HomeMy WebLinkAboutPC 06-23RESOLUTION PC 06-23
RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS ALTOS
HILLS MAKING A CATEGORICAL EXEMPTION DETERMINATION UNDER CEQA
AND APPROVING A SITE DEVELOPMENT PERMIT FOR A NEW SINGLE-FAMILY
RESIDENCE, POOL, AND ASSOCIATED IMPROVEMENTS AT 25700 BASSETT
LANE AND IMPOSING CERTAIN CONDITIONS OF APPROVAL
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit
(SD22-0083) from the property owners, Chui Li Family Trust, for a new single-family residence,
pool, and associated improvements at 25700 Bassett Lane ("Project"); and
WHEREAS, based on the record presented before it, the project is exempt from the provisions of
the California Environmental Quality Act (CEQA) pursuant to Section 15303(a) as the project
scope includes construction of a new single-family residence; and
WHEREAS, the project application was processed in accordance with the applicable provisions
of the California Government Code and the Los Altos Hills Municipal Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on July
259 2023, and continued the item without discussion to a special meeting on July 27, 2023;
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on July
279 2023, and considered all evidence, testimony, written documentation, and public comments;
and
NOW, THEREFORE, based on the entirety of the record before it, the Planning Commission
of the Town of Los Altos Hills hereby finds that the Project is exempt from CEQA pursuant to
CEQA Guidelines Section 15303(a) and approves the Site Development Permit. The conditions
of approval for the Site Development Permit (SD22-0083) for a new residence at 25700 Bassett
Lane shall be revised as set forth in the record of July 27, 2023, public hearing. Town staff is
hereby directed to prepare an updated list of the revised conditions of approval in accordance
with the hearing records and attached hereto and incorporated herein as Exhibit A.
Resolution PC 06-23 Page 1
The above and foregoing Resolution was passed and adopted by the Planning Commission of the
Town of Los Altos Hills at a special meeting held on the 27th day of July 2023 by the following
vote:
AYES: Bredo, Couperus, Patel, Waschura
NOES: Indaco
ABSTAIN: None
ABSENT: None
By:
Alisa Bredo, Chair
ATTEST:
r\11V —
Elaine Ling, Int qM Community Development Director
Resolution PC 06-23 Page 2
EXHIBIT A
CONDITIONS OF APPROVAL
Lands of Chui Li Family Trust — 25700 Bassett Lane — File# SD22-0083
PLANNING DEPARTMENT
1. No other modifications to the approved plans submitted on June 13, 2023, are allowed except
as otherwise first reviewed and approved by the Planning Director or the Planning
Commission, depending on the scope of the changes.
2. All conditions of approval shall be printed on plans submitted for building permit plan check.
3. The project is subject to the Town's Construction Time Limit Ordinance (Chapter 10, Title
V111 of the Municipal Code). The maximum time for completion of the project shall be 24
months from the date of Building Permit issuance. Failure to complete the project in the
allotted time may result in substantial penalties and fees.
4. Applicant shall be responsible at its sole costs and expense for providing the access
improvement required by the Santa Clara County Fire Department and not encroach
onto neighboring private properties. The applicant shall coordinate with the
neighboring property owners for the improvement with respect to construction hours,
traffic, and confirming property boundaries,
5. The property owner shall submit a revised lighting plan which eliminates two exterior
light fixtures at the southern exposure of the great room for Planning Department staff
review and approval prior to building permit issuance.
6. The property owner shall submit a supplemental arborist report which evaluates the
potential impacts of construction to Tree #103 and makes a recommendation for its
retention or removal for Planning Department staff review and approval prior to
building permit issuance,
7. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof
materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All
color samples shall be submitted to the Planning Department for approval at time of submittal
for building plan check. All applicable structures shall be painted in conformance with the
approved color(s) prior to final inspection.
8. Roof eaves of all. structures shall not encroach into the required side and rear yard setbacks.
The roof eaves shall be shown on the site and civil plans in the construction drawings.
9. No new fencing is approved with this site development permit. Any additional or modified
fencing or gates shall require review and approval by the Planning Department with the
required landscape screening plan and prior to installation.
Resolution PC 06-23 Page 3
10. All exterior lighting fixtures shall be down directed or shielded non-movable fixtures and
shall not exceed 3,000 Kelvins and 600 lumens. Exterior lighting on the new residence is
approved as shown on the plans. Landscape lighting is not approved at this time and shall be
submitted with the required landscape screening plan. Any changes to the approved lighting
plan shall be approved by the Planning Department prior to installation. No lighting may be
placed within setbacks except two driveway or entry lights.
11. All construction shall comply with 2019 California Green Building Standards Code, Part 11,
Title 24 mandatory measures. The property owner shall provide a 2019 CalGreen Residential
Checklist demonstrating conformance with all applicable mandatory measures at time of
building permit submittal.
12. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire
property and in the road right-of-way by manual pulling or use of herbicide by September
1st of each year until the final approval of the project.
13. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection, the applicant shall submit landscape andscape screening and erosion control plans for
review by the Site Development Committee. The application for landscape screening and
erosion control shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Attention shall be given to plantings which will be
adequate to break up the view of the new residence from surrounding properties and streets.
In review of the landscape screening plan, the Committee shall ensure proposed shrubs and
trees are selected such that mature growth does not negatively impact the views of adjacent
properties. All landscaping required for screening purposes and for erosion control (as
determined by the City Engineer) must be installed prior to final inspection of the new
residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient
landscaping) of the Los Altos Hills Municipal Code.
14. Based on the sizes of the oak trees to be removed, the property owner is required to plant a
1:1 replacement ratio for Tree #111, #116, and #117, a 2:1 replacement ratio for Trees #118,
and a 3:1 replacement ratio for Tree #125 and #134, for a total of eleven (11) trees. The
replacement trees shall be a 24 -inch box minimum. The eleven (11) trees shall be included
in the landscape screening plan for review by the Site Development Committee.
15. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to
final inspection of the new residence. Two years after the project has been completed, the
applicant shall furnish staff with the last 12 months o water usage for the property and
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conduct a site inspection to ensure installed landscape screening is still present and has been
adequately maintained. Inadequate maintenance of installed landscape screening and/or
water usage greater than the annual usage indicated on the approved parcel water budget
worksheet, may result in complete forfeiture of this deposit.
16. The property owner's geotechnical consultant shall review and approve all geotechnical
aspects of the final project building and grading plans (i.e., habitable building setbacks, site
preparation and grading, shoring design, site surface and subsurface drainage improvements
Resolution PC 06-23 Page 4
including site runoff discharge, and design parameters for foundations and retaining walls)
to ensure that their recommendations have been properly incorporated. The results of the
plan review shall be summarized by the owner's geotechnical consultant in a letter and
submitted to the Engineering Department for review and approval at time of submittal for°
building plan check
17. The property owner's geotechnical consultant shall inspect, test (as needed), and approve all
geotechnical aspects of the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface and subsurface drainage
improvements, and excavations for basements, foundations, and retaining walls prior to the
placement of steel and concrete. Basement excavations shall be inspected by the owner's
consultant to confirm the absence of fault hazards. The results of these inspections and the
as -built conditions of the project shall be described by the owner's geotechnical consultant
in a letter and submitted to the Engineering Department for review and approval prior to
requesting the final inspection.
18. Prior to beginning any grading operation, all significant trees, particularly any heritage oak
trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-
link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to
be fenced prior to commencement of any grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing must remain
throughout the course of construction. No storage of equipment, vehicles or debris shall be
allowed within. the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
19. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the height of the new residence complies with the
proposed 26'- 11 " maximum structure height, measured as the vertical distance at any point
from the bottom of the crawl space or basement ceiling if excavated below natural grade, to
the highest part of the structure directly above (including roof materials)." The overall
structure height shall be similarly certified in writing and state that "all points of the building
(including chimneys and appurtenances) lie within a thirty-five (35') foot horizontal band
based, measured from the lowest visible natural or finished grade topographical elevation of
the structure along the building line and the highest topographical elevation of the roof of the
structure." The applicant shall submit the stamped and signed letter(s) to the Planning
Department prior to requesting a final inspection.
20. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the location of the residence and roof eaves, are no less
than 40' from the front property line and 30' from the side and rear property lines." The
elevation of the new residence shall be similarly certified in writing to state that "the
elevation of the new residence matches the elevation and location shown on the Site
Development plan." The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to requesting afinal inspection.
Resolution PC 06-23 Page 5
ENGINEERING DEPARTMENT
21. Any, and all, changes to the approved Grading and Drainage plan shall first be approved by
the Town Engineering Department. No grading shall take place during the grading
moratorium (October I s'to April 30th) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line.
22. An encroachment permit shall be obtained from the Public Works Department for all work
proposed in the public right-of-way. No work within the public right-of-way shall commence
without an encroachment permit.
23. All public utility services serving the new residence shall be placed. underground. The
applicant should contact PG&E immediately after issuance of building permit to start the
application process for undergrounding utilities which can take up to 6-8 months.
Prior To Building Plan Check
24. Two copies of a Grading & Construction Operation plan shall be submitted by the property
owner for review and approval by the City Engineer and Planning Director two weeks prior
to acceptance ofplans for building plan check The grading/construction operation plan shall
address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety
on Bassett Lane, and surrounding roadways; storage of construction materials; placement of
sanitary facilities; parking for construction vehicles; and parking for construction personnel.
A debris box (trash dumpster) shall be placed on site for collection of construction debris.
Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box since
they have a franchise with the Town and no other hauler is allowed within the Town limits.
25. The property owner shall provide the Town with high-quality color photographs of the
existing conditions of the roadways and pathways two weeks prior to acceptance ofplans for
building plan check.
26. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for
building plan check.
27. The property shall be required to connect to the public sanitary sewer prior to final inspection.
A sewer hookup permit shall be required by the Town's Public Works Department prior to
acceptance of plans for building plan check. An encroachment permit shall be required for
all work proposed within the public right of way prior to start of work.
28. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District and submitted for approval to the Town Engineering Department prior
to acceptance of plans for building plan check. The permit will authorize the use of water
from specific on-site or off-site water sources.
Resolution PC 06-23 Page 6
At Building Plan Check
29. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by
the Engineering Department. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction of the Engineering
Department.
30. Two copies of an Erosion and Sediment Control plan shall be submitted for review and
approval by the Engineering Department. The contractor and the property owner shall
comply with all appropriate requirements of the Town's NPDES permit relative to grading
and erosion/sediment control.
Prior To Final Approval
31. The Engineer of Record shall observe the installation of the drainage system, construction of
the energy dissipators, and completion of the grading activities and state that items have been
installed and constructed per the approved plans. A stamped and signed letter shall be
prepared and submitted to the Town prior to final inspection.
32. All areas on the site that have the native soil disturbed shall be protected for erosion control
during the rainy season and shall be replanted prior to final inspection.
33. The property owner shall inform the Town of any damage and shall repair any damage caused
by the construction of the project to pathways, private driveways, and public and private
roadways prior to final inspection.
FIRE DEPARTMENT
34. An approved AMMR is included in this project. See PC 23-1658 and, sheet C-1.2.
35. Fire Sprinklers Required: The applicant proposes a modified 13D sprinkler system.
Modified fire sprinklers shall be installed in accordance with 2016 NFPA 13D and
Santa Clara County Fire Department Standard Details and Specification SP -6.
Additional sprinklers shall be installed throughout combustible concealed spaces not
otherwise specified by these standards. Combustible concealed spaces to be sprinklered
include attics, closets and not otherwise required by NFPA 13D. The 4 most
hydraulically remote sprinklers are proposed to be included in the system design,
36. Required Fire Flow: The minimum require fireflow for this project is 1,250 Gallons
Per Minute (GPM) at 20 psi residual pressure. Note: The minimum required number
and spacing of the hydrants shall be in accordance with CFC Table C102.1.
37. Fire Apparatus (Engine) Access Driveway Required: The road (Bassett Lane) will be
widened to 16 feet from the cul-de-sac to the subject parcel. The road adjacent to the
hydrant will not be improved. The existing fire access road that connects Bassett Lane
to Summit Wood Road will be widened up to 16.5 feet, meet the minimum loading
capacity of 75,000 pounds, not exceed 15% in grade, and meet the minimum vertical
clearance of 131-611. The road will be verified to meet the minimum loading capacity
Resolution PC 06-23 Page 7
and may need to be resurfaced or sealed. Knox box or padlock shall be provided if road
is blocked,
38. Water Supply Requirements: (As Noted on Sheet AO) Potable water supplies shall be
protected from contamination caused by fire protection water supplies. It is the
responsibility of the applicant and any contractors and subcontractors to contact the
water purveyor supplying the site of such project, and to comply with the requirements
of that purveyor. Such requirements shall be incorporated into the design of any water-
based fire protection systems, and/or fire suppression water supply systems or storage
containers that maybe physically connected in any manner to an appliance capable of
causing contamination of the potable water supply of the purveyor of record. Final
approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health
and Safety Code 13114.7.
39. Address identification: (As Noted on Sheet ALO) New and existing buildings shall have
approved address numbers, building numbers or approved building identification
placed in a position that is plainly legible and visible from the street or road fronting
the property. These numbers shall contrast with their background. Where required by
the fire code official, address numbers shall be provided in additional approved
locations to facilitate emergency response. Address numbers shall be Arabic numbers
or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with
a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure. Address numbers shall be
maintained. CFC Sec. 505.1.
40. Construction Site Fire Safety: (As Noted on Sheet AO) All construction sites must
comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification S1-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project. CFC! Chp, 33,
Resolution PC 06-23 Page 8