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HomeMy WebLinkAboutItem 3.23.a TOWN OF LOS ALTOS HILLS June 28, 2007 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW 5,895 SQUARE FOOT NEW RESIDENCE. THE PROJECT INCLUDES A 3,732 SQUARE FOOT BASEMENT, 860 SQUARE FOOT BUNKER, A 91 SQUARE FOOT DETACHED BUILDING (POOL HOUSE), AND A 600 SQUARE FOOT SWIMMING POOL. LANDS OF DUREKAS; 25893 FREMONT ROAD; (40- 07-ZP-SD-GD). FROM: Brian Froelich, AICP, Associate Planner 1557 APPROVED BY: Debbie Pedro AICP PlanningDirector-DQ RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for the new residence, basement, bunker, accessory structure, and swimming pool subject to the recommended conditions (attachment 1). BACKGROUND The subject property is the last of three properties that gain vehicular access from a private ingress/egress easement off of Fremont Road. The rectangular site has a net acreage of 1.00 acres with a 9.44% slope. The site is developed with an existing two story residence, detached garage, and three accessory buildings that will be demolished. The applicant requests Planning Commission consideration per Section 10-1.208 for the proposed bunker (basement without floor area directly above). This project would have been otherwise eligible for the Fast -Track process. CODE REOUIREMENTS The proposal requires Planning Commission review per Section 10-1.208 (Basements) of the Zoning Ordinance. The Planning Commission must review all applications for bunkers. Bunkers can be approved when the Planning Commission finds that such structures do not encroach in setbacks, are a minimum of eighteen (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 ad development area (attachment 2). Planning Commission Lands of Durekas June 28, 2007 Page 2 DISCUSSION Site Data: Gross Lot Area: 1.00 acres Net Lot Area: 1.00 acres Average Slope: 9.44% Lot Unit Factor: 1.00 Floor Area and Development Area: Area Maximum Proposed Fxisting Increase Left Development 15,000 13,982 5,670 8,312 1,018 Floor 6,000 5,986 4,007 1,979 14 Site and Architecture The design incorporates a basement and bunker for a total of 4,592 square feet that is exempt from the floor area total (Section 10-1.208). The basement/bunker level includes: a four car garage, a storage area, entertainment lounge, secondary living unit, home theater, and wine room. The entry level floor includes: a two car garage, master suite, guest suite, living room, family room, dinning room, kitchen, and library. The upper floor includes: three bedrooms, three bathrooms, and a bonus room. The exterior materials include sand colored stucco with a slate roof. The proposed residence complies with height, floor area, and development area standards per Title 10 of the Municipal Code. The proposed maximum building height is 27 feet and has an overall height measurement of 35 feet. Driveway & Parking The proposed driveway would be 14 feet wide at the entrance of the property. The driveway has a fork, one side leads to the four (4) car bunker garage and the other leads to the required fire truck turnaround and standard two (2) car garage. Outdoor Lighting Outdoor lighting is shown on plan sheets E-1 and E-2. Standard lighting is proposed, with 2 per double door exit, 1 light per single door exit, and building perimeter lighting. The standard lighting condition (#4) for outdoor lighting, requires that fixtures be Planning Commission Lands of Durekas June 28, 2007 Page 3 downshielded or have frosted/etched globes. The applicant will submit landscape lighting details with the required landscape screening plan. Trees & Landscaping The site is vegetated with a variety of medium sized trees (no oak trees). All of the trees within the building area are proposed for removal. The Environmental Design Committee has noted that substantial landscaping will likely be needed to screen the new residence. Other vegetation on site consists of partial perimeter screening bushes. Bunker The Planning Commission must review all applications that include bunkers per Section 10-1.208 (attachment #2). Bunkers can be approved when they: • do not encroach within the setbacks • are a minimum of 18" below natural grade • are wholly underground except for required exiting, lighting and ventilation • are included in the development area total The proposed bunker does not encroach within any required setback. The proposed four (4) car garage is a partial bunker. All of the bunker area is 18" below natural grade, however, a comer of the four (4) car garage "daylights" and has been included in the square footage total for the residence (144 square feet). The only required exiting are the garage doors. The bunker has been included in the development area total. Grading & Drainage The Engineering Department has reviewed the plans and has recommended conditions of approval as specified in Attachment 1. Drainage is designed to flow away from the house and driveway in a series of storm drain pipes that lead to a retention system and grassy Swale. The retention system captures and slows runoff, allowing it to be metered out to the grassy Swale. The Engineering Department reviewed drainage calculations for the project. The calculations show that the proposed system will not exceed the existing pre - development peak discharge value of the property. The proposed grading includes 4,430 cubic yards of cut and all will exported off site. The new driveway and basementfbunker comprise the majority of site grading. The Engineering Department will review and approve the final grading and drainage plan prior to acceptance of plans for building plan check. Final grading and drainage will be inspected by the Engineering Department, and any deficiencies will be required to be corrected prior to final inspection. Planning Commission Lands of Durekas June 28, 2007 Page 4 Fire Department Review The Santa Clara County Fire Department reviewed the plans and has required that the new residence be equipped with a fire sprinkler system and that the driveway design include a fire truck turnaround. The recommendations have been included as conditions in Attachment 1. Committee Review The Pathways Committee voted unanimously for the applicant to pay the Pathway in lieu fee. The Environmental Design Committee commented that the site will likely need screening mitigation for the proposed tree removal. The Open Space Committee did not comment on the proposed new residence. ENVIRONMENTAL CLEARANCE (CEOA) The proposed single family residence is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15303(a). ATTACHMENTS 1. Recommended conditions of approval 2. Basement Ordinance 3. Proposed development plans (Commission only) cc: Mark Blackman 300 S. San Antonio Road Los Altos, CA 94022 Planning Commission Lands of Durekas June 28, 2007 Page 5 RECOMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE BASEMENT AND SWIMMING POOL LANDS OF DUERKAS, 25893 FREMONT ROAD File #40-07-ZP-SD-GD PLANNING DEPARTMENT 1. Any further changes or modifications to the approved plan or the required landscaping shall be first reviewed by the Planning Director or the Planning Commission, depending on the scope of the changes. 2. After completion of rough framing and prior to the time of the pre -rough framing inspection by the Planning and Engineering Departments, a public hearing is required for the landscape screening and erosion control plan. Particular attention shall be given to plantings which will be adequate to break up the bulk of the residence and preserving the existing screening. 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 addition. 3. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 4. All new exterior lighting fixtures shall have white/frosted/etched glass enclosures or be shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may he placed within setbacks except for two driveway or entry lights. All lighting must comply with the Town's Lighting Policy prior to final inspection. 5. 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 residence and roof eaves are no less than 40' from the front property line and 30' from the side and rear property lines." The elevation of the residence shall be similarly certified in writing to state that "the elevation of the residence matches the elevation and location shown on the Site Development pian." The applicant shall submit the stamped and signed letters) to the Planning Department prior to requesting a foundation inspection. 6. The vertical distance from the (highest) ridge of the finished second floor roof shall not exceed a 35' as measured from the (lowest) finished grade adjacent to the garage "bunker". Compliance with Section 10-1.504 shall be certified in writing by a registered civil engineer or licensed land surveyor, prior to final inspection. Planning Commission Lands of Durekas June 28, 2007 Page 6 7. Skylights, if utilized, shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 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. Fire retardant roofing (class A) is required for all new construction. 10. No new fencing or gates are approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 11. The area noted as "trash" on the proposed site plan is not approved and shall be removed or relocated to a location at least 30 feet from the side property line on the site plan submitted for building plan check. 12. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. ENGINEERING DEPARTMENT 13. Peak discharge at 25893 W. Fremont Road, as a result of Site Development Permit 40-07, shall not exceed the existing pre -development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre -development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10 -year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre -development value. All documentation, calculations, and detention storage design (2 plan copies) shall be submitted for review and approval to the satisfaction of the City Engineer prior to acceptance of plans for building plan check. Prior to final inspection, a letter shall be submitted from the project engineer stating that the detention storage design improvements were installed as shown on the approved plans and in accordance with their recommendations. 14. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Planning Commission Lands of Dwekas June 28, 2007 Page 7 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 except to allow for the construction of the driveway access. 15. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6_8 months." 16. At the time of foundation inspection for. the new residence and prior to final inspection, the location and elevation of the new residence 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. At the time of framing inspection for the new residence, the height of each building shall be similarly certified as being at the height shown on the approved Site Development plan. 17. 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. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. 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. 18. 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 grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Fremont Road and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, 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. 19. 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 of plans for building plan check. Planning Commission Lands of Durekas June 28, 2007 Page 8 20. The driveway shall be required to be fully constructed and to be roughened where the pathway intersects, to the satisfaction of the City Engineer, prior to final inspection. 21. The property owner shall be required to connect to the public sanitary sewer prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to start work. A sewer hook-up permit shall be required by the Public Works Department prior to submittal of plans for building plan check 22. The applicant shall pay the Pathway in lieu fee pursuant to Section 10-2.608. This condition shall be met prior to submittal of plans for building plan check. 171t Y ' i [ Yu171�Y1 23. The property owner shall provide an automatic residential fire sprinkler system approved by the Santa Clara County Fire Department throughout all portions of the new residence. Three copies of plans prepared by a State of California licensed fire protection contractor shall be submitted to the Planning Department prior to acceptance of plans for building plan check. The fire sprinkler plans shall be approved by the Fire Department prior to issuance of building permit. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection. 24. 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 and Specifications D-1. The area adjacent to the garage appears to meet the fire department standard 25. The fire truck turnaround shall be required to be fully constructed, to the satisfaction of the Santa Clara County Fire Department, prior to final inspection of the new residence. 26. The driveway shall be required to be fully constructed, to the satisfaction of the Santa Clara County Fire Department, prior to final inspection. 27. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. BUU_DING DEPARTMENT: 28. Properties must pay School District (Los Altos or Palo Alto) fees prior to acceptance of plans for building plan check from Los Altos Hills. The applicant Planning Commission Lands of Durekas June 28, 2007 Page 9 must take a copy of required fee payment forms that have been completed by the Town to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. 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. CONDITION NUMBERS 11, 13, 17, 18, 19, 21, 22, AND 23 SHALL BE COMPLETED AND SIGNED OFF BY TOWN STAFF PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. NOTE: The Site Development permit is valid for one year from the approval date (until June 28, 2008). 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. ATfACHMENTI 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 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. 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. 9/8/06 L:%pianning\Otiginals\Basement-floor area Ordinmee.doe 0 Natural Grade `w Natural Grade 1 Floor Area Not Basement 1 W SM PiD 9LOPe /.p14T }R tIN .M. h Is Backfill Finish Grade W RL KZT 0 Natural r" r'- •'° Grede 1° Story Area \ Area \ � Finish SECTION Grade 3 sides, or at least 75% of perimeter length wholly underground 4th side or 25% of `, % Derimeter length Floor Area t EL 239.52' PLAN BASEMENT RETAINING WALL AND FLOOR FRAME DETAIL —� Finished floor elevation of the building level above shall not be greater than twenty-eight (26") inches above the adjoining natural or finished grade, basement whichever is lower. Rev. 8/8/06 L:\planning\Originals\Eazement-floor area Ordinance.doc