HomeMy WebLinkAbout06/23/1998Minutes of a Regular Meeting Approved 7/8/98
Town of Los Altos Hills
PLANNING COMMISSION
Tuesday, June 23, 1998, 7:00 p.m.
Council Chambers, 26379 Fremont Road
cc: Cassettes ( 3 ) #12-98
1. 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 Schreiner, Aurelio & Jinkerson
Absent: Commissioner Cheng
Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne
Davis, Planner; Lani Smith, Planning Secretary
2. REORGANIZATION OF THE PLANNING COMMISSION
CONSENSUS: continue to the following meeting for a full commission.
3. PRESENTATIONS FROM THE FLOOR -None
4. PUBLIC HEARINGS
4.1 LANDS OF DANVER, 13474 Robleda Road (34-98-ZP-SD); A request for a
Site Development Permit for a 279 square foot addition on the first floor, an 841
square foot addition on the second floor, a new carport, and remodel of an existing
residence. The maximum height would be 22 feet, six inches.
The Planning Director introduced this item by discussing/clarifying the following issues: the
access easement shared by the applicant and two other properties could be abandoned beyond the
point where this driveway splits to the applicant's and the adjacent neighbor's property; the
backup out of the carport (minimal amount allowable) workable, although not an ideal situation;
and the adequate backup area already on site so no additional area will be requested by the fire
department. The assistant engineer noted two locations on site which have been widened to 20
feet creating a hammerhead for a fire truck turnaround. The fire department does require a 14
foot wide road out to Robleda Road which has been met.
OPENED PUBLIC HEARING
Planning Commission Minutes Approved 718198
June 23, 1998
Page 2
Lou Dorcich, Soquel, project architect, commented that they are matching the existing style of
the home with a split level appearance so the heights would be as low as possible. The existing
circular drive has been modified for parking and to provide an area for screening. They have
worked closely with the fire department to provide the turnaround which fits their needs. He
questioned condition #23, requiring an automatic residential fire sprinkler system or a new fire
hydrant. They would like to have options as to how to provide proper water flow, and if still
required, do they need to provide sprinklers throughout the house or just for the new
construction. He also stated they would be responsible for the portion of the driveway that abuts
this property only since the existing private drive is quite lengthy and the fire department uses it
now without complaint. They were willing to improve the portion they are responsible for but
less willing to repave the entire length of the drive.
The assistant engineer noted that the portion of the drive that the fire department is
recommending to be 14 feet wide is just on this property. The reason they are not requiring it all
the way to Robleda Road is due to the size of the addition. The Planning Director noted
condition #23 stipulates that the applicant may propose alternate means of achieving an
acceptable water supply in lieu of sprinklers, subject to approval by the fire department. He also
noted that when they review requirements for pathway dedications, etc., they are looking at 900
square feet or more of incremental development. This project, although it has approximately 900
square feet of additions with deletions in some areas, the net increase is 174 square feet over the
existing area. He did not feet it was appropriate to request widening of the road due to the net
size of the project.
Commissioner Schreiner asked for clarification regarding the carport. Mr. Dorcich stated the
existing garage is being removed and the carport constructed in its place. The cars in the carport
will not be visible coming up the drive. The retaining walls are approximately five feet high,
only visible from inside of the carport, and the new five foot wall is by the store room. Mr.
Dorcich continued noting they have worked hard to minimize the retaining wall at the driveway.
It is possible to reduce it but with much more excavation. There is a 2% to 5% slope going into
the carport. There are no large trees to be removed, only shrubs. For the record, the neighbor in
attendance has no problem with the project as proposed.
CLOSED PUBLIC HEARING
Commissioner Jinkerson discussed the issue of the 14 foot common driveway noting he
understood the net square foot addition, however, there is a substantial increase in use of the
residence. To be consistent throughout the Town, he felt more thought was needed. He voiced
concern with carports, in general. The subject of carports, and the possibility of eliminating
them, and if there should be a minimum number of garage spaces was discussed at a previous
joint City Council and Planning Commission meeting. He felt carports should be eliminated.
The choices here are more living area, and maxing out on development area for the three car
4L carport. He was not sure this was the best use of the space. There was a potential of impacting
W the neighbor with the carport opened on the sides. Commissioner Aurelio agreed asking when a
Planning Commission Minutes Approved 7/8/98
June 23, 1998
Page 3
carport becomes a garage. Commissioner Schreiner also voiced concerns with carports because
of the possibility of a future variance requesting enclosure of the carport. Currently a carport
only counts toward development area. Chairman Gottlieb agreed that many applicants return
with a variance request to convert a carport into a garage. She felt carports should also count in
the floor area calculations. However, this is not currently code.
Discussion ensued regarding fire department requirements, and the carport. Commissioner
Aurelio asked the Planning Director what restrictions could be placed on this project prohibiting
the conversion of the carport to a garage at some later date. The Planning Director stated they
could not attach any condition that would in any way restrict future Planning Commissions or
City Councils from considering a request. They could add wording to the disclosure statement
(condition #9) indicating converting the carport to a garage would exceed those maximums. For
the record, it was noted that the Commission would approve the project although they had
concerns with the carport, specifically, the possibility of a variance to convert the carport to a
garage at a later date. The project could be approved as the ordinance, as written, allows carports
for required parking.
MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Schreiner,
seconded by Chairman Gottlieb, and amended to approve the Site Development Permit for a
second story addition, new carport and remodel of an existing residence, Lands of Danver, with
4 the following additions/changes to the conditions of approval: add to condition #9, that
"converting the carport to a garage would exceed those maximums."
AYES: Chairman Gottlieb, Commissioners Aurelio & Schreiner
NOES: Commissioner Jinkerson
ABSENT: Commissioner Cheng
This item will appear on the City Council agenda July 15, 1998.
4.2 LANDS OF ZATPARVAR, 25461 Fremont Road (100-98-ZP-SD); A request for
a Site Development Permit for a one story, 6,290 square foot residence, with a
maximum height of 23 feet, a 1,000 square foot attached garage, and a swimming
pool.
The Planning Director introduced this item by addressing concerns regarding one large pine tree
to be removed which would provide screening from the corners of Robleda and Fremont Road.
The applicant may be able to indicate whether the tree can be protected during construction. He
continued stating condition #7 requests one light be deleted at the family room. The applicant is
requesting the light remain as the three proposed lights are low wattage and recessed under the
eaves.
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Planning Commission Minutes Approved 7/8/98
June 23, 1998
( Page 4
Commissioner Schreiner asked for clarification regarding FEMA requirements, the location of
the fill, and how much fill is required to get the structure above the flood plain, and what are the
requirements. The assistant engineer indicated on the plan the darkened line which goes through
approximately the center of the house. This is an estimate as to where the 100 year flood level
would be. The elevation of that flood level for this residence would be at 177.0 feet which is
where they have placed their pad. The existing grade at that location varies from 176, 178, and
179. The 177 foot elevation would be required for the pad of the house. The Town and the
Santa Clara Valley Water District requires the finished floor of the residence be one foot higher
than the flood elevation. The minimum finished floor elevation would be 178. The residence is
shown at 179.5 for a little margin of safety. She further indicated the areas of four foot fills as
mentioned in the staff report. The Planning Director stated the house height will be 23 feet from
existing grade. Commissioner Jinkerson questioned the location of the driveway which is at least
100 feet from Robleda and Fremont Roads, the portions of the driveway within the side setback,
and the hammerhead by the garage in front of the house.
OPENED PUBLIC HEARING
Nader Zatparvar, 410 Juanita Way, Los Altos, applicant, discussed the structure height (23 feet),
the staff report relating to the 4 feet of fill, trying to save trees and screening by pushing the
house south 5 to 10 feet, the proposed three low wattage recessed lights, and the location of the
garage. Originally, the garage was proposed on the Robleda Road side of the property but it
would have been very exposed. Commissioner Schreiner asked the applicant if he had ever
considered a different style (`L" shape) to reduce the mass and bulk which is visible from
Fremont Road. Mr. Zatparvar replied the proposed location takes advantage of the existing
driveway area and screening. He further discussed the location of the pool equipment.
Ed Dobbs, 13815 Barton Court, discussed drainage, the flood plain on the south side of the
property, and the public utility easement which needs to be kept clear.
Tom Mandle, 25435 Fremont Road, wanted to make sure there were no property elevation
changes other than where the footprint of the house is located.
CLOSED PUBLIC HEARING
Commissioner Schreiner was concerned with a length of the house (140 to 150 feet) on Fremont
Road which is a scenic road, although the height is only 23 feet and set back on the lot from
Fremont Road. She suggested moving the house back further 5 to 10 feet or flipping the house
so the garage is on the other side coming in with only one driveway onto Robleda Road. This
would leave all of the front area for landscaping. Commissioner Aurelio questioned the position
of the garage and the proposed colors preferring earthtones. The Planning Director noted it
would have been his recommendation for the garage not to come off Robleda Road as it is the
open side of the property with very little screening. There is screening with large trees on the
Fremont Road frontage. It is staff's opinion to keep the garage hidden in the proposed location
rather than putting pavement in the garage area facing and accessing Robleda Road. He
Planning Commission Minutes Approved 7/8/98
June 23, 1998
Page 5
4W suggested stronger language in the conditions of approval to protect the existing trees for
screening purposes. The original driveway off of Fremont Road is being retained and an
additional driveway near Barton Court where there is screening, not facing Robleda which is a
scenic road.
Mr. Zatparvar stated the entire house will be earthtones, and he can push the house 10 feet to the
south, if recommended. Most of the houses in the area are two story. There is an area across the
street from this project on Fremont Road which he volunteered to plant with some evergreen
trees to screen the Los Altos houses and make the Los Altos Hills side look much nicer.
Commissioner Jinkerson preferred the original idea of having the garage coming off of Robleda
Road which would reduce the amount of pavement. He further questioned the proposed
turnaround by the circular driveway. Mr. Zatparvar responded it was for on-site parking as street
parking is a problem in the area. He commented on changing the garage location noting if the
plan was reversed, they will be losing screening trees and privacy. Also, only half of the garage
door will be seen from Barton Court. This is a busy area. Screening is important.
Chairman Gottlieb noted the road dedication on Robleda and Fremont Roads needs to be added
to the conditions of approval. She would like the house moved 5 feet towards Robleda Road to
get it away from Barton Court and 7 to 10 feet back to help mitigate the house from Fremont
Road. She also asked that earthtone colors be added to the conditions of approval (#5). The
applicant agreed to the moves to save the pine trees. Commissioner Aurelio commented that the
entry way is directly in front of the driveway. He would like to minimize the entry way by
lowering the height or reducing the width or a combination of both. The applicant noted by
moving the house back 5 feet, you will not see all of the entry way as it will be behind trees.
Commissioner Jinkerson suggested a reduction of the entry way to 18 feet, moving the house
back 10 feet, eliminating the hammerhead, moving the house towards Robleda Road 5 feet to be
neighbor friendly to Barton Court neighbors, maximum height of 23 feet, require earthtone
colors, and add to the conditions of approval the road dedication on Fremont and Robleda Roads.
The Commission agreed with the applicant's request for the three lights at the family room
(recessed, low wattage). Commissioner Schreiner emphasized the reasons for asking for all of
the changes which was due to the visibility of the site which is at the comer of two scenic roads
and at the entry to Los Altos I -fills.
The assistant engineer provided the wording for two additional conditions which were omitted
from the recommended conditions of approval, in addition to the road dedication condition.
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Planning Commission Minutes Approved 7/8/98
June 23, 1998
( Page 6
MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by
Commissioner Schreiner, to approve the Site Development Permit for a new residence and pool,
Lands of Zatparvar, with the following additions/changes to the conditions of approval: add the
three conditions as noted by the assistant engineer (dedication of right of way over Fremont Road
and Robleda Road; connect to the public sanitary sewer; and sewer main construction); the house
shall be moved 5 feet from Barton Court and moved an additional 10 feet back from Fremont
Road; removal of the hammerhead in front of the house; the house height shall be no greater than
23 feet above the existing grade or building pad, whichever is lower; the chimneys shall be the
minimum height per UBC, paint colors shall be earthtones; the front entry way shall be reduced
to 18 feet in height; and add to #7 that one light shall be deleted at the family room unless all
three lights at that location are recessed into the eaves.
The Commission clarified the reasons for the additions and changes to the conditions of approval
which included: the high visibility, the entrance into the Town, and located on a corner of two
scenic roads.
AYES: Chairman Gottlieb, Commissioners Aurelio, Schreiner & Jinkerson
NOES: None
ABSENT: Commissioner Cheng
4 This item will appear on the City Council agenda July 15, 1998.
Brief break at 8:55 p.m.
4.3 LANDS OF YEH, 24055 Jabil Lane (30-98-ZP-SD-GD); A request for a Site
Development Permit for a new 5,335 square foot residence, with a maximum
height of 27 feet, a gazebo, and a swimming pool.
The Planning Director introduced this item, clarifying for the Commission that the development
area was over by approximately 600 square feet. Chairman Gottlieb questioned the height of the
gazebo in relationship to the highest portion of the site.
OPENED PUBLIC HEARING
Kevin Chiang, 854 Hillview Drive, Milpitas, project architect, provided information by way of
an overhead presentation of the project, a model of the project (slope and elevation not to scale),
and an illustration of the current one story house with an overlay of the new structure. Items
addressed included: the unique site; following contour lines; the importance of the proposed
living area layout; orientation for energy efficiency; providing the best use for the site; contact
with neighbors without any objections; proposed fencing to keep the deer out; staff
recommendation to drop the height by 2 feet unwarranted; objection to pathway request;
coordination of fence with their neighbor (Allison); the driveway entrance around to circular
area; the new 2 to 3 foot retaining wall to help drainage, replacing the existing retaining wall; the
height of the structure (27 feet); and the flat pad area for the gazebo.
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Planning Commission Minutes Approved 7/8/98
June 23, 1998
Page 7
Commissioner Schreiner asked if they were leveling out the area between the gazebo and the
retaining wall. She emphasizing the Town tries to keep the coral topography as much as possible
and she would prefer a natural contour leading into the house. They should keep the area as
natural as possible with little disturbance. She noted from the rendering there appeared to be a
three story element on four sides of the residence. Also, she would like to see a great deal more
area between the driveway, the circular driveway, and the house to provide room for landscaping.
Mr. Chiang continued noting the surrounding trees which will provide screening of the site.
They plan to use grasscrete on the driveway and turnaround area to reduce the total development
area figures.
Bing Yeh, 24055 Jabil Lane, applicant, asked for clarification regarding the Master Pathway
Plan, the pathway request, and the purpose of the pathway, all of which was answered by the
Planning Director.
CLOSED PUBLIC HEARING
Commissioner Aurelio felt this was a beautiful design for a city house. He referred to and quoted
from the Design Guidelines, in particular, efforts to preserve the Town's open, natural
atmosphere and rustic appearance. This particular development should have spent more time
with staff before being brought to the Planning Commission as there are so many areas which
need modification. He suggested working with staff on a modification of the present plan or a
complete redesign of the project.
Commissioner Jinkerson agreed. He addressed the following items: the fence should be either
4'h feet at the proposed location or moved back on the site; the pathway is a part of the Master
Plan which is an important part of the community; the driveway should be as close to 14 feet in
width as possible; the gazebo in its proposed location should be approximately 12 feet in height
at the proposed elevation; the chimneys should be the minimum height per UBC; the second
floor balcony and the entire second floor (front) should be reduced; canvas awnings are potential
fire hazards suggesting a change in material; difficulty with dormers (three story element or
skylights); the location of the roof line is highly visible and should be reduced to 25 feet in
height; the number of light fixtures should be reduced; and the total development area needs to
be reduced by 600 square feet.
Commissioner Schreiner agreed with both Commissioners. She also agreed with the staff
suggestion to reduce the height of the entry element by 2 feet to reduce the massing of the
structure. Also, the topography should be disturbed as little as possible, the house should fit and
blend into the site, unobtrusive, and low profile. Although this site is well screened, it will be
visible from Jabil Lane.
Planning Commission Minutes Approved 7/8/98
June 23, 1998
Page 8
4 Chairman Gottlieb noted concerns with the excessive outdoor lighting, the visibility from
Magdalena Avenue, and the three story facade. She requested a conservation easement over the
drainage Swale to maintain the natural swale and suggested reducing the height to 25 feet,
lowering the entry way to reduce the bulk and mass, and work with staff to lower the profile,
reducing the bulk and mass. Commissioner Aurelio added they should step down the hill rather
than projecting out Also, the choice of materials will make the house appear even bigger.
MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by
Commissioner Schreiner, to continue the Site Development Permit for a new residence, pool and
gazebo, Lands of Yeh, for redesign to reduce the bulk of the second story area, reduce the
development area to meet the maximum allowed, reduce the extent of the retaining wall
proposed, reduce the height of the fence to 4 1/2 feet or move it back on the property, reduce the
front of the house around the entrance area, redesign the house to be a two story house (eliminate
three story element), reduce the chimneys, if necessary, to be the minimum height per UBC;
provide a conservation easement over the swale; and reduce the height of the gazebo by either
lowering it into the site or reducing the height by approximately 4 feet.
AYES: Chairman Gottlieb, Commissioners Schreiner, Aurelio & Jinkerson
NOES: None
ABSENT: Commissioner Cheng
This application will be re -noticed for a future agenda.
5. OLD BUSINESS
5.1 Report from subcommittees. Chairman Gottlieb reported on the June I1'h General
Plan Committee meeting discussing the Circulation Element. The Committee is very close to
presenting a draft document to the Planning Commission, possibly by October.
6. NEW BUSINESS
None
REPORT FROM THE CITY COUNCIL MEETING
7.1 Planning Commission Representative for June 17, 1998, Commissioner Aurelio,
reported on the following items: the reorganization of the City Council (Johnson and Dauber);
appointments to the Planning Commission (Gottlieb and Aurelio); report on questions regarding
campaign regulations; and approval for a Site Development Permit for an entryway and gate, and
a variance for a 14 foot high entryway and an 8 foot high gate within the setback, Lands of
Gorham.
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Planning Commission Minutes Approved 7/8/98
June 23, 1998
Page 9
Commissioner Jinkerson complimented both Commissioner Aurelio and Chairman Gottlieb. He
voiced appreciation of Chairman Gottlieb's ability to bring the Commission together, working as
a group. He thanked her for all her hard work.
7.2 Planning Commission Representative for July 1'` - Commissioner Schreiner
8. APPROVAL OF MINUTES
8.1 Approval of the June 10, 1998 minutes
PASSED BY CONSENSUS: To approve the June 10, 1998 minutes with additions to pages 5
and 6.
9. REPORT FROM THE SITE DEVELOPMENT HEARING JUNE 16, 1998
9.1 LANDS OF MEEK, 12239 Colina Drive (78-98-ZP-SD); A request for a Site
Development Permit for a 1,184 square foot addition to the existing residence, a
259 square foot addition to the garage, and remodel. Approved with conditions
June 16, 1998.
9.2 LANDS OF BIRNBAUM, 27760 Edgerton Road (101-98-ZP-SD); A request for
a Site Development Permit for a 1300 square foot addition and remodel of an
existing residence, a 200 square foot addition to an existing garage, and a
swimming pool and spa. Approved with conditions June 16, 1998.
9.3 LANDS OF LONG, 14060 Bateri Ranch Road (19-98-ZP-SD); A request for a
Site Development Permit for a 750 square foot pool house. Approved with
conditions June 16, 1998.
10. ADJOURNMENT
The meeting was adjourned by consensus at 10:50 p.m.
Respectfully submitted,
Lani Smith
Planning Secretary
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