HomeMy WebLinkAboutResolution PC 05-26RESOLUTION PC 05-26
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 INCLUDING BUNKERS AT 26500 CONEJO COURT AND IMPOSING
CERTAIN CONDITIONS OF APPROVAL
WHEREAS, on April 1, 2025, Town of Los Altos Hills received an application for a Site
Development Permit (SD25-0015) from the property owners, Magnolia Drive Homes LLC, for a
new single-family residence with basement, detached garage and detached ADU, and associated
improvements, which included 39 square -foot total area of bunkers, at 26500 Conejo Court
("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 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
February 5, 2026, 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
conditions contained in Exhibit "A" 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 5`' day of February 2026 by the following vote:
AYES: Bredo, Indaco, Junaid, Patel, Waschura
NOES: None
ABSTAIN: None
ABSENT: None
By:
>r tta Indaco, Chair
ATTEST:
Jay Bradford, Community Development Director
Resolution PC 05-26 Page 1
CONDITIONS OF APPROVAL
Magnolia Drive Homes LLC - 26500 Conejo Court - File# SD25-0015
PLANNING:
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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 V111 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 I st 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 05-26 Page 2
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 Hills
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 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.
13. All construction shall comply with Section R337 of the 2022 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
14. Prior to issuance of a building permit, the property owner shall submit a revised
Worksheet 2 counting decks and balconies as development area for Community
Development Department staff review and approval.
15. Prior to issuance of a building permit, the property owner shall submit revised
construction drawings reducing the width of steps in the setback to 4 feet or less for
Community Development Department staff review and approval.
16. After completion of rough ftaming 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.
17. 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.
18. 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
Resolution PC 05-26 Page 3
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.
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 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 afinal inspection.
20. Prior to requesting thefinal 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 afinal inspection.
21. 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.
ENGINEERING DEPARTMENT
22. 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 I st to April 30th) except with prior approval from the City Engineer. No
grading shall take place within ten feet of any property line.
23. 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.
24. 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
25. 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
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to acceptance ofplans 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.
26. 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.
27. 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 ofplans for
building plan check.
28. The property owner shall pay a pathway fee of $10,943 prior to acceptance of plans for
building plan check.
29. 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 ofplans 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.
30. 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
31. 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.
32. 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.
33. 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
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34. 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.
35. 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.
36. 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.
37. Fire Apparatus Access Roadway Required: Installations shall conform to Fire Department
Standard Details and Specifications Sheet A-1. CFC Sec. 503
- Roadway improvements shown on Sheet C2.0 and C2. I
38. Required Fire Flow: The minimum required fire flow for this project is 500 GPM at 20 psi
residual pressure. Note: This fire flow assumes installation of automatic fire sprinklers per
CFC [903.3.1.3].
- Letter received. Hydrant is capable of meeting fire flow.
39. 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. Address numbers shall be
maintained. CFC Sec. 505.1.
- New residence to have a new address off Cone/o.
40. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed
in all new one- and two-family dwellings.
- Sprinklers noted on Sheet A0.0.
41. 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.
42. 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 subtractors 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.
Please refer to the Conditions of Proj ect 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
Resolution PC 05-26 Page 6
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.
NOTE: The Site Development permit is valid for one year from the approval date (until February
59 2027.)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.
Upon completion of the construction, a final inspection shall be required to be set with the
Community Development and Engineering Departments two weeks prior to final building
inspection approval.
Resolution PC 05-26 Page 7