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TOWN OF Los ALTOS HILLS September 27, 1995
Staff Report to the Planning Commission
RE: REQUEST FOR A SITE DEVELOPMENT PERMIT FOR ADDITIONS TO
THE FIRST FLOOR, AND REMODEL OF AN EXISTING RESIDENCE;
LANDS OF WEILER;26089 WEST FREMONT ROAD.
FROM: Suzanne Davis,Planner SD
APPROVED BY: Curtis S.Williams,Planning Direct:y _
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended
conditions.
BACKGROUND
The property is located on the north side of Fremont Road, two lots west of
Manuella Road, and across from the intersection of Fremont and La Paloma
Roads. The property was created as part of a 12 lot subdivision (Tract 3668)
which was recorded in 1964. There is a 15 foot wide public utility easement
along the south (front) property line.
An existing accessory building located in the northwest corner of the property
encroaches into the side and rear setbacks. The Town has no building permit
history on this structure. All other improvements on the property have been
constructed with permits. The house was built in 1968, the pool in 1969, and a
320 square foot addition in 1972. There is a native path in the Fremont Road
right-of-way, along the frontage of the property.
CODE REOUIREMENTS
In accordance with Section 10-2.301 of the Site Development Ordinance, the
proposed project has been referred to the Planning Commission for review as it
includes additions exceeding 900 square feet (although the net increase is 886
square feet), and the height will exceed 15 feet. In addition, the exterior
appearance of the house will be entirely different with the remodel of the
residence.
Planning Commission
September 27, 1995
Lands of Weiler
Page 2
DISCUSSION
Site Data:
Net Lot Area: 1.01. acres
Average Slope: 6.9%
Lot Unit Factor: 1.0
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 15,000 12,315 11,029 +1,286 +2,685
Floor 6,000 4,734 3,848 +886 +1,266
Architecture &Site
The applicants are requesting approval of a Site Development Permit for a major
addition and remodel of an existing residence. The house is presently two stories
with a single story attached garage. Proposed additions to the first floor total
1,161 square feet. The second'floor will be reduced from 1,380 to 703 square feet.
The garage will be expanded by 402 square feet so that it can accommodate four
vehicles. An existing accessory building and swimming pool will remain on the
site.
The new secon floor will cover 24% of the first floor. The highest point of the
house will be 26 feet six inches as measured from existing grade. This represents
a one foot increase over the existing height. The proposed additions would bring
the total floor area to 4,749 square feet. The project would be 2,685 square feet
less than the allowable MDA and 1,266 square feet below the allowable MFA for
the property.
The existing house is Spanish tyle with cement plaster siding and a clay tile roof.
Proposed exterior materials include stucco siding, wood trim, stone accent and
composition shingle roofing. lExterior colors have not yet been decided on. The
Planning Department will review the proposed colors for compliance with the
Town's adopted color board.
Trees &Landscaping
Existing trees and shrubs provide good screening of the site from immediate
neighbors. The house is fairly visible from Fremont Road, and some new
landscaping may be needed in this area for mitigation screening, particularly if
the double access driveway is ;approved.
Planning Commission
September 27, 1995
Lands of Weiler
Page 3
Parking &Driveway
On-site parking will be provided in the new four-car garage. Additional parking
would be available in the proposed circular driveway. The property presently
has a single access driveway with a circular turnaround on the property. The
applicants are proposing to modify the circular portion to create a double access
driveway. The City Council recently considered the issue of double access or
circular driveways, and indicated that they are allowed unless safety is a factor.
The General Plan indicates that access to properties on major collector streets
such as Fremont Road should be restricted. In the AASHTO Geometric Design of
Highways and Streets, it states, "As much clear roadside as practical should be
provided." A circular driveway in the proposed location would create an
additional obstacle for traffic on a major Town roadway and the City Engineer
has determined that the access would be unsafe. The proposed design of the
circular driveway would also increase the visibility of the house from the road
and virtually all of the pavement would be located in the front setback.
The Planning Commission will need to decide whether the proposed driveway
configuration is acceptable or not. A condition of approval has been included
requiring the driveway to be modified to have a single access to Fremont Road.
If the Commission approves the project as proposed, condition #16 should be
deleted.
Plan Review Comments
The Engineering Department has reviewed the plans and has recommended
conditions of approval, as specified in Attachment 1. Other than the circular
driveway, no concerns were noted. No grading will be necessary for the project.
Final drainage will be reviewed by the Engineering Department, and any
deficiencies will be required to be corrected,prior to final inspection.
The Fire Department reviewed the plans and has requested that the property
address be clearly visible from Fremont Road and that the property be kept clear
of debris and flammable materials during construction. These requirements have
been incorporated into the conditions of approval.
The Pathways Committee has requested that the existing native path along
Fremont Road be upgraded to a Type IIB path. The path will need to meander
around an existing manhole, and the driveway will need to be roughened where
it crosses the path.
No comments were received from the Environmental Design & Protection
Committee.
Planning Commission
September 27, 1995
Lands of Weiler
Page 4
Staff is available to answer any questions from the Commission or any member
of the community.
ATTACHMENTS:
1. Recommended Conditions of Approval
2. Letter from Fire Department received September 13, 1995 (one page)
3. Worksheet#2
4. Development plans: topography survey,site plan,floor plans, elevations
and roof plan (five she ts)
cc: Wayne &Kathleen Weiler
26089 West Fremont Road
Los Alto Hills, CA 94022
Planning Commission
September 27, 1995
Lands of Weiler
Page 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
MAJOR ADDITION&REMODEL
LANDS OF WEILER-26089 WEST FREMONT 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. All new outdoor lighting including fixtures to be placed on the
house must be approved by the Planning Department prior to
installation. Lighting shall be low level, low wattage, and shall not
reflect or encroach on adjacent properties. No lighting may be
placed within setbacks except for two entry or driveway lights.
3. Subsequent to framing, a landscape screening plan shall be
reviewed by the Site Development Committee. Particular attention
shall be given to plantings which will be adequate to break up the
view of the new residence from surrounding properties. The
landscape plan shall include new trees to replace the two trees to be
removed. All landscaping required for screening purposes or for
erosion control must be installed prior to final inspection.
4. A landscape maintenance deposit, equal to the cost of materials and
installation for all landscaping required for screening purposes or
for erosion control, shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made one year after the installation. Fifty
percent (50%) of the bond shall be returned following the date of
the inspection, if maintenance is adequate. The remainder will be
released two years after installation if the plantings remain viable.
5. If any tree six inches in diameter or larger is removed to
accommodate construction or if a tree is damaged or destroyed
during construction, it may be required to be replaced. The
replacement tree(s) shall be equal in size to the removed or
damaged tree(s), as determined by the Planning Director. Removal
of any additional oaks requires prior approval by the Town, and
three to five replacement trees will be required, depending on the
size and condition of the removed tree.
Planning Commission
September 27, 11995
Lands of Weiler
Page 6
6. Prior to beginning any grading operation or construction, any
significant tree in the area of construction (excluding those to be
removed) shall be fenced at the dripline. The fencing shall be of a
material and structure to clearly delineate the dripline. Town staff
must inspect the fencing and the trees to be fenced prior to issuance
of any building permits. The fence must remain throughout the
course of construction. No storage of equipment,vehicles or debris
shall be allowed within the driplines of these trees.
7. Skylights, if utilized, shall be designed and constructed to reduce
emitted light. No lighting may be placed within the skylight wells.
8. 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 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 painting the exterior of
the residence. All structures shall be painted in conformance with
the approved color(s) prior to final inspection.
9. Fire retardant roofing is required for the new roof on the residence.
10. A ithe time of foundation inspection for the house and prior to final
inspection for grading and hardscape improvements, the location,
arr ld elevation of the additions, hardscape and driveway shall be
certified in writFng by a registered civil engineer or licensed land
surveyor as being in/at the approved location, and elevation
shown on the 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.
B. ENGINEERING DEPARTMENT:
11. The site drainage associated with the proposeddevelopment 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
De!, artment prior to final inspection.
Planning Commission
September 27, 1995
Lands of Weiler
Page 7
12. 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 Fremont Road.
13. Any, and all, new public utility services serving this property shall
be undergrounded.
14. A Type IIB path shall be installed in the Fremont Road right-of-
way, along the frontage of the property. The driveway shall be
roughened where it crosses the pathway and the path shall be
aligned around the existing manhole. The work shall be done to
the satisfaction of the Engineering Department, prior to final
inspection.
15. The proposed driveway shall be redesigned with a single access to
Fremont Road. Revised plans shall be submitted for approval, prior
to acceptance of plans for building plan check.
16. 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 Fremont 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.
17. 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.
Planning Commission '
September 27, 1995
Lands of Weiler
Page 8
C. FIRE DEPARTMENT ,
18. Daring the construction process, the building site and surroundings
shall be kept clear of debris and flammable materials.
19. The property address shall be placed on the property so that it is
clearly visible and legible from Fremont Road. The address
numbers shall contrast with the background color.
Upon completionof construction, a final inspection shall be set with the Planning
Department andEngineering Department at least two weeks prior to final inspection.
CONDITION NUMBERS 15,16 AND 17 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 DEPARITMENT. ALL OTHER CONDITIONS MUST BE
SATISFIED PRIOR TO FINAL INSPECTION. i '
PROTECTIVE TREE FENCING SHALL BE INSPECTED BY THE PLANNING
DEPARTMENT,PRIOR TO 7SUANCE OF ANY BUILDING PERMITS.
Properties residing within Ole Los Altos School District boundaries must pay
School District fees before receiving their building permit from Los Altos
Hills. The appiiicant 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 Sit Development permit is valid for one year from the approval
date (until September 27, 1994 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.
'
CITY OF LOS ALTOS
oca FIRE DEPARTMENT S.t,�
v p H 10 Almond Avenue
Q,` Los Altos, California 94022-2201
Off, Tel: (415) 948-2404 ' `
Fax: (415) 949-2692
September 11, 1995
Suzanne Davis, Planner RECEIVED
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills CA 94022 TOM‘l {JS ALTOS HILLS
RE: File#160-95-ZP-SD
Lands of Weiler
26089 West Fremont Road
Major Addition/remodel
Suzanne:
1) During construction process, building site and surrounding property shall be cleared of
debris and flammable materials so as not to create a fire hazard.
1988 UFC Article 11, Section 11.201 (a)
2) Approved numbers or addresses shall be placed on all new and existing buildings as to be
plainly visible and legible from the street or road fronting the property. Said numbers shall
contrast with their background.
1988 UFC Article 10, Section 10.208
Sincerely,
Daniel Dunlap p--
Fire Marshal
RESPONSIVE-INNOVATIVE-CONCERNED
TOWN OF LOS ALTOS HILLS , '
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 N WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME 6//J ,,,_ /9 ,i kr- ,
PROPERTY ADDRESS o , Fre moo f- q�
CALCULATED BY ,�1 . , L��/ 1 DATE hj G �'�
1. DEVELOPMENT AI7;kJA UAREFOOTAGE ��
� )
Existing Proposed Total
38(40 (Additions oraD le ons) (�l
A. House and Gara a (from Part B) "20
B. Decking +' IpJ
C. Driveway.and Parking I
(Measured 100' along centerline) TD 3 / 4l 00 44731
D. Patios and Walk Jvays 7,37) ; 75-)
E. Tennis Court
F. Pool,and Decking -dp , , ,.4-DO
G. Accessory Buildings (from Part s)
H. Any other cover geZ�15
TOTAL (� � /1 ?Ai
S11
029
Maximum Development Area Allo ved - MDA (from Worksheet #1) /cam
2. FLOOR AREA (SQUARE FOOTAGE)
Existing +Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor /RD8 ' /1 6 . A96 q
b. 2nd Floor /3gD .67? 7O3
c. Attic and Basement
d. Garage O&O ' 4-0'x, /0 6V-
B. Accessory Buildings
i
a. 1st Floor
b. 2nd Floor
c. Attic and B sement
TOTALS 3 844? , B86 4-7 34-
Maximum Floor Area Allowed - MFA (from Worksheet #1) i ' 6D44
TOWN USE ONLY s CHECKED BY 12ren ne-Da'l.S DATE ZA��Ai�
Revised 12/09/93 LRL• MAC HD/ORIGINALS/P •N ING/Worksheet#2
8 .29 I