HomeMy WebLinkAboutItem 3.33.3
TOWN OF LOS ALTOS HILLS June 7, 2007
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR THE RELOCATION OF A DRIVEWAY
AND A GRADING POLICY EXCEPTION. LANDS OF KILLIAN AND LEE,
27961 CENTRAL DRIVE. (FILE #216 -06 -SD)
FROM: Nicole Horvitz, Assistant Planner'/
APPROVED BY: Debbie Pedro, AICP, Planning Director '"t;e
RECOMMENDATION That the Planning Commission
Approve the requested Site Development Permit for the relocation of a driveway and a grading
policy exception, subject to the attached conditions of approval in Attachment 1.
BACKGROUND
The subject property is a 2.98 -acre parcel located on the north side of Central Drive. The
construction of the new residence was completed on September 1, 2006. A two story residence
with a detached garage, secondary dwelling unit and pool house was approved on March 11,
2003 at a Fast Track Hearing:
CODEREOUIREMENTS
Per Section 10-2.301 of the Los Altos Hills Municipal Code, the construction of a driveway
which results in a new or relocated access point to a public or private road requires an
administrative review with a public hearing. This application has been forwarded to the Planning
Commission for review because the applicant requests a Grading Policy Exception for the
driveway. Specifically, the proposal includes the maximum fill depth of up to 6'. The Grading
Policy (Attachment 2) is used by staff in evaluation of development projects and making
recommendations to the Planning Commission and City Council. The Planning Commission has
discretion to approve grading levels beyond standard requirements when the individual site
dictates the need to deviate from the criteria.
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The current driveway access to the property is located along the south property line. The
applicant is requesting to relocate the driveway access 120' east of the existing driveway to
provide a better sight distance when entering onto Central Drive.
The applicant is requesting a grading policy exception for 6' of fill for the new driveway, the
grading policy permits up to 3' of fill. The fill material will gradually slope and blend into the
Planning Commission
Lends of Killian and Lee
27961 Central Drive
June 7, 2007
Page 2 of 5
natural grade along the east and west sides of the driveway. The property is constrained by the
steep slopes along the front of the lot. According to the applicant, the additional fill is necessary
to construct a driveway with a gentler slope and provide a safer driveway for the homeowner.
Site Data
Gross Lot Area: 3.225 acres
Net Lot Area: 2.98 acres
Average Slope: 15.7%
Lot Unit Factor: 2.616
Floor Area and Development Area
Area Maximum Proposed Existing Increase Left
Development 33,648 1,568 25,368 +1,568 6,712
Floor 14,950 0 10,711 0 10,711
OUTDOOR LIGHTING
The applicant is requesting to use two (2) Bronzlite light fixtures placed at the base of the
proposed driveway columns. The light fixture has a 60 degree back tilt with an aluminum glare
shield. The lights will have a maximum wattage of 25w. The Town's Outdoor Lighting Policy
(Attachment 4) states "Generally lighting shall be down shielded, low wattage, shall not encroach
or reflect on adjacent properties, and the source of the lighting fixture shall not be visible from
off the site. The glass on the proposed light fixtures shall have frosted or opaque covers." Staff
recommends that the proposed light be replaced with a down light or a fixture with frosted or
opaque covers. (Condition #6)
COMMITTEE REVIEW
The Environmental Design and Protection Committee provided comments on March 27, 2007
(Attachment 4) The Committee commented that because the uplights are placed in the ground
and will not be seen from off site, they are acceptable for safety as long as the wattage of the
lights is no greater then 25w.
ATTACHMENTS
1. Recommended conditions of approval
2. Grading Policy
3. Environmental Design and Protection Committee Comments dated Much 27, 2007
4. Outdoor Lighting Policy
5. Plans (for Commissions Review)
Planning Commission
Lands of Killian and Lee
27961 Central Drive
June 7, 2007
Page 3 of 5
ATTACHMENT
RECOMMENDED CONDITIONS FOR A DRIVEWAY RELOCATION AND GRADING
POLICY EXCEPTION FOR THE DRIVEWAY RETAINING WALLS
LANDS OF KILLIAN AND LEE, 27961 CENTRAL DRIVE
File #216 -06 -SD
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. Prior to beginning any grading operation, all significant trees, particularly the
heritage oak 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.
3. No new fencing is approved. Any new fencing shall require review and approval
by the Planning Department prior to installation.
4. The driveway gate shall be located a minimum of 30' from the right of way of
Central Drive.
5. Driveway columns shall be located a minimum of 30' from the right of way of
Central Drive, as redlined on plans.
6. Outdoor lighting is approved as shown on the site plans. 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. The two proposed uplights in front of the driveway columns shall
be replaced with two down shielded, low wattage lights or futures with
frosted or opaque covers.
Planning Conr inion
Lands of Filum and Lee
27961 Central rhive
June 7, 2007
Page 4 of 5
ENGINEERING DEPARTMENT:
7. Any, and all, changes to the proposed Driveway 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.
8. 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.
9. 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.
10. 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 the existing conditions of the roadways and pathways
prior to acceptance ofplans for building plan check
FIRE DEPARTMENT:
11. Provide an access driveway with a paved all weather surface, a minimum
unobstructed width of 14 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.
12. Provide an approved fire department engine driveway turnaround with a minimum
radius of 36 feet outside and 23 feet inside. Installations shall conform to Fire
Department Standard Details. The property owner shall provide a complete
and dimensioned site plan, prior to acceptance of plans for building plan
check, with the location of the residence from the main road. If distance is
greater then 150' a rue truck turnaround shall be constructed on the
property.
13. Gate installations shall confonn with Fire Department Standard Details and
Specification, when open shall not obstruct any portion of the required width for
emergency access roadways or driveways. Locks, if provided, shall be fire
department approved prior to installation. The gate shall have a minimum
opening of 14' in open position.
Planning Commission
Lands of Killian and Lee
27961 Central Drive
June 7, 2007
Page 5 of 5
14. The note on the plans indicates relocation of the existing on site fire hydrant. The
relocation of the private on site fire hydrant shall be determined by the Fire
Department.
LOSALTOSHILLS ATTACHMENT z
W,10041^19111. . GRADING POLICY
CALIFORNIA
Code Sections:
Section 10-2.7020 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, 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 maldng
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.
26379 Fremont Road
Los Altos Hills
California 94022
650/941-7222
Fax 650/941-3160
Policy Re: Grading
page 2
Policies:
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, ie., "step down" the hill*:
Cut Fill
House 8'** 3'
Accessory Bldg. 4' 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 three (3) feet above the existing grade, to assure that
structures step with the slope.
3. Driveway cut may be increased up to a maximum of eight feet (8') 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.
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.
Approved by City Council: April 2, 1997
IN
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ATTACHMENT 3
ATTACHMENT t/
TOWN OF LOS ALTOS HILLS
Policy Re: Outdoor Lighting
Code Sections:
Article 10-2.10 of the Site Development Ordinance outlines criteria for outdoor lighting.
In particular, Section 10-2.1003 indicates that outdoor lighting should use "the minimum
wattage lights which will safely illuminate the area" and that outdoor light sources "shall
be shielded so as not to be directly visible from off-site." The Zoning and Site
Development Ordinances limit lighting within the setbacks to "driveway light fixtures,
limited to one fixture on each side of a driveway, for a maximum of two (2) fixtures per
lot," but additional fixtures may be approved if necessary for safety.
Intent:
The purpose of Code provisions regarding outdoor fighting is to assure that the open and
peaceful character of the Town is maintained, that adequate lighting is provided for the
enjoyment of outdoor use areas, and that lighting does not intrude on the privacy of
neighbors. The intent of this policy is to clarify more specifically the types and numbers
of lighting fixtures that the Town feels are generally consistent with the Code provisions,
but to allow flexibility for additional fighting when it is necessary for safety purposes or
where it is not visible from off the site.
Policy:
1. The number of lights on the exterior of a structure should be limited to providing
for one light per doorway, with the exception of two lights at the main entrance, at
double doors or garage doors, etc., and additional lights only where the Planning
Director or Planning Commission determines they are needed for safety.
2. Pathway and driveway lighting should be restricted to low -height fixtures and
should be spaced the maximum distance apart which will still provide for safe
use. In order to avoid a "runway" appearance, it is recommended that lighting be
placed on only one side of the driveway or walkway, or alternate from one side to
the other. Recessed louvered lights are suggested for walkways and steps.
3. Generally, lighting fixtures should be shielded downlights for which the bulb is
not visible from off site. Exceptions may be permitted in limited locations (entry,
garage, etc.) or where the fixtures would not be visible from off site.
4. Downlighting from trees is acceptable if provided for safety or for outdoor use
areas, where minimal in number, and where the bulb is not visible from off site.
Outdoor Lighting
5. Uplighting of trees is generally not allowed, unless it is clearly demonstrated that
the number of such lights are minimal and the glow of the uplighting would not be
visible from off site.
6. Spotlights should be limited in number, and directed away from clear view of
neighbors. Shielding of spotlights with shrouds or louvers is suggested.
7. High intensity discharge lighting, such as mercury vapor, high and low pressure
sodium, and metal halide lighting, is prohibited.
8. Lighting in setbacks is limited to two driveway light fixtures only, for the purpose
of locating and identifying the site. No lights are allowed in side or rear yard
setback areas, except where determined to be necessary for safety.
9. The Planning Commission and/or staff may allow lighting different than that
outlined above when the proposed outdoor lighting is determined to be necessary
to safely illuminate the area, or where the size of the property and/or extensive
screening will assure that lighting glow and fixtures are not visible from off site.
Approved by City Council: September 30, 1997
§ 10.2.901 LOS ALTOS HILLS MUNICIPAL CODE § 10-21003
not be permitted unless this screening can be accomplished without interfer-
ing with the function of the stricture.
(c) Color. All surfaces and retaining walls shall be colored in
natural tones and screened as appropriate so that the coon is not conspic-
uous when viewed from off-site.
(§ 15, Ord. 299, eff. December 11, 1985)
Article 10.Outdoor Irghting
See. 10-2.1001. Purpose.
The purposes of thisarticleare: 1) to assure that outdoor lighting, both
on the exterior of structures and along walkways, driveways, and landscape
features, maintains the openness and quiet atmosphere of the Town and
minimizes excessive use of map; 2) to provide lighting for safety and
adequate lighting for the enjoyment of outdoor use areas, such as around
patios and pools;. and 3) to prevent lighting which is intrusive and which
imposes on the privacy. and quiet enjoymelt.of neighboring properties.
(§ 1 (pan), Ord. 390, eff. November 14, 1997]
See 10-2.1002. Recreation courts.
No artificial lighting "I be permitted for tennis and other recreation
courts.
(§ 15, Ord. 299, eff. December ll, 1995; § 1 _(pan), Ord. 390, eff. Novem-
ber 14, 1997) -
Sec. 10-2.1003. Swimming pools and spas.
Artificial lighting of swimming pools and spas shall be permitted only
under the following conditions:
(a) Lights are placed beneath the surface of the water in the pool -
or spa to illuminate the water.
(b) Other exterior lights used to illuminate the surrounding area
use the minimum number and wattage of lighting which willsafely illumi-
nate the area:
(c) No direct light is cast beyond the immediate area of the pool _
_or spa
(§ 15, Ord. 299, eff. December 11, 1985; § I (pan), Ord. 390,. eff. Novem-
ber 14, 1997) -
(Los Altai Hills 1111597)
1060
§ 10-2.1004 LOS ALTOS HILLS MUNICIPAL CODE § 10-2.1102
Sec 10-2.1004. High intensity lighting prohibited.
High intensity discharge lighting, such as mercury vapor, high and low
pressure sodium, and metal halide lighting, is prohibited
(§ 1 (part), Ord. 390, eff. November 14, 1997)
Sec. 10-2.1005. Outdoor lighting—General.
Outdoor lighting should use the minimum. number and wattage lights
which.will safely illuminate the area Outdoor light sources shall be shield-
ed so as not to be directly visible from off-site. No more than two (2) lights
shall be allowed in setback areas (as defined in Chapter 2 (Zoning) of the
Town of Los Altos Hills Municipal Code). Additional lighting may be
permitted where it is determined to be necessary to safely illuminate the
area
(§ 15, Ord, 299, eff. December 11, 1985; § 1(part), Ord. 390; eff. Novem-,
her 14, 1997) -
Article 11. Driveways
Sec. 10-2.1161. Purpose.
The purposes of this article are to insure that drivewaysare designed
and constructed to provide adequate sight distances; to allow for emergency
access;. to be unobtrusive from off-site; to limit the removal of trees and :
environmental damage; and to insure that while minimizing impermeable
.-surfacing,sufficient off-street parking is provided on each site to meet the.
needs of the occupants, their guests, and service -vehicles.
(§ 15, Ord 299, eff: December 11, 1985)
Sec. 10.2.1101 Driveway location and coostructioa
(a) Driveways shall enter the_ fronting road or street in such a.
manner as to provide safe sight distance and ease of ingress and egress, and
shall be brought to the road or street at an angle as near a right angle as
safety and physical features perniL
(b) Natural slope and topography shall be retained whenever.
safely possible.
(c) Where the driveway is in an embanlmuent, culverts and
embankment protectors shall be used to convey the runoff or other drainage
to proper disposal channels. . " _
(Los Altos Hills 10-15-97 .
1061