HomeMy WebLinkAbout3.2 ITEM 3.2
TOWN OF LOS ALTOS HILLS July 7, 2016
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING
PLAN; LANDS OF KDCI DEVELOPMENT; 25608 DEERFIELD
DRIVE; FILE#134-16-ZP-SD.
FROM: Steve Padovan, Consultant Planner
APPROVED: Suzanne Avila, AICP, Planning Director C
RECOMMENDATION: That the Planning Commission:
1. Approve the requested Site Development Permit for a landscape screening plan,
subject to the conditions of approval in Attachment 1; or
2. Approve the requested Site Development Permit with additional or modified
conditions.
BACKGROUND
The residence currently under construction was originally reviewed and denied by the
Planning Commission on February 5,2015. The decision was appealed to the City Council,
and on March 31, 2015, the Council voted 5-0 to remand the project back to the Planning
Commission for further review. The residence was subsequently reduced in floor area and
redesigned to eliminate most of the original variance requests. The Planning Commission
reviewed the revised project on May 7, 2015 and took final action on June 25, 2015,
approving the project on a 4-1 vote (see Attachment 2).
Throughout the hearing process,staff received comments from surrounding residents about
the need to screen the new residence from Deerfield Drive and adjoining properties. To
address these concerns, staff included Condition #3 which requires a landscape screening
plan, including specific language that future landscape screening be adequate to break up
the view of the new residence from the street. In addition, landscape screening was
required to be placed along the westerly property line outside of the drainage swale and
between the open parking spaces and back-up area along the easterly property line.
CODE REQUIREMENTS
Sections 10-2.801, 10-2.802 of the Site Development Ordinance are utilized to evaluate
landscape plans and includes policies to address erosion,noise,visual effects,maintenance,
tree preservation,views, size and placement,and amount of planting required to adequately
screen new construction.
Planning Commission
Lands of KDCI Development—Landscape Screening
July 7,2016
Page 2
DISCUSSION
Approved Project Data
The property is .359 net acres with an average slope of 6.65% and a Lot Unit Factor of
0.359. The following table summarizes the project including the various revisions:
Area Maximum Original First Revised Second Change Remaining
(sq.ft.) Design Design Revision from Area
(sq.ft.) (sgft.) (sgft.) original (sq.ft.)
Development 5,690 5,689 5,412 5,280 -409 410
Floor 3,590 3,511 3,214 3,000 -511 590
Basement (exempt) (1,398) (1,251) (1,625) 227 N/A
Total floor area with
basement and garage 4,909 4,465 4,625
Existing Landscaping
The property was originally used as a horse corral for the adjacent residence at 13531 Burke
Road. Existing landscaping consists of two mature conifer trees at the westerly corner of
the lot and a row of oaks, an acacia and a eucalyptus tree along the street. The remainder
of the site consisted of native and non-native grasses and shrubs.
Landscape Screening Plan
The proposed landscape screening plan incorporates the existing trees within the design
(with the exception of the acacia and eucalyptus which were removed) and includes the
following new trees:
• Five 24 inch box maples and one 15 gallon coast live oak placed in the front yard.
Trees will be approximately 25 feet tall at maturity.
• Five 15 gallon Arbutus marina trees planted in a row along the rear property line.
Trees reach a height of 30 feet at maturity.
• Two 15 gallon coast live oak, one 15 gallon Arbutus marina and one 15 gallon
maple along the easterly property line (abutting the other proposed new residence).
These trees will reach a mature height of 20 to 70 feet.
• A row of non-nature fruit trees along the westerly property line.
In addition, the plan includes a row of laurel shrubs along the front of the property to
provide further screening and additional shrubbery located throughout the property.
Overall, the landscape design generally addresses the need to screen the new residence
from the street by retaining the existing dense group of oaks on Deerfield Drive and by
adding the hedge of laurel along with four tall trees behind the hedge. However, staff is
recommending that several shrubs and the turf be removed from under the newly planted
oaks as future irrigation is not compatible with the oaks once they are established. Staff is
Planning Commission
Lands of KDCI Development—Landscape Screening
July 7,2016
Page 3
also recommending that a hedge of laurel be placed along the westerly property line
between the new trees to provide added screening between the new residence and the future
residence on 13531 Burke Road.
Water Efficient Landscape Ordinance (WELO)
The project landscape architect has completed the required WELO worksheet. Based on
the calculations, the plan is in compliance with the Parcel Water Budget for the property
(for landscape water use) and the 0.55 evapotranspiration rate (ETAF) mandated by the
state (see Attachment 3). The amount of turf is under the 5,000 square foot maximum and
the proposed trees and shrubs are primarily medium and low water use plants.
Fencing
A new six foot high wood fence is proposed along the westerly property line where it is
within 60 feet of the centerline of Deerfield Drive, dropping to four feet high at the front
property line. The maximum height of a solid fence within 40 feet of the front property
line is three feet and staff has included language in Condition #5 stating that the height
cannot exceed three feet within 40 feet of the centerline of the street.
Outdoor Lighting
Outdoor lighting was approved with the new residence. No new outdoor lighting has been
proposed with the landscape screening plan.
Town Committee Review -
The Environmental Design and Protection Committee did not provide comments on the
proposed project.
PUBLIC COMMENT
Staff has not received any comments on the proposed project at this time.
ENVIRONMENTAL CLEARANCE (CEQA)
The proposed landscape screening and fencing is categorically exempt from the provisions
of the California Environmental Quality Act pursuant to Section 15304(b).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Excerpt from June 25, 2015 Planning Commission Minutes
3. WELO Worksheet
4. Landscape Screening Plans (large sets - Planning Commission only)
Planning Commission ATTACHMENT 1
Lands of KDCI Development—Landscape Screening
July 7,2016
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PLAN AND DRIVEWAY MODIFICATION
LANDS OF KDCI DEVELOPMENT, 25608 DEERFIELD DRIVE
File # 134-16-ZP-SD
A. PLANNING DEPARTMENT:
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed and approved by the Planning Director or
Planning Commission, depending on the scope of changes, prior to planting or
commencement of work.
2. All required plantings shown on the plans shall be installed prior to final
inspection of the new residence. All exposed slopes must be replanted for erosion
control to the satisfaction of the Engineering Department prior to final inspection.
3. No outdoor lighting is approved other than the outdoor lighting that was approved
with the previous Site Development Permit for the new residence. Any additional
lighting shall be submitted for Planning Department review and approval prior to
installation. Lighting shall be the minimum needed for safety, shall be downlit,
shielded, low wattage, not encroach or reflect on adjacent properties, and the
source of the lighting shall not be visible from off the site.
4. A landscape maintenance and water use deposit of$5,000.00 shall be posted prior
to final inspection of the new residence. An inspection of the screening plantings
to ensure adequate establishment and maintenance shall be made two years after
installation. Prior to deposit release, the property owner shall also furnish to the
Town the second year (months 13-24 following receipt of the Certificate of
Completion) of water use and billing data from the subject property's water
purveyor. If the site water usage exceeds the calculated PWB,the deposit will be
held for an additional 12 months. At the end of the additional 12 month period,
the property owner shall provide the Town with the previous 12 months (months
25-36) of water use and billing data from the subject property's water purveyor.
If the water usage still exceeds the estimated PWB, the deposit shall be forfeited
to the Town, in full. All Town staff time and materials expended to ensure
compliance with this condition will be deducted from the deposit.
5. All existing and new fencing on the property shall comply with the current fence
regulations. Based on the plans, the new fencing shall be modified as follows:
a) The maximum height of any solid fence within 40 feet of the front property
line shall be three feet. The fence can then step up in one foot height intervals
Planning Commission
Lands of KDCI Development—Landscape Screening
July 7,2016
Page 5
for every additional ten feet of distance from the 40 foot setback from the
centerline of the road.
b) All existing fencing along the front property line shall be removed. Any
replacement fencing shall comply with the current codes.
6. The landscape plan shall be modified to include a row of laurel shrubs planted
between the trees along the westerly property line (minimum plant size of 5
gallons). In addition, all shrubs under the future oak tree canopies shall be moved
and the turf area in the front yard shall be pulled back away from the future
dripline of the oaks. The applicant shall submit a revised landscape screening
plan for review and approval by the Planning Department prior to commencement
of planting.
7. The property owner shall contact the Building Department and acquire any and
all required building permits prior to commencement of work on landscape or
hardscape.
B. ENGINEERING DEPARTMENT:
8. Any revisions or additions to the previously approved grading and drainage plan
shall be submitted for review by the Engineering Department. The plan shall be
reviewed by the Engineering Department and approved prior to commencement
of this project. The approved plan shall be stamped and signed by the project
engineer and shall supersede the previously approved drainage plan.
9. No grading shall take place during the grading moratorium(October 15 and April
15) except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line.
10. Any and all areas on the project site that have native material disturbed shall be
protected for erosion control during the rainy season and shall be replanted prior
to final inspection.
11. All irrigation systems must be located at least five feet from the Town's pathways
and outside of the public right of way and public utility easements. The Town
staff shall inspect the site and any deficiencies shall be corrected to the
satisfaction of the Engineering Department prior to final inspection.
Project approval may be appealed if done so in writing within 22 days of the date of the
action. Building Permits cannot be accepted until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department on or after July 29,
2016 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
Planning Commission
Lands of KDCI Development—Landscape Screening
July 7,2016
Page 6
NOTE: The Site Development Permit is valid for one year from the approval date (until
July 7, 2017). 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.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the
California Government Code Section 66000, you are hereby notified that these Conditions
constitute written notice of a statement of the amount of such fees, and/or a description of
the dedications, reservations, and other exactions. You are hereby further notified that the
90-day approval period in which you may protest such fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to
file a protest within this 90-day period complying with all of the requirements of Section
66020, you will be legally barred from later challenging such exactions.
ATTACHMENT 2
App roved July 23,2015
AYES: Commissioner Couperus, Commissioner Partridge, Chair
Mandle
NOES: Commissioner Abraham, Commissioner Tankha
ABSENT: None -
ABSTAIN: None
MOTION CARRIED 3-2.
3.2 LANDS OF KDCI DEVELOPMENT LLC; 25608 Deerfield Drive, File #233-14-
ZP-SD-CDP-VAR; A Conditional Development Permit and Site Development
Permit for a new 3,000 square foot, two-story single-family dwelling with a 1,790
square foot basement on a .359 net acre lot and setback Variances to allow two
required uncovered parking spaces in the side yard setback and a vehicle back-up
area and associated grading within 10 feet of the property line (Maximum height
of structure is under 27'). CEQA review: Categorical Exemption per Section
15303(a) (Staff-S. Padovan). (CONTINUED FROM MAY 7, 2015).
Ex Parte Disclosures: Commissioner Tankha said she had spoken with neighbors
Bart Carey, and Alice Rimer, as well as Kjell Karlsson. Commissioner
Abraham said that he had spoken with neighbors Doug and Alice Rimer. There
were no other disclosures.
Chair Mandle opened the PUBLIC HEARING.
Consultant Planner Steve Padovan presented the staff report.
Commission asked questions of staff.
Gina Jackman, applicant, addressed the Commission and spoke on behalf of her
project.
Dan Rhoads, Architect, Young and Borlik, spoke on behalf of the revisions made .
to the project.
David Kellet, Los Altos Hills, stated his support of the project.
Ray Strimitis,Los Altos Hills, stated his support of the project.
Gina Jackman gave a closing statement.
Chair Mandle closed the PUBLIC HEARING.
4
Special Planning Commission Meeting Minutes
June 25,2015
Approved July'3,2_015
Commissioner Partridge said that the applicant was in their right to develop two
separate lots, and they have found a good compromise in mitigating the impact of
the house on the street. They have been responsive to comments from the
Commission, and he appreciated the reduction of the second story. He offered his
support of the project.
Commissioner Couperus said that as there is no building on this property, this
would be a precedent setting ruling. The only variance requested is for driveway
access, and the neighbor the most affected by the granting of this is in support of the
request. He would prefer to have it clean of all variances in terms of setting
precedence, but offered his support of the project.
Commissioner Abraham said that this was a substantial over-development for the
amount of land that isthere based on the average size of all the other houses on the
street.
Commissioner Tankha applauded the applicants for their responsiveness to the
Commission's comments, but expressed concern that the proposed home was still
much larger than the average home on the street. She did not think that that
Commission should throw out an arbitrary number for development size.
Chair Mandle stated her support of the project, and requested the added condition
that the applicant provides, in writing, assurance that there will be no construction
parking on Deerfield Drive, the workers will only access the property from the
Burke Road side, and that the second lot will have a front designation and access
from Burke Road.
MOTION MADE AND SECONDED: Commissioner Couperus moved .to
approve the requested Conditional Development Permit, Site Development Permit
and Variances subject to the findings included in Attachments 1 and 2 and the
recommended Conditions of Approval in Attachment 3; with the added conditions
that the applicant will provide written agreement stating there will be no parking on
Deerfield Drive, that construction access will be through the Burke Road property,
and that future development will have access from Burke Road. The motion was
seconded by Commissioner Partridge.
AYES: Chair Mandle, Commissioner Couperus, Commissioner
Partridge
NOES: Commissioner Abraham, Commissioner Tankha
ABSENT: None
ABSTAIN: None
•
MOTION CARRIED 3-2.
5
Special Planning Commission Meeting Minutes
June 25,2015
J- (Ai 2 r S i is 6-r'J GS A--rZ 5(02,8 I7 iJ t el/0 Q/ \V . 12. t-..c9 A—t--tbs 4-4 1(..,1—.
APPENDIX C: Water Efficient Landscape Worksheet
This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package.
Reference Evapotranspiration(ETo)for Los Altos Hills=43.0 A)Hydrozone#/Planting
Description
Hydrozone# Plant Irrigation Irrigation ETAF Landscape ETAF x Area Estimated e.g. #1 Low water use plantings
Planting DescriptionA Factor Method° Efficiency (PF/IE) Area(sq,ft) Total Water #2 Medium water use plantings
(PF) (IE)c Use(ETWU)° #3 High water use planting
',Reutglt1an" apFeAes C , e: t \.<J t fix ,•,. i ,0, t i 3 ,, 1T tt4 '* f..
adsc : raet , a:: , s, ...�, .,. �,ia, .l,.Mi . a..,�, . atJu .4.,..„r ��q v : ul.• .,; �hSJ
B)
Irrigation Method
`;.,6-wvti 0 . twAvA”!qcV I 01 `5 \•il 2. <I i 2 � (al �b4"
Overhead spray or drip
\.,,quoWA-¢PtrV (0.7— rDv;p 0.(6l , ls- 524
k00b \ � - 3-3,32.5
C)Irrigation Efficiency
ffil i/Uz.4:1-.re 0154 0 ,S rrp 0 .' \ ,co 2- -Z leAk z, ' (R1 _ '4" &Y) 0.75 for spray head
t 0.81 for drip
D)ETWU(Annual Gallons Required)=
Eto x 0.62 x ETAF•x Area
where 0.62 is a conversion factor that converts
acre-inches per acre per year to gallons per
square foot per year. _-
Totals (A)ct v-i n (B) 5 5361 \36 5�r`o E)PWB(Annual:Gallons Allowed)=
Special.Landscape Areas"K' '` ° z , :i k r x ' }, ' } f, ° ,�.r}.}, . ., V ,.',,,,,,,,V,;,,
t,5 l(1.0-slope)(0.8)(43.0).(0.62) 10.55 x 1
... .s t .tfr: �k ' `tti ` : t, �..,r r ,in ��..Ars_ . a .'}F i'g . -
,ry . (An-MDA)+(0.45 x SLA)]/748]+120;
.+-'r*„ ,Y 1. r P\AVB= Parcel water budget(units per year)
3; �� , .4.-,':,4,-;':N Slope= Average slope of the parcel or lot as
` , h a percentage of 1.0 to the nearest hundredth
i "• ,r1„,$;.v.. .?,,
.;.. r~ 0.8= Water conservation factor
' - 43.0 = Reference evapotranspiration(ETo)in
Totals (C)' (D) • Los Altos Hills,in inches/year
ETWU Total 1 a iC 0. 62 = Conversion factor(to gallons)
Budget WB e 0.55 = ET adjustment factor(ETAF)
Parcel Water Bud
g ) ` tj�rJ(D An= Net lot area(square feet)
MDA= The maximum development area(i9
Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas,0.45 or below for non-residential. square feet)allowed for the property. .
0.45 = Additional water allowance for SLAB
ETAF Calculations SLA = Special landscape area(square feet)WI
„:.a - 748 = gallons in a
� ''"':� r✓7tii �:� SkS wk�e� i f� .:9 1 � 1 � � r ,:: y
cubic feet) waterunit l00 i
icfe ) el
>,, ,,:".:;;Regular.Landscape•Ar.,eas ,,.,,,��,.;.,� s, ,tr,,�.,y,,7s,= �, ,t,�Al1.FLandSCa.pe�Areas.4�'�ti,..,;,"',x ,s,,,,:.�.� 120 = Number of units for indoor water'us
Total ETAF x Area '(B) �,3 Total ETAF x Areaper ro eryear,or as may modified
ra, q (B+D) 23� P P tYPer Y be
Total Area (A) Ck t 0%0 Total Area (A+C) cA t is k a by the Planning Director y
Average ETAF B_A J . 2 Sitewide ETAF (B+D)'+(A+C) D•;53 w
OK
0262 J. y ; IAJ(1.sdnl 4-.5s4:,Gl/4-Y AF r2 I(' 8, z 0) 6,