HomeMy WebLinkAboutPC 11-21RESOLUTION PC 11-21
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, ADU, POOL CABANA,
AND POOL AT 14381 MIRANDA WAY
WHEREAS, The Town of Los Altos Hills received an application for a Site Development
Permit (SD20-0081) from West Valley Ventures LLC to allow for the construction of a new 4,729
square -foot residence, a new 800 square -foot accessory dwelling unit (ADU), a 270 square foot
pool house, and a new 560 square -foot pool at 14381 Miranda Way ("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 Site Development Committee held a duly noticed fast track public
hearing on the Project on March 16, 2021 and approved it, with additional conditions, after
consideration of all written documentation and public comments; and
WHEREAS, a notice of appeal (APL21-0002) was filed by two planning commissioners
on April 1, 2021 pursuant to Section 10-2.1305.l(b)(13) of the Site Development Ordinance; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the
appeal of the Project on May 6, 2021 and considered all written documentation and public
comments and continued the item to a date uncertain; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the
appeal of the Project on June 3, 2021 and considered all written documentation and public
comments and continued the item to a date uncertain; and
WHEREAS, the applicant revised the request to allow for the construction of a new 4,729
square -foot residence, a new 800 square -foot ADU, a new 270 square -foot pool house, and a new
560 square -foot pool; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the
appeal of the Project on August 5, 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 (SD20-0081) subject to the findings and conditions
contained in Exhibit "A" and `B" and incorporated herein by reference.
Resolution PC 11-21 Page 1
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the Town of Los
Altos Hills on this 5th day of August, 2021, by the following vote:
AYES:
Indaco, Waschura, Couperus, Patel
NAYS:
None
ABSTAIN:
Smith
ABSENT:
None
Vr
gitta Indaco, Chair
ATTEST:
Steve Padovan, Interim Planning and Building Director
2
Resolution PC 11-21 Page 2
EXHIBIT A
FINDINGS
14381 Miranda Way —File #SD20-0081
1. With regard to the Site Development Permit (SD20-0081) to allow for construction of anew
residence, accessory dwelling unit, cabana and pool at 14381 Miranda Way, 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 and development area, building
height limits, and is within the building setbacks.
2. With regard to the Grading Policy exception request, the Planning Commission makes the
following findings:
a. There is sufficient basis to support the Grading Policy exception to allow for cut that
exceeds eight feet for the proposed structure. The proposed grading includes cut that
exceeds eight feet allowed for structures and will decrease the visual impact of the
residence.
b. The proposed design does achieve the purpose of the Los Altos Hills Municipal Code
Section 10-2.702(c) which states: "The amount of grading, excavation or fill shall be the
minimum necessary to accommodate proposed structures, unless grading is proposed to
lower the profile of the buildings." The requested grading policy exception is proposed
solely to lower the profile of the building.
The proposed grading is consistent with grading provisions of the Site Development
Ordinance, including Section 10-2.401 which states the intent to limit adverse effects
from grading and Section 10-2.701 which states an intent to ensure that the site, location
and configuration of structures are unobtrusive when viewed from off-site, that scenic
views are retained, that buildings do not dominate the natural landscape and that
ridgelines and hilltops are preserved. The proposed grading exception will not be viewed
from off-site as it is for excavation beneath the structure to lower its profile and reduce
visual impact.
Resolution PC 11-21 Page 3
EXHIBIT B
CONDITIONS OF APPROVAL
14381 Miranda Way — File # SD20-0081
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.
3. Existing vegetation outside of building footprints shall be retained during construction until
review and approval of landscape screening plan.
4. The property owner shall plant five 60 -inch box redwood trees and eight 24 -inch box
redwood trees along the southern property line prior to building permit issuance. Placement
of trees shall be coordinated with southerly neighbors.
5. All equipment shall be located within sound attenuating enclosures. Callout sound
attenuating enclosures on building permit plans.
6. 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.
7. 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.
M
Resolution PC 11-21 Page 4
8. 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.
9. 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.
10. Modified exterior lighting is approved. Revised lighting plan showing reduction of recessed
lights and shielded light fixtures shall be submitted to the Planning Department for approval
at time of submittal for building permit. Any changes to the approved lighting plan shall be
approved by the Planning Department prior to installation. All exterior lighting fixtures
shall have non -transparent glass, or shall be down directed or 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.
11. 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.
12. Metal roofing shall have a matte, non -reflective finish.
13. 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.
14. Fire retardant roofing (Class A) is required for all new construction.
15. 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.
16. 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.
Resolution PC 11-21 Page 5
17. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
18. Standard swimming pool conditions:
a. Pool lights shall face the house and shall 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.
19. 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.
20. 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
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.
21. 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
22. 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.
23. 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.
24. 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.
25. 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.
0
Resolution PC 11-21 Page 6
26. 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.
27. 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.
28. 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 Miranda Way 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.
29. The property owner shall pay a pathway fee of $10,943, prior to acceptance of plans for
building plan check.
30. 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.
31. 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.
32. 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.
33. 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.
34. 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.
7
Resolution PC 11-21 Page 7
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
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
Resolution PC 11-21 Page 8
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 11-21 Page 9