HomeMy WebLinkAboutPC14-22RESOLUTION PC 14-22
RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS ALTOS
HILLS APPROVING A SITE DEVELOPMENT PERMIT AND GRADING POLICY
EXCEPTION FOR A NEW SWIMMING POOL, SPA, SUNROOM, DECK AND
RELATED HARDSCAPE AT 24020 OAK KNOLL CIRCLE
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit
(SD22-0015) from Trafalgar Inc. for a new swimming pool, spa, sunroom, deck and related
hardscape improvements at 24020 Oak Knoll Circle ("Project"); and
WHEREAS, the Project is exempt from the provisions of the California Environmental Quality
Act (CEQA) pursuant to Section 15303(e) as the project includes construction of swimming pools
and other accessory structures 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
September 1, 2022 and upon recommendation from staff, the meeting was continued to October
6, 2022; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the Project on
October 6, 2022 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 (SD22-0015) subject to the conditions contained in
Exhibits "A" and "B" and incorporated herein by reference.
The above and foregoing Resolution was passed and adopted by the Planning Commission of the
Town of Los Altos Hills at a regular meeting held on the 6th day of October 2022 by the following
vote:
AYES: Waschura, Bredo, Couperus, Patel
NOES: Indaco
ABSTAIN: None
ABSENT: None
ATTEST:
Sofia Mangalam
Planning Director
IC
Resolution PC 14-22 Page 1
EXHIBIT A
CONDITIONS OF APPROVAL
24020 Oalc Knoll Circle — File #SD22-0015
PLANNING DEPARTMENT
1. No other modifications to the plans dated April 7, 2022 are allowed except as otherwise
reviewed and approved by the Planning Director. Any further changes or modifications to the
approved plans shall be first reviewed and approved by the Planning Director, prior to
planting or commencement of work.
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 major remodel and
addition 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.
4. No exterior lighting is approved with this permit. Any proposed lighting for the
swimming pool and outdoor landscape shall be reviewed during Landscape Screening
and approved by the Planning Department prior to installation. All exterior lighting
fixtures shall be down directed, fully shielded, and non-movable fixtures. Swimming
pool lights will be a maximum of four lights combined and shall not illuminate beyond
the swimming pool and spa. All lighting pertaining the scope of work is subject to the
Town's Outdoor Lighting Policy. No lighting may be placed within setbacks except two
driveway or entry lights.
5. The sunroom elevations shall not have floor to ceiling glass panels. The transoms and
kick plates shall not be glass on all four sides of the sunroom.
The sunroom windows shall use "SMARTGlass" or glass with similar properties that
reduce reflectivity and glare as in Exhibit B.
All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum
(E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum (E.
viminalis) eucalyptus trees on the property located within 150' of any structures or roadways
shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees
shall talce place between the beginning of August and the end of January to avoid disturbance
of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and
California Department of Fish and Game Code Section 3500 et seq unless a nesting bird
survey is first conducted and there is a determination that there are no active nests within the
tree.
8. 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 -
Resolution PC 14-22 Page 2
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. All existing healthy vegetation along the perimeter of the
property, the open space easements to the east of the residence shall be retained and fenced to
the greatest extent possible to provide screening during the construction of the residence. If
removal is still desired, then the landscape screening plan will address the preservation or
removal of existing trees and shrubs. Roof eaves of all structures shall not encroach into the
required yards. The roof eaves shall be shown on the site plans in the set of construction
drawings.
9. 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.
10. Pathways within setbacks shall not exceed four feet in width.
11. Fire retardant roofing (Class A) is required for all new construction.
12. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
13. No new fencing or gates are approved. Any new fencing and gates shall be submitted with
the landscape screening plan.
14. 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.
15. 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. Any change to the wall color(s) shall be submitted to the Planning Department
for approval prior to submittal of the building permit. All applicable structures shall be
painted in conformance with the approved color(s) prior to final inspection.
16. 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. Screening shall include shrubs on the two
tiers of retaining wall and screen along the southern portion of the sunroom glass from
surrounding 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. Landscape
Screening plans shall include low water and native plantings.
Resolution PC 14-22 Page 3
17. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to
final inspection. 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.
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 accessory structure and roof eaves,
are no less than 40 feet from the front property line from Kate Drive 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 Building Permit Plans." The applicant shall submit the stamped and signed
letter(s) to the Planning Department prior to requesting a final inspection.
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 accessory structure complies with
the 27' maximum structure height, measured as the vertical distance at any point from the
bottom of the crawl space 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.
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.
PRIOR TO BUILDING PLAN CHECK:
22. 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 plan check. The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Oak Knoll
Circle, 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
Resolution PC 14-22 Page 4
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.
23. 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.
AT BUILDING PLAN CHECK:
24. 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.
25. 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:
26. 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.
27. 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.
28. 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.
Project approval may be appealed if done so in writing within 21 days of the date of the approval.
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 prior to final building inspection approval.
Resolution PC 14-22 Page 5
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 14-22 Page 6
EXHIBIT B
SMARTGlass
Wall Glass System
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Our patio enclosures come standard
with 1"thick insulated glass units.
They are 33-50% thicker than industry
standard insulated glass and are the
ideal thickness for high performance
glass.
It's not just the glass that counts, often
what is unseen matters just as much. The
spacers between the glass make a huge
difference.
DURALite spacers are the most
advanced energy efficient spacers of
their kind. Commonly known as'warm
edge technology, they act as insulators
between the outside temperature and
you, unlike old school metal spacers.
DURALite spacers are comprised of non-
metallic structural elements that insulate
incredibly well and minimize seal failure,
condensation and mold.
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S1�1'�AIRTGlass 60 .27 .43 .39 70% 30%
U•Value -Radiant (non solar) heat transfer through the glass measured in BTUs/sq, ft/hours x delta T. -
The lower the number, the better.
Shading Coefficient -An index of solar heat gain rejection, The lower the number, the better,
Solar Heat Gain Coefficient -Similar to shading coefficient, the lower the number, the better.
Visible Light %-The amount of visible light allowed to transfer through the window.
UV% -The %transmission of ultraviolet radiation through the glass unit.
Metal Window Spacer
may cause condensation
and toxic mold
DuraLlte Warm
Edge Spacer = no
condensation