HomeMy WebLinkAboutItem 3.4Item 3.4
TOWN OF LOS ALTOS HILLS April 2, 2009
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A 593 SQ. FT. FIRST AND SECOND
STORY ADDITION AND INTERIOR REMODEL (MAXIMUM HEIGHT: 24')
AND SETBACK VARIANCES FOR THE TWO STORY ADDITION, A 16'L X
20'W X 9'H TRELLIS, AN OUTDOOR PARKING AREA AND A 22'L X
10'W TRASH ENCLOSURE WITHIN THE SIDE YARD SETBACK. LANDS
OF KROOT & GALILI; 26950 MOODY COURT; (FILE # 28-09-ZP-SD-GD-
VAR)
FROM: Nicole Horvitz, Assistant Planner
APPROVED BY: Debbie Pedro AICP Planning Director__Re
RECOMMENDATION: That the Planning Commission:
1. Approve the requested Site Development Permit for the proposed addition and
setback variance for the second story addition subject to the recommended
conditions and findings for approval (Attachments 1 & 2);AND
2. Deny the requested setback variance for the parking area and trellis, the grading
variance and Grading Policy exception for the proposed trash enclosure subject to
the recommended findings for denial. (Attachment 3)
BACKGROUND
The subject property is currently developed with a single story residence, a detached
garage, stable and shed. The existing residence encroaches within the southwest side yard
setback by 16'. The lot is accessed from Moody Court. Sherlock Road runs through the
property. The surrounding uses include single-family homes on adjacent parcels to the
north, west, east and south.
CODE REQUIREMENTS
The proposal requires Planning Commission review per Section 10-1.1104 (Variances) of
the Zoning Ordinance. The Planning Commission must make affirmative findings in
order to approve a variance per Section 10-1.1107 (b). Findings for the setback and
grading variances are included in this report for the Commission's review. (Attachments
2 and 3) The applicant has provided findings for approval of the requested variances for
the Planning Commission's consideration. (Attachment 6)
DISCUSSION
Site Data
Cross Lot Area:
4.48 acres
Net Lot Area:
3.88 acres
Average Slope:
50.3%
Lot Unit Factor:
0.53
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 2
Floor Area and Development Area:
Area (sgft) Maximum Existing Proposed Increase Remaining
Development 7,500 4,401 5,326 925 2,174
Floor 5,000 2,727 3,320 593 1,680
Site and Architecture
The 4.48 acre property is an irregular shaped lot with the Sherlock Road access easement
running though the property from Moody Court. The property is very steep and has some
areas that exceed 50% slope. There is also very heavy oak tree coverage on the property.
1
N
The residence is located on a flat area on the southwest portion of the property. There is a
stable and shed north of the residence along Sherlock Road. There is a detached two (2)
car garage, two (2) additional parking spaces and driveway located just east of the
residence at a lower elevation.
The existing 2,727 square foot single story residence consists of two (2) bedrooms, two
(2) bathrooms, a study, laundry/mud room, living room/dining room, kitchen and family
room.
The applicant is proposing to add 33 square feet to the first floor laundry/mud room and
560 square feet to the second floor level which includes a bedroom with a bathroom and a
balcony off of the bedroom.
The exterior materials include stucco with wood siding and new metal roof. The
applicant is proposing 250 square feet of solar panels above the second floor addition.
The proposed addition complies with floor area, development area and height standards
per Title 10 of the Municipal Code. However the proposed seconded floor addition
encroaches within the side yard setback by 16' and will require a setback variance.
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 3
Drivewav & Parkin
The property currently has two (2) driveways: one near the main residence and the other
located at the lower level leading to a two (2) car garage and two (2) additional outdoor
parking spaces located outside of the setbacks east of the residence. The existing parking
spaces are in compliance with Municipal Code Section 10-1.601.
Variances
In evaluating a variance, the Planning Commission most determine if there are
exceptional or extraordinary physical circumstances on the lot that create a hardship for
the applicant to comply with the typical standards.
• Setback Variance for the Addition
The existing building encroaches 16' into the southwest property line setback at its
nearest point. The applicant is proposing to add a second story bedroom directly over
the portion of the residence that encroaches into the setback. The building site is
extremely limited by the steep topography and heavy oak tree coverage. Staff
recommends approval of the requested variance because if the addition was relocated
to the north side of the residence, a heritage oak tree would have to be removed. The
steep slopes on the east side of the house and south property line setback on the south
side also limit the available building area.
• Setback Variance for Parking and Trellis
The applicant is requesting to encroach into the southwest side yard setback by 20' to
construct a parking area with a trellis cover next to the house. Staff recommends
denial of the requested variance because there are currently four (4) existing parking
spaces on this property which comply with the Town's parking and setback
requirements.
• Grading Policy Exception and Setback Variances for Trash Enclosure Within
10' of the Property Line
Pursuant to Los Altos Hills Municipal Code Section 10-2.407, "no grading shall be
permitted within ten (10) feet of property lines, except as required for construction of
pathways, to allow access for driveways where they cross a property line, or within a
panhandle." The applicant is proposing to grade within one (1) foot of the southwest
property line to create a 22' L x 10'W trash enclosure in the side yard setback. In
addition, the proposed trash enclosure requires a Grading Policy exception for a cut of
up to 6' for a retaining wall (where 4' is allowed). Staff recommends denial of the
requested variance and Grading Policy exception because it appears that the enclosure
can be redesigned or moved to a different location outside the setbacks without
grading.
Planning Commission
Lands of Kroot & Galdi
April 2, 2009
Page 4
Outdoor Liahtin
story
Outdoor lighting is shown on the floor plans and elevations. The applicant is proposing
shielded light fixtures. Staff has included condition #8 for outdoor lighting, requiring
that fixtures be down shielded or frosted glass, low wattage and shall not encroach or
reflect on adjacent properties. The applicant has submitted lighting specifications
indicating that all proposed fixtures will be shielded, downlights or have frosted glass.
Trees & Landscaping
The site is heavily vegetated with oak tree coverage and heritage oaks in the vicinity of
the residence. None of the trees are proposed for removal with this application.
Grading & Drainage
Water nmoff generated from the new development will be collected in new downspouts
and carried from the residence on a splash block and is spread out naturally on the site.
Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the
Engineering Department has reviewed and determined that the proposed drainage design
complies with Town requirements. The Engineering Department will review and approve
the final drainage plan prior to acceptance of plans for building plan check. Final "as -
built" grading and drainage will be inspected by the Engineering Department, and any
deficiencies will be required to be corrected prior to final inspection.
Fire Department Review
The Santa Clara County Fire Department has reviewed the proposal and is requiring a
sprinkler system throughout all portions of the new residence and a fire access driveway.
(Attachment 5)
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 5
Committee Review
The Environmental Design and Protection Committee noted that new mitigation is not
necessary because the proposed improvements are not visible from off-site. (Attachment
4)
Neighbor Comments
Staff received a letter of support from the abutting neighbor at 27181 Sherlock Road
supporting the project as proposed. (Attachment 7)
CFQA STATUS
The project is categorically exempt under CEQA per Sections 15303 (a).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Recommended Findings for Approval (Addition)
3. Recommended Findings for Denial of the Setback Variance, Grading Variance and
Grading Policy Exception (Parking, Trellis and Trash Enclosure)
4. Environmental Design & Protection Committee Comments dated February 20, 2009
5. Recommendations from Santa Clara County Fire Department dated February 23, 2009
6. Project Description and Variance Findings of Approval Prepared by the Applicant
dated March 12, 2009
7. Letter from Howard & Sylvia Weale, 27181 Sherlock Road dated February 10, 2009
8. Worksheet#2
9. Site Development Plans: Floor, Roof, Elevations, Building Sections, Demo,
Topographic Map and Site Plan
Planning Commission
Lands of Kroot & Gahli
April 2, 2009
Page 6
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR AN ADDITION AND INTERIOR REMODEL
LANDS OF KROOT & GALILI, 26950 MOODY COURT
File #28 -09 -SD -VAR
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 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. viminahs) 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.
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.
After completion of rough framing or at least six (6) months prior to
scheduling a final inspection, the applicant shall submit landscape
screening and erosion control plans for review by the Site Development
Committee. The application for landscape screening and erosion control
shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Attention shall be given to plantings
which will be adequate to break up the view of the new residence from
surrounding properties and streets. All landscaping required for screening
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 7
purposes and for erosion control (as determined by the City Engineer)
must be installed prior to final inspection of the new residence.
5. 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.
6. 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 new addition, roof eaves are no less than 40' from the
front property line and 16' from the south west side property line." The
elevation of the new residence shall be similarly certified in writing to
state that "the elevation of the new addition matches 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 and prior to final
inspection
Prior to requesting the final framing inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the height of the new addition with the 27'-0" maximum structure height,
measured as the vertical distance at any point from the bottom of the
crawl space or basement ceiling if excavated below natural grade, to the
highest part of the structure directly above (including roof materials)."
The overall structure height shall be similarly certified in writing and state
that "all points of the building (including chimneys and appurtenances) lie
within a thirty-five (35 ) foot horizontal band based, measured from the
lowest visible natural or finished grade topographical elevation of the
structure along the building line and the highest topographical elevation
of the roof of the structure." The applicant shall submit the stamped
and signed letter(s) to the Planning Department prior to requesting a
final framing inspection and prior to final inspection.
The Grading Policy exception for the trash enclosure is not approved
and shall be redesigned to comply with the Towns Grading Policy.
9. No new fencing is approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
10. Outdoor lighting is approved as shown on the plans. There shall be one
light per door or two for double doors. No lighting may be placed within
setbacks except two entry or driveway lights. Light fixtures shall have
frosted glass or be shielded own lights. Any additional outdoor lighting
shall be approved by the Planning Department prior to installation.
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 8
11. The driveway width shall not exceed 14' in width as redlined on the
plans.
12. Skylights, if utilized, shall be designed and constructed to reduce emitted
light (tinted or colored glass, or other material). No lighting may be placed
within skylight wells.
13. Fire retardant roofing (Class A) is required for all new construction.
14. All properties shall pay School District fees to either the Los Altos School
District or the Palo Alto Unified School District, as applicable, prior to
acceptance of plans for building plan check. The applicant must take a
copy of worksheet #2 to school district offices (both elementary and high
school in the Los Altos School District), pay the appropriate fees and
provide the Town with a copy of the receipts.
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.
16. 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.
17. 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.
18. 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 for building plan check.
19. 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
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 9
plan check The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Sherlock Road and Moody Court; 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 GreenWaste Recovery, Inc. for the
debris box, since they have a franchise with the Town and no other hauler
is allowed within the Town limits.
CONDITION NUMBERS 14,18 and 19 SHALL BE COMPLETED AND SIGNED
OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING
DEPARTMENT 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 April 24, 2009
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 2, 2010). 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.
Planning Connnission
Lands of Kroot & Galih
April 2, 2009
Page 10
ATTACHMENT
RECOMMENDED FINDINGS FOR APPROVAL OF A VARIANCE TO ALLOW A
560 SQUARE FOOT SECOND STORY ADDITION TO ENCROACH WITHIN THE
SIDE YARD SETBACK BY 16 FEET
LANDS OF KROOT & GALILI — 26950 MOODY COURT
Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property ofprivileges
enjoyed by other properties in the vicinity and under identical zoning classification;
This site is unique with regard to location, topography, and the inherent building
location. The lot is encumbered by steep topography and the existing building
placement. Requiring the home to comply with setback standards would necessitate
removal of a heritage oak tree if an addition was added to the north side of the residence
or encroachment into the south property line setback if added to the front of the
residence.
Upon the granting of the variance, the intent and purpose of the applicable sections of
the Zoning Ordinance will still be served and the recipient of the variance will not be
granted special privileges not enjoyed by other surrounding property owners.
The intent of the setback requirements is to provide an undeveloped space between
neighbors for noise, privacy and aesthetic purposes. The addition will be located over an
existing building and will not result in anew impervious area and increased run off. The
addition will be screened by existing vegetation along the side property line.
3. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property, improvements or uses within the immediate
vicinity and within the same zoning district.
The granting of this variance would not pose a foreseeable threat to the public
welfare or injurious to properties within the same zoning district.
4. The variance will not authorize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel a(property.
Residential buildings are permitted uses in the R -A (Residential Agricultural) zoning
district.
Planting Commission
Lands of Kroot & Galili
April 2, 2009
Page 11
ATTACHMENT3
RECOMMENDED FINDINGS FOR DENIAL OF A VARIANCE TO ALLOW A
PARKING AREA TRELLIS AND TRASH ENCLOSURE TO ENCROACH WITHIN
THE SIDE YARD SETBACK UP TO 20 FEET AND FOR GRADING WITHIN 10
FEET OF THE PROPERTY LINE
LANDS OF KROOT & GALILI — 26950 MOODY COURT
1. Because of exceptional and extraordinary circumstances applicable to the subject
property, including size, shape, topography, location or surroundings, the strict
application of the provisions of this Title is found to deprive such property of
privileges enjoyed by other properties in the vicinity and under identical zoning
classification;
The strict application of the Zoning Code does not preclude the applicant from
constructing a puking space, trellis and trash enclosure on the lot. There are
already four (4) parking spaces on the property that meets the Town's parking
requirements and an existing trash enclosure can be located outside the required
setbacks.
2. Upon the granting of the variance, the intent and purpose of the applicable sections
of the Zoning Ordinance will still be served and the recipient ofthe variance will not
be granted special privileges not enjoyed by other surroundingproperty owners.
The granting of the variance would allow the applicant to enjoy a special privilege
not enjoyed by the other surrounding property owners. All residential parcels in
Town we subject to the same Zoning and Site Development standards, including
restrictions regarding development in setbacks. Granting this variance would allow
the applicant to enjoy the benefit of constructing their parking area and trash
enclosure in the setback area, a special privilege that the other surrounding property
owners do not have.
The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property, improvements or uses within the immediate
vicinity and within the same zoning district.
The granting of a variance will conflict with the general purposes and intent of the
Zoning Code to maintain adequate open space between properties and to preserve
the Town's rural appearance. The existing setback non -conformity will be increased
within one (1) foot of the property line.
4. The variance will not authorize a use or activity which is not otherwise expressly
authorized by the Zoning District regulations governing the parcel ofproperty.
Planning Commission
Lands of Kroot & Galili
April 2, 2009
Page 12
The granting of the variance would authorize a use in a setback area that is not
expressly authorized by the Town's Zoning Code. The intent of setbacks is to
provide a buffer area between developed residential properties and streets.
Allowable structure types are limited to 6' fences and minor ornamental garden
structures less then 6' tall. Locating the parking area and trash enclosure within the
setbacks would reduce the open space area between the properties and is not
consistent with the low-density residential zoning designation of the property and
surrounding properties.
Ko� t _ Attachment
Environmental Design and Protection Committee
New Residence/Remodel Evaluation 2�yg
FEv .
Reviewed by: P/ �45 S/Pm 4f Date
Applicant J T4wNU(�
Name 4a'T
is�n 9
Address 2foa5o t�
Site
V V"2i.I'
Creeks, drainage, easements:
Existing Vegetation: 1
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • Gxomscdd.org
DEVELOPMENT REVIEW COMMENTS
COOMEC.
CFC Sec
508.3, per
Appendix B
CFC Sec.
903.2, as
adopted
and
amended
by LAHMC
Sec. 8-8.0
SHEET
REQUIREMENT
Attachment 5
Nlnnatl
A,NnA W4a
ASenry
PIAN REVIEW NUMBEN 08 0410
BLOL PERMn NUMBER
FlLENUNBER 28-09-Z
593 square foot second -story addition to an existing 1,690 square foot
single-family residence with detached garage.
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 Department all applicable
construction permits.
Iw: The fire flow for this project is 1,000 gpm at 20 psi residual
xsted fire flow is available from area water mains and fire
are not spaced at the required spacing.
Wildland-Urban Interface: This project is located within the designated
Wildland-Urban Interface Fire Area. The building construction shall comply with
the provisions of California Building Code (CBC) Chapter 7A. Note that
vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to
project final approval. Check with the Planning Department for related landscape
plan requirements.
Fire Sprinklers Required: Approved automatic sprinklers are required in all new
and existing modified buildings when gross floor area exceeds 3,600 square feet or
that are 3 or more stories in height. An automatic sprinkler system shall be
provided throughout all existing buildings located in the designated
(Wildland-Urban Interface area when modifications are made that increase the
gross floor area. Exception:One-time additions to existing buildings made after
C11y PIANS SPECS NEW PMQL 45
OCCUPANCY
COHSr. TYPE
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CLEMENTS & ASSOCIATES
2/23/2009
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1 story
593 sf addn
Residential Development
Harding, Doug
XANE OF PROJECT
LOCATION
SFR - KROOT
26950 Moody Ct
Organized as the Santa Clara County Central Fire Protection District
Seming Santa Clam County and the OammunUM's Of Camp5e11 Cupertino,
u Sam! Los Altos,
LOs Altos Hills, Los Caton, Monte Sereno, Morgan Hill, a toW
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 3784010 • (408) 378-9342 (fax) • unw.sccfd.org
DEVELOPMENT REVIEW COMMENTS
:ODMEC. I BNEU I NO.I BEOUIREMEM
c Sec
'8.3, per
pped'LxC B
d
Fc Sec
78.3, r
ppC ix B
FC Sec.
.AH
story
EnemetionNN nramlm
Mmv
"N REWSV NUWER 0 9 0 410
ELM PamM NUMBER
nisw Ea 28-09-ZP-SD-VAR
'2008 that do not exceed 500 gross square feet. A State of California licensed
Fire Protection Contractor shall submit plans, calculations, a completed
application and appropriate fees to this department for review and
ral prior to beginning their work.
-Site Fire Hydrant(s) Required: Provide one (1) private on-site fire
installed per NFPA Std. #24, at location(s) to be determined by the Fire
it. Maximum hydrant spacing shall be 600 feet, with a minimum
flow of 1,000 GPM at 20 psi residual pressure. Prior to design, the
blic Fire Hydrant(s) Required: Provide public fire hydrant(s) at location(s) to
determined jointly by the Fire Department and the Purissima Hills Water
mpany. Maximum hydrant spacing shall be 600 feet, with a minimum single
drant flow of 1,000 GPM at 20 psi, residual. If area fire hydrants exist, reflect
!it location on the civil drawings included with the building permit submittal.
quired fees to be paid ASAP to prevent engineering delays.
)TE: This property is addressed to Moody Ct. but the actual driveway location is
Sherlock Road.
b Fire Apparatus (Engine)Access Driveway Required: 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%D. Installations shall
C9 ❑ N❑ I R-3, U I V -B I CLEMENTS & ASSOCIATES 12/23/2009 12 ov 3
593 sf addn. I _ Residential Development I Harding, Doug
SFR - KROOT
26950 Moody Ct
Organized as the Santa Clara County Central Fire Protection District
$ening Santa Clam County and the communities of Campbell, Cupertino, Los Altos,
Los Alws Hills, Los Gatos, Monte Sereno, Morgan Hll, and Samax a
.SPptABA CpG
�r
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 a (408) 378-9342 (fax) a w scdd.org
DEVELOPMENT REVIEW COMMENTS
CODE5EG MEET NO. REOUIREMEM
CFC Sec. 5051
In�vna�bmlyAme•.. .
Mmw
PIAN se,N. NUMBER 0 9 0 41 0
BLOC PER W NUMBER
MI NUMBER 28.09-ZP-SD-VAI
conform to Fire Department Standard Details and Specifications sheet D-1.
rises Identification: Approved numbers or addresses shall be placed on all
and existing buildings in such a position as to be plainly visible and legible
the street or road fronting the property. Numbers shall contrast with their
ent plan review and inspection delays, the above noted Developmental
Conditions shall be addressed as "notes" on all pending and future plan
als and any referenced diagrams to be reproduced onto the future plan
LAH ® ❑ ❑ ® ❑ 1 R-3, U I V -B
1 story 1 593 sf addn
SFR - KROOT
CLEMENTS & ASSOCIATES 1 2/23/2009 I 3 oP 3
Residential Development Harding, Doug
26950 Moody Ct
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clam County and the mmmunitles Of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Mon,,an Hill, and Samtogo
Attaclunent 6
PECEIdEO
(OAR 12 2009 KROOT
26950 Moody Court
TOWN OF LOS ALTOS HIM APN #182-30-004-00
FINDINGS
The findings for a Variance are as follows:
1. Because of exceptional or extraordinary circumstances applicable to the subject
property, including size, shape, topography, location, or surroundings, the strict
application of the ordinance is found to deprive the property of privileges enjoyed by
other properties in the vicinity and under identical zoning classifications:
While our property consists of about 4 Y: acres, little of this land is buildable. The
topography of the lot consists of over 4 acres of steep (70%) hillside and less then''/z acre
of fiat land. The flat area is divided into an upper flat section and a lower flat section
with a 15 foot hill between. The house is situated on the upper section and there is a
garage on the lower section.
We are a family of four and we have outgrown this small two bedroom, 1600 square foot
house. We desire to add a modest addition of an additional bedroom in less than 600
square feet.
We have worked closely with our architect and civil engineer to explore options for the
addition and concluded that the proposed plans are the only viable option. We examined
these other options:
a) Expand off NE face of house: this option is limited by three factors 1) the
sideyard setback cuts back towards the house off this side; 2) there is a large
20" oak tree limiting development on this side; and 3) there is only about 15-
20 feet before the ground drops steeply.
b) Expand off NW face of house: this area is in the side yard setback.
c) Expand off SW face of house: there is not enough area between the house and
the 30 -foot setback from Sherlock Road.
d) Expand off SE face of house: 10 feet from the house, the ground drops 15
feet in elevation. This option would be too expensive for a small addition. It
would require major foundation work or significant posts to support the new
structure above the lower section (garage).
e) Expand with a 2e° story addition over existing Living Room, Dining Room,
Kitchen: this option adds height in a less desirable location because it is
closer to the downhill side of the house; this option would require cutting
significant portions of a 20" oak whose canopy covers this area of the house;
this option would require removing a significant architectural feature of the
existing house—the vaulted ceiling in the LR/DR/Kitch—and replacing it
with a flat ceiling; this option would open a large portion of the house to the
elements during construction the proposed addition leaves the ceiling in
place during development.
11 March 2009
Additional Requested Items Requiring a variance:
The variance request includes additional items needed to improve an existing gravel area
next to the house that is frequently used for parking. The four required parking spots are
situated in or near the garage. These parking areas are far from the house (over 75 feet
distance and over 15 feet elevation) and very inconvenient for frequent activities such as
unloading groceries and young children. The area next to the house is unshaded and not
wide enough to allow car doors on both sides of a car to be opened.
Adding a 6 foot retaining wall allows the parking area next to the house to be widened by
about 3 feet. The hillside in question appears to have been graded to its current 2:1
steepness when the property was fust developed in 1958. The retaining wall cleans the
existing grading and does not create completely new grading. Approximately 8 cubic
yards will be removed.
The requested trellis from the house to the retaining wall provides some shading for a car
using this area.
f) Replace the entire house. This option is too expensive, disruptive, and
generates too much waste. Note that the proposed plan will generate very
little waste as the existing roofing (asphalt shingles) will be the only major
component that is not reused or recycled. The existing roof timbers and T&G
boards will be reused. Roof insulation will be reused. Steel windows are
easily recycled.
2. That upon granting of the Variance, the intent and purpose of the ordinance will still be
served and the recipient of the Variance will not be granted special privileges not enjoyed
by other surrounding property owners:
The addition of a second floor master bedroom to the house will bring the total bedroom
count to three and the total square footage of the house to 2200. With the addition, our
house will remain small relative to many of the surrounding houses. Other properties
have been developed along Sherlock Road with houses built in the front or sideyard
setback area. This is typical for this neighborhood.
3. That granting the Variance will not be materially detrimental to the public welfare or
injurious to the property, improvements or uses within the immediate vicinity and within
the same zoning district:
The property owner abutting the side yard setback has reviewed the plans and fully
supports this development. See attached letter from Howard Weale and Sylvia Plevritis.
The proposed development does not increase the footprint of the house in the setback
area. It only increases the height of the existing structure.
4. That the Variance will not allow a use or activity which is not expressly authorized by
the Zoning Ordinance.
The Variance allows the addition of a third bedroom to a small house.
Attackunent 7
February 10, 2009
Planning Commission
26379 Fremont Road
Town of Los Altos Hills
Los Altos Hills, CA 94022
Re: 26950 Moody Court
To Whom It May Concern:
We are writing to express our full support for the development plans proposed by Mark
Kroot and Shuly Galili. We understand that Mark Kroot and Shuly Galili wish to add a
2nd story addition to their house which will increase the height of a section of the
existing structure which sits in the side yard setback near our property. Since this
setback is based on the property boundary between our lands, we thought it would be
important to you to know that we support the development as proposed, We have
reviewed the plans and we understand that the development will add about 9 to 10 feet
to the structure height. We also understand that a retaining wall and trellis will be added
in the area near our property border.
We have reviewed and support these development plans. If you have any questions
regarding this letter please contact Howard at (
Si rel
Howard ylvia Weale
27181 Sherlock Road
Attachment 8
PLANNING DEPARTMENT
26379 Fremont Road • Los Altos Bills, California 94022 • (650) 941-7222 • FAX (650) 941-3160
MAR 12 2009
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOMWWOALTOS H14
• TURN IN WITH YOUR APPLICATION
PROPERTY OWNER'S NAME eeoo-r
PROPERTY ADDRESS 2G o 0 Co.2T
CALCULATED BY J- CCCAIC-HFS DATE 3-//-07.
1.
DEVELOPMENT AREA
Existing
Proposed
Total
(SQUARE FOOT4GF.)
(Additions/Delctions)
A.
House and Garage (from Part 2. A.)
z 3 So
593 -
2 9 & 3
B.
Decking
2oZ
.202-
202C.
C.
Driveway/)2
GR.+YEi a$-) .:' ✓Oq =
.32'f
436
D.
Patios and Walkways ee�
at)mZfl
375
'/38
F�uT
J�
CO
e4&,gEo R74r15 FL,f6.s E 5;-- S� %
/B¢
-375
—24+ -/do
11,96-
0.35F.
F,
Zew, 0,,vewoy, . 4C_
L0�'7
7375
2 309
_.
G.
Auccssury'iuiltlings(iminPart Bj
337
337
H.
Any other coverage •06 9v -e'
_ i S0
TOTALS
6180
//C6
��qo
Maximum Development Area Allowed - MDA (from Worksheet #1) 75 00
2. TOTAL IMPERVIOUS SURFACE Existing
(SQUARE FOOTAGE)
TOTALS
3. FLOOR AREA (SQUARE FOOTAGE)
A. House and Garage
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
d. Garage
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS --H772-7
Maximum Floor Area Allowed - MFA (from Worksbeet #1) `�•�
Existing
Proposed Total
Proposed Total
(Addi:ions/Deletions)
/6 9n 33 /723
S40 =G0
"
337
7oO
337
TOWN USE ONLY I CHECKED BY DATE
^-, —1- Page I of 1 Town of Los Altos iiiils