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TOWN OF LOS ALTOS HILLS April 12, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND
POOL;LANDS OF JABBOUR, 12800 CLAUSEN COURT.
FROM: Suzanne Davis,Planner SD
RECOMMENDATION That the Planning Commission:
Approve the requested Site Development Permit as submitted subject to the
attached conditions of approval.
BACKGROUND
The Planning Commission considered this application on March 22, 1995,and
continued the matter to this agenda, directing the applicant to revise the plans in
response to concerns raised at the meeting. The areas of concern were the
driveway access, the garage doors facing the Hwong residence, and development
encroaching within the dripline of a heritage Oak. There was also discussion on
drainage and a possible view obstruction from the Hwong property. Several
Commissioners suggested that the architect investigate lowering the height.
DISCUSSION
Site Data:
Net Lot Area: 1.21 acres
Average Slope: 11.9%
Lot Unit Factor: 1.16
Floor Area and Development Area:
Area Max. Prop. Exist. Incrs. Left
Devel. 16,574 11,365 -0- 11,244 +5330
Floor 6,865 6,505 -0- 6,505 +360
The following are staff responses to the main issues raised at the March 22, 1995
Planning Commission meeting:
1. Driveway access from Clausen Court versus Voorhees Drive.
The driveway is still proposed on Clausen Court. There is enough space
between the backup area and the easterly property line to allow planting
to help screen the garage from Voorhees Drive. The proposed design is in
Planning Commission
April 12, 1945
Lands of Jabbour
Page 2
accordance with the approval of the Clausen Subdivision and it is the
Townls policy to access a property with more than one frontage from the
least traveled road (Clausen Court in this case). At the time of
subdiision,Clausen Court was intended to provide access to four of the
six lots (lots 2,3,5 and 6). The subject site is lot 2. Lot 1 which is
unde ieloped and lot 4, the Jabbour residence,have access from Voorhees
Drive as this is the only road they have frontage on(see Attachment 2).
Lots 2 and 3 (Hwong)have frontage on both streets,but were intended to
be accessed from Clausen Court. At the time the residence was approved
for lot 3 this provision was apparently overlooked and the driveway was
allowed on Voorhees Drive. Attachment 3 is an excerpt from the findings
for approval of the tentative map. Finding#3 includes the wording
concerning access to the lots. If this project is approved with access on
Voorhees, there will be only two of the six lots accessing from Clausen
Court.
2. Garage doors facing Clausen Court and the Hwong residence.
The garage was originally designed to face Clausen Court to keep the
driveway area and the amount of pavement within the setbacks to a
minimum. In response to the neighbors concern,the revised plans have
the garage facing Voorhees Drive. The elevations were also modified
since the garage entrance was moved.
3. Development encroaching within the dripline of the heritage Oak.
The plans have been revised to keep development further away from the
36-inch Blue Oak. The retaining wall and patio area which were
previously proposed have been removed and the larger patio was shifted
easterl',y to increase the distance from the tree. The applicants also had an
arborist inspect the tree. The arborist has made recommendations for the
treatment of the diseased Oak. Some structural pruning is also needed so
that the tree does not become a hazard. A condition of approval has been
included requiring the applicants to follow the recommendations of the
arborist as discussed in his letter (see Attachment 4).
Moving the garage entrance to face Voorhees has resulted in minor shifting of the
building footprint, and some changes to the elevations. The front entry has been
modified and bay windows were added to the front and rear elevations (see
revised elevations- sheets three and four of Attachment 7). The grading volumes
have also increased slightly due to the driveway modification. The total cut will
remain at 325 cubic yards while the fill will increase from 170 to 325 cubic yards.
An additional condition.of approval has been added requiring the new residence
to be constructed to meet an interior noise level of 45 dB ldn. The conditions of
Planning Commission
April 12, 1995
Lands of Jabbour
Page 3
approval for the Clausen Subdivision require all of the new homes to meet this
standard, and verification of compliance must be made by a noise consultant.
Staff is available to answer any questions that the Commission or community
may have.
ATTACHMENTS:
1. Recommended conditions of approval
2. Map of Clausen subdivision lots
3. Excerpt from findings for approval of Clausen Subdivision(one page)
4. Letter from Arborist James Scott (one page)
5. Revised Worksheet#2
6. Planning Commission Minutes of March 22, 1995 (four pages)
7. Revised development plans: topographic survey, site plan,elevations,
sections,floor plans,roof plan and conceptual landscape plan(seven sheets)
cc: Salim &Shideh Jabbour
24704 Voorhees Drive
Los Altos Hills,CA 94022
Randy Robinson
1068 Alderbrook Lane
San Jose,CA 95129
Planning Commission
April 12, 1995
Lands of Jabbour
Page 4
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE AND POOL
LANDS OF JABBOUR, 12800 CLAUSEN COURT
A. PLANNING DEPARTMENT:
1. Any changes or modifications to the approved plans shall be
approved by the Planning Director or the Planning Commission,
depending upon the scope of the changes.
2. 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, public and private roadways prior to
final inspection and release of occupancy permits and shall provide
the Town with photographs of the existing conditions of the
roadways and pathways prior to acceptance of plans for building plan
check.
3. Prior to final inspection the final landscape planting plan shall be
submitted for approval by the Site Development Committee. The
Committee may require a bond, a landscape maintenance
agreement, or other security to assure that the approved landscape
is planted and maintained.
4. The applicant shall follow the recommendations of the arborist
report dated March 24, 1995,for the maintenance and preservation
of the Oak trees. Structural pruning shall be done under the
supervision of a certified arborist. The work on the trees shall be
done and a letter of verification submitted by the consulting
arborist prior to final inspection. Protective tree fencing shall be
installed around the Oaks during grading and construction. The
Planning Department shall inspect and approve the tree fencing
prior to issuance of any building permits. No construction
materials or debris may be placed within the dripline of the Oak
trees on the site.
5. Paint color shall be chosen by the applicant and approved by staff
in conformance with the Town's adopted color board. A color
sample shall be submitted to the Planning Director for approval
prior to painting the exterior of the residence.
Planning Commission
April 12, 1995
Lands of Jabbour
Page 5
6. Skylights shall be designedand constructed to reduce emitted light.
No lighting may be placed within the skylight wells.
7. Fire retardant roofing is required for the residence.
8. A grading and construction operation plan shall be submitted by
the property owner for review and approval by the City Engineer
and Planning Director prior to submittal 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 Voorhees Drive and surrounding roadways;
storage of construction materials; placement of sanitary facilities;
parking for constructionvehicles; 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 Los Altos Garbage Company for the debris box, since they have
a franchise with the Town and no other hauler is allowed within
the Town limits.
9. Standard swimming pool requirements:
a. Lights shall be designed so that the source is not visible from
off-site.
b. Drainage outfall structures shall be constructed and located to
the satisfaction of the Town Engineering Inspector.
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides and roofed for
noise mitigation.
10. The construction of the house must be such that interior noise levels
do not exceed 45 dB ldn. Noise measurements performed by a
noise consultant chosen by the applicant and approved of by the
Town and verifying that this has been accomplished shall be
submitted to the Town for approval prior to final inspection.
B. ENGINEERING DEPARTMENT:
11. All conditions recommended by William Cotton & Associates'
report dated February 9, 1995, are conditions of this permit. A
letter of compliance prepared by the geotechnical consultant shall
be submitted to the Town prior to acceptance of plans for building plan
check.
Planning Commission
April 12, 1995
Lands of Jabbour
Page 6
12. The existing type IIB pathway along Clausen Court and Voorhees
Drive shall be rehabilitated and the driveway shall be roughened
Where it intersects the pathway. The work shall be done to the
satisfaction of the Engineering Department prior to final inspection.
13. The site drainage associated with the proposed development must
be designed as surface flow wherever possible to avoid
concentration of runoff. The proposed drainage shall be designed
to maintain the existing flow patterns. Final drainage and grading
shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection.
14. Any, and all, changes to the existing grading and drainage plan
shall first be approved by the Town Engineering Department. No
grading shall take place during the grading moratorium between
November 1 and April 1 except with prior approval from the City
Engineer. No grading shall take place within ten feet of any
property line except to allow access to Clausen Court.
15. An erosion and sediment control plan shall be submitted for review
and approval by the Engineering Department prior to acceptance of
plans for building plan check. The contractor and the property owner
shall comply with all appropriate requirements of the Town's
NPI DES permit relative to grading and erosion/sediment control.
Any 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.
16. All public utility services shall be undergrounded.
17. The location, elevation and height of the new residence, decking,
driveway and pool shall be certified in writing by a registered civil
engineer or licensed land surveyor as being in the locations,
elevations and heights approved by the Town and as shown on the
Ste Development Plan.
18. The applicant shall pay all required sanitary sewer connection fees
to the City of Los Altos and submit a copy of the receipt to the
Town prior to acceptance of plans for building plan check. The new
residence shall be required to connect to sanitary sewer prior to final
inspection.
'Planning Commission
April 12, 1995
Lands of jabbour
Page 7
19. 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.
CONDITION NUMBERS 2, 8 11, 15 AND 18 SHALL BE COMPLETED AND
SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER
PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK
BY THE BUILDING DEPARTMENT.
TREE FENCING SHALL BE INSPECTED AND APPROVED BY THE
PLANNING DEPARTMENT PRIOR TO ISSUANCE OF BUILDING
PERMITS.
Properties residing within the Los Altos School District boundaries must pay
School District fees before receiving their building permit from Los Altos
Hills. The applicant must take a copy of Worksheet#2 to both the elementary
and high school district offices, pay the appropriate fees and provide the Town
with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval
date (until April 12, 1996). 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.
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March 24, 1995,
Mr. Salim Jaboor
24704 Vorhees
Los Altos Hills, Ca. 94022
(415) 941-9003
Regarding: Large. Queraus Dougiassi .- located at 12860 Clausen
Court
This mature "Blue" Oak is a valuable native tree which is
now in decline. It has cast one large branch apparently, ;.due to
the shock loading effects of wind gusts during recent storms .
Old bark wounds and cuts have resulted in only partial
closure (callous tissue-wall #4) .
old wounds Dark stains on the bark below
d cavities indicate internal canker and disorted
wall #4 growth suggests irregular and incomplete
campartmentalization. of decay. Dead wood has emergence holes •
indicating Powder Post Beetle.
Due to the size and apparent extent of structural faults in
this tree, . safety i-s of concern, therefore, in keeping with
I .B.A. and local laws , some end weight reduction Of the crown
would lessen the potential hazard of limb failure;
•
The cavity wound sites can be treated with Copper Fungicide
to help retard wood-destroying fungus.
Also, a California Live Oak, near the Blue Oak, has Bark
Beetle and canker with an imbedded double trunk. While this tree
is still young these conditions should receive attention.
If you have any questions please call me.
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TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941.7222 • PAX (415) 941-316(1
PLANNING DEP
, WORKSHEET #2
, EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME 14M.JMI4. ZA V►ft — -.
PROPERTY ADDRESS {(Leo, _ct-0 N Cit'
CALCULATED BY MARG. te-c,it511•* 1 ---7 DATE ' .2$.qg
1. . pEVELOPMEg1'AREA (SQUARE FOOTAGE) • •
Existing Proposed Total
(Additions or Deletions)
A. House and Garage (from Part B) Cep DS 49505 5r
B. Decking • So• eo Sr
C. Driveway and Parking 22-00 . IMOD h�
(Measured 100'along centerline) •
D. Patios and Walkways 9"7 5 97'5 h#
E. Tennis Court
F. Pool and Decking • . 1 (o I/ed''O ',I
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS ( I Cos i)
-
Maximum Development Area Allowed - MDA (from Worksheet #1) 1 G 6(2 4 ,
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 4 0(o1 4o41 hF
b. 2nd Floor 1 q SI ' 14 4.6j gP
c. Attic and Basement 9 '] 4'7_57 51$
d. Garage
B. Accessory Buildings ,
a. 1st Floor
b. 2nd Floor
c. Attic and Basement . '
TOTALS G505 G`
Maximum Floor Area Allowed - MPA (from Worksheet #1) ,G'WO,,
1 TOWN USE ONLY CHECKED BY Ma nne- rDa-vIS DATE ? 1
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Planning Commission Minutes DRAFT •
March 22, 1995
Page 4
280 freeway side. It was difficult to see the back of the house from 280. He did not feel
thi requirement,was necessary as no one would see it from the freeway. Mr. Fang/
note hat the eaves have been extended to two feet as shown on page A4 in a " loud"
area. T ' request will also be added to the conditions of approval.
. The conditio of approval were discussed adding to#5 that both hour and cottage
shall be painte `$ a same color;#2 to remain unchanged. It was noted that an
acoustical engine ould suggest noise mitigation measures for t e outdoor living areas
as proposed but not the back area next to 280 as the Commission does not want high
walls as previously req ted. Decibel numbers will not beye't,only indicating a need
for sound mitigation. This ould prevent an acoustical report requiring a wall.
/
' MOTION SECONDED AND P ` SED BY CONSENSUS: Motion by Commissioner
McMahon, seconded by Commissi er Cheng an passed by consensus to delete
condition 9.
MOTION SECONDED AND PASSED: Mo"'on by Commissioner Finn and seconded by
Commissioner Dioran to approved the s to deV. lopment permit for a new residence and
a secondary unit with the following changes to the conditions of approval: #2,within
the 20 foot setback along the 280 corridor, shrubs and trees shall be densely planted for
noise mitigation;#5, the house a/d cottage shall be pa' ted the same color; replacement
for#9, "At the time of the subttal of the landscape pla or site development review,
an acoustical engineer sha /review the one proposed exteri outdoor area and certify
that exterior noise is mi ated to acceptable levels.";#18, clan lot number; add
standard tree protect' n condition; add a condition, "all eaves s� 1 be two feet in
length"; and #10,t1. existing 445 foot square shed shall be remove nd the 60 foot
shed shall be moved.
/
AYES: j Chairman Schreiner,Commissioners McMahon,Cheng,Finn,S,tutz &
i Doran
NOES-:" Commissioner Gottlieb
/ \
This tem will appear on the City Council consent calendar April 19, 1995.
4.2 LANDS OF JABBOUR, 12800 Clausen Court (3-95-ZP-SD-GD); A request
fora Site Development Permit for a new residence, pool and landscape
plan.
Chairman Schreiner suggested eliminating the discussion on the landscape plan as this
is usually reviewed by the Site Development Committee after the house is framed.
Mr. Porto noted that this property does back up to the 280 corridor and the El Monte off
ramp. The Clausen subdivision was conditioned relative to noise. This was one lot
within that subdivision that was determined not to need any mitigation measures.
- A' ac In vn�n t- G
Planning Commission Minutes DRAFT
March 22, 1995
Page 5
Commissioner Doran was at the property site during the rain storm noticing the
amount of water on Clausen Court and running down Voorhees. Ms. Kolf noted that
the water coming down Clausen Court was going to a box which eventually leads down
to El Monte. There is also drainage from the freeway that goes down into the swale on
the side of the property. One of the Town requirements is to try to keep the drainage in
the same pattern that exists naturally. Commissioner Gottlieb did not feel the drainage
was designed to protect the lower lot. Staff will work with the applicant's engineer
regarding drainage. She also suggested heritage protection for the 36 inch oak tree.
OPENED PUBLIC HEARING
Mark Robinson, 1068 Alderbrook Lane,San Jose, architect, discussed the design and the
oak trees on the property which helped with screening of the second story. They plan
to preserve all heritage trees on the property. Commissioner Finn asked if he would
discuss some of the compromises made with staff regarding the design. Mr. Robinson
noted there were not many compromises except for ruling out any driveway access off
Voorhees Drive although it was considered their frontage. The placement of the garage
determined the circulation on the site. It was not pointed out that the garage would
directly face the opposite neighbor. Ms. Kolf noted a requirement of the subdivision
was to access off of Clausen Court which is a normal requirement of the town,keeping
access off of the most heavily traveled road.
Larry Hwong, 12813 Clausen Court,was concerned with the four car garage facing his
property, and requested lowering the first floor level an additional four feet,
minimizing the blockage of the views from their living room and dining room. He
thought the applicant's finished floor level was at 300 elevation; theirs at 305 or 306.
Mr. Robinson clarified the floor level differences noting that the Hwong's finished floor
level was 11 feet above their finished floor level. This information was based on the
Hwong's plans submitted and on file. The roof height is at 326. He also noted that the
26 foot ridge line is behind the oak trees;not something that is blocking their view
presently. The highest point of the roof behind the oak trees. There will be 325 c.y. of
cut and 170 c.y. of fill. Commissioner Gottlieb asked if they had any drainage concerns
with the pool being so low. Mr. Robinson felt the civil engineer would address
drainage issues.
CLOSED PUBLIC TESTIMONY
Discussion ensued regarding the drainage,house siting, the placement of the garage
and the protection of the oak trees. Commissioner Finn requested the standard tree
protection condition be added to the conditions of approval and investigate designating
some of the trees as heritage oaks. He complimented the architect for a great job with
the design of the house but he felt the garage doors should face Voorhees and the
driveway access should be off of Voorhees. He asked staff to reconsider their
•
Planning Commission Minutes DRAFT
March 22, 1995
Page 6 �
recommendation. He did not feel it was necessary to lower the house as it is a foot
shorter than other houses in the neighborhood and lower than the house across the
street. Jean Struthers commented that the Environmental Design committee suggested
rotating the house slightly away from the oak tree for protection;more on the contour of
the lot. Commissioner Doran asked if rotating the house would create more cut and fill.
She asked for clarification of the subdivision conditions as to driveway access which
Ms. Kolf will review. Commissioner Doran agreed with changing the orientation of the
entry to the garage keeping the garage doors away from Clausen Court. She suggested
leaving the drainage up to the engineers. She complimented the architect on the design
of the house. Commissioner Cheng would like to see the garage doors face Voorhees
with access from Voorhees also. Commissioner Stutz felt the architect had done a very
good job with the design of the house. She did not feel the applicant has to access off of
Clausen Court, ccording to the subdivision conditions of approval. She also
commented on three dead street trees along Voorhees which need to be replaced. She
would prefer the tree placement 10 feet inside the pathway instead of out between the
pathway and Voorhees. Commissioner Gottlieb was concerned with the drainage to the
lower lot, suggesting a conservation easement over the swale. She asked if the house
could be lowered to accommodate the neighbor. Commissioner McMahon clarified her
suggestion to rotate the house 10-15 minutes,not degrees; the staff following direction
regarding ingress/egress; and complimenting the architect on the design of the project.
Chairman Schreiner was concerned with the size of the swale;placing an easement over
the swale. There was a desire for a redesign of the garage so it will not impact the
uphill neighbor. She was not concerned with where the driveway comes in, as it could
come in from Clausen Court,swinging around,with the garage facing Voorhees. She
also felt it would be helpful if they could lower the house.
Ms. Kolf discussed the possible request for a conservation easement over the drainage
swale noting a conservation easement is generally required when there is a drainage
swale running through a property that carries flow from other properties or from the
road. It would not be appropriate to ask for a conservation easement over the swale.
Engineering can work with the applicant and project engineer to design a swale to best
benefit the lower lot,providing a revised drainage plan for review.
Elayne Dauber,27930 Roble Alto, discussed the advantages of eaves. They carry water
away from the house, reduces the need for painting, and occupants can still open their
windows on a rainy day.
Mr. Porto noted that rotating the garage so the garage doors face Voorhees may require
the turnaround placement in the setback. Normally, the town prefers garage doors not
facing the more heavily traveled major street. Commissioner Finn would like the
garage doors facing Voorhees. Commissioner Stutz noted that Voorhees is not a major
road; it is a local road.
Planning Commission Minutes DRAFT
March 22, 1995
Page 7
Commissioners Finn and Doran were satisfied that the staff and the project engineer
could handle the drainage. It was understood that the Commission was looking for the
garage doors to be turned to face Voorhees Drive and they were very concerned with
visibility from Voorhees Drive allowing the architect the option of designing the
driveway off of Clausen Court. This would allow him room for landscaping for
screening with the garage angled so it will not be facing the neighbor directly. Dr.
Hwong commented that he would prefer the garage doors and driveway facing
Voorhees Drive. Mrs. Jabbour noted that she was also concerned with drainage and
they will be working closely with the engineers.
MOTION SECONDED AND PASSED BY CONSENSUS: Motion by Commissioner
Cheng and seconded by Commissioner McMahon and passed by consensus to continue
the application to April 12 at 6:30 p.m. for a redesign as discussed.
4.3 LANDS OF WEN,24032 Oak Knoll Circle (8-95-ZP-SD-GD-VAR); A
request for a Site Development Permit for a new residence,pool and
tennis court, and a variance to allow the tennis court to encroach i o the
side setback.
Discussion ensue. regarding the new residence and pool. Corrected f:ures for
MDA/MFA were pr.vided to the Commission. The staff report in.'cated both the
proposed pool and to ; court were located on the southerly pr. •erty line,with five
feet of the decking for the - nis court encroaching into this s, sack is incorrect. The
tennis court does encroach in . the northern setback. Theppplicant requests a variance
for the tennis court to encroach"feet into the legal set ck line, as measured from the
edge of the fire access. The Code d tates that the se# ack be measured from the access
easement rather than from the proper line. The,20 foot emergency access road is also
a pathway. The plan should be correcte Commissioner Doran commented that when
the numbers are so close to the maximums, ieneral statement should be made that the
property is maxed,out. Chairman Schreiner asked if all development area was counted,
and if the grass area inside the fence f (the tenni court was counted toward the
development area. She asked if th had any policy that when the fence gives the
appearance of development are ,that the grass is also counted. Ms. Kolf responded
that this was discussed at a y Council meeting as an item,they would like the
Planning Commission to ye iew. It was noted that the pool equipment does not appear
to be included in the dedelopment area figures.
OPENED PUBLI EARING
Buzz Brya 48 Delphi Circle,Los Altos, architect, noted due to the site limitations, the
tennis c. rt was substandard,however there is a five foot run-back area. The pool
equi• ent is not shown and will be added by making an adjustment in paved area.
C. missioner Gottlieb felt this was a flat lot on top of a hill with a three story step
•own house. Mr. Bryan disagreed as there is a 20 foot difference in elevation. It was his