HomeMy WebLinkAbout3.2 ITEM #3.2
TOWN OF LOS ALTOS HILLS December 1, 2016
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING
PLAN FOR A SECOND DWELLING; LANDS OF SEIDEL; 26642
PURISSIMA ROAD; FILE#324-13-ZP-SD.
FROM: Steve Padovan, Consultant Planner
APPROVED: Suzanne Avila, AICP, Planning Director SA,
RECOMMENDATION: That the Planning Commission:
1) Approve the landscape screening plan as proposed, subject to the conditions of
approval in Attachment 1; or
2) Approve the landscape screening plan with additional or modified conditions.
BACKGROUND
On March 17, 2016, staff administratively approved a Site Development Permit for a new
898 square foot second dwelling unit at 26642 Purissima Road. The proposed structure
meets all minimum zoning and building code requirements for a second unit and the
conditions of approval are included as Attachment 2. Based on the visibility of the structure
on the hillside, Condition#3 was included and states that staff shall determine if additional
landscape screening is required and whether that plan would be reviewed at staff level.
Once grading was initiated on the property, several surrounding neighbors raised concerns
about the visibility of the structure from their residences and from Purissima Road. Staff
met with the neighbors and advised them that a landscape plan would be required after the
structure was erected.
The second unit was assembled on the graded pad at the end of September. On October
28, 2016, staff informed Ms. Seidel that a landscape plan was required per the conditions
of approval and that required landscape screening will be required to be installed prior to
final inspection and issuance of an occupancy permit for the second unit (see Attachment
3). Staff met with Ms. Seidel and suggested that she install a hedge at the top of the slope
around the base of the structure. In addition, groups of trees should be placed at the two
corners of the building facing eastward and that two or three trees be placed on the front of
the slope just below the hedge to break up the mass of the structure.
Ms. Seidel submitted a letter and landscape plan on November 4,2016 (see Attachment 4).
The plan was also mailed to surrounding neighbors. Staff reviewed the plan and
determined that it was not adequate to screen the structure. In addition, after meeting with
several neighbors, a hedge was recommended along a portion of the property line between
the subject property and the abutting property to the south. Due to ongoing neighborhood
Planning Commission
Lands of Seidel—Landscape Screening
December 1,2016
Page 2
concerns, the Planning Director decided to have the landscape plan reviewed at a Site
Development meeting on November 29, 2016 and notices were mailed out on November
17, 2016.
Staff provided Ms. Seidel with a suggested landscape plan which incorporated the elements
previously discussed (see Attachment 5). Ms. Seidel was not amenable to the suggested
changes. Therefore, based on the continued concerns by neighbors, the inability to reach
a consensus with the owner on a landscape plan, and the potential delay in occupancy of
the structure that would result from an appeal, the Planning Director decided to forward
the project to the Planning Commission pursuant to Section 10-2.1305(b) of the Municipal
Code:
CODE REQUIREMENTS
The requested Site Development Permit is referred to the Planning Commission for review,
pursuant to Section 10-2.1305(b) of the Site Development Ordinance and the project's
conditions of approval. Criteria from Article 8 of the Site Development Code
(Landscaping) is 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.(see Attachment
6).
DISCUSSION
Landscape Screening Plan
Staff is recommending a landscape screening plan that includes a hedge of Prunus
caroliniana `compacta' shrubs (minimum five gallon size) along the top of the slope (at
five feet on center)from the retaining wall at the north end of the graded pad for the second
unit to the driveway that leads to the main house. These evergreen shrubs grow quickly,
are deer resistant and are tolerant of dry, sunny locations. In addition, staff recommends
that a cluster of two to four evergreen trees be placed below the hedge at each corner of the
structure and several additional evergreen trees be placed on the slope in front of the second
unit. All trees shall be a minimum of eight(8)to ten(10) feet high at time of planting. The
trees and hedge shall be located on the portion of the structure that is most visible from
Purissima Road and from the neighbors below the subject property. Also, a hedge of the
same species interspersed with evergreen trees is recommended along a section of the
property line that abuts the property to the south to screen the view of the second unit and
parking area from the front door of the adjoining residence. Staffs recommended
landscape plan is included as Attachment 7.
The recommended landscape plan meets the Town's code requirements and should
adequately screen the new structure from the adjacent properties.
Planning Commission
Lands of Seidel—Landscape Screening
December 1,2016
Page 3
Fencing and Outdoor Lighting
The applicant is not proposing any new fencing or outdoor lighting at this time. Outdoor
lighting was approved with the new residence and consists of one outside wall mounted
light at each exterior door to the second unit. The conditions of approval for the second
unit state that the light fixtures shall be frosted, down lit or fully shielded.
PUBLIC COMMENT
Several neighbors have submitted photographs of the structure from their properties (see
Attachment 8) and staff has met with neighbors over the past few months to discuss the
project and potential screening.
ENVIRONMENTAL CLEARANCE (CEQA)
The proposed landscape screening is categorically exempt from the provisions of the
California Environmental Quality Act pursuant to Section 15304(b).
ATTACHMENTS
1. Recommended Conditions of Approval
2. Approval Letter with Conditions for Second Unit dated March 17, 2016
3. E-mail to Linda Seidel dated October 28, 2016
4. Letter and Landscape Plan from Linda Seidel dated November 4, 2016
5. Initial Suggested Landscape Plan from Staff
6. Title 10, Article 8 of the Municipal Code—Landscaping
7. Staffs Recommended Landscape Plan
8. Photographs from Surrounding Neighbors
Planning Commission
Lands of Seidel—Landscape Screening
December 1,2016
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PLAN
LANDS OF SEIDEL, 26642 PURISSIMA ROAD
File# 324-13-ZP-SD
A. PLANNING DEPARTMENT:
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed and approved by the Planning Director or
Planning Commission, depending on the scope of changes, prior to planting or
commencement of work.
2. All required plantings shown on the plans shall be installed prior to final
inspection of the new residence. Landscaping shall consist of the following:
a. Hedge of Prunus caroliniana `compacta' shrubs (five (5) gallon
minimum pot size) along the top of the slope (planted every five (5) feet
on center) from the retaining wall at the north end of the graded pad for
the second unit to the driveway that leads to the main house;
b. A cluster of two to four evergreen trees placed below the hedge at each
corner of the structure, minimum eight(8)to ten (10) feet high at time of
planting;
c. Two (2) or more additional evergreen trees (a minimum eight (8) to ten
(10)feet high at time of planting)placed on the slope in front of the second
unit;
d. Hedge of Prunus caroliniana `compacta' shrubs (five (5) gallon
minimum pot size, five (5) feet on center) and three(3)or more evergreen
trees along the southerly property line to screen the view of the second
unit and parking area from the front door of the abutting residence to the
south.
e. All exposed slopes must be replanted for erosion control to the satisfaction
of the Engineering Department prior to final inspection.
f. Installation of a drip irrigation system or soaker hose to automatically
irrigate the plants for a minimum of two (2) years.
3. No additional outdoor lighting is approved other than the outdoor lighting that
was approved with the previous Site Development Permit for the new second
dwelling unit. Any additional lighting shall be submitted for Planning
Department review and approval prior to installation. Lighting shall be the
minimum needed for safety, shall be downlit, shielded,low wattage,not encroach
or reflect on adjacent properties, and the source of the lighting shall not be visible
from off the site.
Planning Commission
Lands of Seidel—Landscape Screening
December 1,2016
Page 5
4. A landscape maintenance deposit of $5,000.00 shall be posted prior to final
inspection of the new second dwelling unit. An inspection of the screening
plantings to ensure adequate establishment and maintenance shall be made two
years after installation. The deposit will be released at that time if the plantings
remain viable.
5. No new fencing is approved with this application. All new fencing shall require
a separate zoning permit to be reviewed and approved by the Planning
Department.
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.
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 and approved by the Engineering Department prior to the
commencement of the project. The approved plan shall be stamped and signed
by the project engineer and shall supersede the previously approved grading and
drainage plan.
8. Any, and all, areas on the project site that have the native material disturbed shall
be protected for erosion control during the rainy season and shall be replanted
prior to final inspection.
9. 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. Town staff
shall inspect the site and any deficiencies shall be corrected to the satisfaction of
the Engineering Department prior to final approval.
Project approval may be appealed if done so in writing within 22 days of the date of the
action. The applicant may submit construction plans to the Building Department on or
after December 23, 2016 if a building permit is required for landscape walls or irrigation,
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
December 1, 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
Planning Commission
Lands of Seidel—Landscape Screening
December 1,2016
Page 6
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.
LOSALTOS HILLS f Attachment 2
IIIb,
CALIFORNIA
March 17, 2016
Daniel F. and Linda R. Seidel
26642 Purissima Road
Los Altos Hills, CA 94022
RE: New Secondary Dwelling Unit
26642 Purissima Road
File#324-13-ZP-SD-GD
-'Dear Mr. and Mrs. Seidel:
Thank you for submitting plans for a new 898 square foot secondary dwelling unit and related
hardscape modifications at 26642 Purissima Road. Your request for a Site Development Permit
for the above referenced project was approved administratively on March 17, 2016. The approval
is subject to the following conditions:
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, Planning Department staff shall determine if additional screening plantings are
required or if a landscape screening and erosion control plan shall be reviewed at staff level.
All landscaping required for screening purposes and for erosion control (as determined by the
City Engineer) must be installed prior to final inspection. The application for landscape
screening and erosion control shall be accompanied by the applicable fee and deposit.
26379 Fremont Road
Los Altos Hills
California 94022
650 / 941 -7222
Fax 650/941-3160
Lands of Seidel
26642 Purissima Road
March 17, 2016
Page 2 of 6
4. If landscape screening is required, 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. No removal of oak trees is permitted with this approval. Prior to issuance of building
permits, all 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 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.
6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the location of the new secondary dwelling unit, roof
eaves, stairs, all HVAC equipment and the new parking space and hardscape are no less than
30'from the edge of the access and public utility easement and a minimum of 30'from all
other property lines." The elevation of the new residence shall be similarly certified in writing
to state that"the elevation of the new residence and accessory building 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.
7. 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.
8. The "new parking space" shown on the plan for the secondary unit is not permitted in the 30
foot yard setback. The 30 foot distance is measured from the edge of the access and public
utility easement. A site plan showing the relocated parking space shall be provided to the
Planning Department for review and approval prior to acceptance of plans for building plan
check. The relocated parking space shall also be shown on the building permit plans.
9. No fences are approved with these plans. Any new fencing or gates shall require review and
approval by the Planning Department prior to installation. Fences shall not encroach within
any easements on the property.
10. Outdoor lighting is approved as shown on the plans. Exterior light fixtures shall have frosted
glass, be down lights or utilize fully shielded fixtures. No lighting may be placed within
setbacks except two entry or driveway lights. Any additional outdoor lighting shall be
approved by the Planning Department prior to installation.
•
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 3 of 6
11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material). No lighting shall be placed within skylight wells.
12. Fire retardant roofing (Class A) is required for all new construction.
13. 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.
14. 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.
15. 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 plait
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.
16. 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
ENGINEERING DEPARTMENT:
17. Peak discharge at 26642 Purissima Road, as a result of Site Development Permit 324-13, 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
ft
{
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 4 of 6
the predicted peak discharge to the pre-development value. All documentation, calculations, and
detention storage design (2 plan copies) shall be submitted for review and approval to the
satisfaction of the City Engineer prior to acceptance of plans for building plan check.
18. The Engineer of Record shall observe the installation of the drainage system, construction of the
energy dissipators,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.
19. 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 check. The permit will authorize the use of water from specific on-site or off-
site water sources.
20. 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.
21. 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.
22. 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 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.
23. 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/constniction operation plan shall address truck traffic issues
regarding dust, noise, and vehicular and pedestrian traffic safety on Purissima Road 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.
24. 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,
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 5 of 6
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.
25. The second unit shall be required to connect to the public sanitary sewer prior to final inspection.
A sewer hookup permit shall be required by the Town's Public Works Department prior to
acceptance of plans for building plan check.
26. The property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the
propertyprior to acceptance of plans for building plan check.
FIRE DEPARTMENT:
27. 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 (14700
Winchester Blvd., 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.
28. Approved numbers or addresses on all new and existing buildings shall be placed in a position
that is plainly visible and legible from the street or road fronting the property. Numbers shall
contrast with their background. Address numbers shall be Arabic numbers or alphabetical
letters and shall be a minimum of 4 inches high and 1/2 inches wide. 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.
29. All construction sites must comply with applicable provisions of the CFC Chapter 33 and the
Standard Detail and Specifications SI-7. Provide appropriate notations on subsequent plan
submittals, as appropriate to the project.
30. Potable water supplies shall be protected from contamination cause 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 to an 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).
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 6 of 6
CONDITION NUMBERS 7,8,15,17,19,22,23,24,25,and 26 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 may be appealed if done so in writing within 10 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 March 17,
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 call me at(650) 941-7222, if you have any questions regarding any of these conditions.
Sincerely,
Steve Padovan
Consultant Planner
Attachment
Attachment 3
Steve Padovan
From: Steve Padovan
Sent: Friday, October 28, 2016 11:30 AM
To: 'linda seidel'
Cc: Suzanne Avila
Subject: Landscape plans for second unit
Hello Linda,
Staff is aware that your second unit has been placed on the prepared building pad and that you will soon be connecting
utilities and placing the skirt around the building. At this point,the Town needs a landscape plan to show how you will
be screening the building from adjoining properties and from the street. A mix of evergreen trees and shrubs will need
to be installed on the slopes below the second unit in order to stabilize the slope and screen the building. Please drop
by Town Hall at your earliest convenience and we can discuss the landscape species, sizes and number of plants that
need to be planted. The landscape screening will need to be installed before occupancy of the second unit is granted.
Thank you.
Steve Padovan
Consultant Planner
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
ph (650) 947-2509
fax (650) 941-3160
spadovan@losaltoshills.ca.gov
1
Attachment 4
RECEIVED
NOV -4 ?'
November, , 2016 TOWN OF LOS ALTOS HILLS
To my Purissima Road neighbors:
The town has asked that I share with you my landscape plans for our new granny unit:
The slope will be covered with vinca minor (evergreen foliage with blue flowers)
They have recommended California laurel in various locations close to the house.
I also plan to plant numerous douglas fir trees below the house.
I'm including a drawing that will show the location of landscaping.
Regards,
Jo
Linda Seidel
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Article 8. Landscaping Page 1 of 9
Attachment 6
Los Altos Hills Municipal Code
I Up I Previous I Next I Main_..._. . I„ Collapse I Search 'I Print
Title 10 ZONING AND SITE DEVELOPMENT
Chapter 2 SITE DEVELOPMENT
Article 8. Landscaping
10-2.801 Purpose.
The purposes of this article are to create the maximum compatibility of development with the natural
environment;to preserve the rural qualities of the Town,to insure that structures, as viewed from off-site,
blend harmoniously with the natural landscape and are unobtrusive; to maintain soil stability,to abate noises;
to protect wildlife habitats;to retain aesthetic quality;to conserve water resources; and to protect properties
against fire and other natural forces. (§ 15, Ord. 299, eff. December 11, 1985; § 1, Ord. 520, eff. October 16,
2010)
10-2.802 Landscape policies;
(a) Erosion. Landscaping shall be required to control erosion, retard soil creep, and reduce the potential
for landslides.
(b) Noise. Landscaping and berms may be required to shield Town residents from unnatural noises,
such as those from freeways, arterial streets, and nonresidential land uses.
(c) Visual Effects. Landscaping shall be required to mitigate the visual effects of development from off
the site.
(d) Preferred Plants. Landscaping should utilize fire retardant species. Native or naturalized plants or
other plant species that blend naturally with the landscape should generally be favored.
(e) Maintenance. Landscaping shall be maintained in healthy condition by property owners and shall
not intrude into easements, paths, or the lines-of-site required at intersections and along roads.
(f) Tree Preservation. Every feasible attempt should be made to preserve existing trees except those
trees identified in the Los Altos Hills Landscape Guidelines invasive plant list.
(g) Eucalyptus Trees. All existing Blue Gum (E. globulus),Pink Ironbark(E. sideroxylon rosea), River
Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), and Manna Gum (E.
viminalis) eucalyptus trees shall be removed at the time of construction of a principal residence or at the
time of the construction of any structure, combination of structures, addition or alteration to structures
which individually or cumulatively equal or exceed twelve hundred (1,200) square feet of floor area.
Exceptions shall be made for eucalyptus trees greater than one hundred fifty (150) feet from any
roadways or structures.
(h) Amount Required. The Town shall require only the minimum amount of landscaping necessary to
implement the above policies. The amount of landscaping required by the Town shall be determined by
the size of structure,the types of materials, and the colors proposed for structures. Structures that blend
with the natural landscape will normally require less landscaping for screening purposes than will
structures composed of non-natural materials and bright colors.
Where slopes are too steep to support continuous ground cover, niches and ledges may be required for
planting. Landscaping may be required for cuts and fills along public roads.
(i) Water Efficient Landscaping. Landscape design, installation,maintenance and management shall
be water efficient to promote the conservation and efficient use of water and to prevent the waste of this
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Article 8. Landscaping Page 2 of 9
valuable resource. (§ 15, Ord. 299, eff. December 11, 1985; § 1,Ord. 503, eff. August 27,2006; § 1,
Ord. 520, eff. October 16, 2010)
10-2.803 Site development.
Landscaping to render structures inconspicuous from off-site and in conformance with the provisions of this
chapter shall be required by the Site Development Authority as a condition of approval of a site development
application. (§ 15, Ord. 299, eff. December 11, 1985)
10-2.804 Preferred species list.
The Planning Director shall maintain a preferred species list for distribution to applicants. The list shall note
any special qualities of particular plant species, such as size at maturity, drought or fire resistance, soil
requirements, etc. (§ 15, Ord. 299, eff. December 11, 1985)
10-2.805 Size and placement.
The number and size at maturity of plants used to screen and break up the outline of structures should be
scaled to the size of the structures and the siting angles from prospective viewing points, the types of building
materials used, and the color scheme of the structure. In evaluating the adequacy of proposed landscaping, the
following guidelines shall be considered:
(a) The shape, outline, color, and form of all structures shall be rendered unobtrusive when viewed
from any location off-site at the time landscaping has matured.
(b) The type of landscaping used shall be sensitive to the natural topography. For example, on steep
slopes, plants that will maximize erosion control should be selected.
(c) The type of landscaping shall be appropriate for the composition of the soil in which the plantings
are to be located. Required landscaping should thrive with as little maintenance as possible. (§ 15, Ord.
299, eff. December 11, 1985)
10-2.806 Irrigation systems.
Sprinklers and other landscape irrigation systems shall not be allowed in any public right-of-way without an
encroachment permit. (§ 15, Ord. 299, eff. December 11, 1985)
10-2.807 Maintenance of landscaping.
Landscaping shall be maintained in a natural, healthy condition. Diseased or dead plants shall be replaced.
Combustible brush shall be removed from the site. A minimum of twelve (12)feet vertical clearance shall be
maintained over driveways, public pathways and public rights-of-way. Landscaping shall be maintained
according to the conditions of any performance bond filed with the Town. (§ 15, Ord. 299, eff. December 11,
1985)
10-2.808 Fences and walls.
Any wall or fence may be required to be landscaped. (§ 15, Ord. 299, eff. December 11, 1985)
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Article 8. Landscaping Page 3 of 9
10-2.809 Water efficient landscaping.
(a) Application. The provisions of the Water Efficient Landscape Ordinance (WELO)shall apply to
the following:
(1) All new development projects requiring a Site Development Permit; and
(2) Rehabilitated landscape projects with an aggregated irrigated landscape area equal to or
greater than two thousand five hundred(2,500) square feet requiring a building or site development
permit; and
(3) Existing landscapes limited to subsections (s) and (t).
Any project with an aggregate landscape area of two thousand five hundred(2,500) square feet or less
may comply with the performance requirements of this section or conform to the prescriptive measures
contained in the Prescriptive Compliance Option located within the Town's Landscape Design
Guidelines and Plan Submittal Requirements (herein after referred to as Landscape Guidelines).
For projects using treated or untreated graywater or rainwater captured on-site, any lot or parcel within
the project that has less than two thousand five hundred (2,500) square feet of landscaping and meets the
lot or parcel's landscape water requirement(estimated total water use)entirely with treated or untreated
graywater or through stored rainwater captured on-site shall only be subject to the irrigation
requirements located within the Town's Landscape Guidelines.
This section shall not apply to:
(1) Registered local, State or Federal historical sites where landscaping establishes an historical
landscape style, as determined by any applicable public board or commission responsible for
architectural review or historic preservation;
(2) Ecological restoration or mined-land reclamation projects that do not require a permanent
irrigation system; or
(3) Community gardens or plant collections, as part of botanical gardens and arboretums open to
the public.
(b) Definitions. The following definitions are established for the purpose of this article. A complete list
of WELO definitions is included in the Town's Landscape Guidelines. The meaning and construction of
words and phrases is as follows:
Applied water means the water supplied by the irrigation system to the landscape.
Certified professional means a certified irrigation designer, certified landscape irrigation auditor,
licensed landscape architect, licensed landscape contractor, licensed professional engineer, or any other
person authorized by the state to design a landscape, an irrigation system, or authorized to complete a
water budget.
Distribution uniformity means the measure of the uniformity of irrigation water over a defined area.
Ecological restoration project means a project where the site is intentionally altered to establish a
defined, indigenous, historic ecosystem.
Established landscape means the point at which plants in the landscape area have developed significant
root growth into the soil. Typically, most plants are established after one or two (2)years of growth.
Estimated total water use (ETWU) means the total water used for the landscape as calculated in
subsection(d) of this section,"Water Efficient Landscape Worksheet."
ET adjustment factor(ETAF) means a factor of 0.55 for residential areas and 0.45 for non-residential
areas,that when applied to reference evapotranspiration, adjusts for plant factors and irrigation
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Article 8. Landscaping Page 4 of 9
efficiency. The ETAF for new and existing(non-rehabilitated) special landscape areas shall not exceed
1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.
Evapotranspiration (ET) rate means the quantity of water evaporated from adjacent soil and other
surfaces and transpired by plants during a specified time.
Graywater means untreated wastewater that has not been contaminated by any toilet discharge, has not
been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from
contamination by unhealthful processing, manufacturing, or operating wastes. Graywater includes, but is
not limited to, wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines, and
laundry tubs, but does not include wastewater from kitchen sinks or dishwashers.
Hydrozone means a portion of the landscaped area having plants with similar water needs and rooting
depth. A hydrozone may be irrigated or non-irrigated.
Invasive plant species means species of plants not historically found in California that spread outside
cultivated areas and can damage environmental or economic resources. Lists of invasive plants are
maintained at the California Invasive Plant Inventory and USDA invasive and noxious weeds database.
Irrigation audit means an in-depth evaluation of the performance of an irrigation system conducted by a
certified professional. An irrigation audit includes, but is not limited to: inspection, system tune-up,
system test with distribution uniformity or emission uniformity, reporting overspray or runoff that causes
overland flow, and preparation of an irrigation schedule. The audit must be conducted in a manner
consistent with the Irrigation Association's Landscape Irrigation Auditor Certification Program or other
U.S. Environmental Protection Agency"WaterSense" labeled auditing program.
Irrigation efficiency(IE)means the measurement of the amount of water beneficially used divided by
the amount of water applied. Irrigation efficiency is derived from measurements and estimates of
irrigation system characteristics and management practices. The minimum average irrigation efficiency
for purposes of this section are 0.75 for overhead spray devices and 0.81 for drip systems.
Irrigation survey means an evaluation of an irrigation system that is less detailed than an irrigation
audit and includes, but is not limited to: inspection, system test, and written recommendations to
improve performance of the irrigation system.
Landscape area (LA) means all the irrigated planting areas,turf areas and water features in a landscape
design plan subject to the maximum applied water allowance calculation.
Landscape project means the total area comprising the proposed irrigated landscape area, as defined in
this section.
Landscape water meter means an inline device installed at the irrigation supply point that measures the
flow of the water into the irrigation system and is connected to a totalizer to record water use.
Local water purveyor means any entity, including a public agency, city, county, district or private
• water company that provides retail water service.
New construction means the construction of a new building or structure containing a landscape or other
new land improvement, such as a park, playground, or greenbelt without an associated building.
Nonresidential landscape means landscapes in commercial, institutional, and public settings that may
have areas designated for recreation or public assembly.
Overspray means the irrigation water which is delivered beyond the target area.
Parcel water budget(PWB) means the upper limit of annual applied water purchased from the local
water purveyor for the parcel as specified in subsection (c)of this section, "Parcel Water Budget."
Permit means an authorizing document issued by local agencies for the installation of new or
rehabilitated landscapes.
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Article 8. Landscaping Page 5 of 9
Pervious means any surface or material that allows the passage of water through the material and into
the underlying soil.
Plant factor or plant water use factor is a factor, when multiplied by ETo, estimates the amount of
water needed by plants. The plant factor range for very low water use plants is 0.0 to 0.1,the plant factor
range for low water use plants is 0.1 to 0.3,the plant factor range for moderate water use plants is 0.4 to
0.6, and the plant factor range for high water use plants is 0.7 to 1.0.
Project applicant means the individual or entity requesting a permit or plan check from the Town. A
project applicant may be the property owner or designee.
Reference evapotranspiration or ETo means a standard measurement of environmental parameters
which affect the water use of plants. ETo is expressed in inches per day, month or year and is an estimate
of the evapotranspiration of a large field of four to seven inch tall, cool season grass that is well watered.
The ETo for Los Altos Hills, based on the state's reference evapotranspiration table, is 43.0.
Rehabilitated landscape means any re-landscaping project that requires a building or site development
permit.
Runoff means water which is not absorbed by the soil or landscape to which it is applied and flows from
the irrigated landscape area.
Special landscape area (SLA) means an area of the landscape dedicated solely to edible plants,
recreation areas, areas irrigated with recycled water, or water features using recycled water.
Turf means a ground cover surface of mowed grass. Annual bluegrass,Kentucky bluegrass,Perennial
ryegrass, Red fescue, and Tall fescue are cool-season grasses. Bermuda grass, Kikuyu grass, Seashore
Paspalum, St. Augustine grass,Zoysia grass, and Buffalo grass are warm-season grasses.
Water conserving plant species means a plant species identified as having a very low or low plant
factor.
Water feature means a design element where open water performs an aesthetic or recreational function.
Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools
(where water is artificially supplied). The surface area of water features are included in the high water
use hydrozone of the landscape area. Constructed wetlands that are not irrigated and stormwater
retention basins are not water features.
WUCOLS means the Water Use Classification of Landscape Species published by the University of
California Cooperative Extension and the Department of Water Resources in 2014.
(c) Parcel Water Budget. All properties shall calculate a parcel water budget(PWB)upon submittal of
a Site Development Permit. The PWB is calculated using the following equation:
PWB = [(1.0-slope)(0.8)(43.0)(0.62)[0.55 x(An-MDA) +(0.45 x SLA)] /748] + 120
Where:
PWB =Parcel water budget(units per year)
Slope=Average slope of the parcel or lot as a percentage of 1.0 to the nearest hundredth
0.8 =Water conservation factor
43.0=Reference evapotranspiration (ETo) in Los Altos Hills, in inches/year
0.62= Conversion factor(to gallons)
0.55 =ET adjustment factor(ETAF)
An=Net lot area(square feet)
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Article 8. Landscaping Page 6 of 9
MDA=Maximum development area. The maximum development area(in square feet) allowed for the
property.
0.45 =Additional water allowance for SLA
SLA= Special landscape area(square feet)
748 =Number of gallons in a unit(100 cubic feet) of water
120=Number of units for indoor water use per property per year, or as may be modified by the
Planning Director upon a demonstration of difficulty or unnecessary hardship pursuant to
subsection(v). Note:Not applicable if a landscape/outdoor use meter is installed.
Example PWB calculation: one-acre(43,560 sq. ft.) lot with 14% slope and 12,339 sq. ft. of MDA and
no special landscape area:
PWB = [(1.0-.14)(0.8)(43.0)(0.62)[0.55 x(43,560 - 12,339)+(0.45 x 0)] /748] + 120= 541 units/year
The following sections shall apply to all new landscape areas equal to or greater than five hundred(500)
square feet or for rehabilitated landscape projects with an aggregate landscape area equal to or greater
than two thousand five hundred (2,500)square feet.
(d) Water Efficient Landscape Worksheet. A project applicant shall complete a Water Efficient
Landscape Worksheet(Appendix C of the Town's Landscape Design Guidelines)for all new landscape
areas of five hundred (500)square feet or greater or for rehabilitated landscape projects that are two
thousand five hundred (2,500) square feet or larger. The worksheet shall conform to the requirements in
the Town's Landscape Guidelines.
(e) Soil Management Report. A soil management report shall be completed by the project applicant, or
designee, and shall conform to the requirements in the Town's adopted Landscape Guidelines.
(f) Landscape Design, Soil Preparation and Mulching Criteria. The proposed landscaping shall be
carefully designed and planned for the intended function of the project. All landscape designs, soil
preparation techniques and mulching practices shall conform to the requirements in the Town's adopted
Landscape Guidelines.
(g) Landscape Plan Requirements. The landscape plans shall be prepared by, and bear the signature of,
a licensed landscape architect, licensed landscape contractor, or any other person authorized by the State
of California to design a landscape and irrigation plan.Native species and natural vegetation shall be
preserved where feasible and native, water conserving species are recommended. Landscape plans shall
conform to the requirements in the Town's adopted Landscape Guidelines.
(h) Irrigation Design Criteria. An irrigation system shall meet the requirements listed in this section
and the manufacturer's recommendations. Irrigation designs shall conform to the requirements in the
Town's adopted Landscape Guidelines.
(i) Irrigation Plan Requirements. Irrigation plans shall be included with the landscape plan submittal
and shall be prepared by, and bear the signature of, a licensed landscape architect, licensed landscape
contractor, or any other person authorized by the State of California to design an irrigation plan.
Irrigation plans shall conform to the requirements in the Town's adopted Landscape Guidelines.
(j) Grading Design Plan. A Grading Plan, meeting current Town standards and exceeding the state
requirements, shall be submitted with each landscape project.
(k) Certificate of Completion. The certification documentation shall be prepared by the project
landscape architect, irrigation designer, or landscape contractor and include the following statement:
"The landscape and irrigation system has been installed as specified in the landscape design plan and
complies with the criteria of the Water Efficient Landscape Ordinance and the permit."Receipt of the
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Article 8. Landscaping Page 7 of 9
certification documentation will begin the twenty-four(24) month period described in subsection(w) of
this section.
The Certificate of Completion shall include the following six(6)elements:
(1) Project information sheet that contains: date, project name and address, applicant's name,
telephone number and address, owner's name,telephone and mailing address;
(2) Certification by either the signer of the landscape design plan,the signer of the irrigation
design plan, or the licensed landscape contractor that the landscape project has been installed per
the approved Landscape Documentation Package:
(i) Where there have been significant changes made in the field during construction,these
"as-built"or record drawings shall be included with the certification,
(ii) A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation
controller for subsequent management purposes;
(3) Irrigation scheduling parameters used to set the controller;
(4) Landscape and irrigation maintenance schedule;
(5) .Irrigation audit report; and
(6) Soil analysis report, if not submitted with Landscape Documentation Package, and
documentation verifying implementation of soil report recommendations.
The project applicant shall submit the signed Certificate of Completion to the local agency for review
and ensure that copies of the approved Certificate of Completion are submitted to the local water
purveyor and property owner or designee.
Upon receipt of the signed Certificate of Completion from the project applicant the Town shall approve
or deny the Certificate of Completion. If the Certificate of Completion is denied, the local agency shall
provide information to the project applicant regarding reapplication, appeal, or other assistance.
(I) Irrigation Scheduling. All irrigation schedules shall be developed,managed, and evaluated to
utilize the minimum amount of water required to maintain plant health. Irrigation schedules shall
conform to the requirements in the Town's adopted Landscape Guidelines.
(m) Landscape and Irrigation Maintenance Schedule. A regular maintenance schedule shall be
submitted with the Certificate of Completion and shall conform to the requirements in the Town's
adopted Landscape Guidelines.
(n) Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis. All landscape irrigation
audits shall be conducted by a local agency landscape irrigation auditor or a third party certified
landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the
landscape or installed the landscape.
For new construction and rehabilitated landscape projects installed after December 1,2015,the local
agency shall administer programs that may include, but not be limited to, irrigation water use analysis,
irrigation audits, and irrigation surveys for compliance with the Parcel Water Budget.
(o) Recycled Water. The installation of recycled water irrigation systems shall allow for the current
and future use of recycled water. All recycled water irrigation systems shall be designed and operated in
accordance with all applicable local and State laws. Landscapes using recycled water are considered
special landscape areas. The ET adjustment factor for new and existing(non-rehabilitated) special
landscape areas shall not exceed 1.0.
(p) Graywater Systems. Graywater systems promote the efficient use of water and are encouraged to
assist in on-site landscape irrigation. All graywater systems shall conform to the California Plumbing
Code(Title 24,Part 5, Chapter 16) and any applicable local ordinance standards. Refer to subsection(a)
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Article 8. Landscaping Page 8 of 9
for the applicability of this section to landscape areas less than two thousand five hundred(2,500) square
feet with the estimated total water use met entirely by graywater.
(q) Stormwater Management, Well Water and Rainwater Retention. Implement stormwater best
management practices into the landscape and grading design plans to minimize runoff and to increase
on-site rainwater retention and infiltration. Encourage the use of stormwater for landscape irrigation.
Well water and retained water does not count toward the PWB.
(r) Public Education.
(1) The Town shall provide information to all Planning and Building Department applicants
regarding the design, installation, management, and maintenance of water efficient landscapes.
(2) Starting on January 1, 2012,the Town may, in conjunction with water purveyors, develop and
administer a voluntary program to audit water usage for existing landscapes.
(s) Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis. This subsection shallapply
to all existing landscapes using water from a local purveyor that were installed before December 1, 2015
and are over one acre in size.
(1) For all landscapes that have a water meter,the local agency shall administer programs that
may include, but not be limited to, irrigation water use analyses, irrigation surveys, and irrigation
audits to evaluate water use and provide recommendations as necessary to reduce landscape water
use to a level that does not exceed the Parcel Water Budget for existing landscapes.
(2) For all landscapes that do not have a meter, the local agency shall administer programs that
may include,but not be limited to, irrigation surveys and irrigation audits to evaluate water use and
provide recommendations as necessary in order to prevent water waste.
(3) All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.
(t) Water Waste Prevention. Runoff is prohibited from leaving the target landscape area due to low
head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-
irrigated areas, walks, roadways,parking lots, or structures.
Restrictions regarding overspray and runoff may be modified if:
(1) The landscape area is adjacent to permeable surfacing and no runoff occurs; or
(2) The adjacent non-permeable surfaces are designed and constructed to drain entirely to
landscaping.
(u) Reporting. The Planning Department shall report to the Department of Water Resources by
December 31, 2015 and then report annually by January 31st of each subsequent year.
The report shall address the following:
(1) State that the Town is adopting a single agency ordinance and the date of adoption or
anticipated date of adoption;
(2) State that the Town is using a locally modified Water Efficient Landscape Ordinance
(WELO), explain any differences between the Town's WELO and the State's Model Water
Efficient Landscape Ordinance(MWELO), identify that the Town's WELO is it at least as efficient
as MWELO, and specify any exemptions;
(3) State the entity responsible for implementing the ordinance. State number and types of
projects subject to the ordinance during the specified reporting period;
(4) State the total area(in square feet or acres) subject to the ordinance over the reporting period,
if available;
http://gcode.us/codes/losaltoshills/view.php?topic=10-2-8&showAll=1&frames=off 11/21/2016
Article 8. Landscaping Page 9 of 9
(5) Provide the number of new housing starts, new commercial projects, and landscape retrofits
during the reporting period;
(6) Describe the procedure for review of projects subject to the ordinance;
(7) Describe actions taken to verify compliance;
(8) Describe enforcement measures;
(9) Explain challenges to implementing and enforcing the ordinance; and
(10) Describe educational and other needs to properly apply the ordinance.
(v) Exceptions. The Planning Director shall have the discretion to grant exceptions to the one hundred
twenty(120) unit allocation for yearly indoor water use in cases where, due to exceptional conditions
involved, a literal enforcement of the provisions of this section would result in practical difficulties or
unnecessary hardships; provided, however, no such exceptions shall be granted unless the Planning
Director shall find that the granting of such exception will not be contrary to the intent of the provisions
of this section.
(w) Deposit Required—Forfeiture of Deposit. Anyone who is subject to the requirements of this article
shall submit a deposit or other security deemed satisfactory by the Planning Director. Two (2)years after
the certificate of completion is filed with the Town for any landscaping project subject to the provisions
herein,the property owner shall furnish to the Town the second year(months thirteen(13)through
twenty-four(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 shall
be held for an additional twelve(12)months. At the end of the additional twelve (12)month period,the
property owner shall provide the Town with the previous twelve(12) months (month twenty-five(25)
through thirty-six(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 section will be deducted from the
deposit. Any remaining amounts from a forfeited deposit shall be utilized to further the purposes of this
section. (§ 1, Ord. 520, eff. October 16, 2010; § 1, Ord. 560, eff. January 16, 2016)
View the mobile version.
http://gcode.us/codes/losaltoshills/view.php?topic=10-2-8&showAll=1&frames=off 11/21/2016
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LOSALTOS HILLS At aeMi of 2
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CALIFORNIA
March 17, 2016
Daniel F. and Linda R. Seidel
26642 Purissima Road
Los Altos Hills, CA 94022
RE: New Secondary Dwelling Unit
26642 Purissima Road
File#324-13-ZP-SD-GD
Dear Mr. and Mrs. Seidel:
Thank you for submitting plans for a new 898 square foot secondary dwelling unit and related
hardscape modifications at 26642 Purissima Road. Your request for a Site Development Permit
for the above referenced project was approved administratively on March 17, 2016. The approval
is subject to the following conditions:
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, Planning Department staff shall determine if additional screening plantings are
required or if a landscape screening and erosion control plan shall be reviewed at staff level.
All landscaping required for screening purposes and for erosion control (as determined by the
City Engineer) must be installed prior to final inspection. The application for landscape
screening and erosion control shall be accompanied by the applicable fee and deposit.
26379 Fremont Road
Los Altos Hills
California 94022
650 / 941 -7222
Fax 650/941-3160
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 2 of 6
4. If landscape screening is required, 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. No removal of oak trees is permitted with this approval. Prior to issuance of building
permits, all 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 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.
6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the location of the new secondary dwelling unit, roof
eaves, stairs, all HVAC equipment and the new parking space and hardscape are no less than
30'from the edge of the access and public utility easement and a minimum of 30'from all
other property lines." The elevation of the new residence shall be similarly certified in writing
to state that "the elevation of the new residence and accessory building 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.
7. 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.
R. The "new parking space" shown on the plan for the secondary unit is not permitted in the 30
foot yard setback. The 30 foot distance is measured from the edge of the access and public
utility easement. A site plan showing the relocated parking space shall be provided to the
Planning Department for review and approval prior to acceptance of plans for building plan
check. The relocated parking space shall also be shown on the building permit plans.
9. No fences are approved with these plans. Any new fencing or gates shall require review and
approval by the Planning Department prior to installation. Fences shall not encroach within
any easements on the property.
10. Outdoor lighting is approved as shown on the plans. Exterior light fixtures shall have frosted
glass, he down lights or utilize fully shielded fixtures. No lighting may he placed within
setbacks except two entry or driveway lights. Any additional outdoor lighting shall be
approved by the Planning Department prior to installation.
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 3 of 6
11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material). No lighting shall be placed within skylight wells.
12. Fire retardant roofing (Class A) is required for all new construction.
13. 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.
14. 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.
15. 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.
16. 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
ENGINEERING DEPARTMENT:
17. Peak discharge at 26642 Purissima Road,as a result of Site Development Permit 324-13,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
Lands of Seidel
26642 Purissima Road
March 17, 2016
Page 4 of 6
the predicted peak discharge to the pre-development value. All documentation, calculations, and
detention storage design (2 plan copies) shall be submitted for review and approval to the
satisfaction of the City Engineer prior to acceptance of plans for building plan check.
18. The Engineer of Record shall observe the installation of the drainage system, construction of the
energy dissipators,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.
19. 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 check. The permit will authorize the use of water from specific on-site or off-
site water sources.
20. 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.
21. 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.
22. 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 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.
23. 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 Purissima Road 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.
24. 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,
Lands of Seidel
26642 Purissima Road
March 17,2016
Page 5 of 6
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.
25. The second unit shall be required to connect to the public sanitary sewer prior to final inspection.
A sewer hookup permit shall be required by the Town's Public Works Department prior to
acceptance of plans for building plan check.
26. 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:
27. 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 (14700
Winchester Blvd., 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.
28. Approved numbers or addresses on all new and existing buildings shall be placed in a position
that is plainly visible and legible from the street or road fronting the property. Numbers shall
contrast with their background. Address numbers shall be Arabic numbers or alphabetical
letters and shall he a minimum of 4 inches high and '/2 inches wide. 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.
29. All construction sites must comply with applicable provisions of the CFC Chapter 33 and the
Standard Detail and Specifications SI-7. Provide appropriate notations on subsequent plan
submittals, as appropriate to the project.
30. Potable water supplies shall be protected from contamination cause 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 to an 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).
Lands of Seidel
26642 Purissirna Road
March 17,2016
Page 6 of
CONDITION NUMBERS 7,8,15,17,19,22,23,24,25,and 26 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 may be appealed if done so in writing within 10 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 March 17,
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 call me at (650) 941-7222, if you have any questions regarding any of these conditions.
Sincerely,
Steve Padovan
Consultant Planner
Attachment
Colour name: Resene Apple Green
i-. Total colour code: G93-011-153
Chart colour code: 8G060
Tone: White
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Approx. LRV: 80
Colour pencil recipe: 166 162 101 -
Colour chart/range: Resene Multi-finish range (pre 2006)
1111 a
1111
Complementary colours: Resene Orange White
IIIResene Pattens Blue
Resene Vista White
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