Staff Presentation AGENDA ITEM #6.A Distributed 4/6/16 APPEAL OF A CONDITIONAL DEVELOPMENT PERMIT with SETBACK AND MFA VARIANCES 25541 W Fremont File #291-15-SD-VAR Town of Los Altos Hills City Council Meeting April 6, 2016
Vicinity Map White LLC 1.25 ac Rodgez 1.57 ac Becker 1.21 ac Pavlina 1.00 ac Polyakov.3 ac Ingham.273 ac Srivastava.1.30 ac Rossi.63 ac Duhring.1.24 ac Scrivner.1.35 ac Boal.1.00 ac
Background December 3, 2015 Planning Commission hearing: Applications continued and applicant directed to reduce the amount of floor area through elimination of the rear balcony enclosure. January 6, 2016 Planning Commission hearing: Applicant did not make any physical changes, however additional information was provided. The applicant was directed to reduce the balcony enclosure to not extend beyond the existing building footprint. March 10, 2016 Planning Commission hearing: Revised plans considered; balcony enclosures reduced to not extend beyond the existing building footprint with the exception of a cantilevered window seat. Commission approved the project on a 3-2 vote.
Site Data Net Lot Area:.30 acres Average Slope: 6.2% Lot Unit Factor:.30 Floor Area and Development Area: Max granted in 1986 by CDP Max per current code Existing Proposed Net Change Remaining Development 5,000 5,146 5,706 5,009-697 109 Area Floor Area 3,500 3,046 3,016 3,367 251* -221 *Does not include two sheds that will be removed (103 square feet total)
Lower Floor 62sqft Proposed Floor Plan Existing Floor Plan
Upper Floor Window Seat conditioned to be removed Proposed Existing Window seat conditioned to be removed
Street View
Front Elevation Existing Proposed
Rear Elevation Existing Proposed
Side 1 Elevation Existing Proposed
Side 2 Elevation Existing Proposed
Rationale for Variances Front entry is very small and cannot be easily expanded without extending out due to the location of the stairs. A basement cannot be added due to the presence of a flood plain and existing drainage pipes that run beneath the house. The two side balconies extend in over living space and the rear balcony extends out over first floor living space. Enclosure of the balconies does not extend beyond the existing footprint. Surrounding neighbors are supportive of the project. Neighbors to the rear expressed support for enclosure of the rear balcony (less of a privacy and noise impact). Working with existing development. Small lot size (lot size reduced by right-of-way grant).
Recommendation That the City Council: Uphold the Planning Commission s approval of a Conditional Development Permit for minor additions and Variances for a front setback encroachment and to exceed the maximum floor area, subject to the findings in Attachments 1 and 2 and the conditions of approval in Attachment 3.
Summary of CDP Approvals in LAH since 2004 Address Date Approved Net Lot Size/LUF Type of Project MFA/ MDA Sq.ft. Dwelling Area incl. garage Developed Area Floor Area Ratio Variance Granted? 10435 Berkshire July 2004.766 acres.482 LUF Addition 4,820 6,920 3,411 sq.ft. 71% of MFA 7,876 sq.ft. (nonconforming) 114% of MDA.102 Variance for 2 parking spaces in setback 13341 Wildcrest August 2004.981 acres.455 LUF residence 4,550 6,650 4,468 sq.ft. 98% of MFA 6,621 sq.ft. 99% of MDA.105 No variance 25701 Deerfield March 2005/ February 2014.381 acres.33 LUF Residence/ Pool 3,300 5,400 3,267 sq.ft. 99% of MFA 5,356 sq.ft. 99% of MDA.197 Variance for parking in the side yard setback 13303 Wildcrest August 2005 1.817 acres.369 LUF Addition 3,690 5,790 3,570 sq.ft. 97% of MFA 6,896 sq.ft. (nonconforming) 119% of MDA.045 Variance for 2 reduced size garage spaces and to exceed MDA 12380 Hilltop 12390 Hilltop February 2006 June 2006.491 acres.491 LUF.498 acres.498 LUF residence and pool residence 4,910 7,010 4,980 7,080 4,360 sq.ft. 89% of MFA 4,978 sq.ft. 100% of MFA 7,010 sq.ft. 100% of MDA.204 7,080 sq.ft. 100% of MDA Variance for chimney in setback.229 Variance for 1 parking space, bay windows and chimney in setback 24624 Summerhill 25875 Estacada March 2007 June 2007.482 acres.425 LUF.461 acres.449 LUF Major remodel resulting in new residence Major addition 4,250 6,350 4,490 6,590 4,060 sq.ft. 95% of MFA 4,100 sq.ft. 91% of MFA 7,576 sq.ft. (nonconforming) 119% of MDA.193 6,399 sq.ft. 97% of MDA Variance for 2 parking spaces and trash enclosure in setback.204 Variance for 2 reduced size parking spaces in setback 14555 De Bell September 2008.462 acres.455 acres Addition and remodel 4,550 6,650 4,542 sq.ft. 100% of MFA 5,582 sq.ft. 84% of MDA.226 Variance for 1 parking space in setback 13310 East Sunset November 2009.79 acres.4 LUF residence 3,973 6,073 3,950 sq.ft. 99% of MFA 6,008 sq.ft. 99% of MDA.115 No variance 27361 Moody February 2011.4275 acres.4275 LUF residence 4,830 6,930 3,450 sq.ft. 71% of MFA 6,927 sq.ft. 100% of MDA.185 No variance
Summary of CDP Approvals in LAH since 2004 Page 2 Address Date Approved Net Lot Size/LUF Type of Project MFA/ MDA Sq.ft. Dwelling Area incl. garage Developed Area Floor Area Ratio Variance Granted? 13500 Fremont June 2011.4275 acres.4275 LUF Sunroom 4,275 6,375 3,462 sq.ft. 81% of MFA 5,222 sq.ft. 82% of MDA.186 No variance 27911 Via Ventana June 2014 1.007 acres.456 LUF Addition 4,560 6,660 4,144 sq.ft. 91% of MFA 9,647 sq.ft. (nonconformin g) 145% of MDA.094 No variance 27299 Byrne Park November 2014 1.239 acres.40 LUF Addition 4,000 6,600 3,899 sq.ft. 97% of MFA 6,539 sq.ft. 99% of MDA.072 Variance to allow for 20 foot side yard setback for addition 14696 Manuella November 2014.471 acres.453 LUF Addition 4,530 6,630 4,343 sq.ft. 96% of MFA 6,469 sq.ft. 97% of MDA.212 Variance for up to 12 foot encroachment into side yard setback for addition 25608 Deerfield May 2015.359 acres.359 LUF residence 3,590 5,690 3,000 sq.ft. 84% of MFA 5,280 sq.ft. 93% of MDA.192 Variance for open parking in side yard setback 25711 Deerfield July 2015.498 acres.451 LUF Addition 4,510 6,610 4,464 sq.ft. 99% of MFA 6,437 sq.ft. 97% of MDA.206 Variance for open parking in the front setback 25531 Fremont August 2015.273 acres.273 LUF Addition 2,730 4,830 2,728 sq.ft. 100% of MFA 3,423 sq.ft. 71% of MDA.229 Variance for building setbacks, parking in the side yard and obstructed parking
Entryway