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HomeMy WebLinkAbout04/22/1998v Minutes of a Regular Meeting Approved 5/13/98 Town of Los Altos Hills PLANNING COMMISSION Wednesday, April 22,1998,7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes ( 2 ) #8-98 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Gottlieb, Commissioners Schreiner, Cheng & Jinkerson Absent: Commissioner Aurelio Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Lam Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None 3. PUBLIC HEARINGS 3.1 LANDS OF WONG, 14470 De Bell Road (268-97-ZP-SD-GD); A request for a Site Development Permit for a new 4,363 square foot residence with an attached 651 square foot three -car garage (continued from April 8, 1998). An existing pool and cabana will remain on the site. This item has been continued to the May 13, 1998 agenda at the request of the applicant. 3.2 LANDS OF HARARL 12580 Miraloma Way (6-98-ZP-SD); A request for a Site Development Permit for a new 6,160 square foot two story residence with a maximum height of 26 feet, and a sport court (continued from April 8, 1998). Commissioner Cheng stepped down from the public hearing due to the proximity of her residence to the proposed project. Although Chairman Gottlieb's residence is within 2,500 feet, she stated no conflict due to her existing property restrictions. A memo from Greg Benton, project architect, was provided with additional information regarding changes to the project. Planning Commission Minutes April 22, 1998 Page 2 OPENED PUBLIC HEARING Approved 5/13/98 Steve Harari, 417 Monroe Drive, Palo Alto, applicant, thanked the planning staff for processing the revised plans in a timely manner. When he purchased the property in August, 1997, they were aware of the concerns of the neighbors. He has met with the neighbors, and he felt they have been responsive to their issues. The sport court is really a small play surface for his small children which will not be fenced. His neighbors have voiced interest in changing the shape of the play surface to make it more interesting which he does not oppose. He could cut off the comers which would also decrease the hardscape. He would prefer a hard surface given the proposed use. He further stated that the house has been reduced by 272 square feet which will lessen the profile of the house by the use of design efficiencies and better space utilization. Michael Layne, project architect, stated the bulk on the second story has been reduced and he felt they have complied with requests made at the previous meeting. Chairman Gottlieb questioned the previous request for lowering the elevation of the front entrance as this site will be very prominent with the majority of the trees removed. Mr. Layne noted the front window is now a 6 foot high window rather than 9 feet high front window, indicating the entry of a house should have some definition. Tina Daanohay, 12171 Hilltop Drive, neighbor, stated she has attended all of the meetings associated with this site. She voiced appreciation and thanks for the Planning Commissioners time and their efforts in the planning process. David Gielow, 12595 Miraloma Way, was very impressed with the house design, and welcomed the applicants into the neighborhood. Emily Cheng, 24595 Voorhees Drive, voiced support of the project. She felt they have complied with the previous requests. Sandy Humphries, Environmental Design and Protection Committee, made a correction to the previous minutes, page 5, which indicated she requested the 36' pine tree near the front walkway be saved. It was actually the oak tree (12 inches in diameter) to the right of it that she would like saved as well as the oak trees to the right of the Monterey pines which are not plotted on the plan. Robert Mowat, 330 Townsend Street, San Francisco, project landscape architect, stated the existing oak tree is plotted on the site plans, labeled "non -ordinance regulated oak tree to be removed." He further stated they have been working with the neighbors to provide a conceptual landscape plan. Final landscape locations will be reviewed with the neighbors. v Planning Commission Minutes April 22, 1998 Page 3 Approved 5/13/98 4W Chairman Gottlieb felt the front portion of the house was very visible and massive. She asked if they could save the 24" pine tree temporarily until the rest of the landscaping takes hold to screen the home. She also asked if they would consider planting a 36" oak tree in the driveway circle. Mr. Mowat stated there was no problem with keeping the 24" pine tree. As far as the request for a 36" oak tree, he cannot answer for the applicants. It was noted in condition #2, that at least three native oak trees are required to be planted with the landscape screening if the 10" oak is removed during construction. CLOSED PUBLIC HEARING Commissioner Jinkerson stated Chairman Gottlieb had previously requested removing or at least lowering the front two-story vertical element below the roof ridge. There was also a discussion regarding the prominent height of the window, requesting it be consistent with the other front windows. It does not appear these changes have been made. Chairman Gottlieb felt if the window was lowered further, it would reduce the mass and the bulk of the house. Commissioner Schreiner discussed drainage requirements of sheet flow over this property, and the concerns of the neighbors regarding drainage from the sport court. She also commented on the remaining development area on this property. She asked what could be done to mitigate the drainage off of the sport court and/or any other future surface. The assistant engineer commented normally the Town requires handling drainage on the site rather than sending it to the road. Sheet flow on the site allows the water to soak in. Robert Mowat, project architect, stated originally they had proposed a French drain along the edge of the play surface between the court and the neighboring yard. He missed the fact that it did not show on the engineer's plan. He provided a sketch of the French drain on the screening plan which will take cue of some of the sheet flow to help the water percolate in further. They are trying to keep the water on-site. The surface of the turnaround (pavers) within the circle will help the drainage situation also. Further discussion ensued regarding drainage on-site and around the area with comments from the assistant engineer and Mr. Gielow, a neighbor, who felt all the water coming onto Miraloma Way was from the above property. Emily Cheng also spoke on the drainage situation in the area. Commissioner Schreiner discussed the basement wall noting agreement with the requirement in condition #1, that the retaining wall at the south side of the lower level patio be constructed with a stone veneer and a planter to mitigate the off-site view of the wall. The requirement for the sport court to be constructed with a semi -permeable material should be deleted from condition #1 due to the proposed use. She would like to add to the condition for additional drains to be placed around the sport court as previously noted (French drain along the edge of the play surface between the court and the neighboring yard). The Planning Director noted that this is not a typical basement as the area is Planning Commission Minutes April 22, 1998 Page 4 Approved 5/13/98 included in the floor area figures. On one side, the wall is broken up with two walls and a planter between them. Commissioner Schreiner shared the concern regarding the vertical element of the second story (entry element). It was clarified that the applicant could work with staff to delete the gable, trying to create a roof line and windows to match the other windows on the second floor. Chairman Gottlieb referred to Mr. Cruichshank's letter and the request for the sport court to be moved off the property line and closer to the house to lessen the impact to the neighbors. Mr. Haran agreed with this change. The landscape architect stated the move may require a small retaining wall. It was agreed that the applicant can work with staff regarding moving the court closer to the house with minimal disturbance to the natural landscape with a possible retaining wall of no more than one foot in height, and a change to the shape for a more natural appearance (eliminate square edges). The circular driveway shall be pavers rather than asphalt. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to approved the Site Development Permit for a new 6,160 square foot two story residence, and a sport court, Lands of Haran, with the following additions/changes to the conditions of approval: condition #1, delete the requirement for the sport court to be constructed with a semi -permeable material; add that the circular driveway shall be pavers rather than asphalt; change to the shape of the sport court for a more natural appearance (eliminate square edges); move the sport court closer to the house with minimal disturbance to the natural landscape with a possible retaining wall of no more than one foot in height; work with staff regarding more drainage mitigation mound the sport court; add to condition #2 to work with staff to save the Monterey pine until after construction to provide screening until the house is built; the landscape screening plan shall include a 36 inch box tree to be located in the center of the circular turnaround; and revise the second story element above the entry to match the remainder of the second story, deleting the gable, matching the roofline and other windows. AYES: Chairman Gottlieb, Commissioners Schreiner & Jinkerson, NOES: None ABSTAIN: Commissioner Cheng (stepped down) ABSENT: Commissioner Aurelio This approval is subject to a 21 day appeal period. 3.3 LANDS OF HILL & CHAMBERS, 12051 & 12101 Stonebrook Drive (31- 98 -LLA); a request for a lot line adjustment. This item has been continued to the May 13, 1998 agenda at the request of the applicant. Vol Planning Commission Minutes April 22, 1998 Page 5 Approved 5/13/98 3.4 LANDS OF HUANG, 27760 Sherlock Road (250-97-ZP-SD-GD-CDP- VAR); A request for a Site Development Permit for a single story (19 feet in height) addition and remodel, with 579 square feet of new floor area; and a Variance to exceed the maximum development area and maximum floor area, locate the garage in the setback, locate required parking in the setback, and grade within 10 feet of the property line. The Planning Director introduced this item by noting the receipt of a letter from Mr. and Mrs. Dewar who voiced support of the project. Mr. Williams provided a table of comparison information regarding other conditional development projects which have been approved by the Commission, as well as how the project MDA and MFA would change if the private driveway easement were not excluded from the calculations. Commissioner Schreiner discussed non -conforming issues, site constraints, and a tear down versus an addition. It was noted that staff had consulted with the Town attorney regarding the nexus for requiring additional right of way when the net addition is under 900 square feet. The attorney believed that requiring both dedications would be excessive and that the dedication of the additional right of way for Moody Road would be appropriate. The Planning Director noted there are not too many ways to shift the structures around to make it much less non -conforming as there is only a small little 4 triangle of conformity left on this property given the setbacks. Commissioner Jinkerson disclosed that he had spoken to the former tenant who indicated the house was full of dry rot. The size of the garage is now 371 square feet; the proposed new garage is proposed at 452 square feet resulting in less non -conforming footage. The property line actually goes eight feet over Sherlock Road. Due to the grade, it would be a major event to move the road. Further discussion ensued regarding dedication of right of ways by the Planning Director. He noted the strongest arguments for a variance would be the fact that the property is bounded on four sides by easements or right of way that is being counted against their allowable development. OPENED PUBIC HEARING Randy Grange, project architect, stated they have been working on this 80 year old property project for two years. He discussed the change to the current garage which is totally within the setback with the new garage with a less encroachment. Since they considered this a minor addition, they did not take into consideration a request for a road dedication on Moody Road. The design conforms to what the setback would have been if the road dedication were not required. He felt the project was straight forward and minimal. He could not imagine the structure being any smaller nor larger given the location. Planning Commission Minutes April 22, 1998 Page 6 Approved 5/13/98 Commissioner Schreiner asked why they needed 10 skylights for an 1,800 square foot house. Mr. Grange responded the skylights were to make the house appear bigger and lighter inside. The skylight number could be adjusted if necessary. Howard Nelson, 27751 Moody Road, voiced support of the project stating this was the best possible design. He further discussed the homeowners association who maintains the road. He did not feel the road would ever need to be widened. Also, he was not concerned with the number of proposed skylights. Katy Stella, Pathway Committee, confirmed the dedication of the pathway easement over Sherlock Road (condition #21). Amy Pearl, 27381 Moody Road, voiced support of the project. Nancy Nelson, 27751 Moody Road, voiced support commenting it would be nice to see this site improve. CLOSED PUBLIC HEARING Commissioner Schreiner was concerned with a variance to exceed the floor and development figures, and with the number of proposed skylights although she agreed that the proposal will be a vast improvement to the current condition. She asked for discussion regarding the proposed development area. Commissioner Cheng felt they have done a goodjob with the design considering the lot constraints. She supported the requested floor and development area figures. This is a secluded area. The neighbors are not cwncemed with the number of skylights and she would support the project as submitted. Commissioner Jinkerson stated he has had many of his original concerns addressed. Even though he has voted against other variance requests, the difference in this project is that this site has a road way going right through the property. The restrictions on this property are enormous. He was troubled by the deck, however, there is not much you can do with the deck. Under the circumstances, it is acceptable. He would prefer a reduction in the development area by 200 square feet, however he was not sure how this could be accomplished. He felt this was a visible site and the number of skylights excessive especially the six skylights on the southeast side of the property. It was noted a disclosure statement would need to be added to the conditions of approval regarding the proposed floor and development area figures. The figures area acceptable due to the circumstances of being surrounded by road easements on all four sides and the fact that there is not much of a building envelope. Chairman Gottlieb agreed. She did not feel they could reduce the development area further. She did feel the house was nicely designed. She was concerned with the garage location but will leave it to the engineers to review when the old garage is removed. Discussion ensued regarding the effects of skylights. Planning Commission Minutes April 22, 1998 4W Page 7 Approved 5/13/98 MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Schreiner, seconded by Commissioner Ankerson, and amended, to approve the Site Development Permit for a single story addition and remodel, and a Variance to exceed the maximum development area and maximum floor area, locate the garage in the setback, locate required parking in the setback, and grade within 10 feet of the property line, Lands of Huang, with the following additions/changes to the conditions of approval: add to #6, that the skylights on the southeast roof area of the house shall be reduced to total not more than 5,000 square inches in area (approximately 35 square feet); and a disclosure statement shall be recorded stating that the floor area and development area established for the property under this permit is close to the maximum floor area currently allowed by the Town. AYES: Chairman Gottlieb, Commissioners Cheng, Jinkerson & Schreiner NOES: None ABSENT: Commissioner Aurelio This approval is subject to a 21 day appeal period. 4. OLD BUSINESS 4.1 Report from subcommittees. The General Plan Committee meeting discussing the Circulation Element was held April 16". The next meeting will be held May 12, 1998. 5. NEW BUSINESS 5.1 Commissioner Jinkerson was appointed as Planning Commission Liaison to the Environmental Design and Protection Committee. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for April 15, 1998, Commissioner Cheng, reported on the following items: approval of Quarry Hills Subdivision Tract Map #8872, approval of a subdivision improvement agreement and approval of a conservation easement agreement, Lands of Vidovich. The Planning Director reported on the following: approval of revised Personnel Rules and Regulations, and Compensation and Benefits Plan; and operational review of the Building Department by the International Conference of Building Officials. Also discussed were the Town color board as it related to a project on Miranda Court. 6.2 Planning Commission Representative for May 6" - Schreiner Planning Commission Minutes Approved 5/13/98 April 22, 1998 Page 8 7. APPROVAL OF MINUTES 7.1 Approval of the April 8, 1998 minutes PASSED BY CONSENSUS: To approve the April 8 minutes, with Commissioner Aurelio absent. REPORT FROM THE SITE DEVELOPMENT HEARING -APRIL 21. 1998 8.1 LANDS OF WONG, 12100 Oak Park Court (lot 9) (48-98-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions April 21, 1998. 9. ADJOURNMENT The meeting was adjourned by consensus at 9:25 p.m. R pectfullysubmitted, ani Smith Planning Secretary