Loading...
HomeMy WebLinkAbout4.1 1 Lic' I TOWN OF Los ALTOS HILLS April 26, 1995 Staff Report to the Planning Commission RE: REQUEST FOR AN AMENDMENT TO A CONDITIONAL USE PERMIT (CU 8022-77) AND SITE DEVELOPMENT PERMIT FOR ARENA REFURBISHMENT; LANDS OF WESTWIND FARMS (LEASED FROM TOWN); 27210 ALTAMONT ROAD. (#11-95-CUP). FROM: Debbie Pollart,Interim Town Planner G i RECOMMENDATION That the Planning Commission: Approve the requested Amendment to the Conditional Use Permit and Site Development Permits, subject to the attached findings and recommended conditions of approval. BACKGROUND: During the March 22, 1995 public hearing, staff and the applicant were requested to respond to a number of questions/concerns of the Commission, as follows: 1. Access road from barn down to arena shown at 22% grade. Concern with emergency access. 2. ADA compliance. 3. On-site pathways. 4. Placement of on-site water storage tank and pump house (to be shown with story poles and visible tape/ribbons). 5. Complete Site Plan requested. 6. Cost of upgrade project. 7. Provide Master Plan for the spectator area/potential for project phasing. 8. Investigate having deeper sand footing in new arena. 9. Compaction of the access road and possibility of making the slope more gradual. 10. Width and depth of proposed 120' pipe trench. < < Planning Commission Westwind Barn April 26, 1995 Page 2 11. Placement of Judge's Booth. DISCUSSION: This discussion will follow the order of items listed above. 1. Access road from barn down to arena shown at 22% grade. Concern with emergency access - Attached is a memorandum from Stu Farwell at LAFD, dated April 3, 1995. He indicates that the access road leading down from the Barn to the proposed arena is not part of the Town/Fire District's emergency road access system, and as such is not required to be modified or upgraded for fire department usage. 2. ADA Compliance - Attached is a memorandum from Sandy Sloan, City Attorney, dated April 17, 1995. Upon further conversation with the City Attorney on this matter, the conclusion was reached that the determination of Westwind's compliance (or non-compliance) should be made by Westwind themselves and not the Town. As this is a Federal law, it is not the Town's position to interpret or enforce compliance. As requested in this memorandum, a new condition (#10) has been placed on the list of conditions of approval. 3. On-site pathways - Per memo dated 4/12/95 from Les Earnest to the Planning Commission & Staff, the Pathways Committee recommends the following: "Require pathway and road access that does not exceed 15% slope. Alternatively, reconstruct the path coming from Central Drive so that it does not enter the swamp at the bottom of the hill. Also connect this path to the gate leading from the lower area of Westwind into Byrne Preserve, and put a self-closing gate there." It is staff's understanding that the latter alternative is agreeable to Westwind Barn and they will work with the Pathways Committee on this matter. 4. Placement of on-site water storage tank and pump house (to be shown with story poles and visible tape/ribbons) - As requested, the applicant has placed story poles and tape indicating the dimensions of the proposed water tank. The poles were placed in the position originally indicated on the site plan. At the March 22, 1995 public hearing, the applicant indicated that they would be willing to move the tank and pump house opposite (south) of the proposed area. This alternative site is indicated on the enclosed revised site plan. As shown, staff is in favor of the alternative water tank location as this would decrease the amount of pipe trenching required. Planning Commission Westwind Barn April 26, 1995 Page 3 5. Complete Site Plan requested -The Commission requested that a revised site plan be submitted which showed the entire project site, all on-site pathways, and an alternative site for the water tank. The revised site plan is attached. 6. Cost of upgrade project - The applicant indicated that their lowest preliminary bid was $39,000.00. This may be modified dependent upon the final conditions placed on the project. 7. Provide Master Plan for the spectator area/potential for project phasing- The proposed spectator seating area is shown on the revised site plan, as well as a typical cross section. One bench exists in the area shown and will remain. Two rows of simple wooden benches are proposed (one above and one below the existing bench), with each bench being approximately 15 inches high off the ground and 40 feet long. The three benches would accommodate a maximum of 15 persons each (45 total) at any one time. The applicant has indicated that all work, except for the spectator seating, will be accomplished in one phase. The timing for construction of the spectator seating is based upon availability of future funds and is presently a low priority. S. Investigate having deeper sand footing in new arena -The applicant has indicated that their original proposal, which is based upon the advise from professionals in the field, remains as a starting point from which additional material may be added to increase the depth as needed. 9. Compaction of the access road and possibility of making the slope more gradual - The applicant has indicated that some remedial work will occur to the access road prior to commencement of construction, in order to accommodate the heavy construction vehicles. However, according to the applicant, this would decrease the existing slope by only approximately 1/4 of one percent (negligible). No other remedial work on the access road is proposed aside from the yearly addition of blue rock indicated by the applicant during the public hearing. 10. Width and depth of proposed 120' pipe trench - The proposed pipe trench has dimension of 120 feet long by 4 inches wide by 12 inches deep. . The trench is proposed to be filled in and re-compacted upon placement of the pipe. 11. Placement of Judge's Booth - Commissioner McMahon noted that the Judge's Booth was placed so that the judges would be facing into the sun. The position has not changed, as noted in the revised site plan. Planning Commission Westwind Barn April 26, 1995 Page 4 • In order to approve the Westwind Barn Amendment to Conditional Use Permit 8022-77, the 'Commission needs to be able to make the findings as setforth in Section 10-1:1107(1) of the Town of Los Altos Hills Zoning Ordinance. The following findings are proposed for your review: 1. The proposed use or facility I S properly located in relation to the community as a whole, land uses, and transportation and service facilities in the vicinity. The existing use of this site provides a compatible on-site environment for the proposed arena refurbishment. Proposed improvements are not anticipated to adversely impact the surrounding property owners due to the fact that the arena area sits low;and is buffered by the natural topography and distance from the adjacent parcels. Because the number of allowed boarders and events has not been increased, overall traffic generation is not anticipated to significantly increase, even with the introduction of the all-weather arena. No additional demands on service facilities in the vicinity are anticipated. The site has access off Altamont Road. 2. The site for the proposed use I S adequate in size and shape to accommodate the proposed use and all yards, open spaces, walls and fences, parking, loading, landscaping, and such other features as may be required by this chapter or, in the opinion of the Planning Commission, will be needed to assure that the proposed use will be reasonably compatible with land uses normally permitted in the surrounding area. The proposed arena extension would result in an increase of site development area of approximately 1/4 of an acre. Except for the existing arena, portable fenced stalls, sand area and barn, the remainder and majority of the site exists as open space/pasture. The proposed improvements would not take away from the open space feeling of the project site. 3. The site for the proposed use WILL BE served by streets and highways of adequaiite width and pavement to carry the quantity and kind of traffic generated by the proposed use. The site is already occupied and utilized by Westwind Barn. The proposed site improvements are not anticipated to significantly increase traffic use of the project site. The site is accessed from Altamont Road and has a paved/gravel driveway leading into the facility. Planning Commission Westwind Barn April 26, 1995 Page 5 4. The proposed use WILL NOT adversely affect the abutting property or the permitted use thereof. Proposed grading and preparation for the all-weather arena is anticipated to be minor and at most would present a very temporary short-term impact related to grading activities and import of new materials. Adjacent properties will be somewhat shielded from these activities due to the existing topography and distance from the arena portion of the site. Additionally, the applicant is proposing additional redwood burls to be placed on the Montgomery's property to fill in the gaps in vegetation. 5. The proposed use IS consistent with the Town's adopted General Plan. • By virtue that the applicant's facility is an existing use, allowed under the existing CUP, and that the use will not change because of the proposed improvements, approval of the requested amendment to the CUP would be consistent with the Town's General Plan. The project is in conformance with the standards,setforth in the Zoning and Site Development Ordinance for Conditional Use Permits and staff is recommending approval as submitted and conditioned. Staff is available to respond to questions from the Council or public. ATTACHMENTS: 1. Revised Site Plan 2. Recommended conditions of approval 3. Memorandum from Stu Farwell, LAFD 4. Memorandum from Sandy Sloan, City Attorney 5. Letter from Westwind Barn dated April 18, 1995 6. Minutes from March 22, 1995 Planning Commission hearing 7. March 22, 1995 Staff Report cc: Michael W. Stortz;President Friends of Westwind,Inc. 27210 Altamont Road Los Altos Hills,CA 94022 Planning Commission Westwind Barn April 26, 1995 Page 6 RECOMMENDED CONDITIONS OF CONDITIONAL USE PERMIT AND SITE DEVELOPMENT LANDS,OF THE TOWN OF LOS ALTOS HILLS;Westwind Barn,27210 Altamont Road A. PLANNING DEPARTMENT 1. All conditions of the Westwind Barn Conditional Use Permit approved by the City Council on April 20, 1977 and as amended by the Planning Commission on January 9, 1985, shall be conditions of this approval. 2. The tenant 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 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. Two copies of a grading and construction operation plan shall be submitted by the tenant for review and approval by the City Engineer and Planning Director 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 and other roadways in the area; storage of construction materials; placement of sanitary facilities; clean-up area (see Engineering Department for specifications); 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 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. • 4. Prior to final inspection a landscape planting plan shall be reviewed by the Planning Director. This plan shall include existing vegetation to remain, proposed redwood burls to be placed in the gaps of the Montgomery's landscaping to mitigate their visual impact of the Westwind property, position of proposed sprinklers, and seeding of the spoils area to mitigate potential dust impacts. A cash deposit and/or landscape maintenance agreement may be required to assure that the approved landscaping is planted and maintained. 5. Fire retardant roofing is required. Planning Commission Westwind Barn April 26, 1995 Page 7 6. Paint color for the Judge's booth, pump house, and fencing (if proposed) shall be chosen by the applicant in conformance with the Town's adopted color board. 7. The approval will remain in effect for length of the lease. At that time an application for extension of the use shall be re-reviewed by the Planning Commission for determination of modifications necessary and continuance of the approval. 8. In the event that any of the conditions of this permit are not satisfied, the Planning Department may cause a noticed public hearing to be sent to review whether the permit should be continued; and upon a showing of compelling public necessity demonstrated at the noticed public hearing, the Town may add, amend, or delete conditions and regulations contained in this permit. 9. This permit does not authorize the applicant to intensify the authorized activity beyond that which is specifically described in this permit. 10. Westwind Barn shall comply with the Americans with Disabilities Acts if necessary. B. ENGINEERING DEPARTMENT 11. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of the 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 approval. 12. 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 wit prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 13. Any export material that is stockpiled shall be protected by tarps and straw bale dikes during the rainy season. In the event that the export spoils are spread over the area as indicated on the site plan, or any other site approved by the Town, the area shall be seeded for erosion control purposes. The contractor and the tenant shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. Any additional areas on the site that have the Planning Commission Westwind Barn April 26, 1995 Page 8 native;soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final approval. 14. Upon completion of the construction, a final inspection shall be required to be set with the Planning Director and.the City Engineer two weeks prior to final building inspection approval. CONDITION NUMBERS 2 AND 3 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. ALL OTHER CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION. NOTE: The Site Development permit is valid for one year from the approval date (until April 26, 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. CITY OF LOS ALTOS FIRE DEPARTMENT Rte,, to qp,?�s D MEMORANDUM �V pc`p 1995 gigs TO: Debbie Pollan FROM: Stu Farwell Al DATE: April 3, 1995 SUBJECT: WESTWIND BARN The existing access way from the Westwind Barn to the arena area is not part of the Town/Fire District emergency road access system. In that it is not part of the emergency access system, it will not have to be modified or upgraded for fire department usage. lkc 1 JASON, TUFTS, COLS ie BLACK MEMORANDUM RECEIVED APR 1 7 1995 DATE: April 17, 1995 TOWN OF LOS ALTOS HILLS TO: Debbie Pollart, Interim Planner FROM: Sandy Sloan, City Attorney RE: Westwind Barn Arena You have asked whether the Americans With Disabilities Act of 1990 ("ADA") applies to Westwind Barn's application for refurbishing an arena. • First, let me point out that Westwind Barn leases its premises from] the Town under an April 20, 1994 lease. This lease requires that Westwind comply with all laws (Section 5.4 of the Lease) , and. so it is incumbent upon Westwind to satisfy itself that it is ink, compliance with all federal, state and local laws. Therefore, I recommend that, with regard to the new arenae Westwind seek independent advice as to meeting the requirements of the ADA. However,lI will set forth in this memo some basic require- ments of the ADA for the benefit of staff and the Planning Commission. The ADA is a civil rights law mandating the prevention and eventual elimination of discrimination against all individuals with physical and mental disabilities. Title III of the ADA applies to the operation of public accommodations by private entities, such as Westwind Barn. The Barn's facilities are public accommodations, since Westwind routinely invites the public into its premises for recreational purposes: In general the ADA requires that no individual shall be discriminated against on the basis of disability in the full and equal enjoyment of the goods, services, facilities, privileges, advantages or'laccommodations of any place of public accommodation. As far as physical modifications, the ADA requires that architectural and communication barriers that are structural in nature be removed where such removal is "readily achievable." Where removal of a barrier is not "readily achievable" an "alternative method" should be provided to the disabled person. The ADA defines "readily achievable" as easily accomplishable and able to be carried out without much difficulty or expense. If a public accommodation makes an alteration, the standard for physical modification is more rigorous. An "alteration" is Memorandum to Debbie Pollart April 17, 1995 Page 2 defined as a change that affects the usability of a building or facility and includes remodeling, renovation and structural changes. If an alteration is made, the altered area must comply with ADA guidelines unless by their nature, it is virtually impossible to comply. My understanding is that Westwind intends to refurbish its arena and add a judges' box. Westwind 'needs to determine whether it is "virtually impossible" to comply with ADA guidelines for the arena and judges' box. This is a determination that Westwind itself must make. If an alteration is to a "primary function area" (defined as an area where a major activity takes place) then the alterations must include •an "accessible path of travel" to the altered area and to restrooms, telephones and drinking fountains serving the altered areas. However, an exception to that requirement is if the cost and scope of furnishing an accessible path of travel is not proportionate to the overall cost of the alteration. "Not proportionate" is set forth in the ADA as 20% or more of the cost of the original alteration. If Westwind determines that providing an "accessible path oftravel" in accordance with ADA guidelines to the arena is either "virtually impossible" to comply with or exceeds 20% of the estimated cost of refurbishing the arena, then Westwind falls within the exception. Again, however, this determination should be made by Westwind and not the Town. In conclusion, I recommend that Westwind seek independent • counsel to determine whether certain ADA regulations apply or do not apply to its proposed alterations. Further, I recommend that a condition be placed on the use permit issued to Westwind. that requires that "Westwind comply with the Americans with Disabilities Act if necessary. " Please give me a call if you have any further questions. cc: City Manager ss J>N:\DATAmW l3\149%90T K.Y50 { J Y'HUNt NU. • v41J1C.vJ P SROM : METCALFE HOME FAX PHONE NO. : 415 941 6407 ' Westwind Barn 191 S' o.ROOS 00 Date: April 18, 1995 To: Debbie Pollan, Town Planner From: Mike Stortz, President Re: Westwind Barn Arena Refurbishment Project Several concerns were raised at the Planning Commission meeting when the plans to refurbish one of the arenas at Westwind Barn were reviewed. Here is the response which I hope clarifies the situation. Site Plan This has been prepared to show the entire site, as well as the location of the pathways to the arena. The revised blueprints also show the location of the(pipe trench, the simple benches planned for the spectator area, and the proposed construction of the arena footing. The plans, specifications and cost estimates have been developed based ori. advice from three construction companies with professional expertise in arena construction, as well as the professional experience of our Barn Manager and Trainer. These companies are Building the Equestrian Dream, Taafe Construction Co., and Kluse Construction Co. The project will be completed as presented i.e. there will be no need to phase the plans. Pathway Access to the Arena This was raised for a couple of reasons. The first concern was as a road for emergency access. According to a letter of April 3 1995, from Stu Farwell, Los Altos Fire Dept., the existing access is not part of the emergency; access system and therefore does not need to be modified for Fire Department usage. r .a..0 . ✓ .. .w.n ..JtY. .. ✓. . .w. .. -• . . .+a Loi • The second concern was based on recommendations from the Pathways Committee.We acknowledge their concerns, and have for the last few years annually put down 40 tons of blue rock to improve the road surface. This continues to be budgeted for each winter. We are committed to maintain and improve this as a safe access. However, the degree of slope has existed since the property was built, and it would be extremely difficult to change this substantially. We understand however that an alternate path through Byrne Preserve might more readily comply with Pathways recommendations. Water Tank Story poles are being placed to indicate placement and height. We believe that these will be Inconspicuous from the ridge above Central Drive. Judges Booth The location of this is based on accessibility. ADA Reauirements The letter from the City Attorney was received today. Be assured that Westwind Barn has every intention of complying with the law. We are currently reviewing the requirements to ascertain what obligations, if any, apply to Westwind. As home to 4H Riding for the Handicapped, we are predisposed to this situation. In conclusion, we hope that all concerns have been addressed. Any further questions will be responded to promptly. Planning Commission Minutes Approved 4/12/95 March 22, 1995 Page 9 d 'veway to conceal the wall. She felt the owners had already investigated the po• ibility of a tennis court by going to the City Council, using the property lin / mill: than the emergency access line. Commissioner McMahon liked the ho se desig the natural and finished grade,however she was not in favor of th tennis court.I Chairman Schreiner was concerned with this very visible Ouse. She did not care for the tennis court or the grass around the tennis c rt enclosed by the 10 f. t wall noting the development on this lot. Mr. Brya ndicated that the owner w uld not be interested in anything less than a to •:s court. Variance finding were discussed. MOTION SECOND a,AMENDED AND PASSE►: Motion by Commissioner Doran, amended and seconded by Commissio '•r Finn to deny the variance to allow the tennis court to = croach into the si,e setback. AYES: Chairman Schr-'ner, Co • issioners McMahon, Gottlieb,Cheng, Finn &Doran NOES: Commissioner Stut MOTION SECONDED AND ASSES: Motion by Commissioner McMahon and seconded by Commission- Doran to ap ove the site development permit for a new residence and pool ith the following hanges to the conditions of approval: delete#10; add to#11 e) stating the pool equ ment and placement shall be submitted for staff 4 .proval;#15, add "The path ay easement over the fire road shall be shown o the site plan. The pathway sho ld be kept free and clear during const ction. Planting and/or sprinklers sh uld be at least five feet from the pathway ,; and#17, deleting "tennis court." AYES: Commissioners Cheng, Finn, McMahon,Stu & Doran NOES• Chairman Schreiner &Commissioner Gottlieb T 4s item will be'on the City Council consent calendar April 19, 995. 'Brief break at 10:25 p.m. 4.4 LANDS OF WESTWIND BARN, 27210 Altamont Road (11-95- CUP); A request for a Conditional Use Permit for Arena Refurbishment. Mrs. Pollart noted that the request was actually for an "amendment" to the existing conditional use permit for arena refurbishment. Staff had nothing further to add. OPENED PUBLIC HEARING Planning Commission Minutes Approved 4/12/95 March 22, 1995 Page 10 Mike Stortz,President of Friends of Westwind, discussed the existing area located at the bottom of a small valley. In the rainy season the run-off passes right through the arena rendering it unusable from November to May. This is the problem they are trying to overcome. The new rock base arena helps direct the rainfall off the area making it more readily usable. The swales will direct ruri-off around the arena rather than through it. Other features include fencing of the arena,judges booth,registration stand, adding a water tank to facilitate the sprinkler system and the dirt track that surrounds the existing arena,will be relocated. One of the major issues will be access to the arena as the trail leading from the barn to the arena area is very steep in places (an existing feature of the topography). Their proposal does not include modifying the access trail other than where it ties into the track surrounding the arena. He asked the Commission to consider the existing trail in a grandfather status as it has existed for many years and has been acceptable by the folks at Westwind. He noted that a flyer had been sent to all of their neighbors to review and discuss any of their concerns. At that time,the Montgomery's discussed their concerns which were the visual impact and dust. As a result of the discussion,Westwind proposes to plant redwood burls in the gaps of the Montgomery's landscaping that would mitigate their visual impact to the Westwind property. Mr. Montgomery was present at the meeting earlier to speak in favor of the project, however he had to leave. There will not be any changes to the conditional use permit as far as the number of horses boarded. The uses will remain the same. The conditions of approval were acceptable. Chairman Schreiner was concerned with access road for emergency vehicles and the slope of 22%. Even though this is an interior road, it is being used in a commercial manner. Mrs. Pollart noted that because this was an interior road, there was not a code that specifically addresses this subject. She had spoken to Stu Farwell, Fire Marshall, who indicated that they have never recognized this road as an emergency access route. If there was an emergency situation, in the winter they would walk down and in the summer they would drive down without a problem. Commissioner McMahon noted ADA compliance was not addressed (wheel chair accessibility, handicap parking) and the location of the judges booth faces into the sun. Commissioner Stutz discussed the material used for the ring (base rock and three inches of sand on top) and the possibility of switch backs down another road off across Byrne Park, swinging down and around. Beyond the sand ring there is a road going off to the right with a gate belonging to Mr. Holland. She asked if Mr. Holland would allow them to access a part of this road with a few switch backs to reach the bottom of the property. Mr. Stortz felt if they employed the use of switch backs they would lose several of the paddocks Planning Commission Minutes Approved 4/12/95 March 22, 1995 Page 11 in the pasture area that are used for the horses. He further discussed the seeding of the spoils area which will address the dust concerns of Mr. Montgomery. Les Earnest,member of emergency access sub committee,noted that he had received from Stu Farwell specifications of what constitutes an emergency access road. The Westwind Barn road does not meet these specifications and is eroding rapidly because it is so steep. For pathways, the design standard is a 10%slope; not exceeding 15%. This road is also a public pathway and should meet pathway standards. He felt there was room on the property to swing a switch back over toward Byrne Preserve by displacing the paddocks into what is now the road area,making a route that is a safe public access which will not require as much maintenance;as the current route, using a gravel surface. He noted that the natural pathway going over Central Drive is not shown on the plan. The repair of the pathway that comes into the valley should be a part of this project. Hill Reiser,27640 Red Rock Road, questioned the water storage tank as he was concerned with the dimensions, the location on a ridge and the necessity of the tank. He thought it was an odd place for a water storage tank. He certainly would not object to the placement of the tank on the opposite side of the ring. Kelly Douglas, 1170 Ruby Street, Redwood City,Westwind Barn manager, addressed items discussed. The water storage tank will not be sitting on the ridge; the tank will be built into the side of the hill with landscaping and screening; the path mentioned by Mr. Earnest is a part of the Byrne Preserve property; switch backs would require much movement of paddocks and expense; the existing path has been in existence since the 1940's;seasonally they place 40 • tons of rock onto the road; the construction trucks will also make improvements to the road; and in the last eight years there has not been one tractor accident. Until just recently, there was nothing ever said about pathway improvements. Ms. Douglas could hopefully work with the pathway committee in putting in a small section of the path (native)between the sign and feeding pasture which would take out a portion of steepness and make it an easier access to the ring. Nancy Couparas, 13680 Page Mill Road,Westwind Barn associate,noted there was a handicap riding program twice a week which is accessible to everyone. She was an ADA committee member, attending several meetings. She has looked through the barn for the ADA requirements, providing the checklist to Linda Niles. She discussed the history of the property and past emergency accessibility to the property. Mrs. Couparas presented the Commission with a letter in support from Steven Haze, President of the Horseman's Association. CLOSED PUBLIC TESTIMONY Planning Commission Minutes Approved 4/12/95 March 22, 1995 Page 12 Discussion ensued regarding ADA requirements and possible hardship variance for Westwind Barn. It was clarified that this was not new construction but an amendment to the conditional use permit for arena refurbishment. Commissioner McMahon discussed ADA requirements noting that the State may not ask for road improvements, however they would require handicap seating. Mrs. Pollart will discuss ADA requirements with the City Attorney and the items needing compliance. The Commission requested a site plan of the project and the location of the pathway which connects to Central Drive; investigate other locations for the pump, the size and color and/or indicate the placement with story poles (with yellow ribbons);investigate cost of upgrading the project; provide a master plan the spectator area; a deeper sand footing; compaction of the road;possibility of making the pathway more gradual; and improving accessibility over a period of time (phasing the project). Commissioner Finn felt there was no problem with the road (grandfathered). Chairman Schreiner felt the only time the Town can ask for improvement is when an application comes in. It would not be reasonable to bring it up to Town standards, however she would like to have a study done to see if it would be possible to eliminate some of the problem areas. She asked if they could work with staff on improving the accessibility and the pathway ( slope). Mr. Stortz noted that there would be some improvement to the road by the construction company to enable access for their trucks. The cost of relocating the road/pathway or providing a switch back road was beyond their budget. Concerns needing to be addressed were: trenching the 120 foot pipe, spectator area; drawings incomplete; pathways not shown;ADA requirements not addressed; truck access; and pathway access not in compliance with Town ordinances. Commissioner McMahon suggested the involvement of an engineer/architect. Commissioner Finn asked for input from staff since they did recommend approval of this project. Mr. Porto noted that originally the project was thought to be very minor; an amendment to the existing conditional use permit. Commissioner Stutz discussed the findings noting#1 indicates easy access off of Altamont Road. She requested deletion as there is not easy access. #3,last sentence, does not address the arena. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Cheng to continue the application to April 26 at 6:30 p.m. addressing items discussed as concerns and providing a site plan of the project. TOWN OF Los ALTOS HILLS March 22, 1995 Staff Report to the Planning Commission RE: REQUEST FOR A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR ARENA REFURBISHMENT;LANDS OF WESTWIND FARMS (LEASED FROM TOWN); 27210 ALITAMONT ROAD. (#11-95-CUP). FROM: Debbie Pollart, Interim Town Planner i RECOMMENDATION That the Planning Commission: Approve the requested Conditional Use Permit and Site Development Permits, subject to the'attached findings and recommended conditions of approval. BACKGROUND: A Conditional Use Permit (CUP) for the non-profit commercial stables (Westwind Barn) was originally issued on April 20, 1977 with conditions that were amended on January 9, 1985. Friends of Westwind, Inc. currently leases the property from the Town of Los Altos Hills. Under the terms of the lease agreement(5!year term) dated April 20, 1994, the agreement may be extended for an additional:5 years if the tenant (Westwind Barn) has completed construction of and received a final inspection from the Town for an all-weather arena on the premises on or before November 1, 1998. DISCUSSION: The applicant'is requesting review of a Conditional Use Permit and Site Development Permit for refurbishment of an existing arena. The project is located on the Town of Los Altos Hills property. The site encompasses approximately 14.96 net acres with on-site slopes ranging from 1-2% in the existing arena, up to 22% (existing dirt track leading from barn down to arena). The existing arena area is sited at the lowest elevation of the site and is visible from adjacent homes located up slope to the north and west. The proposed,refurbishment includes extension of the existing arena to 110 ft. x 220 ft. (with re-grading to provide necessary slope). This is an increase of approximately 11,172 square feet. Site preparation for the arena expansion will include removal of 350 cu. yds. of loose organic material to be spread in the adjacent spoils area,import of 475 cu. yds. of Class 2 base rock, and import of 225 cu. yds. of sand for footing. In order to facilitate the all-weather use of the arena, perimeter drainage swales are proposed around the arena with 15" culverts to allow access to the gates on the north side. The arena will be enclosed with 4-rail, pressure treated wood fencing with two gates. An existing dilapidated pump Planning Commission Westwind Barn March 22, 1995 Page 2 house will be replaced witha new pump enclosure (4 ft. high x 6 ft. wide). An elevated Judge's Booth/Registration Stand is proposed to be located north of the fence/swale line. This structure would be 10 ft. wide by approximately 14 ft. high (measured from top of manufactured sand footing to the roof pitch). A 1,500 gallon water tank is proposed to be located southeast of the arena, to be used with a sprinkler system to keep fugitive dust down. The existing dirttrack located on the north side of the arena would be located further north to accommodate the proposed expansion. As indicated in the Background section, the proposed arena refurbishment will meet the terms of the current lease,enabling the tenant (Westwind Barn) to request a five year extension on their lease with the Town. The all-weather track will also enable year-round use of this particular aspect of the site,whereas the current arena is often flooded and unusable during the rainy season. As dictated by the terms of the current CUP, there will be no increase in the number of horses boarded or events held at the facility resulting from this proposal. The Pathways,Parks &Recreation Committee indicated that the path should fit the committee's 15% criteria. In order to approve the Westwind Barn Conditional Use Permit the Commission needs to be able to make the findings as setforth in Section 10-1.1107(1) of the Town of Los Altos Hills Zoning Ordinance. The following findings are proposed for your review: • 1. The proposed use or facility IS properly located in relation to the community as a whole,land uses, and transportation and service facilities in the vicinity. The existing use of this site provides a compatible on-site environment for the proposed arena refurbishment. Proposed improvements are not,anticipated to adversely impact the surrounding property owners due to the fact that the arena area sits low and is buffered by the natural topography and distance from the adjacent parcels. Because the number of allowed boarders and events has not been increased, overall traffic generation is not anticipated to significantly increase,even with the introduction of the all-weather arena. No additional demands on service facilities in the vicinity are anticipated. The site has easy access off Altamont Road. 2. The site for the proposed use IS adequate in size and shape to accommodate the proposed use and all yards, open spaces,walls and fences,parking, loading, landscaping, and such other features as may be required by this chapter or, in the opinion of the Planning Commission, will be needed to assure that the proposed use will be reasonably compatible with land uses normally permitted in the surrounding area. . Planning Commission Westwind Barn March 22, 1995 Page 3 The proposed arena extension would result in an increase of site development area of approximately 1/4 of an acre. Except for the-existing arena, portable fenced stalls; sand area and barn, the remainder and majority of the site exists as open space/pasture. The proposed improvements would not take away from the open space feeling of the project site. 3. The site for the proposed use WILL BE served by streets and highways of adequate width and pavement to carry the quantity and kind of traffic generated by the proposed use. The site is already occupied and utilized by Westwind Barn. The proposed site improvements are not anticipated to significantly increase traffic use of the project site. The site is easily accessed from Altamont Road and has a paved driveway leading into the facility. 4. The proposed use WILL NOT adversely affect the abutting property or the permitted use thereof. Proposed grading and preparation for the all-weather arena is anticipated to be minor and at most would present a very temporary short-term impact related to grading activities and import of new materials. Adjacent properties will be somewhat shielded from these activities due to the existing topography and distance from the arena portion of the site. 5. The proposed use IS consistent with the Town's adopted General Plan. By virtue that the applicant's facility is an existing use, allowed under the previous CUP, and that the use will not change because of the proposed improvements, approval of the requested CUP would be consistent with the Town's General Plan. Thero'ect is in conformance with the standards setforth in the Zoning and Site P J Development Ordinance for Conditional Use Permits and staff is recommending approval as submitted and conditioned. ATTACHMENTS: 1. Site Plan 2. Recommended conditions of approval cc: Michael W. Stortz, President Friends of Westwind, Inc. 27210 Altamont Road Los Altos Hills, CA 94022 Planning Commission Westwind Barn March 22, 1995 Page 4 RECOMMENDED CONDITIONS OF CONDITIONAL USE PERMIT AND SITE DEVELOPMENT LANDS OF THE TOWN OF LOS ALTOS HILLS;Westwind Barn,27210 Altamont Road A. PLANNING DEPARTMENT 1. All conditions of the Westwind Barn Conditional Use Permit approved by the City Council on April 20, 1977 and as amended by the Planning Commission on January 9, 1985, shall be conditions of this approval. 2. The tenant 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 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. Two copies of a grading and construction operation plan shall be submitted by the tenant for review and approval by the City Engineer and Planning Director 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 and other roadways in the area; storage of construction materials;placement of sanitary facilities; clean-up area (see Engineering Department for specifications); 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 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. 4. Prior to final inspection a landscape planting plan or a plan of existing landscaping shall be reviewed by the Planning Director. If the Planning Director determines that the existing landscaping is sufficient this condition can be withdrawn. If the Planning Director cannot come to agreement with the tenant, the issue will be brought to the Site Development Committee for resolution. A cash deposit and/or landscape maintenance agreement may be required to assure that the approved landscaping is planted and maintained. 5. Fire retardant roofing is required. 6. Paint color for the Judge's booth, pump house, and fencing (if proposed) shall be chosen by the applicant in conformance with the Town's adopted color board. Planning Commission Westwind Barn March 22, 1995 Page 5 7. The approval will remain in effect for length of the lease. At that time an application for extension of the use shall be re-reviewed by the Planning Commission for determination of modifications necessary and continuance of the approval. ' B. In the event that any of the conditions of this permit are not satisfied, the Planning Department may cause a noticed public hearing to be sent to review whether the permit should be continued; and upon a showing of compelling public necessity demonstrated at the noticed public hearing, the Town may add, amend, or delete conditions and regulations contained in this permit. 9. This permit does not authorize the applicant to intensity the authorized activity beyond that which is specifically described in this permit. B. ENGINEERING DEPARTMENT 10. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of the runoff.IThe 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 approval. 11. 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 wit prior approval from the City Engineer. No grading shall take place within ten feet of any property line. 12. Any export material that is stockpiled shall be protected by tarps and straw bale dikes during the rainy season. In the event that the export spoils are spread over the area as indicated on the site plan, or any other site approved by the Town, the area shall be seeded for erosion control purposes. The contractor and the tenant shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. Any additional 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 approval. 13. Upon completion of the construction, a final inspection shall be required to be set with the Planning Director and the City Engineer two weeks prior to final building inspection approval. o . i Planning Commission Westwind Barn March 22, 1995 Page 6 CONDITION NUMBERS 2 AND 3 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. ALL OTHER CONDITIONS MUST BE SATISFIED PRIOR TO FINAL INSPECTION. NOTE: The Site Development permit is valid for one year from the approval date (until March 22, 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.