HomeMy WebLinkAbout3.2 TOWN OF Los ALTOS HILLS ' October 25, 1995
Staff Report to the Planning Commission
RE: REQUEST FOR A SITE DEVELOPMENT PERMIT FOR AN ADDITION
AND REMODEL OF AN EXISTING RESIDENCE; LANDS OF BASIJI;
27880 FAWN CREEK COURT.
FROM: Suzanne Davis,Planner jD
APPROVED BY: Curtis S.Williams,Planning Direc
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit, subject to the recommended
conditions.
BACKGROUND
The property is located on the southerly,side of Fawn Creek Court with a tip of
the lot adjacent to Page Mill Road. The property is almost triangular in shape,
and was created as part of a six lot subdivision (Tract 7762) which was recorded
in September 1985. There are a number of easements over the property which
combined with the setback requirements greatly limit the area where
development can be done. Matadero Creek bisects the property through one of
two conservation easements. There is a,ten foot wide sanitary sewer easement
over the first ten feet, and a Santa Clara Valley Water District easement over all
but 50 feet of the conservation easement closest to the house. A 10 foot wide
storm drain and utility easement runs along the north(rear) property line. There
is also a view and scenic easement primarily over Fawn Creek Court,but which
encroaches about five feet onto the property, along a portion of the front
property line. Attachment 2 shows the various easements on the property.
CODE REQUIREMENTS
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
indudes additions exceeding 900 square feet, and the height will exceed 15 feet.
Planning Commission •
October 25, 1995
Lands of Basiji
Page 2
DISCUSSION
Site Data:
Net Lot Area: 1.48 acres
Average Slope: 14.6%
Lot Unit actor: 1.33
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, Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 17,656 10,808 8,840 +1,968 +6,846
Floor 7,674 5,350 4,252 +1,098 +2,324
Architecture &Site
The applicants are requesting approval of a Site Development Permit for a major
addition and remodel of an existing one-story residence. I The proposed addition
is 1,098 square feet, and will be made at the rear of the house. A terrace and
some walkways will also be added. One path that will encroach into the
conservation easement will be gravel. The addition is proposed approximately
five feet from the conservation easement at the closest point. Staff has included a
condition requiring a minimum of five feet between the house and the
conservation easement. Another condition specifies thatthe path alongside and
within the conservation easement shall be a maximum of four feet wide and shall
be constructed of natural materials.
Exterior materials for the new construction will match those existing: stucco
siding, wood windows, doors and trim, concrete tile roofing and pre-cast stone
balustrade. Orie small skylight will be added. The plans indicate that the
existing exterior colors will be matched. If the exterior colors are changed the
Planning Depaztment will review the proposed colors for compliance with the
Town's adopted color board. ,
The highest point of the house is 26 feet as measured from existing grade. The
height will not be changed with the proposed project. The addition would bring
the total floor area to 5,350 square feet. The project would be 6,846 square feet
less than the allowable.MDA and 2,324 square feet below,the allowable MFA for
the property.
Trees &Landscaping
No trees will be removed for the project. The house is low lying relative to other
homes on Fawn Creek Court, and the addition will not,be obtrusive to any
Planning Commission
October 25, 1995
Lands of Basiji
Page 3
surrounding neighbors. Some new landscaping may be needed at the rear of the
house for mitigation screening, although there is sustantial landscaping around
the house now. Staff has included a condition stating that the site will be
evaluated once the framing is done to determine if additional planting is needed
for erosion control or mitigation screening.
Parking&Driveway
There are presently three on-site parking spaces, all in the garage. There is a
parking bay which can accommodate two more vehicles. However, the parking
bay is partially within the front setback and partially in the public right-of-way
(all of the properties along Fawn Creek Court have improvements in the right-of-
way). Section 10-1.601 of the Zoning Ordinance requires four on-site parking
spaces. When the residence and a subsequent driveway modification were
approved in 1988, a fourth parking space was counted in the parking bay.
Although the code does not specifically 'state that required parking spaces may
not be within setbacks, this has been the Town's policy for at least the past three
years. Also, the parking bay is needed as backup area for vehicles parked in the
garage or driveway. Staff cannot suggest a logical place to add a fourth parking
space without encroaching into a setback, either with the driveway and/or a
parking space. The only area where a space could possibly be added is near the
northeast corner of the house. However, this is not a practical location as it
would require a driveway extension through the front setback, and the space
would be right in front of the house. Also,the parking space would be in an area
that is presently landscaped. The existing house is sandwiched between the
conservation easement and the 40 foot front and 30 foot side setbacks. Staff
recommends that the project be approved with the existing parking and
driveway to remain as previously approved by the Town.
Plan Review Comments
The Engineering Department has reviewed the plans and has recommended
conditions of approval, as specified in Attachment 1. The only grading which is
required to construct the addition is the excavation for the foundation. 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 has requested that', the property address be clearly visible
from Fawn Creek Court 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 no request for this property, and no written
comments were received from the Environmental Design & Protection
Committee.
Planning Commission
October 25, 1995
Lands of Basiji
Page 4
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Staff is available to answer any questions from the Commission or any member
of the community.
ATTACHMENTS:
1. Recommended Conditions of Approval
2. Map shoving easements
3. i Worksheet#2
4. ! Development plans: site,floor and roof plans and elevations (five sheets)
cc: Jim&Jennifer Basiji
27880 Fawn Creek Court
Los Altos Hills,CA 94022
McBride Design&Construction
5 Arastradero Road
Portola Valley,CA 94028
Planning Commission
October 25, 1995
Lands of Basiji
Page 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
MAJOR ADDITION&REMODEL
LANDS OF BASIJI-27880 FAWN CREEK COURT
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be
approved by the Planning i 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, staff will visit the site to determine if any
new landscaping is needed for erosion control and/or mitigation
screening, and if so, 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. All landscaping
required for screening purposes or for erosion control must 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,shall 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. 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.
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Planning Commission
October 25, 1995
Lands of Basiji
Page!6
6. Skylights shall be designed and constructed to reduce emitted light.
No lighting may be placed within the skylight wells.
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7. Paint colors, 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 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
the residence.n All structures shall be painted in conformance
with the approved color(s) prior to final inspection.
8. Fire retardant roofing is required for the new construction.
9. At the time of foundation inspection for the ihouse and prior to final
inspection for grading and hardscape improvements, the location,
and elevation of the additions and hardscape shall be certified in
writing by a registered civil engineer or licensed land surveyor as
being in/at the approved locations, and elevation shown on the
approved site development plan.
10. The addition shall be a minimum of five feet from the conservation
easement at the closest point.
11. The walkway shown in the conservation easement shall be
constructed of natural materials at the natural grade and shall be a
maximum of 4 feet wide.
B.- I 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 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.
13. Ari y, 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.
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Planning Commission
October 25, 1995
Lands of Basiji
Page 7
14. Any new public utility services serving this property shall be
undergrounded.
15. 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 onI Fawn Creek and Page Mill Roads and
other surrounding roadways; storage of construction materials;
placement of sanitary fcilities; 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.
16. 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.
C. FIRE DEPARTMENT
17. During the construction process,the building site and surroundings
shall be kept clear of debris and flammable materials.
18. 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 completion of construction,a final inspection shall be set with the Planning
Department and Engineering Department ate least two weeks prior to final inspection.
CONDITION NUMBERS 15 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 PRIOR TO FINAL INSPECTION.
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Planning Commission
October 25, 1995
Lands of Basiji
Page
Properties resi ing within 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 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 October 25, 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 year and completed within two years.
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SEE DETAIL TO ,n \
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aL)rvN tyL. LOS ALTOS H1LLS .
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 is,rv7 UP 13,C,D I 4,1 .5. 'FIN)I F. 1:R `.aI
PROPERTY ADDRESS Z-1 ' P \V(,) 4.4zwK e.,,,Li.pzr, Ij1- r A. r4 -1
CALCULATED.BYG 2i 7 vriAlbliu �, j%j1• DATE •ei / $ • 23,(7W
1. DEVELOPMENT ARE (SQUARE FOOTAGG )
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Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) 4 2 5 1 1 X 9 5.0 •
B. Decking 4p)0. 5 ,(46t
C. Driveway and Parking
(Measured 100' along centerline) 2- ( 9 CO 2
-77
D. Patios and Walkways } 9 ( 1 • 0 - 3 2.-- GC,"
E. Tennis Court NA
r
F. Pool and Decking NA
G. Accessory Buildings (from Part B) N A.
H. Any other coverage NA-
TOTALS '3 e) 1, 5 k 271 (0 112,
Worksheet #1) I
Maximum Development Area Allowed - MDA (from ( �
2. FLOOR AREA (SQUARE I FOOTAGE) ExistingProposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor �442, ( O
b. 2nd Floor Mk
c. Attic and Basement A 7
d. Garage
90
B. Accessory Buildings
a. 1st Floor (\l/4-
b.
/4-
b. 2nd Floor •
c. Attic and Basement
TOTALS 4252 16%"9.
Maximum Floor Area Allowed
- MFA (from Worksheet #1) -701
TOWN USE ONLY I CHECKED BY 5(,(2,8n YIP, 1---)a v15 I DATE IC) I 12.-1C) it
�� LRL: MAC HD/ORIGINALS/PLANNING/Worksluet N2
Revised 12/09/93