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HomeMy WebLinkAbout06/25/1997Minutes of a Regular Meeting Approved 7/9/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, June 25, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes ( 3 ) #12-97 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. Chairman Doran informed the Commission that Commissioner Finn is resigning from the Planning Commission effective immediately due to a conflict with his business schedule. Present: Chairman Doran, Commissioners Schreiner, Gottlieb, Stutz & Jinkerson Absent: Commissioner Cheng a/ Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Lani Lonberger, Planning Secretary PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 LANDS OF STITT, 25703 Lomita Linda Court (38-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool house and pool (continued from May 28, 1997). The Planning Director introduced this item noting compliance with the requests made at the previous Planning Commission meeting. Only condition #12 has been revised. He further clarified that the proposed basement does meet the intent of the basement definition. OPENED PUBLIC HEARING Valori Stitt, 2161 Garden Terrace, Mountain View, applicant, provided sketches and computer generated renderings indicating the changes made to the project. She further indicated that they have contacted their neighbors to address any concerns. Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 2 Gordon Stitt, 2161 Garden Terrace, Mountain View, applicant, discussed the seven items of concern noted at the previous meeting, although no changes were made to the entry to the residence. As stated in the staff report, the entry is an extension of the main roof ridge and is not a separate projection (portico) as has been seen on other projects. The entry is actually inset several feet from the roof extensions of the wings on either side, not projected out beyond the wings. The proposed height is a maximum of 21 feet at the roolline. He further fielded questions regarding the reduction of the center element by two feet which he felt would negatively impact the design of the house. Regarding the basement, he stated they have built an area of separation so there would be no entry from the garage to the basement. Also, there are separate staircases for the basement and garage. With the help of the overhead projector, he demonstrated the grade changes made from the previous design. John Goldman, 1859 Powell Street, San Francisco, project architect, reiterated design changes made to the project from the previous meeting. CLOSED PUBLIC HEARING Commissioner Stutz thanked the applicants and their architect for all the changes made to the proposed design. Commissioner Gottlieb requested a two foot separation between the pathway and roadway, if feasible, to accommodate drainage. MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Stutz, seconded by Commissioner Gottlieb, and amended to approve the Site Development Permit for a new residence, pool house, pool and spa, Lands of Stitt, with the following additions/changes to the conditions of approval: add to #22 the applicant shall install a 5 foot wide, Type IIB pathway along Ravensbury Avenue, "and shall provide separation from the roadway, to the extent allowed by the Engineering Department." AYES: Chairman Doran, Commissioners Schreiner, Jinkerson, Gottlieb & Stutz NOES: None ABSENT: Commissioner Cheng This item will appear on the City Council consent calendar July 16, 1997. 3.2 LANDS OF LOHR, 24044 Oak Knoll Circle (lot 12) (58-97-ZP-SD-GD); A request for a Site Development Permit for a new residence (continued from June 11, 1997). Staff had nothing further to add to the report. The recommendations noted in the geotechnical report from Cotton, Shires and Associates were discussed as well as the lot unit factor being less than 1.0. kW OPENED PUBLIC HEARING Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 3 Jerry Lohr, J. Lohr Properties, 21021 The Alameda, San lose, applicant, stated there was a potential buyer for this lot. He commented on the design fitting well into the neighborhood, the difficulty with the site with the noise coming up the back, the easement given by the Winners (lot 14), the use of brick, and the removal of flood lights. He further discussed the driveway noting the storm drain access easement currently is 10 feet wide, going to 12 feet wide, but the current requirement is for 14 feet. Given the grading, he would prefer a 12 foot width (condition #21). For clarification, there is not a retaining wall in the back area but a six (6) inch curb along the driveway. Commissioner Schreiner asked staff what the applicant could propose within the Human Habitation Setback. Ms. Davis responded they could not propose any habitable structures but perhaps a pool or some other improvement, with appropriate approval. CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Gottlieb to the Site Development Permit for a new residence, Lands of Lohr, with the recommended conditions of approval. AYES: Chairman Doran, Commissioners Jinkerson, Stutz, Gottlieb & Schreiner NOES: None ABSENT: Commissioner Cheng This item will appear on the City Council consent calendar July 16, 1997. 3.3 LANDS OF ARIAS, 10460 Albertsworth Lane (74-97-ZP-SD-GD); A request for a Site Development Permit for a major addition and remodel. Staff had nothing further to add to the report. Commissioner Schreiner commented on the fire department requirement for a 50 foot turnaround. Commissioner Gottlieb requested additional wording for condition #16 regarding the conservation easement grant document to include wording to allow the septic leach field to be located within the easement, to require any planting to be native, non-invasive species, and for open type fencing. OPENED PUBLIC HEARING Peter Duxbury, 382A First Street, Los Altos, project architect, provided a model of the project noting they are leaving the existing foundation, garage and the existing walls of the house and building on the back portion which is on a concrete pad, adding approximately 1,000 square feet over the house. He further described the proposed materials, noting the skylights will be flat and tinted. Planning Commission Minutes June 25, 1997 Page 4 CLOSED PUBLIC HEARING Approved 7/9/97 MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to approve the Site Development Permit for a major addition and remodel, Lands of Arias, with the following additions/changes to the conditions of approval: add to #16 the conservation easement grant document shall include wording to allow the septic leach field to be located within the easement, to require any planting within the easement to be non- invasive native species, and any fencing within the easement to be split rail or other open style to allow for movement of wildlife. AYES: Chairman Doran, Commissioners Stutz, Schreiner, Jinkerson & Stutz NOES: None ABSENT: Commissioner Cheng This item will appear on the City Council consent calendar July 16, 1997. 3.4 LANDS OF JANSSON AND SESSIONS, 26415 Anacapa Drive (17-97-ZP-SD- GD-CDP-VAR); A request for Site Development and Conditional Development Permits for a new residence, and variances to allow the maximum floor and development areas to be exceeded. 4r' Ms. Davis introduced this item referencing correspondence from Steven Hicks, Robert Lewis, and Jim Imbemon who concurred with a memo from Duffy Price. Three additional letters were submitted by the applicant, all supporting the project, including a photogmph of the area with the proposed house outlined indicating how the project would fit into the neighborhood. Ms. Davis provided a brief history of the site. In 1985 a three story house was approved (but not built) on this site, accessing from La Cresta Drive. In 1986 a proposed plan was denied without prejudice. The proposed structure was over 5,000 square feet, three stories with a pool. She also provided the associated staff reports for review. OPENED PUBLIC HEARING Kent Sessions, 4269 Park Blvd., Palo Alto, applicant, stated they were trying to build a house which fits into the community. They have followed the guidelines, reviewing the geological aspects for more than six months, and meeting with the neighbors with the exception of one. Various opinions were received. Mr. Sessions gave some history of a 1968 landslide. Fred Herring, 1741 Broadway, Redwood City, project architect, provided a model of the project. He discussed the design elements, the two story house cut one story into the ground, the existing vegetation, and the approach from the driveway to the carport. He answered questions regarding the proposed skylights, drainage around the carport, and the placement of the carport and parking located on the landslide area. He stated the design represents a barrier so the wet earth does not end up in the street again. Commissioner Gottlieb stated there was a swale through the carport Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 5 suggesting they move the structure over. Mr. Herring continued noting the extensive work which has taken place regarding the new drainage system. Katy Stella, Pathways Committee, stated they are requiring the existing pathway along La Cresta Drive to be restored to a IIB path. John Harpootiian, 26435 Anacapa Drive, gave a brief history regarding the slide which happened 10 years prior to his moving to the area. There was a second slide in 1982-1983 which changed the contours of the hill. He felt the proposed structure will stabilize the hill. Jim Imbemon, 26429 Anacapa Court, stated the previous owner did not build on the property as the Council at that time wanted him to access the property from La Cresta Drive; he preferred Anacapa Court. During the process the owner suffered health difficulties and never completed the process, eventually selling the lot. He gave a brief history of the previous slide which was due in part to the contractor. When the ground shifted, the pipe broke. He would trust the water would be properly diverted. He voiced no objections to the proposed house. John O'Rourke, 13000 La Cresta Drive, stated the applicants have been completely cooperative. He had no problems with the size of the home. The home should be a positive addition to the area. He requested the landscaping along the property line be maintained for privacy for both home owners. In answer to a question, he replied his property is just over an acre with a 4,000 square foot home. David Jones, project soils engineer, 155 Montgomery Street, San Francisco, appreciated all comments regarding the stability of the hill. He discussed the configuration of the house which acts as a retaining wall, locating the house into the hillside. He further discussed the history of the previous slides (water seeping into the ground), installing subsurface drains, the garden wall with a gravel walkway to help drainage, the catching of rain water, and the soils report completed in 1984. He further discussed the Cotton, Shires and Associates recommendations. The assistant engineer explained the proposed drainage design further commenting on the water flowing on La Cresta Drive which will flaw into the storm drain system and will not be directed onto the neighbor's property. Commissioner Gottlieb asked if the slide area in the right comer of the property was repaired in 1984. David Jones stated it was his understanding from reports that the previous slide area had been repaired. Commissioner Stutz suggested using drought tolerant planting with irrigation kept to a minimum. Mr. Herring noted they will be proposing water tolerant plantings for the site and he would be happy to hear any other suggestions prior to the Site Development hearing. John O'Rourke, 13000 La Cresta Drive, noted there was some prior discussion regarding a berm at the top of the property and where the water on La Cresta Drive would drain. He asked that the Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 6 Commission look at this carefully as there have been situations when water on La Cresta Drive was running down his driveway. CLOSED PUBLIC HEARING Commissioner Stutz was delighted with the design of the house, flowing with the land, fitting into the site. This is a tremendous improvement over the past proposals. Commissioner Jinkerson stated they are seeing an increased number of challenged lots. The maximum floor area is 2,050 square feet and should be maintained. He could not support this house on this site. Commission Gottlieb liked the design of the house, however voiced several reservations which included the site and the size of the proposed house, the moving of the house away from the unstable side, the proposed development area figures, and the three story facade with one wall appearing to be 32 feet from top to bottom. Mr. Herring disagreed with this statement as it is only 24-25 feet in any single element on the structure. Commissioner Gottlieb continued commenting that the Magnolia trees were not consistent with the hillside and she would prefer the carport be turned to be at a lower element of the house. She further asked if the area above the garden wall which is over 30% slope could be placed in a conservation easement with non- invasive plantings. Commissioner Schreiner liked the house, however she had difficulty with the site, the constraints, and the history of the site. She had difficulty making the findings for the Conditional Development Permit, in particular finding #1, and with making the findings for the variance. She likes the house very much as it fits well on a hillside. Unfortunately, she cannot agree with increasing the floor and development area numbers. Chairman Doran felt the design worked for the site and she could support the findings. Commissioner Stutz asked what percentage of the land is over 30% slope. Mr. Herring felt 2/3 of the lot was 30% slope and over. Unfortunately, it was pointed out this lot is under one acre. She continued stating she was willing to accept the proposed numbers. This is not a large house and the Commission will be setting the maximum numbers. MOTION SECONDED, AMENDED AND FAILED: Motion by Chairman Doran, seconded by Commissioner Stutz, amended, and failed by the following vote to approve the Conditional Development and Site Development Permits for a new residence and variances to allow the maximum development and floor areas to be exceeded, Lands of Janssen and Sessions, with the additions/changes to the conditions of approval: plants shall be drought tolerant; and require a conservation easement above the garden wall area which is over a 30% slope. AYES: Chairman Doran, Commissioner Stutz NOES: Commissioners Jinkerson, Schreiner & Gottlieb ABSENT: Commissioner Cheng MOTION SECONDED AND FAILED: Motion by Commissioner Ankerson, seconded by Commissioner Schreiner and failed by the following vote to deny the Conditional Development and Site Development Permits for a new residence and variances to allow the maximum Planning Commission Minutes Approved 7/9/97 Jane 25, 1997 Page 7 4 development and floor areas to be exceeded, Lands of Janssen and Sessions. Findings for denial were the history of the lot, and the MDA/MFA over the Town approved formula. The Planning Director discussed the variance findings noting that due to the multitude of physical problems, this is the reason to support a variance (various constraints on development which create a hardship). It is difficult to say that 2,000 square feet of floor area is not a hardship. In staff's opinion, some level of a variance is appropriate given the constraints of the lot. The findings support this opinion. He felt all the potential adverse impacts have been addressed. Commissioner Gottlieb was concerned with the placement of the carport given the history of the property, suggesting moving the carport down which would also reduce the development area. She felt 6,000 square feet of development area was too much for this lot. AYES: Commissioners Jinkerson & Schreiner NOES: Chairman Doran, Commissioner Stutz & Gottlieb ABSENT: Commissioner Cheng MOTION SECONDED, AMENDED AND WITHDRAWN: Motion by Commissioner Stutz and seconded by Chairman Doran to set the MDA at 5,000 square feet and the MFA at 3,500 square feet. Discussion ensued. Ms. Davis stated that the lot unit factor on this lot is .41. If the LUF was .50, they would have the 4,000 MFA and 5,000 MDA minimums. There is a driveway easement on the lower portion of the lot for a neighboring property which is deducted out of the calculations so technically, they have the land area. If they factored that area in, it would make the difference. The assistant engineer commented on the proposal stating the driveway design was done to keep it from being too steep. They have proposed parking and turnaround entirely out of setbacks. With a new design, it may be difficult keeping the slope of the driveway to an acceptable percent and would likely push pavement into setbacks which may create other variances. MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Gottlieb to continue the Conditional Development and Site Development Permits for a new residence and variances to allow the maximum development and floor areas to be exceeded, Lands of Janssen and Sessions, for a redesign, with suggestions from some Commissioners to reduce the MDA to 5,000 square feet and the MFA figures to 3,500 square feet. AYES; Chairman Doran, Commissioner Stutz & Gottlieb NOES: Commissioners Jinkerson & Schreiner ABSENT: Commissioner Cheng This item will be re -noticed for a future public hearing. Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 8 Brief break at 9:30 p.m. 3.5 LANDS OF TAYLOR, 25528 Hidden Springs Court (52-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. Commissioner Jinkerson stepped down from the public hearing due to the proximity of his residence to the proposed project. Commissioner Stutz disclosed she was within 2400 feet of the proposed site and does not have a conflict of interest by hearing the project. The Planning Director introduced this item noting a new site plan was provided to the Commission to more accurately demonstrate the relationship between the views on lots 5 and 6 and to provide more specific elevation indicting what faces lot 6. Also provided was a letter from Christopher M. Smith. The Planning Director gave a brief history of the planning process and the changes made to the design. Commissioner Gottlieb asked if the backup area can be put in without a retaining wall and questioned the location of one oak tree which will be impacted by the construction. Bob Taylor, 16601 Oakland, Morgan Hill, applicant, stated he has been working with staff, providing the new site plan for clarification, and complying with all ordinances. He felt the structure was not visible, stepped down the site, and fit the site. Michael Davis, 16275 Monterey Road, Morgan Hill, discussed the design elements. In answer to Commissioner Gottlieb's question, they can grade the area in question for a more natural look. He provided overhead views of the site, discussing the tree to be removed, the proposed extensive landscaping, replacement trees (six oaks), grasscrete and turnaround area, stepping down the roofline, height of trees, the building height, and elevations from lot 6. Christopher Smith, 25521 Altamont Road, discussed his letter noting concern with the visual impact the Taylor house will have upon the view from his property which is directly across Altamont Road to the north. For illustration purposes, he provided a photograph to show that a significant portion of the northern side of the Taylor structure will be visible from his living room and bedroom windows. He asked that the landscape plan provide effective year -around screening. He felt the exterior colors of the walls and roof will also affect the structure's visibility from his location. Because he will be looking directly at the driveway, he asked for additional landscaping to reduce the visual impact of paving on the hillside between Hidden Springs Court and his house. Beverly Brockway, 23215 Mora Glen Drive, Los Altos, discussed the subdivision driveway design, the conservation easement, and the process if a driveway is proposed off to the right. She was concerned with the impact of lot 5 on lot 6. Bob Taylor re-emphasized that this is a single story house, except for a small element at the `, lower portion of the property. Planning Commission Minutes June 25, 1997 Page 9 CLOSED PUBLIC HEARING Approved 7/9/97 Discussion ensued regarding visibility, the height of the structure; and the proposed driveway. Commissioner Stutz suggested requiring the concrete driveway to be an earthtone color. Also, she would not want the property fenced with a wall of trees noting the proposed landscape plan was unacceptable. She suggested not replacing one oak tree with six oak trees and asked that the number of trees proposed be reduced by 50% prior to the Site Development meeting. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to approve the Site Development Permit for a new residence, pool and spa, Lands of Taylor, with the following additions/changes to the conditions of approval: utilizing driveway pavers rather than concrete or asphalt; lowering the height of the structure to minimize view impact and the mass of the residence; add to #2 (landscape screening) to consider the impacts on the views from uphill properties; no major plantings shall be installed prior to the site development hearing; and materials for the driveway pavers (earthtone) shall also be presented for review at the time of the site development hewing. AYES: Commissioners Stutz, Schreiner & Gottlieb NOES: Chairman Doran ABSENT: Commissioner Cheng This item will appear on the City Council consent calendar July 16, 1997. 4. OLD BUSINESS 4.1 Report from subcommittees -none. 5. NEW BUSINESS None 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for the June 18th City Council meeting was Commissioner Schreiner. Most Commissioners were present at the meeting and there was nothing further to report. Commissioner Schreiner requested a copy of the "Town Accomplishments, 1996-1997' for all of the Commissioners. 6.2 Planning Commission Representative for July 2n° - Commissioner Schreiner Planning Commission Minutes Approved 7/9/97 June 25, 1997 Page 10 7. APPROVAL OF MINUTES 7.1 Approval of the June 11, 1997 minutes PASSED BY CONSENSUS: To approve the June 11, 1997 minutes with additional wording to the 6. 1, "Outdoor Lighting" discussion. REPORT FROM THE SITE DEVELOPMENT HEARINGS OF JUNE 17 & 24. 1997 8.1 LANDS OF KAWASAKI, 27076 Fremont Road (109-97-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions June 17, 1997. 8.2 LANDS OF WINNER, 24040 Oak Knoll Circle (109-97-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions June 17, 1997. 8.32 LANDS OF GERENA & ROACH, 24020 Oak Knoll Circle (119-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. Approved with conditions June 24, 1997. 9. ADJOURNMENT The meeting was adjourned by consensus at 11:06 p.m. Res ectfully submitted, ani Lonberger Planning Secretary