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HomeMy WebLinkAbout6.3 ITEM 6.3 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; 13671 BURKE ROAD;FILE#131-16- ZP-SD. FROM: Suzanne Avila, AICP,Planning Director SA 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 Burke Road and Old Altos Road. The parcel was created as part of a two lot subdivision approved by the City Council on January 15, 2015. A new residence and detached second unit were approved at the June 16, 2015 Fast Track hearing, and are currently under construction. As required by a condition of approval, a landscape screening 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 1.014 net acres with an average slope of 9.9% and a Lot Unit Factor of 1.014. Approved development and floor area are summarized below: Floor and Development Area Maximum Approved _ Increase Remaining MDA 15,210 9,558 9,558 5,652 MFA 6,084 5,943 5,943 141 Planning Commission Lands of EESPRD,LLC August 23,2016 Page 2 Existing Landscaping Existing landscaping consists primarily of oak trees along Burke Road, a portion of Old Altos Road, and along the rear property line. Landscape Screening Plan Screening is most needed along the Old Altos frontage, closer to Burke Road,where there is an open view of the front of the new residence. There is also a gap in vegetation on Burke Road. The proposed landscape screening plan incorporates the existing trees within the landscape design and includes the following new trees: • Five 15-gallon California Buckeyes (15-20 feet tall at maturity). • 10 15-gallon California Lilacs (12-20 feet at maturity). • 19 36-inch box Coast Live Oaks (20 to 70 feet at maturity). • One 72-inch specimen Coast Live Oak(20-70 feet at maturity). • Three 36-inch box Valley Oaks (often 70+feet at maturity). The plan also includes Manzanita (40), Pacific Wax Myrtle (51), Coffeeberry (83), Bush Anemone 26) and Coast Silktassel (33) shrubs that will be distributed throughout the site. 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). Minimal turf is proposed (1,520 square feet) and the proposed trees and shrubs are all low and moderate water use plants. Fencing No 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 (Attachment 4). The low level path lights are compliant with the Outdoor Lighting Policy(see Attachment 3). Town Committee Review The Environmental Design and Protection Committee did not have any recommendations on the landscape screening plan (see site visit report attached to the staff report for 13638 Old Altos Road). Planning Commission Lands of EESPRD,LLC August 23,2016 Page 3 PUBLIC COMMENT Staff has not received any comments on the proposed landscape 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 4. Landscape Screening 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 Department prior to final inspection. 3. Outdoor lighting is approved as shown on the plans. Any additional lighting shall be submitted for Planning Depaitnient 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 Depaitul lent,prior to installation. 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 hardscape. Planning Commission Lands of EESPRD,LLC August 23,2016 Page 5 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 Depai tuient 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. SUP-9 RD- HYDROZONE CHART • ' 4/18/16 1.Hydrozone Table TACHMENT 2 2.Maximum Applied Water Use 3.Estimated Total Water Use APR 2 0 2016 1.HYDROZONE CALCULATION TABLE ETO=43 • PEOFWAPSE PLAN{FACTOR IRRIGATION ALAND(CA� �r.LOlFfi J.0j�, ViJT � LANDSCAPE METHOD ( (PF/IE) OTYE Regular Landscape Areas SHRUBS/GROUNDCOVER LOW 0.2 DRIP 0.81 0.25 _ 12080 2983 79519 55% SHRUBS/GROUNDCOVER MOD 0.4 DRIP 0.81 0.49 _ 1139 562 14995 5% SHRUBS/HYDROSEED LOW 0.2 ROTORS 0.75 0.27 7307 1949 51948 33% LAWN LOW 0.2 SPRAY 0.75 0.27 1476 394 10493 7% Totals ''',I•t=0iiiiK,W7tV,xx n 5887 bg Special Landscape Areas C k k d L P. •'� 1 0 s4 3 t F 5 0% . v€� 1k sf 'R a n a ate 1 0 0% °.aa` ..:YY ^.xa ,•• '? `'wF'' '• 1 0 ,'4;J'.. t3 ' 0% Totals 0 0 £'. ,"k 0% ETWU Total 156,956 Maximum Allowed Water Allowance(MAWA; 322,615 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(ETWU1 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 k - ¢ ` , Xa. a a `{, t�3 DON TCHANGEa k n aax ry '3z z - T p 3 a IRRIGATIO t 't"`s , § WATER USE PLANT FACTOR IRRIGATION EFFICIENC 1 s ax a- ra TYPE (PF);f 1 METHOD v Y(IE)• 4 LOW f 0 2y a s DRIPk a r o 81 t o ' HIGH 07 a e � ' ' SPRAY x? 075 z a x .' � �� r � t+�y � �...�,. t 4� n r s° � 4x1�.� �•n� aka �g�`^ti� C ATTACHMENT 3 TOWN OF LOS ALTOS HILLS LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 a 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.