HomeMy WebLinkAboutPC 12-21RESOLUTION PC 12-21
RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS ALTOS
HILLS APPROVING A SITE DEVELOPMENT PERMIT TO ALLOW FOR THE
CONSTRUCTION OF A NEW TWO-STORY RESIDENCE WITH BASEMENT, ADU,
AND POOL AT 13010 EAST SUNSET DRIVE
WHEREAS, The Town of Los Altos Hills received an application for a Site Development
Permit (SD21-0030) from Hao Zheng to allow for the construction of a new 4,916 square -foot
residence with a 3,416 square foot basement, a new 798 square -foot accessory dwelling unit
(ADU), and a new 900 square -foot pool at 13010 East Sunset Drive ("Project"); and
WHEREAS, the Project is exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15303(a) since the project includes the construction of a
new single-family residence where public services are available in a residential zone; 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 to consider the
Project on September 2, 2021 and considered all written documentation and public comments; and
NOW, THEREFORE, the Planning Commission of the Town of Los Altos Hills hereby
APPROVES the Site Development Permit (SD21-0030) subject to the findings and conditions
contained in Exhibit "A" and "B" and incorporated herein by reference.
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the Town of Los
Altos Hills on this 2nd day of September, 2021, by the following vote:
AYES:
Waschura, Couperus, Patel, Smith
NAYS:
Indaco
ABSTAIN:
None
ABSENT:
None
ATTEST: �I
> gitta Indaco, Chair
Steve Padovan, Interim Planning and Building Director
Resolution PC 12-21 Page 1
EXHIBIT A
FINDINGS
13010 East Sunset Drive — File #SD21-0030
With regard to the Site Development Permit (SD21-0030) to allow for construction of a new
residence, accessory dwelling unit, and pool at 13010 East Sunset Drive, the Planning
Commission finds in accordance with Section 10-2.102 of the Los Altos Hills Municipal Code
as follows:
a. The proposed development is in compliance with all.regulations and policies set forth in
the Site Development ordinance.
The proposed residence, accessory dwelling unit, pool and associated improvements
comply with all regulations and policies set forth in the Site Development Ordinance
because the project does not exceed maximum floor area, is below the existing
nonconforming maximum development area, is under the maximum building height limits,
and exceeds the minimum required building setbacks.
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Resolution PC 12-21 Page 2
EXHIBIT B
CONDITIONS OF APPROVAL
13010 East Sunset Drive — File # SD21-0030
PLANNING DEPARTMENT
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. 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 new residence shall
be 36 months from the date of Building Permit issuance. Failure to complete the project in
the allotted time may result in substantial penalties and fees.
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 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.
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.
4. 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, staff
will review the 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.
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 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.
6. The lightwell nearest to the garage shall not be exposed and adjacent grading shall conform
to the approved grading plan.
Resolution PC 12-21 Page 3
7. Metal roofing shall have a matte, non -reflective finish.
8. Garage doors shall be solid panel except for a strip of glazing and shall not emit light to
properties below.
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 27'
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.
10. 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 a final inspection.
11. The property owner shall grant an Open Space Easement to the Town that encompasses those
portions of the property that exceed a 30% slope, specifically from the northerly border
crossing from the 420 -foot to 435 -foot contour lines and from the eastern corner down to the
430 -foot contour line. Any existing fencing or other improvements in the easement shall be
removed. Native vegetation may be planted within the easement and irrigation or sprinkler
systems are only permitted to establish the native vegetation. The property owner shall
provide legal description and plat exhibits prepared by a licensed land surveyor and the Town
shall prepare the grant document. The grant document shall be signed and notarized by the
property owner and returned to the Town prior to building permit issuance.
12. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire
property and in the private road right-of-way by manual pulling or use of herbicide by
October lst of each year until the final approval of the project.
13. Roof eaves of the new residence shall not encroach into the required setback areas. The roof
eaves shall be shown on the site and civil plans in the construction drawings.
14. Fencing and driveway gates are not approved with this application. Fencing and driveway
gates shall be reviewed and approved with the required landscape screening plan.
15. Exterior lighting is approved as shown on the plans and as modified. No more than two
recessed lights shall be located at the master bedroom patio and no more than four recessed
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lights shall be located at the covered patio outside the kitchen. Any changes to the approved
lighting plan shall be approved by the Planning Department prior to installation. All exterior
lighting fixtures shall be down directed and shielded non-movable fixtures. Light fixtures
shall not exceed color temperature of 3000K and emit no more than 600 lumens. No lighting
may be placed within setbacks except two driveway or entry lights.
16. 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 and
shall blend with the surrounding environment. 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.
17. 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.
18. Fire retardant roofing (Class A) is required for all new construction.
19. All space heating and water heating systems installed in a new residence and/or detached
habitable building shall be all -electric systems. Gas or propane heating systems are not
permitted. If gas cooking or clothes drying appliances are installed, then dedicated electrical
receptacles and circuits will be required to allow for future electric appliances. Fireplaces
and all outdoor gas appliances are excluded from these requirements.
20. 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.
21. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
22. Standard swimming pool conditions:
a. Pool lights shall face the house and be designed so that the source is not visible from
,off-site.
b. Drainage outfall structures shall be constructed and located to the satisfaction of the
City Engineer.
C. Equipment shall be enclosed on all sides for noise mitigation and screening.
23. For swimming pools, at least one of the following safety features shall be installed to the
satisfaction of the Town Building Official:
a. The pool shall be isolated from access to the residence by an enclosure (fencing).
b. The pool shall be equipped with an approved safety pool cover.
C. The residence shall be equipped with exit alarms on those doors providing direct access
to the pool.
24. All doors providing direct access from the home to the swimming pool shall be equipped
with a self-closing, self -latching device with a release mechanism placed no lower than 54
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Resolution PC 12-21 Page 5
inches above the floor. The pool equipment shelter shall be completed prior to final
inspection. The shelter shall be modified to include sound attenuation material on the inside
and the exterior of the shelter shall utilize exterior materials and colors matching the
proposed residence.
25. 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
26. 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 restriction
(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.
27. All public utility services serving this property 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.
28. 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.
29. The property owner shall provide the Town with high-quality color photographs of the
existing conditions of the roadways and pathways, prior to acceptance of plans for building
plan check.
30. The property owner 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 work.
31. The property owner shall provide a copy of the Residential Service Design Load Information
to the Public Works Department, prior to acceptance of plans for building permit plan
check.
32. 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, prior to
acceptance of plans for building permit plan check. The grading/construction operation
plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian
traffic safety on East Sunset 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.
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Resolution PC 12-21 Page 6
33. Construction operations and traffic control shall be coordinated with the neighbors along
East Sunset Drive.
34. The property owner shall pay a pathway fee of $10,943, prior to acceptance of plans for
building plan check.
35. 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.
36. 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.
37. 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.
38. 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.
39. 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
35. An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in all portions of the residence. Three sets of plans prepared
by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department Fire
Prevention Division (14700 Winchester Blvd., Los Gatos, CA 95032) for review and
approval. The sprinklers shall be inspected and approved by the Fire Department, prior to
final inspection and occupancy of the new residence.
36. Provide an access driveway with a paved all weather surface capable of supporting apparatus
weight at least 75k pounds, a minimum unobstructed width of 14 feet, vertical clearance of
13 feet 6 inches, minimum circulating radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform to Fire Department Standard Details and
Specifications sheet D-1.
37. Potable water supplies shall be protected from contamination cause by fire protection water
supplies. The applicant and any contractors shall contact the water purveyor supplying the
site of such project and shall comply with the requirements of that purveyor. These
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Resolution PC 12-21 Page 7
requirements shall be incorporated into the design of any water-based fire protection systems,
and/or fire suppression water supply systems or storage.
38. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard
Detail and Specifications SI -7.
39. Approved numbers or addresses shall be placed on all new and existing buildings in such a
position that it is plainly visible and legible from the street or road fronting the property.
Numbers shall be a minimum of four -inches high with a minimum stroke width of 0.5 inch
(12.7 mm) and shall contrast with their background. Address numbers shall be Arabic
numbers or alphabetical letters.
40. Gate installations shall conform with Fire Department Standard Details and Specification G-
1 and, when open shall not obstruct any portion of the required with of 12' for emergency
access roadways or driveways. Locks, if provided, shall be fire department approved prior to
installation. Gates across the emergency access roadways shall be equipped with an approved
access device. If the gates are operated electrically, an approved knox key switch shall be
installed; if they are operated manually, then an approved Knox padlock shall be installed.
Gates providing access from a road to a driveway or other roadway shall be at least 30 feet
from the road being exited.
Project approval may be appealed if done so in writing within 21 days of the date of the approval.
The building permit cannot be issued until the appeal period has lapsed. The applicant may submit
construction plans to the Building Department after the appeal period provided the applicant has
completed all conditions of approval required prior to acceptance of plans for building plan check.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute written
notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90 -day approval period
in which you may protest such fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day
period complying with all of the requirements of Section 66020, you will be legally barred from
later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date. All required
building permits must be obtained within that year and work on items not requiring a building
permit shall be commenced within one year and completed within two years
Resolution PC 12-21 Page 9