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HomeMy WebLinkAbout05/08/1996Minutes of a Regular Meeting Approved 5/22/% Town of Los Altos Hills PLANNING COMMISSION Wednesday, May 8,1996,7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes #9-96 ( 3 ) 1. ROT i CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:02 p.m. in the Council Chambers at Town Hall. Present: Chairman McMahon, Commissioners Doran, Gottlieb, Stutz & Schreiner Absent: Commissioners Cheng and Finn Staff: Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Susan Manca, Planner; Lani Lonberger, Planning Secretary ` 2. PRFSFNTATIONS FROM THE FLOOR -None. 3. EUBLEIMAERiGs 3.1 LANDS OF POWERS, 12080 Green Hills Court (89-96-ZP-SDGD); A request for a Site Development Permit for a major addition and remodel. Disclosure: Chairman McMahon, Commissioners Gottlieb and Schreiner had viewed the Powers project from the Skidmore residence. Ms. Manca introduced this item noting the receipt of a letter from Mr. Jeff Skidmore, regarding the view impact on his property. Mr. Skidmore addressed several concerns including: the inadequate and misleading placement of the story poles; privacy and view considerations from their perspective; and no mention of visibility and privacy impacts on their property in the staff report. He requested that a decision on the application be deferred, that the property be properly story poled, that the architect review the impacts on their property and consider reasonable modifications and/or mitigation, and to revise the staff report to address the issues as raised by the Skidmores. OPENED PUBLIC HEARING Q Mark Powers, 12080 Green Hills Court, applicant, was not aware that the project was a problem for his neighbors, the Skidmores. He is willing to work with them. However, Planning Commission Minutes Approved 5/22/% May 8, 1996 Page 2 it was important to point out that he has been in the process for two years, changing architects last year. He shared the plans with the Skidmores last April which included shifting out the back portion over the family room, extending 15 feet. The Skidmores could see how much of their view would be impacted by this plan. Mr. Powers looked at different ways to expand his house to accommodate his growing family (seven children) and be sensitive to his neighbor's concerns. However, with any addition, there will be change. This has been a long process, working with the Town, trying both to keep the roof line and the entire design down to accommodate the Town and the neighbors. No matter what they do, it will affect the neighbor's view. He noted that the garage will also be used for storage of children's bikes and sports equipment. Ellie Powers, 12080 Green Hills Court, applicant, reiterated her husband's comments regarding the addition and the changes made from the previous plan. Kathleen Williams,17374 El Rancho, Monte Sereno, project architect, discussed the project and the previous plan. They tried not to widen the structure. The four feet upstairs which is the closest area to the Skidmores is a bedroom where they have added some closets. This is the only floor area addition that is coming towards the neighbor's property. The roof line has been raised in that area because it was a low sloping roof. They added in a gable as the roof is higher at that point then it is currently. They have tried to keep the bulk of the addition, both on the first and second floors, at the far end of the house which would have the least impact on the Skidmore property. The Powers have an unusual shaped lot and are very constricted by the setbacks as to the location of the additions. She commented on the roof line noting currently the roof pitch is 4 1/2:12. She further noted that she tried to take into consideration the Skidmores, the needs of the applicants, and the unusual site location. Commissioner Schreiner asked Ms. Williams what would it entail if they brought the roof line and the square footage down in the particular area that is impacting the Skidmores. Ms. Williams responded it would impact the new garage addition, the roof line above the two bedrooms upstairs closest to that area. The additional square footage for the added closets brought the structure out four to five feet closer, but not any wider. The original house has a 41/2:12 roof pitch. They have raised it to 5:12 pitch. In the width of the bedroom wing, they have raised the roof approximately two feet. It currently has a roof sloping in the opposite direction. The high point of the roof is only two feet higher, however, they have introduced a gable end at that end of the structure. They could lower the roof pitch but it would mean lowering the roof pitch for the entire house. The chimney will be two feet higher than the roof due to code requirements. The chimney would possibly extend six to seven feet above its present height. The chimney will not be any higher than the roof in the background. She noted that the roof slope was dictating the height of the chimney. Jeff Skidmore, 25470 Elena Road, neighbor, commented on issues noted in his letter. i, The letter was written due to not having time to review the plans. He felt there was a Planning Commission Minutes Approved 5/22/96 May 8, 1996 Page 3 lack of discussion and/or consideration of the impact from his property. He felt there was a lack of involvement with no opportunity to respond to the plans. He further discussed the impact on his views. He was very willing to work with the applicants towards a resolution of concerns noted in his letter. It was noted that the Skidmores would be seeing the chimney, the garage with one window, and two smaller windows downstairs. Ms. Williams commented that one small bathroom window could be made obscure glass. They have already eliminated one window on the upstairs bedroom which is facing the neighbor's property which has been replaced with a closet. Mark Powers, applicant, noted two years of planning. The only other option is to push the house out to the back or go up over the garage which would severely impact the Skidmore's view. The current design will have the least impact on the neighbor's view. He felt they have complied with all the Town ordinances. CLOSED PUBLIC TESTIMONY Commissioner Schreiner comments on land use, two houses impacting each other, design to be neighbor friendly, the need for expansion, impact on the adjacent neighbors, and fording some middle ground for both. Commissioner Doran felt the Powers have tried to be neighbor friendly by redesigning from the previous plan. There will be a view impact on the neighbor, however they will still have an appreciable view. 1 She recommended approval. Commissioner Stutz suggested restricting the height of �1' the ceiling to current height, eliminate pushing out the structure four feet for the walk- in closets, and reduce the area and size of the rooms. She also commented on the unattractive facade facing the Skidmores suggesting a change. Commissioner Schreiner would like to see the applicants work with the Skidmores regarding their concerns. Commissioner Gottlieb agreed with Commissioners Schreiner and Stutz. Her only request would be to keep the roof height at the same level. She also suggested a possible request for a pathway easement if the pathway needs to go around the mailbox. Chairman McMahon felt four feet of expansion at the end of the house was imperceptible. Some articulation on the wall would improve the appearance of the elevation. She did not agree with changing the roof design as it will make the chimney more prominent. MOTION SECONDED AND FAILED: Motion by Commissioner Doran, seconded by Chairman McMahon and failed by the following vote to approve the Site Development Permit for a major addition and remodel, Lands of Powers, with the addition of more articulation on the rear elevation, and adding a condition requesting a pathway easement if there is not enough room for the pathway to go around the mailbox. AYES: Chairman McMahon & Commissioner Doran NOES: Commissioners Schreiner, Gottlieb & Stutz ABSENT: Commissioners Cheng & Finn 4 Planning Commission Minutes Approved 5/22/96 May 8,1996 t Page 4 ~ MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Gottlieb to approved the Site Development Permit for a major addition and remodel, Lands of Powers, with the following changes/additions to the conditions of approval: 1) The applicant shall work with staff and the neighbors (Skidmores) to reduce the visual impact of the additions to the neighbors located at 25470 Elena Road. Attention should be given to adding architectural details to the elevation (northeast) which faces the neighboring property and possibility of lowering the roof line. 2) The existing pathway shall be repaired, with a new pathway constructed around the existing mailbox with an additional pathway easement granted by the applicant in the location of the mailbox, if needed. AYES: Chairman McMahon, Commissioners Doran, Stutz, Gottlieb & Schreiner NOES: None ABSENT: Commissioners Cheng & Finn This approval is subject to a 21 day appeal period. 3.2 LANDS OF DENARDI, 26966 Fremont Road (43-96-ZP-SD); A request for a Site Development Permit for a new residence and pool. L Staff had nothing further to add to the staff report. OPENED PUBLIC HEARING Mark Godby, 1351 Laurel Street, San Carlos, project architect, discussed the following: summarized the design process; one story home with a low profile; angle siting creating some privacy; landscape/screening plans; and tree replacement with native species. Mr. Godby presented a rendering of the project. He discussed the location and the removal of the Modesto Ash tree in the center of the courtyard. The tree has some structural defects, limb failure, and leaf infections, currently with some cable holding it together. The tree is less attractive in the winter when it loses its leaves. Currently, the tree is in fair condition with a life expectancy of 10-15 years according to the arborist report. He felt the current design which eliminates the Modesto Ash tree provides a low, sprawling design which results in more privacy for the neighbors, unobtrusive, and not very visible off site. He further commented on the dry rock wall helping with drainage. The circular motor court is brick which serves to satisfy the Fire Department turnaround requirements. He would be happy to reduce the asphalt turnaround area from 30 feet to 28 feet in width. Mr. Godby would be willing to increase some of the diameter of the landscape area to reduce the amount of paving. Fire Department requirements were discussed. Commissioner Stutz noted there was not one side of the house that is not within 2-21/2 feet of the setbacks. She felt the loss of three trees will change the character of the lot. 4 She would like them replaced with 48 inch box oak trees. Planning Commission Minutes Approved 5/22/% May 8,1996 Page 5 Bud Colby, 26463 Aric Lane, southerly neighbor, noted that his property was at a higher elevation. Currently they look down on plantings. He would not want this changed. Also the large tree (when it has leaves) hides the power lines and the large home behind this property. Mark Godby commented that it was the owners intent to keep as much plantings as possible for screening. Guy Jinkerson, Environmental Design Committee, discussed the following. the beautiful tree located in the courtyard; the house location at the edge of the building envelope; the size of the motor turnaround; and the need to reduce some of the development area. He asked for a better design to save the Modesto Ash tree and provide the neighbors with screening. He also commented on the number of light fixtures being proposed on the new residence. He suggested keeping outdoor lighting to a minimum. Ms. Davis noted that the Ash tree is approximately 60 feet in height. She also clarified that the architect, in his development area calculations, counted all development area. They did not apply the 100 foot rule from the face of the garage. The applicants are very much under their maximum development area figures for this lot. The road mating in from Fremont Road is an access road as this property is land locked. ( Mark Godby responded to the Environmental Design Committee concerns by noting � I they are substantially under their maximum development area figures. They would be willing to reduce the development area of the driveways by 1,000 square feet. Also, they could reduce the number, type and wattage of the outdoor lights. Mr. Godby discussed the arborist report relating to the Ash tree. There is a very good chance of tree limbs falling on the house. The tree canopy spread is 60 feet. The arborist report was presented to the Commission for review. CLOSED PUBLIC HEARING Discussion ensued. Commissioner Doran understood the need for the removal of the Modesto Ash tree, however, she could not support the driveway or the brick motor court because she felt there were ways to design the driveway which would satisfy the Fire Department and reduce development area. She would like the driveway changed to eliminate the need for hardscape and turnaround in setbacks. Chairman McMahon was happy with the one story design and she was in favor of the project. Commissioner Gottlieb would like to see the tree saved with a redesign, she felt the garage was too close to one neighbor, and she did not like all the asphalt in the setbacks. Commissioner Stutz was concerned with the amount of asphalt in the setbacks. She was sorry to see the Modesto Ash removed although they can plant new trees. She also felt everyone should reserve some floor area for future use. Commissioner Schreiner was concerned with using the maximum floor area allowed, and with the paving (motor court) in the ksetbacks. Commissioner Doran felt the architect had done a good job with the design Planning Commission Minutes Approved 5/22/96 May 8,1996 Page 6 It does not matter that the corners of the house are at the 30 foot setback; the walls of the house do not encroach into the 30 foot setbacks. MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded by Chairman McMahon to approve the Site Development Permit for a new residence, pool and spa, Lands of Denardi, with the following changes/additions to the conditions of approval: 1) redesign of the driveway with the reduction of 1,000 square feet, to the satisfaction of the Planning Director; 2) provide landscape mitigation between the property to the south and sufficient screening for other neighbors; 3) add a disclose statement noting the floor area is currently at the maximum level of development; 4) 48 inch box ash and large oak trees shall be planted to replace trees to be removed (consider with landscape plan); and 5) exterior lights shall be limited to one fixture per exit, with two lights at front entry. AYES: Chairman McMahon, Commissioners Stutz, Schreiner & Doran NOES: Commissioner Gottlieb ABSENT: Commissioners Cheng & Finn This approval is subject to a 21 day appeal period. Brief break at 8:55 p.m. 3.3 LANDS OF LAU/LIANG,12894 La Cresta Drive (204-95-ZP-SD-GD); A request for a Site Development Permit for a new residence and pool. Staff had nothing further to add to the staff report. A letter had been received from a neighbor, William Sauers, concerned with the location of the pool on the downhill side of the site. Ms. Davis noted that the Town geologist has reviewed the plans and has submitted a letter with recommendations. Ms. Proft commented on the Fire Department requirements. OPENED PUBLIC HEARING Tom Sloan, 255 N. Market Street, San Jose, project architect, provided a scale model of the proposed project. He discussed access, stating using the existing driveway would have been the first choice, however, they would be approaching the house from the back. Usually, it is preferred to approach a house from the front, coming around to the back side. There were drive easements on both sides of the property so they chose to access from the opposite side of the property so they can shorten the length of the driveway and be able to approach the house while maintaining all the views from the back. This will also eliminate a view of the driveway from La Cresta Drive. He addressed the driveway cut and the reduction of bulk. He further discussed the f basement which has a small portion above natural grade, however it will be below adjacent grade. His interpretation of "adjacent grade" is either natural or modified Planning Commission Minutes Approved 5/22/% May 8,1996 Page 7 4W grade. The basement is not an architectural feature and it will not be seen. Dropping the basement lower just adds unnecessary grading and creates more problems with the architecture. He further commented on the pool design. They currently do not have a landscape architect on staff. He would like to lower the pool deck and reduce fill although he was not sure they could lower it by five feet. He further commented on the existing driveway with a 17% slope; the proposed driveway would be less steep. The finished floor will be 12 feet below top of berm and there will be no retaining walls for the driveway. CLOSED PUBLIC TESTIMONY Discussion ensued regarding basement definition. It was noted that if there was a separation between the garage wall and basement, then it would meet the intent of the code. Commissioner Gottlieb felt the house will be very visible from La Cresta Road and there was an excessive amount of grading. The pool overhanging the slope is a lovely concept, but the design does not work with the natural topography. She also questioned the pathway location This should be investigated. Commissioner Stutz suggested a variance for the small portion of the basement that does not meet code (City Council level). She liked the garage under the house, however the basement needs to be independent. Mr. Sloan provided a proposed lower level/basement plan which indicates the kbW separation of the garage and the basement. MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded by Commissioner Gottlieb to continue the Site Development Permit for a new residence and pool, Lands of Lau & Liang, for redesign (as recommended in the staff report), addressing comments and concerns of the Planning Commission as follows: 1) redesign of the driveway including reducing the grading and the amount of pavement in the setbacks; 2) modify the pool or eliminate it from the plans; and 3) redesign the basement space to meet Town code. AYES: Chairman McMahon, Commissioners Schreiner, Doran, Gottlieb & Stutz NOES: None ABSENT: Commissioners Cheng & Finn This item will be renoticed for public hearing. 3.4 LANDS OF GERENA/ROACH, 24020 Oak Knoll Circle (Lot 18) (45-96-ZP-SD- GD); A request for a Site Development Permit for a new residence, pool and spa, pool house, and two detached garages. Ms. Davis introduced this item noting the receipt of a letter from an adjacent neighbor who was concerned with the four separate structures being proposed and the impact on Planning Commission Minutes Approved 5/22/96 May 8,1996 Page 8 their view to the Quarry. Ms. Davis viewed the site again. She felt the neighbors will still have a view of the lake between the two proposed detached garages. It was noted that the height of the garages were 20 feet and 21 feet; only one garage is two story. The poolhouse is less than 300 square feet with a wet bar, half bath, and a changing room. The rooms above the garage could be a secondary unit as there is a fifth parking space on the site. OPENED PUBLIC HEARING John Stewart, 1351 Laurel Street, San Carlos, project architect, discussed the desires of the applicants to have a house with a European feel, spacious for entertaining, with views to the lake. Other issues of importance were minimizing the grading (very little cut), saving trees, and spreading the house out on the site. The fire department requirements did not surface until very late in the project. The only part of the structures you will see from the road are the garages. The rest of the house will be tucked around the hill. The applicants also requested that the main living area be on one level. He addressed the neighbor's letter noting that the top of the roof of the applicant's house was approximately equal to the floor line of the neighbor's house. The neighbor sits on top of a knoll with a bay view and views in other directions. He felt the neighbor's main living area was not on the side facing this project. Driveway design alternatives were considered (eliminating the turnaround in front of the house, pulling 4 the house up closer). However, this would have more impact on the neighbor who already has concerns with the height. Kim Ledford, 1351 Laurel Street, San Carlos, project architect, presented a rendering of the project and the proposed exterior colors and materials to be used. She discussed cut and fill (no fill) as it relates to the pool, the pool equipment located under the poolhouse, the second story garage area cut into the hill, the fire department requirements, and the use of turf block in the circular driveway and hammerhead. Commissioner Schreiner stated secondary units or accessory buildings should be secondary to the main house and not be obtrusive. She asked if there was any way to attach one of the garages to the main house and bring the other garage down, lowering the height. The architect responded no, due to the oak tree on the right side of the house. Richard and Mary Peters, 24012 Oak Knoll Circle, neighbors, supported the project. CLOSED PUBLIC TESTIMONY Commissioner Schreiner was disturbed by the two garages as she felt they would block the neighbor's view. She suggested either attaching the garage to the house, lowering the roof line of the garage or make it a four car garage. Another concern was the kw amount of pavement in the setbacks and the height of the poolhouse. She disclosed that Planning Commission Minutes Approved 5/22/96 May 8, 1996 Page 9 4 she had a number of conversations with the applicant to help her with direction. Commissioner Gottlieb would like to see a less formal stairway, eliminating the nine foot retaining wall. She would also like less of the driveway in the setbacks. MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded by Commissioner Gottlieb to continue the Site Development Permit for a new residence, two detached garages, pool and spa, and pool house, Lands of Gerena & Roach, for a redesign addressing comments and concerns of the Planning Commission as follows: stepping of the floor and the roof by at least two feet; look at alternatives to the garages (i.e. attach to the house, lower the height, one structure rather than two, maximum three structures on the site (although they would prefer two structures); reduce the nine foot retaining wall at stairway; review lighting, and review reducing pavement within the setbacks. AYES: Chairman McMahon, Commissioners Schreiner, Stutz, Gottlieb & Doran NOES: None ABSENT: Commissioners Cheng & Finn This item will be re -noticed for public hearing. 4. REPORT FROM THE CITY COUNCIL MEETING 4.1 Planning Commission Representative for May 1 meeting. It was noted that the Lands of Shideler will be returning to the Planning Commission for public hearing with design changes. 4.2 Planning Commission Representative for the May 15th meeting -Commissioner Doran. 5. OLD BUSINESS 5.1 Report from subcommittees. None. 5.2 Review policy for secondary dwelling units and accessory structures. In the absence of the Planning Director, this item will be continued to the next meeting. 6. NEW BUSINESS None. k Planning Commission Minutes Approved 5/22/96 May 8,1996 Page 10 4 7. APPROVAL OF MINUTES 7.1 Approval of the April 24, 1996 minutes PASSED BY CONSENSUS: To approve the April 24,1996 minutes with a change to page one, first paragraph, expanding on Commissioner Schreiner's statement regarding recommended fire requirements, Lands of Wolken. 8. REPORT FROM THE SITE DEVELOPMENT COMMITTEE MEETING OF MAY 7 1996 8.1 LANDS OF SANTORA, 12008 Finn Lane, A request for a Site Development Permit for a landscape plan and related improvements. Approved with conditions. 9. ADIOURNMENT The meeting was adjourned by consensus at 11:05 p.m Respectfully bmiittedd,,� kw Lam' Lonberger Planning Secretary