Sudden Valley ACC denies 22 Hillside construction application over driveway, retaining‑wall and site-stake deficiencies

The Sudden Valley Architectural Control Committee denied the new-construction application for 22 Hillside Place during its meeting after committee members and staff concluded the submission lacked critical on-site staking, clear retaining-wall engineering and an acceptable driveway profile.

Why it matters: the committee said the current driveway plan showed a steep approach in places (committee measurement indicated a portion approaching high teens in percent grade) and that the proposed retaining wall at the rear required specific engineered cross-sections (height, exposed face, run length and materials). The applicant was also asked to stake and string property corners and the proposed house footprint so reviewers and neighbors can clearly confirm whether the plan encroaches on Sudden Valley open space behind the lot.

What the applicant presented

Builder Ed (present at the meeting) described efforts made to reduce roof pitch and keep the structure buildable without creating unsafe driveway conditions. He said the lot contains significant rock and that lowering the house further to reduce height could expose or require relocation of an existing culvert that conveys stormwater across the property. The applicant said the current topo and subsurface conditions constrain how much the driveway or house elevation can be changed without expensive rock excavation.

Committee concerns and requested deliverables

- Site staking/strings: staff and members stressed they could not verify setbacks or confirm the relationship of the house and driveway to the property line because the lot had not been fully staked and strung; the committee required a resubmission with clear on-site staking.

- Retaining wall details: the rear property includes a concrete retaining wall. The committee required precise engineered drawings showing exposed height, length, footing details and distances from property lines and from Sudden Valley open space.

- Driveway slope and safety: committee members flagged the need to reduce the steepest sections of the driveway. They asked the applicant to resubmit a plan that either reduces the slope (for example, pulling the house back if feasible or lowering/raising the garage grade where possible) or demonstrates engineering and surface-texture measures that will keep the slope safe for routine use.

Action taken

The committee voted to deny item 15 (new construction at 22 Hillside Place) and outlined the conditions for a resubmission: fully staked and strung site, engineered retaining-wall plans, a clarified driveway profile showing reduced maximum grades where possible (committee suggested targeting under roughly 15% where the lot and constraints allow), and a stormwater/sewer plan that demonstrates the culvert and drainage will be protected.

Ending

Staff said the builder and owner may address the committee’s list and return with a revised submission. The committee emphasized that resubmittal should show concrete engineering and on-site staking to avoid another denial for lack of basic site verification.