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TOWN OF LOS ALTOS HILLS August 9, 1995
Staff Report to the Planning Commission'
RE: REQUEST FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE
PLAN AND FENCING;LANDS OF KIM; 12005 FINN LANE.
FROM Susan Manca,Planner
APPROVED BY: Curtis S.Williams,Planning Dire
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development permit,subject to the recommended
conditions.
BACKGROUND:
The Planning Commission reviewed the applicant's proposal for a landscape
plan on July 26, 1995. There were a number of concerns and recommendations
from the Planning Commission and neighbors. The Planning Commission
continued these items to allow the applicantan opportunity toredesign the plans
to address the following Planning Commission concerns:
1. Revise the types of trees to utilize vegetation that,at maturity,will not
exceed the height of the roof ridgeline of the,residence to avoid blocking
the neighbors views.
The applicant has chosen a variety oftrees that will not exceed the
height of the roofline of the house,and called out the height and spread
of the trees on the plant key (see sheet 2 of the landscape plans). The
olive trees previously placed along the southern property line have been
placed along lower contours on the property;to ensure that they will not
block the neighbors'views at maturity. The redwood tree that was
proposed on the property to screen the utility pole has been deleted
from the plan.
2. Reduce the number of trees to avoid a"walled appearance" of the
property.
The number oftrees proposed on,the property has been reduced by
approximately 25%. The trees previously proposed next to the residence
have been replaced with large bushes to mitigate the view of the
residence from offsite:,
Planning Commission .
August 9, 1995
Lands of Kim
Page 2
3. Shrubs located alon: the perimeter of the property should be limited to
vegetation which w' 1 not exceed 6 feet in height at maturity.
The plantings along the perimeter of the property have been changed to
drought tolerant sh bs which will not grow higher than 6 feet at
maturity.
4. Relocate the fence in the rear of the property to be outside of the public
utility easement.
The fence along the 'ear property line has been relocated out of the
public utility easem•nt and the height has been raised to 5.5 feet,which
meets Zoning Code .ection 10-1.504 on height restrictions for fences
along roadways.
5. Relocate the front fe ce and gate out of the slope easement.
The fe ce along the ront of the property has been located out of the
slope easement and he height of the fence has been increased to 6 feet,
which meets Zoning Code Section 10-1.504. ,
6. Coordirliate with the I•eighbor at 12001 Finn Lane to have consistent
plantings along the s i ared property line.
The applicant has worked with the neighbor to have consistent
plantings along the hared property lines. Both the Kim's and the
neighbors,the Dru m's,will include olive trees and myoporum trees
along the common p operty line.
7. Berming should not •e utilized in the rear porti n of the property.
No berming-is propo.ed on the property. The applicant has included 2
live oaks,and 19,5-g:lion shrubs alongthe rear of the property to help
mitigate the view of he residence from La Loma, as recommended by
the Environmental Design Committee. .
8. Reduce the amount of lighting on the property. Lighting should be no
greater than 18 inches off the ground,shielded,low wattage, and used .
only for safety and access.
The lighting on the p operty has been reduced from a total of 16 to 9
pathway lights. Theathway lights the applicant proposes to utilize
i.
(see attachment 4) ar 1,8 inches in height and are downshielded.
.
Planning Commission
August 9, 1995 . .
Lands of Kim
Page 3
9. Pillar lights should be downshielded. .
The pillar lights.:have:been changed to recessed lightingwithin the cap
of the pillar along the front.and side facing the entrance. The lighting
will be beveled downward to ensure that the light is directed downward
only.
The applicant appears to have complied with the Planning Commission
recommendations for plantings on the property. The number of plants has been
reduced on the site and the sizes and placement of trees,have been limited to
avoid the blockage of views for the neighbors.
The proposed lighting on the property has been reduced significantly. The
original proposal showed 22 lights,including the 2 pillar lights along the front
gates,4 steplights, and 16 pathway lights. The number of pathway lights have
been reduced to 9 and the lights which had been located within the stairs along
the rear of the house have been eliminated. The lantern lights on the pillar have
been changed to lights which will be downshielded and will provide minimal
lighting to the entrance of the property. The applicant proposes a total of 11
lights with the landscape plan.
Staff is meeting with the Environmental Design Committee in September to
discuss the street trees along La Loma and Prospect to be located within the right
of ways. A condition has been included;requiring that the street trees be planted
or that a bond be posted for the plantings before occupancy (condition#4).
The status of the public utility easement has not yet been determined by staff. If
it is determined that the easement can be removed from the property, the
property owners will be notified that trees may be planted within the 10 feet
from the rear property line. The applicant has shown ground cover and bushes
within the public utility easement. At this time,ground cover and bushes are
allowed in public utility easements,but trees may not be planted to allow for
access into the easement.
Staff is available to answer anyuestions from the Commission or any member
q
of the community.
Planning Commission
August 9, 1995
Lands of Ki
Page 4
ATTACHMENTS:
1. Recommended Con•'tions of Approval for Site Development Permit;
2. Previdus staff repor ,dated July 26,1995;
3. Letter from Kay Sm.ll,landscape architect,dated August 1, 1995;
4. Light detailing;
5. Development plans
cc: Kenneth and I ' sten Kim ' Agent: Kay Small
14260 Berry '11 Court ' 171 N. Balsamina Way
Los Altos ' s,CA 94022 Portola Valley,CA 94028
' Planning Commission
August 9, 1995
Lands of Kim
Page 5
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
LANDSCAPE PLAN AND FENCING
IQM- 12005 FINN LANE
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be
approved by.the Planning Director or the Planning Commission,
depending on the scope of the changes.
2. Lighting is approved as shown on the site plans. No lighting may
be placed within setbacks except two entry or driveway lights.
Lighting shall be down shielded,low wattage and the source shall
not be visible from off the site. Any changes to the lighting plan
require approval by the Planning Department prior to installation.
3. Required landscape screening shall be installed prior to final
inspection. A landscape maintenance deposit,equal to the cost of
materials and installation for all landscaping required for screening
purposes,shall be posted prior to final inspection. An inspection of
the landscape to ensure adequate establishment and maintenance
shall be made 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 two years
after installation,.if the plantings remain viable.
4. Street trees of a type and size to be determined by the staff,with
input from the Environmental Design Committee,shall be planted
prior to receiving an occupancy permit. If no determination
regarding street trees has been made by the time of final inspection,
the applicant shall include in the landscape bond,the approximate
cost ofpurchasingand installing 2-24"box trees along the La
Loma Drive frontage, and shall install such trees not later than 6
months after final inspection and occupancy.
5. No plantings or irrigation shall be placed closer than 5 feet to the
pathways along La Loma Drive or Finn Lane.
•
Planning Commission
August 9, 1995
Lands of Kim
Page 6
B. ENGINEERING DE ARTMENT:
6. The property owner shall inform the Town ofany damage and
shall repair a y damage caused by the.construction of the project to
pathways,pr vate driveways,public an,c1 private roadways prior to
final inspectin and release of occupancy permits and shall provide
the Town wit photographs of the existing conditions of the
roadways an pathways prior to submittal to plans for building
Oancheck.
7. Any; and all, anges to the existing grading and drainage plan
shall first be .pproved by the Town Engineering Department. No
grading shall take place during the grading moratorium between
November 1 .nd April 1 except with prior approval from the City
Engineer. N. grading shall take place within 10 feet of any
property line.
8. Any, and all, .reas on the project site that have had the native
material dis rbed shall be protected for erosion control during the
rainy season .nd shall be replanted prior to final project approval.
9. The swale alo g La Loma Drive shall be regraded so that there is
jositive flow ,rior to final project approval.
10. Any,and all, amage to the pathway along La Loma Drive shall be
repaired prior to final project approval.
11. Upon comple;on of construction,a final inspection shall be set
with the Pla 'ng Department and Engineering Department at least
two weeks pr for to final building inspection approval.
" Planning Commission
August 9, 1995
Lands of Kim
Page 7
CONDITION NUMBER 6 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. ALL OTHER CONDITIONS MUST BE
SATISFIED PRIOR TO FINAL INSPECTION.
NOTE: The Site Development permit is valid for one year from the approval
date (until August 9, 1996). 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.
TOWN OF LOS ALTO HILLS July 26, 1995
Staff Report tothe Planning ommission
RE: RE JEST FOR SI TE DEVELOPMENT PERMIT FOR A LANDSCAPE
PLAN AND FEN 4 ENG;LANDS OF KIM; 12005 FINN LANE.
FROM: Susan Manca,Pla er(57-0
APPROVED BY: Curtis S Williams,Planning Direc
RECOMMENDATION Tha the Planning Commission:
Approve the r quested Site n evelopment Permit,subject to the recommended
conditions.
BACKGROUND:
The Planning Commission reviewed the applicant's proposal for a new residence and
pool on July 271, 1994. At that time,a condition was added requiring that the
landscape plan be returned to the'Commission for review.
CODE REQUIREMENTS
Landscape plan ting plans are a condition of approval for most new houses and-major
additions/remodels within the Town. Generally,the sections of Zoning Code
utilized to evaluate landscape plans involve lighting,fencing, and development area.
Site Development Code Section 10-2 Article 8 discusses the criteria for review of
landscape plans. This includes adequate screening of structures,mitigating for noise,
erosion control and protecting views. The Code states that the amount of
landscaping required should be the minimum amount needed in order to mitigate
the development from offsite.
DISCUSSION:
Site Data:
Net Lot Area: 1.01 acres
Average Slope: 10.3%
Lot Unit 1 actor: 1.0
Floor Area and Development Area: .
Area Max. Prop. Exist. Incrs. Left
Devel. 14,888 11,566 5,984 5,582 3,322
Floor 5,985 0 5,984 0 1
I
'Planning Commission
July 26, 1995
Lands of Kim I
Page 2
The applicant requests approval of a Site Development Permit for a landscape plan
which includes numerous plantings as well'as lighting and fences. The pool is not
proposed to be constructed at this time;the approved site development permit for
the pool will expire on July 27, 1995,but may.be extended by the Planning Director
upon written request by the applicant.
The applicant proposes the addition of a stepping stone walkway.along the southern
portion.of the residence and a decomposed'granite walkway around the rear lawn
area. These are not calculated as development area as specified in the Zoning Code
Section 10-1.502(b). Two concrete patios are proposed to be located in the rear
portion of the house and an 8 foot wide stone walkway is proposed to extend from
the circular section of driveway to the front,entrance of the residence. These
improvements are included in the hardscape calculation shown on Worksheet#2 (see
Attachment#2). a
Landscaping
The applicant proposes to plantnumerous.trees and shrubs along the north and
southeast property lines to screen the property from the neighboring residences.
Staff recommends that the majority of these perimeter trees and shrubs be required
for screening. There are a number of shrub proposed close.to the residence to
mitigate for any views of the house from offsite. Staff recommends that most of the
shrubs along thefront and rear of the house be required plantings. In addition,staff
recommends that additional trees and shrubs be planted along,but outside,the
western public utility easement to adequately screen the residence from La Loma
Drive. Condition.#5 has been added to requirethe additional plantings.
Lighting
The proposed lighting is shown on Sheet-1 of the plans. Zoning Code Section 10-
1.505 limits lighting within the front setback to 2 lights,1 located on each side of the
driveway entrance. Two driveway entry lights are proposed within the setbacks, 1
on each side of the driveway entrance. The remainder of the lighting is shown out of
the setbacks,located along pathways and the patios. There are a total of 16 border
lights proposed, and 4 in step lights along the stairway.
Fencing and Gates
A black chain link fence is proposed around the sides and rear portion of the
property. A 5 foot high wrought iron fence is proposed in the front area,with 2
pillars and gates at the entrance to the property. The proposed fence/gate heights
meet the requirements for heights as outlined in Zoning Code Section 10-1.504(d).
Planning Commission •
July 26, 1995
Lands of Kim
Page 3
There is a slope easement 10 cated in the front portion of the lot to allow the Town
access onto the property to aintain the integrity of the adjacent roadway. The
owners-have been made aw:re that a fence may only be constructed in this easement
with a letter of understand' g,which states that the Town may remove the fence,
gate,and pillars at the expe e'of the property owners at any time,in order to work
within the easement.
The fence along the west pr•perty line encloses the public utility easement located on
the property. There should •e a gate in the fence to allow access to the easement
area. Alternatively,the fen•e may also be relocated to the east for access to the
easement. Condition#12 h.s been added to require that access is made available to
the public utility easement ' the form of a gate into the rear yard or the relocation of
the fence 10 feet to the east.
The Environmental Design I ommittee has commented on the project and has a
number of recommendation.. The committee recommends that the chain link fence
be required to be black;the •dditional trees along La Loma should be Oaks;berming
along La Loma would help ' aintain privacy from the street; and the Wax Myrtle
hedge should lye replaced w th a native shrub,because the Wax Myrtle is not drought
tolerant. Staff has incorpora ed these into the conditions of approval.
Staff is available to answer ai y questions from the Commission or any member of the
community.
ATTACHMENTS:
1. Recommended Cond'tions of Approval for Site Development Permit;
2. Worksheet#2;
3. Development plans.
cc: Kenneth and C'rsten Kim Agent: Kay Small
1 260 Berry 1 Court • ' 171 N.'Balsamina Way
Los Altos Hills CA 94022 Portola Valley,CA 94028
•
' Planning Commission
July 26, 1995
Lands of Kim
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A
LANDSCAPE PLAN AND FENCING - -
KIM- 12005 FINN LANE
A. PLANNING DEPARTMENT:
1. - A revised landscape and fencing plan,reflecting these conditions of
approval, shall be submittedifor Planning Department approval prior to
acceptance of plans for building plan check.
•
2. Any changes ormodifications to the approved plans shall be approved
by the Planning Director or the Planning Commission, depending on
the scope of the changes.
3. Lighting is approved as shown on the site plans. No lighting may be
placed within setbacks except two entry or driveway.lights. Lighting
shall be down shielded,low wattage and.the source shall not be visible
from off the site. Any changes to the lighting plan require approval by
the Planning Department prior to.installation.
4. 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..An inspection of
the landscape to ensure adequate establishment and maintenance shall
be made 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 two years after installation,if
the plantings remain viable.
5. The applicants shall provide the Town with a signed Statement of
Understanding,prepared by.the Town,stating that the slope easement
along the front of the property allows the Town to gain access to
maintain the slope and that the Town may remove the proposed fence,
pillars, and gates at the expense of the applicant,in order to do work
within the easement.. =
6. The applicants shall include 2 additional 15 gallon oaks along the',.
western public utility easement boundary. In addition,6,5-gallon size
shrubs shall be planted in the same area,or.a berm shall be constructed,
to screen the new residence and maintain privacy,from La Loma Drive.
7. The chain link fence shall be black. .
Planning Commission
July 26, 1995
Lands of Kim
Page 5
B. ENGINEERING DEP TMENT:
8. ro erThe y o' ner shall inform the Town of anydamage and shall
repi P p tY � ama g
air any dam:ge caused by the construction of the project to
pathways,priv..to driveways,public and private roadways prior to
final inspection and release of occupancy permits and shall provide the
Town with pho ographs of the existing conditions of the roadways and
pathways prior o acceptance of plans for building plan check.
9. Any,and all, .nges to the existing grading and drainage plan shall
first be approve by the Town Engineering Department. No grading
shall take place uring the grading moratorium between November 1
and April 1 exc pt with priotapproval from the City Engineer. No
grading shall to e place within 10 feet of any property line.
10. Aiy, and all,ar as on the project site that have had the native material
disturbed'shall e protected for erosion control duringthe rainy season
and shall be rep anted prior to final project approval. .
11. The swale alon:La Loma Drive shall be regraded so that there is
pc sitive flow p ,or to final project approval.
12. : Any, arid all,da age to the pathway along La Loma Drive shall be
repaired prior to 'nal project approval.
13. The fence that is proposed along the westerly property line shall be
moved-easterly 0 feet,or a gate shall be included along the rear area,to
provide access to the public utility easement.
14. Upon completio of construction, a final inspection shall be set with the
Planning Depar• ent and Engineering Department at least two weeks
prior to final buil,ing•inspection approval.
CONDITION.NUMBER 1 A D 8 SHALL BE COMPLETED.AND SIGNED OFF
BY THE PL'ANNI-NG DIREC OR AND THE CITY ENGINEER PRIOR TO
ACCEPTANCE OF CONS UCTION PLANS FOR P NAN CHECK BY THE
BUILDING DEPARTMENT. ALL OTHER CONDITIONS MUST BE SATISFIED
PRIOR TO FINAL INSPEC ON.
NOTE: The Site Developmen u permit is valid for one year from the approval date
(until July 26, 1996). All requi ed building permits must be obtained within that year
and work on items not requif g a building permit shall be commenced within one
year and completed within tw• years
TUwVN OF LOS AL,OS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX (415) 941-316(1
PLANNING DEP
WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT,AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME ,6.m
PROPERTY ADDRESS
CALCULATED BY DATE
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions) a �>X
A. House and Garage (from Part B). 501 4 /
L
B. Decking •
C. Driveway and Parking 3 a5,3 ‘2,13(Measured 100' along centerline)
D. Patios and Walkways �.� a 8' 1 cvt
E. Tennis Court
F. Pool and Decking
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS 4 _ 1,0(0
Maximum Development Area Allowed - MDA (from Worksheet #1) /4 .s/X
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
d. Garage .
B. Accessory Buildings
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS
6; 9/V4
Maximum Floor Area Allowed - MFA (from Worksheet #1)
TOWN USE ONLYCHECKED BY y_~ DATE
LRL: MAC HD/ORICINALS/PLA NINC/Worksheet N2
Revised 12/09/91
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August 1,:1995 _ F t r ,
MEMORAND I-M TO THE PLANNING DEPARTMENT,
• ... _ TOWN OF LOS ALTOS HII I S: . . • - .•. }
RE. KIM PLAN REVISION PER YOUR MEMO,OF'7/27/95. t
TO: CURTIS WILLIAMS,PLANNING DIRECTOR.
SUSAN N]ANCA,PLANNER - • >
Below please find detailed the changes we discussed in.your office this'afternoon.I hope :•
- - that these will comply with the wishes of the Planning Commission as-expressed in your
memo. '
1.Tree heights and locations: Please refer to.theplant keyfor tree height and spread,no
`- - - tree.should exceed the house.ridge line.- _
The total number of proposed trees has been reduced by 257°7; Two live,oaks.,15 Gal , y
• have been added to the western public utility easement boundary as required. The o_ live r
trees planned for the south and southeast part of the property have been-reduced in quantity: '
and lowered approximately ,5.f eet in elevation from the originally proposed site:-The
• -choice and location of the trees along the Kim-Drumm boundary line has been coordinated :•,..- ,-....:,-...-,...,,,,k::,, ,:.-,..,,
with the Drumm s representative.. The redwood.tree proposed to.screen the telephone pole
on the La Loma side.of the property has been removed from;the plan: .:
,,t, • 2. Shrubbery.along the boundary:-_The-amount-of shrubbery has been reduced along the
southeast boundary and the Kim-Drumm boundary both in quantity and in ultimate height.
achievement of the plant material. Drought resistant species have been chosen. More than,. . ..
-- : the required 6,5 Gal. shrubs have been planned for the first 5 feet of the public utility M:.
- - easement on-they La Loma side as well as extension of.the dwarf manzanita'groundcover;5 . : .
" ' feet of nonirrigated land will remain between the plantings and.the trail edge. - ;. _:
_ - 3:Landsca•pe lighting: The-number of path lights have-beenjreduced from the proposed 16:
•
' lights to 9; see•attached cut sheet detailing proposed fixture.The in-step lighting has been.. . -.
- ' ' removed from the master bedroom steps. No uplights have ever been proposed for-the".- . ':-'::
_property. The two proposed-entry pillar lanterns,have been removed,please refer to the'-- : . :' - ,- -
pillar lighting detail#3 on shee L-2 for the recessed lighting currently proposed to light the.
front and gate-Side'of the pillar cap. : - •• , • r,..":7)-..;,..,.,
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f' cy i , ;r i s, 171 N BALSAMI,NA �WAY!.'FORTOL :VALLEY, 6A'94028 • PHONE 415.854�482�
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. Gates:and Fencing: The ent ;•fence andgate is pro used of 1":back:of the-11 '.slo`e,
Fencing: ry P Po 5 P,.
-easement;.se ddetail#1 on sheet L-2 for color.andsstyle of proposed"gates,'pillars and`-steel :;
.--: fencing.A 5'-6",chainlink fence is proposed just outside the western public,utility: .
easement;-see detail.-#3 on sheet L-2 for color aid style..Refer to Drum
mlandscape planfor
fence detail of proposed 6' wood fence along Kim-Drumm boundary _.
__ 5.Berms: No berms now, or were ever-proposed in the Landscape"plans: .
6:The Kim's would like to participate in the.planting of the La Loma-right-of-way if the• -
- 'Town determines that this is possible; a discussion has already been initiated with the. ' .
-. '. Drumm's representative and a coordinated plan couad be forthcoming. :.
. I hope that the above memo addresses the concerns of the Planning Commission and staff.
- ` and that the revised plan meets-with'their approval. . •,., - `
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• ' • "_A particular.thanks to the planmngstaff for their assistance and patience. . _ , .
Sincerely, 4
- ..y `
_ • • _ Kay Small" ,. • _
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' BALSAMINA WAY •+PORTOLA•VA•LLEY, CA 94028 •`PHONE 415.884.4827• FAX 415.854.8595 1*< as _-,
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