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HomeMy WebLinkAbout3.1Item 3.1 TOWN OF LOS ALTOS HILLS June 2, 2011 Staff Report to the Planning Commission SUBJECT: CONDITIONAL DEVELOPMENT PERMIT FOR A 788 SQUARE FOOT FIRST FLOOR ADDITION; LANDS OF AHY; 13500 FREMONT ROAD; FILE #77-11-ZP-SD-CDP. FROM: Brian Froelich, AICP, Associate Planner -J33= APPROVED: Debbie Pedro, AICP, Planning Director RECOMMENDATION: That the Planning Commission: Approve the requested Conditional Development Permit (CDP) subject to the recommended conditions of approval and required findings in attachments 1, and 2. BACKGROUND The subject site is located on the east side of Fremont Road just south of Burke Lane. The property is flat but has a net size of less than a half acre with a resulting lot unit factor of .4275, thus requiring a Conditional Development Permit. The proposed addition will cover the existing patio and a portion of lawn in the rear yard. CODE REQUIREMENTS The proposal requires Planning Commission review per Section 10-1.1104 (Conditional Development Permits) of the Zoning Ordinance. The Planning Commission must make findings for the Conditional Development Permit (CDP) in order to approve the project. Recommended CDP findings for approval have been prepared (Attachment #2) for the Commission's review. The CDP findings include consideration of the size and design of the project with regard to the size, shape and topography of the site. DISCUSSION Site Data: Gross Lot Area: 0.4275 acres Net Lot Area: 0.4275 acres Average Slope: 4.51% 'Lot Unit Factor: 0.4275 G Planning Commission Lands of Ahy June 2, 2011 Page 2 Floor Area and Development Area: Area Maximum Proposed Existing Change Left Development 6,375 5,222 4,917 +305 Floor 4,275 3,462 2,674 +788 Site and Architecture 1,153 813 The applicant is proposing 788 square foot first floor addition in an area that is currently covered by lawn and a rear yard patio. The addition will match the existing stucco siding and shingle roofing materials. The proposal complies with height, floor area, and development area standards per Title 10 of the Municipal Code. The proposed maximum building height is 14' at its highest point. Conditional Development Permit The LUF for this property is less than 0.50 and a Conditional Development Permit is required per Section 10-1.1107(3) of the Zoning Code. In order to grant a Conditional Development Permit, the Commission must make the four required findings specified in that Section. CDP findings evaluate the adequacy of the site to accommodate the proposed project, creation of a balanced development project in relation to the site topography and surroundings, minimizing alteration of the natural landscape, and compliance with regulations of the Site Development Ordinance. Findings for approval of the CDP are included in Attachment #2. Grading and Drainage The Engineering Department has reviewed the plans and has recommended conditions of approval as specified in Attachment #1. The applicant proposes no site grading beyond foundation preparations. The flat site has no improved drainage system and the proposed addition will drain from downspouts to splash blocks on grade. Trees & Landscaping The site contains approximately 10 trees. None are proposed for removal with this project. Planning Commission Lands of Ahy June 2, 2011 Page 3 Committee Review The Environmental Design and Protection Committee had no comments. ENVIRONMENTAL CLEARANCE (CEOA) The proposed single family residence is categorically exempt from the provisions of the California Environmental Quality Act by Section 15301 (e). ATTACHMENTS 1. Recommended conditions of approval 2. Recommended findings for the Conditional Development Permit 3. Environmental Design and Protection Committee review letter May 13, 2011 4. Development plans (Commission only) Planning Commission Lands of Ahy June 2, 2011 Page 4 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR A CONDITIONAL DEVELOPMENT PERMIT LANDS OF AHY, 13500 FREMONT ROAD File #77-11-ZP-SD- CDP A. PLANNING DEPARTMENT - Please work with Brian Froelich, Associate Planner 650-947-2505 to complete the following conditions: 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. After completion of rough framing staff shall determine if a landscape screening and erosion control plan shall be reviewed at a Site Development Hearing. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection. 3. Prior to receiving a Building Permit, all heritage oak trees are to be fenced at the drip line. Town staff must inspect the fencing and the trees to be fenced prior issuance of Building Permit. 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. Tree fencing requirements: a) Fencing shall be located at the drip line of the tree or trees. b) All trees to be preserved shall be protected with chain link fences with a minimum height of five feet (5) above grade. c) Fences are to be mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least two feet (2') at no more than 10 -foot spacing. d) Fencing shall be rigidly supported and maintained during all construction periods. e) No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees at any time. f) No trenching shall occur beneath the drip line of any trees to be saved. 4. 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 addition and roof eaves are no less than 30' from the rear Planning Commission Lands of Ahy June 2, 2011 Page 5 property line." The applicant shall submit the stamped and signed letter to the Planning Department prior to requesting a foundation inspection. 5. Air conditioning units shall be located a minimum of 40' from the front property line and 30' from the side and rear property lines. 6. If utilized, skylights shall be designed and constructed to reduce emitted light. No lighting may be placed within skylight wells. 7. All new exterior lighting fixtures shall have whitelfrostedletched glass enclosures or be shielded light fixtures. Seeded or bent glass is not acceptable. No landscape or site lighting is approved with this plan. Landscaping and site lighting shall be reviewed with the landscape screening plan. All lighting must comply with the Town's Lighting Policy prior to final inspection. 8. Fire retardant roofing (class A) is required for all new construction. 9. The applicant 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 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. ENGINEERING DEPARTMENT.- Please work with John Chau, Assistant Engineer 650-947-2510 to complete the following conditions: 10. Any, and all, changes to the proposed Site 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. 11. Final grading and drainage shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final approval. 12. 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. 13. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and shall provide the Town with photographs of the existing conditions of the Planning Commission Lands of Ahy June 2, 2011 Page 6 roadways and pathways prior to acceptance of plans for building plan check. 14. 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 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. Project approval may be appealed if done so in writing within 22 days of the date of approval. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department on June 27th, 2011 provided all conditions of approval are completed and signed off by Town staff. Please call 650-941-7222 extension 235 to schedule a final inspection with the Planning and Engineering Departments at least two weeks prior to scheduling the final building inspection approval. CONDITION NUMBERS 9 AND 14 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT OR THE ENGINEERING DEPARTMENT 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 2, 2012). 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 Ahy June 2, 2011 Page 7 ATTACHMENT 2 CONDITIONAL DEVELOPMENT PERMIT FINDINGS LANDS OF AHY-13500 FREMONT ROAD 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 such other features as may be required by this chapter. The proposed addition has been designed below the maximum floor area and complies with the development area, building height limits, and setbacks. The intensity of the development on the site is compatible with other similar sized lots in the area. 2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the surrounding neighborhood. This area of the Town has a few groupings of half acre lots. The proposed residence is compliant with Town standards and the architecture and materials are not out of character with residences in the vicinity. The proposal does not request any Variances. 3. 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 will be preserved and no site grading is proposed. 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. p S 1 I, i'� L( L . "L ' IcUt i Attachment 3 Environmental Design and Protection Committee RSCEM New Residence/Remodel Evaluation MAY 16 2011 Reviewed by: NSE i..A 0.&1 - OF '&1OF LOS ALTOS Fl118ate I;?. ( Applicant Name Ept Address Site impact/lighting/noise: Creeks, drainage, easements: Existing Vegetation: Significant issues/comments: