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Home My WebLink About3.1 ITEM 3.1 TOWN OF LOS ALTOS HILLS February 5, 2015 Staff Report to the Planning Commission SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT OF A LANDSCAPE SCREENING PLAN FOR A TWO STORY NEW RESIDENCE; LANDS OF KAVEH; 12815 VISCAINO ROAD; FILE# 382-14-ZP-SD FROM: Nicole Horvitz,Assistant Planner: APPROVED: Suzanne Avila, AICP, Planning Directors 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 two story residence with a basement, and a swimming pool was approved at the February 19, 2013 Fast Track hearing (Site Development Permit # 150-12-ZP-SD-GD). The landscape screening application has been forwarded to the Commission for review due to neighbor concerns. CODE REQUIREMENTS Sections 10-2.301, 10-2.801 and 10-2.803 of the Site Development Ordinance are.used to evaluate landscape plans to address erosion, visual effects, tree preservation, views, and the amount required to adequately screen the new construction. DISCUSSION Site Data: Net Lot Area: 1.2 acre Average Slope: 26.25% Lot Unit Factor: .82 Floor and Development Area(square footage): Area Type Maximum Existing Proposed Increase Remaining Development 8,000* 8,000 7,722 -278 278 Floor 5,000 4,990 0 0 10 (Basement 2,466) *includes 500 sq.ft.DA bonus per LAHMC Section 10-1.502 Staff Report to the Planning Commission Lands of Kaveh 12815 Viscaino Road February 5,2015 Page 12 Existing Landscape The existing landscape consists of toyons, oaks, and pines along the perimeter of the property. Proposed Landscape Screening The applicant is proposing 70 screen trees ranging from 15 gallon to 36-inch box size, primarily along the perimeter of the property. The tree planting list is as follows; Common Name Size Quantity Height at Height at installation maturity California Buckeye 15 Gallon 3 3.5' 10'- 20' Western Redbud 15 Gallon 9 3-4' 25'-40' Dwarf Olive 36"Box 5 4'-5' 16' Wilson Fruitless Olive 36"Box 3 4'-5' 20' Dwarf Carolina Cherry 15 Gallon 44 4'-5' 8'-12' California Live Oak 24"Box 6 3'-5' 40' The applicant is also proposing to install 766 various shrubs in different locations on the property. The new trees and shrubs will soften and screen the new residence from off site. The Landscape Architect has provided water use calculations demonstrating compliance with Section 10-2.809 of the Los Altos Hills Municipal Code (Water Efficient Landscape Ordinance). • Parcel Water Budget(PWB)units per year- 811.74 • Estimated Total Water Use (ETWU)units per year-484.81 Outdoor Lighting The applicant is proposing to install 27 landscape light fixtures on the property including 20 down directed path lights, 1 step light, 2 wall lights;and 4 down lights in the proposed trees Pursuant to Section 10-2.1005 of the Los Altos Hills Municipal Code, "outdoor light sources shall be shielded so as not to be directly visible from, off-site. No more than two (2) lights shall be allowed in setback areas..." The proposed lighting is in compliance with LAHMC Section 10- 2.1005 and the Town's Outdoor.Lighting Policy. NEIGHBOR CONCERNS After the new residence began construction, the neighbor at 12840 Viscaino Road (Lands of Reddy) came forward with privacy concerns. He stated that views from the new residence will impact his privacy in the kitchen, dining room and from the exterior deck(Attachment 3). Staff Report to the Planning Commission Lands of Kaveh 12815 Viscaino Road February 5,2015 Page I3 ,- ; fJ 1- �; ; 1 , The applicant is proposing to L -' ' ,- , J i I plant 15 gallon dwarf Carolina V- ' i , ;%, Ill' i J i• I cherries, 36" box dwarf olives "= I and 36"box fruitless olives along ��°; '` t,;��.,� , 1 ' ill Viscaino Road to help mitigate 1 - T 1 ?,: ! ; ' 1 � ., S the view of the new residence A _�; a from off site. '.4._� " - a. ' ,t.'' ,E' Below are photos taken from the 44 Dwarf Carolina I ,, 4; r,i- new residence's primary living cherry :, V ' areas looking towards the Reddy residence. = The applicant has installed ... 6- as stakes/poles along the front of the 0-.: �'` air°` residence that represent the — location of the screening trees. View from Lands of Kaveh }fitOkl:414 —t..VA ka e��lA�R. i 1 ,.y yy�'t Re i 4„,,, f,a.� 1' ✓� ;,;--,, sa e;. .yam}may . ., -,,+•�- ® -' From living room ' >•`z From family room Staff Report to the Planning Commission Lands of Kaveh 12815 Viscaino Road February 5,2015 Page 14 View from Lands of Reddy r zi bP .-nLiving room `4,Family room r �Y 4v R.^., .IRY iL `TY LS. �HS�.s `e f '!' .i _ rz®i rq , L:4 v'`('.:k rty+£�e.."144.,*.rr.,, sta,,, I 7P° k; ?7. '�9[fr.y'_ r xa n ' gri i .1 From exterior deck ' 1411,IL From dining room i't iffum.s--ou COMMITTEE COMMENTS The Environmental Design and Protection Committee noted the proposed screening is well done (Attachment 4). 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. Fast Track fact sheet and hearing report dated February 19, 2013 3. Email from Raj Reddy dated January 16, 2015 4. Environmental Design and Protection Committee Comments dated received December 5,2014 5. Site Development Plans Staff Report to the Planning Commission ATTACHMENT 1 Lands of Kaveh 12815 Viscaino Road February 5,2015 Page 15 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A LANDSCAPE SCREENING LANDS OF KAVEH, 12815 Viscaino Road File# 382-14-ZP-SD 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 Certificate of Completion shall be prepared by the project Landscape Architect, Irrigation Designer,or Landscape Contractor,provided to the Town,and include the following statement: "The landscape and irrigation system has been installed as specified in the landscape design plan and complies with the criteria of the Water Efficient Landscape Ordinance and the permit." The Certificate of Completion shall be submitted at completion of landscape installation(not required prior to final inspection). 3. A landscape maintenance and water use deposit of$5,000.00 shall be posted prior to final inspection of the new residence. An inspection of the screening plantings to ensure adequate establishment and maintenance shall be made two years after installation. Prior to deposit release, the property owner shall also furnish to the Town the second year (months 13-24 following receipt of the Certificate of Completion) of water use and billing data from the subject property's water purveyor. If the site water usage exceeds the calculated PWB, the deposit will be held for an additional 12 months.At the end of the additional 12 month period; the property owner shall provide the Town with the previous 12 months (months 25-36) of water use and billing data from the subject property's water purveyor. If the water usage still exceeds the estimated.PWB,the deposit shall be forfeited to the Town, in full. All Town staff time and materials expended to ensure compliance with this section will be deducted from the deposit. 4. 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. 5. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Staff Report to the Planning Commission Lands of Kaveh 12815 Viscaino Road February 5,2015 Page 16 6. Walkways within the property line setbacks shall not exceed a width of 4'. 7. Outdoor lighting is approved as shown on the lighting plan. No up lights are approved. 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. ENGINEERING DEPARTMENT: 8. 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. 9. 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. 10. 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. 11. 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 approval. The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after the appeal period is over provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. THE APPLICANT SHALL OBTAIN ALL REQUIRED BUILDING PERMITS PRIOR TO COMMENCEMENT OF WORK. Please refer to the Conditions of Project Approval set forth,herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California Government Code Section 66000,you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of therequirements of Section 66020, you will be legally barred from later challenging such exactions Staff Report to the Planning Commission Lands of Kaveh 12815 Viscaino Road February 5,2015 Page 17 NOTE: The Site Development permit is valid for one year from the approval date (until February 5, 2016). All required building permits must be obtained within that year and work on itemsnot requiring a building permit shall be commenced within one year and completed within two years. ATTACHMENT 2 Town Of Los Altos Hills February 19, 2013 Fast Track Hearing Fact Sheet Project Description: New residence with a basement and swimming pool File Number: 150-12-ZP-SD-GD Site Address: 12815 Viscaino Road Owner(s): Farro & Sue Kaveh Staff Planner: Nicole Horvitz,Assistant Planner Site Data Net Lot Area: 1.2acre Average Slope: 26.25% Lot Unit Factor: .82 Floor and Development Area(square footage): Area Type Maximum Existing . Proposed Increase Remaining.- Development 7,500 4,763 7,371 2,608 129 Floor 5,000 2,428 4,990 2,562 10 (Basement 2,466) Height: Maximum; Proposed On Vertical Plane . 27' 27' Lowest to Highest 35' 32' Setbacks: Minimum Proposed Front 40 ft. . 40 ft. Sides/rear 30 ft. 30 ft. Exterior Materials: Stucco with a stone veneer and a slate shingle and metal roof Parking: Required spaces:4, out of setbacks. Proposed: 4(3 garage spaces)out of setbacks. Green Point Rated: 154 Fast Track Point: 7 Grading: Cut: 1,967-CY Fill: 22-CY Export: 1,954-CY Sewer/Septic: Sewer Environmental Design and Protection Committee:,Protect the deodaras and oaks. Open Space Committee:.None Pathways Committee: The property owner shall pay a pathway fee of$53.00 per linear foot of the average width of the property Town Of Los Altos Hills February 19, 2013 Fast Track Hearing Fact Sheet Project Description: New residence with a basement and swimming pool File Number: 150-12-ZP-SD-GD Site Address: 12815 Viscaino Road Owner(s): Farro & Sue Kaveh Staff Planner: Nicole Horvitz, Assistant Planner Attendance: Debbie Pedro-Planning Director Nicole Horvitz-Assistant Planner John Harpootlian-City Council Susan Mandle-Planning Commissioner Jitze Couperus-Planning Commissioner Pat Ley-Environmental Design and Protection Committee Jim Balwin-Architect Farro & Sue Kaveh-Owners Environmental Design Committee Comments: None Pathways Committee Comments: None Neighbor Comments: None Project Issues: None Conditions of Approval: • Standard conditions of approval recommended. Planning Director Approval: File # 150-12-ZP-SD-GD (Lands of Kaveh) has been approved by Fast-track Review on February 19, 2013, subject to the attached conditions. t � Debbie Pedro, AICP, Planning Director Date Project plans are available for review at the Town of Los Altos Hills Planning Department, 26379 Fremont Road. Phone for information: 650.941.7222. ATTACHMENT 3 Nicole Horvitz Subject: FW: Kaveh Landscape Screening Plan From: reddyjr@comcast.net [mailto:reddyir@comcast.net] Sent: Friday,January 16, 2015 11:58 AM To: ismandle@hotmail.com; iitze@couperus.org; kavitat@comcast.net; Richard partridge Cc:Suzanne Avila; benedettiiim@gmail.com;Carl Cahill Subject: Kaveh Landscape Screening Plan Honorable Planning Commission Members, I have just been notified that the landscape plans review for Kaveh's property is now scheduled for February 5, 2015, which was initially scheduled for January 13, 2015. Unfortunately, I have a committed overseas business trip from January 27 to February 12, 2015. This trip has been scheduled several months in advance with meetings in several countries and cannot be changed. I kindly request that the planning commission review of kaveh's landscape plans be postponed to another date, in order for me to present my concerns. I notified Suzanne Avila regarding my committed overseas business trip on December 23, 2014. Also, I respectfully invite the planning commission members to my home to view the invasion of my privacy from my deck, dinning room, kitchen and front door entrance. I have reviewed the landscape plans and had several discussions with Suzanne, I have serious concerns regarding the lack of screening plants and the location of their driveway. Brief Summary Regarding Kaveh New Construction:. I have had numerous discussions and meetings with Debbie Pedro, Nicole Horvitz and more recently with Suzanne Avila since April of 2014. I have a record of all our meeting and communication and will be glad to forward them to you. I some how missed the public hearing on site development, I do not recall receiving notification and may be, I was on business travel. This project was approved on Fast Track and planning commission did not review the plans. I would have certainly objected to this intrusive construction. Since my house is on a slope (20 feet below), I am looking at this gothic structure of 55 feet tall from my home, which is less than 50 yards away. I was assured by the planning department that my concerns would be addressed when the landscape plans were submitted and the staff would visit my property to access the screening plan. Also, I and the staff tried numerous times to arrange a meeting with the neighbors to discuss screening plan in order to provide privacy to both our homes. Unfortunately, they have not responded and do not seem to have any interest in collaborating. 1 I had prepared a presentation regarding my concerns "Invasive Home Construction" and forwarded my presentation to the City Council Members and Planning Commission on July 10, 2014. Appreciate your kind consideration. Sincerely, Raj Reddy 12840 Viscaino Road LAH, 94022 2 liemegiviEll , ] r� &,2c-e e.)r,-0--IvL /6- Vim- -D&-e-Z9-71 /144-0 OCIL91)) 631C-1) Ctvtgk Tr-r. � ZA-e-e-za 1(__ ,r 96)16 6 5)45 DEC ®3 2014 ilis - �--; TOWN Of(pSAIT H-6/ Date Applicant Address Project Type Team 1