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HomeMy WebLinkAbout3.1ITEM 3.1 TOWN OF LOS ALTOS HILLS April 3, 2014 Staff Report to the Planning Commission SUBJECT: A REQUEST FOR A SITE DEVELOPMENT PERMIT FOR A NEW SWIMMING POOL WITH A SPA, TENNIS COURT, AND A, GRADING POLICY EXCEPTION FOR THE PROPOSED TENNIS COURT; LANDS OF BAKER AND MATSUOKA; 27030 ELENA ROAD; FILE #244-13-ZP-SD-GD FROM: Nicole Horvitz, Assistant Planner I -A APPROVED: Debbie Pedro, AICP, Community Development Director I- ` RECOMMENDATION: That the Planning Commission: Approve the requested Site Development Permit for the new swimming pool with a spa subject to the recommended conditions of approval in Attachment 1; AND deny the request for a tennis court and Grading Policy exception subject to the recommended Findings of Denial in Attachment 2. -- ALTERNATIVE Approve the proposed tennis court. and Grading Policy exception subject to the- conditions of approval in Attachment 3. BACKGROUND The subject 1.575 acre property is located along the western side of Elena Road. There is currently a 3,748 square foot residence with a 629 square basement, a 788 square foot carport, a detached 1,030 accessory building with a 343 square foot basement, and 595 square foot garage built in 1957. The surrounding uses include one and two story single-family homes on adjacent parcels to the west, south, and across Elena Road to the east. The applicant is requesting approval of a Site Development Permit to construct a new 603 square foot swimming pool with a spa and a 5,280 square foot tennis court on the subject property. CODE REQUIREMENTS As required by Section 10-2.302 (c) of the Municipal Code, this application for a swimming pool and tennis court has been forwarded to the Planning Commission for review. The Zoning and Site Development sections of the Municipal code are used to evaluate proposed projects including: floor and development area limitations, grading, drainage, height, setbacks, visibility, and parking requirements. S.ta f 'e o to Ae PfagnRigg oi:r.-:sscar* l:a�ds ofBatcer. aid �ta#supi:a �6��,Elena Road FDTSCT Ifl 7 T.�jTei Lat�rd�: I �7;�saece�. AverabL, eZ' , 'icon Area aar� l)cvelup�et it. Asea L. rec� �q ft1%fizYiinurrz EtstTrg: Pt'opo ec` Increase } " Rematning _: Derelopiuen� =: T,3,69� I3,b�0 ; 1 i t4 Floor.. TThe app -'mv, Tec�uesftn� up to S,a�` of c. or -the tennis court here 6' is allowed;per thetTow i s,= Gradin Pobcy The' area of proposed cut:that eYeeeds :tho Gtaitting I?olicy is 78 squaxe'feet along the fives ern eci a of the emu , court_ `fhe purpose:of tYte°`Iow ":contours and basic.`landfoi ;staff dares not:recoiiiinei d :COf>=46k ;MAX CUT'DEP7YI , ol-- ts; to assure aoft5tru66n that ,retains the existmj'. a' the keatestfeasitl `exfent hl'e In rovnevaa e.,proposal EeeYce'sstve �radtng.,far fhe,£oltatuna reasons: ` : N Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April , 2014 Page 3 of 11 The Planning Commission has approved exceptions to the grading policy for necessary improvements such as a driveway or a main residence particularly when such exceptions would result in the preservation of trees or the lowering of the house profile on highly visible hillside lots. However, the Planning Commission has determined that the installation of amenities such as pools, decks, tennis/sports courts, and lawns should generally conform to the limitations of the Town's Grading Policy and the existing hillside terrain. • In reviewing similar proposals, staff has consistently directed applicants to redesign their projects to adhere to the Town's grading limits. This property is not unique in that many other sites in the Town are similarly constrained by the hilly terrain. • Adherence to the grading policy would not prevent the property owner from constructing a tennis/sports court on the property. The tennis court can be relocated and/or redesigned and can be reduced to minimize the amount of proposed cut. The Grading Policy is intended to be used by staff in evaluation and making recommendations to the Planning Commission and/or City Council regarding site development applications, and as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission and/or City Council. Fencing Per Section 10-1.507 of the LAHMC, the maximum height of tennis/sports court fencing located beyond the setback lines for the property is ten (10) feet. The applicant is proposing an eight (8) foot tall black vinyl coated chain link fence surrounding the tennis court. Outdoor Lighting There is no landscape lighting proposed at this time. Per Section 10-2.1002 of the LAHMC, no artificial lighting is permitted for tennis and other recreation courts. Trees & Landscaping The tennis court is proposed within the driplines of three heritage oak trees. An arborist report, prepared by McClenahan Consulting, LLC, recommending tree protection measures, has been supplied by the applicant (Attachment 5). There is one (1) fir and two (2) fruit trees on the property proposed to be removed as a part of this application. The applicant has provided a landscape screening plan (sheet LS. 1) which provides mitigation of the tennis court, consisting of six (6) - 24" box oaks and four (4) - 24" box olives, in addition to several shrubs and vines. If the tennis court and Grading Policy exception is approved, the proposed landscape screening shall be installed and inspected prior to final inspection (Attachment 3, COA # 4). Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 4 of 11 Grading and Drainage Total grading quantities include 1,160 cubic yards of cut and 1,160 cubic yards of fill. No dirt is proposed to be exported off site for the tennis court and swimming pool. The proposed impervious area is less than the existing impervious area therefore water runoff generated from the new development will be sheet flow and dispersed into the existing drainage inlet along Elena Road. Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies ZD with Town requirements. The Engineering Department will review and approve the final drainage plan prior to acceptance of plans for building plan check. Final "as -built" grading and drainage will be inspected by the Engineering Department, and any -deficiencies will be required to be corrected prior to final inspection. Neighbor Concerns To date, staff has not received any comments from the public. Committee Review The Environmental Design and Protection Committee commented that the tree and shrub screening around the proposed tennis court will provide mitigation (Attachment 4). CEQA STATUS The project is categorically exempt under CEQA per Sections 15303 (e).''. ATTACHMENTS 1. Recommended Conditions of Approval for the swimming pool 2. Recommended Findings of Denial 3. Recommend Conditions of Approval for the tennis court 4. Comments from Environmental Design and Protection Committee dated August 22, 2013 5. Arborist report 6. Worksheet #2 7. Grading Policy 8. Site Development Plans Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 5 of 11 ATTACHMENT 1 ATTACHMENT 1 RECOMMENDED CONDITIONS OF APPROVAL FOR A SWIMMING POOL LANDS OF BAKER AND MATSUOKA, 27030 ELENA ROAD File #244-13-ZP-SD-GD 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. 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. 3. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the new pool is no less than 30' from the side and rear property lines ". The elevation of the new pool shall be similarly certified in writing to state that "the elevation of the new pool matches the elevation and location shown on the Site Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. 4. 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. Pool equipment shall be enclosed on all four sides with a roof for noise mitigation and screening. 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. Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 6 of 1.1 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. 6. No new fencing is approved. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 7. No new outdoor lighting is 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. Two sets of a final Grading and Drainage Plan shall be submitted for 'review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the site grading and drainage improvements were installed as shown on the approved plans prior to final inspection. 9. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for obtaining water for grading and construction purposes must be obtained from the Purissima Hills Water District, and submitted for approval to the Town Engineering Department prior to acceptance of plans for building check. The permit will authorize the use of water from specific on-site or off-site water sources." 10. Any, and all, changes to the approved grading and drainage plan.. shall be submitted: as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 11. Two copies of an Erosion and Sediment Control plan shall be submitted for review and approval by the Engineering Department prior to acceptance ofplans 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. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. 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. Two copies of a Grading and Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Elena Road Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 7 of 11 and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel: A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 13. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 14. A permit for the septic system shall be issued by Santa Clara County Health Department prior to acceptance of plans for building plan check. 15. Conditions of Santa Clara County Health Department shall be met prior to final inspection. CONDITION NUMBERS 8, 9,11,12,13,14, and 15 SHALL BE COMPLETED AND SIGNED OFF BY THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. 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 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. 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. NOTE: The Site Development permit is valid for one year from the approval date (until April 3, 2015). 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. Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 8 of 11 ATTACHMENT 2 ATTACHMENT 2 RECOMMENDED FINDINGS OF DENIAL FOR A GRADING POLICY EXCEPTION FOR THE TENNIS COURT LANDS OF BAKER AND MATSUOKA, 27030 ELENA ROAD File #244-13-ZP-SD-GD The proposed grading is not consistent with Section 10-2.702.c of the Los Altos Hills Municipal Code, "the location of all structures should create as little disturbance as possible to the natural landscape. The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings. Additional grading may be allowed for the purpose of lowering the profile of the building provided that at the completion of the project the visual alteration of the natural terrain is minimized. The removal of vegetation and alteration of drainage patterns shall be the minimum necessary to accommodate the proposed structure." 2. The proposed grading is not in conformance with the General Plan Land Use Element Policy 1.1 which states that "Uses of land shall be consistent with the semi -rural atmosphere of the community, minimize disturbance.to natural terrain, minimize removal of the natural vegetation, and create the maximum compatibility of development with the natural environment through site design and landscaping". In addition, Program 2.2 of the Land Use Element states "Limit grading on hillsides to the minimum extent necessary to accommodate structures. Structures should be located so that they are consistent with slope contours and compatible with the terrain." 3. The proposed grading will result in the grading and development within the driplines of heritage oak trees and my effect the health of the trees. Staff Report to the Planning Commission ATTACHMENT 3 Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 9 of 11 ATTACHMENT 3 RECOMMENDED CONDITIONS FOR OF APPROVAL FOR A TENNIS COURT AND GRADING POLICY EXCEPTION LANDS OF BAKER AND MATSUOKA, 27030 ELENA ROAD File #244-13-ZP-SD-GD 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. 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. 3. The tree protection measures as described by McClenahan Consulting, LLC in their report dated May 11, 2013 shall be followed throughout construction. The applicant shall submit a report from a certified arborist regarding the health of the trees and that the tree protection measures suggested by the arborist were followed during the construction, prior to final inspection of the new residence. 4. The proposed landscape screening for the tennis court, as provided on sheet LS. 1, shall be installed and inspected by the Town prior to final inspection of the tennis court. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable. 6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that "the location of the tennis court is no less than 40' from the frontproperty line and no less than from the 30'side property lines ". The elevation of the new tennis court shall be similarly certified in writing to state that "the elevation of the new tennis court matches the elevation and location shown on the Site Development plan." The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection. Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 10 of 11 7. Fencing is approved as shown on the plans. The sports court fence shall a have green, brown, or black vinyl coating per Section 10-1.507 of the LAHMC. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. 8. No new lighting is approved. No lighting may be placed within setbacks except two entry or driveway lights. No sports court lighting is permitted per LAHMC Section 10-2.1002. Any additional outdoor lighting shall be approved by the Planning Department prior to installation. ENGINEERING DEPARTMENT: 9. Two sets of a final Grading and Drainage Plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the site grading and drainage improvements were installed as shown on the approved plans prior to final inspection. 10. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for obtaining water for grading and construction purposes must be obtained from the Purissima Hills Water District, and submitted for approval to the Town Engineering Department prior to acceptance of plans for building check. The permit will authorize the use of water from specific on-site or off-site water sources." 11. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the. grading moratorium (October 15 to_ April 15) except with prior approval from the City. Engineer. No grading shall take place within ten feet of any - property line except to allow for the construction of the driveway access. 12. 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. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. 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. 13. Two copies of a Grading and Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Elena Road and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A Staff Report to the Planning Commission Lands of Baker and Matsuoka 27030 Elena Road April 3, 2014 Page 11 of 11 debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 14. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 15. A permit for the septic system shall be issued by Santa Clara County Health Department prior to acceptance ofplans for buildingplan check. 16. Conditions of Santa Clara County Health Department shall be met prior to final inspection. CONDITION NUMBERS 9,10,12, 13,14, and 15 SHALL BE COMPLETED AND SIGNED OFF BY THE ENGINEERING DEPARTMENT PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. Project approval may be appealed if done so in writing within 22 days of the date of this notice. 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 provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check. 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. NOTE: The Site Development permit is valid for one year from the approval date (until April 3, 2015). 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. P, ATTACHMENT 4 ENVIRONMENTAL DESIGN and PROTECTION COMMITTEE ... .... .. ........ . 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TREE REPORT Submitted To: Mr. Simon Baker 27030 Elena Road Los Altos Hills, CA 94022 Project Location: 27030 Elena Road Los Altos Hills, CA Submitted By: McCLENAHAN CONSULTING, LLC James M. McClenahan Registered Consulting Arborist #249 American Society of Consulting Arborists May 11, 2013 ©Copyright McCLENAHAN CONSULTING, LLC 2013 ATTACHMENT 5 F_ ' , i _ McClenahan Consulting, LLC Arboriculturists Since 19U 1 Amstradero Road, Portola Valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 854-1267 wwwspmcclenahan.com May 11, 2013 Mr. Simon Baker 27030 Elena Road Los Altos Hills, CA 94022 Assignment As requested, I inspected trees within areas of pool and tennis court improvement work to determine species, size, present condition, impact of proposed improvements and provide recommendations for tree protection and preservation. Background Proposed improvements will include a pool and terrace on westerly side of residence and a tennis court on easterly side of residence. A Douglas fir is located adjacent to proposed pool improvements. Coast live oaks #2 and #3 are located on northerly side of proposed tennis court and Coast live oaks #4 and #5 on .southerly side .of tennis court. No other significant trees are located within project scope and -no adverse impact to tree environments would be expected. Summary The Douglas fir will be removed for pool terrace and landscape improvements. Coast live oaks #3 and #5 will not,be significantly impacted by improvement work. Grading encroachment will encroach within lateral root environment of Coast live oaks #3 and #4 and will require adoption of Tree Protection and Preservation Guidelines. Methodology Tree numbers in this survey correspond to those on the site plan enclosed. To determine tree condition, a Level // visual inspection of foliar crown, trunk and root crown was performed. No root crown exploration, climbing or plant tissue analysis was performed as part of this survey. Mr. Simon Baker Page 2 In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; Presence of disease or insects; and Life expectancy. Tree Description/Observation #1: Douglas fir (Pseudotsuga menziesii) 20.9" DSH (diameter standard height) Height: 70' Spread: 35' Condition: Fair Location: Southeast of proposed pool Observation: Foliage is typical of the species and indicates normal tree vitality. Lower limbs had previously been removed creating a high headed specimen. Tree will be removed for improvement work. #2: Coast live oak (Quercus agrifolia) 20.9" DSH Height: 40' Spread: 35' Condition: Fair to Good Location: North of proposed tennis court Observation: Foliage is of uniform size, coloration and crown density indicates normal vitality. Tree structure is sound with no visible signs of decay or defects. Proposed grading will encroach no closer than within 16 feet of trunk on southerly side and minimal impact to lateral root environment is expected. Adoption of Preservation Guidelines will ensure a most favorable prognosis. #3: Coast live oak 20.4" DSH Height: 40' Spread: 35' Condition: Fair to Good Location: North of proposed tennis court Observation: Foliage is of uniform size, coloration and crown density indicates normal vitality. Tree structure is sound with no visible signs of decay or defects. Proposed grading will encroach to within 6 feet and retaining wall 41/2 feet from trunk on southerly side. Hand excavation at edge of proposed grading is required when within 12 feet of trunk to required depth. No roots greater than 1 -inch in diameter may be severed without prior inspection by the site arborist. Sufficient distance from trunk will allow preservation of buttress/sinker roots and adoption of Preservation Guidelines will enhance prognosis for continued health. It is noted that grading will remove previously placed fill on the southerly (upslope side) with minimal lateral root development likely. Mr. Simon Baker Page -3 #4: Coast live oak 30.6" DSH Height: 35' Spread: 18' Condition: Poor Location: South of proposed tennis court Observation: Previous scaffold failures were observed throughout the foliar canopy. Trunk deterioration on northerly'side indicates a decline in tree vigor and possible vascular canker diseases. The ivy should be removed from trunk and within 3 feet of root crown. Proposed grading will encroach no closer than within 9 feet on the northerly side (down slope). Hand excavation at edge of grading is required when within 15 feet of trunk to required dept. No roots greater than 1 -inch in diameter may be severed without prior inspection by the site arborist. Proposed construction will not significantly impact tree environment. However, a continued decline of tree vigor is likely. Prognosis must be considered questionable. #5: Coast live oak 25.1" DSH Height: 45' Spread: 30' Condition: Fair Location: South of proposed tennis court Observation: Foliage is of uniform size, coloration and crown density indicates normal vitality. Tree structure is sound with no visible signs of decay or defects. Ivy should be removed within 3 feet of trunk. Proposed grading will encroach no closer than within 14 feet of trunk on northerly side. No impact to buttress/sinker root structure will occur and less than 10 percent of lateral root environment will be affected by improvements. Adoption of Preservation Guidelines will ensure a favorable prognosis. Conclusion The Douglas fir #1 will be removed for improvement work. With adoption of the Preservation Guidelines, prognosis for continued health of coast live oaks #2, #3, and #5 is considered favorable. Existing condition of tree #4 is likely to result in continued decline providing. a questionable prognosis. TREE PRESERVATION GUIDELINES Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes that occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than five times the trunk diameter, (i.e. 30" diameter tree x 5=150" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. Mr. Simon Baker Page 4 Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area as close to drip line (outer foliar perimeter) as practical. Six-foot high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground, at no more than 10 -foot spacing. The fences shall enclose the entire area under the drip line of the trees or as close to the drip line area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'drip line' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground around the tree canopy shall not be altered. These barricades should remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. Designated areas beyond the drip lines of any trees should be provided for construction materials and on site parking. Root Pruning (if necessary) . During and upon completion of any trenching/grading operation within a tree's drip line, should any roots greater than one inch (1 ") in diameter be damaged, broken or severed, root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified Arborist to minimize, root deterioration beyond the soil line within twenty-four (24) hours. Pruning Pruning of the foliar canopies to include removal of deadwood is recommended and -- should be initiated prior to construction operations.' Such pruning will provide'any= _ necessary construction clearance, will lessen the likelihood or -potential fot limb breakage, reduce 'windsail' effect.and provide an environment suitable for healthy and vigorous growth. Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in spring and summer for those trees to be impacted by construction. Such fertilization will serve to stimulate feeder root development, offset shock/stress as related to construction and/or environmental factors, encourage vigor,, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction activity. Mr. Simon Baker Page 5 Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and.minimize possible soil compaction. Inspection Periodic inspections by the Site Arborist,are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. All written material appearing herein constitutes original and unpublished work of the Arborist and may not be duplicated, used or disclosed without written consent of the Arborist. We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance'in these concerns, kindly contact our office at any time. Very truly yours, McCLENAHAN CONSULTING, LLC By: James M. McClenahan, President Registered Consulting Arborist #249 American Society of Consulting Arborists JMMc: pm McClanahan Consulting, LLC Arboriculturists Since 1911 1 Arastradero Road, Portola Valley, CA 94028-8012 Telephone (650) 326-8781 Fax (650) 854-1267 wwwspmcclenahan.com ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or fora specified period of time. Likewise, remedial treatments, like a medicine, cannotbe guaranteed. Treatment; pruning, and removal of trees_ may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership; site lines, disputes between neighbors, landlord -tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk. The only way to eliminate all risks is to eliminate all trees. Arborist: James M. McClenahan Date: May 11, 2013 ATTACHMENT 6 RECEIVED } DEC ® 2013 TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT T®VVN 0P LOS ALTOS HILLS 26379 Fremont Road • Los Altos Hills, California 94022 • (650) 941-7222 • FAX (650) 941-3160 WORKSHEET #2 EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA • TURN IN WITH YOUR APPLICATION - PROPERTY OWNER'S NAME Simon Baker and Yoky Matsuoka PROPERTY ADDRESS 27030 Elena Road CALCULATED BY Donna Sylvanovi ch DATE 12/20/13 1. DEVELOPMENT AREA (SQUARE FOOTAGE) A. House and Garage (from Part 3. A.) B. Decking C. Driveway and Parking (Measured 100' along centerline) D. Patios and Walkways E. Tennis Court F. Pool and Decking G.. Accessory Buildings (from Part B) Existing 3,748 150 4,414 3,628 0 0 1,625 H. Any other coverage 65 TOTALS 13,630 Maximum Development Area Allowed - MDA (from Worksheet #1 2. TOTAL IMPERVIOUS SURFACE Existing (SQUARE FOOTAGE) Proposed Total (Additions/Deletions) 0 3,748 -150 0 -2,229 2,185 -3,374 254 5,280 5,280 603 603 0 1,625 -65 0 65 13,695 0 13,695 SF Proposed Total TOTALS 3. FLOOR AREA (SQUARE FOOTAGE) Existing Proposed Total **(From Worksheet#2 Dated 05/14/91) (Additions/Deletions) A. House and Garage a. 1 st Floor 812* 0 812* b. 2nd Floor 2,936* 0 2,936* C. Attic and Basement 0* 0 0* d. Garage 0* 0 0* B. Accessory Buildings a. 1st Floor 595* 0 595* b. 2nd Floor 1,030* 0 1,030* C. Attic and Basement 0* 0 0 TOTALS 5,373* 0 5,373* 4 Maximum Floor Area Allowed - MFA (from Worksheet #1) 6 , 7 5 8 TOWN USE ONLY CHECKED BY DATE * From Baker-Matsuoka Residence MFA Study dated 11/21/2013 as prepared by Tlnxhnry �rrhi f-cni-� �tt�nho.-1 TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 www.losaltoshills.ca.gov Code Sections: ATTACHMENT 7 LOSALZY}SHILLS CALIFORNIA. Grading. Policy Approved by City Council 07/21/2011 Section 10-2.702 (c) of the Site Development Ordinance states that:. "The amount of grading, excavation, or fill shall be the minimum necessary to accommodate proposed structures, unless grading is proposed to lower the profile of buildings." Section 10-2.703.(a) requires: "Type II foundations step -on -contour, daylight, pole foundations, or a combination thereof — shall be used on building sites with.natural slopes in excess of fourteen percent Intent: The purpose of this policy is to outline desired criteria for grading which assure that construction retains the existing contours and basic landform of the site to the greatest extent feasible. It is also intended that the policy:provide guidance for.".stepping" structures down sloped hillsides, encouraging. terraced retaining walls where possible, and emphasizes cut to. lower the profileof structures over fill or foundation walls, which tend toraise the profile. of the structure. While balanced cut and fill is desirable to minimi e import or export of soil, to or from a site, it is recognized that the Town's policies and the guidelines. below may 1.encourage export as cut is generally preferred over fill. These policies are intended to, be used by staff in ,evaluation and, making recommendations to the Planning Commission and/or City Council' .regarding site development ' applications, and -,as guidance for applicants. Individual sites may dictate a need to deviate from the criteria, to the extent permitted by the'Planning Commission and/or City Council. Grading Policy Page 2 Policy: 1. Cuts and fills in excess of the following levels generally will be considered excessive and contrary to Town ordinances and policies to grade only to the minimum extent necessary to accommodate structures and to site structures consistent with slope contours, i.e., "step down" the hill*: Cut Fill House 8'** 3' Accessory Bldg. 8'** 3' Tennis Court 6' 3' Pool 4'*** 3' Driveways 4' 3' Other (decks, yards) 4' 3' * Combined depths of cut plus fill for development other than the main residence should be limited to 6 feet, except that for tennis courts cut plus fill may be permitted up to a maximum of 8 feet. ** Excludes basements meeting Code definition. *** Excludes excavation for pool. 2. The height of the lowest finished floor(s) of a structure should generally not be set in excess of four feet six inches (4'6") feet above the existing grade, to assure that structures - step with the slope. Supported decks shall generally not exceed three (3') feet above adjoining grade except where located within six (6') feet of a building. 3. Driveway cut may be increased up to a maximum of ten (10') feet for the portion of the driveway or backup area which is adjacent to a garage that has been lowered with a similar amount of cut. Terracing shall be utilized for cuts exceeding six (6') feet. 4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above for each type of structure, but shall be the minimum grading needed for drainage purposes, as determined by the City Engineer. 5. The Planning Director may approve exceptions for required driveways and Fire Truck turnarounds where cut does not exceed seven (7') feet and fill does not exceed five (5') feet at a noticed public hearing.