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TOWN OF LOS ALTOS HILLS May 13, 1998
Staff Report to the Planning Commission
RE: REQUEST FOR A SITE DEVELOPMENT PERMIT FOR ADDITIONS TO
THE FIRST AND SECOND FLOORS OF AN EXISTING RESIDENCE;
LANDS OF DORRIAN; 13113 BYRD LANE (#50-98-ZP-SD).
FROM: Suzanne Davis, Planner 3 C)
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 subject property was created as part of a two lot subdivision (Tract 2902) that was
recorded in 1961, and is located on the west side of Byrd Lane, at Natoma Road. Access
to the site is from a concrete driveway on the left just after turning onto Byrd Lane.
There is an existing 28 foot wide driveway easement over the applicant's lot that provides
access to the lot behind (west). The gross lot area of 2.04 acres is reduced to 1.88 net
acres due to the exclusion of the driveway easement. A new driveway was constructed in
1997, and the lower portion of the access easement will be changed so that it is over the
actual driveway. The applicant and neighbor are still working out the details of the new •
easement. Both the existing (to be abandoned) and proposed easements are shown on the
plans. The floor and development area numbers for the property are based on the
exclusion of the existing access easement. The numbers will likely be lower when the
new access easement is recorded, however, the proposed project is not close to the
maximums and the numbers would not change substantially.
The Planning Department approved a previous addition and remodel of the existing
residence on May 31, 1996. That project included an addition of 778 square feet to the
first floor and a new dormer window on the second floor. An additional 109 square feet
of floor area was counted due to attic spaces that exceed seven feet in height, making the
total project 887 square feet of new floor area.
The Planning Commission approved a 624 square foot second story addition to the
detached garage on January 8, 1997. That project and the previous addition and remodel
project have been completed and signed off by the Planning, Engineering and Building
Departments.
A separate application for a driveway modification including a new bridge, and landscape
improvements was approved by staff on March 18, 1997. The new driveway is used by
the applicants and the adjacent neighbor to the west. The original lower portion of the
driveway has been removed. This project has been completed, but has not been signed
off since the new access easement is not yet in place.
There is a pending variance application for a storage shed that would encroach into the
side setback. This application is also being heard at the May 13, 1998 Planning
Commission meeting. There is a separate staff report for the variance. Neighbors within
Planning Commission
Lands of Dorrian
May 13, 1998
Page 2
500 feet of the property received public notice of both the subject application and the
variance request.
CODE REQUIREMENTS
The proposed project has been referred to the Planning Commission for review as the
proposed addition to the second floor is 500 square feet, and the height would exceed 19
feet. There have been a number of projects on the applicant's property in the past two
years as discussed in the background section of this report, and the cumulative total of
added floor area is more than would typically be reviewed at a site development hearing.
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: 2.08 acres
Net Lot Area: 1.88 acres
Average Slope: 9.6%
Lot Unit Factor: 1.88
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 28,200 21,475 20,335 +1,140 +6,725
Floor 11,280 7,765 6,775 +990* +3,595
*includes 80 square foot storage shed under separate application
Architecture & Site
The applicants are requesting approval of a Site Development Permit for a 500 square
foot addition to the second floor and a 410 square foot addition to the first floor of an
existing residence. Two dormer windows would be used on the second floor to match
those on the front of the house. Exterior materials will match those of the existing house
and garage: horizontal wood, wood windows and trim and Fire free,slate roofing. One
new skylight is proposed. Condition #6 is the standard condition for skylights. The
maximum height would be 23 feet six inches as measured from existing grade. The
height would not increase with the proposed project.
The areas where the additions are proposed are in the center of the lot, well away from
the property lines and the perimeter of the building envelope. There are no two-story
vertical elements and the second floor is nested in. These characteristics and the
architectural detailing, exterior materials, trellis and dormer windows all help reduce
bulk. The additions have been well integrated into the existing design and will not be
perceptible when viewed from off the site. The house is also well set back from all
property lines other than the north side. As stated in the Design Guidelines, greater
setbacks can help reduce the bulk and mass of structures.
Planning Commission
Lands of Dorrian
May 13, 1998
Page 3
The total square footage on the property would be 7,765 square feet with the proposed
addition (including the proposed storage shed). There would be considerable floor and
development area for future projects.
Trees &Landscaping
No trees are proposed to be removed. Staff has included a condition stating that the site
will be evaluated once the framing is done to determine if any additional planting is
needed for erosion control or mitigation screening. The applicants have already done
substantial planting on the site, and plan to replace any landscaping that is removed
during construction.
Parking &Driveway
Two of the required four on-site parking spaces are being provided in the garage, and
there are two uncovered spaces in the driveway that do not conflict with the required
backup for the garage. There is sufficient space in the driveway to park additional
vehicles. No changes are proposed to the existing driveway or parking.
Grading and Drainage
The Engineering Department has reviewed the plans and has recommended conditions of
approval, as specified in Attachment 1. No grading is required, and drainage
improvements would be limited to new gutters and down spouts which would tie into the
existing drainage system.
The property is on a septic system. Previous upgrades including a new septic tank and
leachfield are all adequate to accommodate the project, and no further upgrades are •
necessary.
Staff is available to answer any questions from the Commission or any member of the
community.
ATTACHMENTS:
1. Recommended Conditions of Approval
2. Worksheet#2
3. Development plans: site, floor and roof plans, sections and elevations (nine
sheets)
cc: Jim& Lisa Dorrian
13113 Byrd Lane
Los Altos Hills, CA 94022
J.R. Smith
The Bob Flury Design Group
20 S. Santa Cruz Avenue, Suite 104
Los Gatos, CA 95030
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR
ADDITIONS TO THE FIRST AND SECOND FLOORS AND REMODEL OF AN
EXISTING RESIDENCE
LANDS OF DORRIAN - 13113 BYRD LANE
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be approved by
the Planning Director or the Planning Commission, depending on the
scope of the changes. _
2. Any new outdoor lighting, including fixtures on the garage or house,
requires approval by the Planning Department prior to installation.
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, shall not encroach or reflect on •
adjacent properties, and 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.
3. Subsequent to framing, staff will visit the site to determine if any new
landscaping is needed for erosion control, mitigation screening, and/or to
replace trees that are removed as part of the project, and if so, a landscape
screening plan shall be reviewed by staff or 'the Site Development
Committee at the discretion of the Planning Director. Any landscaping
required for-screening purposes or for erosion control shall be installed
prior to final inspection.
4. 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, may be required to 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.
5. Any trees in the areas of,construction or where construction equipment
will access the site shall be fenced at the dripline, or as close as possible,
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 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
driplines of the fenced trees.. .
6. Skylights shall be designed and constructed to reduce emitted light. No
lighting may be placed within the skylight wells.
7. Paint colors shall match those existing, or if changed, 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
Recommended Conditions
Lands of Dorrian
Page 5
less. Roofs shall have a light reflectivity value of 40 or less. White trim
area shall be minimized, particularly on large surfaces such as doors,
columns, railings and trellises. Color samples shall be submitted to the
Planning Department for approval prior to acceptance of plans for
building plan check. The additions shall be painted in conformance with
the approved color(s)prior to final inspection.
8. Fire retardant roofing is required for the new construction.
B. ENGINEERING DEPARTMENT:
9._ A revised topographic survey that has been stamped and signed by a
licensed land surveyor or a registered civil engineer and which shows the
existing improvements and conditions of the property shall be submitted to
the Town prior to acceptance of plans for building plan check.
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 (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.
12. 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.
13. Any new public utility services serving this property shall be placed
underground.
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
Byrd Lane 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.
Upon completion of construction, a final inspection shall be set with the Planning
Department and Engineering Department at least two weeks prior to final
inspection.
Recommended Conditions
Lands of Dorrian
Page 6
CONDITION NUMBERS 2, 7, 9, 12 AND 14 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 OTHER CONDITIONS MUST BE
SATISFIED PRIOR TO FINAL INSPECTION.
PROTECTIVE TREE FENCING, IF REQUIRED, SHALL BE INSPECTED AND
APPROVED BY THE PLANNING DEPARTMENT PRIOR TO ISSUANCE OF
ANY BUILDING PERMITS.
Properties residing within either the Palo Alto or the Los Altos 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 school
district office(s), pay the appropriate fee(s) and provide the Town with a copy of
their receipt(s).
NOTE: The Site Development permit is valid for one year from the approval date (until
May 13, 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. •
Al WA—Wm, ,c.
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 t._ . JA,.,te.s "VoltziAN
PROPERTY ADDRESS !3 t 13 13-(R., LAME.
CALCULATED BY .J.g. . S rt i ri+ - TO- r$oi E 'fY PW stku 4X0vp DATE 3 l;1 f 18
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part 2.A.) Co 1 55 `f I 0 7 O 4 S
B. Decking 91 1 0
C. Driveway and Parking
(Measured 100' along centerline) 3, 9' ZO eX 3, 9 ZO
D. Patios and Walkways / 14-80 1 So I (...-5.e>
E. Tennis Court 7, o1{-o i 7,040
F. Pool and Decking 1 , I z. o 0 1 _l _d
G. Accessory Buildings (from Part B) G zo — tO 6 .. • 700
H. Any other coverage
TOTALS Z D, 33S I DGn . I 14-0 z1 315— 214'7
Maximum Development Area Allowed - MDA (from Worksheet #1) a, 4'
rn
2. FLOOR AREA (SQUARE FOOTAGE) �/ Z
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 'S, 110 4 la I., `too
b. 2nd-Floor t t o'S Soc. / , G o 3
c. Attic and Basement I Ct ZI ° z
d. Garage Cd€ -ad\eLL) G z o 4 z'o
B. Accessory Buildings
a. 1st Floor SineCL C?v 9cs.e.d0 Id bo epo
b. 2nd Floor 0f-9ar 6z," p' G Z o
c. Attic and Basementgi / #
TOTALS 4 , 7 7 5 990 -9`t-Cr 7, 5 1.1G
Maximum Floor Area Allowed - MFA (from Worksheet #1) l /2�0 } "' S-'
TOWN USE ONLY CHECKED BY SIA2-Q n nd. �at.fi s DATE Li t 2c3 I9Z
Revised 2/26/96 LRL• MAC HD/ORIGINALS/PLANNING/Worksheet#2