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HomeMy WebLinkAboutItem 3.3Item 3.3 TOWN OF LOS ALTOS HILLS January 15, 2008 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT TO CONSTRUCT A 4,259 SQUARE FOOT TWO-STORY RESIDENCE WITH BASEMENT AND VARIANCE FOR TWO SURFACE PARKING SPACES WITHIN THE NORTHERN SIDE SETBACK. LANDS OF HANAFI, 13571 HILL WAY, FILE# 217-08 ZP-SD-VAR FROM: David Keyon, Associate Planner (fig APPROVED BY: Debbie Pedro AICP, Planning Director4 RECOMMENDATION: That the Planning Commission: Approve the requested Conditional Development Permit and the Variance to the side setback to allow the construction of two parking spaces, subject to the recommend conditions and findings for approval (Attachments 1,2, and 3). BACKGROUND The subject property is 0.43 acres in size and is located on the west side of Hill Way, a dead-end street off of Burke Road between West Fremont and Old Altos Roads. The existing one-story dwelling on site was constructed in 1947, prior to the Town's incorporation. This dwelling is non -conforming with regards to the front and side setbacks, with an encroachment of up to 14' into the northern side yard setback, 4'-6" into the southern side setback, and 16'-6" into the front setback. The average site slope is 2.66% and the property has 8 trees on site, including one heritage oak to the rear of the house with a trunk width of 12 inches. The proposal requires Planning Commission review per Sections 10-1.1104 (Conditional Development Permits) and 10-1.1103 (Variances) of the Zoning Ordinance. The Planning Commission must make affirmative findings in order to approve a Variance per Section 10-1.1107(6). The Conditional Development Permit findings include consideration of the size and design of the project with respect to the size, shape and topography of the site, while the Variance findings include the evaluation of the physical site conditions, particularly size, which results in a physical hardship on the property. Findings for approval of the setback Variance and Conditional Development Permit we included in this report for the Commission's review (Attachments 2 and 3). The applicant has also provided findings for approval of the Variance and Conditional Development Permit (Attachment 5). Planning Commission Lands of Hanafi January 15, 2009 Page 2 DISCUSSION Site Data: Gross Lot Area.: Net Lot Area: Average Slope: Lot Unit Factor; 0.43 Acres (18,575 square feet) 0.43 Acres (18,575 square feet) 2.66% 0.426 Floor Area and Development Area (in square feet) Area Maximum Proposed Existing Increase Remaining Development Area 6,360 5,932 5,462 470 428 Floor Area 4,260 4,259 3,197 1,062 1 Site and Architecture The owner proposes to demolish the existing one-story residence and construct a two- story residence of contemporary design with a flat roof. The exterior materials include cement plaster and wood siding. The design incorporates a basement of 1,790 square feet that is exempt from the floor area total (Section 10-1.208). The proposed ]n floor level includes a two car garage, a kitchen, breakfast area, family room, living/dining room, and a guest bedroom. The proposed 2nd floor level includes the master suite, den, and two bedrooms. The proposed residence complies with floor area and development area standards per Title 10 of the Municipal Code. The proposed maximum building height is 25' 6" on a vertical plane from the existing/finished grade to the highest point (the entry/den skylight), under the 27 foot height limit The roof eaves are proposed to encroach up to 4' into the northern side yard setback and about P 6" into the southern side setback. A trellis attached to the residence is proposed to encroach up to 2' 6" into the front setback. Town Code Section 10-1.505(b)(2) allows eaves to encroach up to 4 feet into the setbacks on sites substantially constrained by existing natural features of the lot, including unusual lot configuration or size. At 0.43 acres, the lot is significantly smaller than the standard 1 acre lot size for Los Altos Hills, justifying the encroachment. The trellis over the front entry court is supported entirely by the residence, and essentially acts as an "open roof" rather than a free-standing trellis. Therefore, the applicant is requesting that the encroachment of the trellis 2' 6" into the front yard setback be considered as exempt under Section 10-1.505(b)(2). A five foot tall legal non -conforming stucco wall with gates is located along the Hill Way frontage. This wall is located 16 feet from the centerline of Hill Way. The applicant is proposing to relocate the front pedestrian entry gate, with the driveway gate remaining in its current location. Per Town Code Section 10-1.401(b), not more than fifty (50%) Planning Commission Lands of Hanafi January 15, 2009 Page 3 percent of the nonconforming 5' tall stucco wall along the front property line may be rebuilt, either as a single project or cumulatively over time, so long as the reconstruction, repair or rebuilding does not result in an increase in the nonconformity that existed prior to the reconstruction. Variances To accommodate the Town's requirement for 4 puking spaces, the applicant is requesting a Variance to allow two surface parking spaces within the northern side setback. In evaluating a Variance, the Planning Commission must 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. In the case of the Hanafi site, the substandard size of the property presents an exceptional or extraordinary physical circumstance that justifies the requested Variance. The lot is less than half the standard I -acre lot size in Los Altos Hills, while the setback requirements remain the same with a 40 foot front setback and 30 feet side and rear setbacks. The setbacks reduce the developable area of the site (the development envelope) to an area of only about 4,000 square feet, an area further constrained by the desire of the property owners to preserve the Elm and Ash trees at the rear of the site. Further, the intent of setbacks is to provide an undeveloped area between adjacent residential properties and streets in order to preserve privacy for neighboring properties and to maintain the rural character of the Town. Approval of the surface parking in the side setback would not significantly reduce privacy for the neighbor to the north due to the presence of an existing 6 foot tall wood fence along the northern property line, and incorporating grasscrete paving will maintain the semi -rural character of the site. The parking will actually be an improvement over existing site conditions, where the driveway and puking encroaches to within five feet of the northern property line. If the Planning Commission chooses to approve the Variance request, the findings of approval (Attachment 2) should be cited. If the Commission decides to deny the variance request, staff should be directed to prepare findings for denial and make the appropriate revisions to the conditions of approval. Conditional Development Permit Town Code Section 10-1.502(c) requires development on properties with a Lot Unit Factor (LUF) of 0.5 or less to obtain a Conditional Development Permit. Due to the relatively small size of the Hanafi property, the lot has a LUF of 0.426, requiring a Conditional Development Permit. Conditional Development Permit findings relate to the adequacy of the site to accommodate the proposed project, creation of a harmonious project in relation to the site topography and Planning Commission Lands of Hanafi January 15, 2009 Page 4 surroundings, minimizing alteration of the natural landscape, and compliance with regulations of the Site Development Ordinance. Recommended findings of approval for the Conditional Development Permit are included in Attachment 3. Driveway & Parkine The existing driveway will be modified so paving encroaches no closer than 10 feet to the side property line, with the location of the entry gate proposed to remain at the current location. Two puking spaces will be provided within the garage, and two provided on grasscrete which encroach 20 feet into the north side yard setback, for which a Variance has been requested. Outdoor Liehtine Outdoor lighting attached to the dwelling is shown on the elevation plans (sheets DR6 and DR7) and on the floor plans (sheets DR4 and DR5). Two downlight wall sconces are proposed at the front entry and one at the door to the mudroom/kitchen, two recessed downlights above the garage door, and seven recessed downlights at the rear porch and decks (four on the I n floor and three above the second floor deck). Condition of approval 4 requires that fixtures be downshielded or have frosted/etched glass. Landscape lighting is proposed along the driveway and entryway path, and includes five downlights of about 2' in height within the front setback (two along the driveway and three along the entry path). Per Section 10-2.1005 of the Town Code, only two landscape lights are allowed in the setback unless more are determined necessary to safely illuminate an area. Because the entry path is at least 54 feet from the nearest driveway downlight, the applicant is requesting that the three additional downlights be permitted along the path within the front yand setback. Trees & Landscaoine The site is vegetated with eight trees, all a mix of species (Japanese Maple, Ginko, Crabtree, Elm, Ash, Mulberry and one heritage oak). A line of Camphor and Birch trees borders the property line along Hill Way, providing screening from the street. None of the trees are proposed for removal. The applicant has provided an arborist report which includes recommendations on methods to preserve the trees during construction. The proposed two-story dwelling will have minimal impacts to neighbors' privacy, due to the retention of existing screening vegetation and the careful placement of second story windows. The portions of the second story closest to the northern and southern side property lines will incorporate clearstory windows 7 feet above floor level for the sides that face directly on to neighboring properties. Furthermore, the rear second -story deck will be mostly obscured from neighboring properties by existing vegetation, including the large Ash and Elm tree. Planning Commission Lands of Hanafi January 15, 2009 Page 5 A landscape screening plan will be required after final framing of the proposed residence to ensure adequate screening is provided around the property (condition of approval 2). Grading & Drainage The Engineering Department has reviewed the grading and drainage plans and determined that the proposed grading and drainage design complies with Town requirements. The proposed drainage pattern will incorporate grass swales and a new retention system in the front yard to minimize runoff to pre-project levels. Grading will consist primarily of the excavation for the basement, which will be exported off site. The Engineering Department will review 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. Fire Denartment Review The Santa Clara County Fire Department reviewed the plans and requires standard conditions of approval. (Attachment 6) Committee Review The Pathway Committee recommends that a pathway in-lieu fee will be required for the project rather than a dedication. The Environmental Design and Protection Committee commented that the trees on site should be preserved, and would like the owner to consider the possibility of recycling certain components of the existing dwelling when demolished. (Attachment 4) ENVIRONMENTAL CLEARANCE (CEOAI The proposed new residence is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15303(a). Planning Commission Lands of Hanafi January 15, 2009 Page 6 1. Recommended conditions of approval 2. Findings for approval of the setback Variance for parking 3. Findings for approval of the Conditional Development permit. 4. Environmental Design & Protection Committee comments, dated 9/8/08. ' 5. Project description and Variance findings of approval prepared by the applicant, received 8/15/08. 6. Comments from the Central Fire District, dated 8/19/08. 7. Proposed development plans, prepared by Swan Architects, dated 8/14/08 and revised 12/12/08 (Commission only) Planning Commission Lands of Hanafi January 15, 2009 Page 7 ATTACHMENT RECOMMENDED CONDITIONS FOR A CONDITIONAL DEVELOPMENT PERMIT AND VARIANCE LANDS OF HANAFI, 13571 HILL WAY File #217-08-ZP-CDP-VAR 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, the applicant shall submit a landscape screening and erosion control plan for review. The landscape screening and erosion control plan is subject to a public hearing. 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. 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. Prior to beginning any grading operation, all significant trees are to be fenced at the drip line. Chain-link fencing shall clearly delineate the drip line. Town staff must inspect the chain-link 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 chain-link 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. 5. All new exterior lighting fixtures shall have frosted/etched glass enclosures or be shielded light fixtures. Seeded or bent glass is not acceptable. No lighting may be placed within setbacks except as shown on the approved plan. The applicant shall provide the Town with a lighting detail or manufacturer's specification on the fixtures to be used, prior to acceptance of plans for building plan check. All lighting must comply with the Town's Lighting Policyprior to final inspection. Planning Commission Lands of Hanaf, January 15, 2009 Page 8 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 residence and roof eaves comply with the location shown on the approved plans relative to the 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 approved plan." The applicant shall submit the stamped and signed letters) to the Planning Department prior to requesting a foundation 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 residence complies 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 letters) to the Planning Department prior to requesting a final framing inspection. 8. Skylights shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 9. Air conditioning units shall be located a minimum of 40' from the front property line and 30' from the side and rear property lines. 10. Fire retardant roofing (class A) is required for all new construction. 11. No new fencing or gates are approved beyond the relocation of the pedestrian gate for the front entry. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Per Town Code Section 10- 1.401(b), not more than fifty (50%) percent of the nonconforming 5' tall stucco wall along the front property line may be rebuilt, either as a single project or cumulatively over time, so long as the reconstruction, repair or rebuilding does not result in an increase in the nonconformity that existed prior to the reconstruction. 12. The applicant shall pay any applicable School District (Los Altos or Palo Alto) fees prior to acceptance of plans for building plan check from Los Altos Hills. The applicant 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. Planning Commission Lands of Hanafi January 15, 2009 Page 9 13. Peak discharge at 13571 Hill Way, as a result of Site Development Permit 217-08, 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 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. 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. 17. 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 Hill Way and surrounding roadways, storage of construction materials, placement of sanitary Planning Commission Lands of Hanafi January 15, 2009 Page 10 facilities, parking for construction vehicles, clean-up area, and puking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Green Waste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 18. The property owner shall pay a pathway in -lieu fee of $50.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check. 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 ofplans jar building plan check. 20. 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. Exception: One-time additions to existing buildings made after 1/1/08 that do not exceed 500 gross square feet. An automatic sprinkler shall be provided in all new structures located in the designated Wildland-Urban Interface Fire Area. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 21. The 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 final approval. Check with the Planning Department for related landscape plan requirements. 22. Emergency Gate/Access Gate Requirements, Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, 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. 23. Premises Identification: 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. Planning Commission Lands of Hanafi January 15, 2009 Page I 1 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 12, 13, 16, 17, 18, AND 19 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 January 15, 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 Commission Lands of Hanafi January 15, 2009 Page 12 ATTACHMENT FINDINGS FOR APPROVAL OF A SETBACK VARIANCE TO ALLOW SURFACE PARKING TO ENCROACH WITHIN THE SIDE SETBACK BY 20 FEET LANDS OF HANAFI-13571 HILL WAY 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; This finding can be made, in that the subject property is less than half the standard 1 -acre lot size in Los Altos Hills, while the setback requirements remain the same with a 40 foot front setback and 30 feet side and rear setbacks. The setbacks reduce the developable area of the site (the development envelope) to an area of only about 4,000 square feet, and strict application of the setbacks would deprive the property of a comparably -sized residence to surrounding properties. 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 of the Variance will not be granted special privileges not enjoyed by other surrounding property owners. The granting of the Variance would serve the intent and purpose of the Zoning ordinance because the site will provide the four (4) required off street puking spaces. The applicant will not be granted special privileges not currently enjoyed by other surrounding property owners because the proposed Variance is for a required puking space and is an improvement over the existing nonconforming puking and driveway configuration. 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. This finding can be made, in that the granting of this Variance will not be materially detrimental or injurious to the public welfare or adjacent property owners as the encroachment of the two uncovered parking spaces in the setback will not result in an immitigable negative visual impact to adjacent neighbors. The parking area will not be visible from neighboring properties due to the presence of a 6' high wood fence and existing screening vegetation (which is not proposed to be removed). Planning Commission Lands of Hanafi January 15, 2009 Page 13 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. The granting of the Variance will not allow a use or activity that is not expressly authorized by the Zoning Ordinance. Required onsite parking spaces are consistent with the residential zoning designation of the property. Planning Commission Lands of Hanafi January 15, 2009 Page 14 ATTACHMENT CONDITIONAL DEVELOPMENT PERMIT FINDINGS LANDS OF HANAFI— 13571 HILL WAY The site for the proposed development is adequate in size, shape, and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls and fences, and such other features as may be required by this chapter. The proposed residence on the .43 acre parcel has been designed to fit within the floor area, development area, and building height limits. Four required puking spaces are provided, though due to the sub -standard size of the lot, two uncovered, surface puking spaces will encroach 20' within the side setback and require a Variance (see Variance findings, Attachment 2). 2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the surrounding neighborhood. Surrounding properties are comprised of both one and two-story residences of a similar size to the proposed project. The existing single -story house encroaching into the front and side setbacks will be replaced by a two-story home that complies with the Town's setback requirements. The increased building setbacks will provide additional open space between the houses and allow room for additional landscape screening if necessary. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms. Existing trees and shrubs will be preserved as much as possible to maintain the character of the site. A landscape screening plan required under condition #2 will ensure that existing trees and shrubs will be supplemented by new landscaping, if required, to adequately screen the residence, blend the visual impact, and preserve the rural character of the site. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development ordinance. The proposed residence is in compliance with all regulations and policies set forth in the Site Development Ordinance, with the exception of the two surface parking spaces that encroaches into the side setback, for which a Variance is requested. Environmental L_,ign and protection Committee Pew �S) Attachmeo[4 New Evaluation uahmt Reviewed by: ��:( �,� Dated $ S_ Applicant Address Site Existing Significant issues/comments: Attachment 5 .SEL SWATT ARCHITECTS %M OF LOS pL7pS HILLS August 14, 2008 Rohm swot r.a Sfeven Steps a. Town of Los Altos Hills 26379 Fremont Road Los Altos Hills, CA 94022 Project: Haan House (0805) Subject: Findings for Major Variance and Conditional Development Permit To Whom It May Concern: Due to existing site conditions, the Applicants, Ammar and Fara Hanafi, are seeking a major variance to place 2 of the 4 required parking spaces in the side setback and to replace the existing driveway in the same configuration, which is closer than 10'to the setback. The parking spaces are farther than 10' from the properly line and their appearance minimized with the use of grasscrete. The other request is to reconstruct the driveway in a permeable material in its current location to retain the ability to turn around in the driveway rather than backup all the way out to the street. See diagram on DR 2, Site Plan. Screening for both conditions from offsite is provided by an existing 6' fence at the adjacent property and a 5' stucco wall to the street side. Following are your findings questions in regular text and our responses in bold. Variance: 1. Because of exception 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: This property is less than half an acre in size and shares a zoning classification with properties many times that size. The shape of the site is a parallelogram, so the corners with acute angles are not usable space. Additionally, there are 2 very large trees, an ash and an elm, that we are trying to save which have driplines within the buildable area. We feel these two trees, while not protected species, provide much of the character of the site and are worth preserving. The strict application of the ordinance is found to deprive the property of privileges enjoyed by other properties in the vicinity which are much larger in size. 2. That upon granting of the Variance, the intent and purpose or 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: 5845 Doyle Street, Suite 104, Emeryville, Coliform. 94608 510 985 9779 FAR 510 985 0116 www.:warcarchBecnmm SWATT ARCHITECTS The ordinance requires 4 parking spaces on the site that do not have a visual impact on surrounding properties. This proposal allows for 4 parking spaces on a very tight site and there will be no visual impact on the neighbors since the fence and wall surrounding this part of the site will screen the spaces completely. Granting the variance will allow the intent and purpose of the ordinance to be served, providing 4 parking spaces on the site. 3. That granting the Variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses with the immediate vicinity and within the same zoning district: - Granting this variance will not have any impact on the public welfare or be injurious to the property, improvements or uses within the vicinity or zoning district It will allow all the parking required to be on-site and completely screened from off-site. Allowing the driveway to remain in its current configuration with the turnaround space will provide additional safety at the street. 4. That the Variance will not allow a use or activity which is not expressly authorized by the Zoning Ordinance: Granting this Variance will not allow any new use or activity on this site. Conditional Development permit 1. The site for the proposed development is adequate in size, shape, and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls, and fences, and other such features as may be required by this chapter: The site for this new residence is appropriate for the proposed level of development The existing house is substantially in the front setback as it is 23'-4" from the front property line. The new residence will correct the non conformity of the previous house with the required 40' setback It will be entirely within the buildable envelope and keeping the 2large trees to the rear, with the exception of the parking and some of the driveway, which is all at grade and is constructed of permeable materials and is screened from all off-site views. 2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape, and topography of the site and in relation to the surrounding neighborhood: SWATT ARCHITECTS The design of the proposed residence steps back on all 4 sides to break up the massing There is a pleasing balance of solids and voids and the residence is of a similar scale to many in the surrounding neighborhood. I The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms: We are aiming to save 2 important trees via a variance for 2 parking spaces, and keep all the remaining trees on the site. We also propose to maintain the natural character of the site, no grading is proposed. 4. The proposed development is in compliance with all regulations and policies set forth in the Site Development Ordinance: The proposed development is in compliance with all regulations and policies set forth in the Site Development Ordinance save for the items for which we have requested a variance. Sincerely, _ Julie Liberman Swart Architects Fll-t,<: DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd.. Los GatesCA DEVELOPMENT REVIEW COMMENTS CDDESEC I SHEET I NG.I REQUIREMENT CFc sec. 508.3, per Appendix B _FC Sec. 303.2, as tdopted ind Lmended >y LAHMC Attachment 6 Wo -B -1f, Aveal,Im ABS PUN REVIEW NUMBER 68 2377 BLDG PERMn NUMBER M E NUMBER )osed new 6,049 square foot two-story single family residence with basement attached garage. w of this Developmental proposal is limited to acceptability of site os and water supply as they pertain to fire department operations, and not be construed as a substitute for formal plan review to determine Hance with adopted model codes. Prior to performing any work the :ant shall make application to, and receive from, the Building Intent all applicable construction permits. Required Fire Flow, The fire flow for this project is 1,000 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. project is located within the designated Wildland-Urban interface Fire . The building construction shall comply with the provisions of California ling Code (CBC) Chapter 7A. Note that vegetation clearance shall be in 3liance with CBC Section 701A.3.2.4 prior to project final approval. Check the Planning Department for related landscape plan requirements. rved automatic sprinklers are required in all new and existing modified ngs when gross floor area exceeds 3,600 square feet or that are 3 or stories in height. Exception:One-time additions to existing buildings after 01/01/2008 that do not exceed 500 gross square feet. An iatic sprinkler shall be provided in all new structures located in the CM1y PUNS SPECS NEW RMDL AS GDDUPLNCY CDNPT. TYPE Appiic.rox�m. LAH ® ❑ ® ❑ ❑ R-3, U TB SWATT ARCHITECTS, JULIE WTE PAGE 8/19120D8 1 2 SEChLOBR MFA LORU DESCRIPTIDN —GF— i story +bsmt 6049 sf Residential Development B Y Harding, Doug NAME BF PRPIECT tL[annu SFR- HANAFI 13571 Hill Way Organized as the Santa Clara County Central Fire Protection District Serving Sonet Clam County and the communitie.R of Compbell,Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Samtoaa FIhic, DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA m-.0 DEVELOPMENT REVIEW COMMENTS bOE5EC. I SKEET I ND.I REGUAREMENr C sac. I and 50 sec. I .sa-h, Arued Ag PLAN REWE NUMBER 0 2 BLDG PER Gr NUMBER FlLE NUMBER iignated Wildland-Urban Interface area. A State of California licensed 16) Fire Protection Contractor shall submit plans, calculations, a completed mit application and appropriate fees to this department for review and roval prior to beginning their work. rrgv Gate/ACCess Gate Requirements- Gate installations shall conform Department Standard Details and Specification G-1 and, when open shall not any portion of the required width for emergency access roadways or rs. Locks, if provided, shall be fire department approved prior to Installation. Mises Identification, Approved numbers or addresses shall be placed on all ✓ and existing buildings in such a position as to be plainly visible and legible from street or road fronting the property. Numbers shall contrast with their background. To prevent plan review and Inspection delays, the above noted Developmental Review Conditions shall be addressed as "notes" on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. d tK ❑ ® ❑ ❑ I R -3,U V -B SWATT ARCHITECTS, JULIE IB/19/200BI 2 oP 2 >ry+bsmt 6049 at Residential Development I Harding Doug SFR-HANAFI 13571 Hill Way Organized as the Santa Clara County Central Fire Protection District Seming Santa Clam County and the comm Ries of Campbell, Cupertino, Los Altos, Los Altos Hill, Los Gatos, Monte Sereno, Morgan Hill, and Samtoaa