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HomeMy WebLinkAbout10/09/1996Minutes of a Regular Meeting Approved 10/23/96 Town of Los Altos Hills PLANNING COMMISSION Wednesday, October 9, 1996, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #19-96 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:04 p.m. in the Council Chambers at Town Hall. Present: Chairman Doran, Commissioners Gottlieb, Stutz, Cheng, Schreiner, Finn & Jinkerson Absent: None Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Lam Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None. 3. PUBLIC HEARINGS 3.1 LANDS OF CARSTEN, 13761 La Paloma Road (141-96-ZP-SD); A request for a Site Development Permit for a secondary dwelling unit and addition (continued from September 25, 1996). Chairman Doran disclosed that she had a previous professional relationship with the applicant's architect several years ago. Staff had nothing further to add to the staff report. The applicant's architect had provided a brief letter and a sketch of the main residence highlighting the future addition and the new roof design. The drawing was for informational purposes to show future intentions and the goal of having the secondary unit subordinate to the main residence. As indicated from the sketch, the main residence would match the style of the proposed secondary living unit. The purpose of building the secondary unit first is to provide temporary living quarters for the owner while the main residence is constructed. Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 2 4 The Planning Director indicted that with the road dedication, the lot size would drop below one acre. However, the City Attorney felt the project is coming in as a one acre lot and it does not become less than one acre until the dedication is taken. La Paloma Road is not centered within the right of way so that property lines are not clearly defined. Accurate survey information will be needed to verify the current property boundary and to prepare an adequate description of the land to be dedicated (condition #18). The survey would also determine that the setback is at least 30 feet from the side property line. Chairman Doran asked if staff discussed the proposed height of the secondary dwelling with the applicant. The Planning Director was not sure, however the applicant has been working on the project for over three years. It was noted that the height of the neighbor's garage is 19 feet. Further discussion ensued regarding the following: the maximum height of the secondary unit (20 feet, 6 inches), increased from the existing barn height of 12 feet; encompassing a loft above a portion of the living area; and the secondary dwelling unit being subordinate to and architecturally consistent with the primary dwelling. Commissioner Jinkerson had spoken to the applicant who noted concern regarding the maximum 1,000 square foot limitation and the height concern as noted in the staff report. The applicant told the Commissioner that the story poles were actually a foot higher than the proposed structure. He further questioned the recommendation regarding painting the structure white which is the color of the main residence, and the issue of a portion of the new patio which extends up to 4 feet into the 30 foot setback. Commissioner Gottlieb clarified that the use of the structure (non -habitable to habitable) is changing requiring additional conditions of approval. OPENED PUBLIC HEARING Lou Dorcich, 3660 Soquel Drive, Sequel, project architect, verified that they have been working on this project for approximately three years. They have had several meetings with staff over this period of time. The applicant's intent was to add a second story to her residence as well as adding a secondary unit, using the footprint of the barn. They agreed to reduce the square footage to 1,000 square feet maximum which will eliminate the laundry room space. There will not be any interior loft. The biggest difference in the design is the pitch of the roof which he felt could be mitigated by landscaping and trees. The barn sits at a much lower elevation than the main residence. He requested approval of the project with the proposed roof height. Katy Stella, Pathways Committee, asked if the easement is taken after the plan is approved, would this have any impact on the pathway request. The Planning Director responded no. CLOSED PUBLIC TESTIMONY ( Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 3 Commissioner Cheng was comfortable with the proposed height as long as the structure conforms with the maximum 1,000 square feet. Commissioner Finn agreed. He also felt it was not a problem to leave the house white and with the decking encroaching 4 feet into the setback. Commissioner Schreiner commented on the staffs careful reading of the ordinance regarding secondary dwelling units. If the secondary unit was in the back of the main residence, she would not have as much difficulty with the project. She would like the structure height to be reduced 2 feet. She also felt the secondary unit should conform with the standard color guide, and she would like to see the decking out of the setback. Commissioner Gottlieb stated that the secondary unit should be subordinate to the main residence and she would like to see the roof line reduced 2 '/z to 3 feet. Commissioner Jinkerson was concerned with the proposed height until he compared it to what was built on the next property. The structure will not stand out any more than any other structure in that location. He was not concerned with the color nor with the decking encroaching 4 feet into the setback. In time, the secondary unit will be subordinate to the main residence. Commissioner Stutz agreed with the previous comments. She does not object to the color or the height. She commented on cutting both ends of the roofing for better overhangs and for a better look. She would allow the storage shed as long as there was no interchange of traffic as this is a good, insignificant location for the shed. Chairman Doran, after much consideration, would leave the height, color and the decking as proposed with the reduction of the unit to a maximum of 1,000 square feet. MOTION SECONDED AND PASSED: Motion by Commissioner Firm and seconded by Commissioner Jinkerson to approve the Site Development Permit for a secondary dwelling unit and addition, Lands of Carsten, with the following clarifications: the structure shall be a maximum of 1,000 square feet; the paint colors shall match the existing structure (white), or, if changed,...; and the decking can remain 4 feet into the setback. AYES: Chairman Doran, Commissioners Cheng, Stutz, Jinkerson & Firm NOES: Commissioners Schreiner & Gottlieb This approval is subject to a 21 day appeal period. 3.2 LANDS OF LAU/LIANG, 12894 La Cresta Drive (161-96-ZP-SD); A request for a Site Development Permit for a swimming pool. Staff had nothing further to add to the staff report. There were questions from the Commission regarding the area between the concrete patio and the pool elevation where it drops 6 feet, and with the proposed retaining wall. It was not clear from the plans if the basement leads onto the pool decking. This needs to be clarified. The Planning Director suggested fielding the question to the architect. Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 4 OPENED PUBLIC HEARING Tom Sloan, 255 N. Market Street, San Jose, new residence project architect, answered questions regarding exiting the basement. The Planning Director indicated that the proposed plans will be reviewed to make sure they match the previously approved plans. The concrete patio that overlooks the pool was discussed. Mr. Sloan noted that the area was a cantilevered section which overhangs the pool. Unfortunately, the plan section does not show the complete pad of the proposed building site. Commissioner Gottlieb felt the deck should be lowered to existing grade to reduce the exposed retaining wall. The deck is being built out, not at existing grade, but at above existing grade. Steve DuBridge, 1000 Willow Glen Way, San Jose, project landscape architect, provided an enlarged section of the plan which he felt would help clarify the proposed project showing the greatest variation between the existing grade and the pool grade. The upper terrace was approved with the original application although the Planning Director felt the upper terrace design needs to be a part of the pool design. The overhang (viewing platform) over the pool appeared to be a safety issue. CLOSED PUBLIC TESTIMONY Two issues were discussed: the retaining wall, and the upper overhang over the pool. Commissioner Gottlieb was concerned with the 5 foot retaining wall as the standard should not be more than 2 '/x to 3 feet in height. She would like to see the concrete deck lowered. Commissioner Jinkerson felt the viewing/diving platform might not conform to UBC requirements and may present a dangerous condition. Additional information (elevation section) is needed. Mr. Sloan noted that their intent was to create a building pad on the ridge with a basement without burying it too much. He does not want to change the elevation of the building pad. Commissioner Schreiner asked if they were proposing a 5 foot exposed retaining wall the whole length of the pool. Mr. Sloan responded yes. Consensus: a 5 foot retaining wall was not acceptable. Consensus: up to a 4 foot retaining wall was acceptable, and investigating UBC standards to make sure the viewing platform conforms. Consensus: the redesign shall return to the Planning Commission for review and approval. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Ankerson to continue the Site Development Permit application for a swimming pool, Lands of Lau/Liang, to October 23, 1996 for a redesign, with the following recommendations: the height of the retaining wall (pool) to be reduced in height; and the viewing platform conforming with UBC. Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 5 4I AYES: Commissioners Stutz, Schreiner, Jinkerson & Gottlieb NOES: Chairman Doran, Commissioners Finn & Cheng Mr. Lau felt they have followed all recommendations as requested. He was very disappointed with the request for a redesign. The Planning Director noted that the applicant could look at stepping the terrace down a few steps but not directly down, which would expose the basement allowing the 4 foot maximum on the uphill side and the 3 feet maximum on the downhill side. 3.3 LANDS OF WINDY HILL ASSOCIATES, 27190 Ohlone Lane (Parcel 1 of the Lands of Laub, Fremont Road and Arastradero Road) (139-96-ZP- SD-GD); A request for a Site Development Permit for a new residence. Chairman Doran and Commissioner Gottlieb stepped down from the hearing due to a business conflict of interest. Commissioner Jinkerson disclosed that a distant relative is involved with this project whom he has not seen in many years. Commissioner Schreiner will preside over the meeting. The Assistant Engineer discussed the original subdivision, the filing of a "conditional determination" and the revision of the flood maps relating to elevations. The flood elevations shown on the plans indicate the new elevations that were set by the conditional determination. Each of the properties have been looked at to determine that the floor elevation being proposed is higher than the flood elevation. It was noted that the water tank on the property will be removed. OPENED PUBLIC HEARING John Barksdale, 4151 Middlefield Road, Palo Alto, project architect, discussed the following: traffic noise; using the house as a sound wall; the conservation easement; the house pushed up to (within) 5 feet of the conservation easement; the placement of rooms as they related to the street noise; a one story appearance on the street side; privacy supplied by the vegetation on the eastern side of the lot; the use of stucco with a dark flat roof; exterior materials for the remaining three lots; the detached garage; creating variety in the subdivision; and the mound to be left or lessened. Commissioner Schreiner, addressing noise, asked if they have considered any other siting. Mr. Barksdale responded yes, although this location is a balance on the lot creating a buffer from the noise. He further discussed design rationale. CLOSED PUBLIC TESTIMONY Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 6 4W Discussion ensued noting the difficulty of the lot, noise and size. Commissioner Finn appreciated the variation in materials in the subdivision. Commissioner Stutz and Mr. Barksdale discussed the statement in the staff report regarding the two story elevations, especially those on the south and east, which are most visible, showing flat two-story facades. Staff suggested possible greater articulation to these surfaces with additional eaves or balconies, etc. Commissioner Schreiner recommended non evasive plants for shielding, if it becomes necessary to allow planting in the conservation easement, and only open style fencing in the conservation easement. MOTION SECONDED AND PASSED: Motion by Commissioner Finn and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence, Lands of Windy Hill (Parcel 1), with the following changestamendments to the conditions of approval: revised plan to exhibit greater articulation on the south and the east elevations, such as by adding a roofline eave below the second level, or similar treatment to break up the two story facade.; add to condition #2 that native landscaping shall be required to replace any shrubs or trees removed from the easement; and fencing within the conservation easement shall be limited to open fencing, permitting the movement of wildlife. AYES: Acting Chairman Schreiner, Commissioners Stutz, Cheng, Jinkerson & Finn NOES: None ABSTAIN: Chairman Doran & Commissioner Gottlieb This approval is subject to a 21 day appeal period. 3.4 LANDS OF WINDY HILL ASSOCIATES, 27220 Ohlone Lane (Parcel 4 of the Lands of Laub, Fremont Road and Amstradero Road) (137-96-ZP- SD-GD); A request for a Site Development Permit for a new residence. Chairman Doran and Commissioner Gottlieb stepped down from the hearing due to a business conflict of interest. Staff had nothing further to add to the staff report. OPENED PUBLIC HEARING John Barksdale, 4151 Middlefield Road, Palo Alto, project architect, discussed the following: the uniqueness of the lot; exterior materials, the flat tile roof; and six separate levels to follow the contours of the land. Commissioner Schreiner asked how difficult would it be to meet the staff recommendation to lower the finished floor so it will not exceed 3 feet above the existing grade. Mr. Barksdale responded they could comply. Planning Commission Minutes Approved 1023/96 October 9, 1996 Page 7 However, the more they lower it, the more grading required to keep water diverted around the house. Fred Hodge, 4140 Old Adobe Road, Palo Alto, represented the three families on Old Adobe Road which will be impacted by this project. The Laubs were good enough to keep the trees down to 7 feet high which preserved views. He requested consideration to the height of trees to preserve valley views. He did not object to the design of the house. CLOSED PUBLIC TESTIMONY Commissioner Stutz agreed with Mr. Hodge regarding limiting the height of trees. She suggested adding to condition 42 restricting tree height to preserve valley views. Commissioner Jinkerson agreed with lowering the house 2 feet. However, he would not want to legislate the height of trees. He would prefer the neighbors work together and he would encourage discussion of tree height at the Site Development hearing. Commissioner Cheng would like the height of the house lowered 2 feet and the height of the trees limited. Commissioner Finn concurred. Commissioner Schreiner also agreed. MOTION SECONDED AND PASSED: Motion by Commissioner Firm and seconded by Commissioner Stutz to approve the Site Development Permit for a new residence, Lands of Windy Hill (Parcel 4) with the following changes/amendments to the conditions of approval: the structure shall be lowered on the site by at least 2 feet; and add to condition 42 that trees should be limited to heights which at maturity will protect the valley view of neighbors. AYES: Acting Chairman Schreiner, Commissioners Cheng, Stutz, & Firm NOES: None ABSTAIN: Chairman Doran, Commissioners Gottlieb & Jinkerson This item is subject to a 21 day appeal period. 4. REPORT FROM THE CITY COUNCIL MEETING 4.1 Planning Commission Representative for the October 2nd meeting, Commissioner Jinkerson, reported on the Lands of Tan, approved by the City Council with conditions. He commented on the approval process and the joint Planning Commission/City Council meeting scheduled for November 14, 1996. He felt, overall, the Planning Commissioners worked well together except for a few gray areas which could be discussed at the joint meeting. 4.2 Planning Commission Representative for October 16' -meeting canceled Planning Commission Minutes Approved 10/23/96 October 9, 1996 Page 8 4 5. OLD BUSINESS 5.1 Report from subcommittees: Commissioner Gottlieb commented on the Los Altos/Los Altos Hills Community Volunteer Awards Luncheon scheduled for December 6, 1996. 5.2 Letter to J. Lohr regarding exterior materials. CONSENSUS: To forward the letter to the City Council for review. 6. NEW BUSINESS None. 7. APPROVAL OF MINUTES 7.1 Approval of the September 25, 1996 minutes. PASSED BY CONSENSUS: To approve the September 25, 1996 minutes with minor changes to pages 5, 8 & 10. 8. REPORT FROM THE SITE DEVELOPMENT COMMITTEE MEETING OF SEPTEMBER 17 1996 8.1 LANDS OF MATHIASON, 13850 Paseo Del Roble; A request for a Site Development Permit for a pool. Approved with conditions. 8.2 LANDS OF SAAR, 24024 Oak Knoll Circle; A request for a Site Development Permit for a sport court and a driveway extension. Approved with conditions. 9. ADJOURNMENT The meeting was adjourned by consensus at 9:30 p.m. Respectfully submitted, Lani Lonberger Planning Secretary 4W