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HomeMy WebLinkAbout4.3 } •A LI • 3 TOWN OF LOS ALTOS HILLS August 9,1995 Staff Report to the Planning Commission RE: REQUEST FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE PLAN,LIGHTING PLAN,AND FENCING,LANDS OF DRUM; 12001 FINN LANE.. FROM: - Suzanne Davis,Planner-SID APPROVED BY: Curtis S.Williams,Planning Direc RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit,subject to the recommended conditions. BACKGROUND: On July 26, 1995,the.Planning Commission considered landscape and lighting plans for the subject property. There were a number of concerns and recommendations raised by the Commission, and a neighborwas concerned about drainage from the pool. The Commission continued the matter to this agenda to allow the applicant to redesign the plans to address the following: 1. Revise the types of trees to utilize vegetation that,at maturity,will not exceedtheheight of the ridgeline.of the residence on the lot to avoid blocking the neighbors views. The applicant is proposing to plant 11 types of trees on the property. Five of the species are likely to exceed 30 feetin height at maturity (Redwood,Cedar,Willow,Liquidambar and Betula). The Redwoods are proposed only near the front entry to provide screening and privacy for the applicants. There are three groups of Cedars; one in the northwest corner and two near the west property line. Single Cedars are shown near the pool,and in the southwest corner near the existing street trees. Twenty four of the trees shown on the plans are of the higher growing variety. Seventeen of these are located on the downhill sideof the residence,.along the.northeasterly side of the property.. Seven of the _ trees are located at approximately the 564.contour.. Although the residence had been limited to an elevation of 580;by the Finn Subdivision conditions,the applicant believes that the location of the taller trees will not impact any views from properties on La Loma Court. Planning Commission . August 9, 195 k Lands of Drumm Page 2 _ 2. Reduce the numb=r of trees and shrubs to avoid a "walled appearance"of the property. The previous lan a escape plan included 75 trees to be planted on the site. Theurrent propo al includes a total of 45 tees. Approximately 10 of these trees are loc•ted directly adjacent to the residence,which will help to mitigate the vie of the structure from off-site. 3. Relocate the fence n the rear of the property to be outside of the public utility easement. The fence is locat.d out of the public utility easement along the rear and `side of the prope 'y. 4. Coorfiinate with e neighbor at 12005 Finn Lane to have consistent plantings along the shared property line. The applicants ha e worked with the neighbors(Kim) to coordinate the landscaping along the common property line. Both properties will have olive and myopor . trees along the common property line. 5. Vegetation located along the perimeter of the property should be limited to species which w 1 not exceed six feet in height at maturity. The proposed pla tings along the perimeter(excluding trees) include Raph'iolepis 'Spri gtime' and Cistus purpureus,neither of which will exceed six feet in eight at maturity. 6. Reduce the amoun i of lighting on the property. Lighting should be no greater than 18 inc esoff the ground,shielded,low wattage,and used onlylor safety and .ccess. Uplights should not be utilized. The applicant has a eleted 11 of the previously proposed exterior lights. The only lights w ich'will be at the front of the property are two lights on the entry pilla and four wall lights on the house. The pathway light fixtures are 1: inches in height. The four lights within a retaining wall,with bevels s ielding the light down,two path lights and 14 lights 'in steps. Four upli:hts are proposed,to light trees near the pool. The applicant has also hown the wall lights around the rear of the house _ and at the garage a try. The exterior houselights were not shown on the first plan. Staf recommends that the four uplights be deleted from 'the 'Alan. Planning Commission August 9, 1995 Lands of Drumm Page 3 7. Pillar lights should be down shielded. The pillar lights have not been changed since.the previous submittal. - The applicant believes that the opaque fixtures will prevent the light source from being seen off the site. Other than the pillar lights and the uplights,the applicants plan complies with the direction given by the Commission. The flagstone patio previously shown. within the side setback has been reduced in size and now encroaches only five feet into the setback,as allowed by Section 10-1.505(b) of the Zoning Ordinance. The number of trees and shrubs to be planted has been reduced and the size and placement of trees have been limited to avoid the blockage:of views for the neighbors. Staff will be meeting with the Environmental Design Committee in September to discuss a plan for street trees in the La Loma Drive and Prospect Avenue rights- of-way. Condition#4 requires the streetitrees to be planted prior to occupancy of the new residence or an additional landscape deposit to assure that the trees are planted within six months of final. The status of the 10 foot wide public utility easement has not yet been determined by the City Engineer. 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 easement. The applicant has shown ground cover and shrubs to be planted within the easement. Staff is available to answer any questions:from the Commission or any member of the community. ATTACHMENTS: . 1. Recommended Conditions of Approval 2. Planning Commission Minutes of July 26, 1995 . 3. Landscape&Lighting plans cc: Fra and Becky Drumm, Gary Kohlsaat,.Architect 10557 Creston Drive P.O. Box 1500 Los Altos,CA 94024 Los Gatos;CA 95031 Paul Swing DeMattei Construction 1794 The Alameda San Jose,CA 95126 Planning Commission August 9, 195 Lands of Drumm Page 4 ATTACHMENT 1 , RECOMMENDED CO 'MONS FOR SITE DEVELOPMENT PERMIT FOR A LA 'SCAPE &LIGHTING PLAN RUMM- 12001 FINN LANE A. PLANNING DEP °TMENT: 1. y changes •r.modifications to the approved plans shall be approved by he Planning Director or the Planning Commission, depending o the scope of the changes. 2. ighting is.a*proved as shown on the site plans,except the uplights hear the pool .hall be eliminated.:The light fixtures on the entry pillars shall b- shielded,and the light source may not be visible from off the s te. Any changes to the lighting plan require approval by the Pla g Department prior to installation. 3. ]rhe followin:.trees and shrubs are required plantings and are to be planted in the locations shown on the approved landscapeplan, revised 8/1/• : a. = Four R-dwoods near corner of Prospect Avenue &Finn Lane 1. All De o dar Cedars c. Four C•ast Live Oaks or other native evergreen;two on Prospe t Avenue,two on La Loma Drive (see Condition#5) . Grouno covers in areas not being planted with trees or shrubs e. Trees a ound the house f. Shrubs around the pool equipment enclosure 4. A landscape aintenance deposit,equal to the cost of materials and installation fo all landscaping required for screening purposes or for erosion co ntrol, shall be posted prior to final inspection. The required land.caping shall be planted prior to final inspection. An inspection of a landscape to ensure adequate establishment and maintenance hall be made one year after the installation. Fifty kercent (50%) of the bond shall be returned following the date of the inspectio if maintenance is adequate. The remainder will be ieleased two ears after installation if the plantings remain viable. , Planning Commission August 9, 1995 Lands of Drumm Page 5 5. Street trees of a type and.siize to be determined by the staff,with input from the Environmental Design Committee,shall be planted prior to issuance of 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 deposit,the approximatecost of purchasingand installing two 24-inch box trees along La Loma Drive and Itwo 24-inch box trees on Prospect Avenue, and the trees shall be installed not later than six months after final inspection. Any shrubs-to-be planted within the rights----- of-way must first be approved by the:Engineering Department. 6. Irrigation systems, trees, and shrubs shall not be planted or installed closer than five feet to pathways. Trees and shrubs shall be trimmed or pruned as necessary to prevent branches from hanging into the path to aIheight of 12 feet. B. ENGINEERING DEPARTMENT: 7. Any, and all, changes to the existing grading and drainage plan shall first be approved by, the Town Engineering Department. No grading shall take place during the gradingmoratorium between November 1 and April 1 except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 8. Any, and all, areas on the project site that have had the native material disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final project inspection 9. The existing drainage swales located on this property shall be maintained as shown on the approved grading and drainage plan. Any, and all, changes to the approved grading and drainage plan shall first be approved by the Town. 10. Any, and all, damage to the pathway along La Loma Drive-and Prospect Avenue shall be repaired prior to final inspection. 11. Permanent irrigation systems are not permitted within the public right of way. Temporary drip irrigation systems are permitted within the right of way for the first year after planting to allow the plantings to become established. Planning Commission August 9, 1995 Lands of Drumm Page 6 12._; Upon compl tion of the construction,a_final inspection shall be required to b• set with the.Planning and,the Engineering Departmen two weeks prior to final building inspection approval. CONDITION NUMBER' 1 AND 2 SHALL BE COMPLETED AND SIGNED OFF BY TIE PLANNI 1G DEPARTMENT PRIOR.TO ACCEPTANCE OF •- CONSTRUCTION PL NS FOR PLAN CHECK BY THE BUILDING DEPARTM1 NT. NOTE: The Site.Develop ent permit is valid for one year from the approval date (until August 9, 199.). All required building permits must be obtained within that year and wort on items not requiring a building permit shall be commenced withinone ye,nand completed within tZvo years.. Planning Commission Minutes DRAFT July 26, 1995 Page 6 - • ace the wax myrtle;eliminating the berm for drainage;.reconsider the redwood.tr- with 1 •.ks;tree height to hide pole;show contour lines;the location of the - e; what would • - : •wed in'the public utility easement;try.to develop :.rdinated landscape,pathway, • - - •lan along La Loma,Prospect and ane; and coordinate planting and fenc- .n with the Drumms. - .1' will research the public utility easement. If theyreturn with . . 'd re. : or the easement,the Commissioner can base a decision on that. If they c. • .• • . need for the easement,the issue would be mute:'At that time,the Co sion can decide o •e'location of the fence. - AYES: C• = an McMahon,Commissioners Stutz,Schreine , - •eng&Gottlieb NOES: None NT: Commissioners Doran&Finn 4.3 LANDS OF DRUMM, 12001 Finn Lane (112-95-ZP-SD); A request for a Site Development Permit for a lighting and landscape plan. Staff had nothing further to add to the staff report. Chairman McMahon noted that the neighbors,the Swartz, asked that the lightingand the mitigating screening be reviewed as it will have a major impact on their home which is directly across the street. Commissioner Schreiner commented on the lot unit factor being.99.,Mrs. Davis clarified that the original numbers were based on an aerial survey indicating a lot unit factor of 1._ However,when the lot was re-surveyed thelot-unit factor came out to be .99 LUF. The numbers are based on the lot prior.to when the grading occurred. Mrs. Davis noted that the cobble stones in the right-of-wjay area are not permitted and would need to be removed;condition#1, (c) and (d).would need to be reviewed; and the plan shows; 19 trees in the public utility easement currently. OPENED PUBLIC HEARING ' John Russell, 12120 Edgecliff, questioned the pool drainage asking that it not drain down hill. Paul.Swing, 1794 The Alameda,San.Jose, applicants representative,was available for questions. He noted that they have reviewed theconditions of approval. He was asked if they had any suggestions forr alternate plantings in place of the redwoods in the front? He commented that the redwoods actually protect the entry from pedestrians and cars, providing privacy as the property is very low compared to the height.of the house, sitting up higher than the grade for the trees planted. Mr. Swing further discussed the proposed lights, choosing lights which would not be seen;placed on specific areas to • avoid accidents (step lights) and avoid trip hazards. • Commissioner Gottlieb asked that the cobble stones on both sides of the path be pulled a few feet away as they create a potential problem. Planning Commission Minute DRAFT b-. July 26, 1995 Page 7 Commissioner Spatz discusse• the different types of trees proposed. She felt the number and size of trees sho d be reduced and only plant the mitigation trees at this time. The trees should not be p lighted.' She further discussed the number of lights proposed. Gary Kohlsaat,iros Gatos,pro ect architect,requested a few decorative trees be.allowed. He further addressed the ligh issue noting that they have not submitted the exterior house lighting plan at t this tim.. They will be having a preliminary meeting with Mrs. Davis regarding'the lighting a d the house color. There are many doors in the back of the property neeping a light t• conform with UBC. Commissioner Stutz commented that the lighting plan is usuall a part of the landscape plan. Paul Swing, add�essed the lig is noting they have chosen lights which would not be seen;placed on specific areas t• avoid accidents (step lights) and trip hazards for safety only;will not be seen off-site; lo lights are proposed in the setbacks;up-lights will have filtered lens so airplanes woul• not see the lights. The back of the house is not visible and their back neighbors,the . • s,will have a 6 foot high solid fence. He further discussed the lighting around e pool area. It was noted that the flagstone patio would have to be elimi hated or.move• 25 feet from the property line. Code does allow walkways and paths (not wid_r than 4 feet)within setbacks. . Jean Struthers,Environmental Design Committee,made the following comments: the 4 foot path was in the setback; e liquid amber would not survive as it requires too much water;the wall of redwood tre-s in the front of the house would not be appropriate, suggesting shrubs or Chinese •istachio;and suggested oak trees to be planted as street trees. CLOSED PUBLI HEARING Discussion ensued regarding: .taff recommendation needed regarding the public utility easement;height of trees,espe,ially the Redwood trees in the front area;reducing the lighting especially any propos:d up lights;the need for more detail relating to the common property line, showi : the type offencing and plantings;removal of cobble stones;no planting or irrigatio within 5 feet of the path;the number of trees;request to show the street trees along La oma and Prospect; and a coordinated plan along the road ways. The City Engineer ill determine if the public_utility easement is not needed,then fencing to the ou ide of the PUE will be pelmitted.-;.Mr. Kohlsaat would prefer the changes be handled •y staff: MOTION SECONDED AND P SSED: Motion by Commissioner Gottlieb and' seconded by Commissioner Sc einer to continue the Site Development Permit for a landscape plan for redesign,a•dressing the issues discussed,returning August 9th at 6:30 p.m. The Commission req ested Lands of Kim also be returned on the same date, contingent on the applicants.m•eting with staff and being able to submit revised plans Planning Commission Minutes DRAFT a ` July 26, 1995 Page 8 in the time allowed. The Lands of Kim will be re-noticed for public hearing to indicate the change in public hearing dates. AYES: Commissioners Stutz,Gottlieb&Schreiner NOES: Chairman McMahon&Cheng! ABSENT: Commissioners Doran&Finn B 'ef break at 9:30 p.m. 4.4 ANDS OF SHUM/TENG,24028 Oak Knoll Circle (lot 17) (98-95-ZP-SD-GD , A r ,uest for a Site Development Permit for a new residence. Mrs. Davis i •• oduced this item noting a correction to the "Site Data"inform.•on: average slope :. 2%;lot unit factor 1.11. A condition of approval should b' added regarding the pa way being upgraded to a Type IIB path as needed,t• a e satisfaction of the Engineering ►epartment prior to final inspection. The Commi : on was provided with a 81/2 X 11 site • .n which is a revision to the original plan. if e architect has changed the plan,propo 'ng to shift the house slightly closer to •e front property line. She further commented th.. Dr. Saah,a neighbor,hada conce . with view obstruction. He met with staff and the ar•,•*tect and agreed with the new ouse location as long as the height of the house is brou: t down slightly. Dr. Saa ad provided a copy of his grant deed indicating a restrictio of the placement of • - house so his view corridor would be kept open. It was clarifies that the pond a a fence were not a partof this application. OPENED PUBLIC HEARING Ron Harris, 10091 Streeter Road,Auburn •roj- t architect, discussed the change in the plan, the applicant's desire to move - ouse fo and slightly without added grading for consideration of Dr. Saah's view -asement,low- ' g the pad two feet and changing the roof pitch to reduce the heigh ee feet (531 to 5 : elevation). Commissioner Gottlieb commented that they a grading for what app,.rs to be a slope design on a flat lot with the garage tucke in. She would prefer they .intain the natural contours. CLOSED PUBLIC TES ONY Discussion ensued. ommissioner Gottlieb commented on alterin: e natural slope of the property; the/relatively flat lot; digging into the slope 5 to 6 feet fo the lower element;and questing a single story on this flat lot. She would prefe he natural • contours of a lot be maintained. Chair n McMahoncommented on the 6,500 square foot house lowered two -et requ' ing extra materials to be remove from the site (approximately 50 trucks of s' t). S felt the height was excessive for a one story and much excavation needed for a