1. 485 Old La Honda Road

TOWN OF WOODSIDE
REPORT TO ARCHITECTURAL AND SITE REVIEW BOARD
Meeting Date:
Prepared by:
Reviewed by:
July 20, 2015
Corinne Jones, Assistant Planner
Jackie Young, Planning Director
Agenda Item: 1
TITLE: ASRB2015-0026: Presentation and consideration of a proposal, requiring
Conceptual Design Review, to permit an unpermitted conversion of an existing, nonconforming barn to an Accessory Living Quarters. No additional changes to the structure
are being proposed at this time.
Property Information
Address:
485 Old La Honda Road
APN:
073-163-110
Property Owner:
Ord Elliot
Zoning District:
SCP-7.5 (Special Conservation Planning – 7.5 acre minimum)
General Plan Designation:
R-ESA (Residential-Environmentally Sensitive Area)
Lot Area:
4.9 acres (213,444 square feet)
EXECUTIVE SUMMARY
The applicant proposes to permit an unpermitted conversion of a nonconforming barn, located
within the front setback, to a permitted, Accessory Living Quarters (ALQ). The structure was
converted to an ALQ around 1985, and the Town became aware of the change of use as a result of a
recent request for investigation from a member of the public. The applicant is not proposing any
alterations to the structure. The proposed permitting of the change of use would not make the
existing structure more nonconforming, or create a new nonconforming situation.
The project is being presented and considered as a Conceptual Design Review pursuant to
Municipal Code Section 153.225(A). The purpose of this review is to secure early evaluation by
the Architectural and Site Review Board (ASRB) related to the design, site planning, and
proposed site work prior to applying for a Formal Design Review or submitting applications for
any other entitlements/permits which may be necessary, since the structure is nonconforming due
to being located in a front setback.
PROPERTY DESCRIPTION
The subject property is approximately 4.9 acres (213,444 square feet), and is located northeast of
the intersection of Old La Honda Road and Orchard Hill Road. The property has frontage on
both Old La Honda Road and Orchard Hill Road, taking access from the southeast side of Old La
Honda Road.
The interior of the property is further developed with a single-story main residence with an
attached garage, a swimming pool and an accessory structure (cabana). These structures are not
shown on the Conceptual Site Plan (reference Attachment 3, Site Photos).
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ASRB Meeting
July 20, 2015
485 Old La Honda Road
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The applicant has submitted a Title Report which indicates that there are a number of easements
located on the property. The subject structure is located within one of the easements identified, a
10-foot Public Utility Easement (PUE). The conversion of the structure would not create an
additional encroachment into the PUE; however, because the proposal is an intensification of
use, the applicant should consider reaching out to Public Works. The easement may be a
candidate for abandonment.
Site Visibility
Due to the existing topography, the main residence and accessory structure (cabana) are not
visible from Old La Honda Road. The most visible structure onsite is the proposed ALQ, located
within the front setback, approximately 4 feet from the north property line and the Old La Honda
Road right-of-way. The ALQ is approximately 20 feet from the edge of pavement of Old La
Honda Road, and up slope of the road.
Project Vicinity
The project is located within the Western Hills of Woodside, approximately 1/3 of the way up
the ridge toward Skyline Boulevard (General Plan Map CL2: Scenic Corridors). The Western
Hills are characterized by steep slopes, seismically induced landslides, and shallow groundwater.
The potential for erosion and sedimentation are high (Map NH1: Geologic Hazards, Table NH1:
Potential Hazards). The subject site, similar to all of the Western Hills, is located within a 'Very
High Fire Hazard Severity Zone' (VHFHSZ) (Map NH4). As a result, the site will need to
comply with site improvement and defensible space requirements applicable to properties located
within VHFHSZ. In addition, all properties within Woodside are required to comply with the
Town’s required fire protection standards, such as fire sprinklers, Class A roof material, and fire
resistant siding material. Prior to Formal Design Review, the Woodside Fire Protection District shall
preliminary review the Project Plans.
PROJECT DISCUSSION
The application was submitted after the 2012 General Plan was adopted; therefore, the project is
subject to the 2012 General Plan policies. The application was submitted after the approval of
Ordinance No. 2012-554 (recent Municipal Code changes to design review process and fence
and gate standards); therefore, the current design review process and gate and fence standards
apply. The application was submitted after the adoption of the 2012 Residential Design
Guidelines (RDG); therefore, the project is subject to the current RDG. The application was
submitted after the adoption and effective date of Ordinance 2013-559 (Changes to Paved Area
and Surface Coverage regulations); therefore, the project is subject to the new paved area and
surface coverage regulations. Story poles are not required for Conceptual Review and have not
been installed at this time.
Site Plan and Uses
The applicant proposes a change of use of an existing barn to an ALQ. The site plan provided
(Attachment 4, Sheet A1) notes that the original structure was converted to an ALQ, without a
permit (around 1985) by the previous owner. The Town became aware of the change of use as a
result of a recent request for investigation from a member of the public. The applicant does not
propose any physical changes to the structure at this time. The proposed change of use of a
nonconforming structure would not make the existing structure more nonconforming, or create a
new nonconforming situation.
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July 20, 2015
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The floor plans provided (Attachment 4, Sheet A2) show that the unpermitted ALQ is a split
level structure with a kitchen and a living room on the lower level and a bedroom with full bath
up a short flight of stairs. A wooded deck is attached to the east side of the structure, off of the
proposed living room, and a carport is located to the northeast of the structure, nearest the
proposed bedroom suite.
Circulation
A site photo submitted by the applicant (Attachment 3) indicates that a gravel driveway
provides access to the proposed ALQ from Old La Honda Road. The site plan (Attachment 4,
Sheet A1) indicates that there are 4+ parking spaces, in addition to the carport, in front of the
proposed ALQ.
Architectural Design
Proposed Accessory Living Quarters
The applicant has submitted floor plans and elevations for the proposed ALQ (Attachment 4,
Sheet A2). The proposed ALQ is agrarian in style, having been originally constructed as a barn.
It has a flat roof; painted, vertical wood siding; and minimal glazing with no windows facing Old
La Honda Road.
Exterior Lighting
The exterior elevations submitted (Attachment 4, Sheet A2) do not show any exterior lighting.
Prior to Formal Design Review, the applicant shall submit an Exterior Lighting Plan. Exterior
lighting should be minimized and all fixtures shall meet the requirements set forth in Section
153.049.H of the Municipal Code.
Tree Removal, Landscaping, and Fencing/Gates
Tree Removal
The applicant is not proposing the removal of any trees, at this time.
Softscape
The applicant has not submitted a landscape plan, at this time.
Hardscape
The site is located within a SCP -7.5 zoning district, which permits a maximum of 9,000 square
feet of paved area and surface coverage. The paved areas and surface coverage include
driveway and parking areas, patios/decks around structures, and the swimming pool. The
applicant is not proposing any change to the amount of paved area and surface coverage existing.
Landscape Lighting
Landscape lighting is not indicated in the plans provided. The applicant has not proposed any
addition of/changes to landscape lighting, at this time.
Fencing, Walls, and Gates
The site plan provided (Attachment 4, Sheet SU1) shows the location of existing fencing on the
property:
• A 6-foot, chain link fence set back 33 feet- 44 feet from the east property line;
• A 6-foot, chain link fence along a portion of the south property line;
• A 6-foot, chain link fence along portions of the north property line; and,
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•
A 6-foot, chain link fence set back 4 feet from portions the north property line.
Septic System
There are no public sewer systems in the area, therefore, the property utilizes an onsite septic
system. The plans submitted for a Building Permit will need to include an evaluation of the
septic system to determine the adequacy of the existing system.
ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA, Public Resources Code sections
21000-21177), staff determined that the project is Categorically Exempt pursuant to Section
15303(e), which includes the conversion of existing accessory structures with no unusual
circumstances.
FORMAL REVIEW PROCESS
During the Conceptual Design Review of this project, the ASRB shall provide direction on the
project. After final comments/direction are provided, the applicant shall incorporate the ASRB
comments/direction into the project. Once the applicant prepares a complete application, the
applicant may submit an application for Formal Design Review and for any other required
entitlements, such as the change of use of a nonconforming structure.
Once the application for Formal Design Review is submitted along with any other required
entitlements, the Town will provide a review of the application for zoning compliance. During
the 30-day review process, all necessary Town departments, including the Woodside Fire
Protection District will review the project and provide comments to the applicant. During review
of the application, the Town will determine if any Town committees need to review and provide
a recommendation on the project prior to ASRB review.
The ASRB will review the project and provide a recommendation on the project to the Planning
Commission. The proposal for a change of use of a nonconforming structure requires Planning
Commission review. The Planning Commission’s action on the entitlement is appealable to the
Town Council.
Code Compliance
Town practice does not allow the Planning Department to process any application for a property
that has an open code compliance case unless the application is required to bring the property into
compliance. The only open code compliance case on the subject property is related to the
unpermitted accessory living quarters; therefore the Town may process the current project proposal.
The open code compliance file indicates that a Building Permit to construct a stable (#20416)
was obtained in 1972; however, research did not show a stable on any site plans. It is unclear
whether the barn was built under Building Permit #20416.
RECOMMENDATION
Staff recommends that the ASRB hear the presentation of the applicant, consider any public
comments, discuss the applicant’s proposal, and provide direction on community character, site
planning, building design, and landscape elements for the applicant to incorporate into an
application for Formal Design Review and any associated entitlements. Once the direction is
provided to the applicant on this Conceptual Design Review application, the applicant shall
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return with a more fully developed application for consideration at Formal Design Review by the
ASRB and Planning Commission, which is consistent with the 2012 General Plan, the Woodside
Municipal Code, and the 2012 Residential Design Guidelines.
Property Information
ZONING: SCP-7.5 (Special Conservation Planning – 7.5 Acre Minimum)
LOT SIZE: 4.9 acres (213,444 square feet) (gross)
ACCESSORY LIVING QUARTERS FLOOR AREA:
Allowed:
1,500 square feet
Proposed:
807.67 square feet
ACCESSORY LIVING QUARTERS HEIGHT:
Allowed:
17 feet maximum
Proposed:
12 feet (approximate)
PARKING:
Minimum Required:
Proposed:
6 parking spaces (4 for the main residence, 2 for each ALQ)
TBD
SETBACKS:
Front
Accessory Living Quarters
Required: (<17’ Height)
50’
Proposed:
4’
Rear
50’
≈220’
Side
50’
≈108’
It should be noted that the plans submitted are for Conceptual Design Review and do not include
enough information to verify compliance with all Municipal Code, County, and State requirements.
Additional changes or information may be necessary to complete an application for Formal Design
Review and other necessary entitlements.
ATTACHMENTS
1. Application
2. Location Map
3. Site Photos
4. Conceptual Project Plans
*Copies of all materials distributed to ASRB members is available at 2955 Woodside Road,
Woodside, CA 94062 from 8:00-12:00 and 1:00-5:00, Monday through Friday.
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