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HomeMy WebLinkAbout08/27/1997Minutes of a Regular Meeting Approved 9/24/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, August 27, 1997, 6:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #15-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:06 p.m. in the Council Chambers at Town Hall. Present: Chairman Gottlieb, Commissioners Schreiner, Cheng, Stutz & Ankerson Staff: Curtis Williams, Planning Director; Sheryl Profr, Assistant Engineer; Suzanne Davis, Planner; Lam Lonberger, Planning Secretary d 2. PRESENTATIONS FROM THE FLOOR -none �r 3. PUBLIC HEARINGS 3.1 LANDS OF URBACH, 10705 Magdalena Road (70-97-ZP-SD-GD-LLA); A request for a Site Development Permit for a new residence, and a lot line adjustment (Urbach, Holland & Arat) (continued from July 23, 1997). Staff introduced this item noting a letter from Bill May recommending approval of the project, subject to some sort of erosion control relating to the retaining wall if there we any delays in construction due to approvals or the weather. OPENED PUBLIC HEARING Bill Urbach, 866 Coriente Pointe Drive, Redwood City, applicant, discussed the changes made to the project as follows: (1) relocating the residence approximately 10-15 feet down slope, recognizing the constraint of the proposed leach field lines; (2) better stepping of the house with the site; and (3) reducing the roof pitch to 5:12. Bill May, 10631 Magdalena Avenue, voiced concern with the cut of the driveway. He would like to make sure an engineered wall is in place before winter. He did speak to the applicant prior regarding skylights and protecting his view. In general, he approves of the changes. CLOSED PUBLIC HEARING Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 2 Discussion ensued regarding conditions 1, 12 and 19, and grading issues. Suggestions were made to expand conditions #2 and #7 to address Mr. May's concerns. Commissioner Stutz suggested adding a condition regarding stabilizing the slope. She had reviewed the current and previous maps noting the current plan requires more grading. Drainage and grading are an issue. She would recommend the previous plan even at the proposed height, as much can be done with landscaping. Also, she felt the driveway retaining wall should be constructed immediately. MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Ankerson to approve the Site Development Permit for a new residence, Lands of Urbach, and a lot line adjustment, Lands of Urbach/Holland & Aral, with the following changesladditions to the conditions of approval: add to #2, "particular attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties, but which will not grow to a height which will impede views from such properties; add to #7 that the skylights shall be mounted flat against the roof or recesses. AYES: Chairman Gottlieb, Commissioners Schreiner, Jinkerson & Cheng NOES: Commissioner Stutz This item will appear on the City Council consent calendar September 17, 1997 4r 3.2 LANDS OF KERNS, 11890 Francemont Court (61-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, secondary dwelling unit, and detached garage, and modification of an existing conservation easement (continued from July 23, 1997). The Planning Director introduced this item summarizing the staff recommendation for denial. Although the traffic analysis was provided last week, an in-depth analysis has not been completed by the Town. A report was received two days prior from Jo Crosby & Associates, Geotechnical Consultants, regarding site drainage. A letter from the Committee for Green Foothills was also received. The Assistant Engineer commented on the traffic analysis noting the City Engineer, after reviewing the material, disagreed with the comments, in particular, the following areas: stopping sight distance (does not address all issues; report does not address (existing) vegetation; fire department response time only from Foothill station (vehicles not always responding from this location); safety for pedestrians and horses; first curve not safe; sweep of a vehicle not addressed; 23-28 feet needed (proposed 20 feet; could present problems for construction vehicles). Commissioner Cheng asked why this application has gone so far when the driveway appears so unsafe. Ms. Proft commented they have discussed this issue for months. The Planning Director discussed the possible two building sites, the traffic analysis report, concerns with the 1200 foot driveway close to the maximum slope allowed, concern with the drainage off the driveway; and Staff recommendation for denial. 4 OPENED PUBLIC HEARING 4 Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 3 Bill Maston, 384 Castro Street, Mountain View, project architect, presented a brief overview of the project and discussed the following: the intent of the original subdivision (specific exception to the conservation easement to allow development on the ridge line), the reduced impact on the upper site with the development of the lower site, the change in staff position; the complex project, and grading policy allowing grading maximums to be exceeded when it is for a good reason (lowering profile, reducing gradient of road). He further discussed changes made since the last meeting which included the following: reduced cut and fill; height and length of retaining walls; impact on trees; relocated entry gate where the road splits by neighbor's driveway which will provide a good control of vehicular traffic on driveway; reduced house size and raised the pad; revised lighting plan on the upper and lower sites, reducing the number of fixtures (30-40% reduction); updated calculations regarding cut and fill; and the road (driveway) to be painted and roughened to blend into the site. Susan Roberts, Giuliani & Kull, project engineer, discussed the revised plans to reduce grading amounts and minimize impact on neighbors and the Town, the garage areas, basement raised, and the driveway revised with a 40% reduction in export due to changes. She spoke briefly regarding Alternate "D" driveway design which turned out not to be as desirable as Alternate "C". She commented on the history of the road which may predate 1964, and the design of a drainage system that will not impact the hillside which she felt would be acceptable to staff and the Town geologist. Gordon Lum, TJKM, Transportation Consultants, 4234 Hacienda Drive, Pleasanton, provided reasons why the proposed driveway design will work, as noted in the letter dated August 19, 1997. They analyzed nine (9) aspects of vehicle operations on the driveway: speeds for both uphill and downhill traffic; safe stopping sight distance; coefficient of friction with wet leaves or frost; implications on traffic safety from sheet flow of storm water; fire department access time; turning radii for large vehicles negotiating turns on the driveway; safety for pedestrians and horses; ability of horses to use paved drive as portion of an equestrian trail; and turnouts for passing traffic. He felt passing a slow vehicle was not an issue as the driveway would be used by the owners and acknowledged guests. The 14 foot width would allow vehicles to pass although the likelihood of two vehicles facing each other are low. He further stated that sheet flow of water on the road with hydroplane possibility is unlikely since this usually occurs at 35 MPH or greater. Three turnouts have been added to allow areas for vehicles to back up, if necessary. He noted this would be a gated private driveway. Bill Maston, project architect, commented on the reduction in export, and their willingness to relocate the pathway to get it off the road (driveway). He further provided the Commission with a list of requested modified conditions as follows: (1) modify condition #13 to provide that the pool shall either be removed or abandoned; (2) modify condition #15 to allow grading within 10 feet of property line (along existing driveway) to restore natural grade; (3) modify condition #27 to allow driveway width to narrow to 12 feet in two locations, as shown in Driveway Access `, Plan, Alternate "C", to avoid drip -lines of trees; (4) modify condition #28 to indicate that the guest house will not be fire sprinklered since it is served by adequate water pressure provided by Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 4 4 the main city water supply; (5) since the seasonal grading moratorium is fast approaching, the Kerns wish to immediately begin grading the guest house site so construction can occur this winter. Therefore, he asked that the Planning Commission authorize staff to split the permits for this site into two permits -(a) permit for guest house and lower site grading (for filling in pool and creating a temporary driveway for lower site), and (b) permit for main house, driveway grading and construction, upper site grading, lower site completion grading, and guest house garage, issuing permits as soon as possible so permissible construction can occur during the winter; and (6) City Council to approve modification to conservation easement with the preparation of necessary documents, showing modification to the conservation easement at the top site and along the driveway, as requested by applicants. Betty Kems, applicants, noted they have been working with staff since December, 1996. The driveway safety issue was first discussed one month ago. The Planning Director stated staff had met with Mr. Kerns and the project architect extensively early in the process, discussing among other issues, driveway safety. Liz Dana, 25700 Bassett Lane, opposed building on ridges noting this was a fragile area and not appropriate for a steep road on a steep slope. She would prefer the upper site to remain in a conservation easement. She also stated she would not ride a horse on a 20% slope. ` Sandy Humphries, Environmental Design Committee, discussed the native plants, the sensitive ` area, and wildlife. She felt heavy construction equipment would be devastating to the area. Roger Spring, 11970 Rhus Ridge Road, confirmed that the Commission had received the letter from the Committee for Green Foothills. Michael Marshall, previously lived on Rhus Ridge Road while attending Foothill College and worked at Hidden Villa. He was very familiar with the area noting he was opposed to the proposed driveway and any construction on the upper area. CLOSED PUBLIC HEARING Discussion ensued regarding the driveway design as it appeared to be the biggest problem; Commissioner Stutz suggested perhaps taking a vote only on this issue then sending it to the City Council for their input as she would like the driveway issue resolved first. Chairman Gottlieb would like to include discussion regarding the house design and the secondary dwelling unit, sending the driveway issue to Council with the house and secondary unit returning to the Commission for approval. Commissioner Jinkerson noted if they deny the driveway design, the development of the house is a moot point. Chairman Gottlieb and Commissioner Schreiner both agreed the Council should be aware of their concerns regarding other elements of the project besides the driveway. Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 5 Discussion ensued. Commissioner Schreiner stated the intent of the Town has been exceeded on this project. The road (driveway) has multiple problems. The house does not meet the one story definition, the secondary dwelling unit is not subordinate to the main residence with the two car garage clearly for the secondary unit, creating two separate dwelling units. She further discussed the Housing Element (intent of secondary units) and agreed with staff analysis of the road noting a majority of the road is close to or at 20% slope. Commissioner Stutz noted most one acre parcels can support a two car garage. Commissioner Schreiner continued stating the subdivision conditions state this lot cannot be subdivided further although the applicants are separating the lot. Commissioner Stutz would like to make a decision on the driveway, and supports the proposal based on the approval of the Fire Department. If they try to achieve a 15% grade, it would result in more grading and disturbance to the site as they would need to switch back across the lot. She noted the July 23" staff report, page 3, states the structure is one-story for most of the elements, although there are various stepping elements that may appear as more than one-story on the two- dimensional elevations. She felt the garage and two side bedrooms should be built up so it is within 6 feet of the main structure, and totally enclose the basement as it appears two story from many angles, although really one story. Commissioner Cheng stated she also supports the project, as the building sites was permitted with the subdivision. Chairman Gottlieb agreed with the staff recommendations. She did not agree with the Fire Department recommendations and the retaining walls were not acceptable. On ridge lines, the Commission can condition a one story house. The house should be reduced in size to appear as only one level at the top of the ridge and the secondary dwelling should be located behind the gate. She was not sure if a separate pathway could be built although she appreciated the offer. She was concerned with a pathway over a private road. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson, seconded by Commissioner Schreiner, to deny the request for a Site Development Permit for a new residence with attached garage, and a secondary dwelling unit with detached garage, and modification of an existing conservation easement, Lands of Kerns, with the recommended findings for denial (Attachment 1 of staff report) with the following additional comments/reasons for denial: (1) main house not truly a one story structure; (2) secondary dwelling unit not subordinate due to inclusion of two car garage; (3) excessive grading/export; and (4) noted staff concerns regarding driveway design. AYES: Chairman Gottlieb, Commissioners Schreiner & Jinkerson NOES: Commissioners Cheng & Stutz The appeal process was explained to the applicants and the audience Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 6 3.3 LANDS OF ORTON, 26666 Snell Lane (147-97-ZP-SD); A request for a Site Development Permit for a new residence. Ms. Davis introduced this item noting the receipt of three letters from neighbors (Cummings, Hughes and Branch) regarding previous and current construction situations in the neighborhood, and one letter from Mr. Mehta, requesting not using any reflective material or light emitting structures on the part of the roof that directly faces his residence. Also, Ms. Davis provided the Commission with a memo regarding the Fire Department's re-evaluation of the proposed project and their determination that a fire tumaround and a residential fire sprinkler system or a foe hydrant are not need. Based on this information, staff recommends deletion of condition 920. OPENED PUBLIC HEARING Peter Duxbury, 382A First Street, Los Altos, project architect, provided a model of the two story project for review, discussing proposed materials and colors (non -reflective). The location of the residence is approximately in the same location as the current house with a drop of two feet which is three feet below the neighbor's roof. Mrs. Orton has shared the plans with the neighbors. He further stated that the proposed skylights will not be visible. CLOSED PUBLIC HEARING 4/ Discussion ensued regarding construction puking issues as noted in the letters from neighbors. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Cheng to approve the Site Development Permit for a new residence, Lands of Orton, with the following additions/changes to the conditions of approval; #13, adding that special consideration shall be given to parking so as to not impact neighbors; and delete #20. AYES: Chairman Gottlieb, Commissioners Jinkerson, Stutz, Cheng & Schreiner NOES: None This item will be on the City Council consent calendar September 17, 1997. Brief break at 8:50 p.m. 3.4 LANDS OF LOHR, 12113 Oak Park Court (lot 5) (116-97-ZP-SD-GD); A request for a Site development Permit for a new residence, pool and spa. Staff had nothing further to add to the staff report. OPENED PUBLIC HEARING n Planning Commission Minutes Approved 9/24/97 August 27,1997 Page 7 Steve Lohr, J. Lohr Properties, 586 Lagunita Drive, Stanford, applicant, in discussing lot 5, which is one of the last few lots in the subdivision, noted the unique design elements, the overhangs, the low pitch roof, and being sensitive to the surrounding homes in designing this house (views). CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Cheng to approve the Site Development Permit for a new residence, pool and spa, Lands of Loin, with the recommended conditions of approval. AYES: Chairman Gottlieb, Commissioners Schreiner, Jinkerson, Cheng & Stutz NOES: None This item will be on the City Council consent calendar September 17, 1997. 3.5 LANDS OF LOHR, 24052 Oak Knoll Circle (lot 10) (71-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. Staff had nothing further to add to the staff report. OPENED PUBLIC HEARING Jerry Lohr, J. Lohr Properties, 2021 The Alameda, San Jose, applicant, discussed particular design elements on this difficult lot which included lowering the house into the site, stepping down the site, the use of stone, wood and glass, and the placement of the bedrooms away from the freeway noise. He further commented on the five levels in floor space plus lowering the underfloor into site to bring grading levels as close as possible to Town grading policy. The pool is below the house to avoid impact from water in the event of an earthquake. Also, they have lowered pool since the house was lowered into the site. CLOSED PUBLIC HEARING Commissioner Schreiner questioned the fill under the driveway which was answered by the assistant engineer. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Cheng to approve the site Development Permit for a new residence, pool an spa, Lands of Lohr, with the recommended conditions of approval. AYES: Chairman Gottlieb, Commissioners Stutz, Jinkerson, Cheng & Schreiner NOES: None This item will be on the City Council consent calendar September 17, 1997. Planning Commission Minutes Approved 9/24/97 August 27, 1997 Page 8 3.6 LANDS OF SHUKOV, 14440 DeBell Drive (79-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. Staff had nothing further to add to the staff report. Staff noted that the project was reviewed by an a private geotechnical service and the Town geologist. OPENED PUBLIC HEARING Bill Maston, 384 Castro Street, Mountain View, project architect, had read the staff report and indicated he was willing to make internal changes to the floor plan to eliminate the connection to the garage. He discussed design elements with the aid of a model of the project. They are staying within the grading policy, balancing the upper and lower site, and indicated the project will not be visible from off site. Other elements of the project include the 13'/a foot entry, moving the pool which eliminated the need for retaining walls, saving two trees, 90% of the project is one level, and no problems with drainage. Chairman Gottlieb questioned the drop off on the adjacent neighbor's property (14470 DeBell) and the proximity of the new driveway to the common property line. Mr. Maston felt he could work with staff to make sure no runoff affects the neighbor. Commissioner Jinkerson asked if the lower bedroom was eliminate, could the living room be lowered as well? Mr. Maston suggested popping out the lower level of the house 6 much like the garage area which would help with the bulk and mass. CLOSED PUBLIC HEARING Chairman Gottlieb felt the front entry needed to be lowered, and the roofline over the garage and front entry should step down. She also asked if the entry could be moved. Commissioner Schreiner stated this property was a ridgeline and many houses in the area will be looking up at this house. This house should step down. Also, the two story elements are facing out towards the valley and should be moved back. Mr. Maston suggested lowering the front entry a few feet by lowering the plate height and/or changing the roof slope. Commissioner Stutz asked if bedroom #3 could be dropped down (4 feet) and the house dropped down at that end (this would include the living room)? Commissioner Jinkerson suggested the following: dropping the basement and lowering the whole house at the east end; if possible, dropping the garage and lowering that wing; revise the basement to conform to code; and drop the front entry, bedroom, living room wing. Also, the Commission would not want the driveway to affect the downhill neighbor (drainage). MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to continue the Site Development Permit request for a new residence, pool and spa, Lands of Shukov, to September 10, 1997 for redesign, taking into consideration the previous comments and recommendations as stated by the Planning Commission. AYES: Chairman Gottlieb, Commissioner Stutz, Cheng, Schreiner & Ankerson NOES: None Planning Commission Minutes August 27, 1997 Page 9 4. OLD BUSINESS 4.1 Report from subcommittees -none. NEW BUSINESS Approved 9/24/97 5.1 Proposed Housing Element of the General Plan; and Proposed Negative Declaration Public Hearing September 16, 1997 at 7:00 p.m. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for August 20, 1997, Commissioner Schreiner reported on the following items: update on contract negotiations with LAGCO and request for extension of deadline for negotiations; set date for ajoint meeting of the City Council and Planning Commission; Lands of Jansson and Sessions, Lands of Sachs; and appeal of notice of violation for grading without permit, Lands of Garces. 6.2 Planning Commission Representative for September 3, 1997- Cheng. 7. APPROVAL OF MINUTES 7.1 Approval of the July 23, 1997 minutes PASSED BY CONSENSUS: To approve the July 23, 1997 minutes. REPORT FROM THE SITE DEVELOPMENT HEARINGS OF JULY 29, AUGUST 5, 12, 19 AND 26. 1997 8.1 LANDS OF CHERKASSKY, 28138 Story Hill Lane (41-97-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved July 29, 1997 with conditions. 8.2 LANDS OF MAYDEN, 12000 Murietta Lane (150-97-ZP-SD); A request for a Site Development Permit for an addition to an existing second story. Approved July 29, 1997 with conditions. 8.3 LANDS OF MCLAY, 25490 Crescent Lane (130-97-ZP-SD); A request for a Site Development Permit for a pool, spa and deck. Approved July 29, 1997 with conditions. 8.4 LANDS OF MOSHIER, 26010 Quail Lane (133-97-ZP-SD); A request for a Site Development Permit for a landscape plan and modifications to a previously approved pool and hardscape. Approved July 29, 1997 with conditions. Planning Commission Minutes August 27, 1997 Page 10 Approved 9/24/97 8.5 LANDS OF POWERS, 12080 Green Hills Court (122-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. Approved July 29, 1997 with conditions. 8.6 LANDS OF COCHRAN, 26565 Altamont Road (148-97-ZP-SD); A request for a Site Development Permit for a secondary dwelling unit. Approved August 5, 1997 with conditions. 8.7 LANDS OF BUFLER & POPE, 12840 Lucem Lane (155-97-ZP-SD); A request for a Site Development Permit for an addition and remodel. Approved with conditions August 19, 1997. 8.8 LANDS OF PARIKH, 14260 Berry Hill Court (126-97-ZP-SD); A request for a Site Development Permit for an addition and remodel. Approved with conditions August 19, 1997. 8.9 LANDS OF DENARDI, 26966 Fremont Road (145-97-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions August 26, 1997. 040 8.10 LANDS OF STARK, 11881 Francemont Drive (153-97-ZP-SD); A request for a Site Development Permit for a swimming pool. Approved with conditions August 26, 1997. 8.11 LANDS OF TSAI, 28620 Matadero Creek Court (147 -96 -SD); A request for a Site Development Permit for a pool, landscape, and related improvements. Approved with conditions August 26, 1997. ADJOURNMENT The meeting was adjourned by consensus at 11:02 p.m. Respectfully /submitted, Lani Lonberj(��— ��� Planning Secretary