HomeMy WebLinkAbout6.2 ITEM 6.2
TOWN OF LOS ALTOS HILLS August 23, 2016
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING
PLAN; LANDS OF EESPRD LLC; 13638 OLD ALTOS ROAD; FILE
#136-16-ZP-SD.
FROM: Suzanne Avila,AICP, Planning Director &-\
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 subject property is located on the southwest corner of Old Altos Road and Fremont
Road. The parcel was created as part of a two lot subdivision approved by the City Council
on January 15, 2015.
A new residence, detached garage, second unit,pool and tennis court were approved at the
March 31, 2015 Fast Track hearing, and all improvements are under construction. As
required by a condition of approval, a landscape screening and tree replacement plan has
been submitted for review and approval by the Planning Commission.
CODE REQUIREMENTS
Sections 10-2.801 and 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.
DISCUSSION
The property is 2.4 acres with an average slope of 7.6% and a Lot Unit Factor (LUF) of
2.40. Approved development and floor area are summarized below:
Floor and Development Area
Maximum Approved Increase _ Remaining
MDA 22,635 22,601 11,574 34
MFA 9,054 9,011 3,721 43
Planning Commission
Lands of EESPRD,LLC
August 23,2016
Page 2
Existing Landscaping
Existing landscaping consists primarily of oak trees along Fremont and Old Altos Roads.
Sixteen heritage oaks were removed as part of the project. Replacement oak trees are being
planted on the subject property as well as the adjacent parcel at 13671 Burke Road. A total
of 23 24-inch box oaks will be planted on the subject property, and 22 36-inch box oaks
plus one 72-inch box specimen oak will be planted on the adjacent parcel.
Landscape Screening Plan'
The proposed landscape screening plan incorporates the existing oak and bay trees on the
property with the following new trees:
• 19 24-inch box Coast Live Oaks (evergreen, 20 to 70 feet at maturity)
• 4 24-inch box Valley Oaks (deciduous, often 70+feet at maturity)
• 12 24-inch box Dogwood(deciduous,up to 20 feet at maturity)
• 11 24-inch box Vine Maple(deciduous, 5 to 35 feet at maturity)
• 5 15-gallon California Lilac(evergreen, 12 to 20 feet at maturity)
• 3 36-inch box Smoke Bush(deciduous, 12 to 15 feet at maturity
The screening plan also includes the following shrubs that will be distributed throughout
the site:
• 9 5-gallon Manzanita(evergreen,up to 8 feet at maturity)
• 27 5-gallon Pacific Wax Myrtle(evergreen,up to 10 feet at maturity)
• 117 5-gallon Coffeeberry(evergreen,up to 15 feet at maturity)
• 24 5-gallon Bear's Breech(perennial, 4 to 5 feet high)
• 53 5-gallon Coast Silktassel (evergreen, 8 to 15 feet at maturity)
Sheet L4.2of the landscape plans (Attachment 5) shows the proposed landscape screening
that will be required to be planted prior to final inspection and occupancy of the new
residence. The screening plan includes the above described trees and shrubs. The applicant
will be planting additional shrubs and groundcover as shown on the planting plan(see sheet
L4.0 of the plans).
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 2). The applicant is proposing 2,041 square feet of lawn where a
maximum of 5,000 square feet is allowed, and the proposed trees and shrubs are all low to
moderate water use plants.
Planning Commission
Lands of EESPRD,LLC
August 23,2016
Page 3
Fencing
The fencing and driveway gates shown on the plans was previously approved under a
separate application (see sheets L4.0 and L5.0 of the plans). The fencing is an open style
4'6" high post and wire with metal entry gates. No additional fencing is proposed.
Condition#5 specifies that any new fencing must be compliant with the Fence Ordinance
and requires Planning Department approval prior to installation.
Outdoor Lighting
Proposed landscape lighting is shown on sheet L5.0 of the plans. The plans includes low
level path lights, step lights, lights in the pool and spa and a ground level lighting strip
within the courtyard between the house and second unit. The proposed lighting complies
with the Town's Outdoor Lighting Policy(see Attachment 3).
Town Committee Review
The Environmental Design and Protection Committee did not have any comments on the
proposed landscape plans.
PUBLIC COMMENT
Staff has not received any comments on the proposed plans.
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 (two pages)
2. WELO worksheet(one page)
3. Outdoor Lighting Policy(one page)
4. Environmental Design&Protection Committee site visit report(one page)
5. Landscape Plans (large sets -Planning Commission only)
Planning Commission ATTACHMENT 1
Lands of EESPRD,LLC
August 23,2016
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PLAN AND DRIVEWAY MODIFICATION
LANDS OF EESPRD, LLC, 13761 BURKE ROAD
File# 131-16-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 screening plan (sheet L4.2) 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 Depaitment prior to final
inspection.
3. Outdoor lighting is approved as shown on sheets L 5.0 and L5.1 of the plans. Any
additional lighting shall be submitted for Planning Depaituient review and approval
prior to installation. Lighting shall be the minimum needed for safety and shall be
down directed or shielded, low wattage, shall 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. No new fencing is approved. Any new fencing on the property shall comply with the
current Fence Ordinance and shall be approved by the Planning Depai tment,prior to
installation.
Planning Commission
Lands of EESPRD,LLC
August 23,2016
Page S
6. The property owner shall contact the Building Department and acquire any and all
required building permits prior to commencement of work on landscape or lighting.
B. ENGINEERING DEPARTMENT:
7. 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.
8. 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.
9. 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.
10. 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 September
15, 2016 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
NOTE: The Site Development Permit is valid for one year from the approval date (until
August 23, 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.
13638 OLE " SOS ROAD- HYDROZONE CHART —
4/18/16 .�r.�-C+N���11� }�� r7�+
1.Hydrozone Table );_� �1i fLYl:I�1r1EN 1 2
2.Maximum Applied Water Use t[�li
3.Estimated Total Water Use
1.HYDROZONE CALCULATION TABLE
APR2 ?I21
ETO=43 a P
MOSWATER USE PLANT FACTOR IRRIGATION EFFICIENCY ETAF LANDSCAPE AREA ``ppIt t l ft "
ARScAREA ETWU PERCENTAGE OF
HYDROZONE TYPE (PF) METHOD (IE) (PF/IE) (SQ.Fr) -, LANDSCAPE
Regular Landscape Areas
SHRUBS/GROUNDCOVER LOW 0.2 DRIP 0.81 0.25 20359 5027 134018 46%
SHRUBS/GROUNDCOVER MOD 0.4 DRIP 0.81 0.49 1326 655 17457 3%
SHRUBS/HYDROSEED LOW 0.2 ROTORS 0.75 0.27 16501 4400 117311 38%
POOL HIGH 0.7 - 0.9 0.78 1194 929 24758 3%
LAWN HIGH 0.7 SPRAY 0.75 0.93 4485 4186 111599 10%
Totals 43865 16197,;":<.' 100%
Special Landscape Areas
°P.'s. ° 'Va ' trr. ar 3 1 0 5° "l e ria 0%
g.. 1 0 e 0%
0 " 0%
I-
1
Totals 0 0 e ° '8 0%
ETWU Total 405,143
Maximum Allowed Water Allowance(MAWA; 643,192
2.Maximum Applied Water Allowance(MAWA)Gallons Per Year
MAWA=(ETo)(0.62)[(LA*0.55)+(0.45*SLA)]
ETo=Reference evapotranspiration
0.45=ET adjustment factor(Non residential,0.55 residential)
LA=Landscaped Area(square feet)
0.62=Conversion factor(gallons per square foot per year)
3.ESTIMATED TOTAL WATER USE(ETWU)Gallons per year
ETWU=((ETO)(.62){[ETAF(LA/IE)]
ETo=Reference evapotranspiration
PF=Plant factor for hydrozones
HA=Hydrozone area(square feet)
0.62=Conversion factor(gallons per square foot per year)
IE=Irrigation efficiency(0.81)bubbler/drip
IE=Irrigation efficiency(0.75)spray
ATTACHMENT 3
TOWN OF LOS ALTOS HILLS LOSALTOSHILLS
26379 Fremont Road '
Los Altos Hills, CA 94022
Phone: (650) 941-7222
www.losaltoshills.ca.gov CALIFORNIA
Outdoor Lighting Policy
Approved by City Council -9/30/97
Code Sections and Design Guidelines:
Article 10-2.10 of the Site Development Ordinance outlines criteria for outdoor lighting. In
particular, Section 10-2.1003 indicates that outdoor lighting should use "the minimum wattage
lights which will safely illuminate the area" and that outdoor light sources "shall be shielded so
as not to be directly visible from off-site." Page 30 of the Design Guidelines suggests that
exterior lights be carefully placed to prevent light from shining onto neighboring houses and that
light sources must not be visible from off-site. The Zoning and Site Development Ordinances
limit lighting within the setbacks to "driveway light fixtures, limited to one fixture on each side
of a driveway, for a maximum of two (2) fixtures per lot," but additional fixtures may be
approved if necessary for safety.
Intent:
The purpose of Code and Design Guideline provisions regarding outdoor lighting is to assure that
the open and peaceful character of the Town is maintained, that adequate lighting is provided for
the enjoyment of outdoor use areas, and that lighting does not intrude on the privacy of
neighbors. The intent of this policy is to clarify more specifically the types and numbers of
lighting fixtures that the Town feels are generally consistent with the Code provisions, but to
allow flexibility for additional lighting when it is necessary for safety purposes or where it is not
visible from off the site.
Policy:
1. The number of lights on the exterior of a structure should be limited to providing for one
light per doorway, with the exception of two lights at the main entrance, at double doors
or garage doors, etc., and additional lights only where the Planning Director or Planning
Commission determines they are needed for safety.
2. Pathway and driveway lighting should be restricted to low-height fixtures and should be
spaced the maximum distance apart which will still provide for safe use. In order to
avoid a "runway" appearance, it is recommended that lighting be placed on only one side
of the driveway or walkway, or alternate from one side to the other. Recessed louvered
lights are suggested for walkways and steps.
Outdoor Lighting Policy
Page 2
3. Generally, lighting fixtures should be shielded downlights for which the bulb is not
visible from off site. Exceptions may be permitted in limited locations (entry, garage,
etc.) or where the fixtures would not be visible from off site.
4. Downlighting from trees is acceptable if provided for safety or for outdoor use areas,
where minimal in number, and where the bulb is not visible from off site.
5. Uplighting of trees is generally not allowed, unless it is clearly demonstrated that the
number of such lights are minimal and the glow of the uplighting would not be visible
from off site.
6. Spotlights should be limited in number, and directed away from clear view of neighbors.
Shielding of spotlights with shrouds or louvers is suggested.
7. High intensity discharge lighting, such as mercury vapor, high and low pressure sodium,
and metal halide lighting, is prohibited.
8. Lighting in setbacks is limited to two driveway light fixtures only, for the purpose of
locating and identifying the site. No lights are allowed in side or rear yard setback areas,
except where determined to be necessary for safety.
9. The Planning Commission and/or staff may allow lighting different than that outlined
above when the proposed outdoor lighting is determined to be necessary to safely
illuminate the area, or where the size of the property and/or extensive screening will
assure that lighting glow and fixtures are not visible from off site.
Outdoor Lighting Policy
Page 3
Los Altos Hills Municipal Code
Article 10 — Outdoor Lighting
Sec. 10-2.1001-Purpose
The purposes of this article are: 1) to assure that outdoor lighting, both on the exterior of
structures and along walkways, driveways, and landscape features, maintains the openness and
quiet atmosphere of the Town and minimizes excessive use of energy; 2) to provide lighting for
safety and adequate lighting for the enjoyment of outdoor use areas, such as around patios and
pools; and 3) to prevent lighting which is intrusive and which imposes on the privacy and quiet
enjoyment of neighboring properties.
Sec. 10-2.1002-Recreation courts
No artificial lighting shall be permitted for tennis and other recreation courts.
Sec. 10-2.1003- Swimming pools and spas
Artificial lighting of swimming pools and spas shall be permitted only under the following
conditions:
a. Lights are placed beneath the surface of the water in the pool or spa to illuminate the
water.
b. Other exterior lights used to illuminate the surrounding area use the minimum number and
wattage of lighting which will safely illuminate the area.
c. No direct light is cast beyond the immediate area of the pool or spa.
Sec. 10-2.1004- High intensity lighting prohibited
High intensity discharge lighting, such as mercury vapor, high and low pressure sodium, and
metal halide lighting, is prohibited.
Sec. 10-2.1005- Outdoor lighting--General
Outdoor lighting should use the minimum number and wattage lights which will safely
illuminate the area. Outdoor light sources shall be shielded so as not to be directly visible from
off-site. No more than two (2) lights shall be allowed in setback areas (as defined in Chapter 2
(Zoning) of the Town of Los Altos Hills Municipal Code). Additional lighting may be permitted
where it is determined to be necessary to safely illuminate the area.
ATTACHMENT 4
PICEIVED
ENVIROMENTAL DESIGN and PROTECTION COMMIS?/TYEfO 2016
Application For: 10 5-Cai 5C ) G- r N ISS ►I nS IL S -
Applicant Name: p C
Address 13 6. 3g Q Z `, s o• IMINIMINEm
Reviewed by 1,/c; Lee, co z cz .
Date: .5 ,2o _
COMMENTS
Site Impact -- Eii r :" 0 • : / !
,Y -0 ) SS l�
.I ighting
Noise
Creeks
Drainage
Easements' •
Existing Vegitation
Mitigation
wiw: Volunteer-LAH 4/6/15