TOWN OF WOODSIDE REPORT TO ARCHITECTURAL AND SITE REVIEW BOARD Meeting Dat January 11,2016 Agenda Item: 4 Prepared by: Sean Mullin, AICP, Associate Planner Reviewed by: Jackie Young, AICP, Planning Director TITLE: ASRB2015-0035: Formal Design Review and recommendation of approval, conditional approval, or denial to the Planning Commission, to construct a new single-story main residence with a basement. a barn with a basement, 8 accessory structures, 3 swimming pools, 2 new vehicular gates, fencing, and other landscaping and site improvements. The proposal requires Planning Commission approval of a Conditional Use Permit for a greenhouse with an aggregate size exceeding 250 square feet pursuant to WMC 153.026. The proposal includes a Lot Merger between 460 Mountain Home Road and 95 Robles Drive, two properties with differing General Plan Land Use Designations (R and R-ESA) and Zoning (RR and SCP-5). The proposal requires Town Council approval of an Amendment to the General Plan to change the General Plan Land Use Designation of the 95 Robles Drive property from Residential (R) to Residential/Environmentally Sensitive Area (R-ESA) to mateh the adjacent lot at 460 Mountain Home Road; and an Amendment to the Zoning Code to change the Zoning of the 95 Robles Drive property from Rural Residential (RR) to Special Conservation Planning — 5 Aere Minimum (SCP-5) to match the adjacent lot at 460 Mountain Home Road. The proposal also requires Town Council approval of a CEQA determination related to the change to the General Plan Land Use Designation and Zoning. Property Information Address: 460 Mountain Home Road APN: 072-201-400 Property Owner: Laurene Powell Jobs Zoning: SCP-5 (Special Conservation Planning ~5 Acre Minimum) General Plan: RYESA (Residential/Environmentally Sensitive Area) Lot Area: 6.05 acres (263,426 sq. ft.) Address: 95 Robles Drive APN: 072-201-430 Property Owner: Laurene Powell Jobs Zoning: RR (Rural Residential —3 Acre Minimum General Plan: R (Residential) Lot Area: 3.05 acres (132,858 sq. ft.) EXECUTIVE SUMMARY ‘The applicant proposes to construct a new single-story main residence with a basement, a barn with a basement, 8 accessory structures, 3 swimming pools, 2 new vehicular gates, fencing, and other landscaping and site improvements. The proposal requires Planning Commission approval ASRB Meeting rary 11,2016 460 Mountain Home Road Page 1of a Conditional Use Permit for a greenhouse with an aggregate size exceedin pursuant to WMC 153.026. 50 square feet This project was reviewed as a Conceptual Design Review on April 20, 2015 (Attachment 4. ASRB Staff Report: and Attachment 5, Minutes). The proposal presented at the Conceptual Design Review of April 20, 2015, included a Lot Line Adjustment between the two properties. During this review, the ASRB recommended that the 460 Mountain Home Road portion of the proposal be forwarded to Formal Design Review (Attachment 6, Action Letter). The ASRB had concerns related to site planning, building design, landscape elements, and project conditions (Attachment 6, Action Letter) for the 95 Robles Drive portion of the proposal and continued this portion to a second Conceptual Design Review to give the applicant an opportunity to address these concems. The 95 Robles Drive portion of the proposal was reviewed as a second Conceptual Design Review on July 6, 2015 (Attachment 7, ASRB Staff Report; and Attachment 8, Minutes). The ASRB recommended that the project be forwarded to Formal Design Review before the ASRB, and that it return with its adjacent project proposal at 460 Mountain Home Road (Attachment 9. Action Letter). While conducting background research required for Formal Design Review, staff discovered a Condition of Approval stemming from the approval to remove the Jackling Estate, previously located at 460 Mountain Home Road. The Condition of Approval required the applicant to merge the two properties at 460 Mountain Home Road and 95 Robles Drive. A Restrictive Covenant was recorded on the property as a Condition of Approval, limiting development on the 460 Mountain Home Road property to a maximum total floor area of 10,000 square feet and a maximum residence size of 6,000 square feet. In response to the Condition of Approval to merge the subject properties, the applicant withdrew their applications for a Lot Line Adjustment (LLAJ2015-0003) and ASRB Formal Design Review of 95 Robles Drive (ASRB2015-0047) and applied for a Lot Merger (MERG2015-0003) between 460 Mountain Home Road and 95 Robles Drive. The two properties have differing General Plan Land Use Designations (R and R-ESA) and Zoning (RR and SCP-5). In order to process the proposed Lot Merger. the General Plan Land Use Designation and Zoning of both ots must be consistent. Town Council approval of an Amendment to the General Plan is required to change the General Plan Land Use Designation of the 95 Robles Drive property from Residential (R) to Residential/Environmentally Sensitive Area (R-ESA) to match the adjacent lot at 460 Mountain Home Road. Town Council approval of a Zoning Code Amendment is also required to change the Zoning of the 95 Robles Drive property from Rural Residential (RR) to Special Conservation Planning — $ Acte Minimum (SCP-S) to match the adjacent lot at 460 Mountain Home Road. Further research was conducted conceming the Restrictive Covenant which limits development on the 460 Mountain Home Road property to a maximum total floor area of 10,000 square feet and a maximum residence size of 6,000 square feet. The Town Attorney reviewed the minutes and taped recordings of the meetings, which discussed this Restrictive Covenant, and confirmed that development is limited by the Restrictive Covenant on 460 Mountain Home Road and that the development within the footprint of the 95 Robles Drive property is limited by the zoning of that property. Table 1 provides a summary of the development potential of the property once ASRB Meeting January 11,2016 460 Mountain Home Road Page 2‘merged and the applicant’s proposed development. Table 1. Development Potential After Merger. 460 Mountain Home Road 95 Robles Drive __ Allowed Proposed Allowed | Proposed Total Floor Area I 10,000 sf 9,937 st 7,307 sf 5,752 sf Maximum Residence Size 6,000 sf 3,706 st NA NA This project proposes a Lot Merger and is now being presented and considered as a Formal Design Review pursuant to WMC Section 153.221.B under the address of 460 Mountain Home Road. Since the project involves structures totaling greater than 2,000 square feet, the ASRB is required to review the project. Pursuant to Section 153.227.C of the Municipal Code, the Board is to consider evaluation criteria related to Community Character, Site Planning, Building Design, and Landscape Elements. The Board would then make a recommendation to the Planning Commission for action. The Planning Commission will review the project and make a recommendation to the Town Council on the project, the proposed Conditional Use Permit for a proposed greenhouse with an aggregate size exceeding 250 square feet pursuant to WMC 153.026, and the proposed General Plan and Zoning Code Amendments, A timeline for processing of the project to date is included as Attachment 15. ENVIRONMENTAL REVIEW The proposed project includes the construction of a new main residence and accessory structures. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) by Section 15303(a)(e), which includes single-family residences and ancillary buildings. The project also includes a Lot Merger that requires General Plan and Zoning Code Amendments to change the Zoning and General Plan Land Use Designation of the 95 Robles Drive property to be consistent with that of the 460 Mountain Home Road property. The existing General Plan Land Use Designation of the 95 Robles Drive property would change fiom a residential use (R ~ Residential) to a more restrictive residential use (R-ESA: Residential — Environmentally Sensitive Area). The existing Zoning of the 95 Robles Drive property would change from RR (Rural Residential) to the more restrictive SCP-5 (Special Conservation Planning — 5 acre minimum) Zone. The proposed changes in Zoning and General Plan Land Use Designation of 95 Robles Drive would continue the residential use of the property at a lower density and development potential. Therefore, the project is also Categorically Exempt ftom CEQA by Section 15305, which includes minor alterations in land use limitation that do not result in any change in land use or density. The project is also exempt from CEQA pursuant to Section 15061(b)(3), as “where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. RECOMMENDATION Based on the evidence submitted in the record and the analysis provided below, staff recommends approval of the proposed project, subject to the following Conditions of Approval: Prior to issuance of a Building Permit, the applicant shall a. Submit an Erosion Control Plan to the satisfaction of the Town Engineer ASRB Meeting January 11,2016 460 Mountain Home Road Page 3b. Submit a revised the Exterior Lighting Plan that complies with the requirements of Section 153.049(H) of the Municipal Code. cc. Revise the project to be in conformance with the allowable paved area and surface coverage without an exception if, for any reason, the exception to the maximum paved area and surface coverage applied for (XPAV2016-0001) is not granted. 4. Revise plans showing the locations of the utility trenches to avoid the driplines of significant trees to the greatest extent possible, The applicant shall also revise the Project Plans to include provisions for hand-trenching within the driplines of any significant trees Revised plans including provisions for hand-trenching within the driplines of any significant trees. ce. Revise plans complying with the requirements of the Woodside Fire Protection District. £. Submit verification from the San Mateo County Environmental Health Department of the adequacy of the septic system. g. Submit a complete Landscape Documentation Package including a checklist identifying all of the items listed in Section 492.3 of the State's Water Efficient Landscape Ordinance. All required items shall be submitted with the Landscape Documentation Package, most notably, the Grading, Landscape, and Irrigation Plans must include the required compliance statements and signatures. During Construction: 1a. The project is to be completed per the approved plan. Any deviation from the approved plans requires review and approval of a revision by the Town. “As-built” plans are not acceptable, b. All construction staging and construction parking shall be located onsite and shall not be located within any right-of-way, ingress/egress easement, access route for other parcels. or within any stream corridor, area with slopes in excess of 35%, area designated to meet the Town’s natural state requirements, any areas where it may harm protected trees, of within any other environmentally sensitive area. c. All tree protection fencing shall remain in place for the duration of the project, and the applicant shall follow all of the recommendations included in the Arborist Report prepared by Michael P. Young and Allie Strand of Urban Tree Management, dated July 21, 2015. Any excavation within the dripline of a significant tree shall be done by hand pursuant to Section 153.176 of the Woodside Municipal Code. d. The locations, plate heights, and overall heights of all structures shall be licensed land surveyor. ©. A sign shall be posted in a location readable from the roadway stating the permitted hours of construction pursuant to Municipal Code Section 151.55(B), and a contact name and phone number for the contractor. The sign shall be posted and maintained for the duration of the project, and shall be removed upon approval of the final inspection of all permits onsite. -d by a Prior to final inspection/occupancy: ‘ubmit a Soil Management Report pursuant to Section 492.5 of the State's Water Efficient Landscape Ordinance. The Soil Management Report shall include an analysis of laboratory tested samples related to: 1. Soil texture 2. Infiltration rate 3. pH 4. Total soluble salt ASRB Meeting January 11, 2016 460 Mountain Home Road Page 45. Sodium 6. Percent organic matter b. Submit a Certificate of Completion pursuant to $ Efficient Landscape Ordinance. The Certificate of Completion (see Append sample certificate) shall include the following six (6) elements: 1. Project information sheet that contains: a. Date; c. Project name; d. Project applicant name, telephone, and mailing address; ¢. Project address and location; and f. Property owner name, telephone, and mailing address; 2. Certification by either the signer of the landscape design plan, the signer of the ation design plan, or the licensed landscape contractor that the landscape project has been installed per the approved Landscape Documentation Package: a. Where there have been significant changes made in the field during construction, these “as-built” or record drawings shall be included with the certification; Irrigation scheduling parameters used to set the controller (see Section 492.10): Landscape and irrigation maintenance schedule (see Section 492.11): Irrigation audit report (see Section 492.12): and Soil analysis report, if not submitted with Landscape Documentation Package, and documentation verifying implementation of soil report recommendations (see Section 492.5). g. Install all landscaping per the approved plan. The applicant shall submit a Certificate of Completion pursuant to Section 492.9 of the State's Water Efficient Landscape Ordinance. h. Install all approved exterior light fixtures. The bulb or light source shall be entirely located behind a non-translucent surface. No additional lights or alternate fixtures shall be installed without first being reviewed and approved by the Town. i. Properly compacted and plant with native grasses or approved planting all graded or disturbed areas to reduce potential erosion |j. Install all paved areas, including gravel/tock areas, pursuant to the approved plans. No changes in size or location of paved areas shall be made without first obtaining review and approval by the Town. k. Use all exterior finishes, colors, and materials approved by the Planning Commission/Planning Director as recommended by ASRB. Any changes may require further review by ASRB as determined by the Planning Director. 1. Install all waterline backflow preventers located within required setbacks in accordance with Municipal Code Section 153.050(B). The device shall meet the required location, height, color, and screening requirements. m. Remove all construction debris and trailers from the site. ion 49295 of the State’s Water C for a ae aw PROPERTY DESCRIPTION 460 Mountain Home Road This 6.05 acre property is located at the end of Robles Drive, although it has a Mountain Home Road address. The majority of the subject property is relatively flat, with some steep slopes located along the northern property line as the land drops down to a drainage area. The property takes aceess fiom Robles Drive via a gravel driveway running along the northern portion of the ASRB Meet January 11, 2016 460 Mountain Home Road Page 5The interis proper 1 of the property is developed with a historic water tower/accessory living which is the last remaining historic remnant of the Jackling Estate on this site. quarters (ALQ) Prior to demolition of the Jackling Estate, both the home and the water tower/ALQ had been vacant for a prolonged period of time and had fallen into disrepair. The grounds, however, were and continue to be used for family-scale agriculture and beekeeping. The owner has declared the current primary use of the property as agriculture and beekeeping, which is an allowed primary use in the SCP-5 zoning district; and the ALQ as the accessory use, which is an allowed accessory use in the SCP-5 zoning district. The property is not formally landscaped. A southwest section of the property includes extensive vegetable garden and chicken coop. The majority of the trees onsite are mature oaks in various states of health. A grove of large olive trees has recently been planted in the northem portion of the property. The remainder of the property has been left natural. ‘There is a variety of existing fencing and retaining walls on the property, including: * 6-foot tall, post and wire fencing located along the eastern property line, existing driveway; © 5-foot tall chain link fencit the existing driveway; © 6-foot tall, wood and wire fencing with a top rail surrounding the north, east, and south sides of the vegetable garden located in the southwestern portion of the property; # 7.5-foot tall, wood and wire fencing with a top rail along the west side of the vegetable garden located in the southwestern portion of the property: © 6-foot tall, wood and wire fenc around a chicken coop located in the southwestern portion of the property; # 1- to 2-foot tall, stacked stone retaining wall located on the south side of the existing driveway; # several 2-foot tall stone clad landseape walls adjacent to the western property line; # 4-foot tall, wood post and wire fencing surrounding an area in the location of a proposed vineyard in two layers*; foot tall, double-swing gate wrought iron vehicular gate; and, © 5-foot tall, wood and wire fencing with top and bottom rails adjacent to the vehicular gate. north of the located along the eastern property line, north and south of ‘The permit status of the over-height fencing is not known, * The fencing that has been installed around the area proposed to be a vineyard was installed without permits. The applicant has since applied to permit the fencing: however, because this fencing is part of this proposal, it cannot be approved until the project is approved under a Building Permit. This fencing is subject to review by the ASRB. Title Reports provide information on existing easements and other restrictions recorded on a property. Easements and resirictions can limit development in specified areas of a property. The applicant submitted a Title Report (Attachment 10) that identifies a number of easements located on the property or for the benefit of the subject property. Those located on the property are’ ‘* a 5-foot public utility easement along the northeastern property line; and, ASRB Meeting Tanmuary 11,2016 460 Mountain Home Roadfoot public utility easement along the southwestern property line. Additionally, a Restrictive Covenant is recorded on the property limiting development on the property as follows: The maximum toral floor area allowed on the property shall be 10,000 sq ft and the ‘maximum size of the replacement home shall be 6,000 sq fi. (Reference Town Council Resolution 2009-6755; Recorded Document Instrument Number 2011- 011908). 95 Robles Drive This subject property is a 3.05-acre flag lot located at 95 Robles Drive. The property is predominately flat, sloping down slightly to the rear (southwest) property line. The subject property is not currently served by a formal driveway. An existing water tank is located in the northwest comer of the property. Two storage containers covered by a pitched roof are located ‘on the south portion of the property. No other structures are located on the property. The property is not landscaped and the existing vegetation includes a variety of trees, with the majority of them being oaks, and underlying brush. ‘The permit status of the storage containers and the roof over the storage containers is not known. There is a variety of fencing on site in various states of repair, including: 6-foot tall, chainlink fence along the western and southern property line: 2-foot tall, stone wall along the western property line; 6-foot tall, grape stake fence along the western property line; 6-foot tall, chainlink fencing running from the southeastem comer of the property to where it ties into a wood fence: 6-foot tall, solid wood fence along a portion of the eastern property line; 4-foot tall, split ral fence along a portion of the eastem property line: 6-foot tall, wood and wire fencing on the east side of the storage containers; 6-foot tall, solid wood fence located behind the storage containers in the southern portion of the property: and, * 6-foot tall bamboo fencing on the north end of the storage containers, The applicant submitted a Title Report (Attachment 11) that identifies a number of easements located on the property, including: ‘* 15-foot public utility easement and riding trail easement along the southeast property line: and, ‘+ S.foot wide public utility easements along the southwest and northeast property lines. Municipal Code Section 153.139(B) requires that applicants submit the average slope of the lot excluding slopes in excess of 35% (net area). Lots with a net average slope of 12.5% or greater will be required to retain portions of the lot in Natural State. Sheet C-1.0 (Attachment 17) indicates that the net average slope of the merged property is 3.8%; therefore, the Natural State requirement is not applicable. ASRB Meeting January 11,2016 460 Mountain Home Road Page 7BACKGROUND During the initial Conceptual Design Review on April 20, 2015 (Attachment 4, ASRB Staff Report; and Attachment 5, Minutes), the ASRB recommended that the 460 Mountain Home Road portion of the proposal be forwarded to Formal Design Review (Attachment 6, Action Letter). The ASRB applauded the applicant for proposing a project that is strongly in alignment with the Residential Design Guidelines in that it is restrained, elegant, limited in intensity, subordinate to the land, and sits lightly on the land. The ASRB also applauded the specified materials (i.e., charred wood, stone, and slate roofing). The ASRB recommended that the applicant return to the ASRB for Formal Design Review. The ASRB’s comments and recommendations of April 20, 2015 (Attachment 6), and staff's analysis of the applicant's response follow in Table 2: Applicant Response to Conceptual Design Review ~ 460 Mountain Home Road. ASRB Recommendation Staff's Analysis of the Applicant's Response L Site Planning a. Carefully consider tree impacts. | Pages 7-9 of the Arborist Report (Attachment 12) indicates that the Project Arborist has been tending to the trees on the properties for the past 24 years. The Arborist indicates that he has been involved in the siting of the proposed structures so that they may be near the trees, without compromising them. The report provides recommendations for reducing the impacts of each structure proposed (Attachment 12. page 8). When specifically addressing the proposed Bam, Olive Press, and Wine Press (referred to | previously as the Garden House in the report), the | Arborist recommends that the basement walls be | constructed without the normal OSHA 5-foot overcut to avoid cutting into the tree roots more than necessary. The applicant has submitted a section of a temporary construction shoring plan (Attachment 13) that would eliminate the need for the normal | OSHA 5-foot overcut to construct the basement, The Town's Building Official has reviewed this plan and indicated that it is an acceptable alternative method for proper shoring of the basement excavation that has been utilized on similar projects in Town to minimize disturbance to adjacent trees. The applicant has provided a Tree Canopy Diagram (Attachment 17, Sheet T1.00) showing the proposed encroachment of the Bam, Olive Press, and Wine Press on the Trees #101 and 104. The plan shows that the three structures would encroach into 6% of the dripline of Tree #101; and the wine press structure would encroach 4% into the dripline of Tree #104. ASRB Meeting January 11, 2016 460 Mountain Home RoadThe applicant has also provided a Tree Canopy Diagram (Attachment 17, Sheet T1.01) showing the proposed encroachment of the Orchard and Vineyard Houses on Trees #119 and 121. The plan shows that the Orehard House would eneroach into 21% of the dripline of Tree #119 and 2% of Tree #121. The Vineyard House would not encroach into the dripline of either tree. The Arborist indicates that the trees will be under his care before and during the construction process. He will continue to work closely with the design team to ensure that the trees remain healthy and safe through the construction process and into the future. The Arborist. Report also provides_—_general, recommendations for the protection of the trees during construction (Attachment 12, pages 8-10). b. Submit site photos from adjacent | properties to study visibility, and | provide site sections. a. Carefully consider the color of the proposed stone. Site Photos have been provided on Sheets A130 through A1.32 of the Project Plans (Attachment 17); Site Sections have been provided on Sheet A1.25 of the Project Plans (Attachment 17). | | The applicant has selected natural limestone cladding (Attachment 17, Sheet A4.00) for the stone clad walls | on the various structures, and rammed earth (Attachment 17, Sheet A401) for the proposed garden walls. The materials would have a sandy beige color that would complement the natural tones of the b. Carefully consider light emission impaets. The ASRB’s primary concern regarding light impacts relate to the proposed greenhouse portion of the barn. Light emissions from the Greenhouse would be focused inwards to the west courtyard. The east side of the building has less glazing facing the east neighbor property so light emissions are expected to be minimal. Light emissions through the “Greenhouse” roof will be minimal, if at all during evening hours. The glass roof is necessary to promote plant growth and maximize passive solar heat gain. Solar exposure will be modulated by interior shading devices which will be developed with the Greenhouse supplier. ASRB Meeting January 11,201 6 460 Mountain Home Road Page 9IIL. Project Conditions: ] a, Submit a construction schedule [The applicant submited a construction schedule which minimizes disruption and | (Attachment 14) showing that the proposed project length of construction. would take approximately 596 days. |b. Photograph the condition of | During Conceptual Design Review, the applicant Robles Drive before and after | indicated their established intention to repave Robles construction, and repair any | Drive after construction is complete construction-related damage, (The applicant indicated their established intention to repave | Robles Drive afier construction is complete.) During the second Conceptual Design Review on July 6, 2015 (Attachment 7, ASRB Staff Report; and Attachment 8, Minutes), the ASRB recommended that the 95 Robles Drive portion of the proposal be forwarded to Formal Design Review (Attachment 9, Action Letter). The ASRB thanked the applicant for preparing an analysis of the solar access and views of the Western Hills. The ASRB requested that any proposed perimeter fencing be wildlife-friendly, and noted that the Planning Commission will consider a Conditional Use Permit for the proposed green house due to its size The ASRB recommended that the project be forwarded to Formal Design Review before the ASRB, and that it return with its adjacent project proposal at 460 Mountain Home Road. The ASRB’s comments and recommendations of July 6, 2015 (Attachment 9), and staff's analysis of the applicant’s response follow in Table 3: Table 3. Applicant Response to Conceptual Design Review — 95 Robles Drive. ASRB Recommendation [ Staff's Analysis of the Applicant's Response General Comments: The ASRB requested that any proposed | The applicant has provided a Fence/Wall/Gate perimeter fencing be wildlife-friendly. Plan (Attachment 17, Sheet L4.00) showing the locations of all fencing, walls and_ gates. Additionally, details of all proposed fencing, walls, and gates have been provided on Sheets 14.10 and L411 (Attachment 17). The ant proposes new perimeter fencing to tie sting fencing at the perimeter of the property. The new perimeter fencing (Type 2) would be 4 feet tall, wood split rail fencing with no wire mesh. The applicant proposes limited use of enclosure fencing that is visually open but not wildlife friendly, surrounding the water tower garden and vineyard. Limited solid fencing is proposed around the Garden Courtyard. Sheet 4.00 indicates that 68.4% (6.47 acres) of the property would be accessible ASRB Meeting January 11, 2016 ~~ 460 Mountain Home Roadto wildlife being surrounded by low, open, wildlife friendly fencing. A detailed discussion | of the proposed fencing is provided in this | report. The ASRB noted that the Planning Commission will consider a Conditional Use Permit for the proposed green house due to its size. | The applicant applied for Planning Commission review of a Conditional Use Permit (CUSE2015- 0005) on September 2, 2015. Prior to Formal Design Review, please submit the following: a. The net average slope of the property as defined by Section 153.139(B) of the Municipal Code. If greater than 12.5%, submit a Natural State Plan indicating the areas and percentage that will remain in Natural State. Sheet C-1.0 (Attachment 17) indicates that the net average slope of the merged property is 3.8%; therefore, the Natural State requirement is not applicable. b. Elevations and Floor Plans for the proposed Garden Shed, Submitted on Sheet A2.40 of the Project Plans (Attachment 17) cc. An Exterior hiing Plan detailing all proposed exterior light fixtures, including location, quantity, and manufacturer's specifications. Submitted on Sheets EL1.00 through EL3.01 of the Project Plans (Attachment 17). @_A Site Plan showing details of the proposed site circulation, including driveways, walkways, parking areas, ete, “Submitted on Sheet 11.00 of the Project Plans (Attachment 17). e. A Preliminary Grading and Drainage Plan, prepared and certified by a licensed civil engineer, including the following i. All existing and proposed drainage facilities and natural drainage patterns, ii, All proposed grading contours and a limit of grading/disturbance/staging area, All cut and fill grading quantities in cubic yards, The cut and fill Submitted on Sheets C-3.0 through C-3.6 of the Project Plans (Attachment 17), Preliminary Grading and Drainage Plan has been reviewed and approved by the Town Engineer Home Road Page 11 Tanuary 11, 2016quantities shall include a break down on all cut and fill activities that will and will not count towards the Site Development Permit pursuant to Municipal Code Section 151.20(B). A Landscape Plan showing quantity, location, type, and size of existing and proposed landscaping; all trees proposed for removal; existing and proposed hardscape materials; and a Landscape Documentation Package in compliance with the California Water Efficient Landscape Ordinance (WELO). the | Submitted on Sheets 11.00 through L3.00 of the Project Plans (Attachment 17). ‘A Surface Coverage Plan, including details of the location and quantities of all existing and proposed surfaces that qualify as paved area and surface coverage. Submitted on Sheets EX-1 through EX-4 of the | Project Plans (Attachment 17) nh ‘A Landscape Lighting Plan detailing all proposed exterior light fixtures including location, quantity, manufacturer's specifications. and Submited on Sheets EL1.00, EL3.00, EL3.01 of the Project Plans (Attachment 17), ‘and A. Fence/Wall/Gate showing details of the location, type, height, and materials of all proposed fences, walls, and/or gates, Plan Submitted on Sheets 14.00, 14.10, and L4.11 of the Project Plans (Attachment 17). Plans showing the location of all existing and proposed utility meters and specifications for the location of underground utility lines. Submitted on Sheets C-2.0 through C-2.2 of the Project Plans (Attachment 17). A Preliminary Septic Plan including the location of the septic tank, drainfield, connecting lines, and 100% expansion area, and a statement identifying the number of bedrooms that the septic system can serve. Submitted on Sheets C-2.0 thro Project Plans (Attachment 17). ‘ASRB Meeting January 11, 2016 460 Mountain Home Road Page 12Determination from the Town Geologist if a preliminary review of the project is required. Based on a preliminary review of the plans, the Town Geologist indicated that formal review of the geotechnical aspects of this project can occur during the Building Permit phase. m. An Arborist Report, prepared by a Certified Arborist, including an inventory of all trees that have drip es within the project area or staging areas, a health evaluation of all trees in the inventory, and recommended mitigation and protection measures for all impacted trees. ‘An Arborist Report, prepared by Michael P. Young and Allie Strand of Urban Tree Management, dated July 21, 2015, has been submitted (Attachment 12). Additionally, the applicant submitied a Tree Canopy Study on Sheets T1.00 and T1.01, and a Tree Protection Plan on Sheet GC1.00 of the Project Plans (Attachment 17). nA Staging Plan delineating all material storage areas, loading construction parking, and construction restrooms. The proposed construction staging may not oceur in any public right-of-way unless approved by the Public Works Department, in any private right-of-way, in any access easement, and may not occur in areas where it may harm any protected trees. Construction staging shall not occur within a stream corridor, areas required to remain in a natural state, or on slopes in excess of 35%. areas, Submitted on Sheet GC-1.00 of the Project Plans (Attachment 17) A Tree Protection and Limit of Grading Fencing Plan, The Plans shall include fencing around areas designated to remain in a natural state, These protection measures shall follow all of the recommendations from any prepared Arborist Report, be installed and inspected by staff, and shall remain in place for the duration of the project. Tree protection details are provided on Sheet GC-1.00 of the Project Plans (Attachment 17). Preliminary Grading details are provided on Sheets C-3.0 through C-3.6 of the Project Plans | (Attachment 17), Preliminary Grading and Drainage Plan has been reviewed and approved by the Town Engineer. An Erosion Control Plan subject to the satisfaction of the Town Engineer. ‘An Erosion Control Plan will be required prior to issuance of a Building Permit (Condition of Approval La) ASRB Meeting January 11, 2016 460 Mountain Home Road Page 13q. Preliminary review of the proposed altemative means and methods for proper shoring of the basement excavation for the Garden House with the Building Official. The applicant has submitted a section of a temporary construction shoring plan (Attachment 13) that would eliminate the need for the normal OSHA 5-foot overcut to construct the basement. The Town's Building Official has reviewed this plan and indicated that it is an acceptable altemative method f proper shoring of the basement excavation that has been utilized on similar projects in Town to minimize disturbance to adjacent trees. Additional Project Revisions Following Conceptual Design Review, the applicant revised the previous Garden House by breaking the single structure into 3 accessory structures (Garden Bar, Olive Press, and Wine Press) and reducing the height of the structures. During Conceptual Design Review, the Garden House included a maximum height of 18.16 feet as measured from finished grade (Attachment 16, Sheet A3.30). The maximum height of the 3 resulting structures has been reduced by 2.16 feet above finished grade (Attachment 17, Sheet 43,30) to a height of 16 feet. DISCUSSION Community Character Woodside Municipal Code (WMC) §153.227.C.1 states that the Board shall review proposals to ensure “That the project is designed in a manner that is in keeping with and contributes to the rural character and aesthetics of the Town, respects the character of scenic corridors and vistas, and ‘supports equestrian facilities where applicable.” WMC §153.047 requires a minimum lot size of 3 acres for RR (Rural Residential) zoned parcels. The Zoning Code specifies that the purpose of this district isto preserve the Town's primarily single-family character. The Woodside 2012 General Plan Land Use and Community Design Element Policy LU14 states, “Residential lands are intended for a main dwelling as the principal use of a parcel, together with uses and structures customarily accessory 10 it.” Policy LUI2.6 states, “Encourage the maintenance of livestock, particularly horses, as an important component of the rural character of the Town. Community Character/Consistency with Woodside Municipal Code and General Plan The project proposes a main dwelling and accessory uses that are customary uses on a residential property. Additionally, the proposal includes livestock and agricultural pursuits (vineyard, vegetable garden, olive grove) at a hobby scale, reflective of the Town’s rural character. The project is consistent with the rural character of the Town in that it includes: buildings with simple forms and minimal massing that are subordinate to the land; natural and rustic materials; and, residential and agrarian uses that are customary uses on residential properties in Town. ite Planning Woodside Municipal Code §153.227.C.2 states that the Board shall review proposals to ensure “That the site plan is designed in a manner which preserves natural features, respects and preserves the Town's rural residential character, considers safe circulation, neighborhood ASRB Meeting January 11, 2016 460 Mountain Home Road Page 14compatibility, fire safety, and sustainability.” The 2012 General Plan Land Use and Community Design Policy LUI.3.1 states, “Structures should be designed 10 be subordinate to the natural environment, responsive to site constraints, and compatible with the rural character of the Community. The 2012 Woodside Residential Design Guidelines encourages property owners to consider the location, scale, and orientation of site improvements and how they will complement and be consistent with neighborhood and community development patterns. Site Plan and Uses The applicant has submitted Project Plans (Attachment 17) proposing to merge the subject properties (o create a single 9.10-acre lot. The two properties have differing General Plan Land Use Designations (R and R-ESA) and Zoning (RR and SCP-5), In order to process the proposed Lot Merger, the General Plan Land Use Designation and Zoning of both lots must be consister The applicant has applied for an Amendment to the General Plan to change the General Plan Land Use Designation of the 95 Robles Drive property from Residential (R) to Residential/Environmentally Sensitive Area (R-ESA) to match the adjacent lot at 460 Mountain Home Road; and a Zoning Code Amendment to change the Zoning of the 95 Robles Drive property from Rural Residential (RR) to Special Conservation Planning — 5 Acre Minimum (SCP-5) to match the adjacent lot at 460 Mountain Home Road. These amendments require approval of the Town Council. ‘The proposal also requires Town Council approval of a CEQA determination related to the amendments to the General Plan and Zoning Code. The proposed merged lot would be developed with a 3,706 square foot main residence with a basement, a 428 square foot Yoga Studio with a basement, a 165 square foot Sauna, a 822 square foot guest house (Orchard House), a 1,250 square foot guest house (Vineyard House), a 1,157 square foot accessory structure (Wine Press), a 933 square foot accessory structure (Olive Press), a 2,599 square foot Garden Barn with a basement, a 1,063 square foot Garden Shed, a swimming pool, a hot tub, a cold plunge pool, and other site and landscape improvements. An existing 3.566 square foot accessory living quarters (water tower) would remain, The total floor area (TFA) allowed in the SCP-5 Zoning District is limited to 5.5% of the lot size; however, the Restrictive Covenant recorded on the 460 Mountain Home Road property limits total floor area to 10,000 square feet on that property. The rezoning of 95 Robles Drive to SCP-5 would limit total floor area to 7.307 square feet. The allowable total floor area for the merged parcel would therefore be 17,307 square feet. The applicant proposes a TFA of 15,689 square feet (90.6% of maximum TFA). Main Residence The proposed main residence would be located in the western portion of the property, in an area currently occupied by an extensive vegetable garden. The residence would be L-shaped, opening up towards a proposed swimming pool and accessory structures to the west, The main residence would be comprised of two building elements: a north/south oriented wing and an east/west oriented wing. The two buildings would be connected by a covered breezeway. While the Municipal Code allows for above-ground connections between a main residence and accessory structures without the buildings being considered attached, the proposed covered breezeway would not meet the limitations pre are therefore considered attached. cribed to an above-ground connection and the two structures ‘ASRB Meeting January 11,2016 460 Mountain Home Road Page 15Floor Plans (Attachment 17, Sheet A200 & A2.01) for the proposed single-story main residence include a 2.941 square foot basement, which would be used for mechanical equipment, Utilities, and storage. The proposed basement would extend outside the footprint of the residence, connecting to a basement under the proposed Youa Studio. The basement would be accessed from exterior stairwells located on the south and east elevations. The east/west oriented wing of the first floor would include two full bathrooms, a kitchen, dining area, and a sleeping area. The ‘two proposed bathrooms include shower stalls with large pivoting glass doors that would open to secluded outdoor shower patios. The shower patios would be enclosed with 8-foot tall stone-clad building walls, which contribute to floor area and are not over height site walls. A covered breezeway would extend to the north of this structure, connecting it to the north/south oriented wing of the first floor. This structure would include a large living area with a book storage area. A large trellis would extend from the west side of the north/south oriented wing covering a portion of the proposed deck adjacent to the swimming pool. Roof Plans (Attachment 17, Sheet A2.02) for the main residence include a proposed solar array above the eastwest oriented wing and a green roof above the north/south oriented wing. Accessory Structures Yoga Studio ‘A single-room Yoga Studio (Attachment 17, Sheet A2.01) is proposed approximately 16-feet northwest of the north/south oriented wing of the main residence. The 428 square foot structure would include a basement that would connect with the basement under the main residence and would house the vertical sliding windows on the north and south elevations of the Yoga Studio. fauna ‘A 165 square foot Sauna is proposed 6 feet northwest of the proposed Yoga Studio. The small structure would have a sauna on the south elevation and a changing room on the north elevation. Pool Cabanas Three Pool Cabanas are proposed on the west side of the proposed swimming pool. Each cabana would have 3-foot tall stone-clad walls on three sides. remaining open on the east elevati towards the swimming pool. A 100 square foot open trellis would cover each cabana, neyard House (Guest House} The proposed accessory structure/guest house (Vineyard House) would be located in the eastern portion of the property. The proposed floor plan (Attachment 17, Sheet A2.10) of the C-shaped Vineyard House includes 2 bedrooms, 2 bathrooms with outdoor showers, and a living area. A 5- foot deep crawl space would be located under the structure, taking access through a hatch in the westernmost bedroom. A deeper section of crawlspace would be located under a portion of the living area and would provide space for a vertical sliding window on the east elevation. The proposed outdoor showers would be located under the eaves of the structure, accessed from a sliding door in each bathroom. Proposed 8-foot tall building walls, which contribute to floor area and are not considered over height site walls, would enclose the outdoor showers. A small garden area would be located between the two bedroom extensions on the south elevation. The Roof Plan for the Vineyard House includes a solar array in the center of the roof and operable roof sections over each of the bedrooms. The guest house would not qualify as an Accessory Living Quarters as it does not have cooking facilities. ASRB Meeting January 11, 2016 460 Mountain Home RoadOrchard House (Guest House, The proposed accessory structure/guest house (Orchard House) would be located in the eastern portion of the property, approximately 10 feet north of the vineyard house. ‘The proposed Floor Plan (Attachment 17, Sheet A2.20) of the Orchard House includes a bedroom and a full bathroom with an ontdoor shower. A 5-foot craw! space would be located under the structure, taking access through a hatch in the bedroom. Proposed 8-foot tall building walls, which contribute to floor area and are not considered over height site walls, would enclose the outdoor shower. The proposed roof would continue over a deep covered patio on the northeast side of the structure, The Roof Plan for the Orchard House includes a solar array on the north side of the structure and an operable roof section centered over the bedroom, The guest house would not qualify as an Accessory Living Quarters as it does not have cooking facilities. Garden Barn The applicant proposes a 2,599 square foot barn (Garden Barn) (Attachment 17, Sheets A2.30 through A2.32) in the southeast portion of the property. The T-shaped structure would include a basement that would extend outside the footprint of the structure, extending under both the Wine Press and Olive Press structures. The basement would be accessed by tivo stairwells on the east clevation, an elevator located in the pantry on the ground floor of the barn, and a stairwell located in the Wine Press structure, The basement would provide space for mechanical and storage areas, The ground floor of the Garden Bar would include an area for livestock, a greenhouse, and a harvest storage/kitchen area. The livestock portion of the barn would include 4 small pens and a countertop with a sink. The greenhouse would include several tables/plan beds and a sink. The harvest storage/kitchen area would include a large kitchen area, reftigerator, pantry, elevator, and two powder rooms. Olive Press The applicant proposes a 933 square foot accessory structure (Olive Press) (Attachment 17, Sheets 2.30 through A2.32) located 12 feet north of the proposed Garden Barn, The Olive Press structure would include space for processing olives from the olive grove, a hobby area, storage, and a powder room. Wine Press The applicant proposes a 1,157 square foot accessory structure (Wine Press) (Attachment 17, Sheets A2.30 through A2.32) located 8 feet west of the proposed Olive Press. The Wine Press strueture would include space for processing grapes from the vineyard, a hobby area, storage areas, and a powder room. A stairwell on the east side of the structure would provide access to the basement below. Garden Shed The proposed 1,063 square foot Garden Shed (Attachment 17, Sheet A2.40) would be located in the wesiem portion of the property adjacent to the east side of the proposed Garden Courtyard. The Floor Plan includes a storage and hobby areas, a powder room, and a covered patio/storage area on the south end of the structure. ASRB Meeting January 11, 2016 460 Mountain Home Road Page 17Other Site Features Garden Courtyard An extensive triangular Garden Courtyard is proposed in the center of the southern portion of the property. The Fence Plan (Attachment 17, Sheet 14,00) indicates that a 6-foot tall, rammed earth wall would surround the courtyard. Swimming Pool, Hot Tub, and Plunge Pool The swimming pool (Attachment 17, Sheet A1,20 and A2.01) would be located between the proposed main residence, Yoga Studio, and Pool Cabanas. The swimming pool would be approximately 76 feet long and 18 feet wide (1,368 square feet). The pool would abut the main residence on the south side, allowing access directly from the main residence into the pool via a set of stairs. An additional set of stairs on the east side of the pool would provide access from a pool deck. A small, 72 square foot hot tub is proposed between the swimming pool and Yoga Studio. A small, 49 square foot cold plunge pool would be located just south of the sauna. Water Tower The existing detached, historic water tower/accessory living quarters is located at the northern end of the property. A remodel of this structure was recently completed. No additional changes to this structure are proposed with this application, The proposed development on the property would not diminish the setting of the historic water tower. The proposed development would not crowd or shadow the existing structure. There are no other existing structures on the site to which the water tower would relate, as the Jackling Estate has been demolished. Rainwater Catchment Basins Two rainwater catchment basins are shown on Sheet A2.01 of the Project Plans (Attachment 17). These catchment basins are adjacent to the main residence and yoga studio. Rainwater catchment basins allow the reuse of rainwater, a sustainable irrigation technique encouraged by the Sustainability Element of the General Plan. Cireulation/Parking The proposed Site Plan (Attachment 17, Sheet A1.20) shows that an existing gravel driveway leading to the water tower/ALQ in the northem portion of the property would remain. A new gravel driveway would split from the existing driveway to provide access to the proposed main residence. An additional gravel driveway would split from the existing driveway near the main entrance to the property and traverse the eastern property line providing access to the Orchard and Vineyard Houses, the Wine and Olive Press structures, and the Garden Bam. The proposed uses (main residence and existing ALQ) require that six parking spaces be accommodated on site. The applicant proposes a total of seven parking spaces on site adjacent to the water tower, thus exceeding the parking requirement. Although not explicitly called out on the Site Plan, it is likely that more parking would be accommodated adjacent to the Orchard and Vineyard Houses. In addition to vehicular circulation, the Site Plan (Attachment 17, Sheet A1.20) shows that several mown grass walking paths would weave through the property, providing circulation between the proposed structures, Site Planning/Consisteney with Woodside Municipal Code and General Plan Pursuant to the discussion above, the proposed project would occur in a manner consistent with the policies of the General Plan, the Woodside Municipal Code (§153.227.C.2), provide safe access, ASRB Meeting January 11,2016 460 Mountain Home Roadand respect the rural residential character of Woodside in that the proposed project: © includes a Site Plan that is responsive to and compatible with the neighborhood character and the rural residential character of the Town; © includes a Site Plan that is sensitive to the site, being restrained, elegant, and limited in intensity; # includes a Site Plan with single-story structures that are subordinate to the land and consistent with the scale of development in the area, allowing the development to sit lightly on the land; and, © meets all requirements for parking and circulation on-site. Building Design Woodside Municipal Code § 153.227.C.3 states that the Board shall review proposals to ensure “That the architectural design is consistent with the Town's rural character and development patterns; is architecturally cohesive and understated: that the materials, color, and details are well- composed and understated; and that the architectural design is fire safe and sustainable.” ‘The 2012 General Plan Land Use and Community Design Policy LUI3.2 states, “Encourage the use of fire-safe, natural, and natural appearing materials. Exterior colors shall blend with the surrounding natural landscape by using earth tones or natural finishes Architectural Design Main Residence The applicant has submitted Project Plans (Attachment 17) showing that the main residence would consist of two single-story, modem, flat-roof structures connected by a covered breezeway. The main residence would have 11- to 13+foot plate heights and a 15.5-foot maximum height, Thin, 2- to 4-foot deep eaves are proposed on all elevations. The modest forms would be simple and characterized by large expanses of floor-to-ceiling glass doors and windows. Exterior materials (Attachment 17, Sheet A4.00) would include steel windows and doors finished in black, stone-clad walls, wood-clad steel structural elements, a green roof, and steel trellises. Multiple large floor-to-ceiling sliding glass walls are proposed on both structures that comprise the main residence. The sliding walls and the consistent finish floor level of the pool deck and interior flooring would allow for the integration of the interior and exterior spaces. Two sliding walls would be located on the south elevation of the dining structure, stacking on the southwest portion of the dining structure. Three sliding walls would be located on the north elevation of the dining structure, stacking on the northeast portion of the dining structure. Three sliding walls would be located on both the east and west elevations of the living structure. These walls would slide to the north, stacking adjacent to stone clad walls on the north end of the structure. A large steel trellis would extend from the west side of the dining room structure, covering a portion of the proposed patio adjacent to the swimming pool. The east elevation (Attachment 17, Sheet A3.00) would inchide a sliding deer gate that would close off the breezeway between the two structures that make up the main residence. The gate would be made of wood, using a simple pattern of nested squares (Attachment 17, Sheet A400). The sliding gate would work in concert with the proposed fencing (discussed below in detail) to enclose the Water Tower Garden. ASRB Meeting January 11, 2016 460 Mountain Home Road Page 19Accessory Structures The architectural elements and materials of some of the proposed accessory structures (Yoga Studio, Sauna, Orchard House, and Vineyard House) reflect the design of the proposed main residence, thus reinforcing a cohesive design program on the property. The proposed structures with agrarian uses (Wine Press, Olive Press, Garden Barn, and Garden Shed) would have more traditional forms (simple gable roofs, rectangular forms) than the residential-use structures. The traditional forms and agrarian uses provide a touchstone to the rural heritage of the Town; while the simple, modem forms of the residential-use buildings acknowledge more modern architecture. Through the consistent use of natural materials and earth tones on all the proposed structures, the applicant is able to tie the two architectural programs together, creating an architecturally cohesive program on the property Yoga Studio The proposed 10.42-foot tall Youa Studio (Attachment 17, Sheet A3.01) would include floor-to- ceiling windows on the all elevations. Sliding doors are proposed on the east and west elevations, while vertical sliding windows are proposed on the north and south elevations. The vertical sliding windows would descend into the basement area below, allowing the entire wall section to be completely open. The extensive open spaces incorporated into this structure, and the consistent finish floor level of the pool deck and interior flooring, would allow the interior and exterior spaces to merge. Sauna The proposed 8-foot tall Yoga Studio (Attachment 17, Sheet A3.01) would be a simple stone clad structure with a flat roof. The south elevation (sauna) would include a large floor-to-ceiling window and glass door. The north elevation (changing room) would include a single glass door. Pool Cabanas Each of the 3 proposed Pool Cabanas (Attachment 17, Sheet A3.01) would be simple square structures comprised of 3-foot tall, stone clad walls on the north, south, and west elevations. The east clevation would remain open towards the proposed swimming pool. Each cabana would include a simple wood trellis with a 100 square foot footprint. The proposed eabanas would not count as floor area as their trellis roofs are at least 50% open in design, Vinevard House (Guest House The proposed 14-foot tall Vineyard House (Attachment 17, Sheets A2.10 & A3.10) would be C- shaped, with a symmetrical floor plan and a low-pitched gable roof. Exterior materials (Attachment 17, Sheet A4.00) include vertical sinker cypress wood siding, sliding wood screens, and steel windows and doors finished in black. The proposed roof for the Vineyard House includes a solar array in the center of the roof and operable roof sections over each of the bedrooms. Floor-to-ceiling glass windows are proposed on the west elevation and portions of the north and south elevations. These window sections would include sliding wood screens covering the lower 7 feet of glazing. A vertical sliding window is proposed on the west elevation, opening up to the garden area between the two bedroom sections. The vertical sliding windows would descend into the basement area below, allowing the entire wall section to be completely open. The main entry would be located on the east elevation. Floor-to-ceiling glass is proposed on the east elevation, at the bathrooms and outdoor showers. Two 8-foot tall privacy walls clad with Vertical wood siding, which contribute to floor area and are not considered over height site walls, ASRB Meeting January 11, 2016 460 Mountain Home Road Page 20are proposed on the east elevation, providing screening for the wo outdoor showers. Shallow reflecting pools are proposed north of the outdoor showers within the privacy walls. Orchard House (Guest House} The footprint of the proposed 12.5-foot tall Orchard House (Attachment 17, Sheets A2.20 & A3.20) would be L-shaped with a low-pitehed shed roof. The roof would be square and would create a deep covered patio on the northeast side of the structure adjacent to the front entrance. The roof for the Orchard House would include a solar array on the north side of the structure and an operable roof section centered over the bedroom, Exterior materials (Attachment 17, Sheet 4.00) include vertical sinker cypress wood siding, sliding wood sereens, and steel windows and doors finished in black. Floor-to-ceiling glass windows are proposed on the south elevation and portions of the east and west elevations, These window sections would include sliding wood sereens covering the lower 7 feet of glazing. The main entry would be located on the east elevation, Floor-to-ceiling glass is proposed on the north elevation, at the bathroom and outdoor shower. An 8-foot tall privacy wall clad with vertical wood siding, which contributes to floor area and is not considered an over height site wall, is proposed on the east elevation, providing screening for the outdoor shower patio. A shallow reflecting pool is proposed north of the outdoor shower within the privacy walls. Garden Barn The proposed 18.58-foot tall Garden Barn (Attachment 17, Sheets A2.30 to & A3.30 to A3.31) would be made up of two main building sections, forming a T-shaped footprint. The southwestern portion of the structure would include greenhouse and livestock areas. The northeastern portion of the structure would include harvest storage and kitchen areas. The structure would have simple rectangular forms, with 6-% in 12 gable roofs with no eaves. Exterior materials (Attachment 17, Sheet A4.01) include vertical torched-wood siding, slate tile roof, reclaimed wood beams, steel divided lite windows and doors finished in black, and rammed earth walls. Glazing on the Garden Bam, as well as the Olive and Wine Press structures, is focused toward the interior of the 9.10-aere property. Glazing on the Garden Barn would be limited to the greenhouse section of the structure, including its roof, and windows on the north and west elevations. No glazing is proposed on the east elevation, which would help limit light impacts to neighboring properties. The 6-foot tall, rammed earth wall that would surround the garden courtyard adjacent to the Garden Barn, would continue on the north elevation of the bam and would be incorporated into the structure. Large sliding solid bam doors are proposed on the north and south elevations of the livestock area. Large sliding divided lite doors are proposed on the north and west elevations, adjacent to the kitchen area. A slender chimney is proposed above the kitchen area. Olive Press The proposed 17-foot tall Olive Press structure (Attachment 17, Sheets A2.30 to A2.32 & A3.3 to A3.31) would be located just northeast of the Garden Barn, The simple rectangular building would utilize the same forms and materials included in the Garden Barn. Glazing would be limited to large sliding divided lite doors on the west and south elevations, and a divided lite roof seetion on the northernmost comer of the west elevation. No glazing is proposed on the north or cast elevations, which would help limit light impacts to neighboring properties. A slender chimney is proposed above the eastern portion of the hobby area. A single solid sliding bar door is proposed on the east elevation, adjacent to the olive press area ASRB Meeting January 11, 2016 460 Mountain Home Road Page 21Wine Press The proposed 16-foot tall Wine Press structure (Attachment 17, Sheets A2.30 to A2.32 & A3.30 to A331) would be located just west of the Olive Press structure. The simple rectangular building would utilize the same forms and materials included in the Garden Barn and Olive Press structures. Glazing would be limited to large divided lite windows on the north and south elevations, and large divided lite sliding doors on the south elevation. No glazing is proposed on the west or east elevations, which would help limit light impacts to neighboring properties. A slender chimney is proposed above the storage area, Two solid sliding barns door are proposed on the north elevation, adjacent to the wine press area. Garden Shed The proposed 15.08-foot tall Garden Shed structure (Attachment 17, Sheets A240) would be located on the southwest side of the garden courtyard. The simple rectangular building would utilize the same forms and materials included in the Garden Barn, and Olive and Wine Press structures. Glazing would be limited to large divided lite windows on the west elevation. No glazing is proposed on the north, south, or east elevations, which would help limit light impacts to neighboring properties. Large solid sliding barns door are proposed on the east and west elevations; a large pivoting barn door is proposed on the south elevation, adjacent to the covered patio/storage area. The southern portion of the structure would be open on the south and west elevations. This patio/storage area would be covered by the roof of the Garden Shed, which would include exposed trusses. The 6-foot tall, rammed earth wall that would surround the garden courtyard adjacent to the Garden Shed, would continue on the east elevation of the Garden Shed and would be incorporated into the structure. Other Attributes Building Exterior Lighting A Building Exterior Lighting Plan has been submitted (Attachment 17, Sheets EL2.018 to EL3.01) that includes the locations of the proposed exterior light fixtures and the manufacturer's specifications (Attachment 17, Sheet EL3.00) for the proposed light fixtures. Table 4 provides a summary of the type and location of the proposed exterior light fixtures. Table 4. Proposed Building Exterior Lighting. Elevation | Quantity | Location Model- Type ‘Main Residence 5 In eaves adjacent to z z oe s sleeping/dining/kitchen area | PL! ~ Recessed fixture : Tn eaves adjacent to Sie 3 North 6 sleeping/dining/kitchen area EL] — Recessed fixture i z | South 6 _| Imeaves adjacent to outdoor | 7 | _ Recessed fixture au __| shower patios | Wall-mounted at the bottom South 2 | of walls surounding EL11 — Wall-mounted fixture outdoor shower patio ii | Tn ceiling of breezeway South 4 between the two building EL1 — Recessed fixture z sections zat East 6 Tnjeaves adjacent fojivi ELI — Recessed fixture : ie area East 1 [In eave above door to ELI — Recessed fixture - ASRB Meeting 460 Mountain Home Road Page 22- - bathroom hall North 2 | eaveabove doorto living | 51.1 _ Recessed fixture South 7 Hnstairwell to basement | BL4— Wallemount step light East 7 nsiairwell to basement | EL4— Wall-mount step light West 3 _| Above outdoor Parbeaue | EL8— Wall-mount sconce West 4 __[ On west side of welis posts_| EL8— Wallemount sconce Hanging from trellis Z z 2 3-H : Slee 12 | adjacent to living area ELS — Hanging pendant Yoga Studio = ee z No interior or exterior lighting is proposed at this time. Sauna i Z| No interior or exterior lighting is proposed at this time. Pool Cabanas icine a rast 3 | Ground mounts shat | 51> path aha entrance to each cabana z Strip lighting on three sides |) 6 East 4 of day bed in each cabana EL6 — Strip lighting Vineyard House North g_ | Inreflecting pool adjacent | Fr 19 _ submerged, recessed fixture to each outdoor shower m North 2 | Imeave above mainentry | ELI ~ Recessed fixture On top of walls adjacent © | 51 49 _ g : North 4 Se ee EL10—Strip lighting | Orchard House } = | North ea [anne eo aldo EL12-Recessed fixture shower patio He | North 1 | meave above main entry | EL1 — Recessed fixture | On top of walls adj p of walls adjacent to a North a ota EL10~Swrip lighting Garden Barn z North 1 | Wallemounted adjacent to | 1 g _ Wallsmounted sconce door to kitchen | East 7 [In stairwell to basement __| EL4 — Wall-mount step light a West 1 | Adjacent to door to hallway | EL9— Wall-mounted recessed fixture East 1 | Adiacentto stairway to | 19 Wall-mounted recessed fixture basement North 2 | Adjacent to doorways t© | 51.9 _ wall-mounted recessed fixture storage and livestock areas ASRB Meeting Tanuary 11,2016 160 Mountain Home Road Page 23North 2 | Adjacent to gate to garden | 1 § _ Wall-mount sconce courtyard Olive Press ores = Pea ee South 1 | Wall-mounted adjacent to | 1 ¢_Wall-mounted sconce door to olive press area East__| 7 | Instairwell to basement___| EL4 — Wall-mount step light East 1 | Adiacent to doorto olive | Fr 9 _ wall-mounted recessed fixture press area Wine Press North, 2 | Adjacent to door to wine | E19 _ wall-mounted recessed fixture press area South 2 | Adjacent to door to wine | £19 _ wall-mounted recessed fixture press area _ East 2 | Adacent to doots 0 | 1.9 _ Wall-mounted recessed fixture hallways Garden Shed : Hanging from ceiling above | 5 South 6 caeeeeg EL3 — Hanging pendant North 1 — todoor to hobby | 1.9 wall-mounted recessed fixture Staff finds that the proposed exterior lighting plan is appropriate for the scale of the structures and the lot. The strip lighting proposed on the tops of the walls adjacent to the outdoor showers at the Vineyard and Orchard Houses, however, is shown on Sheet EL3.01 (lower left detail) as uplighting. ‘The Municipal Code requires all exterior light fixtures to be downlight only and shielded. Prior to issuance of a Building Permit, the applicant shall revise the Exterior Lighting Plan to comply with the requirements of Section 153.049(H) of the Municipal Code (Condition of Approval I-b). All other proposed light fixtures would comply with Section 153.049(H) of the Municipal Code. Sustainable Construction Considerations Although the Town has not adopted a local green building ordinance, the new California Building Codes will be increasingly requiring sustainable practices. It is recommended that the applicant utilize recycled or repurposed building materials in the new construction. The applicant is further encouraged to employ sustainable measures such as solar and/or rainwater or gray water collection for landscape irrigation, Additional green building measures that could be incorporated include: low-VOC paints and carpeting, sustainably harvested wood and wood products, high-efficiency fixtures, appliances, heaters, and air conditioning units, geothermal or radiant heating, solar energy technology, and high-efficiency insulation for walls, doors, and windows. The applicant has included solar arrays on the main residence, Orchard House, and Vineyard House; as well as green roof on the main residence. Exterior materials include reclaimed wood beams and rammed earth walls. Additionally, the project includes rainwater catchment basins adjacent to the main residence allowing reuse of rainwater. The addition of sustainable materials and construction techniques is encouraged under the Sustainability Element of the 2012 General Plan and the Residential Design Guidelines. ASRB Meeting January 1 460 Mountain Home Road Page 24Building Design/Consistency with Woodside Municipal Code and General Plan Pursuant to the discussion above, the proposed project would occur in a manner consistent with the policies of the General Plan and the Woodside Municipal Code (§153.227.C.3) in that the proposed project: includes natural materials and colors (steel windows and doors finished in black, stone-clad walls, wood-clad stee! structural elements, a green roof, stee! trellises, vertical torched-wood siding, slate tile roof, reclaimed wood beams, steel divided lite windows and doors finished in black, and rammed earth walls); is architecturally cohesive and supportive of the rural character of the Town; includes single-story structures, which minimizes massing and is subordinate to the land includes a minimal building exterior lighting plan that is appropriate for the scale of the structures and the lot; and, ‘includes sustainable materials and construction techniques, which is encouraged by the Sustainability Element of the General Plan and the Residential Design Guidelines. Landscaping Elements ‘Woodside Municipal Code § 153.221.C4 states that the Board shall review proposals to ensure “that the landscape design minimizes grading, preserves natural and scenic features; that the planting design respects existing native and mature vegetation and is informal in design; that the fencing and entry features are open and rural in design: that exterior lighting is minimized: and that the landscape design is fire safe and sustainable.” ‘The 2012 General Plan Land Use and Community Design Policy LU1.3.3 states, “Landscaping should be designed to complement the natural attributes of the site, rather than relied upon (0 reduce the visual impacts of inappropriately designed and scaled structures. Avoid linear planting which can result in green fences and walls.” Landseaping The proposed Landscape Plan (Attachment 17, Sheets 11.00 to 14.12) would create several distinct sections of plantings across the 9.10-acre property, including meadow and olive grove vineyard; vegetable garden; and water tower garden. The meadow and olive grove area (6.08 acres) would consist of low water use species and would stretch from north to south property lines, covering the central and eastem portions of the property. The olive grove would be concentrated near the northern property line and would include olive and other varieties of trees, shrubs, and some perennials. The meadow would incorporate the existing heritage oak trees with meadow grasses and olive trees. The proposed vineyard (0.19 acres) would consist of moderate water use species and be located in the center of the property. The proposed vegetable garden (0.54 acres) would be made up of moderate water use species and located at the southern end of the property. Lastly, the water tower garden (1.94 acres) would be located on the westem side of the property, stretching from the existing water tower to the proposed residence. The perennial garden would be made up of high water use species on a drip system. No lawn is proposed and the applicant has indicated that the property is served by a very productive well. Installation of irrigated landscaped area totaling 5,000 square feet or more requires the submittal of a Landscape Documentation Package to satisfy the Water Efficient Landscape Ordinance (WELO), a State Requirement. Sheet L-2.00 of the Project Plans proposes the installation of 381,539 squate feet of irrigated landscaping. The requirements of WELO have been provided in the Project Plans ASRB Meeting January 11, 2016 460 Mountain Home Road Page 25Trees An Arborist Report (Attachment 12) has been submitted assessing the health of 114 trees on the property, The trees on the property have been under the care of the Project Arborist for 24 years and have been well maintained. The Arborist indicates that he has been involved in the siting of the proposed structures so that they may be near the trees, without compromising them. The report provides recommendations for reducing the impacts of each structure proposed (Attachment 12, page 8), When specifically addressing the proposed Garden Barn, Olive Press, and Wine Press (referred to as Garden House in the report), the Arborist recommends that the basement walls be constructed without the normal OSHA 5-foot overcut to avoid cutting into the ‘ree roots more than necessary. The applicant has submitted a section of a temporary construction shoring plan (Attachment 13) that would eliminate the need for the normal OSHA 5-foot overcut to construct the basement. The Town’s Building Official has reviewed this plan and indicated that it is an acceptable altemative method for proper shoring of the basement excavation that has been utilized on similar projects in Town to minimize disturbance to adjacent trees, The applicant has provided a Tree Canopy Diagram (Attachment 17, Sheet T1,00) showing the proposed encroachment of the Garden Barn, Olive Press, and Wine Press on Trees #101 and 104. The plan shows that the three structures would encroach into 6% of the dripline of Tree #101; and the Wine Press structure would encroach 4% into the dripline of Tree #104. The applicant has also provided a Tree Canopy Diagram (Attachment 17, Sheet T1.01) showing the proposed encroachment of the Orchard and Vineyard Houses on Trees #119 and 121. The plan shows that the Orchard House would encroach into 21% of the dripline of Tree #119 and 2% of Tree #121. The Vineyard House would not encroach into the dripline of either tree. The Arborist indicates that the trees will be under his care before and during the construction process. He will continue to work closely with the design team to ensure that the trees remain healthy and safe through the construetion process and into the future. The Arborist Report also provides general recommendations for the protection of the trees during construction (Attachment 12, pages 8-10), recommendations that are reflected in the submitted Tree Protection Plan (Attachment 17, Sheet GC1.00). The applicant proposes the removal of 6 trees with this application as noted in Table 5. A Tree Removal Diagram is included in Attachment 12 (last page of Arborist Report). Table 8. Proposed Tree Removal. Tree# | Species | Diam, |Health | Structure | Arborist’s Comments | Arborist | Location Recom. Removal :: Declin large limbs gone, topped, thin East of main 62 | Cypress 20 | Fair/poor_| Fair canopy | Yes residence White 88 | Bireh Far _| Sapsucker damage Yes South property line White a 90 | Bireh __| Sapsucker damage Yes South property line * [Japanese =e = Footprint of SRB Mecting January 11,2016 460 Mountain Home Road Page 26Maple vegetable garden _ | South property line South property Tine * Trees do not meet definition of Sig nificant Tree. Arborist Report not needed for removal. Hardscape The merged property would be allowed 9,000 square feet of paved area and surface coverage. Proposed hardscape includes: © Gravel driveways leading from the existing entrance to the proposed main re barn, and existing water tower; An extensive wood deck surrounding the swimming pool area at the main residence; Several small stone patios hetween the Garden Bam, Olive Press, and Wine Press structures; Stone patio outdoor shower areas at the main residence, Orchard House, and Vineyard House; and; ‘© Multiple landings adjacent to doorways at all structures. lence, Municipal Code Section 153.047(G) allows the Planning Director to grant an exception to the maximum paved area and surface coverage for lots in the SCP-5 Zoning District of up to 15,000 square feet. The applicant proposes 14,006 square feet of surface coverage, which would require this exception. The applicant has submitted an application for this exception (XPAV2016-0001). If, for any reason, the exception is not granted, the applicant shall revise the project to be in conformance with the allowable paved area and surface coverage without an exception (Condition of Approval Le). Landseape Lighting The Site Lighting Plan (Attachment 17, Sheet EL1.00) shows a total of 32 proposed landscape light fixtures. Eighteen path lights would illuminate a primary path between the existing water tower, the proposed main residence, and the proposed barn, Twelve additional path lights would be located inside the vegetable garden, behind 6-foot tall solid walls. Two wall-mounted fixtures would be located on either side of a proposed gate on the western side of the wall surrounding the vegetable garden. An additional 14 swimming pool light fixtures would be installed in the swimming pool (10), hot tub (2), and cold plunge pool (2). The proposed Site Lighting Plan leaves large areas of the 9.10-acre property without lighting. Staff finds that the proposed light fixtures conform to the standards set by Section 153.049.H of the Woodside Municipal Code and that, given the small size of the proposed fixtures and the limited quantity distributed throughout a large property, the outdoor landscape lighting is sufficient for safety and appropriate for the site without over-lighting the site at night. Grading The proposed grading shown in Table 6 below is required for the site work and construction of the main residence, accessory structures, and swimming pools. The proposed site work (Attachment 17, Sheets C-3.0 through C-3.6) includes leveling out the various building pads, driveways, and vegetable garden. The relatively flat site would require modest cuts and fills to accomplish the Grading Plan. The total fill material will exceed the cut material by 10 cubie yards, thereby requiring import of material. The Preliminary Grading and Drainage Plans have been reviewed and approved by the Town Engineer. ‘ASRE Meet Tanuary 11, 2016 460 Mountain Home Road Page 27‘Table 6. Proposed Grading. Feature, Cut (cubic yards): Fill (cubic yards) Buildings and Pool 770. 10 Site Grading 230 230 ‘Subtotals: 1,000 240 [Potal:_ 1.240 eubie yards [Total per Site Development Permit Requirements: 470 eubie yards [Required Import: 10 cubie yards Bold quantities count towards Design Review Grading Fences, Walls, and Gates ‘There is a variety of gates, walls, and fencing on site in various states of repair. The existing chain link and wood fencing near the south property line, and the existing low stone walls east of the existing vegetable garden would be removed. Alll existing perimeter fencing would remain. The applicant has provided a Fence/Wall/Gate Plan (Attachment 17, Sheet L4.00) showing the locations of all fencing, walls, and gates. Additionally, details of all proposed fencing, walls, and gates have been provided on Sheets L4.10 and L4.11 (Attachment 17). Areas A and B (Water Tower Garden and Vineyard) The Water Tower Garden and the vineyard are located in the northwest and center portions of the property and would be two of three areas surrounded by enclosure fencing. The applicant has expressed to staff that it is their goal to exclude deer from these areas to the greatest extent possible, while constructing fencing that meets the limitations set forth in the Municipal Code and the recommendations of the Residential Design Guidelines. To accomplish this task, the applicant proposes layering two enclosure fences, approximately 2- to 4-feet apart, surrounding each area, with double gates providing access. The thought is that a deer encountering the layered fencing will not attempt to jump both layers of fencing if spaced appropriately. The spacing should be such that there is not enough distance between the fences for the deer to land, and that the distance between the fences is too great to clear in one leap. Staff has included a fencing diagram as Sheet L4.10a at the back of the Project Plans (Attachment 17). Two layers of fencing would enclose the Water Tower Garden (Area A). The outer layer would be Fence Type 3: a 4-foot tall, metal split-rail fence, painted black (Attachment 17, Sheet 4.10). This fence would be open, with no wire mesh. The inner layer of fencing would be Fence Type 1: a 4-foot tall wood post and wire mesh fence with no top or bottom rail. The wire mesh on this fencing would extend below ground to a depth of 2 feet. The proposed gates would match the adjacent fencing, adding material for structural integrity. These gates would be located where gravel paths pass through the enclosure (3 locations), just south of the main residence (1 location), and at the northern driveway that provides access to the water tower. Gates Type | and 2 would reflect the 4-foot tall wood post and wire mesh fencing, adding top and bottom rails, and a diagonal cross member for structural integrity. The vehicular gate (Type 1) would be 67% open in design where 40% is required. Gates Type 3 and 4 would reflect the 4-foot tall metal split-rail fence, painted black. The pedestrian gate (Type 4) would include a diagonal cross member for support. The vehicular gate (Type 3) would add a decorative diagonal arched rail and would be 97% open in design where 40% is required. ‘ASRB Meet January 11, 2016 “460 Mountain Home RoadArea C Vegetable Garden) A solid 6-foot tall wall of rammed earth would surround the proposed vegetable garden. The 1- foot thick, rammed earth wall would be topped with a canted stone cap to facilitate drainage. The walls would continue below grade to a depth of 1-foot, where it would tie into its footing. The proposed wall would tie into the barn/greenhouse structure and include 3 gates providing access to the interior of the garden. Gate Type 5 (Attachment 17, Sheet L4.11) would be a 6-foot tall, 9-foot wide, double swing solid wood gate. This gate type would be located southeast of the Garden Barn, Gate Type 6 (Attachment 17, Sheet L4.11) would be a 6-foot tall, 4-foot wide. single swing solid wood gate. This gate type would be used in two locations: on the north end of the western wall and northwest of the greenhouse. Area D Area D encompasses 6.47 acres (68.4%) of the property and includes the Orchard and Vineyard Houses, the Garden Barn, and Wine and Olive Press structures, the oak meadow, and the olive grove, The applicant proposes to surround Area D with new perimeter fencing, which would tie into sections of existing fencing at the perimeter of the property. The new perimeter fencing (Type 2) would 4-foot tall, wood split rail fencing with no wire mesh. Two sections of fencing (Type 3) with gates (Type 4) would extend from the south garden wall to the east and west property lines. The proposed open fencing would allow Area D to remain accessible to wildlife being surrounded by low, open, wildlife friendly fencing. Compost Bay Walls Four compost bays are proposed southeast af the Garden Barn. The compost bays would be open on the northwest side and surrounded by a 6-foot tall solid fence constructed with steel I-beam posts painted black with oak sleepers with a torched finish, All of the proposed fencing would meet the limitations of the Woodside Municipal Code. The applicant proposes to keep a large portion of the 9.10-acre site open to wildlife passage by proposing low, open fencing at the perimeter. The applicant also proposes limited use of enclosure fencing that is visually open but not wildlife friendly, surrounding the Water Tower Garden and vineyard; and proposes limited solid fencing around the Garden Courtyard. The Fence section of the Residential Design Guidelines includes many recommendations for including fencing on a property. It stresses the use of fencing that is visually open and allows for wildlife migration. The chapter also recommends that enclosure fencing (that which is visually open but not wildlife friendly) be limited to areas around vineyards, orchards, and other agricultural uses. The proposed Fencing Plan reflects the recommendations of the Residential Design Guidelines by including ‘visually open fencing at the perimeter and interior of the property; ‘© fencing constructed with natural materials and natural colors; ‘© open, split rail perimeter fencing that is low in height and wildlife friendly; and, * enclosure fencing that is limited to areas around a vineyard, Garden Courtyard, and Water Tower Garden, allowing a majority (68.4%) of the 9.10-aere property to remain accessible to wildlife. Additional Landscape Features ‘A 1.5- to 3- foot tall, 40 foot long water feature (Attachment 17, Sheets L1.00 & L4.12) is proposed adjacent to the existing historic water tower. The feature would be 1.25-feet deep and ASRB Meeting January 11, 2016 460 Mountain Home Road Page 29constructed with rammed earth walls. A portion of this feature would encroach into 16.5% of the dripline of tree #30, a 45-inch coast live oak. As discussed above, the Project Arborist indicates that the trees will be under his care before and during the construction process. He will continue to work closely with the design team to ensure that the trees remain healthy and safe through the construction process and into the future. Landscape Elements/Consistency with Woodside Municipal Code and General Plan Pursuant to the discussion above, the proposed project would occur in a manner consistent with the policies of the General Plan and the Woodside Municipal Code (§153.227.C.4) in that the project: ‘© includes a planting plan that concentrates more formal plantings around the residence (Water Tower Garden), which is setback a significant distance from the main entrance at the end Robles Drive: and keeps the remainder of the property natural; ‘* includes a fencing plan that keeps the interior of the majority (68.4%) of the 9.10-acre property open, allowing for wildlife passage; includes a minimal grading plan; and, includes minimal landscape lighting that is appropriate for the site and preserves the dark. sky to which Town residents are accustomed. Other Property Attributes Utilities and Equipment Gas, water, and electric utilities serve the property from meters located in the northeast comer of the property. Service would be extended to the proposed structures from the existing meters through several joint trenches proposed to run through the interior of the property. Sheets C-3.2 and C-3.4 (Attachment 17) indicate that the proposed joint trench serving the Orchard and Las the Barn, Olive Press, and Wine Press structures, would be located within the dripline of several significant trees. Section 153.176 of the Municipal Code requires that any trenching within the dripline of significant trees be done by hand. Trenching within the driplines of trees, whether by hand or machine, can have adverse impacts on the health of the trees. P suuance of a Building Permit, the applicant shall revise the locations of the utility ‘renches to avoid the driplines of significant trees to the greatest extent possible. The applicant shall also revise the Project Plans to include provisions for hand-trenching within the driplines of znificant trees (Condition of Approval L.d). any si Fire Hydrant An existing fire hydrant is located near the entrance to the property. Sheet EX-5 provides distances from the fire hydrant to the existing and proposed buildings. Prior to issuance of a Building Permit, the applicant shall revise the Project Plans to comply with the requirements of the Woodside Fire Protection District (Condition of Approval Le). Septic System The property is served by an onsite septic system. The applicant proposes (Attachment 17. Sheets C-2.1 & C-2.2) to install three new septic tanks and leach fields to serve the proposed structures. The septic tank serving the main residence would be located south of the residence with the primary and secondary leachfields located just south of the tank. The septic tank serving the Orehard and Vineyard Houses would be located south of the Vineyard House with the primary and secondary leachfields located to the east and west of the Vineyard House. The septic tank serving the Garden Barn, Olive Press, and Wine Press structures would be located southeast of the Garden Bam with the primary and secondary leachfields located east and west of the tank ASRB Meet January 11, 2016 460 Mountain Home Roadlocation, Prior to issuance of a Building Permit, the adequacy of the septic systems shall be verified with San Mateo County. Staff has added this requirement as a Condition of Approval No. Lf. Drainage System The proposed drainage system (Attachment 17, Sheets C-3.0 through C-3.6) collects water through area drains located adjacent to the proposed structures, directing Mow to proposed underground storm retention systems to the east of the residence. The retention system would feed storm water to metered flow outlets southeast of the proposed Garden Barn and between the proposed Wine Press and Vineyard House structures, near the east property line. The Preliminary Grading and Drainage Plans have been reviewed and approved by the Town Engineer, Neighbor Communications Comments on the project were received during Conceptual Design Review relating to the impact of the proposed Garden Barn, Olive Press, and Wine Press structures (previously called the Garden House). The applicant provided studies showing that the proposed structures would not cast shadows on the neighboring property’s vegetable garden during the second Conceptual Design Review for 95 Robles Drive (Attachment 7, ASRB Staff Report; and Attachment 8, Minutes). While not required, the applicant has reduced the height of the proposed Garden Barn, Olive Press, and Wine Press structures by 2 feet following completion of Conceptual Design Review. No additional comments from neighbors have been received for the project since completion of Conceptual Design Review. Code Compliance Town practice does not allow the Planning Department to process any application that have open code compliance cases unless the application is required to bring the property into compliance. There are no open code compliance cases on the subject property; therefore, the Town may process the current project proposal. ASRB Meeting January 11,3016 460 Mountain Ho rage 31Property Information Note: Property Information reflects the proposed merger of the two subject properties. ZONING: SC 5 (Special Conservation Planning ~ 5 Acte Minimum) LOT SIZE: 9.095 acres (396,189 square feet) TOTAL FLOOR AREA: Allowed: 17,307 square feet Proposed: 15,689 square feet A Restrictive Covenant has been recorded on the property limiting development on the 460 Mountain Home Road portion of the property to a maximum Total Floor Area (TFA) of 10,000 square feet and 2 maximum residence size of 6,000 square feet. The applicant proposes a TFA of 9,937 square feet and a main residence size of 3.706 square feet, complying with the Restrictive Covenant. The TFA allowed within the footprint of 95 Robles Drive is limited to 5.5% of the lot area once Zoned SCP-S, or 7,307 square feet. MAIN RESIDENCE FLOOR AREA: Allowed: 6,000 square foot maximum Proposed: 3,706 square feet MAIN RESIDENCE HEIGHT: Allowed: 30.00 feet maximum Proposed: 15.50 feet STUDIO FLOOR AREA Allowed: 1,500 square feet Proposed: 428 square feet YOGA STUDIO HEIGHT: Allowed: 17.00 feet maximum Proposed: 12.00 feet SAUNA FLOOR AREA: Allowed: 1,500 square feet Proposed: 165 square feet SAUNA HEIGHT: Allowed: 17.00 feet maximum Propose 10.96 feet VINEYARD HOUSE FLOOR ARE: Allowed: 1,500 square feet Proposed: 0 square feet ASRB Meeting January 11, 2016 460 Mountain Home Road Page 32VINEYARD HOUSE HEIGHT: Allowed: 17.00 feet maximum Proposed: 14,00 feet ORCHARD HOU! A: Allowe 1,500 square feet Proposed: 822 square feet ORCHARD HOUSE HEIGHT: Allowed: 17.00 feet maximum Proposed: 12,50 feet GARDEN BARN FLOOR AREA: Allowed: 3,000 square feet Proposed: 2,599 square feet GARDEN BARN HEIGHT: Allowed: 24.00 feet maximum Proposed: 18.58 feet OLIVE PRESS FLOOR AREA: Allowed: 1,500 square feet Proposed: 933 square feet OLIVE PRESS HEIGHT: Allowed: 17.00 feet maximum Proposed: 17.00 feet WINE PRESS FLOOR AREA: Allowe 1,500 square feet Proposed: 1,157 square feet WINE PRESS HEIGHT: Allowed: 17.00 feet maximum. Proposed: 16.00 feet GARDEN SHED FLOOR AREA: Allowed: 1,500 square feet Proposed: 1,063 square feet GARDEN SHED HEIGHT: Allowed: 17.00 feet maximum Proposed: 15.08 feet R TOWER (ALQ) FLOOR AREA: Allowe: 1,500 square feet Existing 3,566 square feet (existing nonconforming) ASRB Meeting January 11, 2016 460 Mountain Home Road Page 33WATER TOWER (ALQ) HEIGH' Allowe 17.00 feet maximum Existing: 34.50 feet (existing nonconforming) SETBACKS: Front Rear Side Main Residence: Required: (<17' Height) 50° 50° 50” Required: (17-30" Height) 50° 30° 30° Proposed: 304" 50° 318" & 430" * front setback increases 2 feet for each foot the main residence exceeds 17 feet Yoga Studio Required: (<17" Height) 50" 30° 50" Proposed: 435" 70° 308" & 546" Sauna: Required: (

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