HomeMy WebLinkAboutPC10-23RESOLUTION PC 10-23
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 RESIDENCE AND
POOL AT 12355 HILLTOP DRIVE
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit
(SD21-0046) from Curt Cline, project architect for the property owner, 123 55 Hilltop Drive LAH
LLC, for a new residence and swimming pool at 12355 Hilltop Drive ("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 Section 15303(e) as the project
scope includes construction of a new swimming pool; 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 Director held a duly noticed public hearing on the project on February
21, 2023, and considered all evidence, testimony, written documentation, and public comments;
and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on June
1, 2023, and continued the item to a date uncertain; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on July
13, 2023, and considered all evidence, testimony, written documentation, and public comments
and continued the item to a date uncertain; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on
September 7, 2023, and considered all evidence, testimony, written documentation, and public
comments; and
Resolution PC 10-23 Page 1
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 Sections 15303(a) and 15303(e) and APPROVES the Site Development
Permit SD21-0046 subject to conditions attached hereto and incorporated herein as Exhibit A.
The above and foregoing Resolution was passed and adopted by the Planning Commission of the
Town of Los Altos Hills at the meeting held on the 7th day of September 2023 by the following
vote:
AYES: Couperus, Patel, Washura
NOES: Bredo, Indaco
ABSTAIN: None
ABSENT: None
By:
Alisa Bredo, C air
ATTEST:
unity Development Director
Resolution PC 10-23 Page 2
EXHIBIT A
CONDITIONS OF APPROVAL
Lands of 12355 Hilltop Drive LAH LLC —12355 Hilltop Drive — File# SD21-0046
PLANNING DEPARTMENT
1. No other modifications to the approved plans, 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
VIII 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. The westerly lightwell shall be reduced in length by removing 5'-6" of planter area.
5. Larger than standard culvert recommended at driveway in public right-of-way.
6. 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.
7. 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.
8. 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.
9. 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.
10. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material). No lighting may be placed within skylight wells.
11. Fire retardant roofing (Class A) is required for all new construction.
Resolution PC 10-23 Page 3
12. 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.
13. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
14. 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 October 1 st
of each year until the final approval of the project.
15. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection, the applicant shall submit landscape screening and erosion control plans for
review by the Planning Commission. 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. 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.
16. 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 of water usage for the property and
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.
17. 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.
18. 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 new residence is no less than 30%
0" from side and rear property lines and no less than 40'-0" from the front property line."
The pad elevation of the additions shall be similarly certified in writing to state that "the pad
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 a final inspection.
Resolution PC 10-23 Page 4
19. All properties shall pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, as applicable, prior to permit issuance. The applicant shall
take a copy of worksheet #2 to school district offices, pay the appropriate fees and provide
the Town with a copy of the receipts.
ENGINEERING DEPARTMENT
20. 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 1St to April 30th) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line.
21. 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.
22. 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.
23. 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 of plans for building plan check. The grading/construction operation plan
shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Hilltop Drive, 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.
24. 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 of plans
for building plan check.
25. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for
building plan check.
26. 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.
27. 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
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Engineering Department and any deficiencies corrected to the satisfaction of the Engineering
Department.
28. 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.
29. 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.
30. 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.
31. 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
32. Fire Sprinklers Required: (As Noted on Sheet AO) An automatic residential fire sprinkler
system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and
two-family dwellings. 2) In existing one- and two-family dwellings where during the process
of a remodel and/or addition, the existing roof structure (joists, rafters, etc.) is removed over
an area that exceeds 75% of the existing dwelling floor area. For any disagreement on the
amount of roof structure being removed, a State of California licensed architect or structural
engineer shall be utilized to calculate the percentage of the roof to be replaced. 3) In existing
one- and two-family dwellings when additions are made that increase the building area by
50% or more. 4) In all attached Accessory Dwelling Units, additions or alterations to an
existing one- and two-family dwelling that have an existing fire sprinkler system. 5) In all
new basements and in existing basements that are expanded by more than 50 percent.
Exceptions: Detached Accessory Dwelling Units (ADUs), provided that all of the following
are met: a) The unit meets the definition of an Accessory Dwelling Unit as defined in the
Government Code Section 65852.2. b) The existing primary residence does not have
automatic fire sprinklers. c) The detached ADU does not exceed 1,200 square feet in size. d)
The unit is on the same lot as the primary residence. e) The unit meets all access and water
supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code.
33. Water Supply Requirements: (As Noted on Sheet C-1.1) 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 may be
physically connected in any manner to an appliance capable of causing contamination of the
Resolution PC 10-23 Page 6
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.
34. Address identification: (As Noted on Sheet C-1.1) 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.
35. Construction Site Fire Safety: (As Noted on Sheet C-1.1) 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 10-23 Page 7