HomeMy WebLinkAbout3.2Item 3.2
TOWN OF LOS ALTOS HILLS December 2, 2010.
Staff Report to the Planning Commission
SUBJECT: A SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING PLAN
FOR A NEW TWO STORY RESIDENCE WITH A BASEMENT AND, A
DETACHED GARAGE; LANDS OF ROELANDTS; 26401 ESHNER COURT;
FILE # 191-10-ZP-SD
FROM: Nicole Horvitz, Assistant Planner GK
APPROVED: Debbie Pedro, AICP, Planning Director %'
RECOMMENDATION: That the Planning Commission:
Approve the requested Site Development Permit for a landscape screening plan, subject to the
recommended conditions of approval in Attachment 1.
BACKGROUND
A new 5,735 square foot two story residence with a 2,845 square foot basement, a 730 square
foot detached garage, and a Grading Policy exception for a cut of up to 18'6" (10' for the
basement and 8'6" for the residence), was approved on September 4, 2008 by the Planning
Commission (Site Development Permit # 255-07-ZP-SD-GD). Due to concerns expressed by
neighbors at 27150 Julietta Lane (Lands of Chan) and 26410 Silent Hills Lane (Lands of Cleary)
regarding privacy and view impacts, the Commission required that the landscape screening plan
be brought before them for review.
This landscape screening application was submitted on September 24, 2010 and is not subject to
the recently adopted Water Efficient Landscape Ordinance which became effective on October
16, 2010.
CODE REQUIREMENTS
Section 10-2.802 of the Site Development Ordinance is used to evaluate landscape plans to
address erosion, visual effects, tree preservation, views, and the amount of plantings required to
adequately screen the new construction.
DISCUSSION
Site Data:
Gross Lot Area:
1.34 acres
Net Lot Area:
1.34 acres
Average Slope:
20.2%
Lot Unit Factor:
1.047
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
December 2, 2010
Page 2 of 5
Floor Area and Development Area:
Area (sgft) Maximum Existing Proposed Increase Remaining
Development 12,200* 12,177 0 0 23
Floor 5,748 5,735 0 0 13
Basement (2,845)
*Includes 500 sq. ft. development area bonus per Section 10-1.502 (b) (6) (Solar Ordinance)
Existing Landscape
The existing vegetation consists of heritage oak trees along the perimeter of the property and
near the new residence. In addition, there are olive trees, magnolia trees, and various species of
shrubs on the property, primarily around the perimeter.
Proposed Trees
The applicant is proposing to install a total of eleven trees which range in size from 15 gallon to
48" box, as well as small clusters of native shrubs east of the detached garage. Per Condition #4
of the new residence permit, the applicant was required to replace one (1) heritage oak tree that
was removed, due to its location within the building pad, with three (3) — 48" box oaks.
Common Name„
3 °
A! A f j:
,� v�F°Sizes
,Qty�Proposetl°
Coast Live Oak
48" Box
3
Fuji Apple Tree
24" box
1
Bartlett Pear Tree
24" box
1
Bing Cherry Tree
24" box
1
Apricot Tree
24" box
1
Wild Lilac
15 gallon
2
Strawberry Tree
15 gallon
2
The proposed screen trees are primarily placed along the north and south property lines to
provide screening for the two aforementioned neighbors with privacy and view concerns.
If the Commission desires, additional landscape mitigation can be required along the east (front)
property line per Section 10-2.802 (h) of the Los Altos Hills Municipal Code.
FENCING AND OUTDOOR LIGHTING
With the landscape application, the applicant is also requesting approval of a new 6' tall wrought
iron fence and driveway gates along the front property line. The applicant is proposing to install
light fixtures on two (2) of the driveway columns, which will be a maximum height of 12" and
have frosted glass. No other landscape lighting is proposed at this time.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
December 2, 2010
Page 3 of 5
COMMITTEE COMMENTS
The Environmental Design and Protection Committee commented favorably on the use of native
plantings (Attachment 3).
NEIGHBOR CONCERNS
To date staff has not received any comments from the public.
CEQA STATUS
This project is exempt from California Environmental Quality Act (CEQA) pursuant to Section
15304 (b) of the CEQA Guidelines.
ATTACHMENTS
1. Recommended Conditions of Approval
2. Minutes and Staff Report from the September 4, 2008 Planning Commission Meeting
3. Environmental Design and Protection Committee Comments dated November 6, 2010
4. Site Development Plans
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
December 2, 2010
Page 4 of 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A LANDSCAPE SCREENING PERMIT
LANDS OF ROELANDTS, 26401 ESHNER COURT
File # 191-10-ZP-SD
A. 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. 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.
3. Prior to beginning any grading operation, all significant trees, particularly the
heritage oak trees, are to be fenced at the drip line. The fencing shall be of a
material and structure (chain-link) to clearly delineate the drip line. Town staff
must inspect the fencing and the trees to be fenced prior to commencement of
grading. The property owner shall call for said 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.
4. Fences, columns, and driveway gates are approved as shown on the plans. The
wrought iron fence and driveway gate shall not have points, spikes, and/or
sharpened edges. Any new fencing or gates shall require review and approval by
the Planning Department prior to installation.
5. Outdoor lighting is approved as shown on the lighting plan. The light fixtures
mounted on top of the driveway columns shall not exceed 12" in height and shall
have frosted glass. 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.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
December 2, 2010
Page 5 of 5
ENGINEERING DEPARTMENT:
6. 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.
7. 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.
8. If any trees or large shrubs are proposed to be 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, 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.
9. 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.
10.' All irrigation systems must be located at least five feet from the Town's pathways
and outside of the public right of way and public utility easements. The Town staff
shall inspect the site and any deficiencies shall be corrected to the satisfaction of
the Engineering Department prior to final inspection.
Project approval may be appealed if done so in writing within 22 days of the date of this notice.
The building permit cannot be issued until the appeal period has lapsed. The applicant may
submit construction plans to the Building Department after December 24, 2010 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 2, 2011). All required building permits must be obtained within that year and work on
items not requiring a building permit shall be commenced within one year and completed within
two years.
Attachment 2
Planning Commission Minutes Approved 10/02/zuu6
September 4, 2008
Page 2
Discussion ensued regarding the Town's appeal process and the appeal of the pathway condition
for the Lands of Burger.
John Burger, applicant, stated that he would like to pay the pathway in -lieu fee and keep the
current easement private.
OPENED PUBLIC HEARING
Gary Dorchak, Old Ranch Road, said he had a similar easement on his property and supported
the proposed pathway in -lieu fee for the Lands of Burger.
CLOSED PUBLIC HEARING
MOTION SECONDED, AMENDED AND PASSED: Motion made by Commissioner Cottrell
and seconded by Commissioner Clow to rescind condition of approval #27 for the Lands of
Burger at 11580 Old Ranch Road and request a pathway in -lieu fee.
AYES: Commissioners Abraham, Clow, Collins, Cottrell and Chairman Harpootlian
NOES: none
This item is subject to a 22 day appeal period and will be forwarded to a future meeting of the
City Council.
3.2 LANDS OF ROELANDTS, 26401 Eshner Court, File #255-07-ZP-SD-GD; A
request for a Site Development Permit for a 5,735 square foot two story new
residence with a 2,845 square foot basement (maximum height: 26'6"). The
proposal includes the removal of a heritage oak tree and a request for a Grading
Policy exception for the house, sunken terrace and a detached garage. CEQA
Review: Categorical Exemption per Section 15303(a) (staff -Nicole Horvitz).
Continued from the July 17, 2008 Planning Commission meeting.
Planning Commission Ex Parte Contacts Policy Disclosure: Commissioners Abraham, Collins
and Cottrell had visited the site. Commissioner Clow had visited the site and had spoken to
neighbor Nobuko Cleary of Silent Hills Lane. Chairman Harpootlian had a phone conversation
with neighbor Nobuko Cleary of Silent Hills Lane.
Nicole Horvitz, Assistant Planner presented the staff report for the project which was continued
from the July 17, 2008 Planning Commission meeting. The applicant had been asked to address
several areas of concern from the Planning Commission. The applicant has submitted revised
plans to try to address these concerns. However, grading policy exceptions are requested for the
sunken terrace which requires an 8' cut where 4' is allowed; the new location for the detached
garage requires an 8' cut where 4' is allowed; and a small portion of the expanded lightwell on
the south side requires a overall cut of 18'6" (10' cut for basement and 8'6" for house where 8'
is allowed) with a 20' high retaining wall. Staff recommends that the expanded lightwell on the
south side is reduced to the minimum needed per building code.
Planning Commission Minutes Approved 10/02/2008
September 4, 2008
Page 3
Commissioner Abraham asked if the proposed placement of the solar panels was the most
efficient location on the roof.
Shad Shakralla, project manager, explained that a solar energy expert had not yet been consulted
regarding placement of the panels and wanted to keep the final placement of the solar panels
flexible.
Chairman Harpootlian asked if a pathway in -lieu fee was being requested.
Nicole Horvitz explained that the pathway along Eshner Court was required to be restored to a
type II B pathway.
Anthony Matisi, architect, in response to staff's recommendation to reduce the rear lightwell,
proposed a revised plan with the minimum width needed for the lightwell and an expanded area
for the stairway to function as a better exit.
Shad Shakralla, project manager, said the stairway would provide an easier egress from the
basement than a ladder.
OPENED PUBLIC HEARING
Nobuko Cleary, Silent Hills Lane, expressed concerned over the proposed removal of the
heritage oak tree and wanted further redesign of the project to save the tree. She requested
adequate landscape screening to be planted to provide privacy from the new residence. She
asked for minimal neighborhood disruptions during the construction period.
Rebecca -Sen Chan, Julietta Lane, stated that her property was adjacent to the project site and felt
the heritage oak tree proposed for removal provided screening and should be preserved. She
requested consideration of mature landscape screening installation prior to construction to
mitigate the impact on privacy created by the new house.
Shad Shakralla, project manager, said that the applicants are also concerned with privacy and
would plan and install landscape screening accordingly. As a project manager, he values a clean,
well-maintained jobsite and will work with the neighbors on Eshner Court to be considerate of
their concerns over construction issues.
CLOSED PUBLIC HEARING
Commissioner Abraham felt the oak tree proposed for removal was not a healthy tree. Moving
the house downhill created a better environment for the healthy oak trees uphill. Relocating the
garage and rotating it had satisfied his concerns over the location on the site. He concurred with
staff on the lightwells being restricted to the minimum required.
Commissioner Cottrell thought the applicant had followed the suggestions of the Planning
Commission. The oak tree in question did not appear that it would survive construction of the
new residence. The expanded lightwell with the stairway would provide for an easier exit during
Planning Commission Minutes Approved 10/02/2008
September 4, 2008
Page 4
an emergency than a ladder and the relocation of the detached garage approved the appearance of
the house. He supported the project including the stairway access for the three lightwells.
Commissioner Clow felt that a good job had been done in addressing the Planning Commission's
concerns but he was not in favor of changing the lightwell recommendation. He regretted the
loss of the existing oak tree. He would be supportive of relocation of the solar panels to the
south side of the roof if the applicant wanted to move them.
Commissioner Collins felt that new homes should be designed around heritage oak trees to
preserve them and unfavorably views the trend of removing heritage oak trees. She suggested
that a professional arborist's recommendation should be used in the health assessment of oak
trees. She supported the applicant's revised lightwell design.
Chairman Harpootlian liked the resubmitted design. He accepted the arborist's report regarding
the oak tree's removal. He wanted the height of the revised lightwell plan to be mitigated by
terracing the retaining wall.
MOTION SECONDED AND PASSED: Motion made by Commissioner Cottrell and seconded
by Commissioner Abraham to approve the requested site development permit and grading policy
exceptions subject to the conditions of approval in Attachment One; including upon expert
advice, relocation of the solar panels to the most efficient roof location and to require the
landscape screening plan to be reviewed by the Planning Commission.
AYES: Commissioners Collins, Clow, Cottrell, Abraham and Chairman Harpootlian
NOES: none
Commission Clow asked what the extent of the grading exception was considering the change in
the lightwell design and what kind of precedent was being created.
Debbie Pedro, Planning Director answered that this was the first time this new design idea had
been seen using a retaining wall for a lightwell coupled with an 8' cut for a house. Staff s
recommendation is for lightwells to meet the minimum requirement.
Anthony Matisi, architect, explained that the retaining wall slants up from a height of
approximately 8' at the front to approximately 18' at the back.
Commissioner Clow noted that this grading exception would allow nearly twice the cut ever
granted by the Planning Commission.
Discussion ensued with ideas presented concerning the design of the lightwells.
Commissioner Cottrell suggested that the applicant work with staff to come up with a plan for
the lightwells that made sense.
Commissioner Clow felt that either staff's recommended minimized lightwells should be
required or a solution found by working with staff that is within the Town's ordinances but not
an 18' cut.
Planning Commission Minutes Approved 10/02/2008
September 4, 2008
Page 5
Debbie Pedro suggested that staff was willing to work with the applicant to develop a reasonable
solution. Staff would bring this part of the project back to the Planning Commission if needed.
MOTION MADE, AMENDED, SECONDED AND PASSED: Motion made by Commissioner
Cottrell and seconded by Commissioner Abraham to direct the applicant to work with staff to
develop a solution for the lightwell that meets the Town's requirements not to exceed a
maximum cut of 12' or a maximum I 2'retaining wall and returned to Planning Commission only
if necessary.
AYES: Commissioners Collins, Clow, Cottrell, Abraham and Chairman Harpootlian
NOES: none
This item is subject to a 22 day appeal period and will be forwarded to a future meeting of the
City Council.
3.3 LANDS OF EPISCOPAL LAYMAN'S GROUP OF LOS ALTOS
(APPLICANT: AT&T WIRELESS), 26410 Duval Way, File #139 -08 -CUP -IS -
ND; A Site Development Permit and Conditional Use Permit for a wireless
communications facility consisting of six (6) panel antennas mounted to a 65' tree
pole and a (14'L x 22'W x 7'H) ground equipment shelter at the church property.
CEQA status -Initial Study/Mitigated Negative Declaration (staff -Brian Froelich)
(CONTINUED TO A FUTURE PLANNING COMMISSION MEETING).
3.4 LANDS OF EBEID, 28160 Story Hill Lane, File #140-08-ZP-SD-GD; A request
for a Site Development Permit for a 5,166 square foot two-story residence with a
1,000 square foot basement. The proposal includes removal of one 18" heritage
oak tree and a request for a Grading Policy Exception for the driveway and rear
yard patio area with maximum cuts of up to 8 feet where 4 feet is the maximum
allowed. CEQA Review: Categorical Exemption per Section 15303(a) (staff -
Brian Froelich).
Planning Commission Ex Parte Contacts Policy Disclosure: Commissioner Abraham and
Chairman Harpootlian visited the site and met with neighbor Meredith Warshaw of Via Ventana
Way. Commissioners Clow, Collins and Cottrell had visited the site.
Brian Froelich presented the staff report for the new residence and grading policy exception for
the formerly Town owned 1.8 acre property on Story Hill Lane. The site has a 98 percent road
frontage. The design for the two-story home utilizes a section of the height ordinance that allows
increased height with increased setbacks. The proposed 60' front and 45' side and rear setback
would correspond to a 32' tall new residence with 5,166 square feet floor area. One 18" heritage
oak tree is proposed for removal. The grading policy exceptions include an area along the
driveway for ease of entry from Story Hill Lane and in the rear yard to create a usable outdoor
space. The Pathways Committee recommendation is for installation of a pathway on the west
side of Page Mill Road to connect Story Hill Lane to Matadero Creek Lane. A neighbor on Via
Ventana Way had submitted a letter to express their concerns over views, privacy and property
values.
TOWN OF LOS ALTOS HILLS September 4, 2008
Staff Report to the Planning Commission
RE: A SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE WITH A
BASEMENT AND DETACHED GARAGE. LANDS OF ROELANDTS; 26401
ESHNER COURT (FILE #255-07-ZP-SD-GD) (CONTINUED FROM JULY 17,
2008)
FROM: Nicole Horvitz, Assistant Planner Ae
APPROVED BY: Debbie Pedro, AICP, Planning Director -�R
RECOMMENDATION: That the Planning Commission:
Approve the requested site development permit for the new residence and Grading Policy
exceptions, subject to conditions of approval in Attachment 1.
BACKGROUND
This site development application for a new residence, basement, detached garage and
Grading Policy exception was continued from the Planning Commission hearing on July
17, 2008 to allow the applicants the opportunity to address the following comments from
the Commission:
■ Move the residence forward to preserve/protect the heritage oak trees at
the rear of the property.
■ Reduce the amount of grading by reducing the size of the lightwells to the
minimum required.
■ Relocate the detached garage to preserve the two (2) heritage oak trees at
the south east corner of the residence.
■ Location of the solar panels.
Draft minutes from the July 17, 2008 Planning Commission meeting is included in this
staff report as attachment 3.
DISCUSSION
In response to the comments from the Planning Commission, the applicants have revised
the plans to include the following:
■ Move the residence forward to preserve/protect the heritage oak trees at the rear
of the property.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 2 of 13
The applicant moved the new residence an additional 8'2" away from the rear
property line in order to minimize the impact of construction on the heritage oak trees
behind the house
■ Reduce the amount of grading by reducing the size of the lightwells to the
minimum required
The applicant has eliminated almost the entire rear lightwell except for the minimum
needed (3' wide x 8' long) for natural light and ventilation per the building code. The
lightwell on the north side of the residence has now been relocated to the south side
and the width of the lightwell has been reduce3d from 11' to 9'. However, the
applicant is still proposing a 10'cut for the basement and an additional 8'6" cut for the
house. The total proposed cut is 18'6" with a 20' retaining wall.
■ Relocate the detached garage in order to preserve the two (2) heritage oak trees
at the southeast corner of the residence
The Commission directed the applicant to relocate the detached garage in order to
preserve two (2) heritage oak trees along the front of the residence. The applicant has
reversed the floor plan of the house and relocated the detached garage to the north
side of the residence. In addition, the garage has been rotated to minimize the
appearance of a three story building as viewed from Eshner Court.
With the relocation of the detached the garage, one of the two heritage oak trees will
remain. However, because the main residence was moved 8'2" forward to preserve
the trees along the back of the house, tree #10, a 15.3" heritage oak, is proposed to be
removed to accommodate a terrace outside of the living room at the southeast side of
the residence. Pursuant to Section 12-2.306 of the Municipal Code, staff recommends
replacement of the one (1) heritage oak tree with three (3) 48" box oaks. (Condition
of approval 4)
■ Location of the solar panels
The Commission was concerned that the proposed placement of the roof mounted
solar panels wouldn't effectively gain the maximum benefit of the facility. The
applicant has revised the location of the solar panels which now run along the length
of the western side of the roof.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 3 of 13
Gradiniz Policv Exception
With the redesign of the residence and detached garage, the applicant is requesting three
grading policy exceptions.
1. Rear Terrace
The applicant has removed the originally proposed lightwell which extended along the
rear of the residence and replaced it with a sunken terrace that ranges from 5'10" to 8' in
width. The terrace covers approximately 520 sq ft of area and requires a cut of up to 8'
where 4' is the maximum allowed for decks, yards, and other areas. The additional
grading will provide an outdoor living area along the side and rear of the house that is
generally not visible from off site.
- Area of Grading Policy exception
2. Detached Garage
The Commission directed the applicant to relocate the detached garage from the south
side of the property to the north side inorder to preserve the heritage oak trees. The
location of the new garage requires a Grading Policy exception for up to 8' where 4' is
the maximum allowed for accessory structures.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 4 of 13
if f-------7-71
DASDA!NT FLAN 1 DETACHED GARAGE PLAN %;V-
OLTACt[D WAGE FLOOR AAG1 - 730 SF. (SHOWN SHADFD} --
3. Expanded Lightwell
A
IM - Area of Grading Policy exception
The expanded lightwell that was located on the northern side of the residence has now
been relocated to the southern side of the residence. The Commission directed the
applicant to reduce the size of the lightwells to the minimum needed. The original plans
had this lightwell. as 11' wide, the applicant has reduced it to 9' wide. However, the
lightwell still requires a 10'cut for the basement and an additional 8'6" cut for the house.
The Town's Grading Policy allows up to 8' of cut for the house excluding basements.
The combined total of cut needed to accommodate the expanded lightwell is up to 18'6".
The retaining wall extends above natural grade and will be 20' tall at its highest point.
Therefore staff recommends condition of approval #6 requiring the lightwell to be the
minimum size need per Section 1026.5.1 of the California Building Code.
- Area of Grading Policy exception
.i
20 6 J
0.
Section though expanded lightwell
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 5 of 13
CEQA STATUS
The project is categorically exempt under CEQA per Section 15303 (a)
ATTACHMENTS
1. Revised recommend conditions of approval
2. Staff report and attachments from the July 18, 2008 Planning Commission meeting
3. Draft minutes from the July 18, 2008 Planning Commission meeting
4. Revised comments from Cotton, Shires & Associates, Inc. dated August 7, 2008
5. Revised comments from the Fire Department dated August 6, 2008
6. Revised comments from Environmental Design and Protection Committee dated
August 8, 2008
7. Revised arborist report dated August 15, 2008
8. Worksheet 42
9. Development plans: site, grading & drainage, floor, MDA & MFA breakdowns, roof
plan, elevation, and building sections
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 6 of 13
ATTACHMENT 1
REVISED RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR A NEW RESIDENCE WITH A BASEMENT
LANDS OF ROELANDTS, 26401 ESHNER COURT
File # 255-07-ZP-SD-GD
A. 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 (META) and California Department of
Fish and Game Code Section 3500 et seq unless a nesting bird survey is first
conducted and there is a determination that there are no active nests within the
tree.
3. After completion of rough framing or at least six (6) months prior to
scheduling a final inspection, the applicant shall submit landscape
screening and erosion control plans for review by the Site Development
Committee. The application for landscape screening and erosion control
shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Attention shall be given to plantings
which will be adequate to break up the view of the new residence from
surrounding properties and streets. All landscaping required for screening
purposes and for erosion control (as determined by the City Engineer)
must be installed prior to final inspection of the new residence.
4. The applicant shall replace the one (1) heritage oak tree to be
removed with three (3) - 48" box oaks prior to final inspection.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 7 of 13
5. The applicant shall follow the arborist reports dated October 19, 2007
and revised on July 7, 2008, February 6, 2008 and August 15, 2008
with tree protection measures for the heritage oak trees located on the
property. The applicant shall submit a report from a certified arborist
regarding the health of the trees and that the tree protection measures
suggested by the arborist were followed during the construction, prior
to final inspection of the new residence.
6. The applicant shall reduce the size of the expanded lightwell on the
south side of the residence to the minimum needed per Section
1026.5.1 of the California Building Code.
7. 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.
8. Prior to beginning any grading operation, all significant trees, particularly
the heritage oak trees, are to be fenced at the drip line. The fencing shall be
of a material and structure (chain-link) to clearly delineate the drip line.
Town staff must inspect the fencing and the trees to be fenced prior to
commencement of grading. The property owner shall call for said
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.
9. Prior to requesting the foundation inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the location of the new residence and roof eaves are no less than 52'
from the front property line and 39' from the side and rear property
lines." and "the location of the detached garage and roof eaves are no less
then 30' from the side property line and 40' from the front property line ".
The elevation of the new residence shall be similarly certified in writing to
state that "the elevation of the new residence and detached garage
matches the elevation and location shown on the Site Development plan."
The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to requesting a foundation inspection.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 8 of 13
10. Prior to requesting the final framing inspection, a registered civil
engineer or licensed land surveyor shall certify in writing and state that
"the height of the new residence complies with the 29'0" maximum
structure height, measured as the vertical distance at any point from the
bottom of the crawl space or basement ceiling if excavated below natural
grade, to the highest part of the structure directly above (including roof
materials)." The overall structure height shall be similarly certified in
writing and state that "all points of the building (including chimneys and
appurtenances) lie within a thirty-five (35 ) foot horizontal band based,
measured from the lowest visible natural or finished grade topographical
elevation of the structure along the building line and the highest
topographical elevation of the roof of the structure." The applicant shall
submit the stamped and signed letter(s) to the Planning Department
prior to requesting a final framing inspection.
11. No fencing or gates are approved. Any new fencing or gates shall require
review and approval by the Planning Department prior to installation.
12. Outdoor lighting is approved as shown on sheet A2.1.There shall be one
light per door or two for double doors. No lighting may be placed within
setbacks except two entry or driveway lights. Light fixtures shall have
frosted glass or be downlights. Any additional outdoor lighting shall be
approved by the Planning Department prior to installation.
13. Skylights, if utilized, shall be designed and constructed to reduce emitted
light (tinted or colored glass, or other material). No lighting may. be placed
within skylight wells.
14. Fire retardant roofing (Class A) is required for all new construction.
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.
ENGINEERING DEPARTMENT:
16. As recommended by Cotton, Shires & Associates, Inc., in their report
dated August 7, 2008, the applicant shall comply with the following:
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 9 of 13
a. Grading, Drainage, and Landslide Mitigation Plan- a revised
grading, drainage, and landslide mitigation plan shall be prepared
depicting corrective grading of the small dormant landslide and the
relocation of surface and subsurface drainage dissipation structures
at least 30 feet away from the mapped old landslide, as
recommended by the project Geotechnical consultant.
Appropriate documentation to address the above item shall be
submitted to the Town, for review by the Town Engineer, prior to
acceptance of plans for building plan check.
b. Geotechnical Plan Review — The geotechnical consultant and
engineering geologist shall review and approve all geologic and
geotechnical aspects of all final 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.
The results of the plan review shall be summarized by the
geotechnical consultant and engineering geologist in letters and
submitted to the Town Engineer for review prior to acceptance of
plans for building plan check.
C. Geotechnical Field Inspection — The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface
and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and
concrete. Due to the large excavation for the proposed basement,
the project engineering geologist shall observe the excavation
during construction to identify any previously unanticipated
conditions and provide appropriate supplemental
recommendations, as necessary.
The results of these inspections and the as -built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town. Engineer for review prior to final
inspection.
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 10 of 13
For further details on the above geotechnical requirements, please refer to
the letter from Cotton, Shires & Associates, Inc., dated August 7, 2008.
17. Peak discharge at 26401 Eshner Court, as a result of Site Development
Permit 255-07, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year return period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (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. Prior to
final inspection, a letter shall be submitted from the project engineer
stating that the detention storage design improvements were installed as
shown on the approved plans and in accordance with their
recommendations.
18. 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.
19. 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.
20. 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
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 11 of 13
native soil disturbed shall be protected for erosion control during the rainy
season and shall be replanted prior to final inspection.
21. 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 Eshner Court 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 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.
22. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance of plans for building plan check.
23. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer, prior
to final inspection.
24. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A sewer hook up permit shall be required
by the Town's Public Works Department prior to acceptance of plans for
building plan check. An encroachment permit shall be required for all
work proposed within the public right of way prior to start work.
25. The property owner shall restore the existing road side pathway to type 2B
standards prior to final approval.
C. FIRE DEPARTMENT:
26. 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
Staff Report to the Planning Commission
Lands of Roelandts
26401 Eshner Court
September 4, 2008
Page 12 of 13
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 fmal inspection and occupancy
of the new residence.
27. The applicant shall provide an access driveway with a paved all weather
surface, a minimum unobstructed width of 14', vertical clearance of 13'6",
minimum circulating turning radius of 36' outside and 23' inside, and a
maximum slope of 15%.
CONDITION NUMBERS 15, 16, a, b, 17, 20, 21, 22, and 24 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 22 days of the date of this
notice. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after September 27,
2008 provided the applicant has completed all conditions of approval required prior to
acceptance of plans for building plan check.
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
September 4, 2009). 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.
Environmenta, design and Protection CommittwzECEIVE® Attachment 3
NOV 0 8 2010
LANDSCAPE/HARDSCAPE
TOWN OF LOS ALTOS HILLS
Reviewed by: ! Date i (C 06 (0. 10
Applicant
Name
Address 2-6- 4-0 1 s i�yi �✓ .
Site impact/lighting/noise:
�-, I N V--3 K— LIS I IV c-) V "
Creeks, drainage, easements:
Existing Vegetation:
Significant issues/comments:
'ltd