HomeMy WebLinkAbout3.4 Town of Los Altos Hills April 8, 1998
Staff Report to the Planning Commission
RE: REQUEST FOR APPROVAL OF A SITE DEVELOPMENT PERMIT FOR A
SECONDARY DWELLING UNIT; LANDS OF CHASSON; 28221
CHRISTOPHER'S LANE; FILE#141-96-ZP-SD.
FROM: Suzanne Davis, Planner ST
APPROVED BY: Curtis S. Williams, Planning Direc oz3
RECOMMENDATION That the Planning Commission:
Approve the requested site development permit, subject to the recommended conditions
in Attachment 1.
BACKGROUND
The subject property is located on the north side of Christopher's Lane, three lots west of
Page Mill Road. The property was created as part of a 19 lot subdivision (Tract 3609,
James Hill Estates) that was recorded in 1964. A 10 foot wide public utility easement
along the frontage is the only recorded easement on the property.. Surrounding properties
are all developed with single family residences and related uses.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Ordinance, this application for
a secondary dwelling unit larger than 750 square feet has been forwarded to the Planning
Commission for review and approval. Criteria for review from the Site Development
Ordinance include grading, drainage, building siting, pathways, landscape screening and
outdoor lighting. Zoning Code review encompasses compliance with floor and
development area requirements, setbacks,height and parking.
DISCUSSION
Site Data
Gross Lot Area: 1.099 acres
Net Lot Area: 1.099 acres
Average Slope: 18.0%
Lot Unit Factor: .91
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 10,920 10,581 9,300 +1,281 +339
Floor 5,096 4,693 3,802 +891 +403
Planning Commission
April 8, 1998
Lands of Chasson
Page 2
Site & Architecture
The applicants are proposing to construct a 891 square foot secondary dwelling unit
above an attached garage. The existing low profile design has been maintained and the
maximum height would be 19 feet six inches as measured from the existing pad. Exterior
materials are to be matched and will consist of vertical wood siding, deck railings and
trim with a tar and gravel roof. The exterior color (brown) will be matched. Decking
(390 square feet) and large roof overhangs have been proposed to break up the vertical
massing. The overall height, natural exterior colors and materials will keep the addition
low and unobtrusive to neighbors. The property is well screened and the addition would
be primarily visible from the existing driveway opening.
The project would leave additional floor and development area for future projects as
recommended by the Design Guidelines.
Outdoor Lighting
Three new lights are proposed to be added at exits to the exterior deck. The lights would
be mounted in the roof overhang and would not be seen from off the site. Condition #6
requires a cut sheet or lighting detail to be approved by the Planning Department prior to
acceptance of plans for building plan check.
Trees & Landscaping
The existing trees and vegetation on the site will all be maintained. The only clear view
into the site is from the street looking up the driveway. Provided that none of the
perimeter screening is removed during construction, only minimal planting is anticipated.
Condition #2 states that staff will evaluate the site once the addition has been framed to
determine the extent of any planting needed for screening and/or erosion control. A
landscape plan will be required if necessary, and would be reviewed by staff with input
from the Environmental Design Committee. If it is determined that substantial planting is
needed, the plan would be reviewed at a Site Development Hearing.
Parking &Driveway
The existing driveway and parking is intended to be retained. Although the garage doors
face the street, this is an existing situation. There are two parking spaces in the garage
and three uncovered spaces outside. One of the spaces encroaches into the side setback,
although this is also an existing situation and would not be changed by the project. An
additional parking space could not be added without disrupting the existing trees and
landscaping on the property. Staff does not believe that the existing parking space is
obtrusive to the adjacent neighbor since it is screened, and is only about five feet into the
setback.
Grading & Drainage
No grading would be necessary to construct the secondary unit since it is on the second
floor. The only drainage improvements would be new rain gutters and roof leaders that
would tie into the existing drainage system. The Engineering Department has reviewed
the plans and has recommended conditions of approval included in Attachment 1.
Planning Commission
April 8, 1998
Lands of Chasson
Page 3
Fire Department Review
The Santa Clara County Fire Department has reviewed the plans and has determined that
the existing water flow is acceptable for the total square footage within the second unit
and main residence (see Attachment 2). No fire sprinklers or other mitigation is required.
The standard condition to have the property address placed in a location that is clearly
visible from the street has been included.
Committee Review
The proposed project is small enough that pathway improvements and/or fees cannot be
required. The project was not forwarded to the Pathway Committee for this reason. The
Environmental Design & Protection Committee reviewed the plans and visited the site.
The Committee did not state any concerns, and commented that there are no noticeable
visual impacts to neighbors (see Attachment 3).
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended Conditions of Approval
2. Santa Clara County Fire Department comments,received March 13, 1998 (one page)
3. Environmental Design & Protection Committee evaluation, received March 9, 1998
(one page)
4. Worksheet#2
5. Development plans: site, floor and roof plans, elevations and section(three pages)
cc: Leon&Arleen Chasson
28221 Christopher's Lane
Los Altos Hills, CA 94022
Tali Hardonag,Architect
3272 Bryant Street
Palo Alto, CA 94306
Planning Commission
April 8, 1998
Lands of Chasson
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR
SECONDARY DWELLING UNIT
LANDS OF CHASSON- 28221 CHRISTOPHER'S LANE
File #27-98-ZP-SD
A. PLANNING DEPARTMENT:
1. Any modifications to the approved plans requires prior approval of the
Planning Director or Planning Commission, depending upon the scope of
the changes.
2. Additional landscaping may be required. Staff will visit the site prior to
final inspection to determine if any plantings will be needed to screen the
addition or to restore areas disturbed by grading or construction, and if so,
a landscape screening plan shall be reviewed by staff or at a Site
Development Hearing (with input from the Environmental Design &
Protection Committee), as determined by the Planning Director. Any
landscaping required for screening purposes or for erosion control must be
installed prior to fmal inspection.
3. The addition shall be painted to match the existing residence, or if
changed, paint colors shall be approved by staff in conformance with the
Town's adopted color board, and shall exhibit a light reflectivity value of
50 or less. White trim area should be minimized, particularly on large
surfaces such as garage and other doors, columns,railings, and trellises. A
color sample shall be submitted to the Planning Department for approval
prior to acceptance of plans for building plan check if the exterior color
will be changed. The addition shall be painted in conformance with the
approved color(s)prior to fmal inspection.
4. Fire retardant roofing is required for the new construction.
5. Skylights, if utilized, shall be designed to reduce emitted light and no
lighting shall be placed in skylight wells.
6. Lighting specifications shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check. Lighting
shall be down shielded, low wattage, and shall not encroach or reflect on
adjacent properties. The source of the lighting shall not be visible from
off the site. No lighting may be placed within setbacks except for two
driveway or entry lights unless it can be demonstrated that they are needed
for safety.
7. If any trees on the site six inches in diameter or larger are damaged beyond
repair or destroyed during construction they shall be replaced with a tree
equal in size, as determined by the Planning Director. Any mature trees in
the vicinity of construction shall be fenced at the dripline, prior to
commencement of any grading or construction. The fencing shall be of a
material and structure to clearly delineate the dripline. Town staff must
inspect the fencing prior to issuance of any building permits. The fencing
must remain throughout the course of construction. No storage of
Planning Commission
April 8, 1998
Lands of Chasson
Page 5
equipment, vehicles or debris shall be allowed within the dripline of the
fenced trees.
B. ENGINEERING DEPARTMENT:
8. 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.
9. 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 (November 1 to April 1) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line.
10. Any new public utility services serving this property shall be placed
underground.
11. 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
12. 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 plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Christopher's Laneand surrounding roadways; storage of construction
materials; placement of sanitary facilities and clean-up area; 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 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.
13. Any areas on the project site that have had the native soil disturbed shall
be protected for erosion control during the rainy season and shall be
replanted prior to final inspection.
C. FIRE DEPARTMENT:
14. The property address shall be placed so that it is clearly visible and legible
from Christopher's Lane. Numbers shall contrast with the background and
shall be a minimum of four inches high.
Upon completion of construction, a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final
building inspection approval.
Planning Commission
April 8, 1998
Lands of Chasson
Page 6
CONDITION NUMBERS 3, 6, 11 AND 12 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK
BY THE BUILDING DEPARTMENT.
Protective tree fencing shall installed and be approved by the Planning Department
prior to issuance of any building permits.
All properties must pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, as applicable, before receiving their building permit
from Los Altos Hills. The applicant must take a copy of Worksheet #2 to school district
offices (both the elementary and high school offices in the Los Altos School District),pay
the appropriate fees and provide the Town with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
April 8, 1999). 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.
ATTACHMENT 2
(sP° 0, EIRE DEPARTMENT
c '� � SANTA CLARA COUNTY
. LFIII,El�I CONTROL NUMBER
!EST�,BAFs`" 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
COURTESY&SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax)
PLAN REVIEW NUMBER 98-0534
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of proposed 890 square foot secondary living unit addition to an
existing single family residence.
The planner for this project is Ms. Suzanne Davis.
Required Fire Flow: Required fire flow for this project is 1750 GPM at 20 psi
residual pressure. The required fire flow is available from area water mains and
fire hydrant(s) which are spaced at the required spacing.
No fire department conditions or requirements.
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 0 ❑ 0 TALI HARDONAG 03/13/98 1 OF 1
SEC/FLOOR AREA LOAD DESCRIPTION BY
Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
SFR-CHASSON 28221 Christoper's Ln
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos,Monte Sereno, Morgan Hill, and Saratoga
ATTACH MLN
ENVIRONMENTAL DESIGN COMMITTEE RECEIVED
LANDSCAPE/HARDSCAPE EVALUATION MAR 0 9 1998
11
Applicant's Name: l�I/1 r s S c}rt TOWN OF LOS ALTOS HILLS
Address: r i 4 L i Q2-1 e
Reviewed by: Date: 3 -
Mitigation needed:
Visibility from off site: from distance (directions), from nearby
neighbors (directions) (include need for screening for privacy).
Noise: from pump/pool , air conditioner , sport court
Light: from fixtures , automobile headlights" .
Fence materials: color , open/solid . Erosion control
Other:
Planting Plan Evaluation: (Circle required trees and shrubs on plan)
Are species appropriate: Deciduous?
Future height(view, solar, drive/path blockage)
Fire hazard
Hardiness/frost
Drought tolerance
Meet mitigation needs `.
%ZU �GLG�- - //�+►�f/� i�/,� Com(/!iJ �' ' _ ��'��
Creeks and drainage: Is there a conservation easement? Are there sufficient
protections in place. Will fences impact wildlife migration? Invasive species
should not be planted near a waterway.
•
Other: Are there obstructions to pathways, including future growth of plants? Are all
noise mitigations in place? No construction in road right-of-way.
I _• ,2, A11AL•t11V1tN1 Li
e
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road•Los Altos Hills,California 94022•(415)941-7222 • FAX(415)941-3160
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
•TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME be0N so N
PROPERTY ADDRESS 12A32 2 1 U-1 of S7o PHOZS L1k)E
CALCULATED BY _ifLi Hk )oiv ,, ( l/Fcr DME P/e6. 10, 4'
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions) c4 GI 3
A. House and Garage (from Part 2.A.) �j i i n l 444-4-
.
B. Decking .0 .530 3-81-.-6-.- 4-5& b7D
C. Driveway and Parking Q p����eeo��� e. 2 ?°l 8
(Measured 100'along centerline) 2( ? l8 1
D. Patios and Walkways 6 20 6217
E. Tennis Court
F. Pool and Decking 41 (, 00 II &OD
G. Accessory Buildings (from Part B) 80 esD
H. Any other coverage • i os 8 l —2
TOTALS q/390 � -4
1281
Maximum Development Area Allowed-MDA(from Worksheet#1) 40(r42_
I 0 i `520
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 91 1-7 2 x 14-72
b. 2nd Floor tg�-8 d Jl P 1-0197(
c. Attic and Basement
d. Garage -1- WORK SHQ Q I( 255 0 1 2 6 0
B. Accessory Buildings
a. 1st Floor 5i4e9 S O
b. 2nd Floor KD
c. Attic and Basement
TOTALS 3/l O 2 S' o.5 B9,1 41-64--2- 4&=3
Maximum Floor Area Allowed-MFA(from Worksheet#1) I 6(°'G'
••. 1 •. • • •4 . : • U.2aV-1ne- Pay is g . yar , 1"i
Revised 2/26/96