HomeMy WebLinkAboutPC11-23RESOLUTION PC 11-23
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 SINGLE-FAMILY
RESIDENCE WITH BASEMENT AND ASSOCIATED IMPROVEMENTS AT 27790
STIRRUP WAY
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit
(SD22-0032) from the property owners, Amit and Hemangi Parikh, for a new single-family
residence with basement and associated improvements at 27790 Stirrup Way ("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 residence; 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 January 17, 2023, and continued the item to a date uncertain after considering all
evidence, testimony, written documentation, and public comments; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on March
2, 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 May
4, 2023, and continued the item to a date uncertain; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the project on
August 22, 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
October 5, 2023, and considered all evidence, testimony, written documentation, and public
comments; and
Resolution PC 11-23 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 Section 15303(a) and APPROVES the Site Development Permit SD22-0032
subject to the 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 a regular meeting held on the 5"' day of October 2023 by the following
vote:
AYES: Indaco, Patel, Waschura
NOES: Bredo, Couperus
ABSTAIN: None
ABSENT: None
By: �'► "
Alisa Bredo, Chair
ATTEST:
Bradt. nson, Community Development Director
Resolution PC 11-23 Page 2
EXHIBIT A
CONDITIONS OF APPROVAL
Lands of Parikh — 27790 Stirrup Way — File# SD22-0032
PLANNING DEPARTMENT
1. No other modifications to the approved plans submitted on August 10, 2023, 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 property owner shall grant an Open Space Easement to the Town that encompasses
those portions of the property below the 358 Contour elevation. 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 exhibit(s) 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.
5. No HVAC equipment or ducting is permitted on rooftops or decks.
6. Screening shrubs shall be planted to the satisfaction of the property owners of 27751
Stirrup Way prior to final inspection.
7. Construction fencing shall be placed along the edge of the required Open Space
Easement (358 Contour) for the duration of construction. Fencing shall be shown on
the Construction Operation Plan and installed prior to beginning work.
8. 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.
9. 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.
10. 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.
Resolution PC 11-23 Page 3
11. 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.
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. 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.
14. 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.
15. 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.
16. 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.
17. 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
Resolution PC It -23 Page 4
proposed 27'-0" 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.
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 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.
19. 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.
20. Fire retardant roofing (Class A) is required for all new construction.
21. 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.
22. 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.
23. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
24. 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
25. 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
Resolution PC 11-23 Page 5
moratorium (October 15t to April 30th) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line.
26. 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.
27. 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.
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 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 Stirrup 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 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.
30. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for
building plan check.
31. 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.
32. 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.
33. 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.
34. 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
Resolution PC 11-23 Page 6
comply with all appropriate requirements of the Town's NPDES permit relative to grading
and erosion/sediment control.
35. 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.
36. 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.
37. 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
38. 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.
39. Fire Department (Engine) Turnaround Required: (As Noted on Sheet A1.2) Dead-end fire
apparatus access roads in excess of 150 feet in length shall be provided with an approved
area for turning around fire apparatus. Provide an approved fire department engine driveway
turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in
any direction shall be 5%. Installations shall conform with Fire Department Standard Details
and Specifications D-1. [CFC Section 503.2.5]. Turnaround C is noted on sheet C2.0.
40. Required Fire Flow: The minimum require fireflow for this project is 1375 Gallons Per
Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic
fire sprinklers per CFC [903.3.1.3]
Resolution PC 11-23 Page 7
41. Fire Apparatus (Engine) Access Driveway Required: (As Noted on Sheet C-2.0) An access
driveway shall be provided having an all-weather surface of either asphalt, concrete or other
engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It
shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches,
minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall
conform to Fire Department Standard Details and Specifications sheet D-1.
42. 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
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.
43. 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.
44. Construction Site Fire Safety: (As Noted on Sheet C-l.l) 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 11-23 Page 8