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Home My WebLink About6.4 ITEM 6.4 TOWN OF LOS ALTOS HILLS August 23, 2016 Staff Report to the Planning Commission SUBJECT: APPEAL OF A SITE DEVELOPMENT PERMIT APPROVAL FOR A NEW 5,975 SQUARE FOOT TWO-STORY RESIDENCE INCLUDING A SECOND UNIT AND GARAGE SPACE (MAXIMUM HEIGHT 26'6"), a 2,815 SQUARE FOOT BASEMENT, 480 SQUARE FOOT DETACHED POOL HOUSE AND A SWIIVIMING POOL; LANDS OF ZEISLER AND BAILEY; 25975 ALICANTE LANE; FILE#221-16-MISC. FROM: Suzanne Avila,Planning Director a, RECOMMENDATION: That the Planning Commission: Uphold the.Fast-track approval of the Site Development Permit for the new residence with a basement, second unit,pool house and pool subject to the conditions in Attachment#1. BACKGROUND The subject property is located on the north side of Alicante Lane, two lots east of Manuella _ Road. The property is developed with a single-family residence,accessory building,volleyball court,hardscape and pool. All existing improvements will be demolished as part of the project. The property is relatively flat with an average slope of 5.2%. There are a number of large mature trees on the site including three heritage oaks. The project was approved at a Fast Track hearing on June 7,2016. The adjacent neighbors,Jo Crosby and Consuelo Crosby,were in attendance and requested that the common property line be staked and that some redwood trees located close to the common property line be removed. On June 23,Ms. Crosby met with staff and re-reviewed the plans. At that meeting Ms. Crosby indicated a preference to have the driveway moved to the opposite side of the property,where it is currently located. The Crosbys are concerned about the new driveway being located in close proximity to their home, and potential noise impacts and headlight intrusion from vehicles entering and exiting the side facing garage. CODE REQUIREMENTS Pursuant to Section 10-2.301 of the Site Development Ordinance, a Site Development Permit is required to construct a new residence. The project qualified for the Fast Track process based on its conformance to setbacks, height requirements, allowable MDA and MFA, and compliance with the Fast Track Guidelines. Pursuant to Section 10-2.1305.1(b)(12)of the Municipal Code,any interested party may appeal a decision of the Planning Director to the Planning Commission by filing a written notice of Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane • August 23,2016 Page 2of11 appeal within 22 days of the decision. The Fast Track approval was appealed on June 29,2016 by Jo K. Crosby(see Attachment 2). DISCUSSION • Site Data: Gross Lot Area: 1.076 acres Net Lot Area: 1.076 acres , Average Slope: 5.2% Lot Unit Factor: 1.076 Area Maximum Proposed Existing Increase Remaining Development 16,140 15,145 16,874 -1,729 995 Floor 6,456 6,454* 6,455 2 1 *excludes 2,815 sq.ft. basement Site and Architecture The project includes a 4,957 square foot two-story residence that includes a second unit, an 831 square foot attached garage,2,815 square foot basement, a pool and a 480 square foot pool house. The proposed residence complies with all setbacks, floor area, development area, and height requirements as well as the Grading and Outdoor Lighting Policies. Exterior materials for the new residence and pool house include cedar shingle siding, stone veneer and wood trim,metal railings and wood shingle roofing(see elevations on sheets A2.3, A4.1 and A4.2 of the development plans, Attachment 7). The residence will be 26'6" at its highest point where a maximum of 27 feet is allowed. The pool house will be 14'11". The roof of the new residence has been designed to accommodate solar photovoltaic panels. Story poles were installed prior to the June 7, 2016 Fast Track meeting and are still in place for the Commission's review. Driveway&Parking A total of five parking spaces are required for the new residence and second unit (au pair quarters). The plans include attached one-car and two-car garageswith side facing entries. The one-car garage is 38'6" from the east property line and the two-car garage is 36'6" from the property line. The driveway is 10'6" from the property line (a minimum of 10 feet is required). In addition to the garage parking, there are three uncovered guest spaces on the north side of the garage (see sheets A1.0 and A2.1 of the development plans). Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 3 of 11 Outdoor Lighting Outdoor lighting locations are shown on the floor plans (sheets A2.1 and A2.3 of the development plans). Condition#9 requires that fixtures be down lights, shielded and/or have frosted or opaque glass. The applicant is required to submit landscape lighting details with the required landscape screening plan. Grading&Drainage The Engineering Department reviewed the project civil engineering plans and determined that the proposal complies with the Grading Policy and the Town's drainage standards. Grading quantities include the following: • 2,305 cubic yards of cut • 205 cubic yards of fill • 2,100 cubic yards export The site grading and cut are primarily for the basement and pool excavation. There is also some grading for the pool deck pool house and driveway. Geotechnical Review Geotechnical peer review was not required for this project since the property is located in Zone A and the slope is less than 15%. Trees &Landscaping The site is well landscaped with a mix of native and imported trees that includes olive, Chinese pistache, birch,mayten, redwood, flowering pear and coast live oak. There are three heritage oaks on the property. One is located in the southwest corner of the front yard and two are in the rear yard. One of the oaks is located among a group of three redwoods that are proposed to be removed. Care will need to be taken when removing the redwoods in order to preserve the oak. The project arborist recommends pruning of this oak to lighten the heavy lateral limbs In addition to the removal of the three redwoods, some smaller trees will be removed (three birch,two crabapples, one photinia and one Irish yew tree). ' Condition#3 requires the applicant to submit a landscape plan once the new residence has been framed. The need for replacement trees and landscape screening will be evaluated at that time. Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 4 of 11 Green Building Ordinance The applicant has submitted a GreenPoint checklist in compliance with the Town's Green Building Ordinance. The project is designed to achieve a minimum of 78 points (50 points is required for certification). Fire Depaitaient Review The Santa Clara County Fire Department reviewed the plans and has required that the buildings be equipped with fire sprinklers (see Attachment 5). The property is located outside the Wildland Urban Interface Zone. Fire Department requirements have been included as conditions#30 through#33. Sanitation The new residence will connect to the existing sewer line. No additional easements are required. Committee Review The Pathways Committee recommended payment of a pathway in-lieu fee (Condition#29). The Environmental Design and Protection Committee commented that existing heritage oaks should be fenced and protected during construction. Condition #5 requires protective tree fencing and includes a provision requiring the project arborist's recommendations to be implemented. APPEAL The appellant is requesting that the project be redesigned to locate the driveway on the west side of the property where it is currently. The appellant states that the location of the garage and its proximity to their home will result in noise and light intrusion into the living room and master bedroom. The appellant does not believe that additional landscaping will adequately screen the new development from their home, nor would it abate the light and noise concerns. The applicant's complete appeal statement is included as Attachment 2. Municipal Code Section 10-1.505(a) allows driveway and necessary backup area to be located within setbacks. Section 10-2.407 specifies that no grading is permitted within ten feet of property lines,hence the requirement for driveways and backup areas to have at least a 10 foot setback. There is an existing hedge along the east property line that is relatively dense and a row of redwood trees that extend from the end of the hedge to the front property line. There is also a solid wood fence on the common property line that extends to the front edge of the existing house. Retaining the wood fence and augmenting the existing trees and shrubs Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 5 of 11 between the two properties with evergreen shrubs would improve the screening and eliminate or reduce any light intrusion from exterior lighting or vehicles. At the Fast Track hearing the Crosbys requested that the applicant remove the redwood trees along the east property line. These trees provide screening from the second floor of the Crosby residence, and if removed,would exacerbate the situation(light and noise intrusion). PUBLIC COMMENT Notice of the Planning Commission hearing was mailed to property owners within 500 feet of the subject property. Other than the appellant's statement, no other written comments have been received, and staff has not been contacted by any other interested party. ENVIRONMENTAL CLEARANCE(CEQA) The proposed single family residence and secondary dwelling unit are categorically exempt from the provisions of the California Environmental Quality Act per Section 15303(a) which allows for the construction of a new single family residence and secondary unit in a residential zone. ATTACHMENTS 1. Recommended conditions of approval (six pages) 2. Appeal statement(two pages), received June 29, 2016 3. June 7, 2016 Fast Track Hearing Report(one page) 4. June 7, 2016 Fast,Track Fact Sheet(one page) 5. Fire Department comments (three pages total), received April 7 and May 4, 2016 6. Arborist Report(eight pages),received March 18, 2016 7. Development Plans—Planning Commission only Staff Report to the Planning Commission ATTACHMENT 1 Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 6 of 11 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH BASEMENT, SECOND UNIT, POOL HOUSE AND POOL LANDS OF ZEISLER AND BAILEY; 25975 ALICANTE LANE File#94-16-ZP-SD-CDP PLANNING DEPARTMENT: 1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission,depending on the scope of the changes. 2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum(E.rudis), Honey Gum(E.melliodora), or Manna Gum(E. viminalis) eucalyptus trees on the property located within 150' of any structures or roadways shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree. 3. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code. 4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection.An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 5. Prior to beginning any grading operation, all significant trees, particularly the heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure(chain- link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 7 of 11 inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period. The project arborist recommendations shall be implemented during construction (refer to the March 17, 2016 report from Kielty Arborist Services. 6. A registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the new residence,roof eaves, and swimming pool are no less than 40' from the front property line and 30' from the side and rear property lines." The elevation of the new residence shall be similarly certified in writing to state that "the elevation of the new residence matches the elevation and location shown,on the Site Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 7. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that"the height of the new residence complies with the 27'- 0"maximum structure height,measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above(including roof materials)." The overall structure height shall be similarly certified in writing and state that"all points of the building(including chimneys and appurtenances) lie within a thirty-five (35') foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 8. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less,per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s)prior to final inspection. 9. Lighting is approved as shown on the plans. No lighting may be placed within setbacks except two entry or driveway lights. Lighting shall be down directed, shielded fixtures, or have frosted or opaque glass in compliance with the Town's Outdoor Lighting Policy. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. 10. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 8of11 11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells. 12. Fire retardant roofing(Class A) is required for all new construction. 13. The project is subject to the Town's Construction Time Limit Ordinance (Chapter 10, Title VIII of the Municipal Code). The maximum time for completion of the new residence shall be 36 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees.\ 14. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 15. For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure(fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor. 16. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town's Green Building Ordinance: a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings,where feasible,showing the green building measure to be used to attain • the required points. b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings,where feasible, showing the green building measure to be used to attain the required points. Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 9 of 11 17. Prior to final inspection and occupancy, a qualified green building professional shall provide documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED®certification. 18. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable,prior to acceptance of plans for building plan check. The applicant must take a copy of worksheet#2 to school district offices (both elementary and high school in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of the receipts. ENGINEERING DEPARTMENT: 19. Peak discharge at 25975 Alicante Lane, as a result of Site Development Permit 94-16, shall not exceed the existing pre-development peak discharge value of the property. Detention storage must be incorporated into the project to reduce the predicted peak discharge to the pre-development value. Provide the data and peak discharge hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior and post development. Determine the design peak runoff rate for a 10-year return period storm and provide detention storage design plans to reduce the predicted peak discharge to the pre-development value. All documentation, calculations, and detention storage design (two plan copies) shall be submitted for review and approval to the satisfaction of the City Engineerprior to acceptance of plans for building plan check. 20. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipaters,and completion of the grading activities and state that items have been installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection. 21. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for obtaining water for grading and construction purposes must be obtained from the Purissima Hills Water District, and submitted for approval to the Town Engineering Department prior to acceptance of plans for building plan check. The permit will authorize the use of water from specific on-site or off-site water sources. 22. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium(October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 23. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 10of11 protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 24. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months. 25. 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 operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Alicante Lane and surrounding roadways, storage of construction materials,placement of sanitary facilities, parking for construction vehicles, clean-up area, 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 GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 26. 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. 27. The property owner shall provide a copy of the Residential Service Design Load Information to the Public Works Department prior to acceptance of plans for building plan check. 28. To ensure the existing sewer lateral is in good condition/and water tight, the Town requires a water pressure test and a video inspection to be conducted on the entire section of existing lateral from house to sewer main prior to final sign-off from Public Works. The owner is responsible for providing necessary cleaning and/or repairs within the lateral and at the connection if a defect is found. The inspection video (Windows media format or equivalent) and related proof of repairs shall be submitted to the Public Works Department for review and approval. 29. The property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check. FIRE DEPARTMENT: 30. An automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department(16795 Lark Staff Report to the Planning Commission Lands of Zeisler and bailey 25975 Alicante Lane August 23,2016 Page 11 of 11 Avenue, Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department,prior to final inspection and occupancy of the new residence. 31. All construction sites must comply with applicable provisions of the CFC Chapter 14 and standard detail and specifications SI-7. 32. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage. 33. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CONDITION NUMBERS 8, 18, 19, 21, 24,25, 26, 27 and 29 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval maybe appealed if done so in writing within 22 days of the date of the approval. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after the appeal period provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. 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. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. 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. ATTACHMENT 2 Statement for Application for Appeal On the Proposed Demolition and Rebuild 'JUN 2 9 2016 Of the Existing Residence located at 25975 Alicante Lane, Los Altos Hills, CA TOWN OF LOS ALTOS HILLS Per the discussion, on Thursday, June 23, 2016 at 3:30pm., between Consuelo C.E. Crosby, Co-Trustee of the residence at 25959 Alicante Lane,Los Altos Hills, and Suzanne Avila,Planning Director of the Town of Los Altos Hills, an agreement was reached that would permit additional supporting documentation towards this appeal to be submitted up to within a week of the yet to be scheduled Planning Commission meeting in August 2016. The intent of this appeal for the demolition of the existing residence and pool house, located at 25975 Alicante Lane,Los Altos Hills, CA, is to revise the proposed design of the new house such that the integrity of privacy,noise mitigation and value of our residence is maintained in keeping with the rural atmosphere of Los Altos Hills. Alicante Lane is an intimate cul-de-sac with 7 existing houses.All but one of the seven was built in close time frame during the 1980's and each honored the intimate feel of the neighborhood. The newest house, located at 26023 Alicante Lane,honored the privacy of adjacent neighbors by situating the house and separate garage structure such that the main areas of the neighboring homes were protected from the intrusion of moving vehicles, including lights,noise, alarms,garage door noise and vehicles parked off street. Such is not the case with the proposed new residence at 25975 Alicante Lane. The existing condition of the residence has the,garage located approximately 100 feet away from adjacent neighbors.Upon entering the driveway,the lights of moving vehicles would only shine in the Owner's residence and no other neighbors.The existing garage and neighboring bedrooms and main living areas are situated with significant distance such that noise and lights of moving vehicles and garage activities are mitigated. Vehicles parked in the driveway are only visible from across the street, as in our own situation with our neighbors at 25980 Alicante Lane. The residential design of 26023 Alicante Lane was created by Pacific Peninsula Architecture, who are currently contracted for the new residential design at 25975 Alicante Lane. It can be assumed that the architecture firm has knowledge of the rural intent of both the Town and street such that a design could be created to maintain this atmosphere. The new proposal for the reconstructed house plans to place the driveway adjacent to our main Living Room and Master Bedroom. Given that our house is naturally elevated above 25975 Alicante Lane,the main rooms look upon the proposed driveway location, including parked vehicles and garbage bins.Noise from the proposed garage location and off street parking locations would immediately impact our Master Bedroom,Living Room and Dining Room.New landscape design options would not be able to screen both noise and lights from the proposed garage and driveway vehicles. However, if the proposed home at 25975 Alicante Lane were to maintain the location of the new garage in close proximity to its existing location,then neither we nor any other neighbor would be affected by the change in design of the newly proposed residence. This would support the Town's goals, as stated in their Fast Track Guide for New Residences, to design homes that"respect your neighbors' privacy and views". The quick approval by the Planning Director could be viewed as an oversight during the Fast Track process of checking items off the minimal requirement list residential design rather than supporting the goals of the Town to maintain the residential monetary value and aesthetic as stated in their own publications. The Town requires a minimum 1 acre lost size in order to support these goals. Additionally,the devaluation of the Town's multi-million dollar homes, even by 5%, could cost an Owner hundreds of thousands of dollars in comparison to the fee to revise the proposed design of the new residence at 25975 Alicante Lane. Thus,we appeal the proposed design for the newly rebuilt house in order to maintain the existing privacy, intimacy,views and value of our existing house and neighborhood. Additional supporting evidence,research and legal documentation will be submitted per our agreement with Suzanne Avila,Planning Director with the Town of Los Altos Hills. ATTACHMENT 3 Town Of Los Altos Hills June 7, 2016 Fast Track Hearing Fact Sheet Project Description: New residence with basement, second unit, cabana and swimming pool File Number: 94-16-ZP-SD-GD Address: 25975 Alicante Lane Owner(s): , John Zeisler and Jennifer Bailey Staff Planner: Suzanne Avila, Planning Director Site Data Net Lot Area: 1.076 acre Average Slope: 5.2% Lot Unit Factor: 1.076 Floor and Development Area(square footage): Area Type Maximum Existing Proposed Increase Remaining Development 16,140 16,874 15,145 -1,729 995 Floor 6,456 6,453 6,455 2 1 *Excludes 2,815 sq. ft.basement Height: Maximum Proposed On Vertical Plane 27' 26'6" Lowest to Highest 35' 26'6" Setbacks: Minimum Proposed Front 40 ft. 40 ft. l Side 30 ft. 30 ft. 'Side 30 ft. 36 ft. Rear 30 ft. 170 ft. Exterior Materials: Cedar shingle siding,stone veneer and wood trim,metal railings,wood shingle roof Parking: Required spaces: 4, out of setbacks. Proposed: 46(3 garage/3 uncovered space) Green Point Rated: 78 Fast Track Points: 4 Grading: Cut: 900-CY Fill: 350-CY Export: 550-CY Sewer/Septic: • Sewer Environmental Design and Protection Committee: Protect heritage oaks during demolition and construction, and when nearby Redwoods are being removed (tree fencing required by condition of approval). Open Space Committee: n/a Pathways Committee: Payment of a pathway in lieu fee of$53.00 per linear foot of the average width of the property(included as a condition of approval). ATTACHMENT 4 Town Of Los Altos Hills June 7, 2016 Fast Track Hearing Report Project Description: New residence with basement, second unit, cabana and pool File Number: 94-16-ZP-SD-GD Site Address: 25975 Alicante Lane Owner(s): John Zeisler and Jennifer Bailey Staff Planner: Suzanne Avila, AICP, Planning Director Attendance: Suzanne Avila, Planning Director Genevieve Fernandez, Assistant Planner Evan Kort, Planning Intern Carol Gottlieb, Environmental Design &Protection Committee John Zeisler, owner/applicant Jude Kirik, Pacific Peninsula Architecture Eric Peterson, Pacific Peninsula Architecture Consuelo Crosby, neighbor Jo K. Crosby, neighbor Environmental Design Committee Comments: Protect heritage oaks during demolition and construction(condition of approvalrequires protective tree fencing). Pathways Committee Comments: Requested payment of a pathway in-lieu fee (included as a condition of approval). Neighbor Comments: Want to ensure compliance with minimum required setbacks (requested that the common property line be staked),and would like to have the redwoods near the common property line removed as they are damaging property. Project Issues: Location (setbacks) and height of new structures will be certified. The applicant may remove the redwood trees located near the common property line. Conditions of Approval: • Standard conditions of approval recommended. Planning Director Approval: File#94-16-ZP-SD-GD(Lands of Zeisler and Bailey)has been approved by Fast-track Review on June 7, 2016 subject to the attached conditions. L6 / / l Co Suzanne Avila`, Planning Director Date Project plans are available for review at the Town of Los Altos Hills Planning Department, 26379 Fremont Road. Phone for information: 650.941.7222. cLARA ,s.t" °�� ATTAC � �.� T 5 FIRE DEPARTMENT a fFAI LFIRE SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 . CUUflTE5Yd SERVICE (408) 378-4010 •(408) 378-9342 (fax) •wwww.sccfd.orgPLAN „ REVIEW No. 16. 1355 BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Review of a proposed new 8,603 square-foot two-story single-family residence with basement, attached garage,and 480 square-foot detached habitable pool house. Comment #1: Plans Approved. OK to issue Building Permit. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantName DATE PAGE LAH ® 0 ® 0 0 SFR V-B Pacific Peninsula Architecture 05/04/2016 1 OF 1 SEC/FLOOR AREA LOAD PROJECT DESCRIPTION PROJECT TYPE OR SYSTEM see plans see plans Residential Development Design Review NAME OF PROJECT LOCATION ZEISLER-BAILEY.RESIDENCE 25975 Alicante Lane Los Altos Hills . TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI BY 2500 50% . 1500 Harding,Doug Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino,Los Altos, Los Altos Hills,Los Gatos,Monte Sereno,and Saratoga • G1,ARA �ty' 1 06, FIRE. DEPARTMENT ice,:' FIRE _ ) SANTA CLARIA COUNTY EST:19x7'.• J010.00 14700 Winchester Blvd., Los Gatos, CA 95032-1818 COURTESY a SERVICE (408) 378-4010 •(408) 378-9342 (fax) •www.sccfd.org REVIEW PLAN 16 U923 BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Review of a proposed new 8,603 square-foot two-story single-family residence with basement, :attached garage, and 480 square-foot detached habitable pool house. Comment #1: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and:receive from,the Building Department all applicable construction permits. ;Comment #2: Fire Sprinklers Required: for both the primary residence and the pool house An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as :follows: In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building 'area. NOTE:The owner(s),occupant(s) and any contractor(s) or subcontractor(s)are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required.A State of California licensed(C-16)Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior. to beginning their work. CRC Sec.313.2 as adopted and amended by LAHMC Comment #3: Water Supply Requirements:Potable water supplies shall be protected from contamination caused by fire protection water supplies.It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor.Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner town appliance capable of causing contamination of the potable water supply of the purveyor of record.Final approval of the system(s)under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s).2010 CFC Sec.903.3.5 and Health and Safety Code 13114.7 • City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE AppllcantName DATE PAGE LAH ® 0 ® 0 0 SFR V-B Pacific Peninsula Architecture RdC %/2016 1 of 2 SEC/FLOOR AREA LOAD PROJECT DESCRIPTION PROJECT TYPE OR SYSTEM see plans see plans Residential Development Design ReviglgR A +d 2016 NAME OF PROJECT LOCATION ZEISLER-BAILEY RESIDENCE 25975 Alicante Lane Los Altos Hills i"O J®S TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 to Of HI IS 2500 50% 1500 Harding,Doug Organized as the,Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills,Los Gatos, Monte Sereno, and Saratoga I GLARA C 6 °6 FIRE DEPARTMENT 00,3ACC1,1.4,,,6' SANTA CLARA COUNTY • .J 70.,0.2016 E$r.18i' 14700 Winchester Blvd., Los Gatos, CA 95032-1818 COURTESY 8SERVICE (408)378-4010 •(408) 378-9342 (fax) •www.sccfd.org PLAN REVIEW No. 16 0923 BLDG DEVELOPMENTAL REVIEW COMMENTS PERMIT No. Comment #4: Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33 Comment #5: Address identification.New and existing buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background.Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument,pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1 Plans not approved.To prevent plan review and inspection delays,the above noted Developmental :Review Conditions shall be addressed as"notes"on all pending and future plan submittals and any referenced diagrams to be reproduced onto the future plan submittal. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST.TYPE ApplicantName DATE PAGE LAH SFR V-B Pacific Peninsula Architecture 04/01/2016 2of 2 SEC/FLOOR AREA LOAD PROJECT DESCRIPTION PROJECT TYPE OR SYSTEM see plans see plans Residential Development Design Review NAME OF PROJECT LOCATION ZEISLER-BAILEY RESIDENCE 25975 Alicante Lane Los Altos Hills TABULAR FIRE FLOW REDUCTION FOR FIRE SPRINKLERS REQUIRED FIRE FLOW @ 20 PSI BY 2500 50% I 1500 Harding,Doug Organized as the.Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos,Monte Sereno, and Saratoga ATTACHMENT 6 Kielty Arborist Services LLC Certified Arborist WE#0476A P.O. Box 6187 San Mateo, CA 94403 650- 515-9783 March 17,2016 RECEIVED John Zeisler MAR 18 2016 25975 Alicante Lane Los Altos Hills TOWN OF LOS ALTOS HILLS Site: 25975 Alicante Lane, Los.Altos Hills, CA Dear Mr. Zeisler, As requested on Monday, March 14, 2016, I visited the above site to inspect and comment on the . • trees. A new home with the addition of a pool is being designed.forthis site and your concern as to the future health and safety of the trees has prompted this visit. Method: The significant trees on this site were located on a map provided by you. Each tree was given an identification number. This number was inscribed on a metal foil tag and nailed to the trees at eye level. The trees were then measured for diameter at 54 inches above ground level (DBH or diameter at breast height). Each tree was assigned a condition rating from 1 to 100 for form and vitality using the following scale; 1 - 29 Very Poor 30 - 49 Poor 50 - 69 Fair 70 89 Good 90 - 100 Excellent The height of each tree was estimated and the spread was paced off. Lastly, a comments section is provided. Site plan A1.0 dated 2/25/16 was used for this report. . 25975 Alicante Lane/3/17/16 (2) Survey: Tree# Species DBH CON HT/SP Comments 1 Olive 17.3@base 60 15/15 Good vigor, fair form,multi leader at base (Olea europaea) with minor decay,movable tree. 2 Chinese pistache 9.9 65 30/25 Good vigor, fair form,multi leader at 10 (Pistachia chinensis) feet, girdling root. 3 Olive 10.5@base 60 12/10 Good vigor, fair form,topped leaders, minor (Olea europaea) decay, multi leader at base. 4 Olive 25@base 60 15/15 Good vigor, fair form,multi leader at 1 foot, (Olea europaea) topped,minor decay. 5 Olive 25.2@base 65 20/15 Good vigor, good form, multi leader at 2 (Olea europaea) feet,minor decay. 6 Olive 16.8@base 65 20/15 Good vigor,fair form,multi leader at 2 feet, (Olea europaea) minor decay, close to home. 7 Olive 6.2-8M 55 20/10 Fair vigor, fair form, codominant at base, (Olea europaea) suppressed by#8,minor decay. e 30=93 70 40/50 Good vigor, good form, codominant at 10 (Quercus agrifolia) feet with good crotch formation, well maintained, cables installed for support, decay in trunk at 5 feet, spreading canopy. 9 Olive 8.8-6.2 50 12/15 Good vigor, fair-poor form,topped, (Olea europaea) suppressed by#8, codominant at base, minor decay. 10 Redwood 21.9 80 75/20 Good vigor, good form, on property line, (Sequoia sempervirens) good screen. 11 Redwood 19.6 80 80/20 Good vigor, good form, on property line, (Sequoia sempervirens) good screen. 12 Redwood 21.5: 80 80/20 Good vigor, good form, on property line, (Sequoia sempervirens) good screen. 13 Redwood 20.9 80 75/20 Good vigor, good form, on property line, (Sequoia sempervirens) good screen. r 25975 Alicante Lane/3/17/16 . . (3) Survey: Tree# Species DBH CON HT/SP Comments 14 Redwood 22.3 80 75/20 Good vigor, good form, on property line, (Sequoia sempervirens) - good screen. 15 Mayten - 7.2 55 20/15 Fair vigor, fair form, small planting area, (Maytenus boaria) surrounded by hardscape, abundance-of interior dead wood. 16 Olive 8.1-5.2 50 15/15 Good vigor,poor form,topped, multi leader (Olea europaea) at base. 17 Olive 4x4 50 15/15 Good vigor,poor form,topped, multi leader (Olea europaea) at base. 18 Birch 12.8 65 70/20 Good vigor, fair form, multi leader at 35 (Betula pendula) feet, close to hardscape. 19 Birch 12.9 60 70/20 Good vigor, fair form, codominant at 20 (Betula pendula) feet, fair crotch. 20 Birch 14.8 45 70/20 Poor vigor, fair form,possible decay at 3 (Betula pendula) feet on north side of trunk, no foliage, abundance of dead wood. tb agMalive o 70 50/50 Good vigor, good form, multi leader at 10 (Quercus agrifolia) feet with good crotch formations,heavy lateral limbs, could use some pruning. 22 Redwood 26:0 80 75/30 Good vigor, good form. (Sequoia sempervirens) 23 Redwood .3.1.6 40 90/30 Poor vigor, fair form, drought stressed, (Sequoia sempervirens) abundance of dead wood, declining top. 24 Redwood 29.6 45 90/30 Fair vigor, fair form, slightly drought (Sequoia sempervirens) stressed, 15 feet from sports court. 25 Redwood 28.2 70 90/30 Good vigor, good form. (Sequoia sempervirens). . X26 t=live,cs ' -4 27:955 60/55 Good vigor,poor-fair form, multi leader at (Quercus agrifolia) . . 10 feet with good crotch formations, suppressed by redwoods, heavy lean to the south east. 25975 Alicante Lane/3/17/16 (4) Survey: Tree# Species DBH CON HT/SP Comments 27 Flowering pear 13.9 45 40/25 Fair vigor,poor form, multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 28 Flowering pear 13.1 45 40/25 Fair vigor,poor form,multi leader at8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 29 Flowering pear 11.9 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 30 Flowering pear 11.2 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 31 Flowering pear 13.1 45 40/25 Fair vigor,poor form, multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 32 Flowering pear 12.3 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 33 Flowering pear 12.8 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation, topped, fire-blight. 34 Flowering pear 12.1 45 40/25 Fair vigor,poor form, multi leader at 8 feet (Pyrus calleryana) with poor crotch formation, topped, fire-blight. 35 Flowering pear 11.2 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation,topped, fire-blight. 36 Flowering pear 11.9 45 40/25 Fair vigor,poor form,multi leader at 8 feet (Pyrus calleryana) with poor crotch formation, topped, fire-blight. 37 Redbud 6.0 55 10/8 Fair vigor,poor form, suppressed, leans (Cercis spp.) south east, decay in leaders. 25975 Alicante Lane/3/17/16 (5) Survey:. Tree# Species DBH CON HT/SP Comments 38 Photinia 3.8 60 8/8 Good vigor, good form. (Photinia spp.) 39 Crab apple 7.1 60 12/15 Fair vigor, fair form,topped. (Malus spp) 40 Crab apple 7.9. 60 12/15 Fair vigor, fair form,topped. (Malus spp) 41 Yew 8@base 45 20/5 Fair vigor,poor form,multi leader at base, (Taxus baccata) abundance of dead wood. 42 Birch 6.5 40 50/15 Fair vigor,poor form, suppressed,heavy (Betula pendula) decay in main leader at 10 feet. 43 Birch 10.7 60 50/15 Good vigor, good form. (Betula pendula) 44 Birch 7.5 55 , 50/15 Good vigor, fair form, codominant at 10 (Betula pendula) feet. Summary: The trees on site are a mix of native trees and several species of imported trees. The site has been well maintained as a majority of the trees are in fair condition. New home improvements are being designed for this property and a few number of trees will need to be removed to facilitate the proposed work. Some of the trees will be close to the proposed work and will require special attention in order to preserve their health. Trees#5 and#6 are both olive trees that will have minor impacts from the proposed construction. Both of these trees are in close proximity to the existing home. Construction activities will be close to these trees. If they are to be retained, work near these trees needs to be. . done with great caution. The use of hand tools to excavate near these trees while exposing and cutting roots cleanly will greatly improve their chances for survival. Another option for these trees is to dig them up and move them to a better location on the property. Both of these trees are in fair condition with minor amount of decay on their limbs,which is normal for this species. The concrete driveway between olive trees#3 and#4 is proposed for removal. The driveway is beneath the drip lines of these trees. Removal of the driveway should be done at the end of the project so that staging of materials can be done on the driveway. This will help decrease the amount of compaction to the soil for the trees,on the property. When removing the driveway underneath the driplines of these trees hand tools should be used in order to remove the driveway so that any roots that are in this area could be preserved. Once the driveway is removed and roots left intact,native fill soil should be added to fill the space where the driveway once was. The impacts to these 2 trees are expected to be minor if the above is carried out with care. 25975 Alicante Lane/3/17/16 (6) The proposed master porch slightly extends into the driplines of birch trees#18 and#19 at a corner cut. Impacts to these trees are expected to be minor to nonexistent. The area outside of the tree protection zone for these trees shall have a landscape barrier installed as this will likely be a walkway for construction worker. The landscape barrier will discourage compaction in this area. Redwood tree#22 is in close proximity to an arbor that is to be removed. This arbor shall be removed by hand while leaving any roots found intact. Impacts to the redwood are expected to be minor to non-existent, as the arbor is a good distance from the redwood tree. The redwood tree is also in good health. Redwood trees#23-25 are proposed for removal. Redwood trees#23 and#24 are in the location where a pool and pool house is being proposed while redwood#25 is in close proximity to the proposed work. Redwoods#23 and#24 are in poor condition from the prolonged period of drought. The tops of ati ,4 �y these trees are in decline and apercentage of large rn •� 1 a the trees foliage is brown. Because these trees are ,g•4 ��' not in their native setting where coastal fog is present `� • they have trouble getting water to the tops of the tree v ' �Bs * � , as opposed to getting water to the tops of the trees s r� :�** rie T c +;� from the moisture fog is supplying in their native ' , :1;.. settin Eventually the tops will completely die and � � �5w will be extremely hazardous as high winds could• ` • ',.#� w w , w,� cause the tops to fail. These trees should be removed `��i'a Vii` ��st`s•z:.'„t" �J4..+g� i� a.'.,�,� •S� � as they are already in a state of decline and will become a future hazard. r 476-r-- Picture showing declining redwoods 25975 Alicante Lane/3/17/16 (7) Coast live oak#26 is a good distance from the proposed pool house and pool. Also the proposed work is a corner cut. This will lessen the impact as a smaller amount of the trees root zone will be impacted. This tree does have a significant lean to the southeast as it is suppressed by redwood trees#23-25. If the nearby redwood trees are removed this will expose the oak tree to winds and sun. The Coast live oak should be heavily pruned to lighten the heavy lateral limbs in the direction of the lean in order to reduce the risk of a failure. This tree will slowly put on new growth in the opposite direction of the lean in order to balance itself out as the removal of the nearby redwood trees will expose the suppressed side of this tree to sunlight. Flowering pear trees #27-36 are all located on the property line on the north west corner of the property. These trees all received poor condition ratings as they have poor crotch formations and have also been topped in the past. All of the pear trees are also infected with fire-blight. The sport court near these trees is proposed for removal. When removing the sport court areas that are close to the trees should be removed by hand in order to not damage what roots may have grown underneath the sports court. The removal of the sport court will benefit these trees as this area can be an area where root growth can now be encouraged. Compost and native soil should be filled in where the existing sports court is located. Trees#38-44 are all proposed to be removed to facilitate construction. They consist of 3 birch trees,2 crabapples, 1 photinia and 1 Irish yew tree. These trees are all small, easily replaceable trees. If wanted for retention,they can be dug up and moved to a better location on the property. The following tree protection plan will help to insure the future health of the retained trees. Tree Protection Plan: Tree protection zones should be established and maintained throughout the entire length of the project. Fencing for the protection zones should be 6 foot tall metal chain link type supported my 2 inch metal poles pounded into the ground by no less than 2 feet. The support poles should be spaced no more than 10 feet apart on center. The location for the protection fencing should be as close to the dripline as possible still allowing room for construction to safely continue. Signs should be placed on fencing signifying"Tree Protection Zone -Keep Out". No materials or equipment should be stored or cleaned inside the tree protection zones. Any roots to be cut should be monitored and documented. Large roots or large masses of roots to be cut should be inspected by the site arborist. The site arborist may recommend fertilizing or irrigation if root cutting is significant. Cut all roots clean with a saw or loppers. Roots to be left exposed for a period of time should be covered with layers of burlap and kept moist. The site arborist will be on site during any work within the dripline of theprotected trees on site. The contractor must notify the arborist 1 day in advance of this work. Alicante Lane/3/17/16 (8) Where tree protection does not cover the entire root zone of the trees a landscape buffer consisting of wood chips spread to a depth of six inches will be placed where foot traffic is expected to be heavy. The landscape buffer will help to reduce compaction to the unprotected root zone. Trenching for irrigation, electrical, drainage or any other reason should be hand dug when beneath the driplines of protected trees. Hand digging and carefully laying pipes below or beside protected roots will dramatically reduce root loss of desired trees thus reducing trauma to the entire tree. Trenches should be backfilled as soon as possible with native material and compacted to near its original level. Trenches that must be left exposed for a period of time should also be covered with layers of burlap and kept moist. Plywood over the top of the trench will also help protect exposed roots below. Normal irrigation should be maintained throughout the entire length of the project. The imported trees on this site will require irrigation during the warm season months. Some irrigation may be required during the winter months depending on the seasonal rainfall. During the summer months the trees on this site should receive heavy flood type irrigation 2 times a month. During the fall and winter 1 time a month should suffice. Mulching the root zone of protected trees will help the soil retain moisture,thus reducing water consumption. The large oaks on the property will not need any irrigation as they are'native to the area,unless their root zones are traumatized. An inspection of the tree protection fencing may be required. Other inspections will be on an as needed basis. This information should be kept on site at all times. The information included in this report is believed to be true and based on sound arboricultural principles and practices. Sincerely, Kevin R. Kielty David P. Beckham Certified Arborist WE#0476A Certified Arborist WE#10724A