HomeMy WebLinkAbout73-23RESOLUTION 73-23
RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
APPROVING A TIME EXTENSION OF AN APPROVED SITE DEVELOPMENT
PERMIT AND CONDITIONAL USE PERMIT FOR A NEW RESIDENCE AND ADU AT
13902 CAMPO VISTA LANE
(LANDS OF CAMPO VISTA LANE LLC)
WHEREAS, Campo Vista Lane LLC ("Owner") owns the property commonly known as 13902
Campo Vista Lane, Los Altos Hills, California (APN 175-23-075); and
WHEREAS, the site development permit (SD20-0022) for a new residence and accessory
dwelling unit was approved through the Fast Track process at a duly noticed Site Development
Committee Meeting on February 16, 2021 with reasonable conditions of approval; and
WHEREAS, due to the Covid-19 pandemic and financial reasons, the Owner submitted a Building
Permit Application BLD21-0130 for just the accessory dwelling unit; and
WHEREAS, the site development permit was set to expire on February 16, 2023 as the Town has
adopted a Site Development Ordinance and, pursuant thereto, sets an expiration date for Site
Development Permits at one (1) calendar year; and
WHEREAS, pursuant to the Site Development Ordinance, the City Council has the authority to
grant reasonable extensions of time for Site Development Permits that have expired; and
WHEREAS, the Owner has submitted a request for a Time Extension (EX23-0006) on July 19,
2023 so that they may submit a Building Permit Application for the previously approved new
residence (SD20-0022); and
NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does
hereby approve on behalf of the Owners, a one (1) year Time Extension (EX23-0006) of an
approved Site Development Permit (SD20-0022) subject to the originally adopted conditions
contained in Exhibit "A" and incorporated herein by reference.
The above and foregoing Resolution passed and adopted by the City Council of the Town of Los
Altos Hills at a regular meeting held on the 17th day of August 2023, by the following vote:
AYES: Swan, Mok, Schmidt, Tankha, Tyson
NOES: None
ABSENT: None
ABSTAIN: None
BY:
Linda G. Swan, Mayor
Resolution 73-23 Page I
ATT ST:
eborah L. Padovan, City Clerk
Resolution 73-23
Page 2
EXHIBIT A
CONDITIONS OF APPROVAL
13902 Campo Vista Lane — File # SD20-0022
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. 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. 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.
5. Existing generator and propane tanks shall be relocated to meet Town building setbacks. The
revised locations shall be reviewed and approved by the Planning Department during
building permit plan check. The generator shall be located and/or enclosed to comply with
the Town's Noise Ordinance (Chapter 2, Title 5).
6. 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
Resolution 73-23 Page 3
allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
7. 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.
8. 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.
9. Roof eaves of all structures shall not encroach into the required side and rear yards. The roof
eaves shall be shown on the site and civil plans in the construction drawings.
10. Exterior lighting is approved as shown on the plans. 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. 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.
13. Fire retardant roofing (Class A) is required for all new construction.
14. 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.
Resolution 73-23 Page 4
15. 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.
16. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
17. 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
18. 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.
19. 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.
20. 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.
21. The property owner shall provide the Town with high-quality color photographs of the
existing conditions of the roadways and pathways, at building permit submittal.
22. To ensure the existing sewer lateral is in good condition and watertight, the Town requires a
water pressure test and a video inspection to be conducted on the entire section of existing
lateral to sewer main. The inspection video (Windows media format or equivalent) and water
pressure test shall be submitted to the Public Works Department for review and approval, at
building permit submittal. The owner is responsible for providing necessary cleaning and/or
repairs within the lateral and at the connection if the lateral is found in a defect condition.
All related proof of repairs shall be submitted to the Public Works Department prior to final
sign -off from the Public Works.
23. The property owner shall provide a copy of the Residential Service Design Load Information
to the Public Works Department, at building permit submittal.
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. The
grading/construction operation plan shall address truck traffic issues regarding dust, noise,
and vehicular and pedestrian traffic safety on Campo Vista Lane and surrounding roadways;
Resolution 73-23 Page 5
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 pay a pathway fee of $10,943, prior to permit issuance.
26. 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.
27. 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.
28. 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.
29. 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.
30. 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
31. 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 (16795 Lark Avenue, Suite 200, 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.
32. 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.
Resolution 73-23 Page 6
33. 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.
34. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard
Detail and Specifications SI -7.
35. 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.
36. Hydrants shall be located as approved by the Fire Department. In most cases, hydrants shall
be located a minimum of 40 feet from buildings and adjacent to roadways/driveways such
that the centerline of the hydrant is at least 2 feet (but not more than 8 feet) from the face of
the curb or roadway surface. Fire hydrants shall be painted safety yellow (or equivalent).
37. Solar photovoltaic power systems shall be installed in accordance with Sections 605.11
through 605.11.4, the California Building Code and the California Electrical Code.
31. 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.
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.
Resolution 73-23 Page 7
NOTE: The Site Development permit is valid for two years from the approval date. All
required building permits must be obtained within that year (by February 16, 2024) and
work on items not requiring a building permit shall be commenced within one year and
completed within two years.
Resolution 73-23 Page 8