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TOWN OF LOS ALTOS HILLS May 24, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A SECONDARY DWELLING
UNIT;LANDS OF BELDEN; 12033 GREEN HILLS COURT.
FROM: Suzanne Davis,Assistant Planner SD
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit subject to the attached
conditions of approval.
BACKGROUND:
The subject property was created in April 1977,as part of an eight lot subdivision
(Tract 5993). The lot is.1.001 acres,and is located on the westerly side of
Greenhills Court,two lots south of Elena Road.
On July 13, 1994,the Planning Commission approved a major addition and.
remodel to the existing residence on the property. A condition of approval.
requiring a 10 foot right-of-way dedication along Greenhills Court was deleted
by the City Council on January 4, 1995. The applicants have since decided that
they do not wish to proceed with the approved project and instead are proposing
to build a detached secondarydwelling unit. No.right-of-way dedication is
being requested in accordance with the Council's recent decision on the issue._
DISCUSSION , . -
Site Data:
Net Lot Area: 1.001 acres
Average Slope: 9.0% .
Lot Unit Factor: 1.0
Floor Area and Development Area:
Area . Max. Prop. . Exist. Incrs. Left
Devel. . 15,000 14,043 12,725" 1,318 +957 .
Floor 6,000 5,039 4,319 720 +961
Planning Co mission
May 24, 1995
Lands of Belden
Page 2
The applicants are requesti g approval to construct a 720 square foot secondary -,
dwelling unit at the rear of eir property. The existing development,including
the residence, driveway,'pool'and decking,gazebo and detached garage,will
remain on the property.
• Exterior,materials for the second unit will consist of horizontal wood siding,
wood windov rs and trim and composition shingle roofing. These are the same
materials as the existing res'dence,except the house has shake roofing. The
maximum height of the sec nd unit will be 14 feet six inches.
Three small patios and a w lkway are proposed with the second unit. One patio
will encroach five feet into a rear setback,as allowed by the Town Code. The
corner of a second patio on JI-ie north side of the building and thecorner of a
walkway on the south side ill also clip the setbacks. The total encroachment
into the setbacks by these ' provements will be approximately 63 square feet.
Staff believes that this is ve minimal and supports the project as proposed.
Five on-site p rking spaces are required for the residence and second unit.
Three spaces are provided ' the garage and there will be two uncovered spaces
on the north side of the gar.ge. An existing fence across the area next to the
garage will beremoved an. six feet will be added to the end of the driveway so
vehicles may ark there. .
The Town's Engineering De•artment has reviewed the project. Recommended
conditions have been indu. -d in Attachment 1. The Pathways Committee
visited the site and has no r quest for pathway improvements or easements. The
Fire department has reques ed that the secondary unit have fire sprinklers. This
requirement has been inclu ed in the conditions of approval.
There are a number of existig trees on the site. The trees are far enough from
the proposed Building site t at they will not be-affected-by the-project._ The
second unit will be a low pr file building and will not adversely impact any
neighbors.
The project is within the M A and MFA for the property,and meets all
requirements of the Zoning nd Site Development Ordinances. The second unit
will be comps of
with the esidence in terms of architectural style and exterior
materials,and staff does not have any concerns about the project. Staff is
available to answer any que tions that the Commission may have prior to the
meeting.
Planning Commission
May 24, 1995
Lands of Belden
Page 3
ATTACHMENTS:
1. Recommended conditions of approval
2. Worksheet#2
3. Development plans: site plan„floor plans,roof plan,elevations and
perspective (two sheets)
cc: Leigh&Debbie Belden
12033 Green Hills Court
Los Altos Hills,CA 94022
Peter Duxbury
Duxbury Architects
545 Byron Street
Palo Alto,CA 94301
Planning Commission
May 24, 1995
Lands of Belden
Page 4
ATTACHMENT 1
RECMMENDED CONDITIONS FOR
SITE DEVELOPMENTPERMIT FOR SECONDARY DWELLING UNIT
BELD N- 12033 GREEN HILLS COURT
A. PLANNING DEP TMENT:
1. Any changes or modifications to the approved plans shall be
approved by the Planning Director or the Planning Commission,
. depending u ion the scope of the changes.
2. paint colors f i r the second unit shall match the existing residence,
br if changed shall be chosen by the applicant andapproved by the
.'lanning De•artment,in conformance with the Town's adopted
color board. i olor samples shall be submitted to the Planning
Department f•r approval if the exterior color is changed.
3. Any new out.oor lighting shall be approved by the Planning
Department •rior to installation.
4. ire retardan'roofing is required for the second unit.
5. The second 't shall be protected by an approved residential type
fire sprinkler ystem,unless the Town receives written notice that
this requirem-nt has been waived by the Fire Department.
6. Skylights,if u ilized,shall be constructed to reduce emitted light,
and lighting i not permitted to be located in the skylight wells.
7. If any tree six inches in diameter or larger is removed to
accommodate construction or if a tree is damaged or destroyed
during const ction,it will be required to be replaced. The
replacement t ee(s)shall be equal in size to-the removed or
damaged tree s),as determined by the Planning Director.
8. Additional la dscaping may be required. Prior to final inspection
staff will visit e site to determine if additional plantings are
iieeded to mit gate the new structure or to restore areas disturbed
during const ction. A landscape deposit may be required to
assure that an required landscaping is planted and maintained.
n
Planning Commission
May 24, 1995
Lands of Belden
Page 5
9.. 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,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.
10. Two copies of a grading and construction operation plan shall be
submitted by the property ownerfor 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 Green Hills Court,Elena Road and
surrounding roadways;storage of construction materials;clean-up
area (see Engineering Department for specifications)placement of
sanitary facilities;parking for construction vehicles; and parking for
construction personnel. A debris box(trash),shall be placed on site
for collection ofconstruction 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 hailer is allowed
within the Town,limits.
B. ENGINEERING DEPARTMENT:
11. The sitedrainage associated with the proposed.development must
be designed to avoid,concentration of the.runoff flow and
whenever possible to maintain the existing rate of 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.
- 12. Any,and all changes to the approved grading and drainage plan
shall first be approved by the Town Engineering Department. No
grading shall be done between November 1 and April 1 except with
prior,approval from the City Engineer. No grading;may be done
within ten feet of any property line except to allow access to Green
hills Court.
13. 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
Planning Commission. .
May 24, 1995
Lands of Belden
Page 6
s all comply ith all appropriate requirements of the Town's
ermit relativ: to grading and erosion/sediment control. Any
• I
reas on the si a that have had the native soil disturbed shall be
Protected for • osion control during the rainy season and shall be
rrrplanted prio to final inspection.
14. Ir public utili y services shall be undergrounded.
15. The location .nd elevation of the secondary dwelling unit and
atios shall be certified in writing by a registered civil engineer or
licensed land surveyor as being in the locations and elevations
approved by he Town and as shown on the Site Development
Plan. A letter .f compliance shall be submitted to the Town, prior
to final inspec i on.
16. The new sec•ndary dwelling unit shall connect separately to
sanitary sewe service prior to final inspection. All required fees
shall be paid ti the City of Los Altos and a copy of the receipt shall
be submitted t• the Town prior to acceptance of plans for building plan
check.
17. Upon completi.n of the construction,a final inspection shall be
r4quired to be ,et with the Planning Director and the City Engineer
o weeks prier to final building inspection approval.
CONDITION NUMBERS 9 10,13,AND 16 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLA, NING DIRECTOR AND THE CITY ENGINEER
PRIOR TO ACCEPTANCE' •F CONSTRUCTION PLANS FOR PLAN CHECK
BY THE BUIL ING DEPA 'TMENT.
Properties residing within ,he Los Altos School-District boundaries must payv
School District fees befor. receiving their building permit from Los Altos
Hills. The applicant must t.ke a copy of Worksheet#2 to both the elementary
and high school district offi es,spay the appropriate fees and provide the Town
with a copy of heir receipts
NOTE:-The Site Developme 't permit is valid for one year from the approval
date (until Mayl 24, 1996). required building permits must be obtained within .
that year and work on items of requiring a building permit shall be commenced
within one year and complet d within two years.
''`i•TOWN OF LOS ALTOS HILLS .:
P
26379 Fremont Road • Los Altos Hills,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 OWNER'S NAME Lei 71,x, AAA to e b loi e Se(d ext i
PROPERTY ADDRESS 12033 C1- eevt g-t ltd Coo I-4—
CALCULATED BY ao, 4o"'7 4rt,14 t 4,eC4-45 l DATE 3 .22.95
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 354-9 0 3549
B. Decking
C. Driveway and Parking
(Measured 100'along centerline) 35 C3 /79 3742
D. Patios and Walkways '-1-6y' l{-! 7 11.$$3
E. Tennis Court •
F. Pool and Decking
G. Accessory Buildings (from Part B) 770 720 470
Bay 70 a toe
H. Any other coverage Fr4o1zo o r zo
2T I At§k. 1272513l 0IL+014-3
Maximum Development ment Area Allowed - MDA (from Worksheet #1) f 15) o 00 l
2. FLOOR AREA (SQUARE FOOTAGE) Total
Existing Proposed
(Additions or Deletions)
A. House and Garage v
• a. 1st Floor go-7 I 0 .2O71
b. 2nd Floor 14 7$ o 14 7$
c. . Attic and Basement
•
d. Garage
B. Accessory Buildings
a. '-fie,- Gri.ra-7 e, 770
770
b. ,i oor zitot. L) - 0 720 720
c. Attic and Basement
TOTALS 4319 720 10.69
Maximum Floor Area Allowed MFA (from Worksheet #1) I C,000
R TOWN USE ONLY I CHECKED BY SUtza.n/IC. ESS 1 DATE SI l I ISE, II
Revised 12/09/93 •
LRL: MAC HD/ORIGINALS/1'LANNINC/Wurksheel 12