HomeMy WebLinkAboutItem 3.2Item 3.2
TOWN OF LOS ALTOS HILLS November 6, 2008
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR AN ADDITION AND REMODEL TO AN
EXISTING RESIDENCE, A NEW SHED, REMOVAL OF A BARN AND
REMOVAL OF A HERITAGE OAK TREE; LANDS OF GLASSMAN; 2000
OLD PAGE MILL ROAD; #230-08-ZP-SD.
FROM: Cynthia Richardson, Consulting Planner
APPROVED BY: Debbie Pedro, Planning Director��l
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended conditions
in Attachment 1.
=61
The subject property is located on the west side of Old Page Mill Road. The property is
accessed via a long panhandle. Surrounding uses include single-family homes on
adjacent parcels to the east and south and Stanford Lands to the north and west. Existing
development on this 10.8 acre property includes a 5,138 sq. ft. two story main residence,
a swimming pool, a pool house, a bam, a yurt, two sheds, and a tennis court. A long
panhandle driveway services the property. The applicant proposes to demolish an existing
barn, replace one of the existing shed with a new 494 sq. ft. shed and construct a 326 sq.
ft. addition to the main residence.
On September 28 of 2006, the Town of Los Altos Hills entered into an agreement with
the Crozier Hogle Estate to place the entire property into a Conservation Easement and
Declaration of Restrictions and Covenants. The property has since been sold and the new
owner Lucille Glassman wishes to make some minor alterations to the property. The
restrictions require that any alterations or additions to the main house or accessory
structures be subject to review and approval by the Planning Commission and City
Council.
DISCUSSION
Site Data:
Gross Lot Area:
10.82 acres
Net Lot Area:
9.88 acres
Average Slope:
33.5.%
Lot Unit Factor:
5.356
Staff Report to the Planning Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 2 of 7
Floor Area and Development Area:
Area (sq. f.) Maximum Existing Proposed Increase Remaining
Development 40,170 30,647 28,163 -2,484 12,007
Floor 26,780 6,879 6999 120 19,781
Site and Architecture
The parcel is located on a moderately steep east -facing hillside with an average slope of
33.5%. The existing improvements sit at the top of a knoll on the property. This large
parcel is densely wooded with oaks and native shrubs. A drainage swale runs east to west
on the property, bisecting the existing driveway from the residential improvements.
The applicant is requesting approval of a Site Development Permit to construct a small
326 square foot addition on the main floor of the existing house. Additionally, a new 484
square foot shed/workshop will be constructed in the location of the existing 249 square
foot shed. Interior renovations will also be made to the house. All modifications to the
property meet the setback, height, floor area and development area requirements
established in Title 10, Zoning and Site Development, of the Los Altos Hills Municipal
Code.
Main House - The addition to the main house will be located a minimum of 120' from the
west property line, 280' from the north property lines, 540' from the south property line
and 430' from the west property line. The maximum building height on a vertical plane
is 17'5" and the maximum building height (including chimneys and appurtenances) is
24'3". Proposed exterior materials include concrete block walls, wood siding and steel
windows, and a low pitch roof.
New Shed/Workshop — The proposed new shed/workshop will be reconstructed in its
current location. The new shed/workshop will be constructed in the same architectural
style and of the same materials as the main house. The maximum height of the shed is
12'-6".
Driveway & Parking
The existing driveway will continue to serve the property with no substantial changes.
The existing carport and garage will provide a total of three (3) covered parking spaces.
One (1) additional outdoor parking space is located new the front entry of the house.
Outdoor Lighting
No new exterior lighting has been proposed for this project
Staff Report to the Planning Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 3 of 7
Trees & Landscaping
The site is primarily vegetated with grasses and low shrubs with clusters of oak trees
throughout the property. One (1) multi-trunk heritage oak tree is proposed to be removed.
The subject tree is located approximately 2' away from the existing house and in the
location of the proposed addition. An arborist report was submitted and reviewed for
evaluation of these trees and tree protection measures. To ensure that all significant trees
will be protected throughout the construction period, staff has included a condition of
approval requiring that the trees within the vicinity of the construction be fenced for
protection.
Grading and Drainage
Minimal grading (approximately 73 cubic yards) is proposed for this project. The
Engineering Department has reviewed the proposed grading and concluded that it is in
conformance with the Town's grading policy. The Engineering Department will review
and approve the final drainage plan prior to acceptance of plans for building plan check.
Final "as-built" grading and drainage will be inspected by the Engineering Department,
and any deficiencies will be required to be corrected prior to final inspection.
Fire Department Review
The Santa Clara County Fire Department is requiring standard conditions including
installation of an automatic residential fire sprinkler system throughout all portions of the
building and a fire department engine driveway turnaround. The requirements are
included in the conditions of approval.
Committee Review
The Environmental Design and Protection Committee reviewed the project and bad no
recommendations. (Attachment 2)
The Open Space Committee has reviewed the proposal and supports the project.
(Attachment 3)
CEOA STATUS
The project is categorically exempt under Class 3 of the State CEQA Guidelines.
ATTACHMENTS
1. Recommended conditions of approval
2. Comments from Environmental Design Committee dated September 15, 2008
Staff Report to the Planning Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 4 of 7
3. Comments from Nancy Couperus, Open Space Committee dated October 30, 2008
4. Recommendations from Santa Clara County Fire Department dated September 3, 2008
5. Worksheets 41 and #2
6. Development plans: site, topographic, grading & drainage, floor, elevation, section
and roof.
cc: Ms. Lucille Glassman Ms. Sarit Sela
455 Lambert Avenue
Palo Alto, CA 94306
Staff Report to the Planning Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 5 of 7
ATTACHMENT
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR AN ADDITION AND REMODEL TO AN EXISTING RESIDENCE
AND CONTRUCTION OF A SHED
LANDS OF GLASSMAN, 2000 OLD PAGE MILL ROAD
File # 230-08-ZP-SD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as
otherwise first reviewed and approved by the Planning Director or the
Planning Commission, depending on the scope of the changes.
2. Prior to beginning any grading operation, all significant trees, particularly
the oak trees around the perimeter of the house, is to be fenced at the drip
line. The fencing shall be of a material and structure (chain-link) 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. All tree protection measures as discussed in the Arborist
Report prepared by McClenahan Consulting dated August 6, 2008 shall be
met.
3. Fire retardant roofing (Class A) is required for all new construction.
4. Skylights, if utilized, shall be designed and constructed to reduce emitted
light (tinted or colored glass, or other material). No lighting may be placed
within skylight wells.
5. Location of the replacement water tank shall be located outside of the
required 30 foot setback area.
6. 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.
staff Report to the Pluming Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 6 of 7
B. ENGINEERING DEPARTMENT:
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.
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.
3. Two copies of an erosion and sediment control plan shall be submitted for
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. 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.
10. 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 ofplansfor buildingplan check
11. 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 operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Moody Road and surrounding roadways, storage of construction
materials, placement of sanitary facilities, parking for construction
vehicles, clean-up area, 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 Green Waste Recovery,
Inc. for the debris box, since they have a franchise with the Town and no
other hauler is allowed within the Town limits.
Staff Report to the Plenning Commission
Lands of Glassman
2000 Old Page Mill Road
November 6, 2008
Page 7 of 7
C. FIRE DEPARTMENT
12. An automatic sprinkler shall be provided in all new structures located in the
designated Wildland-Urban Interface area. A State of California licensed (C-
16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to this department for review and
approval prior to beginning thew work. In this case, since this entire property
is located within the designated Wildland-Urban Interface area, the new wood
shop must have a fire sprinkler system installed.
13. Required Access to Buildings: Portions of the structure(s) exceed 150 feet of
travel distance as measured along an accessible route of travel, from an
approved fire apparatus access roadway or driveway. Provide an approved fire
apparatus roadway and approved tum -around OR, install an automatic
residential fire sprinkler system throughout all portions of the building.
Driveway installations shall conform with Fire Department Standard Details
and Specifications D-1.
14. Fire Department (Engine) Driveway Tum -around Required: Provide an
approved fue department engine driveway turnaround with a minimum radius
of 36 feet outside and 23 feet inside. Installations shall conform with Fire
Department Standard Details and Specifications D-1.
CONDITION NUMBERS 2, 6, 7, 10 and 11 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.
Project approval may be appealed if done so in writing within 22 days of the date of this
notice. The building pemtit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after November 29,
2008 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
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.
NOTE: The Site Development permit is valid for one year from the approval date (until
November 6, 2009). 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.
1--( F -Q ff Ai
Environmental __esign and Protection Committee
New Residence/Remodel Evaluation
Reviewed by:
Applicant
/�" Attachment 2
q,.' iV
'4P, i 5 ?008
TOM t,ek�tosHILLS
Date
Creeks, drainage, easements:
Existing Vegetation:
Significant
Attachment 3
Debbie Pedro
From: Couperus
Sent: Thursday, October 30, 2008 2:53 PM
To: Debbie Pedro
Cc: Roger Spreen; Jack & Mary Davey
Subject: 2000 Old Page Mill Road
Debbie -
As one of the individuals involved with creating the conservation
easement on the property at 2000 Old Page Mill Road, I would
like to thank you for keeping me (as well as other OSC members)
informed about the minor addition that the new owners are planning.
From my point of view this is indeed a minor addition which is
entirely reasonable. Removal of the heritage oak and the other
trees should be permitted in order to accommodate this project.
Nancy Couperus
Open Space Committee
10/30/2008
��POLABd pOG
'da
.E
LODEBEC. SNEET NO. REOUIREMEM
CFC Sec.
508.3, per
Appendix B
CFC Sec.
903.2, as
adopted
and
amended
CFC sec.
503
F1Kr_ DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 e (408) 378-9342 (fax) a uunv.scdcLorg
Attachment 4
Proposed 120 square -foot addition to an existing 5,042 square -foot two-story
single-family residence. Also, a new detached 'Wood shop' of aprox. 540 square
feet (exact dimesion not stated).
iuired Fire Flow, The fire flow for this project is 2,000 gpm at 20 psi
dual pressure. The adjusted fire flow is available from area water mains and
hydrant(s) which are spaced at the required spacing.
An automatic sprinkler shall be provided in all new structures located in the
designated Wildland-Urban Interface area. A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit
application and appropriate fees to this department for review and approval prior
to beginning their work. In this case, since this entire property is located within
the designated Wildland-Urban Interface area, the new wood shop must have a
fire sprinkler system installed.
tteauired Access to Buildings- Portions of the structure(s) exceed 150 feet of
travel distance as measured along an accessible route of travel, from an
approved fire apparatus access roadway or driveway. Provide an approved fire
apparatus roadway and approved turn -around OR, install an automatic
residential fire sprinkler system throughout all portions of the building. Driveway
installations shall conform with Fire Department Standard Details and
Specifications D-1.
V vOudrlmtlnE tonamef unvewav Turn -around Required: Provide an
)roved fire department engine driveway turnaround with a minimum radius of
feet outside and 23 feet inside. Installations shall conform with Fire
Dartment Standard Details and Specifications D-1.
Plans not approved.
Do not issue Building Permit.
Cry PIANS
SPECS NEW RMDL AS
OCCMANCY
PUN
REVIEW 06 2516
PLAN
REVIEW
COMMENTS
PES. Bff LDG
Proposed 120 square -foot addition to an existing 5,042 square -foot two-story
single-family residence. Also, a new detached 'Wood shop' of aprox. 540 square
feet (exact dimesion not stated).
iuired Fire Flow, The fire flow for this project is 2,000 gpm at 20 psi
dual pressure. The adjusted fire flow is available from area water mains and
hydrant(s) which are spaced at the required spacing.
An automatic sprinkler shall be provided in all new structures located in the
designated Wildland-Urban Interface area. A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit
application and appropriate fees to this department for review and approval prior
to beginning their work. In this case, since this entire property is located within
the designated Wildland-Urban Interface area, the new wood shop must have a
fire sprinkler system installed.
tteauired Access to Buildings- Portions of the structure(s) exceed 150 feet of
travel distance as measured along an accessible route of travel, from an
approved fire apparatus access roadway or driveway. Provide an approved fire
apparatus roadway and approved turn -around OR, install an automatic
residential fire sprinkler system throughout all portions of the building. Driveway
installations shall conform with Fire Department Standard Details and
Specifications D-1.
V vOudrlmtlnE tonamef unvewav Turn -around Required: Provide an
)roved fire department engine driveway turnaround with a minimum radius of
feet outside and 23 feet inside. Installations shall conform with Fire
Dartment Standard Details and Specifications D-1.
Plans not approved.
Do not issue Building Permit.
Cry PIANS
SPECS NEW RMDL AS
OCCMANCY
CONST. TYPE
ApplluMNeny
pA1E
LAH N
❑ ® ® ❑
R-3, U
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Cody Anderson Wasney Architects
PRpE
9/3/2008 1
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see plans
see plans
Residential Construction
Harding, Doug
NAME pF PROJECT
LOCATION
SFR- GLASSMAN
-hgatdzeda5fttm--firrts
t li
2000 Old Page Mill Rd
P e � i e7
Serving Sano Clam County and the communities of Campbell, Cupertino, Loa Altos,
Los Altos Hill; Los Gatos, Mame sereno, Morgan Hill, and Samtaga
NTA/MDA
Page 3
Attachment 5
�EGE(S!
r, b?82M
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT if{0�ry O LOS ALIOS HILLS
26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 • FAX_V ) 941 3160
WORKSHEET #1
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR
MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA
• TURN IN WITH YOUR APPL [CATION
PROPERTY OWNER'S NAME 4UL1LLC "gAjrf
PROPERTYADDRESS olmo 040 ft&ID
CALCULATEDBY 6-rU1-lA�1Z A )tOLL'C/'l I DATE 4 9 01
1. CALCULATION OF AVERAGE SLOPE
A. CONTOUR LENGTH WfI'HIN NET AREA OF LOT (An)
Convert inches to feet (multiply by map scale) = (L) = 5-, --i 6 feet
B. AVERAGE SLOPE WITHIN NET AREA OF LOT
S = (0.0023) (n (L)
I =contour interval
L = total length of
An =
net acreage of
An
in feet
contours m feet
lot nearest .001
S = (0.0023)(
nearest 0.1%
2. CALCULATION OF LOT UNIT FACTOR (LUF)
LUF = (An)fl [0.02143(5 - 10)1} = �. 3 r(' nearest .001
✓ If the average slope is less than 10%, the LUF for the lot is equal to the net area.
✓ If the LUF is equal to 0.50 or less, you will need a Conditional Development Permit. Make an appointment with the
Planning Director for further information.
NTA/MDA
Page 4
** If the MFA is less than 5,000 square feet (and the LUF is greater tban 0.50) use 5,000 square
feet for your MFA.
NOTE; The NIDA and MFA are maximums allowed by the Town Municipal Code. The
City Council or the Planning Commission may further limit development area or floor area
due to site specific constraints or site visibility (see "Site Development Policy StatemenO.
DATE
TOWN USE ONLY C ECKED BY
WORKSHEET #1
(continued)
3.
CALCULATION OF MAXIMUM DEVELOPMENT AREA (NIDA)
A.
for S equal to or less than 10%
square feet*
MDA = (LUF) (15,000) =
B.
for S greater than 10% and less than 30%
square feet*
MDA = (LUF) [15,000 - 375(S - 10)] _
C.
for S equal to or greater than 30%
/ �-0
square feet*
7
MDA = (LUF) (7,500) = 7
*
if the MDA is less than 7,500 square feet (and the LUF is greater than 0.50),
use 7,500 square
feet for your MDA
4.
CALCULATION OF MAXIh4UM FLOOR AREA (NIFAI
A.
for S equal to or less than 10%
square feet**
MFA = (L.UF) (6,000) _
B.
for S greater than 10% and less than 30%
feet**
MFA = (LUF) [6,000 - 50(S - 1 O _
square
C.
for S equal to or greater than 30% p
square feet**
MFA = (LUF) (5,000) _
** If the MFA is less than 5,000 square feet (and the LUF is greater tban 0.50) use 5,000 square
feet for your MFA.
NOTE; The NIDA and MFA are maximums allowed by the Town Municipal Code. The
City Council or the Planning Commission may further limit development area or floor area
due to site specific constraints or site visibility (see "Site Development Policy StatemenO.
DATE
TOWN USE ONLY C ECKED BY
{A.LI:. 218 29OLI
TOWN OF LOS ALTOS HILLS
F PLANN7NGDEPARTMENT-"OWN OF LOS ALTOS HILLS
1 26379 Fremont Road • Los Altos Hills, California 94022;• (650) 941-7222 • FAX (650) 941-3160
WORKSHEET #2
EMSTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
TURN IN WITH YOUR APPLIUAT nN
Maximum Development Area Allowed - NIDA (from Worksbeet #1)
2. TOTAL IMPERVIOUS SURFACE Existing Proposed - Total
(SQUAREFOOTAGE) -
TOTALS a ys -a yrs �rJy3
3. FLOORAREA (SQUAREFOOTAGB) Existing Proposed Total
A. House and Garage (Additions/Deletions) 0,
b. 1st Floor 3yj' ,(.qqt-meq{'3
b. AZL
d._ Garage
B. AccessoryBuildings
a 1st Floor 9f'y - /S-33
b. Qlpd A e R 0A
TOTALS _(y,g}9 t/.2o 6,99•
Maximum Floor Area Allowed -MFA (frnm w„ lrcl,—f 41 9 i
TOWN USE ONLY CHECKED BY DATE
PROPERTY OwNER'S NAME LV
G',
PROPERTY ADDRESS ZoDo C>Lp/
CALCULATED BY
DATE OS.
1. DEVELOPMENT AREA
(SQUARE FOOTAGE
Existing (y�
%
Proposed J
-Total c F
(Additions/De)en w)
A. House and Garage (from Part 3. A.)
-5-132
—.�t,32 6
S' 6y
B. Decking
396
C. Driveway and Parking
(Measured 100' along centerline)
_
— / 293
D. Patios and Walkways,
E. Tennis Court
F. Pool and Decking
0 o
0
G. Accessory Buildings (from Part B)
_
-So6 0
%H. Any other coverage
7/-• g �,
—tea -Gni
– /6 96
TOTALS
?,, }-.-.=—
_-Z'm
.Zg X63
Maximum Development Area Allowed - NIDA (from Worksbeet #1)
2. TOTAL IMPERVIOUS SURFACE Existing Proposed - Total
(SQUAREFOOTAGE) -
TOTALS a ys -a yrs �rJy3
3. FLOORAREA (SQUAREFOOTAGB) Existing Proposed Total
A. House and Garage (Additions/Deletions) 0,
b. 1st Floor 3yj' ,(.qqt-meq{'3
b. AZL
d._ Garage
B. AccessoryBuildings
a 1st Floor 9f'y - /S-33
b. Qlpd A e R 0A
TOTALS _(y,g}9 t/.2o 6,99•
Maximum Floor Area Allowed -MFA (frnm w„ lrcl,—f 41 9 i
TOWN USE ONLY CHECKED BY DATE