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Committee flags ADU, variance and riparian issues after multiple field visits; asks staff for guidance and oak‑protection standards
Summary
Los Altos Hills EDPC/Open Space reviewed several field trips—Robleda, Manuela, Alta Verde, Christopher Lane—and raised questions about variances, ADUs under SB 9, riparian setbacks and heritage-oak protection; committee agreed to draft planting guidelines and ask staff for follow-up.
The Los Altos Hills Environmental Design & Planning and Open Space committees reviewed multiple recent field trips and raised recurring concerns about accessory dwelling units (ADUs), variances, riparian setbacks and protection of heritage oaks.
Members discussed a Manuela property application that the committee said included multiple variances (height, development area and setbacks) beyond the three variances the applicant initially listed. One committee member noted the project asked for a 5,800-square-foot development allowance after demolition and suggested alternatives — including reconfiguring driveways and converting a permitted shed into an ADU — to reduce requested variances.
On SB 9 and ADU rules, the group recalled recent state changes allowing up to five structures on a lot under certain conditions. The committee reiterated that administrative ADUs avoid full planning review but said projects over 800 square feet require full review. "ADUs now are being accepted as free floor area and free development area," a committee member said, summarizing reported planning practice and the incentive to add ADUs.
At Alta Verde/Encinal Lane, members debated whether a drainage swale (noted in Valley Water GIS) should be treated as riparian habitat even if not officially labeled a creek; Valley Water had applied a 25-foot setback on the application. The committee recommended riparian plantings, wildlife-friendly fencing and, where feasible, open-space easements to protect wildlife corridors and reduce bank hardscape.
Protection of mature oak trees was a recurring theme. The committee agreed to draft clearer guidance on planting near oak drip lines and on limits for new irrigation that could harm native trees. Members favored an objective rule-of-thumb (for discussion with staff) rather than leaving decisions solely to ad hoc arborist sign-offs.
Outcome and next steps: committee members asked staff to (1) confirm consistency of ADU/floor-area accounting in pending applications, (2) check whether observed grading had appropriate permits, (3) consider adding riparian-protection language and (4) accept a committee-drafted oak-planting guideline to share with staff planner Bagshri for future projects. No formal votes were taken.
The discussion drew on several field reports the committee will circulate to staff and the planning department for consideration.
