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HomeMy WebLinkAbout06/11/1997Minutes of a Regular Meeting Approved 6/25/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, June 11, 1997, 6:30 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes ( 3 ) #11-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:40 p.m. in the Council Chambers at Town Hall. Present: Chairman Doran (6:55 p.m.), Commissioners Cheng (6:45 p.m.), Schreiner, Gottlieb, Stutz & Jinkerson Absent: Commissioner Finn Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Lani Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -none 3. SITE ANALYSIS - 6:30 P.M. 3.1 BROWNRIGG-site analysis of proposed major addition at 13040 Alta Tierra Road. The Planning Director introduced this item stating staff had identified two issues on which the Commission should provide some guidance to the applicant: (1) parking; and (2) the proposed second story (recommended the placement of story poles to outline the highest roof line for review). Regarding parking, the applicant has requested a review to allow the existing parking situation to remain, despite its deficiency. The Zoning Code requires four parking spaces for the residence, and that adequate turnaround space be provided to exit the site in a forward direction. The site, at most, has three off-street parking spaces, all of which we at least partially within the setback, and additional area for puking is constrained by the existing structures, topography, and trees. Also, turnaround space is not available, requiring vehicles to back onto the street to leave the site. Mr. Freebaim-Smith, 442 Post Street, San Francisco, project architect, stated they have discussed the situation with the neighbor, Dr. Lemansky, who appears to be in favor of the project. They would like to retain the existing asphalt situation, provide a second story which will have a view Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 2 of the bay with minimal impact from the street. There are only three houses that can actually see this house (Johnson, Beats, Lemansky). They will not be adding to the non -conformity nor adding any new fill. The proposed skylights will go into the roof of the first floor, not the second floor, with no impact to neighbors. Commissioner Schreiner was concerned with the lack of adequate on-site parking and the existing hazard with getting a car off the site. She suggested creating a front portion to carve out more development area, remove trees, or go into the music room area. Commissioner Gottlieb agreed parking was a concern. Any additional parking should not be in the setbacks. Commissioner Jinkerson agreed with the previous comments adding he liked the addition but there was a safety issue. Commissioner Stutz concurred with parking issue comments. She was willing to see the turnaround within the setback possibly with the removal of the garden area. The property does not have enough development area and the applicant should be not penalized for the existing situation. Commissioner Cheng agreed. Chairman Doran was not opposed to the design, however she felt they should improve the parking conditions. Mr. Freebaim-Smith thanked the Commission for their time, input and suggestions. 4. PUBLIC HEARINGS 4.1 LANDS OF FULL HOUSE FARM, 23219 Ravensbury Avenue (62 -92 -CUP); A request for a renewal of a Conditional Use Permit for the operation of an existing commercial stable. This item was introduced by Ms. Davis by discussing the length of time proposed for the Use Permit. She stated there was no history of problems with the Full House Farm. The Conditional Use Permit specifies if there me any noted problems, staff can schedule a hearing. The applicants are only requesting a continuance of use. Commissioner Gottlieb disclosed she is a customer of the Full House Farm with no potential conflict of interest. OPENED PUBLIC HEARING Christine Cole, 23219 Ravensbury Avenue, applicant and owner of the business for over 20 years asked for clarification on the Fire department requirements which was answered by Ms. Davis. Ms. Cole discussed the manure removal process (picked up by hand) stating this process has been ruining the land and destroying the health of the trees. She has brought in mulch which has helped with erosion and dust control. She felt some manure needed to stay on the site for healthier trees. She is trying to care for the horses and the land. The Planning Director suggested adding to condition 49c to allow the spreading of manure provided the Health Department approval is obtained. John Komo, 23225 Ravensbury Avenue, neighbor, voiced full support of the Full House Farm. Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 3 CLOSED PUBLIC HEARING Discussion ensued regarding the length of the Conditional Use Permit. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to recommend to the City Council approval of the continued operation of Full House Farm, subject to the recommended conditions (Attachment 1), with the following additions/changes: #1, add to the third sentence, "The Planning Director may grant two (2) consecutive five (5) year extensions subject to the same conditions ..."; and #9c, add "to allow the spreading of manure provided the Health Department approval is obtained." AYES: Commissioners Cheng, Gottlieb, Stutz, Schreiner & Jinkerson NOES: Chairman Doran ABSENT: Commissioner Finn This item will appear on the City Council consent calendar July 2, 1997. 4.2 LANDS OF LOHR, 24044 Oak Knoll Circle (58-97-ZP-SD-GD); A request for a Site Development Permit for a new residence. This item was continued to the June 25" meeting at the request of the applicant. 4.3 LANDS OF CLEVENGER, 14400 Kingsley Avenue (35-97-ZP-SD); A request for a Site Development Permit for a new residence, and request to modify condition of approval of tentative map. Ms. Davis introduced this item noting the receipt of letters from Laurie Hodgen & Malcolm Clark, Mr. and Mrs. Short, Mr. and Mrs. Eustice, and from the applicants. She further discussed the history of the property, the narrow width of the lot, and the conditions of approval placed on the merged lots. OPENED PUBLIC HEARING Walter Chapman, 620 S. El Monte, Los Altos, project designer, discussed the applicants design preferences which require a flat lot, the sharing of the preliminary plans with the neighbors, and changes made after receiving comments. The applicants have received many letters of support and there are other two story homes in the area. He further discussed the need for the additional 302 square feet to provide the additional desired architectural features. Future plans may include a half sport court and a pool. John Aldrich, 616 Ramona Street, Palo Alto, landscape architect, provided information regarding the proposed siting which takes advantage of the existing landscaping on this and the neighboring properties. Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 4 Erik Cleage, 26140 Rancho Manuella Lane, provided some history regarding the merging of the lots to create this site, and the fact that when he purchased his property he was told the lots would never be able to be merged nor would construction take place. He reiterated his oppositions and concerns as stated in his letter dated lune 4, 1997 which included the following comments: house size, impact of elevation and location; and limiting the size to a maximum of 5000 square feet; consider reduction in the size of the construction; limiting the house to one story; moving the structure toward Altadena Drive; privacy issues; the typical house size in the neighborhood; and the view corridor. He provided photographs taken from his property. Marie Strick, 26289 Alexander Place, had no problems with the proposed two story structure. She felt is was a great asset to the neighborhood and voiced support. Lee Daley, 14375 Manuella Road, noted he was not directly impacted by the proposed home. However, he was concerned with the neighborhood and suggested taking Mr. Cleage's comments into consideration. Dave Rynne, 26120 Rancho Manuella Lane, stated he had opposed the lot consolidation, the proposed two story home, and the size of the proposed structure. John Komo, 23225 Ravensbury, project contractor, discussed the design process; following all the Town rules and regulations. The applicants have talked and worked with the neighbors to design a home of their choice. He stated the location of the house was out of the view corridor and would block more homes if moved closer to the corner. Walter Chapman understood some neighbors were told a house would never go on this site. However, restrictions have changed. The Clevengers were told this was a buildable lot. They only want to build a home they will be proud to own. There were no restrictions placed on the height or number of stories for this lot Commissioner Schreiner asked if they moved the house forward would it impact other neighbors. Mr. Chapman responded they could centrally locate the house, however moving the house forward would impact others. When asked by Commissioner Gottlieb if they would be willing to take an overall two feet from the house, Mr. Chapman replied it would compromise the integrity of the architecture. CLOSED PUBLIC HEARING Commissioner Jinkerson felt there was a reason for limiting the floor area to 5000 square feet. He could support a two story structure but not an increase in floor area. Commissioner Schreiner would like the applicants to work with Mr. Cleage to position the house to lessen the impact on his property and increase the distance between the two homes. She also would not support an increase in the floor area. She was aware of the impact to neighbors. Commissioner Cheng agreed with the 5000 square foot limitation, a two story structure and the proposed location. Commissioner Gottlieb also agreed although she would like to see the house lowered. Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 5 A one story house might be nicer for the neighbors but the applicants are allowed a two story structure. Chairman Doran also agreed with the 5000 square foot floor area maximum. Commissioner Stutz agreed with all comments. MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence, Lands of Clevenger, recommendation #2, requiring the applicants to reduce the floor area so that it does not exceed 5000 square feet, and with the recommended conditions of approval. AYES: Chairman Doran, Commissioners Jinkerson, Stutz, Gottlieb & Cheng NOES: Commissioner Schreiner ABSENT: Commissioner Firm This item will appear on the City Council consent calendar July 2, 1997. 4.4 LANDS OF VELLEQUETTE, 25505 Bledsoe Court (82-97-ZP-SD-GD); A request for a Site Development Permit for a new residence. Commissioner Jinkerson stepped down from the public hearing due to the proximity of his residence to the proposed project. The Planning Director introduced this item noting a correction to the staff report indicating the roof pitch is 3:12 so there would be no opportunity to lower the structure height. He also stated there were no specific conditions of the subdivision which pertained to this lot. OPENED PUBLIC HEARING Torin Knorr, 1120 Palm Avenue, San Mateo, project architect, was available for questions. He noted the adherence to the Design Guidelines, in particular, stepping the house back, and their plan for an early start on landscaping to provide screening. They have spoken to the other applicants within the subdivision who expressed project support. They plan to screen the Taylor property area so car lights will not impact them. He further stated the two story element is located by mature trees to help hide the mass. The completed construction will give an appearance of a mature structure. Sandy Humphries, Environmental Design Committee, commented on their request regarding the existing trees, proposed grading, and not allowing construction vehicles to drive between the trees located on the upper property area. CLOSED PUBLIC HEARING Planning Commission Minutes Approved 625/97 June 11, 1997 Page 6 Commissioner Gottlieb felt the front of the house was visible, the tower element should be reduced in height, and the remaining second story should be brought down one foot. Commissioner Schreiner suggested a lower structure (not by lowering the pad), and questioned the driveway location. Commissioner Stutz would not want landscaping started prior to framing and approval by the Site Development hearing to prevent a fence of trees. She also would like to see the driveway changed so it does not go around the property. She likes the house design. A three story facade was discussed. MOTION SECONDED AND FAILED: Motion by Commissioner Gottlieb, seconded by Commissioner Schreiner, and failed by the following vote to approve the Site Development Permit for a new residence, Lands of Vellequette, with the following additions/changes to the conditions of approval: lowering the tower element to the main roof line; add the Environmental Design Committee comments; and reduce the house height by one foot. AYES: Commissioners Schreiner & Gottlieb NOES: Chairman Doran, Commissioners Stutz & Cheng ABSENT: Commissioner Finn MOTION SECONDED AND FAILED: Motion by Commissioner Gottlieb, seconded by Commissioner Cheng, and failed by the following vote to approve the Site Development Permit for a new residence, Lands of Vellequette, with the following additions/changes to the conditions 40 of approval: lower tower element to eliminate the three story facade; and add the Environmental Design Committee comments. AYES: Commissioners Cheng & Gottlieb NOES: Chairman Doran, Commissioners Stutz, Schreiner & Cheng ABSENT: Commissioner Finn MOTION SECONDED AND FAILED: Motion by Chairman Doran, seconded by Commissioner Stutz and failed by the following vote to approve the Site Development Permit for a new residence, Lands of Vellequette, with the recommended conditions of approval. AYES: Chairman Doran & Commissioner Stutz NOES: Commissioners Schreiner, Gottlieb & Cheng ABSENT: Commissioner Finn MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to approve the Site Development Permit for a new residence, Lands of Vellequette, with the following additions/changes to the conditions of approval: the tower element on the front elevation shall be lowered such that the roofline is at approximately the same level as the highest adjacent roofline of the structure; and add to 42, that particular attention shall be given to preservation of existing oak tree, etc. ( Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 7 AYES: Commissioners Stutz, Cheng, Schreiner & Gottlieb NOES: Chairman Doran ABSENT: Commissioner Finn This item will appear on the City Council consent calendar July 2, 1997. 4.5 Amendments to Sections 10-1.502 (Development Area), 10-1.503 (Floor Area), 10-1.504 (Height) and 10-1.505 (Setback lines) of the Los Altos Hills Zoning Ordinance to Reflect Adopted Site Development Policy, and Amendments to Article 10-2.10 (Outdoor Lighting) of the Los Altos Hills Site Development Code to Add a Purpose Statement and Clarifying Language; and Proposed Negative Declaration. Staff had nothing further to add to the report. OPENED PUBLIC HEARING CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Gottlieb to recommend to the City Council adoption of the proposed Negative Declaration and adoption of the ordinance amendments for Section 10-1.502 through 505 of the Zoning Code. AYES: Chairman Doran, Commissioners Cheng, Schreiner, Stutz, Jinkerson & Gottlieb NOES: None ABSENT: Commissioner Finn Vote taken regarding the adoption and Article 10-2 (Outdoor Lighting) of the Site Development Code after 6.1 "Policy regarding Outdoor Lighting" discussion. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Gottlieb to recommend to the City Council adoption and Article 10-2 (Outdoor Lighting) of the Site Development Code. AYES: Commissioners Schreiner, Stutz, Jinkerson & Gottlieb NOES: Chairman Doran & Commissioners Cheng ABSENT: Commissioner Finn This item will be schedule for City Council public hearing July 2, 1997 5. OLD BUSINESS �w 5.1 Report from subcommittees -none. Planning Commission Minutes June 11, 1997 Page 8 1.1 6.1 Outdoor lighting policy Approved 6/25/97 The Planning Director introduced this item noting the proposed policy was sent to interested parties doing business in Los Altos Hills for their review and comments. A letter of response was received from Hannah Wiseman, Wiseman Lighting. Open discussion ensued with comments from Hannah Wiseman„ Skyler Waite, and Ray Rooker. They concluded that landscape lighting was too restrictive, and at times the proposed lighting is just crossed out on plans without regard to safety. The Commission discussed the proposed policy regarding outdoor lighting giving the Planning Director suggestions and recommendations, specifically, 1) item #2 was amended to clarify that lights could alternate from one side of a driveway to the other; 2) item #7 was modified to prohibit high intensity lights, unless necessary for safe illumination; and 3) item #9 was revised to state that the Commission or staff may allow lighting different than that outlined in the policy "...only when the proposed outdoor lighting uses the minimum wattage lights to safely illuminate the area, and where the size of the property and/or extensive screening will assure that lighting glow and fixtures we not visible from off site." MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Gottlieb to recommend adoption of the proposed policy regarding outdoor lighting to the City Council, with revisions as determined by the Commission. AYES: Commissioners Schreiner, Stutz, Jinkerson & Gottlieb NOES: Chairman Doran & Commissioners Cheng ABSENT: Commissioner Finn This item will be schedule for City Council public hearing July 2, 1997. 6.2 City Council discussion regarding the membership of the Planning Commission. Discussion regarding the proposal by the City Council for the reduction in the number of Planning Commissioners ensued with the following comments: the success rate with the current number of Commissioners; potential of Commissioners stepping down from a public hearing and the lack of a quorum; the great dedication by the Commission; a reduced number not improving the Commission; seven members representing the diversity in the Town; and the method of arriving at a five member Commission. Commissioner Schreiner was not opposed to a reduction in membership. However, she did not like the lottery method for choosing the five members. There was a majority of support for a seven member Commission. The Chairman will prepare a statement of support for the seven member Commission to be presented to the City Council. Planning Commission Minutes Approved 6/25/97 June 11, 1997 Page 9 7. REPORT FROM THE CITY COUNCIL MEETING 7.1 Planning Commission Representative for June 4th - The Planning Director reported on the following items: Vidovich lot line adjustment; Lands of Rose; Lands of Fremont Hills Country Club; Lands of Wythe & Vitu, lots 2 and 3; Lands of Wu & Chen; Lands of Addison; and Lands of Rosenbaum. 7.2 Planning Commission Representative for June 18' - Commissioner Schreiner APPROVAL OF MINUTES 8.1 Approval of the May 28, 1997 minutes PASSED BY CONSENSUS: To approve the May 28, 1997 minutes. 9. REPORT FROM THE SITE DEVELOPMENT HEARINGS OF JUNE 10, 1997 9.1 LANDS OF KIRSCH, 13930 La Paloma Road (93-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. Approved with conditions. 9.2 LANDS OF CHAN, 14295 Saddle Mountain Drive (94-97-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 11:20 p.m. Re spectfully submitted, Lam Lonberger Planning Secretary