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HomeMy WebLinkAbout03/11/19974r Minutes of a Regular Meeting Approved 3/26/97 Town of Los Altos Hills PLANNING COMMISSION Tuesday, March 11, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes ( 3 ) #4-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Vice -Chair Gottlieb, Commissioners Cheng, Schreiner, Finn, Stutz & Jinkerson Absent: Chairman Doran Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Susan Manca, Planner; Lani Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None. CONSENT CALENDAR 3.1 LANDS OF CALIFORNIA WATER SERVICE COMPANY, Magdalena at Eastbrook Avenue/1-280; Requests for Site Development Permit, Conditional Use Permit, and Variance for installation (co -location) of wireless telecommunications facilities; and adoption of Negative Declaration. A. Sprint Spectrum (File #157-96-ZP-SD-CUP-VAR-ND) B. Pacific Bell Mobile Services (File #49-96-ZP-SD-CUP-VAR-ND) MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Ankerson to approve the consent calendar. AYES: Vice -Chair Gottlieb, Commissioners Cheng, Schreiner, Finn, Stutz & Jinkerson NOES: None ABSENT: Chairman Doran 400 Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 2 4. PUBLIC HEARINGS 4.1 LANDS OF HOFING, 26045 Torello Lane (215-96-ZP-SD); A request for a Site Development Permit for a secondary dwelling unit. Ms. Manca introduced this item noting a letter had been submitted by the applicant addressing condition # 15, the installation of a 5 foot wide, Type IIB pathway along Torello Lane. OPENED PUBLIC HEARING Bill Hofing, 26045 Torello Lane, applicant, reiterated the information in his letter noting he had surveyed five other cul-de-sacs in his area (Mulberry, Alicante, Eucalyptus, Rancho Manuella, and Altadena), none of which have a Type IIB path. He felt the pathway will just provide for convenient street parking which is not the intended use. The Planning Director noted the Pathway Element of the General Plan states that all roads are to have roadside pathways within the road right-of-way with the exception of cul-de-sacs with six lots or less. Torello Lane has eight lots. The request was made by the Pathway Committee based on the Pathway Element. The Planning Commission can determine if the request is appropriate in this instance. When questioned, Mr. Hofing noted his preference to leave the driveway configuration as shown. He did not know 17 years ago that one parking space was encroaching into the setback. He also noted additional drainage will be provided as the natural swale is either overgrown or (60 inadequate. Commissioner Stutz asked if there was any consideration to place the guest house perpendicular on the lot rather than parallel to the house so it does not extend the long linear look. Mr. Hofing replied no, he preferred the location as shown. Stan Field, 139 Forest Avenue, Palo Alto, project architect, discussed the siting of the second unit, the use of horizontal rather than vertical siding (recycled old redwood), and the low pitch of the roof. The pad will also be elevated slightly. Peter Shaw, 160 Forest Avenue, Palo Alto, project landscape architect, noted the drainage situation will be solved by a series of catch basins in the back portion of the guest house (eastern property line). Where the small ponding occurs, it will be graded out into a very gradual swale. He further discussed the landscape plan. Commissioner Schreiner would like to see more proposed landscaping. CLOSED PUBLIC TESTIMONY Commissioner Finn's only concern was regarding grading which has been addressed. He did not feel they should penalize the applicant for existing paving in the setback. He also provided 4 a brief history regarding previous pathway requests involving cul-de-sacs in this area. Commissioner Schreiner understood the applicant's concerns. However, they are allowed to Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 3 request construction of a Type IIB path on this type of application. She was more concerned with the parking, preferring to allow the applicant to stay with his present configuration rather than adding a large block of concrete. Ms. Manca stated the Fire Department will be able to access the house and the second unit from Manuella Road provided by the pathway shown on the plan. Commissioner Jinkerson agreed with Commissioner Schreiner regarding the need to take paths where appropriate. It is important to the community. He also preferred the current driveway configuration. Commissioner Stutz discussed the Type IIB pathway request suggesting an in -lieu fee instead. She also suggested adding to condition #15, if the pathway is installed, the applicant should investigate the possibility of locating the pathway adjacent to the property line to allow for planting between the edge of the road and the pathway. Commissioner Cheng agreed with Commissioner Stutz regarding driveway configuration and an in -lieu fee. Commissioner Gottlieb prefers the construction of a Type IIB path. She would also like to see the guest house relocated and heavily screened. She would not want to see three structures all in a row (should angle). The assistant engineer noted that the driveway must be roughened where the pathway intersects the driveway. Commissioner Finn felt the structures would not appear to be ina row. Mr. Hofing preferred the in -lieu fees otherwise there will be 100 feet of path where there will never be another path. MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Jinkerson, seconded by Commissioner Finn, and amended to approve the Site Development Permit for a secondary dwelling unit, Lands of Holing, with the recommended conditions of approval, adding to condition #15, the driveway must be roughened where the pathway intersects the driveway. Also, the applicant should investigate the possibility of locating the pathway adjacent to the property line to allow for planting between the edge of the road and the pathway; and accepting the present driveway configuration. AYES: Vice -Chair Gottlieb, Commissioners Finn, Schreiner & Jinkerson NOES: Commissioners Stutz & Cheng ABSENT: Chairman Doran This item will be on the City Council consent calendar April 2, 1997. 4.2 LANDS OF ADDISON, 27863 Black Mountain Road (218-96-ZP-SD); A request for a Site Development Permit for a new residence. Ms. Manca introduced this item noting the receipt of a letter from Boris Petrovchich, a neighbor expressing concerns regarding drainage as it relates to his property. Commissioner Schreiner disclosed she had spoken, in length, to a neighbor who provided some history of the property which included a previous problem with drainage and the location of the leach lines. Ms. Marna explained a previous applicant had difficulty locating an acceptable area Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 4 4 for the leach lines. Ultimately, they found a location which was approved by the Health Department. She also noted that the current plan has been pre -approved by the Health Department. Commissioner Gottlieb disclosed she had also spoken to a neighbor at length. OPENED PUBLIC HEARING Steve Borlick, 261 Hamilton Avenue, Palo Alto, project architect, felt the staff report was thorough and the project was consistent with the ordinances. They had an informal meeting where they invited the neighbors to review the plans and express any concerns. They also met with Planning and Engineering which determined some changes to the plan. They are within the MDA/MFA, height limits and setbacks. Sensitive issues relating to the property were views and the second story bulk. He noted two-thirds of the house is the first floor. He further discussed the house design, the single story roof element, only 32 feet of ridgeline running along 26 feet in height, other two story houses in the area, and the need for the septic system to be below the house. The portion of the house closest to the street is single story. He felt they have done everything they could to preserve views from other properties and still take advantage of the views they have. The length of the driveway is a factor in the placement of the house. Commissioner Jinkerson referred to page 2, paragraph 4, of the staff report. Mr. Borlick indicated he would be willing to reduce the roof to a 4:12 pitch, however he was concerned with lowering the house further on the building pad because the floor level will start to go below natural grade. This will generate more grading and the possible need for a retaining wall along the driveway, potentially creating some drainage concerns. He did feel drainage concerns could be worked out. Commissioner Jinkerson asked if he preferred to change the pitch of the roof and lower the house 2 feet rather than moving some of the second story to the first story. Mr. Borlick responded yes. The Punning Director noted staff suggestion was not to change the driveway so much for the garage elevation, but to change the house elevation. Commissioner Schreiner had the opportunity to view the project from inside neighboring homes. She did not feel simply lowering the roof would help. She suggested the applicant view the project from the neighboring homes. She asked if they could site the house closer to Black Mountain. Mr. Borlick responded yes, although Commissioner Gottlieb felt the move would impact the view corridor. Commissioner Schreiner asked if a shared driveway was ever considered, and she questioned the 48 foot fire apparatus turnaround area. Further discussion ensued regarding Fire Department requirements and 4,300 square feet of driveway. Commissioner Gottlieb asked if they could move any of the driveway out of the setback. Mr. Borlick stated they could look at the possibility of moving in the approach of the driveway. Shawn Addison, P. O. Box 39, Menlo Park, applicant, commented on the following: the leach line issue and the Health Department approval; drainage capacity not a problem; December 13 meeting with only one set of neighbors attending; two other two story houses in the area; set the 4W house down 2 feet from previous design; preferred proposed roof pitch but would lower it, if Planning Commission Minutes Approved 326/97 Much 11, 1997 Page 5 needed; the Environmental Design Committee report; and the neighbors not wanting screening along the driveway. Todd Wagner, 27891 Black Mountain Road, next door neighbor, commented on the following; surprised the property passed the percolation test; no other two story structures obstructing their view; structure blocking the Burnells view; asked if they could tum the house; concerned with drainage as a tremendous amount of water crosses the lot on a rainy day; and, the house will be built on the highest point on the lot. Richard Simko, 27861 Black Mountain Road, had no problem with construction as proposed. He presented a letter of concern from Mr. and Mrs. Burnell (27911 Black Mountain Road) who were unable to attend the meeting. He was concerned with drainage on this property, and in general on Black Mountain Road. Sara Wagner, 27891 Black Mountain Road, next door neighbor, noted when they first reviewed the plans the large amount of concrete was not indicated. If this is a requirement, she would request some shrubbery in that area. Their view is totally obstructed from the driveway, moderately obstructed from the second floor, and the top floor is okay. She would not be in interested in a shared driveway. Mr. Borlick noted they did not take into consideration views from ground level. They are willing 4W to work with the Wagners. He further discussed split level designs and the opposition to them by buyers. Shawn Addison, stated the last lot to be built is always the most difficult. No matter where they site the house, it will impact someone. CLOSED PUBLIC TESTIMONY Commissioner Jinkerson noted stepped down houses are encouraged under certain settings. More thought should be given to bringing this house down. It appears the neighbors are looking for more of a reduction than 4 feet. Perhaps this design is not appropriate for this lot. Even though the Health Department and Engineering have reviewed the plans, there are still concerns. He suggested the possibility of sharing a portion of the driveway. He was also concerned with the 4,300 square feet of driveway required by the Fire Department. Commissioner Cheng would like to see the house reduced by at least 4 feet, and the drainage needs to be solved. She felt a step down house would be more appropriate for this lot, and she did not like shared driveways. Commissioner Finn agreed with staff to direct the applicant to reduce the two story elements. He agreed with a reduction of 4 feet. If you step the house, the view would still be blocked. Another concern was the possible mass of the Porte cochre. He was not in favor of shared driveways. The Planning Director noted they do not have the authority to ask the Wagners to share a driveway. Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 6 Commissioner Schreiner would like the applicant to review the site again from the affected homes with staff, so they can come to some an agreement. She also felt the center element was imposing and presented a view block. Commissioner Stutz was concerned with the driveway. She suggested a large turnaround area in the center of a cell -block material. She further discussed shared driveways, view corridors, and views lost. She would like to make sure if there was a reduction of 4 feet or if the house was moved, it would actually open up a view. She did not like the appearance of the front element. Commissioner Gottlieb suggested lowering the house, and a step down element. She was also concerned with the drainage issues on this property and on Black Mountain Road. She would like to make sure the lower property is not impacted by drainage. She would also like the driveway moved out of the setback as much as possible. The Planning Director stated the architect had addressed the placement of the house (on a flatter portion of the property and the septic system placement). He also noted there was not much opportunity to step this house as there is only a 3 foot fall from the upper side to the lower side. He felt staff could work with the Fire Department regarding the turnaround area to try to reduce some of the pavement and use a different material as Commissioner Stutz suggested. Staff recommendation to lower the house was to reduce the profile. The assistant engineer discussed the drainage history on the property and on Black Mountain Road. They will be working with the applicant's engineer to address the concerns. Commissioner Schreiner felt a pathway 4 dedication should be requested to., a connection to Elena Road MOTION SECONDED AND FAILED: Motion by Commissioner Jinkerson, seconded by Commissioner Gottlieb and failed by the following roll call vote, to continue the request for a Site Development Permit for a new residence, for redesign, Lands of Addison, with the following recommendations: redesign driveway to reduce amount of pavement within the setback, reduce the height of the two story element; lowering the roof line by 2 feet; review placing more of the second story on the first floor, and reduce massiveness of the front entrance. AYES: Vice -Chair Gottlieb, Commissioners Schreiner & Jinkerson NOES: Commissioners Cheng, Firm & Stutz ABSENT: Chairman Doran MOTION SECONDED, AMENDED AND FAILED: Motion by Commissioner Finn, seconded by Commissioner Cheng, amended and failed by the following roll call vote, to approve the request for a Site Development Permit for a new residence, Lands of Addison, with the following additions/changes to the conditions of approval: reduce the roof pitch to 4:12; reduce the finished floor by 2 feet; direct staff to work with the Fire Department and the applicant to minimize the driveway, and if possible, use grass cell to reduce the impact of the substantial area required by the Fire Department; add to condition #2 to avoid planting trees which will block views; pathway dedication but not constructed; and staff to work with the applicant and the neighbors to minimize the massing of the front exterior of the house. Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 7 4 AYES: Commissioners Stutz, Cheng & Finn NOES: Vice -Chair Gottlieb, Commissioners Schreiner & Jinkerson ABSENT: Chairman Doran MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Jinkerson to continue the request for a Site Development Permit, Lands of Addison, to March 26, 1997. AYES: Commissioners Schreiner, Jinkerson & Cheng NOES: Commissioners Finn & Stutz ABSTAIN: Vice -Chair Gottlieb ABSENT: Chairman Doran Brief break at 9:55 p.m. 4.3 LANDS OF WU & CHEN, 26998 Beaver Lane (205-96-ZP-SD-GD); A request for a Site Development Permit for a major addition and remodel. The Planning Director stated staking and story poles were not in place in a timely manner. The story poles are required so the Planning Commission and neighbors can better visualize the siting of the structure on the site, the bulk and mass of the structure, and the differing and maximum SII heights of the structure being proposed. PASSED BY CONSENSUS: To continue the application to the March 26' meeting to allow the applicant to adequately place the story poles on the site for public view. 4.4 LANDS OF LOHR, 12117 Oak Park Court (lot 6) (3-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. Ms. Davis introduced this item noting the receipt of a revised Sheet 7 indicating 4 proposed skylights (condition #5 will be revised). Also, the applicant has agreed with the landscape recommendations (#2). The Planning Director stated the City Council has discussed exterior materials for the Stonebrook subdivision. They felt comfortable the applicant was responding to their requests. Commissioner Gottlieb asked if the house could be moved or angled so it will not be parallel with the house on Lot 7. This would also provide a sound barrier for the pool area. OPENED PUBLIC HEARING Steve Lohr, 586 Lagunita Drive, Stanford, applicant, discussed the siting of the house noting Lot 5 is a pie shaped lot, Lot 7 has a 60 foot setback and Lot 6 has a 70 foot setback. He had spoken to the buyers regarding angling the house but they were not agreeable to the change. Commissioner Finn suggested more variation in roof pitch for the remaining homes to be built in the subdivision. Mr. Lohr noted they could do a high pitch roof on Lot 5 or Lot 22. 4 Planning Commission Minutes March 11, 1997 Page 8 CLOSED PUBLIC TESTIMONY Approved 3/26/97 Commissioner Gottlieb was concerned with the lack of landscaping in the front and driveway backup area. Commissioner Schreiner liked the materials proposed, however would prefer the landscape plan to be reviewed at the Site Development hearing. MOTION SECONDED AND PASSED: Motion by Commissioner Finn and seconded by Commissioner Schreiner to approve the Site Development Permit for a new residence, pool and spa, Lands of Lohr, with the recommended conditions of approval, modifying condition #2 to include screening around the driveway, and condition #5, deleting "if utilized". AYES: Vice -Chair Gottlieb, Commissioners Jinkerson, Stutz, Schreiner & Finn NOES: None ABSENT: Chairman Doran and Commissioner Cheng (left at 10:00 p.m.) This item will appear on the City Council consent calendar April 2, 1997. Q 4.5 LANDS OF LOHR, 24036 Oak Knoll Circle (lot 15) (214-96-ZP-SD-GD); A kr' request for a Site Development Permit for a new residence. Staff had nothing further to add to the staff report. OPENED PUBLIC HEARING Steve Lohr, 586 Lagunita Drive, Stanford, applicant, designed the house for a particular buyer. There will only be a small portion of the house visible from the street. They have angled the house to take advantage of the views and to minimize impacts on neighbors. Commissioner Schreiner asked if they had considered designing the driveway differently. Mr. Lohr responded yes, although if the driveway was on the opposite side, it would impact the Scotts on Lot 16 and the Kaplans on Dawson Drive. CLOSED PUBLIC TESTIMONY Commissioner Finn would like to see more uniqueness in the remaining lot development within the subdivision. Commissioner Gottlieb was concerned with both the driveway backup and the patio encroaching into the setback. Commissioner Stutz did not like the height of front entry. It was suggested to drop the entry to line up with the roof hips. Planning Commission Minutes Approved 3/26/97 March 11, 1997 Page 9 MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Jinkerson to approve the request for a Site Development Permit for a new residence, Lands of Lohr, with the following changes to the recommended conditions of approval: lower front facade entry to the same height as the ends of the house. AYES: Vice -Chair Gottlieb, Commissioners Schreiner, Stutz, Jinkerson & Finn NOES: None ABSENT: Chairman Doran and Commissioner Cheng (left at 10:00 p.m.) This item will appear on the City Council consent calendar April 2, 1997. 4.6 LANDS OF FINN, 12000 Finn Lane (183-96-ZP-SD-VAR); A request for a Site Development Permit for an accessory building, and a variance to exceed the allowable floor area for the property. Commissioner Finn, as the applicant of the proposed project, stepped down from the public hearing process. Ms. Davis introduced this item noting the receipt of letters from three neighbors in support of the project. Also, she noted the slope density calculations for the site were redone by the project landscape architect and herself. The maximum development and floor area numbers are actually higher than stated in the staff report. The result of the revised numbers is that the requested variance is to exceed the allowable floor area by 101 square feet rather than the 431 square feet originally indicated. The maximum development and floor area figures for Lot 2 are as follows: maximum development area 15,300 (approximately 2,100 square feet remaining), maximum floor area 6,120 square feet (approximately 3,300+ square feet remaining). Staff had spoken to the applicant regarding the possibility of restricting the Lot 2 to compensate for the overage on Lot I since they are commonly owned. Also, the building will be the same size as the original school house with a 12:12 roof pitch (rather than the original 8 %,: 12) to match the carriage house. OPENED PUBLIC HEARING Steve Finn, 12000 Firm Lane, applicant, was agreeable to the recorded deed restriction regarding deducting the 101 square feet of floor area from Lot 2. The original school house elevation was the same as the carriage house with horizontal siding and a shingle roof. The architect has added cobble stone and an arbor. The roofing material will be slate to match the other buildings on the property. If the Commission prefers, he could remove the veneer off the building to maintain the original horizontal siding. He discussed the other possible areas for placement although he did not feel it would fit well elsewhere. John Russell, 12120 Edgecliff Place, downhill neighbor, questioned the drainage from the project. The Assistant Engineer discussed the proposed sheet flow across the property, across the path to Prospect Avenue where it would go downhill to an existing storm drain. Condition #10 addresses drainage. 4 Planning Commission Minutes March 11, 1997 Page 10 CLOSED PUBLIC TESTIMONY Approved 3/26/97 Commissioner Cheng was in support of the project as it is an historical site placed in a good location. Commissioner Schreiner was concerned with the location on a steep slope and the possible impact on several oak trees. She was having difficulty making the first variance finding. Commissioner Stutz supported the project as it is nested in and she did not feel it would impact the trees. Commissioner Jinkerson disclosed he viewed the property from the pathway only. He did not feel the structure was nestled although it will not be visible to the neighbors. There is much MDA/MFA left for the property as a whole. The proposed structure certainly will be more attractive than a normal school house. He supported the project, noting with the footage being ;educed to 101 square feet, he can make the findings to grant a variance. Commissioner Gottlieb stated if the historical nature was preserve by using the original siding and possibly using the original roof pitch, she could support the findings for the variance. MOTION SECONDED AND APPROVED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to approve the Site Development Permit for an accessory building, and a variance to exceed the allowable floor area for the property, with the following additions/changes to the conditions of approval: the roof pitch and siding shall be changed to match the original school house elements; and add to condition #9 that a property restriction to be recorded for Lot 2 (12002 Finn Lane) stating the maximum floor area for the property is reduced by 101 square feet (6,019 square feet) due to the floor area on Lot 1 exceeding the maximum by this amount. The variance findings will include the additional wording. AYES: Vice -Chair Gottlieb, Commissioners Stutz, Jinkerson, Cheng & Schreiner NOES: None ABSENT: Chairman Doran This item will appear of the City Council consent calendar April 2, 1997. 5. REPORT FROM THE CITY COUNCIL MEETING 5.1 Planning Commission Representative for March 5• Commissioner Schreiner, reported on the following items: appointment to Environmental Design and Protection Committee; discussion of exterior materials for Stonebrook Subdivision; and request for relief of improvement costs, Rogez Subdivision.. 5.2 Planning Commission Representative for Mach 19' - Chairman Doran. Planning Commission Minutes Approved 326/97 March 11, 1997 Page 11 6. OLD BUSINESS 6.1 Report from subcommittees. Commissioner Jinkerson reported on the Communications Subcommittee and their discussion regarding ways to communicate to the community. 7. NEW BUSINESS The Planning Director noted a change to the building envelope staking and story poles handout sheet since there appears to be a problem with erecting story poles in a timely manner. In the future, the applicants will be requested to erect the poles prior to noticing the project for public hearing. 8. APPROVAL OF MINUTES 8.1 Approval of the February 26, 1997 minutes. PASSED BY CONSENSUS: To approve the February 26, 1997 minutes. 9. REPORT FROM THE SITE DEVELOPMENT HEARING OF MARCH 11, 1997 4W 9.1 LANDS OF SEILHAMER & MENG, 12555 La Cresta Drive; A request for a Site Development Permit to elevate the roofline by 5 feet in height. Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 10:50 p.m.. Respectfully s'ubbymiittttee/d,, //�. Lam"Lonberge��r Planning Secretary