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Home My WebLink About6.2 ' TOWN OF Los ALTOS HILLS July 12, 1995 Staff Report to the Planning Commission RE: CONDITIONS, OF APPROVAL RE: LANDSCAPING, COLORS, REQUIRED CERTIFICATIONS, AND OUTDOOR LIGHTING FROM: Curtis Williams,Planning Director RECOMMENDATION That the Planning Commission: Provide direction, if any,regarding language of the conditions of approval. BACKGROUND Staff typically includes a number of recommended conditions of approval with each project reviewed by the Commission and Council. Some are also standard conditions which apply to Site Development Committee and staff approvals. The Planning Director has reviewed the;standard conditions and is proposing several changes to the current language. DISCUSSION • Attached are revised conditions of approval related to landscaping and landscape maintenance; paint colors; certification of setbacks, elevations, and height; and outdoor lighting. Staff feels that these conditions needed revision to better reflect Code requirements, Council policy, or actual practice. Changes are denoted by strikethru for deletions to current standard language, and bold for added language. The changes include: 1. Landscaping - Requires that landscape for screening purposes or for erosion control be installed prior to final inspection and occupancy, rather than just posting a bond to complete the work after occupancy. This is a very important means to ensure that landscaping is planted in a timely manner, as final inspection and occupancy provide a substantial incentive for the property owner. Part (b) also allows staff to require additional landscaping at the time of Planning's final inspection. 2. Landscape Maintenance - Rather than requiring a one year landscape maintenance bond for a nominal amount, this condition is revised to require a two-year bond for all landscaping required for screening purposes or for erosion control. The bond must be posted prior to final inspection/occupancy and wouldbe set in an amount equal to the cost of materials and installation for those items. One-half of the deposit could be refunded after one year, with the remainder to be refunded after two years Planning Commission: July 12, 1995 Conditions of pproval I Page 2 I of adequate mainten nce. This will be a more meaningful incentive for the property owner to maintain landscaping and better reflects reality that it takes two years forost significant vegetation to become established. 3. Paint Colors - This condition has been revised to reflect the Council's recent policy adoption regarding the color board and reflectivity values, and assures that painting per approved colors occurs prior to final inspection. . 4. Building/Grading Certifications - The suggested condition requires that certification of setbalks and elevations occur ;not later than the time of foundation inspections, and that height certifications be submitted not later thn the time of framing inspections. The current language requires those certifications only prior to final inspection, which is in reality too late to change setbacks and height if there is an error, without substantial time andicost expense. It still remains the responsibility of the applicant to provide those certi ications by qualified professionals. 5. Outdoor Lighting- This condition has been changed only to require that, if building plans aro to show electrical installation to support new lighting, then the lighting specifications must be submitted and approved by the Panning Department prior to plan check. Staff occasionally finds situations where electrical lines are going int the ground, anticipating lighting but no lighting has been approved. The above revised conditions have been incorporated into conditions of approval for items on this Commission agenda, as applicable. Staff feels that the revisions will better assure implemen ation • of approved plans and consistency with Code requirements. I Staff is available to respond to questions from the Commission and the community. ATTACHMENT: 1. Conditions of Approval /pccondapps.rep Planning Commission: July 12, 1995 Conditions of Approval Page 3 r ATTACHMENT 1 TOWN OF LOS ALTOS HILLS CONDITIONS OF APPROVAL • Landscaping a. Subsequentto framing and/or grading and/or installation of hardscape, a landscape planting plan shall be reviewed by the Site Development Committee. Particular attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties. • . - - -- ' _ _ _ . _ - . - - . - - -- -- - - - . . . All landscaping required for screening purposes or for erosion control must be installed prior to final inspection. Outdoor lighting shall be reviewed and approved with the landscape plan. - b. Additional landscaping may be required. Staff will visit the site prior to final inspection to determine if any additional plantings will be needed to screen the new addition or to restore areas disturbed by grading or construction. Landscape Maintenance A$ landscape maintenance deposit, equal to the cost of materials and installation for all landscaping required for screening purposes or for erosion control,shall be posted prior to final inspection. P -: -' -: : . - _ . _ •- . _ .. ' - - _ - . . An inspection ofithe landscape to ensure adequate establishment and maintenance shall be made cix months one year after the installation. Fifty percent(50%) of the bond shall be returned following the date of the inspection, if maintenance is adequate. The remainder will be released one year later two years after installation if the plantings remain viable. Painting Paint colors shall be chosen by the applicant and approved by staff in conformance with the Town's adopted color board, and shall exhibit a light reflectivity value of 50 or less. Roofs shall use materials which have a light reflectivity value of 40 or less. White trim area should be minimized, particularly on large surfaces such as doors, columns,railings, and trellises. A color sample shall be submitted to the Planning Department for approval prior to painting of the exterior of the residence. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection. • Planning Commission: July 12, 1995 • Conditions of Approval Page 4 Building Certification At the time of foundation inspection for a building and prior to final inspection fo> grading andardscape improvements;tThe location, and elevation ani-keight of the I ew residence, decking, driveway and pool shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location, and elevation . - : •'•':- . : : : . -: - . - - Town-and-shown on the approved Site Development plan. At the time of framing inspection for a bwilding and prior to final inspection for grading and hardscape improvements, thee height of the building'or other structures shall be similarly certified as beijg at the height shown on the approved Site Development plan. • - - . . '. - . . - _ - - . - - . .. - prior to final inspection. j Outdoor Lighting Any additional outdoor lighting not shown on the plans requires approval by the Planning Department prior o installation. Lighting specifications shall be submitted for Planning Department approval prior to acceptance of plans for building plan 1icheck, if such plans will indicate electrical installation to support new lighting. Lighting shall be down shielded, low wattage, and shall not encroach or reflect on adjacent properties. The souirce of thelighting shall not be visible from off the site. No lighting may be placed within setbacks except for two driveway or entry lights. •