HomeMy WebLinkAbout3.3 -Town of Los Altos Hills March 11, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A MAJOR ADDITION AND
REMODEL; LANDS OF LEE; 25935 ESTACADA DRIVE; File#15-98-ZP-SD.
FROM: Susan Manca, Planner
APPROVED BY: Curtis S. Williams, Planning Dire i
13.
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the attached conditions-of
approval.
BACKGROUND
The subject property is located on the northwest side of Estacada Drive. The property is
currently developed with a one story residence which encroaches into the side setbacks.
The average slope on the site is 10.4% and vegetation on the site consists of mature pine
and olive trees along the side property lines.
CODE REQUIREMENTS
As required by Section 10-2.301 of the Site Development Code, this application has been
forwarded to the Planning Commission for review and approval, as the project includes a
new second story. Generally, the sections of the Zoning and Site Development Codes
utilized to evaluate major additions include building siting, floor and development area
limitations, grading, height, setbacks, visibility, and parking requirements.
DISCUSSION
Site Data•
Net Lot Area: .543 acres
Average Slope: 10.4%
Lot Unit Factor: .538
•
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Remaining
Devel. 7,989 6,422 5,462 960 1,567
Floor 4,000 3,932 2,649 1,283 68
Site and Architecture
The applicant is requesting approval of a site development permit for first and second
story additions. The project would include a new second story area of 726 square feet
and new first floor area of 557 square feet. The additions to the first floor are proposed to
be located over existing patios thus reducing the development area being added, as shown
on worksheet #2. The floor area will be close to the maximum allowable for the lot,
Planning Commission
Lands of Lee
March 11, 1998
Page 2 _
___ therefore, staff has included condition #8, requiring a disclosure statement noting this
limitation on the property.
The proposed addition to the second story would be located above the entry of the
residence. The maximum height of the house on a vertical plane would be 241/2 feet
above the building pad (221/2 feet shown on plans is to finished grade). Story poles have
been erected on the site outlining the proposed new additions for the Commissioners'
review.
The residence is located on a small knoll along Estacada Drive, which is relatively low
lying. Although the property is a knoll, the addition of a second story would not be
visible except among the immediate neighbors. The residence to the northeast is a two
story house and that lot is at a higher elevation.
The exterior materials are proposed to be changed from wood siding to stucco with a
concrete tile roof. The exterior colors of the additions are required to meet the Town's
colorboard for reflectivity.
The proposed changes to the residence would change the character of the residence from
a ranch design to a mediterranean design. The proposed second story addition would be
indented from the first floor walls in most areas. A second story deck and a band
between the floors also adds architectural relief between the two floors of the residence.
The second story would be limited to 18% of the total square footage of the residence.
Lighting and Landscaping
Outdoor lighting has been included on sheet A2 (floor plan) of the development plans.
All of the existing light fixtures are proposed to be replaced with a new fixture to match
the new style of the residence. The number of light fixtures proposed appears minimal,
with one per exit except at the front entry. Staff has included a condition requiring that
fixtures and any changes to the location must be approved by the Planning Department.
Five new skylights are proposed with the application, two on the second story roof and
three on the rear side of the first floor roof. Staff has included the standard condition (#8)
requiring that no lights be placed in the light wells and that skylights be chosen to reduce
emitted light.
The applicant is not proposing any new landscaping at this time. The residence is
partially screened with mature trees including pines and olive trees. The mature
screening appears to be adequate to break up the visibility of the proposed additions from
most neighbors. Staff has included a condition (#2) that staff may require additional
planting prior to final inspection.
Parking, Driveway, and Turnaround
The applicant proposes to utilize the existing driveway and parking for the site. The
existing garage provides two of the four required parking spaces, with two additional
spaces located along the front of the residence, out of the setbacks.
Grading and Drainage
As the additions to the residence are limited to second floor and areas which are currently
paved, the proposed project would not require grading on the property. The residence is
Planning Commission
Lands of Lee
March 11, 1998
Page 3
located in the flattest part of the lot. The proposed__additions would connect to the
��existing storm drainage system for the residence.
Other Recommendations
The Fire Department has reviewed the plans and has requested that the address be clearly
placed on the building. The Pathways Committee has no recommendation for this
project. A pathway fee should be required per Section 10-2.608 of the Site Development
Code, and condition #15 requires such payment prior to fmal building inspection. The
Environmental Design Committee has requested another olive tree be planted along the
north of the house to mitigate any views from the neighbor to the north. Staff has added
this to condition #2, which also allows staff to request additional screening prior to the
fmal inspection of the project.
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended conditions of approval;
2. Worksheet#2;
3. Fire Department letter, dated February 20, 1998;
4. Recommendation from Pathways Committee, dated February 24, 1998;
5. Recommendation from Environmental Design Committee, dated February 11, 1998;
6. Development plans (7 pages).
cc: Yuen Ling Lee Jade Lum
25935 Estacada Drive 25935 Estacada Drive
Los Altos Hills, CA 94022 Los Altos Hills, CA 94022
Planning Commission
Lands of Lee
March 11, 1998
Page 4
ATTACHMENT 1 --
RECOMMENDED CONDITIONS FORA SITE DEVELOPMENT PERMIT
FOR A MAJOR ADDITION AND REMODEL
LANDS OF LEE, 25935 ESTACADA DRIVE
FILE#15-98-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
additions or to restore areas disturbed by grading or construction.
3. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. Roofs shall use materials which have
a light reflectivity value of 40 or less. White trim area should be
minimized, particularly on large surfaces such as doors, garage 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. All applicable structures shall be painted in
conformance with the approved color(s)prior to final inspection.
4. Fire retardant roofing is required for the new construction.
5. At the time of foundation inspection for the additions, and prior to final
inspection for grading, and hardscape improvements, the location and
elevation of the additions shall be certified in writing by a registered civil
engineer or licensed land surveyor as being in/at the approved location and
elevation shown on the approved Site Development plan. At the time of
framing inspection for the additions, the height of the building shall be
similarly certified as being at the height shown on the approved Site
Development plan.
6. Prior to commencement of any grading on the site, all significant trees are
to be fenced at the drip line. The fencing shall be of a material and
structure 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 fence must remain throughout the course
of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Any mature trees damaged by
the construction shall be replaced prior to final inspection.
7. The lighting for the exterior of the residence is approved as shown. Any
additional outdoor lighting requires approval by the Planning Department
prior to installation. Lighting shall be down shielded, low wattage, and
shall not encroach or reflect on adjacent properties. The new light fixtures
, Planning Commission
Lands of Lee
March 11, 1998
Page 5 _
shall be approved by the Planning Department prior to acceptance of
plans for building plan check. 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.
8. Skylights shall be designed to reduce emitted light. No lighting may be
placed within the skylight well.
9. A disclosure statement shall be recorded stating that the floor area
established for the property under this permit is close to the maximum
floor area currently allowed by the Town. The Planning Department will
prepare the statement and the signed, notarized document shall be returned
to the Town prior to acceptance of plans for building plan check
B. ENGINEERING DEPARTMENT:
10. 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.
11. 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 between November 1 and April 1
except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line.
12. Any new public utility services serving this property shall be placed
underground.
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
roadways and pathways prior to acceptance of plans for building
plancheck
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 plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety on
Estacada Drive and surrounding roadways; 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 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.
Planning Commission
Lands of Lee
March 11, 1998
Page 6
- 15. A Certificate of Compliance is required to be issued by the Town for this
property. The property owner shall submit legal description and plat
exhibits prepared by a registered civil engineer or a licensed land surveyor
for the boundary of the property in addition to the title history for the
property prior to the Town's incorporation in January 1946. The Town
shall prepare the Certificate of Compliance. The required exhibits and title
history shall be submitted and approved by the Town prior to acceptance
of plans for building plan check
16. Prior to final inspection, the applicant shall pay a pathway fee to the
Town, based on the length of the lot along the Estacada Drive frontage
($7.00 per linear foot).
C. FIRE DEPARTMENT:
17. Approved numbers or addresses shall be placed on all new and existing
buildings to be plainly visible and legible from the street or road fronting
the property. Said numbers shall contrast with their background and be a
minimum of 4 inches with a 3/8 inch stroke.
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.
CONDITION NUMBERS 3, 9, 13, 14 AND 15 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.
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
March 11, 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
•
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 Yue�1 L' - L�
PROPERTY ADDRESS Zsc 3S �STo-c�D,y }7`LIV I._c7S Al.�(bS L-4\LLS
CALCULATED BY J�oF .,` DA 1.b,
1....DEVELOPMENT AREA (SQUARE FOOTAGE) '
Existing Proposed Total
(Additions or Deletions)
A. House and Garage(from Part 2.A.) 2649 128 3 3132
B. Decking •
C. Driveway and Parking
(Measured 100'along centerline) 17 S o ?50
D. Patios and Walkways go C 3 _#3 23� -14_0
E. Tennis Court •
F. Pool and Decking •
G. Accessory Buildings(from Part B)
•
H. Any other coverage
TOTALS . 54 (aZ 9690 .b42.2
•
Maximum Development Area Allowed-MDA(from Worksheet#1) 71 ids
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor - P5-1 551 2744-
b.
744b. 2nd Floor Z4. i
c. Attic and Basement
d. Garage
B. Accessory Buildings
a. 1st Floor _
b. 2nd Floor •
c. Attic and Basement
TOTALS 2604 q 1253 59 3Z
Maximum Floor Area Allowed-MFA(from Worksheet#1) o°�
TOWN USE ONLY (CHECKED BY d�(it I RAE"- 1)/gfe;pr
J I
Revised 2/26/96
cuAR4° ATTACHMENT -3
(ct" :-:.i°6 FIRE DEPARTMENT %
'C.1FIRCIV``�''E1 SANTA CLARA COUNTY CONTROL NUMBER
'ESTgB4T, 14700 Winchester Blvd., Los Gatos, CA 95030-1818 BLDG PERMIT NUMBER
_ COURTESY&SERVICE (408) 378-4010 (phone) • (408) 378-9342 (fax) 98- 0266
PLAN REVIEW NUMBER C �+
FILE NUMBER 1 5-9 8-Z P-S D
DEVELOPMENT REVIEW COMMENTS
CODE/SEC. SHEET NO. REQUIREMENT
Review of site plan for proposed addition of 1,283 square feet to an existing
2,649 square foot single family residence. The new square footage now becomes
3,932 square feet. The planner for this project is Ms. Susan Manca.
•
1. 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 apply to
the Building Department for applicable construction permits.
UFC 2. Premises Identification: Approved numbers or addresses shall be placed on all
901.4.4
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 and be a minimum of four inches in height.
FEB a® 1998
TOWN OF LOS ALTOS H;a-S
DISTRICT PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE PERMITTEE DATE PAGE
LAH 0 0 ® 0 R-3/U-1 V-NR BAY VIEW INC 02/19/98 1 OF
1
SECJFLOOR AREA LOAD DESCRIPTION BY
1 &2 1,283 SQ FT Residential Development Hokanson,Wayne
NAME OF PROJECT LOCATION
LANDS OF LEE 25935 Estacada Wy
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
. 7. 21 4 JTA Lei •+r7 ....
Town of Los Altos Hills (` •' ` :,.
Vif
ATTACHMENT II
2/24/98 .+-k ��
Tcx-. Planning Commission & Staff11471 Page Mill Road; Lands ebS�
Committee •
Chair
•
Provide sufficient easeme-,;'\ s g Page
From: �iEarnest, Pathways Mill Road to encompass at east'10 feet
; from the top of the bank and construct a
Subject:.1998 Pathway native path along this route; construct
recommendations an off-road native path on the South
This is a cumulative listing of all side of Buena Vista Drive beginning
about 50 feet from Page Mill Road and
pathway recommendations for 1998,..in ending adjacent to Buena Vista at the
alphabetical order by street and:number, East boundary of the propertyand.
with the effective date at the ,:;md••of provide a.pathway easement at least 10 .
each item: ° In cases where a feet wide that encompasses this-route.
recommendation for a giveitaddress has 1/26/98
been revised, two dates are shown but
only the,final recommendation is listed. 11972 Rhus Ridge Road; Lands of Malek:
Where construction or upgrading of
No request. 1/26/98
paths tod the II-B standard is 12238 Via Arline; Lands of Robinson&
reco 14 • ended, it is to include irrigation Ikeda: No request 1/26/98
at le. -,. feet away from path and a
nonslipl-` urfaoe on any crossing
driveways. Where there is"no request"
the Committee recommends that in lieu
fees be collected where possible.
Recommendations .
12025 Adobe Creek Lodge Road;Lands of
Chang: Construct II-B path along Adobe
Creek Lodge Road separated from the
road by'S feet Construct II-B path in a
20 foot easement adjacent to Moody
Road at the toe of the slope. 1/26/98
14470 De Bell Road;Lands of Wong No
request 1/26/98
2593 5,'Estacada Way; Lands of Left No
request. 2/23/98
25518 Hidden Springs Lane; Lands of
Bower: Restore II-B path along
Altamont; reconstruct II-B path along
eastern boundary. 2/23/98
24004 Oak Knoll Circle; Lands of
Gorman: Restore II-B path along Oak
Knoll Circle; construct a II-B path along
Stonebrook from Oak Knoll Circle to a
point opposite the beginning of the II-B
path on the West side of Stonebrook and
from thatpoint construct a native path
at the toeof the slope along Stonebrook
connecting to the existing native path •
leadink to°Juan Prado Mesa Preserve.
1/26/p 8.
12 580 Miraloma Way;Lands of Harari:
No request 1/26/98
•
Ai ori�\—; M17 1L �)
- ENVIRONMENTAL DESIGN COMMITTEE RECEIVED{
NEW RESIDENCE EVALUATION 1 3
---:applicant's Name: / TOWNFEB OF LOS A1T0$19y8 ILLS,
H1
Address: I__ 35 4 11 t -4114
Reviewed by: 17 4• l (/��/ Date: ////9U
f"/ .,6tioly .
Existing Trees: (Comment on size, type, condition, location with respect to building
site. Recommended protection during construction.)
6, r
. , p4v /
• / / I / / At - ' ,72, 6.�i' / / // ' /
Proposed Grading: mpact o 4 ater table, nearby vegetation. Erosion pot- ial. • 11
grading at least 10' from property line?)
Creeks and drainage: (Should a conservation easement be recommended? Sufficient
space between house and conservation easement for circulation. Will
construction impact wildlife migration (bridges, fences)? Is there a
need for removal of invasive species?)
• Siting: (View impact: ridgeline, across valley, on neighbors. Will driveway
impact neighbors' privacy (lights, noise)? Recommended mitigation
(height, color, landscape).) -
1- . �4/ q iac z rd
Comments: /G /i2M ( Se
Other �'.J ����
111