or lower). To ensure compliance with the basement ordinance, staff has
included a condition of approval requiring the property owner to submit a letter
stamped and signed by a licensed civil engineer or land surveyor certifying the
elevation of the garage prior to final inspection (Condition#4).
3. Daylighted Bunker-The basement garage is wholly underground except for the west
elevation where it is daylighted for required access. Although the extent of
excavation required to accommodate the garage access is beyond that of a typical
bunker, given the size of the surrounding parcels in this area (2+ acres), the landscape
screening, and the fact that the daylighted portion of the basement does not face a
road right-of-way, the project would have minimal negative impacts to the adjacent
neighbors.
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 3 of 8
4. Development Area-The proposed basement garage is located beneath an existing
patio which is counted as development area.
Trees &Landscaping
A total of six (6) pine and cedar trees will be removed as part of this site development
project. There are existing trees and shrubs that provide screening around the project area
and the basement garage will not be visible from off-site. However, staff will inspect the
property prior to final inspection to determine whether additional plantings will be needed
for screening or to restore areas disturbed by grading or construction. (Condition#2)
Outdoor Lighting
Two (2) lights are proposed on the exterior of the basement garage. Staff has included
condition #5 requiring light fixtures to be down shielded, low wattage, and the source of
the lighting not be directly visible from off-site.
Grading and Drainage
Total grading quantities include 235 cubic yards of cut for the basement garage and
driveway. The Engineering Department has reviewed the proposed grading levels and
drainage design and determined that it. complies with Town grading and drainage
requirements.
Fire Department Review
The Santa Clara County Fire Department is requiring a portion of the existing driveway to
be widened to 12' for unobstructed fire truck access.
Committee Review
The Environmental Design Committee commented that the proposal looks fine.
CEQA STATUS
The project is categorically exempt under Class 3 of the State CEQA Guidelines
ATTACEMENTS
1. Recommended conditions of approval
2. Site Map
3. Basement Ordinance (Section 10-1.208)
4. Recommendations from Environmental Design Committee dated August 14, 2006
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 4 of 8
5. Recommendations from Santa Clara County Fire Department dated August 7,2006
6. Worksheet#2
7. Development plans: site, topographic, foundation, elevation, and floor plans
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 5 of 8
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SrM DEVELOPMENT PERMIT
FOR A BASEMENT GARAGE
LANDS OF CLOW,27660 CENTRAL DRIVE
File# 137-06-ZP-SD-GD
A. PLANNING DEPARTMENT:
I 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. Additional landscaping may be required. Staff will visit the site prior to
final inspection to determine if any additional plantings will be needed for
screening or to restore areas disturbed by grading or construction.
3. Prior to requesting the foundation inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the location of the basement garage is no less than 40'from the front
property line and 30' from the side and rear property lines." The
elevation of the basement garage shall be similarly certified in writing to
state that "the elevation of the basement garage match the elevation and
location shown on the Site Development plan." The applicant shall
submit the stamped and- signed letter(s) to the Planning Department
prior to requesting a foundation inspection.
4. A registered civil engineer or licensed land surveyor shall certify in writing
and state that "the finish ceiling of the basement garage is at or below.EL
479.5". The applicant shall submit the stamped and signed letter(s) to
the Planning Department prior to final inspection.
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 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.
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 6 of 8
6. Outdoor lighting is approved as shown on the approved plans. No lighting
may be placed within setbacks except two entry or driveway lights.
Lighting shall be down shielded, low wattage, shall not encroach or reflect
on adjacent properties, and the source of the lighting shall not be visible
from off the site. The glass cover on the light fixtures shall be opaque or
frosted. Any security lighting shall be limited in number and directed away
from clear view of neighbors, and shielding with shrouds or louvers is
suggested. Any additional outdoor lighting shall be reviewed and approved
by the Planning Department prior to installation.
7. No new fencing or gates are approved. Any new fencing or gates shall
require review and approval by the Planning Department prior to
installation.
B. ENGINEERING DEPARTMENT:
8. 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 drainage was
constructed in conformance with the approved plans and recommendations
prior to final inspection.
9. 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 (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.
10. 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. 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.
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 7 of 8
11. 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 ofplans far building plan check.
12. 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 grading1construction, operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Central Drive and surrounding roadways; storage of construction
materials; placement of sanitary facilities; parking for construction
vehicles; and parking for construction personnel. A debris box (trash
dumpster) shall be placed on site for collection of construction debris.
Arrangements must be made with the Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler
is allowed within the Town limits.
C. FIRE DEPARTMENT:
13. The existing driveway off of Central Drive shall be widened to 12'.
14. The applicant shall provide an access driveway with a paved all weather
surface, a minimum unobstructed width of 12', vertical clearance of 13'6",
minimum circulating turning radius of 36' outside and 23' inside, and a
maximum slope of 15%.
CONDITION NUMBERS 10, 11 AND 12 SHALL BE COMPLETED AND SIGNED
OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER 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 September 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.
Staff Report to the Planning Commission
Lands of Clow
27660 Central Drive
September 7,2006
Page 8 of 8
NOTE: The Site Development permit is valid for one year from the approval date (until
September 7, 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.
SITE MAP
Lands of Clow
27660 Central Drive
137-06-ZP-SD-GD
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ATTACHMENT
BASEMENT ORDINANCE
Sec. 10-1.208 Basement
"Basement" shall mean a floor level, or portions thereof, which has:
(1) all portions directly below a building; and
(2) the finished floor elevation of the building level above shall not be greater than
twenty-eight (28") inches above the adjoining natural or finished grade,
whichever is lower; and
(3) have at least 3 sides, or at least 75% of its perimeter length wholly underground.
That side of the basement not wholly underground shall not be located on any side of a
lot abutting one side of a road. Daylighted basements shall comply with all height and
setback requirements of this ordinance. Basements including cellars and bunkers, which
are not located within the footprint of the building above, may be permitted by the
Planning Commission when it finds that such structures do not encroach in setbacks, are
a minimum of 18 inches below natural grade, are wholly underground except for required
exiting, lighting and ventilation and are counted as development area except when placed
under a surface already counted as development area.
(Effective Date: August 1, 2006)
Note: Daylighted basements shall comply with the Town's grading policy. The Grading
Policy is used by staff in evaluating and making recommendations to the Planning
Commission andlor 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 andlor City Council.
Floor Area Definition
"Floor area" shall mean the gross horizontal area of the several floors of all buildings,
including garage space and carport space, measured to the outside of exterior walls.
Floor area is counted twice when the vertical distance between the upper surface of the
floor, and the upper surface of the floor or the underside of the roof directly above it, is
greater than seventeen (17') feet. That portion of an attic is considered floor area when
the distance between the upper surface of the attic floor and the underside of the roof
above it is seven (T) feet in height. For the purposes of this definition, all attic spaces are
considered to have floor surfaces. Area meeting the definition of a basement is exempted
from floor area.
(Effective date: March 7, 2002)
Rev.8/8/06 L:\planning\Originals\]3asement-floor area Ordinance.doc
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Landscape/Hardscape Evaluation
Environmental Design and Protection Committee Date: rl Y ''
Applicants name and address: b f �� �A
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Mitigation:
Creeks,drainage,easements:
Planting Plan:
Significant issues/comments:
FIRr, DEPARTMENT
SANTA CLARA COUNTY AT VkC i�P,E N'g 5
F 14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408)378-4010-(408)378-9342(fax)0 VJV.W.SCcfd.org
COURTM&SERVICE
PLAN REVIEW NUMBER 06 1983
BLDG PERMIT NUMBER
DEVELOPMENT REVIEW COMMENTS
FILE NUMBER 137-06-ZP-SD-GD
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for a proposed 776 square foot addition to an existing 4923
square foot single family residence.
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
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from,the Building Departmeiit all applicable
construction permits.
UFC
A Required Fire Flow: The fire flow for this project is 2000 gpm at 20 psi residual
11FPA!ndix pressure. The adjusted fire flow is available from area water mains and fire
hydrant(s) which are spaced at the required spacing.
UFC
902.2.4.1 Fire Apparatus (Engine)Access Driveway Required: Provide an access driveway
with a paved all weather surface,a minimum.unobstructed width of 12 feet,
vertical clearance of 13 feet 6 inches,minimum circulating turning radius of 36 feet
outside and 23 feet inside,and a maximum slope of 15%. Installations shall
conform to Fire Department Standard Details and Specifications sheet D-1.
s. Revise drawing to show compliant driveway width and topography (from central
to garage).
City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPEcantName DATE PAGE
LAH El 0 11 0 0 1 17 ADAMO & ASSOCIATES 8/7/2006 1 1 OF
SECJFLOOR AREA LOAD DESCRIPTION BY
I I Residential Development Rucker,Ryan
NAME OF PROJECT LOCATION
0
SFR-CLOW GARAGE 27660 Central Dr
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara Countyand the communities of Campbell,Cupertino,Los Altos,
Los Altos Hills,Los Gatos,Monte Sereno,Morgan Hill,and Saratoga
Aug 2G 06:09:21'p Eric-Clow 650.941.8536 p.1
TOWN;OF L05 ALTOS MELS'.
PLANNINP DFPi4R1<N,MNT
?1379 tieinontRfDad Las Altos Mig Cal fori4:J4.UZ?-i(650)941-77-17-.PAX(650)941-3160
W0I EIEET -
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PRO I?ERI'YADDRESS ... . . fJ i�1*yi.fr�c_I . r: L U
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I: DEVELQPi!VI NT—AREA: Ezistit�g Proposed Tata
{SQPA"FOQTAGEa, (Additionsi�Dcictioits).
A. House and Garage{rQria Pari 3;..A.? 7%3`Z '7�t �'.�r �
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2. lbTAL I1VIl'BR aU :SURF d1GE F.ltigtiiig Proposed Total
(SQUARE'FOOTAGE).
TOTALS
3, FLOORAREA.f§qUAIM,roorAdq Ex sppg
Proposed Total
(Addita WD.ele om)
A. house and.G�raDe: .
�. 1scFioor 2 7 3 2 _-
h. 2nd F6r'
c Attic.and.MmeM
d: +Gaznge
B. .Acces0r" ButUings
a, 1st Roby
b. 2nd Flonf_
c. Attic and Basement
TOTALS _._� x:2:3 l `T.
Maxfrnum PI6.6-Area Allowed-MFA{frarp Worksheet#I) Sal
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