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HomeMy WebLinkAboutItem 3.2TOWN OF LOS ALTOS HILLS September 23, 2004 Staff report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A 1,000 SQUARE FOOT POOL AND SPA, REMOVAL OF THREE (3) HERITAGE OAK TREES, BASEMENT MODIFICATION, FENCE, AND LANDSCAPING, LANDS OF BURGER, 13193 LA PALOMA ROAD FILE #103-04-ZP-SD FROM: Carl Cahill, Planning Director RECOMMENDATION That the Planning Commission: 1. Approve the requested Site Development Permit, subject to the attached conditions of approval in Attachment 1. BACKGROUND This project was referred to the Planning Commission because the applicant is requesting to remove three heritage size (>12" diameter) oak trees for a new pool, retaining wall for new day - lighted basement design, and one multi -trunk oak not shown on plans. The Planning Department retained the services of an arborist (Deborah Ellis) to assess the condition of the trees. Notwithstanding the proposed development, the arborist is recommending removal of the trees due to their poor structural condition. The report is attached. The applicant is also requesting five driveway lights in the setback where normally only two are allowed. The code allows for additional lights where necessary for safety purposes. The requested Site Development Permit is referred to the Planning Commission for review, pursuant to Section 10-2.1305(b) of the Site Development Code. Criteria from the Zoning Code Section 10-2.802 utilized to evaluate landscape plans address erosion, noise, visual effects, maintenance, tree preservation, views, and amount required to adequately screen new construction. DISCUSSION In addition to other landscaping, staff is recommending that the applicant install twelve (12) oak trees in four groupings of three in various locations on the property to replace the existing oak trees removed and for screening purposes. The required oak trees are required to be a minimum of 10-12 feet tall and 6-7 feet wide at the time of installation. Outdoor Lighting Because of the exceptionally steep driveway and particular lot shape, the applicant is requesting the installation of five driveway lights that are in the setback. The request appears warranted. The lights are required to be down -shield low voltage bollard style lights. Staff is available to answer any questions that the Commission or the public may have 13193 La Paloma Road September 23, 2004 Page 2 of 5 ATTACHMENTS 1. Recommended conditions of approval; 2. Environmental Design Committee Landscape/Hardscape Evaluation, dated May 26,2004; 3. August 19, 2004 Arborist Report 4. Landscape screening, fence and grading plan cc: Bill Burger 2312 Branner Drive Menlo Park, CA 94025 13193 La Paloma Road September 23, 2004 Page 3 of 5 CONDITIONS OF APPROVAL PLANNING DEPARTMENT: 1. Any further changes or modifications to the approved plan or the required landscaping shall be fust reviewed and approved by the Planning Director or Planning Commission, depending on the scope of changes, prior to planting or commencement of work. 2. Fencing, gates and columns on the property shall conform to the requirements of the Town fence ordinance (Section 10-1.507). No occupancy or final inspection shall be granted unless fences, gates and columns are located and constructed in accordance with all local ordinances. 3. The applicant shall install twelve (12) oak trees in four groupings of three in various locations on the property subject to review and approval by the Planning Department. The required oak trees are required to be a minimum of 10-12 feet tall and 6-7 feet wide at the time of installation. All plantings shall be installed prior to final inspection of the new residence. All exposed slopes must be planted for erosion control to the satisfaction of the Engineering Department. 4. a. A landscape maintenance deposit of $10,000.00 shall be posted prior to final inspection of the new residence. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after installation. The deposit will be released after two years if the plantings remain viable. b. A code compliance deposit for the pool in the amount of $10,000.00 shall be deposited with the Town prior to submittal of plans for building plan check The deposit shall be released at the time of final inspection upon the Planning Department finding the pool to be constructed in accordance with the approved plans. 5. Exterior and outdoor lighting locations are approved as shown on the plans- Driveway lights shall be down -shielded, low -voltage bollard garden lights. The lights mounted on the driveway columns shall be down -shielded. Please note that any additional lighting shall be first submitted to the Town for Planning Department review and approval prior to installation. Lighting shall be the minimum needed for safety, shall be down shielded, low wattage, shall not encroach or reflect on adjacent properties, and the source of the lighting shall not be visible from off the site. 6. Any required permits must be first issued by the Building Department, prior to commencement of work on landscape, hardscape, or electrical fencing improvements. 7. Standard swimming pool conditions: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the City Engineer. c. Equipment must be located outside of the required setbacks and enclosed on all four sides (solid walls) with a roof for noise mitigation and screening. 13193 La Paloma Road September 23, 2004 Page 4 of 5 For swimming pools, at least one of the following safety features shall be installed to the satisfaction of the Town Building Official: a. The pool shall be isolated from access to the residence by an enclosure (fencing). b. The pool shall be equipped with an approved safety pool cover. c. The residence shall be equipped with exit alarms on those doors providing direct access to the pool. d. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self -latching device with a release mechanism placed no lower than 54 inches above the floor. ENGINEERING DEPARTMENT: 9. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of the runoff. The proposed drainage shall be designed to maintain the existing flow patterns. Final grading and drainage shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A final letter shall be submitted from the project engineer stating that the site grading and drainage were constructed in conformance with the approved plans prior to final inspection 10. The applicant must obtain an encroachment permit for all work in the public right of way, including the construction of the storm drainage system prior to commencing work 11. 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. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 12. Any, and all, changes to the approved grading and drainage plan shall fust be submitted for review and approval by the Town Engineering Department. No grading shall take place during the grading moratorium (November I and April I) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 13. The location and elevation of the pool shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Site Development planprior to final inspection. 14. 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 13193 La Paloma Road September 23, 2004 Page 5 of 5 adjacent roadways or block existing pathways or roadways. The letter shall be required by the Engineering Department prior to final project approval and prior to commencement ofplanting. 15. All irrigation systems shall be located at least ten feet from the Towns 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. 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. CONDITION NUMBER 4b SHALL BE COMPLETED AND SIGNED OFF BY THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. CONDITION NUMBERS 2, 3, 4, 6, 9, 11, 13, 14 AND 15 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING AND ENGINEERING DEPARTMENTS PRIOR TO FINAL INSPECTION OF THE NEW RESIDENCE. NOTE: The Site Development permit is valid for one year from the approval date (until September 23, 2005). 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. t�vi21E �,3c�e SCvre�t� ENVIRONMENTAL DESIGN COMMITTEE A7TACHMEW.)-- LANDSCAPE/HARDSCAPE EVALUATION Applicant's Name: -Ort er- Address: 131g3 64-P,-J0MA Reviewed by: FIT' S� , <<z Date: 5� Mitigation needed: Visibility from off site: from distance (directions), from nearby neighbors (directions) (include need for screening for privacy). Noise: from pump/pool , air conditioner , sport court _ Lights: from fixtures , automobile headlights Fence materials: color , open/solid Erosion control Other: Planting Plan Evaluation: (Circle required trees and shrubs on plan) Are species appropriate: Deciduous? Future height (view, solar, drive/path blockage) Fire hazard Hardiness/frost Drought tolerance Meet mitigation needs Is there a conservation easement? Are there sufficient protections in place? Will fences impact wildlife migration? v� Invasive species should not be planted new a waterway. Other: Are there obstructions to pathways, including future growth of plants? Are all noise mitigations in place? -_,� No construction inroad right-of-way. ATTACHMENT 3 Deborah Ellis, MS Consulting Arborist & Horticulturist F Sonnce sun 19`84 Debbie Pedro Los Altos Hills Planning Department 23679 Fremont Road, Los Altos Hills CA 94022 August 19, 2004 Re: 13193 La Paloma Road, evaluation of three oak trees Dear Debbie: I evaluated the three oak trees today, as you requested. These trees are shown in the partial Site Development Plan above. All three oak trees have poor structural condition and should be removed. More importantly for tree Ni, there has been root cutting (for a deep foundation trench) within 14 inches from the edge of the trunk, which has severely compromised the stability of this free. This document as emailed from D bo ah Ell's at decahftacbefl.net. PO Box 3714, Saratoga, CA 95050. Phone & Fax: 408-725-1357. Web site: http://www,decah.com/ Paqe 1 of 5 A* X93 J - i _ fav — :e^ Dear Debbie: I evaluated the three oak trees today, as you requested. These trees are shown in the partial Site Development Plan above. All three oak trees have poor structural condition and should be removed. More importantly for tree Ni, there has been root cutting (for a deep foundation trench) within 14 inches from the edge of the trunk, which has severely compromised the stability of this free. This document as emailed from D bo ah Ell's at decahftacbefl.net. PO Box 3714, Saratoga, CA 95050. Phone & Fax: 408-725-1357. Web site: http://www,decah.com/ Paqe 1 of 5 Deborah Ellis, MS Consulting Arborist 8 Horticulturis To follow are the specifics of each tree: Tree N: 1 Scientific name: Quercus lobate Common Name: valley oak Trunk diameter at 4 H. (Los Altos Hills requirement): 17.0 inches Height: -30 feet Canopy spread: -20 feet Condition: (100 = excellent, 80 =good, 60 =fair, 40 =poor, 20 =unacceptable) • Vigor., 40 • Structure: 20 • Average: M Notes: There are two significant structural problems with this tree. The first is that there is a tight V - crotch between the two main upright growing scaffolds branches. There is 18 to 24 inches of included bark+ in the crotch area, which is visible from both sides of the tree. Included bark such as this is common on our native oaks, but on this _ particular tree it is deeper and more serious than normal, and will likely lead to a splitting failure in the r r. future. The second problem with this tree is that an 8 -foot deep grade cut for the house and foundation occurred 14 inches from the edge of the trunk. This cut has likely removed close to 50% of the roots of this tree, including large support roots r Included bark is bark sandwiched between adjacent branches or a branch and the trunk; often appearing as a seam. In contrast, a normal attachment will have a ridge of bark protruding upwards and a continuous wood connection between adjacent members. As limbs with included bark grow, they expand in diameter, squeezing the bark along the seam. This may kill some portion of the included bark. When this occurs, a wound response is initiated. As a consequence, cracks can be generated, leading to breakage. Oftentimes included bark does not result in a failure, but it is a weak point in the tree. If the tree is already weakened, it may be more likely to fail at that point. If there is a pointed bulge around the included bark, or a definite crack in this area this may indicate an internal crack that is propagating, and the Included bark would then be of more concern. PO Box 3714, Saratoga, 6A 95050. Phone 6 Fax: 408-725-1357. Email: decoh@pacbell.net. Web site: http://"w.decah.com/ rage 4 oT n Deborah Ellis, NIS Consulting Arborist & Horticulturist , u,hia sins 1984 close to the trunk. At the cut face several roots 4 to 5 inches in diameter were visible, also many others that were 3 inches or less. Probably as a result of this excessive root loss, the canopy of the tree is declining and has a density that is about 50% of normal. Tree R: 2 Scientific name: Quercus lobato Common Name: valley oak Trunk diameter at 4 fill 8.5, 8.0 and 7.2 inches. Height: -20 feet Canopy spread: -18 feet Condition: Vigor., 85 • Structure: 40 • Average:,¢$ Notes: This oak is a stump sprout. It has three trunks emerging from the ground, close together and with 18 inches of included bark between them. Although the vigor of this tree is good right now, in the future these tightly spaced trunks will become more of a problem and will likely split apart. Better to remove the tree now and k� replace it with another tree with better structural condition. There is some question as to whether or not this is a heritage oakr. Each s individual trunk is less than 12 inches in diameter, but when added together the trunks y, sum 23.7 inches. P Heritage Oak in Los Altos Hills is "any tree of the genus Quercus, included but not limited to Q. obata, Q. agnfolia, Q. kelloggii or Q. douglan that has a trunk or multiple trunks 36 inches in circumference for 12 inches in diameter) at a point 4 feet above the root crown". PO Box 3714, Saratoga, CA 95050. Phone & Fax: 408-725-1357. Email. decah@pacbell.rat. Web site: http://w .decoh.com/ Deborah Ellis, MS Consulting Arborist & Horticulturis t i ,Servncc rirzr< 1989 Tree R Scientific name: Quercus agrifiolia Common Name: coast live oak Trunk diameter at 4 ff.: 13.6, 11.9 inches Height: -25 feet Canopy spread: -28 feet Condition: • Vigor. 60 • Structure: 40 • Average: M Notes: This tree has two basal trunks with very deep and significant included bark that extends from the ground to 24 inches in height. In addition, the west trunk leans away and toward the south. The included bark on this tree is so deep that bracing )in this instance installing a rod through the crotch) would not be enough to make this tree reasonably safe. PO Box 3714, Saratoga, CA 95050. Phone d Fac: 408-725-1357. Email: decah@pacbeli.net. Web site: http://www.decah.com/ rage 4 oT 0 Deborah Ellis, MS Consulting Arborist & Horticulturist ]i ,Serrnee+irvs 19`84 I certify that the information contained in this report is correct to the best of my knowledge, and that this report was prepared in good faith. Thank you for the opportunity to provide service. Please call me if you have questions or if I can be of further assistance. Sincerely, rDe6or66 rEffu Deborah Ellis, MS. Consulting Arborist & Horticulturist W.C.I.S.A. Certified Arborist #457, ASCA Registered Consulting Arborist#305 PO Box 3714, Saratoga, CA 95050. Phone & Fax: 408-725-1357. Email: decah@pacbell.net, Web site: http://www.decoh.com/ Page 5 of 5 Rudolph A. Alfinito Los Altos Hills CA 94022 F SEP i 7 2004 ius Fi Sept. 16 2004 Town of Los Altos Hills Planning Commission Dear Sirs/Madams, The primary function of the planning of the planning Department and Town Council is to help and consider the needs and concerns of all of the residence living in Los Altos Hills I am referring to the Lands of Burger, 13193 La Paloma Road (103-04-ZP-SD_GD) requesting a Site Development Permit for a 1000 square foot pool fence and landscaping. As I have stated in my letter to the Town which is on file that we have lateral and vertical SOIL MOVEMENT that any construction should be considered and reviewed very Carefully The fetes that I present will show how Burgers residential construction affected the inner Wall of my master bedroom closet.The pictures will show the movement and cracks that appeared around the closet door when Mr.Burger started construction of his house I respectfully request in order to minimize the disturbance of land the proposed location of the pool should be on the easterly side of the house rather than the north proposed site a is shown on the graded map. The Site Development Permit staff report says staff is recommending twelve oak trees in various locations need to be shown clearly on how it impacts and obstructs my view. Criteria from the Zoning Code Section 10-2.802 is utilized to evaluate the landscape Tree location erosion visual effects views and how it impacts the quiet enjoyment And serenity of my home Yours Respectfully, Rudolph A Alfinito YK4)kE,�. wo 0 Ej -- 4� b /✓s �c�Pz r, c�� P W� Mil \ �» IJL� . .. �� . &° � man 2 1J �� \ �» IJL� . .. �� . &° � vilo, r� 4 I_