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HomeMy WebLinkAbout01/28/1998Minutes of a Regular Meeting Approved 2/11/98 Town of Los Altos Hills PLANNING COMMISSION Wednesday, January 28, 1998, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (4) #2-98 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. Present: Chairman Gottlieb, Commissioners Schreiner, Cheng & Jinkerson Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Lam Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None 3. PUBLIC HEARINGS 3.1 LANDS OF WILSON, 11471 Page Mill Road (266-97-ZP-SD-GD); A request for a Site Development Permit for a new residence with an attached garage, and a detached one car garage. Ms. Davis introduced this item noting the receipt of an arborist report, the geotechnical report from Cotton, Shires & Associates, and Pathway Committee recommendations. OPENED PUBLIC HEARING Walt Wilson, 7175 Red Holly Court, San Jose, applicant, introduced the design team, provided the history of the project, highlighted design elements, and requested approval. Peter Duxbury, 283 First Street, Los Altos, project architect, provided a model of the project. He noted the following: saving of many oak trees; the private road running through the property; the siting of the house; stepping down the site; the storage basement; and keeping Buena Vista Drive (a private street) as open as possible. The main skylight located in the flat roof section between the sloped sections will use a thick material much like glass block but in plastic. It will only emit 8% light. Outdoor lighting will be low wattage, down lights, and not intended to light up the outside of the house. 4 Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 2 Art Lachenbruch, 11820 Buena Vista Drive, was in support of the project, although he was concerned with pathways and right-of-way issues. Buena Vista Drive is a private, small, local road which the residents prefer. He was concerned with the road dedication and the treatment of the entrance at Page Mill Road. He was concerned with the amount of dedication being required at the Moody Road, Buena Vista Drive and Page Mill Road intersection due to the 30 foot radius. He stated this was a enormously important piece of real estate, asking the Commission to take care of it and maintain the existing trees (screening). Regarding the pathways, he noted a safety issue with the Page Mill Road as the pathway is proposed in a dangerous location and once beyond the Wilson property there is no way to continue it safely. The path would be better across the street on the Palo Alto Hills Park. Also, he felt it would be better to grant the pathway over the road rather than the proposed five foot wide native path to be constructed on the south side of Buena Vista Drive. Wayne Balkenhol, 11470 Page Mill Road, agreed with Mr. Lachenbruch on the pathway issue as he did not feel a pathway on Page Mill Road was feasible. He requested that the area between Moody Road and Buena Vista Drive be kept natural to avoid any confusion as to the location of Page Mill Road. Enlarging Buena Vista Drive would cause problems. Peter Duxbury, provided a diagram for consideration indicating how they would backfill against the back wall so the basement would comply with the Town ordinance. Retaining walls would not be needed. Bob Stutz, Pathway Committee, discussed the two proposed pathways indicating the importance of the link. He was not in favor of the pathway in the beginning, but when two members of pathway committee had stated they had walked it and the pathway was feasible, he was then supportive. CLOSED PUBLIC HEARING Discussion ensued regarding the proposed skylights, the standard skylight condition wording (needs to be added to the conditions of approval), the basement, and the right-of- way dedications. The assistant engineer addressed the right-of-way issue noting the additional area beyond the 30 foot half street for Page Mill Road and Moody Road will be attached to Buena Vista Drive and will remain private at this time. No widening is required at the intersection of Buena Vista Drive and Page Mill Road. Only minor widening will be required at the driveway intersection of Buena Vista Drive, as shown on the plans. She clarified that the Town would not accept the Buena Vista Drive dedication at this time, but would get an irrevocable offer to dedicate which is held until such time that all properties have dedicated and the road is upgraded to public standards. The ( Planning Director stated he has reviewed the revised basement plan and the proposed `, backfill brings the project into conformance with the basement policy. The assistant Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 3 engineer stated that the proposal would not require retaining walls and would blend into the natural contours. Commissioner Jinkerson liked the basement solution. He would like to see the number of exterior lights reduced, particularly on the back (ridge) side. Commissioner Schreiner was concerned with the skylights although the proposed material is such that it will be subdued. She would also like to see the number of exterior lights reduced. Chairman Gottlieb agreed with both Commissioners. She suggested adding to the standard skylight condition, and requiring the use of material which allows 10% or less light emission for the skylights over the bedroom as the applicants stated that this was the material to be used for the skylight (the skylight runs approximately one quarter of the length of the building). This is a very visible ridgeline house. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence with attached garage and a detached one -car garage, Lands of Wilson, with the following additions/changes to the conditions of approval: add standard skylight condition with a maximum of 10% light emitting from the bedroom skylight; condition #24, changed to a native path along Page Mill Road and grant any necessary additional road right-of- way; change condition #25 to grant a pathway easement over the 40 foot wide Buena Vista right-of-way; change condition #2 to work with staff to reduce exterior lights; and change condition #1 to work with staff to modify grading so the basement meets the Town 4 ordinance. AYES: Chairman Gottlieb, Commissioners Cheng, Jinkerson & Schreiner NOES: None This item will appear on the City Council consent calendar February 18, 1998. 3.2 LANDS OF MALEK, 11972 Rhus Ridge Road (254-97-ZP-SD-GD-VAR); A request for a Site Development Permit for a new residence, and a Variance to exceed the maximum development area. This item was introduced by the Planning Director noting two corrections to the staff report: the garage is a two car garage; and the height of the two story section is 24' 5" from new grade and 15' 0" from native ground. The assistant engineer clarified the definition of dry stack walls, and discussed the driveway entry walls. OPENED PUBLIC HEARING Safwat Malek, Los Altos, owner and architect, discussed the following: elements of the design; working around the existing oak trees; working with the neighbors; minimizing the cut and fill; minimizing tree removal (only two trees to be removed for construction); clarification of dry stack walls; stepping of the roof with each level; the garage location; photos of the site from various angles on the site; the use of earthtone colors with terra Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 4 cotta roof material; and the impact on the neighbor (Goodman). Chairman Gottlieb felt the roofline of the garage did not follow the slope. Mr. Malek explained the siting of the house. He stated no where will you see massing. There are four different pads with four different rooflines. Dr. Goodman, 11989 Rhus Ridge Road, discussed the number of trees on the site. He had suggested to the applicant previously to build a small two bedroom house or cottage. He felt the 3,535 square foot house was crammed onto the site. This was a misuse of the property. He supported the project, although he would have preferred a smaller home. Sandy Humphries, Environmental Design Committee, reiterated the committee's recommendations. Elizabeth Spreen, 11970 Rhus Ridge Road, highlighted her letter of January 17, 1998 which included the following: preservation of the existing character of the neighborhood; size, location, and style of the house; screening; coverage and driveway; setbacks; and pathways/trails. She has no major objections to the plans. Dan Dana, 25700 Bassett Lane, was concerned if Mr. Malek sold the lot, perhaps a bigger house would be built. He voiced support of the project. CLOSED PUBLIC HEARING Commissioner Schreiner discussed the proposed development and floor area figures. She was concerned with the height of the garage area (does not step down), the proximity to the Goodmans, and the use of all available development area. She was pleased that Mr. Malek discussed the project with the neighbors. She suggested exchanging the remaining floor area for part of the development area to reduce the variance. This was agreeable with the applicant. Commissioner Schreiner requested a darker color roof material. Commissioner Jinkerson discussed this challenged lot. He would like to see some of the driveway area reduced to lower the development area totals (i.e. narrower driveway with a grass -cell border). Also, he felt the house will be intrusive to both neighbors. Commissioner Cheng stated they have previously granted a variance on this type of lot. This is a low profile house. She would not agree with reducing the floor area in exchange for development area to reduce the variance. They do need the driveway for puking. She suggested more screening between the neighbors. Chairman Gottlieb noted two areas of the driveway over 15% slope but only over a very short distance. The assistant engineer noted that this design will not require retaining walls. The Fire Department requirement is for an all weather driveway. It was noted that the development area for the driveway is needed to save trees. Chairman Gottlieb would like the garage height reduced, and she was concerned with the limited outdoor area. She suggested a disclosure statement regarding the development and floor area numbers. Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 5 MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Cheng to approve the Site Development Permit for a new residence, and a Variance to exceed the maximum development area, Lands of Malek, with the following additions/changes to the conditions of approval: height of the garage roofline lowered a minimum of 1'/� feet; add to condition #10, fencing within the conservation easement shall be limited to open style fencing which allows for the migration of wildlife; add disclosure statement regarding the maximum development area at 6,245 square feet and floor area close to maximum; and approval of the Variance Findings. AYES: Chairman Gottlieb, Commissioners Cheng, Schreiner & Jinkerson NOES: None This item will appear on the City Council consent calendar February 18, 1998. 3.3 LANDS OF JA1N, 28510 Matadero Creek Lane (9-97-ZP-SD-GD); A request for a Site Development Permit for a new residence. The Planning Director introduced this item indicating information was provided by the Matadero Creek Architectural Review Committee. Commissioners Schreiner and Gottlieb disclosed they had visited the site and spoke to the neighbors on both sides of the proposed project. Commissioner Schreiner provided some history regarding the Matadero Creek Subdivision and basically how the numbers were calculated (excluding easements). Glen Cahoon, 296 Kansas Way, Fremont, project architect, stated that they have worked very hard to accommodate the neighbors, redesigning different times. He discussed the siting of the house, moving it back 10 feet from the northerly property line, the natural back screening (Page Mill Road side), the plan for additional plantings to enhance the natural setting, roof line four feet above the road, setting into the hillside, the single story front element, 400 to 500 square feet of outdoor area, and the northerly neighbor's privacy issues. Bob Stutz, Pathway Committee, restated the committee recommendations. Sandy Humphries, reemphasized the Environmental Design Committee recommendations. Bob Lefkowits, 28515 Matadero Creek Lane, thanked the project architect for working with their concerns. However, he felt the house was too big for the small lot and low development area figures. He did not feel the outdoor living area was sufficient. He suggested moving the first and second floors back which would help their view from the 440 nook area or shrink the length of the house, rotating it, and lowering the roof line 440 Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 6 Mr. Jain, Los Altos, applicant, discussed the outdoor living area. He noted that if the second floor did not count, they would have more area available. He did not feel the Madadero Creek Subdivision rules have been applied consistently. He further addressed the outdoor living area, stating the property cannot support a pool. He has 475 square feet of outdoor living area which is all he needs. Mrs. Jain, Los Altos, applicant, discussed the project preferring it either be approved or denied tonight as the plans conform with the CC&R's and Town ordinances. Connie Lefkowits, 28515 Matadero Creek Lane, was concerned with the impact to her kitchen, nook and patio areas. Glenn Cahoon stated the house meets all issues raised by the neighbors and the subdivision numbers. He agreed with the disclosure statement (condition #9) as long as it can be changed if the City Council determines that the second floor does not count. Peggy Romer, 10632 Magdalena Avenue, stated the neighbors needed to realize if they were living next to an empty lot, someone would eventually develop it. She voiced support of the project. 4/ Rick Ettinger, 28520 Matadero Creek Lane, referred to the Committee's memo dated January 26, 1998. He stated the project as proposed meets both the Matadero Creek subdivision numbers as well as the Town numbers. The outdoor area proposed is adequate and the other concerns mentioned could be considered. Bill Riffle, 28525 Matadero Creek Lane, encouraged the applicants and neighbors to focus on the issues, not on the history, and move forward. CLOSED PUBLIC HEARING Discussion ensued regarding the design as proposed. Commissioner Jinkerson disclosed he had spoken to Mrs. Jain approximately four months prior. He felt the Matadero Creek Architectural Review Committee should review the plans first. The project does meet the numbers, but he felt it could be nestled, and shifted for privacy concerns (Lelkowits), and he would like to modify condition #1 to reserve some development area by reducing the house size (600-1000 square feet). Commissioner Cheng had visited the site, voicing support for the project. She felt it fit in well, and the side setback has been increased from 30 feet to 40 feet to accommodate the neighbor. She did not feel there was a problem with the design or the amount of development area. Commissioner Schreiner was concerned with the house not stepping on a 22% slope. A simple solution which would address the guidelines and the neighbors would be by nestling the house across the entire back side (four to five feet) which would also reduce the development area figures. Chairman Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 7 Gottlieb would like to see the back of the house articulated more by nesting which would break up the mass and address the neighbor's privacy issues. Mr. Cahoon would prefer approval as designed. Mrs. Jain stated nothing has been acceptable to the neighbors. This design is within the CC&R's. She does not want to change anything. MOTION SECONDED AND PASSED: Motion by Chairman Gottlieb and seconded by Commissioner Schreiner to approve the Site Development Permit for a new residence, Lands of Jain, with the following additions/changes to the conditions of approval: the main floor shall be set back a minimum of five feet from the lower level wall plane. AYES: Chairman Gottlieb, Commissioners Jinkerson & Schreiner NOES: Commissioner Cheng This item will appear on the City Council consent calendar February 4, 1998 Brief break at 11:15 p.m. 3.4 LANDS OF CONGREGATION BETH AM, 26790 Arastradero Road (189-97-ZP-SD-CUP-ND); Proposed Conditional Use Permit and Site Development Permit for the construction of a 7,050 square foot multi- purpose building, additions of 4,225 square feet of classroom and administrative buildings, and 142 new parking spaces, to an existing religious facility; and Proposed Negative Declaration. CONSENSUS: To take public input only, continuing this item to the February 11' meeting. The Planning Director introduced this item noting the receipt of three letters: (1) Congregation Beth Am addressing the limitation on the size of the Congregation, the rules of operation, the hours of use for site activities, no outdoor sound amplification allowed, and noise levels; (2) Heinz Erzberger suggesting nine recommendations for consideration; and (3) a letter of support from the Janklow family. The Planning Director had provided the Commission with conditions of approval for Fremont Hills Country Club, St. Nicholas School, and Chapel of the Hills. It was not known if the Commission could legally limit membership. OPENED PUBLIC HEARING Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 8 Richard Block, Rabbi, Congregation Beth Am, expressed a desire to proceed with the project which will provide them with additional classrooms, a gathering space for meetings, and additional office space. He discussed the 40 year history of the site, and not wanting to accept a limitation on membership or a requirement that they seek permission to expand membership which has been addressed in his letter of January 27, 1998. The social hall is a gathering place used mainly for education. The expansion will spread the activities over the area and should not impact neighbors. Rob Steinberg, project architect, discussed the three components: multipurpose building, classrooms and administrative building, and new parking spaces with the reorganization of parking circulation. He further discussed the following: additional screening; the use of the same roof line; design elements; a modest proposal for the maximum numbers allowed; maximum required puking per Fire Code; and not imposing from Arastradero Road. Commissioner Schreiner asked what was the total capacity of the classrooms and the multipurpose building. The number was not known. Ric Rudman, Facilities Committee Chairman, Congregation Beth Am, discussed their obligations to neighbors, keeping them informed and addressing their concerns. They would prefer this project not modeled after the Jewish Community Center, but modeled after a church as it is a house of worship. He asked for support as there is a time urgency with the start of construction. Katie Buzbee, 27201 Fremont Road, voiced concern regarding drainage improvements adjacent to Beth Am. Heinz Erzberger, 13457 Thendara Lane, reiterated concerns addressed in his letter of January 28, 1998 noting the following recommended suggestions: (1) issue a use permit requiring periodic review along the lines developed by the City of Palo Alto for the operation of the Jewish Community Center on Armtradero Road. The use permit should enumerate permitted activities, hours of operation, noise levels, etc. and an enforcement mechanism. (2) Establish a time table for splitting the congregation to achieve the membership levels promised by the congregation during the original variance hearings. (3) Prior to construction, build a durable wooden sound/privacy wall 6 'h feet in height along the Thendara/Beth Am boundary. (4) Minimize intensity of lighting in all area and shut off lighting in the new parking lot by 11:00 p.m. (5) Set a monthly limit on the number of social hall events involving catering of meals, food preparation in the kitchens, alcoholic beverage service and amplified music performances (11:00 p.m. limit). Limit the hours of operation from 9:00 a.m. to 10:30 p.m. (6) Restrict use of social halls to life cycle events of congregants only. (7) Schedule no more than one social hall event per day. (8) Develop a definite control procedure for selectively limiting traffic along the perimeter road by restricting access to specific classes of drivers (i.e. staff, rabbi, handicapped). (9) Add a `, driveway connecting the east and west segments of the perimeter road, along the south side Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 9 of the new classroom buildings, in order to reduce perimeter road traffic and parking lot circulation traffic. He stated the summer months are the noisiest as the doors are open due to the heat. He suggested installing air conditioners so doors remain shut to reduce noise levels. Rabbi Block discussed activity usage and rules on weekend activities. The problem appears to be with amplified noise. A reasonable number of events is unknown. It would be hard to limit catered services. Chairman Gottlieb noted a condition placed on the Fremont Hills Country Club Use Permit so alcohol would not be served later than one hour prior to the end of an event. CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Cheng to continue the proposed Conditional Use Permit and Site Development Permit for the construction of a 7,050 square foot multipurpose building, additions of 4,225 square feet of classroom and administrative buildings, and 142 new parking spaces, to an existing religious facility; and proposed Negative Declaration, Lands of Congregation Beth Am, to the February 11' meeting. Additional information shall be F provided regarding the following: maximum capacity, drainage, City Attorney opinion �y regarding restricting synagogue membership (maximum numbers); hours of operation, and calendar of events. AYES: Chairman Gottlieb, Commissioners Cheng, Jinkerson & Schreiner NOES: None 4. OLD BUSINESS 4.1 Report from subcommittees -none 5.1 Joint Work Session with City Council: Tuesday, February 10, 1998, at 6:00 p.m. Commissioner Cheng will not be able to attend. 4 Planning Commission Minutes Approved 2/11/98 January 28, 1998 Page 10 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for January 21, 1998, Commissioner Schreiner, reported on the following items: approval of agreement for professional planning services to prepare update to the Town's General Plan; acceptance of Subdivision Improvements, Lands of WytheNitu; response to letter from Mr. and Mrs. Conrad, Becky Lane, concerning sewer issues; discussion of providing assistance to residents in accessing tapes of meetings; and request for a two -lot subdivision and proposed negative declaration, Lands of Zatparvar. 6.2 Planning Commission Representative for February 4, 1998- Cheng 7. APPROVAL OF MINUTES 7.1 Approval of the January 14, 1998 minutes PASSED BY CONSENSUS: To approve the January 14' minutes, with minor corrections as noted by the Planning Director. 8. REPORT FROM THE SITE DEVELOPMENT HEARINGS- JANUARY 27. 1998 8.1 LANDS OF GOLDSOBEL, 14415 Miranda Court; A request for a Site Development Permit for a landscape plan. Approved with conditions. 8.2 LANDS OF ESTES, 12153 Padre Court; A request for a Site Development Permit for a minor addition, and Variance to exceed maximum floor area. Approved with conditions. ADJOURNMENT The meeting was adjourned by consensus at 1:30 a.m. Respectfully submitted, - Lam Lonberger Planning Secretary