Zoning administrator approves 465 Benu Avenue design review amid neighbors’ privacy and tree concerns

Zoning Administrator Stephanie Williams approved a design review application for 465 Benu Avenue on the finding that the project complies with Los Altos objective standards and state law, concluding a public hearing in which neighbors pressed for stronger privacy screening and questioned tree species choices.

The approved plans call for demolition of an existing one-story house and construction of a new 3,138-square-foot two-story house with an attached garage, plus a detached accessory dwelling unit (ADU) and a junior ADU shown schematically. A protected front-yard magnolia will remain and staff said the project adds 18 new trees and supplemental landscaping intended to provide privacy screening.

The decision matters because the project contains three units and, as staff explained at the hearing, is protected under the Housing Accountability Act (HAA). The HAA limits local discretion over housing projects that meet objective standards; staff also said the project is categorically exempt from environmental review under CEQA Guidelines section 15303. Based on its review, staff recommended approval and the zoning administrator followed that recommendation.

Neighbors who live directly behind and across the street urged more effective screening. Dan Bear, whose property backs the site, said, “my biggest concern is just privacy” and asked that the applicant install screening trees or shrubs tall enough to block views from the proposed second story and deck. Aaron Miller, another adjacent owner, said two oak trees on his property often must be trimmed for nearby PG&E lines and therefore may not provide reliable long-term screening, and he also requested additional plantings from the applicant.

A planning staff member told the zoning administrator and attendees that the landscaping plan includes an existing protected magnolia and “the project will add 18 trees of varying size and varying species” placed primarily around the property line to provide privacy screening and to comply with the water-efficiency and landscape ordinance. The staff member also summarized species counts shown in the plans.

The project architect, Fei, representing the applicant, said the design “has been designed to fully comply with all applicable zoning requirements and California state ADU law,” described multiple rounds of outreach with neighbors and said some trees in the plans can reach 20–30 feet at maturity. Fei offered to distribute final landscape plans to interested parties and said the owner could agree to additional trees if feasible.

A resident raised an ecological concern about planting bay laurels near mature native oaks, saying bay laurels can host the sudden oak death pathogen and urging the city to avoid that species adjacent to historic oaks. The zoning administrator said she would amend Condition of Approval number 10 to require the applicant to consider alternative tree species; species selection and final landscape details will be finalized at the building permit stage where ministerial review applies.

Williams also noted the city recently adopted lighting performance standards requiring exterior lighting to be directed on site with full cut-off shielding; compliance will be demonstrated with building permit electrical and site plans. She reminded attendees that the ADU itself is reviewed ministerially at the building permit stage and that state law restricts discretionary changes to ADU elements when objective standards apply.

After summarizing public concerns and staff analysis, Zoning Administrator Stephanie Williams announced approval of the design review application per the findings and conditions in the staff report and moved to adjourn; the meeting was adjourned at 4:31 p.m.

What happens next: the applicant may submit building permit applications for the primary residence and the ADU; final landscaping species and any adjustments to screening will be reviewed as part of those ministerial permits, per the amended Condition of Approval.