HomeMy WebLinkAboutPC 08-24RESOLUTION PC 08-24
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 FOR A NEW SINGLE-FAMILY
RESIDENCE AND ASSOCIATED IMPROVEMENTS AT 27600 ALTAMONT ROAD
(LOT B) AND IMPOSING CERTAIN CONDITIONS OF APPROVAL
WHEREAS, on August 17, 2023, the City Council voted unanimously (5-0-0) to approve a two -
lot subdivision of a 2.2 -acre property at 27600 Altamont Road (A -PN 182-28-026); and
WHEREAS, on November 15, 2023, The Town of Los Altos Hills received an application for a
Site Development Permit (SD23-0052) from the property owner, Gustavo Auqui, for a new single-
family residence and associated improvements at 27600 Altamont Road - Lot B ("Project"); and
WHEREAS, on July 16, 2024, the Santa Clara County Recorder's Office filed the Parcel Map for
recordation; 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
September 18, 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 subject to the
findings and conditions contained in Exhibit "A" 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 18`x' day of September 2024 by the following vote:
AYES: Bredo, Couperus, Indaco, Patel, Waschura
NOES: None
ABSTAIN: None
ABSENT: None
By:
Rajiv P
el, Planning Commission Chair
ATTl2'SfT—"\ J P1 f3
Jay Bradford, Community Development Director
Resolution PC 08-24 Page I
EXHIBIT A
CONDITIONS OF APPROVAL
Lands of Auqui — 27600 Altamont Road (Lot B) — File# SD23-0052
PLANNING:
1. No other modifications to the approved plans submitted on May 8, 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.
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 color(s) 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 lst 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. Landscape lighting (bollard light, step
light) is deferred to the required landscape screening application.
9. As an ongoing condition of approval, the property owner shall have flexibility to
increase the height of the parapet but not to exceed the Town's building height
limitations.
Resolution PC 08-24 Page 2
10. Prior to issuance of a building permit, the property owner's geotechnical consultant shall
review and approve all geotechnical aspects of the building plans (i.e., site preparation
and grading, site surface and subsurface drainage improvements and design
parameters for foundation, etc.,) to ensure that their recommendations have been
properly incorporated. The Geotechnical Plan Review shall be organized by the Project
Geotechnical Consultant as a letter and submitted to the Town for review and approval
by Community Development Department staff. In the Plan review letter, the
Geotechnical Consultant shall clarify if the basement walls should be considered
"...restrained from free movement at both ends".
11. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet A2.26 Site Plan) identifying the removal of the existing
fence from the Page Mill Road public right-of-way for Community Development
Department staff review and approval. The relocation of any existing fence or
installation of a new fence shall be deferred to the landscape screening application.
12. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet A2.26 Site Plan) identifying the relocation of AC units at
ground level for Community Development Department staff review and approval.
HVAC and other mechanical equipment shall not be permitted on the roof.
13. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet A2.30 Roof Plan) which limit the skylight at the stairwell
to a maximum of 9 square feet and the skylight above the main door entrance to a
maximum of 6 square feet for Community Development Department staff review and
approval.
14. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet C-5 Grading and Drainage Plan) providing a new
drainage swale at approximately contour line 725 feet for Engineering Department staff
review and approval. The drainage swale shall be installed for the length of
construction and removed prior to final inspection.
15. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet C-5 Grading and Drainage Plan) providing a gradual
approach from the pathway easement to the driveway at Page Mill Road for
Engineering Department staff review and approval.
16. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings (Sheet C-5 Grading and Drainage Plan) ensuring a minimal
slope where the driveway meets Page Mill Road for Engineering Department staff
review and approval.
17. 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.
18. Fire retardant roofing (Class A) is required for all new construction.
Resolution PC 08-24 Page 3
19. 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 Hills
Municipal Code Sections § 8-1.6.02 and § 8-1.10.02.
20. All construction shall comply with the applicable California Green Building Standards Code,
Part 11, 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.
21. All construction shall comply with Section R337 of the 2022 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
22. 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. Attention
shall be given to adequate screening between Lots A and B. 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.
As part of the landscape screening application, the property owner shall replace
removed oak trees at a ratio of 3:1 for a total of eighteen (18) oak trees to be
planted on site. If a certified arborist confirms that one or more oak trees to be
removed does not meet the definition of heritage oak, then the tree replacement
ratio may be reduced.
Redwood trees marked #8, 10, and 16 shall be retained until the landscape
screening application is approved.
23. 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.
24. 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
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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.
25. Prior to requesting the final inspection, the geotechnical consultant shall inspect, test (as
needed) and approve all geotechnical aspects of the project construction. The
inspections shall include, but not necessarily be limited to: site preparation and
grading, site surface and subsurface drainage improvements, and observations of
excavations for foundations prior to placement of steel and concrete. The Geotechnical
Consultant shall observe site grading operations to ensure appropriate removal of
undocumented fill in proposed improvement areas. The results of these inspections and
the as -built conditions of the project shall be described by the geotechnical consultant
in a letter and submitted to the Town Engineer for review prior to final (as -built)
project approval.
26. 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.
27. 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.
28. Prior to requesting the final inspection, the project arborist shall certify in writing that
all eucalyptus trees within 150 feet of the roadway or proposed residence have been
removed for Community Development Department staff review and approval.
29. 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
#2 to school district offices, pay the appropriate fees and provide the Town with a receipt.
30. The property owner shall remove the existing fence from the Page Mill Road public
right-of-way prior to requesting a ftnal inspection.
Resolution PC 08-24 Page 5
ENGINEERING DEPARTMENT
31. 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.
32. 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.
33. 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
34. 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 plans shall address all
comments from EOA Inc. Memorandum dated June 6, 2024, prior to acceptance of
plans for building plan check.
35. The property owner shall submit a revised C.3 Data Form to address EOA Inc.
Memorandum dated June 6, 2024, prior to acceptance of plans for building plan check.
36. The property owner shall enter into a Stormwater Control Maintenance 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.
37. 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 Altamont Road, 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.
38. 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.
39. 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
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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.
40. 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
41. 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.
42. 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.
43. 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
44. 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.
45. 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.
46. 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
47. Review of this Developmental proposal is limited to acceptability of site access, water
supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
48. Required Fire Flow: The minimum required fire flow for this project is 1,250 Gallons Per
Minute (GPM) at 20 psi residual pressure. Note: The minimum required number and spacing
Resolution PC 08-24 Page 7
of the hydrants shall be in accordance with CFC Table C102. I. Letter received. Hydrant is
capable of meeting fire flow.
49. Fire Apparatus (Engine) 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 width of 12 feet, vertical clearance of 13 feet 6 inches, minimum
turning radius of 50 feet outside, and a maximum slope of 15%. Installations shall conform
to Fire Department Standard Details and Specifications sheet D-1. Textured driveway surface
proposed to increase traction.
50. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed
in all new buildings and structures. Sprinklers noted on Sheet A2.2.
51. Emergency Gate / Access gate Requirements: Gate installations shall conform with Fire
Department Standards Details and Specifications D-1 and, when open shall not obstruct any
portion of the required width 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. CFC Sec. 503.6 and 506. Gate details and
Knox noted on Sheet A2.04.
52. 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 6 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.
53. Construction Site Fire Safety: 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 Clip.
33.
54. 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 (2022 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7).
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 PC 08-24 Page 8