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HomeMy WebLinkAbout11/12/1997Minutes of a Special Meeting Approved 12/10/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, November 12, 1997, 6:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #19-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Gottlieb, Commissioners Stutz, Schreiner & Jinkerson Absent: Commissioner Cheng Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Susan Manca, Planner Environmental Design & Protection Committee Members: Dexter Hake, Sandy Humphries, Sharyn Brown, Ralph Cheek & Jean Struthers 2. STUDY SESSION WITH THE ENVIRONMENTAL DESIGN AND PROTECTION COMMITTEE REGARDING REVIEW OF LANDSCAPE REQUIREMENTS ON MAJOR ADDITIONS/REMODELS AND NEW RESIDENCES. This item was introduced by the Planning Director by stating that once a house is under construction and is framed, the Committee should be looking for the following: protection for neighbors; screening; lighting impact; and appropriateness of species. The Planning Commission likes to look at the orientation of the house on the lot, where screening might be needed, and vegetation and trees to be saved. Suggestions from the Planning Commission included not creating a wall of trees and/or vegetation around the perimeter of the property, being conscious of neighbor's views, and not planting high water using species. The Commission requested more detail in the Environmental Design and Protection Committee report, and a key or legend on the plans which include the scientific and common names of plants, etc., the height and width at maturity, and characteristics of plants (drought tolerant, low water using, frost resistant, etc.) Also, it would be very informative to have a list of native and Mediterranean trees by height (i.e., height of trees at maturity) Planning Commission Minutes November 12, 1997 Page 2 Approved 12/10/97 The Planning Commission and staff thanked the Committee for their efforts and hoped the meeting was beneficial to all. 3. ADJOURNMENT The meeting was adjourned by consensus at 7:00 p.m. Respectfully submitted, Suzanne Davis Acting Planning Secretary v 6 Minutes of a Regular Meeting Approved 12/10/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, November 12, 1997, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #19-97 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 Stutz, Schreiner & Jinkerson Absent: Commissioner Cheng Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner �av 2. PRESENTATIONS FROM THE FLOOR - None. 3. PUBLIC HEARINGS 3.1 LANDS OF WONG, 12354 Priscilla Lane (187-97-ZP-SD); A request for a Site Development Permit for a landscape plan (continued from October 8, 1997). Staff had nothing further to add to the report. OPENED PUBLIC HEARING Tony Wong, 22362 Homestead Road, Cupertino, applicant, discussed the substantial changes to the landscaping plan which included the following: removal of some of the existing Cypress trees and oleander shrubs along the westerly property line; replanting some of the trees and shrubs in groups; a total of ten Cypress along Stonebrook Drive, in two groups of four and six trees; and relocating seven of the Cypress trees to the front of the house and along the northeasterly property line where new trees are proposed. He has reduced the number of trees from 17 to 10 with the reduction of shrubs also. Plants will be meandered, the azaleas will be removed and replaced with native evergreen shrubs and all Redwoods have been eliminated from Planning Commission Minutes Approved 12/10/97 November 12, 1997 Page 2 the plan. The perimeter trees in the garden area shall be adequate to screen and mitigate the house. Shrubs will obscure the view from the main living area and view windows. Commissioner Schreiner discussed the wording in condition #1 and the need for planting in the rear area because of the wide expanse of the house. Mr. Wong noted the windows in that area are floor to ceiling so they can enjoy the garden area. He is willing to work with staff on this. Commissioner Stutz questioned the quantity of new Cypress trees and the number of oleanders which is more than indicated. She suggested some plants along the back of the house (within five feet), but they do not have to block their windows. Although staff has asked for an arborist report evaluating the Pine trees, she suggested adding a condition to remove the Pines unless otherwise indicated by the arborist as at least half of the Pines are in decline and beetle infested. Chairman Gottlieb felt the view of the garage doors from Priscilla Lane should be blocked/screened. When the old Pine trees are removed, the new trees can be placed in this area. CLOSED PUBLIC HEARING Commissioner Schreiner agreed with Commissioner Stutz regarding making the wording in condition #3 a little stronger although Commissioner Stutz did not feel the replacement trees needed to be native trees. She questioned the maturity height of a Leland Cypress (20-30 feet), and a Mountain Mahogany (10 feet). Commissioner Stutz suggested a maximum tree height of 30 feet to preserve the neighbors views. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to approve the request for a Site Development Permit for a landscape plan, Lands of Wong, with the following additions/changes to the conditions of approval: add to condition #3, if any Pine tree(s) dies, they shall be replaced with a tree that will be no more than 30 feet in height at maturity; replacement trees will be required; and an arborist report regarding the Pine trees shall be submitted for the file. AYES: Chairman Gottlieb, Commissioners Stutz, Jinkerson & Schreiner NOES: None ABSENT: Commissioner Cheng 3.2 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, variances to allow grading within 10 feet of a property line and to exceed the allowable development area, and a request for annexation (continued from September 24, 1997). Planning Commission Minutes Approved 12/10/97 November 12,1997 Page 3 Ms. Davis introduced this item noting a change to the wording for condition #10 regarding lighting, and that an exhibit had been provided showing the three lots that are proposed to be merged (only parcel 2 is within Los Altos Hills). It was noted that the applicants have revised the plans to push the house back from the ridge and step it down the hill. Two different plans have been proposed. Alternative 1 has increased the size of the house by 100 square feet and the development area by 68 square feet. The requested variance would be to exceed the allowable development area (5,000 square feet) by 1,408 square feet. Alternative 2 would decrease the floor area from the previous proposal by 110 square feet, but the total development area would be increased by 310 square feet. The variance would be to exceed the allowable development area by 1,650 square feet. The Planning Director noted that the elevation numbers shown on the two plans are different, however, the siting of the house is the same. Also, regarding the recommendation by the Pathway Committee, he noted it was not on the Master Path Plan. Commissioner Stutz asked if this was because part of the properties were in the County. Ms. Davis did not believe so as a pathway connection is shown through the Merrill property to Mid Peninsula Open Space, and both of these properties are in the County. Commissioners Schreiner and Stutz disclosed they had met separately with Mr. Loughmiller and reviewed the video tape of the site. Both were comfortable voting on the project. OPENED PUBLIC HEARING Fred Herring, 1741 Broadway, Redwood City, project architect, clarified that the higher contour elevation numbers are correct. The property was surveyed after the first plan revision was done and the numbers were off by approximately 100 feet. Bert Loughmiller, 801 Church Street, Mountain View, applicant, provided some history of the site which included information regarding site approval by Santa Clara County in 1996, and that the Town subsequently asked that the property be annexed and developed in Los Altos Hills. He also discussed existing screening which would keep the proposed house from being seen by immediate neighbors. There are no areas where homes would look down on the site due to terrain. He found only three roads where the property could be viewed (Sherlock Road, Altamont Road and Old Snakey Road). He then discussed the differences between Alternatives 1 and 2. The Commission reviewed the plan marked by the Assistant Engineer showing the ridge line. Chairman Gottlieb would like the driveway walls reduced. Mr. Herring noted that no one will see the walls due to the dense vegetation. The revised plans have stepped back from the ridge and down the hill. The house flows down with the terrain. Chairman Gottlieb felt part of the house will be very visible from off the site and the stone facade with some redwood makes it look like a high retaining wall. Mr. Herring responded that the design intention was to have a stone base with wood on top. They could back fill against the retaining walls, however, the site is densely wooded and this would not be good for the oak trees. They can mitigate the downhill walls, if needed, but not significantly. Planning Commission Minutes Approved 12/10/97 November 12, 1997 Page 4 Chairman Gottlieb questioned the visibility of the copper roof. Mr. Herring commented it will be very inconspicuous after a few months as the roof bronzes due to sun exposure. The roof will remain bronze for at least 15 years before it turns green. Commissioner Schreiner voiced concern when projects exceed Town standards, in this case the retaining walls, and the grading policy. She asked the architect what the impact would be on the site if the house was moved downhill. Mr. Herring responded it would not make the wall heights lower. Chairman Gottlieb asked if the garage could be moved to the other side of the house as it is setting up a very steep facade and there is more land on the other side of the house. Mr. Herring clarified when designing a house, the garage should not be the main emphasis (the first thing you see). You want people to see the house, not the garage. Due to the 100 foot driveway rule, the development area would not be less even if the house was moved down and the driveway length shortened (the overall length would still exceed 100 feet and a portion would not count as development area). Katy Stella, Pathway Committee, requested a pathway easement to allow access to the Mid Peninsula Open Space. Commissioner Jinkerson thought the house would be five to seven feet below the ridge. Mr. Herring's understanding from the previous meeting was that the house should be pulled off the ridge and not have the excavation. Commissioner Jinkerson suggested moving the garage down hill and clarified that the driveway to the house would be at a higher part of the site. Further discussion ensued regarding possible ways to reduce the retaining walls on the driveway. Mr. Herring noted at the beginning of the driveway, the walls are not very high. He can do something with the downhill walls with terracing, but it would only be an illusion that the retaining walls were not as high as a single wall. From a design standpoint, this is not as desirable. Commissioner Stutz stated they need to consider the existing trees; double walls would disturb more soil. The Assistant Engineer pointed out that with the uphill walls, you cannot do the same thing with two walls that you can with one. An eight foot wall would probably become two five foot walls. When viewed from off site, it would look like a 10 foot wall. Further discussion ensued regarding Alternatives 1 and 2. Chairman Gottlieb preferred the garage roof on Alternative 1, but liked the entry on Alternative 2 as it reduces the two story affect. Mr. Herring felt they could make changes to the garage roof on Alternative 2 to make it more similar to that on Alternative 1. Commissioner Schreiner compared the proposed driveway with the Kerns project. The Assistant Engineer pointed out the Kerns driveway was much different. It did not meet the slope requirement for almost its entire length. Another difference was the length. Also, the Kerns driveway had switch backs and had safety issues. The proposed driveway is relatively straight and fairly short. The similarity is the height of the retaining walls, although the Kerns retaining walls were higher. This project meets the standards for site visibility, slope, and Fire Department criteria. The slope of the driveway is directly related to the height of the walls. The only way to keep the height of the walls down is to keep to the contours. Planning Commission Minutes Approved 12/10/97 November 12, 1997 Page 5 Commissioner Stutz felt the tree coverage will hide the walls. She asked staff for input regarding what to do with the wall height. The Planning Director stated there was not a way to get the walls substantially lower. The grading policy is a policy and the applicant needs to make it the best design possible given the site characteristics and constraints. Chairman Gottlieb and Commissioner Schreiner would like the walls reduced, if only by one to two feet. Mr. Herring was asked if the house could be moved off the ridge two feet, and he responded yes. Commissioner Jinkerson stated the development area goal of 5,000 square feet is not achievable. The length of the walls on the Kerns project was much greater. A 15% grade is important and should be maintained. He preferred to have the house moved back from the ridge and the garage lowered. CLOSED PUBLIC HEARING Commissioner Stutz felt the applicants have done a tremendous job on the driveway. She can accept the walls for a 15% slope. She did not feel the house needed to be set back from the ridge as there is no code saying a house cannot be built in a visible location. She would like to see the roof over the deck changed to soften it visually. She also liked the cooper roof as the finished product will not stand out that much due to materials, and the low profile. Chairman Gottlieb would like the retaining walls for the driveway reduced on the downhill side, as even a one foot reduction will help. Also, she preferred the ridge setback on Alternative 1, the front facade on Alternative 2 with the change to the garage to the reduce vertical element. The garage should be moved downhill, if possible. Mr. Herring stated they can diminish the apparent height of the walls with back filling although they cannot reduce the development area. Mr. Loughmiller noted that the Purissima Hills Water District had agreed to reduce the size of the access easement and have given the applicants the easement for the turnaround on their property. He objected to the path along the property line because there was not enough space to put it in on the lower part of the site unless it is over the driveway; this would create a privacy issue as it would look down on the bedroom. The slope beyond the house is very steep. He was willing to grant a pathway easement over the access road. Commissioner Jinkerson would like Pathway Committee to respond before deciding on this issue. The Planning Director clarified that if the Pathway issue is left open, the applicants will not leave knowing what they need to do and there is no code authority to require an easement on the property. Katy Stella, Pathway Committee, stated they would be pleased to have an easement over the access road to the Purissima Hills Water District site. Discussion on the annexation ensued. V Planning Commission Minutes Approved 12/10/97 November 12, 1997 Page 6 MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to continue the request for a Site Development Permit for a new residence, a lot merger, variances to allow grading within 10 feet of a property line and to exceed the allowable development area, and a request for annexation to December 10, 1997 for a redesign of the driveway walls, garage wall, roof over the deck, and to move the house two feet back from the ridge. AYES: Chairman Gottlieb, Commissioners Stutz, Schreiner & Jinkerson NOES: None ABSENT: Commissioner Cheng 3.3 LANDS OF BREITBART, 11991 Hilltop Drive (156-97-ZP-SD-CDP-VAR); A request for Site Development Permit and a Conditional Development Permit for a minor addition, a Variance to exceed the maximum floor area, and a Variance to encroach into the front setback (continued from October 22, 1997). This item was introduced by the Planning Director. The applicants are proposing to remodel an existing bath and storage area of the carport, add 322 square feet to the rear of the carport, and to add 51 square feet to the kitchen. The applicants are also proposing to delete 400 square feet of development area by removing a concrete deck. The variance is for exceedence of the maximum floor area and for encroachment into the front yard setback. OPENED PUBLIC HEARING Michael Breitbart, 11991 Hilltop Drive, applicant, discussed their first proposal to enclose the carport and then changed the design as they were having a parking problem on the property. The driveway has been there as long as the house (40 years). He did not know how difficult it would be to acquire easements. They are simply trying to get some additional space. The development area numbers will be the same with the removal of the paving. No trees or shrubs will be taken out and the addition will not be visible from off site. Commissioner Schreiner had no problem with the addition itself The lot can sustain 1600 square feet. She was concerned with the development area figures. Even though the applicants are removing some of the coverage, the development area is still over 5,000 square feet. This is a .2 acre lot.. The question is how far over should they allow the applications to go. She suggested a maximum of 5,000 square feet of development area. Discussion ensued regarding other properties in the area, the improvement to the site, and the Findings. Commissioner Jinkerson would prefer keeping the floor area as close to 1,000 square kW feet as possible. It was pointed out that the existing house is currently 1,200 square feet. Discussion ensued regarding the front paved driveway, and the swale along the retaining walls. 4 Planning Commission Minutes November 12, 1997 Page 7 Approved 12/10/97 Commissioner Stutz stated she would abstain from voting as the house is currently 1,271 square feet and she did not want to compare this to one acre lots. She would like to see the applicants get what they want, but did not think she could vote for it. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Chairman Gottlieb to approve the request for Site Development Permit and a Conditional Development Permit for a minor addition, a Variance to exceed the maximum floor area, and a Variance to encroach into the front setback, Lands of Breitbart, with the following addition to the conditions of approval: the development area shall be reduced to a maximum of 5,000 square feet. AYES: Chairman Gottlieb, Commissioner Schreiner NOES: Commissioner Jinkerson ABSTAIN: Commissioner Stutz ABSENT: Commissioner Cheng This approval is subject to a 21 day appeal period. 4. OLD BUSINESS 4.1 Report from subcommittees -none. It was noted that the Volunteer Luncheon is scheduled for December 5'". NEW BUSINESS 5.1 Pending applications and the December meeting schedule was discussed by the Planning Director as well as a scheduled joint meeting with the City Council February 5, 1998. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for November 5'h, Chairman Gottlieb, reported on the November 5" City Council meeting. 6.2 Planning Commission Representative for November 19 - Jinkerson 7. APPROVAL OF MINUTES 7.1 Approval of the October 22, 1997 minutes PASSED BY CONSENSUS: To approve the October 22, 1997 minutes with Commissioner Cheng absent. N Planning Commission Minutes November 12, 1997 Page 8 Approved 12/10/97 8. REPORT FROM THE SITE DEVELOPMENT HEARINGS OF NOVEMBER 12, 1997 8.1 LANDS OF KASH, 25500 Burke Lane (227-97-ZP-SD); A request for a Site Development Permit for a landscape and lighting plan. Approved with conditions. 9. ADJOURNMENT The meeting was adjourned by consensus at 10:30 p.m. Respectfully submitted, Suzanne Davis Acting Planning Secretary