HomeMy WebLinkAboutPC 04-24RESOLUTION PC 04-24
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 AND GRADING POLICY
EXCEPTION FOR A NEW SINGLE-FAMILY RESIDENCE AND ASSOCIATED
IMPROVEMENTS AT 26790 SAINT FRANCIS DRIVE AND IMPOSING CERTAIN
CONDITIONS OF APPROVAL
WHEREAS, The Town of Los Altos Hills received an application for a Site Development Permit
(SD23-0054) from the property owners, First Serendipity LLC, for a new single-family residence,
attached ADU, and associated improvements at 26790 Saint Francis Drive ("Project"); and
WHEREAS, on March 28, 2024, the property owner, First Serendipity LLC, applied for a
supplemental Grading Policy Exception to exceed cut and fill limits for the new driveway; 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 single-family 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 Planning Commission held a duly noticed public hearing on the project on
August 1, 2024, and considered all evidence, testimony, written documentation, and public
comments; and
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 and Grading
Policy Exception subject to the findings and 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 I st day of August 2024 by the following vote:
AYES: Bredo, Couperus, Waschura, Indaco, Patel
NOES: none
ABSTAIN: none
ABSENT: none
By:
FATRajiv P el, Chair
A T T !
Jay Bradford, Interim Community Development Director
Resolution PC 04-24 Page 1
EXHIBIT A
FINDINGS
First Serendipity LLC 26790 Saint Francis Drive — File# SD23-0054
1. With regard to the Site Development Permit (SD23-0054) to allow for a new two-story residence
at 26790 Saint Francis Road, 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 new residence and associated improvements, with the exception of the portions
of the driveway that exceed the cut/fill limits set by the Town's Grading Policy, comply with
all applicable regulations and policies set forth in the Site Development Ordinance because
the project does not exceed maximum floor area and development area, is within the building
height limits, meets or exceeds the required building setbacks, and complies with all other
applicable requirements in the Site Development Ordinance.
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 excavation that
exceeds 10 feet for the portion of driveway adjacent to the garage because the garage is at the
basement level and has been lowered to a similar elevation. There is sufficient basis to
support the Grading Policy exception to allow for fill that exceeds 3 feet for that portion of
the driveway adjacent to the turnaround because the Santa Clara County Fire Department
allows minimal slope for required fire truck turnarounds. The grading work and export will
not take place during the Town's grading moratorium (October 1 to April 30) and will be
completed in accordance with Town procedures for grading and construction operations.
b. The proposed grading achieves 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 grading for the driveway is necessary to match vehicle entry
into the attached garage which is at the basement level. The amount of excavation required
minimizes the profile of the building by setting the residence into the hillside and reducing
the need to build upslope.
c. The proposed grading will be 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 off-site, that scenic views are
retained, that buildings do not dominate the natural landscape and that ridgelines and hilltops
are preserved. The amount of excavation required reduces the visibility of the residence and
driveway and allows development at a lower elevation compared to existing conditions. The
amount of fill above the 3 -foot -limit is minimal in scope and limited to only areas required
for the fire truck turnaround. The required landscape screening plan will be reviewed by the
Site Development Authority to ensure that the structures are unobtrusive when viewed off-
site.
Resolution PC 04-24 Page 2
EXHIBIT B
CONDITIONS OF APPROVAL
First Serendipity LLC — 26790 Saint Francis Drive — File# SD23-0054
PLANNING:
1. No other modifications to the approved plans submitted on March 21, 2024, are allowed
except as otherwise first reviewed and approved by the Community Development
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
set by said policy and run from date of Building Permit issuance. Any extensions to the time
for completion shall be subject to said policy. Failure to complete the project in the allotted
time with approved extensions may result in substantial penalties and fees per the policy.
4. 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 Community Development Department for approval at
time of submittal for building plan check. All applicable structures shall be painted in
conformance with the approved colors) prior to final inspection.
5. The property owner shall remove all Stinkwort from the entire property and in the road right-
of-way by manual pulling or use of herbicide by September 1St of each year until the final
approval of the project.
6. 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.
7. No new fencing is approved with this site development permit. Any additional or modified
fencing or gates shall require review and approval by the Community Development
Department with the required landscape screening plan and prior to installation.
8. 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. Any changes to the approved lighting plan shall be approved
by the Community Development Department prior to installation. No lighting may be placed
within setbacks except two driveway or entry lights.
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. Fire retardant roofing (Class A) is required for all new construction.
Resolution PC 04-24 Page 3
11. All space heating and water heating systems installed in new residences, detached habitable
buildings, and/or projects involving a substantial remodel shall comply with Los Altos Dills
Municipal Code Sections § 8-1.6.02 and § 8-1.10.02.
12. All construction shall comply with the applicable California Green Building Standards Code,
Part l 1, Title 24 mandatory measures in effect at the time of building permit application. The
property owner shall provide a CALGreen Residential Checklist demonstrating conformance
with all applicable mandatory measures at time of building permit submittal.
13. All construction shall comply with Section R337 of the 2022 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
14. The property owner shall grant an Open Space Easement to the Town that reflects the
exhibit in the Open Space Committee report dated January 8, 2024. 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. An easement review deposit (per Planning Fee Schedule
in effect at time of review request) shall be paid to the Town prior to review of the legal
description and plat exhibit(s). The grant document shall be signed and notarized by
the property owner and returned to the Town prior to building permit issuance.
15. As an ongoing condition of approval, the owner shall retain Trees #80 and 81.
16. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings illustrating a future pathway along Saint Francis Drive.
17. 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.
In review of the landscape screening plan, the Committee shall ensure proposed shrubs and
trees are selected such that mature growth does not negatively impact the views of adjacent
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.
18. 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.
Resolution PC 04-24 Page 4
1 9. 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.
20. 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
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 Community
Development Department prior to requesting a final inspection.
21. 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
Community Development Department prior to requesting a final inspection.
22. All properties shall pay School District fees to either the Los Altos School District and
Mountain View Los Altos Union High School District or the Palo Alto Unified School
District, as applicable, prior to permit issuance. The applicant shall take a copy of worksheet
42 to school district offices, pay the appropriate fees and provide the Town with a. receipt.
ENGINEERING DEPARTMENT
23. 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.
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.
Resolution PC 04-24 Page 5
25. 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.
Prior To Building Plan Check
26. 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 Saint Francis 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.
27. The property owner shall enter into a Pervious Paving Maintenance Plan Agreement with the
Town. The Agreement shall be signed and notarized by the property owner and returned to
the Town, prior to acceptance of plans for building plan check.
28. 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.
29. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for
building plan check.
30. The property 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 of work.
31. 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.
At Building Plan Check
32. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by
the Engineering Department. The final plan must satisfy stormwater requirements for
regulated projects (C.3 requirements). Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction of the Engineering
Department.
Resolution PC 04-24 Page 6
33. 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.
34. Two copies of a Construction Best Management Practices Plan (BMPs) shall be submitted
for review and approval by the Engineering Department.
Prior To Final Approval
35. The Engineer of Record shall observe the installation of the drainage system, construction of
the energy dissipaters, 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. A-11 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 tofinal 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.
38. The property owner shall roughen the driveway portion crossing the future pathway
on Saint Francis Drive prior tofinal inspection.
FIRE DEPARTMENT
39. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed
in all. new single-family residences. Sprinklers are required for both the primary residence
and the ADU.
- Noted on Sheet A-0. 0
40. Fire Department Turnaround Required: Provide an approved fire department engine
driveway turnaround with a minimum radius of 40 feet outside and 20 feet inside. Maximum
grade in any direction shall be a maximum of 5%. Installations shall conform with Fire
Department Standard Details and Specifications D-1. CFC Sec. 503 Driving surface shall be
capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
- Turnaround B shown on Sheet A-1.1. Sign to be installed at start of driveway.
41. Required Fire Flow: The minimum required fire flow for this project is 1,125 GPM at 20
psi residual pressure. Note: The minimum required number and spacing of the hydrants shall
be in accordance with C F C Table C 102.1.
- Letter received. Hydrant is capable of meeting fire flow.
42. Fire Apparatus Access Driveway Required: 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 with of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius
Resolution PC 04-24 Page 7
of 30 feet inside and 50 feet outside, and a maximum slope of 15%. Installations shall
conform to Fire Department Standard Details and Specifications Sheet D-1.
43. Water Supply Requirements: 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, an.d/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). 2022 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
44. Address identification: 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.
45. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI -7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp.
33.
Resolution PC 04-24 Page 8