HomeMy WebLinkAbout08/12/196816
PLANNING COMMISSION
TOWN OF LOS ALTOS HILLS
MINUTES OF A REGULAR MEETING
August 12, 1968
Chairman W. F. Minckley called the meeting to order at 7:48 P. M. at the
Town Hall, 26379 Fremont Road, Los Altos Hills, California. The following
members answered Roll Call: Commissioners Dawson, Hibner, Lachenbruch,
Perkins, Chairman Minckley. Absent: Commissioner Magleby.
COUNCIL REPRESENTATIVE: Councilman John M. Fowls.
APPROVAL OF MINUTES: July 22, 1968.
MOTION, SECONDED AND CARRIED: Commissioner Perkins moved, seconded by
Lachenbruch and carried unanimously, that the Minutes of July 22, 1968 be
approved as submitted.
ANNOUNCEMENTS:
1. City Clerk noted a Housing Element Symposium conducted by the State
Office of Planning will be held in San Francisco, September 11, 1968, conte
cerning sections of the Government Code which require the inclusion of a
housing element in all General Plans effective July 1, 1969.
City Planner indicated his intent to attend.
COUNCIL REFERRALS:
1. City Clerk noted that the City Council had recommended amendments to the
Site Development Ordinance, which would allow permit applications to be re-
viewed by the City Engineer instead of by the Site Development Committee
(Commission Chairman, City Manager and City Engineer).
Commission discussion ensued concerning application to difficult sites and
Commission concurred this matter should be agended for the Study Session on
August 26th.
NEW BUSINESS•
1. CONSIDERATION OF REVISED PROCEDURES RE: PROCESSING OF TENTATIVE MAPS.
Staff report was presented reviewing revised procedures designed to expedite
processing and action on Tentative Maps and noting the following revisions:
1) A seven (7) day increase in filing time to twenty-one (21) days, prior
to the meeting.
2) Acceptance of gaps for the Agenda, only after detailed review by the
Staff, Plannin6 Commission Chairman, Developer, and Pathways Committee.
3) Distribution of all maps to all Commissioners one (1) week prior to
the meeting.
Commission discussion ensued concerning incorporation of processing details
of Tentative Maps into the Subdivision Ordinance. Commission concurred it
would be desirable for the Subdivision ordinance not to be encumbered by
specific time periods allowed for review, revision, reporting, etc.
a�w MOTION, SECONDED AND CARRIED: Commissioner Dawson moved, seconded by
Perkins and carried unanimously, that the revised procedures for processing
of Tentative Maps be forwarded to the Council for incorporation into
appropriate ordinances.
USE PERMITS•
1. CLAIRBOURN BAY AREA, INC. (UP -312-68) - Request for private elementary
religious day school at 26790 Arastradero Road (Congregation Beth Am).
Staff report was presented, noting the following: Congregation Beth Am was
granted a variance in June, 19589 permitting use of the land for construction
and operation of a religious sanctuary, religious school and related
activities; Clairbourn Bay Area, Inc. has requested a use permit for private
elementary day school, which would utili::a existing facilities; the applicant
estimated that 60 pupils would be enrolled in the school with a significant
portion being from Los Altos Hills; daily classes would be scheduled Monday
through Friday, 9s3O A. M. to 3:30 P. M. continuously; the applicant request-
ed permission to use existing facilities for the period September 152 1968.
June 15, 1969; Clairboum Bay Area, Inc. intends to build four or five
Christian Science facilities in the Bay Area next year, but at this time
locations have not been selected.
City Clerk read the following communications:
1) Lloyd E. Young, Clairbourn Bay Area, Inc., P. O. Box 56653 San Jose,
dated July 3, 1968, explaining the proposed private day school and request-
ing procedural advice.
2) Robin D. Faisant, City Attorney, dated July 12, 1968, noting the original
variance for Congregation Beth Am limited the use of the property to re-
ligious purposes, that this application involves a use which is new and
different from that contemplated by the variance granted, and that a new use
permit would be required.
3) Petition dated July 30, 1968 approving the issuance of a use permit
signed by three (3) residents within 300' of the subject property. (In response
to a question from the Floor, it was noted that nine additional property
owners within 300' indicated approval on the use permit application.)
4) Mr. and Mrs. William Paulin, 26870 Arastradero Road, stating they had
no objections if the Town Ordinance allows for such usage, providing this
ordinance also includes adjacent property.
5) Mr. and Mrs. Herbert G. Mankin, 26905 Alejeandro, supporting the use
permit application and recommending that the approval of the use permit
be granted for one year only.
6) Paul B. Hunter, 27051 Fremont Road, dated August 8, 1968, objecting to
the granting of the use permit due primarily to the increased traffic flow
which would be created and to the use of a religious instruction school as
income property with the rest of the Town citizens paying the tax bill.
Mr. Hunter further noted that should this variance be granted, it would have
to be assumed that adjoining property owners would be permitted to do like-
wise.
7) David A. Wheeless, 26805 Palo Hills Drive, dated August 7th, objecting
to the granting of the use permit for the following reasons: The request
would not be maintaining the rustic and rural atmosphere of the Town;
additional traffic congestion at the corner of Fremont and Arastradero would
be created; the increased traffic noise, etc. that would result from daily
commute adjacent to his property; potential increased litter in the area;
and the precedent created for applications from other special interest groups.
8) Mr. and Mrs. Joseph C. Portnuff, 26900 Alejeandro, supporting the grant-
ing of the use permit, subject to a duration of one year only.
Chairman Minckley declared the Public Hearing open at 8:15 P. M.
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USE PSRMITS: CLAIRBOURN cont'd.:
Mr. Max Hill, President of Clairbourn Bay Area, Inc., noted the parent
organization in San Gabriel has had 42 years of successful experience in
private school endeavors and has recently expanded to the Bay Area. Mr.
Hill noted the success of their educational instruction, the desirability
of well-behaved and well -disciplined children, and the assistance of several
interested citizens in Los Altos Hills.
Commission discussion ensued concerning the issuance of the use permit, with
the following citizens speaking in favor: Mr. and Mrs. Ray Heimsoth,
26355 Esperanza Drive; Messrs. Lloyd Young, Max Hill, and Mrs. Greene,
representing Clairbourn Bay Area, Inc.; Lee Kubby, 26756 Palo Hills Drive;
Sidney E. Goodwin, 26701 Palo Hills Drive; Martha Baker, and Donald Syler,
President of Congregation Beth Am.
The following citizens spoke in opposition to the use permit: Mrs. Paul
Hunter, 27051 Fremont Road; Mike Stewart, 13456 Mandoli Drive; Mr. Leroux,
and Mrs. C. Ferrari, 13434 Mandoli Drive.
Commission discussion ensued concerning requirements and intent of Town
ordinances, with participation by Councilman Fowle. Commission concurred
that the following guidelines were pertinent to the request for use permit:
1) General Plan, Page 10, Principles and Conclusions; "1. Los Altos Hills
is a rural, residential community. 3. The Plan provides for the location
of adequate schools at all grade levels to serve the Town area. It does
not envision school site development in excess of that reasonably needed
to serve the Town and those immediate environs."
2) Zoning Ordinance No. 78, Section I, 1:20 "Purpose. This zoning ordinance
is adopted to protect and guide the growth and expansion of the Town of
Los Altos Hills in an orderly manner true to the rural residential character
of the community;" and Section XIII, 13:60 "Restrictions on Action. No
permit shall be issued nor variance granted, excepted upon conditions that
the Planning Commission deems essential or desirable for the public interest
and as approved by the City Council after findings by the City Council that
all of the following conditions exist: (A) That the result of the permit
issued or variance granted will be in harmony with the general purpose and
intent of this Ordinance, and (B) That the result will not be injurious to
the neighborhood or otherwise detrimental to the public interest, safety,
health and welfare, or affect traffic conditions adversely."
The Commission noted that while the majority of property owners within 300'
approved the use permit request, approximately 60% of the periphery property
owners object.
Chairman Minckley declared the Public Hearing closed at 9:27 P. M.
MOTION, SECONDED AND CARRIED: Commissioner Hibner moved, seconded by
Lachenbruch and carried unanimously, that the request of Clairbourn Bay
Area, Inc. (UP -312-68) for a private elementary religious day school at
Congregation Beth Am be denied, due to increased daily attendance, increased
1W noise, and all other factors enumerated above.
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DIVISIONS OF LAND: .TENTATIVE MAPS.
1. DEER PARK ACRES (342-68) 45 lots. Engrs. Clegg & Foulk.
Staff report was presented, noting that pursuant to Commission action of
July 22nd, the Check List had been consolidated and resubmitted for approval.
Commission review of the Check List ensued, with Floor participation by
Messrs. Gulich and Clegg, representing the applicant.
Commission concurred with Mr. Clegg's request that Item C, 1. DRAINAGE, be
changed to read "An improvement plan (including grading plans) shall be
submitted for the approval of the Planning Commission prior to approval of
the Final Map, said map to show in -tract and off -tract drainage."
Commission concurred that the phrase "to be submitted for the approval of the
Planning Commission prior to the approval of Final Map" be incorporated in
Item A, LANDSCAPING, and Item B, 2. ROADS, (pertaining to proposed inter-
section of Deer Park Drive and Page Mill Road).
Commissioner Dawson reviewed proposed path requirements for the subdivision
and Commission concurred that the following path requirements should be
added to the Check List:
D, 6. A 10' brushed path along entire easterly boundary from Arastradero
Road down to southerly property line.
D, 7. A maximum cross slope of 2% for the width of path surface at any
point of driveway intersection with the path system.
Additional conditions to the Check List were as follows:
1. Sanitary Sewer and Drainage Easements as required by City Engineer.
2. Widening of bridge and culvert on Page Mill Road as required by Flood
Control District and Town Engineer.
3. Planting on all cut and fill slopes for erosion control.
4. All grading and filling to be sculptured or contour graded, as well
as planted.
5. Drive access on all panhandle lots must be graded at the time of
construction of subdivision improvements.
6. An in -lieu payment for parks and open spaces as per Ordinance No. 117.
7. A soil and geological report satisfactory to the Tann Engineer is to
be prepared prior to filing of final map.
8. A buffer consisting of a fence and trees shall be provided along a
portion of the southerly boundaries of lots #24 and #25 satisfactory to
the Town Engineer. Trees of a minimum of 5' in height at time of
planting will be required.
9. A suitable tank site at an elevation of 480'-4901, as close to Moon
Drive as possible, will be required.
MOTION, SECONDED, AND CARRIED: Commissioner Dawson moved, seconded by
Hibner and carried unanimously, that the Tentative Map of Deer Park Acres
(342-68)1 45 lots, be recommended for approval, subject to the conditions
of the amended Check List.
2. CARRIAGE HILL PARK (346-68) 9 lots, 10.3* a., Manuella Rd. Engr. H.Mulberg.
Staff report was presented recommending that conditions of approval should
include the following:
1. Manuella Road be dedicated and improved one-half width to Town Standards
for the entire frontage.
2. Carriage Hill Court be dedicated and improved to Town Standards (Fire
Department states street name is not satisfactory as this is a
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DIVISIONS OF LAND: CARRIAGE HILL PARK Cont'd.:
duplication of an existing street).
3. Drainage calculations be submitted to show how existing and proposed
facilities are adequate.
4, Private drive to lot #6 be created and improved at the same time public
streets are improved.
5. The existing 24' roadway easement across lots #1 and #2 be abandoned and
the existing driveway removed.
6. All existing wells and septic tanks be abandoned in accordance with
County Health Department requirements.
7. No access to Kingsley Avenue from lots #4, 5 and 6.
B. Improvement plans and specifications for sanitary sewer system be
approved by the City of Los Altos.
9. All improvement plans, cost estimates, and calculations be approved by
the City Engineer.
10. A Conditional Exception is required for access of lots #8 and #9 because
of access easements.
Staff also noted the following: a) The grouping of small lots on Kingsley
Avenue could relate to the subdivision. b) Due to the narrow road frontage
of lot #3 ondthe awkward development sites of lots #4 and #5, consideration
might be given to eliminating one lot in the subdivision. c) Numerous
comments regarding drainage problems in the area had been referred to the
City Engineer, d) Tentative Map for the subdivision had previously been
approved three years ago, but the time limit in which to file the Final
Map had expired.
Commission discussion ensued, with Floor participation by Engr. H. Mulberg
and Lew -alL attorney, 660 W. Dana Street, Mountain View, who presented
court opinion regarding driveway access to the Nowells residence on adjoin-
ing property and requested continued use of the existing well on a non-
domestic basis.
The following residents spoke in opposition to the Tentative Map based on
the drainage problems that exist in the area: Frank Jean, 26625 Snell Lane,
Harmon Brown, 26076 Altadena Drive, N. Nelson, 14375 Manuella Road, Stanley
Case, 26627 Snell Lane.
Map Committee Report was submitted by Commissioner Perkins, who noted he
would abstain from the voting, since his property was affected.
Commissioner Perkins noted the following: 1) The proposed plan would scrap
the private entrance and destroy the tree -lined approach, therefore dual
access might be desirable. 2) Trees along lot #6 should be maintained.
3) Kingsley Avenue is non-existant and should not be used for access.
4) Slope density requirements are extremely close. 5) Emphasized that
water flows into manhole on Altadena, which causes flooding down Altadena,
then northwest along drainage channel to Snell Lane. He emphasized the
channel is a hazard to children, is unstable, and that the entire bank
could erode.
Commission discussion ensued with participation by Councilman Fowle concern-
ing slope density requirements, drainage requirements, lot design, and
entrance design.
iW MOTION, SECONDED AND CARRIED: Commissioner Dawson moved, seconded by
Lachenbruch, that the Planning Commission recommend denial, without
prejudice, of the Tentative Map of Carriage Hill Park (346-68), 9 lots,
pending a solution to the drainage problem presented by this application,
was carried by a majority voice vote, Commissioner Perkins abstaining.
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3UBDIVISIONS'_CF LAND: TENTATIVE MAPS.
3. MILLER. D. K. (347-68) 2 lots, 2.6 acres, Natoma Road.
Staff report was presented, noting the 2.59 acre parcel has an average slope
L of 19.6% and would require a conditional exception since the parcel is
.035 net acres short of meeting slope density requirements. Staff recom-
mended the conditions of approval should include the following:
1) An in -lieu payment of $4,307.00 for improvement of Natoma Road frontage.
2) A 30' dedication from centerline of Natoma Road.
3) A 5' pathway easement along easterly and 10' easement along southerly
boundaries.
4) Parks and Open Space in -lieu payment per Ordinance No. 117.
Staff also noted that the subject property had recently received Building
Site Approval for one lot, subject to an in -lieu payment of $2,000.00 for
improvement of Natoma Road.
Commission discussion ensued concerning a reasonable amount of in -lieu road
payment fox a two lot subdivision. City Engineer estimated that improvement
costs average $4,500 per lot. Mr. J. W. Riley, Civil Engineer, upon request,
estimated that improvement costs average $5,000-$7,000 per lot. Commission
concurred that road improvements usually amount to 50-60% of total improve-
ment costs.
A Check List was prepared with the following additional conditions:
1. In -lieu payment of $4,307.00 for Natoma Road improvements according to
Item #2 of the Check List.
2. Parks and Open Space in -lieu payment per Ordinance No. 117.
[ 3. Conditional Exception to Sec. VI, 6:40, A. Ordinance No. 69, as a
result of .035 net acres short of required area. Reasons: (a) Per-
centage of total acreage considered to be close to limits of error
in calculation; (b) because of size of subdivision (2 lots).
MOTION, SECONDED AND CARRIED: Commissioner Dawson moved, seconded by
Perkins, that the Tentative Map of D. K. Miller (347-68), 2 lots, be
recommended for approval subject to the conditions of the Check List, was
carried by a majority voice vote, Commissioner Hibner opposed on the basis
of road improvement costs.
4. MELKONOFF, ROBERT A. (348-68) 2 lots, 2.08 acres, Three Forks Lane.
Engr. J. W. Riley.
Staff report was presented, noting the original three acre parcel was
subdivided by Stephen James in 1966 and that there is an existing residence
and garage on Lot #2. Staff recommended denial, based on the following
consideration:
1) Three (3) Conditional Exceptions are required, since the proposed
subdivision does not meet the requirements of slope density, 160'
circle, or the 350' dimension.
2) Approximately 1/3 of the area of lot #1 consists of the creek channel.
The small distance between the creek and the road restricts the
building site for lot #1.
to 3) Significant access problems exist since Three Forks Lane is below
Town Standards for a private road and although the applicant indicates
access through Pagemont Hills, that subdivision's Tentative Map
expired July 18, 1968, and will have to be resubmitted.
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SUBDIVIS1014S OF LAND: MELKONOFF cont'd
City Clerk read the following communications:
1) J. W. Riley, Civil Engineer, dated August 2, 1968, requesting the
Commission grant approval for the following reasons: building plans would
be presented demonstrating that lot #1 is an adequate building site, and
that undue hardship would result with strict compliance with the subdivision
ordinance, and that approval would not be contrary to the public interest.
2) Santa Clara County Flood Control and Water District, dated August 13,
1965, pertaining to the James Subdivision recommending no development
should be permitted within 15' from the top of each bank of the creek
channel.
3) Planning Commission Minutes dated September 13, 1965, October 11, 1965,
July 11, 1966, pertaining to the James Subdivision.
Commission discussion ensued concerning slope density, potential erosion,
adequacy of building sites, and adequacy of access to the subdivisions,
with Floor participation by: J. W. Riley, Robert A. Melkonoff, and V. V,
Royden, 13466 Three Forks Lane.
MOTION, SEODNDBD AND CARRIED: Commissioner Hibner moved, seconded by
Dawson, that the Tentative Map of Robert A. Melkonoff (348-68), 2 lots,
be denied, due to lack of adequate building sites, was carried by a
majority voice vote, Commissioner Perkins opposed.
OTHER BUSINESS:
Commission concurred that the following items should be agended for the
` Study Session August 26th:
1. Discussion of report on private roads.
2. Proposed amendments to the Site Development Ordinance.
3. Proposed policy for Check List for Parcel Maps.
4. Discussion of policy re placement of path signs and bike route signs.
kfommission also concurred that the following items should be investigated
in the near future:
a) Study regarding updating of street names.
b) Possible tax relief for large property owners who do not wish to
subdivide.
There being no further business, Chairman Minckley adjourned the meeting
at 12:35 A. M. to:
PLANNING COMMISSION STUDY SESSION: August 26, 1968, at 7:45 P. M.,
Town Hall.
NEXT REGULAR MEETING: Monday, September 9, 1968, at 7:45 P. M., Town Hall.
MAP COMMITTEE FOR Sept. 9th Meeting: Commissioners Dawson and Magleby.
Respectfully submitted,
DRL/mam
8/12/68
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L. DAWSON, Secretary
Planning Commission
Town of Los Altos Hills