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TOWN OF LOS ALTOS IRLLS September 7, 2006
Staff Report to the Planning Commission
SUBJECT: SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING
PLAN FOR THE 2,349 SQUARE FOOT MAJOR ADDITION
APPROVED BY THE PLANNING COMMISSION IN JUNE, 2003.
LANDS OF ZAGHI, 14542 YALE COURT (25-06-ZP-SD)
FROM: Brian Froelich, Assistant Planner.ip�
APPROVED BY: Debbie Pedro,Planning Director 7Q
RECOMMENDATION That the Planning Commission:
Approve the requested Development Permit for a landscape screening plan, subject to
the attached conditions of approval in Attachment 1.
BACKGROUND
The Planning Commission approved a Site Development Permit for a 2,349 square foot.
major addition (197-02-ZP-SD-GD)for this property on June 12, 2003. The application
and approval was the result of neighborhood complaints and code enforcement action
for work without permits. Conditions of approval require the property owner to return to
the Planning Commission for review and approval of a landscape screening plan prior to
final inspection of the major addition.
DISCUSSION
Article 8 of the Site Development Code addresses landscaping of development sites and
compatibility with the natural environment to ensure that structures, as viewed from off-
site, blend and are unobtrusive, while retaining aesthetic quality. Meeting minutes from
the June 12, 2003 Planning Commission hearing are attached.
Landscape Screening Plan
The site is screened with partial perimeter plantings along the Liddicoat Circle and Yale
Court frontage. The existing screening includes an oleander hedge, eight elm trees, and
a row of Italian Cypress. The residence is at a lower finished floor elevation than the
three other homes on Yale Court.
The proposal includes:
• 11-24" Sequoia trees along the southwestern property line.
Planning Commission
Lands of Zaghi
14542 Yale Court
September 7,2006
Page 2 of 4
• 7-24" Oak trees, 2 at the driveway entrance and 5 along the northeastern
property boundary.
• 2-24" Olive trees in the front yard area.
• 35-5 gallon Myrtle hedge along the pool decking and the western elevation of
the residence.
f
4c�h
View of Zaghi Residence from Yale Court.
The Environmental Design Committee provided comments that were forwarded to the
property owner and landscape team. The committee recommended that alternative
plantings be considered other than sequoia trees because of their potential to block
views. The Committee also noted that several of the proposed sequoias were already
planted. The property owner removed four(4) of the sequoias and has chosen to keep 11
sequoias on the plan for review by the Planning Commission. No additional lighting is
proposed.
ATTACHMENTS
1. Recommended conditions of approval
2. Comments from Environmental Design Committee, dated March 9, 2006
3. September 12, 2002 Planning Commission Meeting Minutes
4. Conditions of Approval for the major remodel
5. Support letter from neighbor
6. Landscape screening plans (Commission only)
e.
Planning Commission
Lands of Zaghi
14542 Yale Court
September 7,2006
Page 3 of 4
ATTACHIVIENT 1
RECOMMENDED CONDITIONS FOR A LANDSCAPE SCREENING PLAN
LANDS OF ZAGHI, 14542 YALE COURT
File#25-06-ZP-SD
A. PLANNING DEPARTMENT:
1. Any further changes or modifications to the approved plan or the required
landscaping shall be first reviewed by the Site Development Authority.
2. All required plantings shown on the plans shall be installed prior to final
inspection. All exposed slopes must be replanted for erosion control to the
satisfaction of the Engineering Department prior to final inspection.
3. A landscape maintenance deposit of$10,000.00 shall be posted prior to final
inspection. An inspection of the landscape to ensure adequate establishment
and maintenance shall be made two years after installation. The deposit will be
released after two years if the plantings remain viable.
4. 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:
5. Any revisions or additions to the previously approved grading and drainage
plan shall be submitted for review by the Engineering Department. The plan
shall be reviewed by the Engineering Department and approved prior to
commencement of this project. The approved plan shall be stamped and signed
by the project engineer and shall supersede the previously approved drainage
plan.
6. No grading shall take place during the grading moratorium (October 15 and
April 15) except with prior approval from the City Engineer. No grading shall
take place within ten feet of any property line.
7. If any trees or large shrubs are planted within the right of way or public utility
easements, a letter shall be required to be submitted which has been stamped
and signed by a registered civil engineer verifying that the proposed plantings,
Planning Commission
Lands of Zaghi
14542 Yale Court
September 7,2006
Page 4 of 4
when mature, will not conflict with any existing public utilities that are located
either underground or overhead and will not negatively impact the available
sight distance for traffic on the adjacent roadways or block existing pathways
or roadways. The letter shall be required to be submitted to the Engineering
Department prior to final project approval and prior to commencement Of
planting.
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.
The Town staff shall inspect the site and any deficiencies shall be corrected to
the satisfaction of the Engineering Department prior to final inspection.
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ATTACHMENT
Planning Commission Minutes Approved 7/10/03
June 12, 2003
Page 9
Sandy Humphries, Environmental Design Committee, stated the Committee does not require or
request that people make their homes disappear. They request that they be mitigated/softened so
they are not so blatant to the neighbors. For the tallest portion of the Korman house they asked
for clusters of trees, not a huge barrier of them and to work with the neighbor. She felt Mr.
Korman has clearly done this. They also asked for under story plantings and/or vegetation to be
certain the areas were well mitigated. She closed by stating the Pepper tree is drought tolerant.
CLOSED PUBLIC HEARING
Commissioner Wong stated the house was unique and when the landscaping is complete it will
be an asset to the Town. He would leave.it to staff to revise the size and number of trees. He
had no major issues. Commissioner Cottrell felt the applicants have made every effort to be
reasonable to the neighborhood. He supports a 2-3 foot berm for the Pepper tTcps as long as the
mature canopies do not overlap. Staff can figure out the number. Commissioner Clow felt this
was a high impact house and the neighbors are reacting the way you would expect without
landscaping. The landscape plan is good. He would recommend two additional trees on the
south side as mentioned by the contractor. The idea of a 3 foot berm is,a 1gQ0d,Q'Pe and he would,
also like to reserve for staff the ability to add additional trees if-they fee,.there is a gap.
Commissioner Kerns stated this is a unique house however they are not lookin g2,At the house but
the landscaping. He felt the Kormans have tried to be sensitive to the neighbors and are willing
to do additional things to help screen the house. He agreed that the trees along the west side
need a 2-3 foot berm under them. He would also like to see two additional trees on the south
side and figure out the appropriate placement. He would also like to see one more Pepper tree to
create a line of trees there. Chairman Vitu felt the Korman have done a good job with trying to
work with the neighbors to come up with something that, at maturity, will truly screen.the house
well.
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Cottrell to approve a Site Development Permit for a landscape:screening pla-14
Lands of Korman, 26157 Altadena Drive, with the following additions
.1ch' .�o the conditions
I-tree
of approval: additional two Pepper trees to the south plus one additional.tree to,fill in(placement
left to staff and landscape architect) on 3 foot berms; and an additional three trees on the
northeast comer.
AYES: Chairman Vitu, Commissioners Wong, Kerns, Cottrell & Clow
NOES: None
This approval is subject to a 23 day appeal period.
3.5 LANDS OF ZAGHI, 14542 Yale Court (197-02-ZP-SD-GD); A request for.-A
Site Development Permit for a 2,349 square foot major addition(Maximum height
27 feet). (staff-Angelica Herrera)
V
Planning Commission Minutes Approved 7/10/03
June 12, 2003
Page 10
Staff introduced this item by reviewing the stop-work notice issued for constructing an addition
to the existing residence prior to receiving appropriate Planning and.Building permits, the
owners intent to legalize the unauthorized construction through the Site Development Permit
request, the requirement for the landscape screening plan to be viewed by the Commission prior
to final inspection to mitigate the view of the addition and pool area from the adjacent neighbors,
and requiring a$10,000 Site Development Code Compliance(SDCC)deposit prior to acceptance
of plans for building plan check(condition 7). No previous fines have been imposed.
OPENED PUBLIC HEARING
Nasser Zaghi, 14542 Yale Court, applicant and resident of the Town for 25 years, discussed the
termite problems with the balconies, the stop work order, and the windows on balcony in
violation of the code. He apologized and stated he could not afford any stress with the City. lie
thought his house was the ugliest one in all of Los Altos Hills. He is trying to beautify it for his
neighbor. He will comply with the Town and do the right thing.
CLOSED PUBLIC HEARING
Discussion ensued regarding the code compliance deposit which will be returned once all
conditions of approval are met-and all code violations or public nuisances have been corrected;•.tp
the satisfaction of the Planning Department and City Engineer. Further discussion ensued-
regarding condition 1. There was a consensus of approval by the Commissionerq.
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Kerns to approved a Site Development Permit for a 2,349 square fool major
addition,Lands of Zaghi, 14542 Yale Court,with the recommended conditions of approval.
AYES: Chairman Vitu, Commissioners Cottrell, Wong, Kerns & Clow
NOES: None
This approval is subject to a 23 day appeal period.
3.6 LANDS OF SPIRTOS, 23801 Camino Herinoso (245-02-ZP-SD); A request for
a Site Development Permit for a new driveway access off of Ravensbury Avenue
and a request for an exception to the Town's Grading.-Policy, for a proposed
vertical cut in excess of 4 feet for the driveway. (staff-Ange-lica.Herrera)
Staff introduced the item with a brief overview and addressing the qoinditiqn I (fence and
columns).
OPENED PUBLIC HEARING
LOS ALTOS KILLS
Onoffin 11 W 0—% ATTACHMENT
CALIFORNIA
July 22,2003
Mr. and Mrs. Zaghi
14542 Yale Court
Los Altos Hills,CA 94022
RE: File#197-02-ZP-SD-GD
14542 Yale Court
Major addition
Dear 1W. and Mrs.Zaghi;
Your request for a Site Development Permit for a major addition was approved at the Planning
Commission meeting of June 12, 2003. The City Council has upheld the Planning Commission's
approval. Please note the following conditions which apply to these approvals:
A. PLANNING DEPARTMENT:
1. Any wet bar or kitchen facilities are prohibited to be constructed in the
recreation room, guest study room, or workshop. 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. The applicant shall remove all clear-glass fixtures on th
e property and replace
them with frosted-glass or shielded light fixtures. Any lighting currently located
within the setbacks. All lighting shall be removed and replaced to the satisfaction
of the Planning Department prior to the acceptance of plans for building plan
check.
3. Subsequent to final framing of the addition, a plant screening and erosion control
plan, including any additional outdoor lighting shall be reviewed by the Planning
Commission. The applicant shall make every effort to work with adjacent
neighbors on developing the landscape plan. Particular attention shall be given to
plantings that will be* adequate to provide privacy to adjacent neighbors and
screen the view of the new additions from surrounding properties and streets.
Staff recommends that one third of proposed plantings be drought tolerant
plantings. All plantings required for screening purposes and erosion control (as
determined by the Planning Department and City Engineer) must be installed
26379 Fremont Road prior to final inspection.
Los Altos Hills
California 94022
650 /941 -7222
Fax 650/941-3160
Mr. and Mrs. Zaghi
July 22,2003
Page 2
4. Prior to beginning any grading operation or demolition, all significant trees are to
be fenced at the drip line. The 6-foot chain link fencing shall clearly delineate the
drip line. Town staff must inspect the fencing and the trees to be fenced prior
to issuance of demolition or building permit. The property owner shall call for
said inspection at least three days in advance of the inspection. The fence must
remain throughout the course of construction and the construction crew shall pay
special attention to the care of the existing trees. No storage of equipment,
vehicles, or debris shall be allowed within the drip lines of the fenced trees.
5. A landscape maintenance deposit of$5,000.00 (cashiers check)shall be posted prior
to final inspection. An inspection of the landscape to ensure adequate establishment
and maintenance shall be made two (2) years after installation. The deposit will be
released after two(2)years if the plantings remain viable.
6. No skylights are approved. Fire retardant roofing(Class A)is required for all new
construction.
7. A Site Development Code Compliance deposit in the amount of $10,000.00
(cashiers check) shall be submitted and posted prior to acceptance of plans for
building plan check and shall be returned upon satisfactorily abating all public
nuisances on the property and compliance with all project conditions of approval to
the satisfaction-of the City Engineer,Planning and Building Departments.
8. Outdoor fighting is approved as shown on the plans. The applicant shall submit
manufacture specifications for all obscure-glass exterior lighting for the main
residence and additions for review and approval by the Planning Department prior
to acceptance of plans for building plan check. Any additional outdoor lighting
shall be reviewed with the landscape screening and-erosion control plan. Lighting
fixtures shall be shielded downlights. lighting shall be low wattage, shall not
encroach or reflect on adjacent properties, and the source of lighting should not be
directly visible from off the site. No lighting may be placed within setbacks except
for two driveway or entry lights,except where determined to be necessary for safety.
B. ENGDUBMINGDEPARTNffiNT:
9. The, site drainage associated with the proposed development must be designed as
surface flow wherever possible to avoid concentration of the runoff. The proposed
drainage shall be designed to maintain the existing flow patterns.Final drainage and
grading shall be inspected by the Engineering Department and any deficiencies
corrected to the satisfaction of the Engineering Department prior to flnal inspection.
A final letter 'shall be submitted from the project engineer stating that the site
drainage was constructed in conformance with the approved plans and
recommendations prior to flnd inspection.
Mr. and Mrs. Zaghi
July 22, 2003
Page 3
10. Any, and all, changes to the approved grading and drainage plan shall first be
approved by the Town Engineering Department. No grading shall take place during
the grading moratorium(November I to April 1)except with prior approval from the
City Engineer. No grading shall take place within ten feet of any property line.
11. Any new public utility services serving this property shall be placed underground.
12. The location and elevation of the additions shall be certified in writing by a
registered civil engineer or licensed land surveyor as being in/at the approved
location and elevation shown on the approved Site Development plan prior to final
inspection.
13. ' 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
buWng 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. 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.
14. 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 ofplans for building plan check.
15. 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 Yale Court and surrounding roadways; storage of
construction materials; placement of sanitary facilities; parking for construction
vehicles; 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 Los.Altos Garbage Company for the debris box* , since they have a
franchise with the Town and no other hauler is allowed within the Town limits.
16. The applicant shall pay a pathway in lieu fee of$42.00 per linear foot of average lot
width prior to the acceptance ofplans for building plan check.
Mr. and Mrs. Zaghi
s
July 22, 2003
Page 4
17. As recommended by Cotton, Shires & Associates in their report dated October 23,
2002,the applicant shall comply with the following:
a. Grading Clarification—Either the project grading and drainage plan shall be
modified to reflect fill placement indicated on architectural cross sections, or
architectural plans shall be modified so that proposed grades down slope of
the residence are not different from existing grades. The extent of proposed
excavation beneath the final residence footprint shall be quantified.
Appropriate documentation to address the above shall be submitted to the
Town, for review by the Town Engineer and Town Geotechnical Consultant,
prior to acceptance of plans for building permit plan-check.
b. Geotechnical Plan Review — The applicant's Geotechnical Consultant shall
review and approve all geotechnical aspects of the project building and
grading plans (i.e., site preparation and grading, site drainage improvements
and design parameters for foundations and retaining walls) to ensure that their
recommendations have been properly incorporated. Prior to preparation of
detailed structural design plans, the project Geotechnical consultant shall
provide UBC seismic design parameters associated with the nearby
mapped Type B fault which appears to control the appropriate Na and Ca
design parameters. In addition, if fill placement is to occur as part of the
project, then recommended geotechnical criteria for the construction of
engineered fill shall be prepared.
The results of the Geotechnical Plan Review shall be summarized by the
Project Geotechnical Consultant in a letter and submitted to the Town
Engineer for review and approval prior to acceptance of plans for building
permit plan-check.
c. Geotechnical Field Inspection — The Project Geotechnical Consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the project
construction. The inspections shall include, but not necessarily be limited to:
site preparation and grading, site surface and subsurface drainage
improvements, and excavations for foundations, pool shell and retaining walls
prior to the placement of steel and concrete.
The results of these inspections and the as-built conditions of the project shall
be described by the Project Geotechnical Consultant in a letter and submitted
to the Town Engineer for review prior to final inspection.
Nft. and Mrs. Zaghi
July 22,2003
Page 5
D. BUILDING DEPARTMENT:
18. All properties must pay School District fees to either the Los Altos School
District or the Palo Alto Unified School District, as applicable, before receiving
their building permit from Los Altos Hills. The applicant must take a copy of
Worksheet #2 to school district offices (both the elementary and high school
offices in the Los Altos School District),pay the appropriate fees and provide the
Town with a copy of their receipts.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments at least two weeks prior to final building inspection
approval.
CONDITION NUMBERS 2, 79 8, 13, 147 15, 16, 17a AND 17b SHALL BE COMPLETED
AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
The Site Development permit is valid for one year from the approval date (until June 12, 2004).
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 contact us if you have any questions.
Sincerely'
Carl Cahill
Planning Director
Enc.: Copy of approved plans
cc: Edick Lazati, 6359 Farm Hill Way, San Jose, CA 95120
Angelica Herrera
ATTACHMENT 5
Town of Los Altos Hills RECEIVED
Planning Dept. -Brain Froelich 14AR
26379 Fremont Road
Los Altos Hills, Ca. 94022 TOWN OF LOS ALTOS HILLS
March 10, 2006
Subject: Lands of Zaghi
Brain,
I have seen the landscaping plan for this property and have no objections to it I live directly
next to the property and find the Zaghi's to be good neighbors, interested in improving their
property and having their property be a general benefit to the community. My concern is that
the improvement and landscaping is not being finished. Anything you can do to help them
accomplish their vision for the property will be appreciated.
My only suggestion would be that the Town planners evaluate the location of the street
oleanders. They appear to encroach into the street, hinder parking and make it difficult to get
out of your car when parked on the street
Please do what you can to expedite the approval of their plan. They are nice people and have
been good neighbors for over twenty years.
Sincerely,
Robert Nuto
14538 Yale Court
Los Altos Hills, Ca. 94022