The Atherton Planning Commission on July 23 approved a package of permits for a proposed 14,000‑plus square‑foot residence at 65 Linda Vista Avenue, including a special structures permit for increased building and sidewall heights, tree protection zone (TPZ) exceptions for two coast live oaks, and heritage tree removals for one multi‑trunk redwood and one cedar tree.

Town planner Brittany Bennix presented the staff recommendation supporting full approval. The town arborist reviewed the project and recommended approval of the cedar removal and recommended denial of the redwood removal; planning staff’s analysis recommended approving both removals by tying site design to the building’s formal symmetry and the site’s existing tree abundance. After hearing the applicant team and discussing alternatives and replacement planting levels, the commission approved the staff motion to grant the special structures permit, approve the TPZ exceptions, and approve the two heritage tree removals.

Project representatives, including architect Jude Kerrick (JPKA) and project architect Laura May Cerusi, described the plan to replace an existing residence with a traditional Georgian‑style house, preserve extensive perimeter heritage trees, and reconfigure motor‑court and pedestrian access to minimize impacts. The applicant said the lot had been merged and is more than 2.5 acres; the design locates the principal building well inside required setbacks, and the requested extended heights are intended to accommodate the architectural concept while maintaining significant side setbacks and screening.

The town arborist and planning staff detailed conditions for the TPZ exceptions and removals: the TPZ exceptions require alternate pervious driveway materials, hand excavation in critical root zones, and specific distances/driveway treatments identified in the permit and grading plan. For each approved heritage tree removal the commission required specified replacement plantings: for the cedar removal staff recommended three 36‑inch‑box oaks; if the redwood removal had been denied, staff proposed alternate replacement directions.

Commissioners discussed whether design symmetry should weigh in the permit decision; several commissioners said the site’s large number of existing heritage trees and proposed re‑planting scheme weighed in favor of approval. The commission approved the motion to allow the extended heights, TPZ exceptions, and the two heritage removals, with the replacement planting and arborist conditions contained in the permit documents.

Why it matters: The approvals permit substantial redevelopment of a large Atherton estate lot while relying on arborist conditions, replacement plantings, and design mitigation to preserve screening and neighborhood privacy.

Details: The combined lot is roughly 2.5 acres; staff reported approximately 65–67 heritage trees on the combined site. The proposal includes a roughly 14,000‑sq. ft. residence (with basement) and accompanying ADUs, as shown in the staff slides. The commission attached conditions requiring hand excavation around sensitive roots, landscape screening plans, and replacement plantings (3×36‑inch box oak trees for one approved removal). The applicant and landscape architect committed to working with staff on a final screening plan.

What’s next: Staff will finalize permit conditions and replacement planting requirements in the certificate of approval; replacement plantings and arborist monitoring are conditions of the approvals.