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HomeMy WebLinkAbout09/24/1997Minutes of a Regular Meeting Approved 10/8/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, September 24, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #16-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:05 p.m. in the Council Chambers at Town Hall. Present: Chairman Gottlieb, Commissioners Cheng, Stutz & Jinkerson Absent: Commissioner Schreiner Staff: Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Debbie Pollart, Planner; Lam Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 LANDS OF STUWE, 14555 Miranda Road (158-97-ZP-SD-CDP- VAR); A request for a Site Development Permit and a Conditional Development Permit for a minor addition and Variance to exceed the allowable floor area and to encroach into the side yard setbacks. This item was introduced by Staff. Ms. Davis noted the hot tub was included in the calculations but the area with three walls and a floor (243 square feet) was not included and worksheet #2 will be corrected. OPENED PUBLIC HEARING Mark Srebnik, 1644 Dallas Court, Los Altos, architect, discussed the additions for the family needs, and the small encroachments to the second story. He provided photographs of the areas. Commissioner Jinkerson would prefer the porch area count only as development area although the percentage over the maximum floor area was within his comfort zone. The architect suggested perhaps changing the roof to a trellis. Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 2 Wolfgang Stowe, 14555 Miranda Road, applicant, stated he had built his home in the 1950's and questioned the request although he was willing to work with the Commission. CLOSED PUBLIC HEARING Commissioners Cheng and Stutz voiced support of the project with the requested Conditional Development Permit and Variance. Commissioner Stutz was not concerned with the covered porch area as the area is needed with two children in the family. It was clarified that with a .50 acre parcel with less than 10% slope, possible MFA/MDA numbers would be 3,000/7,500 square feet. Chairman Gottlieb and Commissioner Jinkerson were in support of the project as submitted. MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Jinkerson to approve the Site Development and Conditional Development Permits for additions to an existing residence, and a variance to allow floor area to exceed the maximum allowable, Lands of Stowe, with the recommended conditions of approval and findings for the Conditional Development Permit and Variance. AYES: Chairman Gottlieb, Commissioners Stutz, Cheng & Jinkerson NOES: None ( ABSENT: Commissioner Schreiner This item will appear on the City Council consent calendar October 15, 1997. 3.2 LANDS OF HILL, 13870 La Paloma Road (114-97-ZP-SD); A request for a Site Development Permit for a new residence. This item was introduced by the staff noting a call from a neighbor who only requested the applicant adhere to the same Hiles as everyone else. A note from the Tsui residence voicing concerns with the project was received. Ms. Davis also provided permit history regarding the bam (permitted as barn, not for living space) and the shed (not permitted). She further discussed the original subdivision. OPENED PUBLIC HEARING Cary Hill, 13870 La Paloma Road, applicant, discussed some of the issues as listed in the staff report. He did not feel the report was balanced. He provided the Commission with copies of correspondence to and from staff and a typed review of the staff report which highlighted the following: improvements that the development will have on the local drainage problem on La Paloma Road; second story covering 70% of the footprint of the house; north -south orientation of the house; highly visible from La Paloma Road; property constitutes a knoll; the City Council and Planning Commission establishing La Paloma Road as an "open" area; the misconception related to policy regarding visual mass and Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 3 height deemed the same; no written policy regarding restriction of development on La Paloma Road; not mentioned contact with 29 neighbors; Mr. Whitney's opposition against any construction on applicant's property which would use the easement over his property during the construction; pavement removed from turnout in driveway; fire department requirements; and Pathway Committee requirements. Dr. Hill provided a model of the project and photographs of other similar houses in the area. Von Haws, 2068 Colusa Way, San Jose, project designer, stated this project was a sister project to the houses on Sherlock Road and Burke Road. They are reducing the footprint by making it two story. Further design elements include reducing pavement, the desire for a front yard, the height and the distance from the street, and contact with 29 neighbors without objections. He was available for questions. David Mooring, 13791 La Paloma Road, requested consistency in the Planning Commission approvals. He had tried for years to construct a two story house without success. He felt the maximum height of the house should be 22-23 feet. Bill Whitney, 13890 La Paloma Road, commented on the story poles which indicate a very large house which may not fit into the neighborhood. Carol Seeds, 13801 La Paloma Road, reviewed the project with Dr. Hill. Originally, she was opposed to the four feet over the height limit. She was led to believe that they were the only neighbors who opposed this house. However, after viewing the story poles, she concluded that the house will be very big; larger than assumed. The house is being proposed as two story which is not allowed on La Paloma Road. The fact that it is set back is not relevant as she will see the second story more clearly. She voiced opposition to the project. Jeff Egan, Fremont Pines Road, voiced no problem with this house which abuts his property to the rear. Dr. Hill noted other two story houses in the area on La Paloma Road (Sorenson and Shah), one house that appears to be two story (Kirsch), and two houses on Fremont Pines Road also two story. John Glathe, 13801 La Paloma Road, stated he had signed a statement supporting the project only with adequate screening and lighting restricted. He had not seen the story poles at that time. He did not feel Fremont Pines Road had anything to do with projects on La Paloma Road. The house is very big and he asked for consistency in approvals. Ms. Davis clarified that only a portion of the Sorsenson and Shah structures were two story and between 22-23 feet in height. Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 4 CLOSED PUBLIC HEARING Commissioner Jinkerson quoted Town Guidelines stating houses on prominent and highly visible hilltops or ridgelines should flow with the land and may be required to be one story. He agrees with this statement and will not support this project as presented. Commissioner Cheng could support the project if it was lowered to 22-23 feet in height. Commissioner Stutz stated this project was reviewed at a site analysis meeting previously by two Commissioners (Stutz and Schreiner). At that time, there was no assurance the project would be approved, and she did not recall any mention of two stories. Other homes in the area were required to be lowered. She further discussed the tremendous amount of paving in setback stating no new development should be allowed in setbacks (existing structures okay to remain). She cannot support this project. Chairman Gottlieb stated a need to be consistent with past policy on the La Paloma Road basin. They can have two stories if the height is kept down as this is a highly prominent knoll. She also does not want to see pavement in setbacks as they have ample space without encroaching. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Stutz to deny the request for a Site Development Permit for a new residence, and approved the findings for denial, Lands of Hill. AYES: Chairman Gottlieb, Commissioners Stutz & Jinkerson NOES: None ABSENT: Commissioner Schreiner The appeal process was explained for the applicant and audience. 3.3 LANDS OF SIMMONS, 26350 Esperanza Drive (193 -97 -SD -MOD); A request for a modification of a condition of approval of an approved Site Development Permit requiring construction of a pathway. This item was introduced by Ms. Davis noting the September 22, 1997 review by the Pathway Committee of the request to delete the requirement for construction of a Type IIB pathway along the property frontage and requiring a pathway fee to be paid to the Town. OPENED PUBLIC HEARING Charlie Simmons, 26350 Esperanza Drive, applicant, had reviewed the Pathway Committee's memo, discussing safety issues relating to crossing the street twice as proposed, the pathway shown on the outside of the loop on the Pathway Map, the need for tree removal if path goes in, and the requested pathway crossing two driveway. Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 5 Jack Valladao, 26363 Esperanza Drive, resident since 1964, felt a pathway on the inside was not safe as he has seen many accidents on Espemriza Drive due to sharp turns. He felt the pathway should only be on the outside of the loop. Dr. Bonar, 26310 Esperanza Drive, was not sure why a horse path would be needed on Esperanza Drive. For safety reasons, he did not agree with the request for the path to cross the street twice. The outside path location is better. Also, he would not be sorry to see the removal of the two front pine trees. Les Earnest, Pathway Committee Chair, stated there was a plan for a path on Esperanza Drive but not the exact location. He discussed the Committee's recommendation of September 22"d clarifying no trees would need to be removed due to the recommended location. He further stated that constructing a path on the outside of the curve would require four driveways to be crossed instead of one on the planned path and the driveway at 26359 Esperanza Drive has a steep cross -slope which would pose a hazard for equestrians. Commissioner Stutz disagreed with #3 of the Pathway Committee report as there is an informal path across the street from the applicant's property that connects to Ascension Drive. She supported leaving the path on the outer portion of the loop. 40 Commissioner Jinkerson asked for clarification regarding the neighbors concern regarding safety crossing back and forth. Mr. Earnest felt there was not a serious safety issue as there is not much traffic. MOTION SECONDED AND FAILED: Motion by Commissioner Stutz, seconded by Commissioner Cheng and failed by the following vote to approve to request for a modification of a condition of approval of an approved Site Development Permit requiring construction of a pathway. AYES: Commissioners Cheng & Stutz NOES: Chairman Gottlieb, Commissioner, Jinkerson ABSENT: Commissioner Schreiner Discussion ensued. Commissioner Jinkerson supported the original project with the installation of a Type IIB pathway and will adhere to that decision. Chairman Gottlieb also agreed that the path should be put in as originally approved. MOTION SECONDED AND APPROVED: Motion by Commissioner Jinkerson and seconded by Chairman Gottlieb to deny the request for a modification of a condition of approval of an approved Site Development Permit requiring construction of a pathway. Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 6 AYES: Chairman Gottlieb, Commissioners Cheng, Stutz & Jinkerson NOES: None ABSENT: Commissioner Schreiner The appeal process was explained to the applicant and audience. Brief break at 8:45 p.m. 3.4 LANDS OF LOUGHMILLER, 25309 La Loma Drive (89-97-ZP-SD- GD-LM-VAR); A request for a Site Development Permit for a new residence, a lot merger, and variances to exceed the maximum development area and to grade within 10 feet of a property line. Commissioner Stutz stepped down from the public hearing as she was unable to visit and/or view the site. Commissioner Cheng was not able to view the entire site due to the slope but felt comfortable hearing the application. Chairman Gottlieb would have preferred the staking of the driveway. OPENED PUBLIC HEARING Bert Loughmiller, 801 Church Street, Mountain View, provided a brief history of the site which consists of three parcels; two parcels in the County, one in Los Altos Hills which he plans to merge. The previous owner received permits for construction through the County, however never moved forward with the construction, and eventually sold the property. The applicant has been a long time Los Altos Hills resident. He understands and believes in the application process. He is proposing a three bedroom home only (no pool) on this difficult lot. He submitted the application in May and thought the numbers (MDA/MFA) were higher until recently when it was discovered that the lot size as calculated by the surveyor was incorrect (1.72 acres, not 1.95 acres). Also, the Purissima Hills Water District easement reduces the lot size and lowers the numbers. He has kept the hardscape to a minimum as much as possible, not imposing from the open space or from nearby neighbors. He had sent a letter to his neighbors with favorable responses (submitted two letters). He had hiked the Rhus Ridge trail that goes through the canyon below to Windmill pasture noting there were only two locations where the story poles could be seen. He felt the proposal fits the property. He was disappointed that a variance is needed. Fred Herring, 1741 Broadway, Redwood City, architect, with the help of a model of the project, described the difficult and beautiful site, the design elements including the driveway design, the variance requests, views from the property, materials to be used in the construction, and the roofing material which will be treated to reduce the shine (acid wash). The goal was to fit the house into the ridge. The variance for development area is due to the length of the driveway. They have looked at alternatives to the design, but none would substantially reduce the amount of coverage. In response to questions, Mr. Herring Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 7 discussed the heights and lengths of the retaining walls along the driveway (2-8 feet in height; 80-90 feet long). They chose to have single walls rather than grading out and using two walls as there will be less disturbance to the site. Commissioner Jinkerson questioned the highest point on the ridge (700'-710') and how much cutting is expected. Mr. Loughmiller responded that the saddle on the ridge where the house is proposed is approximately at 700' elevation. The worse case for the cut would be 580 cubic yards. Further discussion ensued regarding where the cut and fill occurs by the use of the model. It was noted that the patio area was also cut in to give the applicants and neighbors privacy. The height of the wall for the courtyard will be between 8-10 feet (185-190 cubic yards). Les Earnest, Pathway Committee, requested a native path in a 10 foot easement along the southern boundary of the property (walkable path) from the water tank access road to the southwest corner of the property, and provide an easement over the access mad. Mr. Loughmiller stated the Water District fence is not on the property line (off by 5-20 feet). He would like to have a path and was willing to try to work something out. The assistant engineer suggested rewording condition #25 to require the applicant to work with the Pathway Committee the Engineering Department to achieve a suitable design. 6W Wayne Kelly, 25275 La Loma Drive, provided some history relating to the property. Access was provided by the development of the Purissima Hills Water District site. The logical path should be through the Water District site as currently you have to hold onto the fence and go around the perimeter of the Water District site. CLOSED PUBLIC HEARING Commissioner Jinkerson discussed a recent ridgeline property (Kerns) and the issue of more than a single story on a ridgeline. While the merits of digging into the site could be argued, the native beauty of the ridgeline would be altered by this proposal. He would prefer the house be lowered on the site, below the ridge. Due to the steep slope, he could not support development area over 5,000 square feet. A one story structure would be more fitting on this site although it would be acceptable to peek over the ridge, but not cutting into the ridge. Commissioner Cheng liked the design of the house. She noted a previous application (Kerns) was denied by the City Council. This should be a one story structure. She agreed with staff recommendations for development area maximum of 6,000 square feet. Chairman Gottlieb did not agree with a 10 foot cut on a ridgeline. She suggested design changes to lower the house and make it one story. If they daylight the second floor into the ridge, the next floor should step down the hill. This is a very unique design but she cannot support the project as proposed. When the project returns, she would like the driveway staked. Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 8 Mr. Herring discussed the cut and replacing it with a structure. He asked for clarification regarding design. Mr. Loughmiller stated the retaining walls on the driveway are driven by two things: keeping the driveway at a 15% slope, and steep topography. He also asked for clarification on what the Commission will support relative to the driveway and development area figures. Commissioner Jinkerson stated the biggest concern was siting the house, and if redesigned, he would accept other elements of the project (driveway and development area). He would agree to a two story house element if no more than one story is visible above the ridge. He also asked for a sample of the roof material. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Cheng to continue the request for a Site Development Permit for a new residence, a lot merger, and variances to exceed the maximum development area and to grade within 10 feet of a property line, Lands of Loughmiller, taking into consideration the suggestions and recommendations by the Planning Commission. AYES: Chairman Gottlieb, Commissioners Jinkerson & Cheng NOES: None ABSTAIN: Commissioner Stutz ABSENT: Commissioner Schreiner Prior to the next scheduled meeting, staff will try to find a way for Commissioner Stutz to view the property either through access of the Water District property or by a video tape of the site. This item will be re -noticed for public hearing. 4. OLD BUSINESS 4.1 Report from subcommittees -none. 4.2 Topics for Joint Study Session. The Planning Director had provided a list of 12 items as suggested at the previous meeting. The following list of topics were agreed upon with the addition of numbers 7 & 8, if time allowed: (1) secondary dwellings - basements, height, driveway access, patios, garages; (2) basement definition - daylighting, backfilling, lightwells and stairways, patios; (3) definition of "three story facade" and "single story'; (4) development on "ridgelines'; (5) "challenged" lots - how best to address them; and (6) enforcement of conditions of approval. The joint meeting is scheduled for October 29, 1997. 5. NEW BUSINESS None. kw Planning Commission Minutes Approved 10/8/97 September 24, 1997 Page 9 AW 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for September 17, 1997, Commissioner Jinkerson reported on the following items: Consent items (Lands of Urbach Land of Orton, Lands of Lohr (lots 5 and 10); extension of franchise agreement with Los Altos Garbage Company, the implementation of a backyard yard waste program, and the adoption of solid waste and recyclable rates; and Lands of Kerns. 6.2 Planning Commission Representative for September 30, 1997- Commissioner Cheng. APPROVAL OF MINUTES 7.1 Approval of the August 27, 1997 minutes. PASSED BY CONSENSUS: To approve the August 27,1997 minutes. 7.2 Approval of the September 10, 1997 minutes -continued to 10/8/97. 7.3 Approval of the September 16, 1997 minutes. PASSED BY CONSENSUS: To approve the September 16,1997 minutes. REPORT FROM THE SITE DEVELOPMENT HEARINGS OF SEPTEMBER 16 AND 23.1997 8.1 LANDS OF LAPTALO , 12125 Hilltop Drive (177-97-ZP-SD); A request for a Site Development Permit for a landscape plan, =`ecce and related improvements. Approved with conditions September 16, 1997. 8.2 LANDS OF WONG, 12354 Priscilla Lane (187-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. MOTION SECONDED AND PASSED BY CONSENSUS: Motion by Commissioner Stutz, seconded by Commissioner Jinkerson, and passed by consensus to pull the Lands of Wong. This item will be scheduled for public hearing at the October 8' Planning Commission meeting. 8.3 LANDS OF LOHR, 12101 Oak Park Court (lot 2) (200-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. Approved with conditions September 23, 1997. Planning Commission Minutes September 24, 1997 4w Page 10 9. ADJOURNMENT The meeting was adjourned by consensus at 10:20 p.m. Respectfully submitted, Lani Lonberger Planning Secretary 4 Approved 10/8/97