HomeMy WebLinkAbout3.1 TOWN OF LOS ALTOS HILLS • May 13, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE; LANDS OF WONG;
14470 DE BELL ROAD; FILE#268-97-ZP-SD-GD.
FROM: Suzanne Davis, Planner SD
APPROVED BY: Curtis S. Williams, Planning Director
RECOMMENDATION That the Planning Commission:
Approve the requested site development permit, subject to the recommended conditions in
Attachment 1. •
BACKGROUND
The Planning Commission considered plans for a new residence on March 25, 1998, and
continued the application for redesign. The Commission expressed concerns about the overall
height of the house (27 feet), the height as measured from the lowest to highest point (35 feet),
the lack of stepping at the rear of the house,two-story vertical elements on either side of the front
entry and the height of the foundation wall below the balcony (seven to eight feet). The
Commission considered revised plans on April 8, 1998, and again continued the application,
directing the applicants to lower the height by at least two feet, to reduce the height of the
foundation wall under the rear terrace to five feet or less and to consider stepping rear elements
on the house. The applicants have submitted revised plans which address the concerns of the
Commission.
DISCUSSION
The following comments were made by the Commission at the April 8, 1998 meeting (staff
responses are in italics:
• Reduce the overall height by at least two feet.
The building pad was lowered eight inches, reducing the sectional height by this same
amount. The Commission requested an overall height reduction of two feet inclusive of the
eight-inch reduction already proposed The height was further lowered by changing the roof
pitch. The total height reduction is just over two feet with the revised plans.
• Reduce the height as measured from the lowest to highest point.
The height as measured from the lowest to highest point was indicated to be 35 feet on the
original plans. This was reduced to 31 feet three inches with the first revision. The current
plans have reduced the lowest to highest height to 28 feet four inches.
• Reduce the height of the foundation wall below the balcony to five feet maximum.
The footprint of the house has been changed and the foundation wall would now be five feet
away from the existing retaining wall at the pool area. The wall would be four feet high,
although the balcony breaks up the wall so that it would appear to be even lower. The
Planning Commission
May 13, 1998
Lands of Wong
Page 2
balcony off the living room is now cantilevered and the columns have been eliminated, so
that it is no longer a large element.
• Step the rear of the house down the hill. •
The roof at the billiard room and master bedroom wing has been stepped down. Elimination
of the columns below the balcony and shifting the house back from the pool area have also
improved the rear elevation. In addition to lowering the pad and the overall height, the left
end of the house as viewed on the northeast elevation has been dropped down, lowering the
foundation wall height. The original plans will be available at the meeting if the
Commission would like a visual comparison of the changes that have been made.
In conclusion, staff believes that the applicants have made appropriate changes and have
addressed the concerns of the Commission. Recommended conditions of approval are included
in Attachment 1.
Staff is available to answer any questions that the Commission or the public may have.
ATTACHMENTS
1. Recommended conditions of approval
2. Planning Commission Minutes of April 8, 1998 (four pages)
3. Revised Worksheet#2
4. Revised development plans: site, floor & roof plans, building sections, and elevations (nine
sheets)
cc Pak Ching &Betty Wong
14470 De Bell Road
Los Altos Hills, CA 94022
Tom Sloan, Architect
Metro Design Group
255 N. Market Street, Suite 255
San Jose, CA 95110
Mark Helton
Giuliani & Kull, Inc.
20431 Stevens Creek Blvd., Suite 230
Cupertino, CA 95014
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE
LANDS OF WONG-14470 DE BELL ROAD
File #268-97-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by the
Planning Director or the Planning Commission, depending upon the scope of the
changes.
2. The trees and shrubs located along DeBell Road shall be protected during
construction. Other than the 30-inch pine and six-inch fir, no trees may be
removed from this area without prior approval from the Planning Department or
unless approved with the landscape screening plan. Subsequent to final framing, a
landscape screening and erosion control plan shall be reviewed at a Site
Development hearing. Particular attention shall be given to plantings which will
help screen the site from neighboring properties and from the roadway.
Neighbors at 14440 and 14467 DeBell Road shall be consulted about landscape
screening prior to submittal of plans. All landscaping required for screening
purposes or for erosion control (as determined by the City Engineer and the
Planning Director) must be installed prior to final inspection, unless the Planning
Director finds that unusual circumstances, such as weather or site conditions,
require that planting be delayed. In those instances, a deposit of an amount equal
to the cost of landscape materials and installation, to the satisfaction of the
Planning Director, shall be submitted to the Town. Landscaping shall in any
event be installed not later than six months after fmal inspection, or the deposit
will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the cost of
materials and installation for all landscaping required for screening purposes or
for erosion control (as determined by the City Engineer), but not to exceed
$5,000.00, shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment and maintenance shall be made two
years after installation. The deposit will be released at that time if the plantings
remain viable.
4. Fire retardant roofing is required for the new residence.
5. 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 fmal inspection.
6. At the time of foundation inspection(s), the location, and elevation of the new
residence shall be certified in writing by a registered civil engineer or licensed
land surveyor as being in/at the approved locations and elevations shown on the
Planning Commission
May 13, 1998
Lands of Wong
Page 4
approved site development plan. At the time of framing, the height of the
structure shall be similarly certified as being at the height shown on the approved
site development plan. The hardscape and driveway locations shall also be
certified at time of installation.
7. The outdoor lighting locations are approved as shown on the floor plans. Any
changes to the approved plan requires approval by the Planning Department prior
to installation. Lighting specifications for exterior lighting shall be submitted for
Planning Department approval prior to acceptance of plans for building plan
check. Lighting shall be down shielded, low wattage, shall not encroach or reflect
on adjacent properties, and the source of the lighting shall not be visible from off
the site. Any-lights on the second floor must be down shielded fixtures.
8. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation and
screening, and may not encroach into any required building setbacks.
9. Any significant trees 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 driplines. Town staff must inspect and approve the fencing
prior to issuance of any building permits. The fencing must remain throughout
the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the dripline of the fenced trees.
10. A disclosure statement shall be recorded stating that the floor area approved under
this permit is the maximum, and the development area is close to the maximum
allowable level of development allowed by the Town. The disclosure statement
will be prepared by the Planning Department and shall be signed and notarized by
the property owners prior to acceptance of plans for building plan check.
11. A pathway fee ($7.00 per linear foot for the length of the DeBell Road frontage)
shall be paid to the Town,prior to acceptance of plans for building plan check.
B. ENGINEERING DEPARTMENT:
12. As recommended by Cotton, Shires &Associates in their report dated January 15,
1998,the applicant shall comply with the following:
a. The project geotechnical consultant shall review and approve all
geotechnical aspects of the project and summarize the results of their plan
review in a letter to be submitted to the Town,prior to acceptance of plans
for building plan check.
b. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be submitted
to the Town Engineering Department prior to final,inspection.
Planning Commission
May 13, 1998
Lands of Wong
Page 5
For further details on the above requirements, please reference the letter from
Cotton, Shires &Associates dated January 15, 1998.
13. A revised grading and drainage 'plan that has been stamped and signed by the
project engineer shall be approved by the Engineering Department prior to
acceptance of plans for building plan check.
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 (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 except
to allow for the construction of the driveway access.
15. All public utility services serving this property shall be placed underground.
16. An erosion and sediment control plan shall be submittedfor 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 plan shall address truck traffic issues regarding dust, noise,
and vehicular and pedestrian traffic safety on DeBell.Road and surrounding
roadways; storage of construction materials; placement of sanitary facilities;
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.
18. 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
19. The driveway shall be required to be fully constructed, and the existing driveway
shall be abandoned.to the satisfaction of the City Engineer, prior to final
inspection.
20. The property shall be connected to public sanitary sewer prior to final inspection.
An encroachment permit is required for any work within the public right-of-way,
and shall be issued by the Public Works Department prior to acceptance of plans
for building plan check.
•
Planning Commission
May 13, 1998
Lands of Wong
Page 6
C. FIRE DEPARTMENT
21. The property address shall be placed so that they are clearly visible and legible
from DeBell Road. Numbers shall contrast with the background and shall be a
minimum of four inches high.
22. The driveway shall be a minimum of 14 feet wide and shall have an unobstructed
vertical clearance of 13 feet six inches. The driveway shall have an all weather
surface that is designed and maintained to support the imposed loads of fire
apparatus (40,000 pounds) and the gradient shall not exceed 15%.
23. An automatic residential fire sprinkler system approved by the Santa Clara •
County Fire Department shall be included in the new residence. The details of the
sprinkler system shall be included with construction plans. The plans shall be
stamped and signed by the Fire Department and submitted to the Town,prior to
acceptance of plans for building plan check, and the sprinklers shall be inspected
and approved by the Fire Department, prior to final inspection. The applicant
may propose alternate means of achieving an acceptable water supply in lieu of
fire sprinklers, subject to the approval of the Fire Department.
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 1, 5, 7, 10, 11, 12a, 13, 16, 17, 18, 20 AND 23 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING AND ENGINEERING
DEPARTMENTS PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN
CHECK BY THE BUILDING DEPT.
•
Protective tree fencing shall be installed and approved by the Planning Department, prior
to issuance of any building permits.
Properties residing within the Los Altos or Palo Alto School District boundaries must pay
School District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to the school district office(s), 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 begin within one year and completed within two years.
ATTACHMENT 2
Minutes of a Regular Meeting Approved 4/22/98
Town of Los Altos Hills
PLANNING COMMISSION
Wednesday, April 8, 1998, 7:00 p.m.
Council Chambers, 26379 Fremont Road
cc: Cassettes (4)#7-98
•
1. ROLL CALL AND PLEDGE OF ALLEGIANCE
The Planning Commission meeting was called to order at 7:05 p.m. in the Council Chambers at
Town Hall.
Present: Chairman Gottlieb, Commissioners Schreiner,Aurelio, Cheng &Jinkerson
Staff: Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Susan Stevenson,
Planner; Lath Lonberger, Planning Secretary
2. PRESENTATIONS FROM THE FLOOR-None
3. PUBLIC HEARINGS
3.1 LANDS OF WONG, 14470 De Bell Road (268-97-ZP-SD-GD); A request for a
Site Development Permit for a new 4,363 square foot residence with an attached
651 square foot three-car garage (continued from March 25, 1998). An existing
pool and cabana will remain on the site.
Staff had nothing further to add to the staff report.
OPENED PUBLIC HEARING
Pak Wong, 14470 De Bell Road, applicant, discussedchanges to the project as follows: moved
and stepped the house down; reduced the overall height from 35 feet to 31.3 feet; and lowered
the front elements on either side of the front entry. He stated that from the garage, the house
steps down and the wings on each end step down from the center portion. He provided pictures
of the existing house and views from off-site plus a rendering of the terrace and foundation wall
near the pool area to demonstrate that the house would not be visible from neighboring
properties. He noted similarities in the existing house and the proposed house although the
height of the new house will be 4 feet greater. He felt this was a sensible project, requesting
approval.
Planning Commission Minutes Approved 4/22/98
April 8, 1998
Page 2
Commissioners Gottlieb and Schreiner were concerned with the view of the house from the
downhill neighbor due to the difference in the height from existing to,proposed.
Marjorie Evans, 14511 DeBell Road, stated that the applicant had shared his revised plans with
her indicating the two story element had been dropped. She would appreciate anything the
Planning Commission can do to lower the house from her perspective.
CLOSED PUBLIC HEARING
Commissioner Schreiner referred to the staff report indicating a request to reduce the overall
height by a minimum of two feet. The building pad has been lowered eight inches, reducing the
sectional height by this same amount. Staff felt the height could be reduced further by changing
the roof pitch, lowering plate heights and/or lowering the building pad. Chairman Gottlieb did
not feel it would be difficult to reduce the interior by 1 foot as she would like the massive look
reduced (break up vertical appearance). Commissioner Cheng felt the applicant has done much
to move the house down voicing support of the plans. Commissioner Jinkerson felt the
Commission at the previous meeting gave the applicant clear direction as to what was requested.
They have not lowered the foundation wall or lowered the house much, nor stepped down the
hill. It does not appear that the applicant has tried to work with staff. He cannot support the plan
with only minimal changes. Commissioner Schreiner agreed. The request for reduction was to
adhere to the Design Guidelines. Roof lines should flow with the house. The house is being
built up resulting in high retaining walls. The house should be set to follow the hillside. She
was concerned with the impact to the downhill neighbor. At the previous meeting, they asked for
minimal changes. She did not feel it would be difficult to reduce the overall height an additional
1 foot 4 inches. She would like a continuance so the applicant can make the changes as
requested at the previous meeting. Chairman Gottlieb would have liked the house dropped 4 feet
rather than the requested 2 feet. However, she felt the 2 foot reduction could be accomplished
through lowering the inside of the house or stepping down from the garage as the proposed house
will be more massive than the existing house.
Mr. Wong stated that the roof pitch is fairly flat already and architectural problems may occur
with a change. They cannot change just one portion and he does not want a flat roof. He
continued stating there is difficulty with stepping the master bedroom and the retaining wall near
the pool is really 5 feet high with added height due for crawl space. They cannot move much
closer to the pool.
Discussion ensued regarding the existing pool which makes it difficult to modify the end of the
house. Back filling is not possible due to the existing pool and the need for the retaining wall.
Considerations included reducing the size of the house, moving it further down the hill, or
remove and rebuild the pool. Mr. Wong did not feel anything else could be done although he
agreed with the recommended continuance.
Planning Commission Minutes Approved 4/22/98
April 8, 1998
Page 3
MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by
Commissioner Aurelio to continue the request for a Site Development Permit for a new 4,363
square foot residence with an attached 651 square foot three-car garage to the April 22, 1998
agenda, requesting the following changes to the design as noted at the previous and current
Planning Commission meetings: reduce the overall height by two feet inclusive of the 8 inches
already reduced; and lower the foundation wall to 4 to 5 feet by stepping the house to comply
with grading policy.
AYES: Chairman Gottlieb, Commissioners Aurelio, Jinkerson& Schreiner
NOES: Commissioner Cheng
This item was continued to the April 22, 1998 meeting.
3.2 LANDS OF JOY, 25599 Fernhill Drive (185-97-ZP-SD-GD); A request for .
Site Development Permit for a new residence and pool (continued from A.: 8,
1998 at the request of the applicants).
This item was ' troduced by Ms. Stevenson providing the Commission wi . a revision to
condition#1. It w•, noted that the accessory structure could not be a second. • dwelling unit as
the property is at the ' urn plumbing fixtures allowed.
OPENED PUBLIC HE A '
Robin Joy, 22 Shratton Avenue, : Carlos, applicant, d. ussed the, project noting only one
neighbor will be impacted. The gara:- has been pull-. back to make the residence the main
element. By moving the garage back, th- have sa d hardscape and placed the garage in line
with the neighbor's garage. The location • . - garage was to provide more open area, to
alleviate the visual impact to the neighbor, • . i ould no longer dominate the site. The house
is conceived as a farm house with landsc- •ing kep o a minimum. He further discussed other
design elements such as interlockint •avers to be co ' •atible with the surroundings, indirect
lighting, and colors compatible wi • the Town color boar.. It was noted there is only 50 square
feet of development area left, hough the applicant indicat-, he did not need more. He can
have a natural path (gravel • ound the house, if needed, 4 feet • less in width. He also noted
that the stones within •- pathway will be removed for safety, and : retaining wall will not be
needed at the garage .r pool area.
Diane Barra:: , Pathway Committee, stated that the beautiful natural pathw• along the west
side of th- .roperty needs to be restored. The path at the entrance of the prope • is difficult to
find,r-.uesting the location be made clear.
etsy Bertram, Pathway Committee, requested that the path be designated on the plans.
CLOSED PUBLIC HEARING
ATTACHMENT 3
•
TOWN OF LOS ALTOS HILLS
' PLANNING DEPARTMENT
• 26379 Fremont Road• Los Altos Hills,California 94022• (415)941-7222 • FAX(415)941-3160
�E U (S E DWORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME H I LAX kLo N6.- I5ETTY W D 1`I-G
PROPERTY ADDRESS • 14.4.70. t2 E.;. f�.u: 12.0A0
CALCULATED BY M E.:1- 2.:::,-..4.,16,H GZo Li j DATE .V, 5._ ,`'ij ,.q s_
1. DEVELOPMENT AREA (SQUARE FOOTAGE) . . �J " I
Existing Proposed - Total .
• (Additions or Deletions)
A. House and Garage (from Part 2.A.) 27.24— 72-C1-15- - b• 601 +. ¶ U72
B. Decking 5 ICD < 5 I eP >' . • • • O
C. Driveway and Parking q
(Measured 100'along centerline) 2 7 0[p < 3 17}' 25'13
D. Patios and Walkways 1. 7 2 3 { 5(07 13 5 Cv
' • E. Tennis Court • D 0 . • 4
• F. Pool and Decking . . 17 Lv X426 >' . e2.7 5 O •
G. Accessory Buildings (from Part B) 14-(, �51°> • 50
H. Any, other coverage 7 5 O • < . 7.5o }
• Other Pa-r f4 nl TOTALS I I Q Imo- r
— C ;
Maximum Development Area Allowed- MDA(from Worksheet#1) IIIIII
2. FLOOR AREA (SQUARE FOOTAGE) • .
Existing Proposed . Total
(Additions or Deletions) .
. A. .. House and Garage
a. - 1st Floor 40 2'24 'o •27 (y -7
b. 2nd Floor •• 1 S.' '<ILS _114-7
c. Attic and Basement p O 0
d. Garage • 4-0 4- to,7 . & , 1
: B. 'Accessory Buildings •
a. 1st Floor 14 6° <56/ • 610
b. 2nd Floor : . 0 : .O : • • O . . •
c. Attic and Basement a . . 0 . ' • . .a
TOTALS 2 S 7 D t`--9)141"- - D+ 1C,2
229 .
Maximum Floor Area Allowed - MFA (front Worksheet#1.).. •S,.1 (c2_
N. I o i • a • / : • • 73 Zan •e.. • •
RECEIVED . .
MAY - 4 1998
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Revised 2/26/96 TOWN OF LOS ALTOS HILLS