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TOWN OF LOS ALTOS HILLS May 10, 1995
Staff Report to the Planning Commission
RE: REQUEST FOR SITE DEVELOPMENT PERMIT FOR FIRST AND
SECOND STORY ADDITIONS AND REMODEL;LANDS OF
CURLEY; 14127 MIRANDA ROAD.
FROM: Susan Manca,Planner ,P.‹.D
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit,subject to the recommended
conditions.
DISCUSSION:
Site Data:
Net Lot Area: .902 acres
Average Slope: 11.6%
Lot Unit Factor: .87
Floor Area and Development Area:
Area Max. Prop. Exist• Incrs. L ft
Devel. 12,528 12,510 12,530 -20 18
Floor 5,151 5,136 4,388 748 15
The applicant requests approval of a Site Development Permit for additions to
the first and second story of the existing residence. The majority of the existing
house is a two-story structure with a one-story front elevation. The additions
include 193 square feet on the lower floor and 555 square feet on the upper floor.
The proposed improvements include an addition of 747 square feet of
development area. The applicant will remove 767 square feet from an existing
deck and walkway along the western portion of the house,so that the
development area will not exceed the MDA for the property. The addition of 747
square feet of floor area increases the floorarea to within 15 square feet of the
maximum allowable on the lot. Condition#7 has been added to obtain a .
Planning Commission
May 10, 1995
Lands of Curley
Page 2
recorded restriction on the property because the floor and development areas
will essentially be maximized on the lot.
The project i cludes additions to the existing kitchen and dining room as well as
a new laundry room and music room on the upper floor. A new guest room is
proposed for the lower floor. The changes to the interior of the residence will
result in minor exterior changes.
The floor plans shows that the guest room and the dining room extension will
cause the eaves to encroach into the rear setback. Staff has added a condition of
approval (condition#8) that the plan shall be redesigned to eliminate any
encroachment into the setbacks. The applicant has been notified of the condition
and has no concerns with this requirement.
The existing esidence is finished with stucco walls and tile roofing and the
additions will utilize the same materials. The height of 22.5 feet will be extended
to the additions along the northern end of the house.
The applicant has indicated that the existing color will be used on the additions
to the house. Staff has included,in condition#4,a sentence to require painting of
the addition prior to the final building inspection. If the applicant decides to
change the color,it shall be approved by the Planning Department for
compliance vrith the Town's adopted color board.
Staff is avai101e to answer any questions from the Commission or any member
of the community.
ATTAC NTS:
1. Recommended Conditions of Approval for Site Development Permit;
2. Worksheet#2;
3. Development plans: site plan, section and elevations.
cc: Jim aid Debbie Curley
14127 Miranda Road
Los Altos Hills,CA 94022
John Barton
359 De Leon Avenue
Fremont,CA 94539
Planning Commission
May 10, 1995
Lands of Curley
Page 3
ATTACHMENT 1.
• ►olid k.I11 • • QIP MM • , • . VIM i. • iii _ II • t
MINOR ADDITIONS AND REMODEL
CURLEY-14127 MIRANDA ROAD
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 outdoor lighting must be approved by the Planning
Department prior to installation. All lighting must be shown on the
site plans. No lighting may be placed within setbacks except two
entry or driveway lights.
3. Additional landscaping may be required. Staff will visit the site
prior to final building inspection to determine if any plantings will
be needed to screen the new addition or to restore areas disturbed
by grading or construction.
4. New paint colors shall be chosen by the applicant and approved by
the staff in conformance with the Town's adopted color board or to
match the existing structure. A color sample shall be submitted to
the Planning Director for approval prior to painting of the exterior
of all structures. The additions shall be painted prior to final
building inspection approval.
5. 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 Miranda Road,Fremont Road and other
roadways in the area;storage of construction materials;placement
of sanitary facilities; clean-up area (see Engineering Department for
specifications);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
Planning Commission
May 10, 1995
Lands of Cur ey
Page 4
box, since they have a franchise with the Town and no other hauler
is allowed within the Town limits.
6. pie 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,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 submittal of plans for building plan
check.
7. ik deed restriction shall be recorded stating that the MDA of 12,510
square feet and the MFA of 5,136 square feet established for the
property under this permit are close to the maximum levels of
development currently allowed by the Town. The Planning
pepartment will prepare the deed restriction and the signed,
notarized document shall be returned to the Town prior to
acceptance of plans for building plan check.
8. The applicant shall redesign the addition to eliminate any roof
overhang from encroaching into the setbacks. The revision shall be
ileviewed and approved by the Planning Department prior to
acceptance of plans for building plan check.
9. Prior to beginning any grading operation or construction,all
significant trees are to be fenced at the dripline. The fencing shall
be of a material and structure to dearly delineate the dripline.
Town staff must inspect the fencing and the trees to be fenced prior
to commencement of grading. The fence must remain throughout
de course of construction. No storage of equipment,vehicles or
ebris shall be allowed within the driplines of these trees.
10. Skylights shall be designed and constructed to reduce emitted light.
No lighting may be placed within the skylight wells.
11. ire retardant roofing is required for all new additions.
Planning Commission
May 10, 1995
Lands of Curley
Page 5
B. ENGINEERING DEPARTMENT:
12. 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 has been
designed to maintain the existing flow patterns and to utilize the
existing storm drain system. Final drainage and grading shall be
inspected by the Engineering Department andany deficiencies
corrected to the satisfaction of the Engineering Department prior to
final approval.
13. 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 except to allow access to Miranda Road.
14. 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 approval.
15. The existing native pathway along Fremont Road and Miranda
Road shall be improved to Type Ub standards to the satisfaction-of
the Town Engineering Department prior to final approval. The
- driveway and walkway shall be roughened where they intersect the
pathway to the satisfaction of the Engineering Department prior to
final approval. No irrigation systems, trees or shrubs shall be
installed within 5 feet of the improved pathway.
16. Additional right of way shall be required to be dedicated to the
Town along Miranda Road and Fremont Road if either of the
existing dedicated half-widths adjacent to this property are less
than 30 feet. The applicant shall have the legal description and plat
exhibits prepared by either a registered civil engineer or a licensed
land surveyor and the Town shall prepare the dedication
documents. The applicant shall submit the signed and notarized
dedication documents and exhibits to the Town prior to acceptance of
plans for building plan check.
17. All new public utility services serving this property shall be
undergrounded.
Planning Commission
May 10, 1995
Lands of Curley
Page 6
18. The locations and heights of the proposed additionsshall be
certified in writing by a registered civil engineer or licensed land
surveyor as being in the locations and heights,approved by the
Town and shown on the Site Development Plan.
19. (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 6,7,8 AND 16 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 7RIOR TO FINAL INSPECTION.
Properties residing within the Los Altos School District boundaries
must pay School District fees before receiving their building permit
from 'Jos Altos Hills. The applicant must take a copy of Worksheet#2
to both the elementary and high school district offices, 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 May 10, 1996). All required building permits must be obtained within
that year and work on items not requiring a building permit shall be commenced
within one ye.r and completed within two years.
TV VN OF LOS AL 1 OS HILLS
26379 Fremont Road • Los Altos 1-lills,California 94022 • (415)941-7222 • FAX (415) 941-3160
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAMEC�.t�YLQ.B +- I� t., 0.,i JAIL p
PROPERTY ADDRESS I L` 1 kw+ranCc„_ c
CALCULATED BYDATE _ 1`
. 0 a ams fo �
1. DEVELOPM% T AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 3 9 3 —7-4 74 Ca ��
B. Decking 1,a g3 <19 V ____22_L__
C.
72S -
C. Driveway and Parking
) I/�� C1 )2C �j ���
(Measured 100' alongcenterline
D. Patios and Walkways ,9. 3 'f �� a 0, C-1 -7
E. Tennis Court Pf 0
F. Pool and Decking a,521 3 r2i 543
G. Accessory Buildings (from Part B) .4 ST •
H. Any other coverage -4 Q 0 0 _410_
TOTALS p_)5 -62C).} i, 57 D
Maximum Development Area Allowed - MDA (from Worksheet #1) f /, g�81 I
2. FLOOR AREA (SQUARE FOOTAGE) Total
Existing Proposed
_ (Additions or Deletions)
A. House and Garage
a. 1st Floor /l 5/ 9 L q3 I 7 Z
4 0�
b. 2nd Floor / / ,
c. Attic and Basement -10
d. Garage ,� -7 2 P S 7-
B. Accessory Buildings
a. 1st Floor _____4...--__ CY -4 &
b. 2nd Floor . 0 •
c. Attic and Basement
TOTALS `�4 Y' & /3
ed - Worksheet #1) I 5 IS I
Maximum Floor Area Allow MFA (from �
. .... .,,.��....,...._,....-:......,.._ ..,- ... DATE _
TOWN USE ONLY CHECKED BY ��v '" ' �'�--•� -J1
Revised 12/09/93 LRL: MAC HD/ORIGINALS/PLAN�C/Workshcet#2