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HomeMy WebLinkAbout07/08/1998j Minutes of a Regular Meeting Approved 7/22198 Town of Los Altos Hills PLANNING COMMISSION Wednesday, July 8, 1998, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #13-98 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, Cheng, Aurelio & Jinkerson Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Lani Smith, Planning Secretary 2. REORGANIZATION OF THE PLANNING COMMISSION PASSED BY CONSENSUS: Nominating Commissioner Cheng as Chairman and Commissioner Jinkerson as Vice -Chair. 3. PRESENTATIONS FROM THE FLOOR -None 4. PUBLIC HEARINGS 4.1 LANDS OF KORMAN, 26157 Altadena Drive (76-98-ZP-SD-GD-VAR- LLA); A request for a Site Development Permit for a 5,872 square foot new residence, and a 528 square foot attached garage; a Variance to allow existing structures to encroach into the side setback; and a lot line adjustment. This item was introduced by the Planning Director who noted the receipt of three letters (Jeffrey, Clevenger, Clark and Hodgen) regarding the application, and a corrected Worksheet #2 from the project architect. The Variance request relates to the Site Development Permit issues not the lot line adjustment. He discussed the Variance request noting that by using the existing driveway, the access easement created around the driveway would result in the existing residence encroaching to within 7.6 feet of the easement. If the Commission is uncomfortable with the potential impact on a future owner of the existing house, he suggested an agreement similar to the Mendez and Krause properties, setting forth an alternate access easement to be developed prior to sale to Planning Commission Minutes Approved 7/22/98 July 8, 1998 Page 2 4 another party. Another suggestion was to bring the property into compliance or to dedicate an area for the driveway now to perhaps use in the future. He continued by reminding the Commission that there are no provisions in the code or design guidelines dictating the style of the house. The Commission questioned an alternate driveway location, a possible subdivision of Parcel A, the proposed stone wall going 40 feet into Parcel A, and the pathway being retained from Lowell Avenue to Altadena Drive. OPENED PUBLIC HEARING Josh Korman, 26157 Altadena Drive, applicant, discussed the history of the property, the lot line adjustment, the variance request, impacting the fewest neighbors, and working closely with staff to create a design and a plan that is appropriate and suited to this site. Stan Field, 3631 Evergreen, Palo Alto, project architect, provided a colored rendering of the proposal indicating the different design elements. He referred to the Design Guidelines, creating essentially a single story limestone construction home with some stucco. They plan to screen on the westerly boundary. He also commented on the low wall which is an extension of the architecture, conceptually. He responded to questions regarding what was the height and width of the portico. Commissioner Schreiner questioned the proposed domes as they appeared prominent. She asked for comments regarding Peter Duxbury's letter. Mr. Field stated he had read the letter and noted one suggestion to move the house to the west so that the comer of the house touches the eastern setback line, creating a greater setback from the west property line. He felt the suggestion was to aid in screening but felt they have adequate room for plantings. Commissioner Gottlieb was concerned with the existing driveway location suggesting positioning the house differently for a better access. Mr. Field commented on the site and outdoor living area which dictates the location of the house. Placing a road on the other side would destroy the privacy. The proposed house is at the end of the park, and sharing a driveway is recommended by the town. Commissioner Jinkerson discussed the height of the chimneys. Brooke Jeffrey, 26590 Snell Lane, supported the right of the Korman's to build on their property. He hoped any concerns regarding the location and the design could be resolved easily. His two concerns were the siting of the house and the actual design. He discussed the character of Snell Lane and the siting of the house (82 feet) which is at the minimum 30 foot setback. The visual effect would be a wall along the Jeffery and Glazebrook L properties. He further discussed the architectural style of the house which is incompatible with the neighborhood and the rest of Los Altos Hills. The domes which are at 22 feet Planning Commission Minutes Approved 7122198 July 8, 1998 Page 3 maximum (three story building) violates Article 7, Section 10 of the Los Altos Hills Municipal Code. He felt this three story (dome) structure violates the spirit of the ordinance. He would prefer the house to be sited away from the 30 foot setback which would create significantly more open space. Sandy Humpries, Environmental Design Committee, asked for clarification regarding water flow across the properties which was answered by the assistant engineer. Diane Barrager, Pathway Committee, reiterated pathway recommendations. The assistant engineer noted that the City Council addressed the pathway issue requiring the applicant to construct the pathway on the opposite (east) side of Kingsley, to line up with the path across the Clevenger property, and to dedicate any additional easement necessary to connect to Esther Clark Park. Dieter Ewald, 26131 Altadena Drive, voiced support of the proposed project. Dan Clevenger, 14400 Kingsley Way, voiced support of the project noting the applicants have worked very hard with this difficult area without a street frontage. He did not feel the domes or the style was obtrusive. Bob Glazebrook 26623 Snell Lane, would like to see the Korman house moved closer to the Clevenger house. He felt it was unfortunately that the architecture made this imposing structure appear to be equivalent to a freeway sound wall. Shioban Korman 26157 Altadena Drive, applicant, was very excited to reached this stage. She has lived on the property for 25 years. They have placed the house on the back lot to preserve as much of an open space feel to the remaining acreage which they intend to leave as open space far into the future as they can imagine. She further noted that if they were ever to sell the existing property, they would dismantle a part of the garage which would be a sensible place to put a road to bring the property into conformity. She understands the concerns of the neighbors along Snell Lane. There will be great deal of screening on the Snell Lane side property as they want privacy as much as the neighbors. Steve Combs, 26640 Snell Lane, voiced support of the project commending the willingness of the applicants to work with the neighbors. He supports the variance for the use of the driveway, and the placement of the house which creates the least impact to the surrounding neighbors. Malcomb Clark, 26135 Altadena Drive, supports this refreshing design which is more fitting with the climate. He also supports the variance request for the driveway (least impact). Paul Newhagen, 14412 Kingsley Way, voiced support for the application and the request for a variance. L Planning Commission Minutes July 8, 1998 Page 4 CLOSED PUBLIC HEARING Approved 7/22198 Discussion ensued regarding the access and variance request. Commissioner Schreiner stated this was a land use issue and the potential of future development in this area should be reviewed. She would not want to set up a situation where they would not have choices regarding access in the future with no way to access the back property except in the current state. She asked for discussion regarding access on the other side of the property (how and if even possible). Commissioner Aurelio agreed as he did not see any compelling reason for granting the variance. He would like to look at alternative driveway locations which would not require a variance. This particular siting maximizes the potential for the other lot to be subdivided. Commissioner Gottlieb also agreed. One of the difficulties is with the siting of the house on the property. If the house was switched around, there would be other choices for access. The assistant engineer stated as long as one person owns both parcels, legally you cannot grant an easement to yourself. In similar situations, staff has required the property owner to record a "declaration of intent' indicating when one of the properties are sold, the easement would be granted. Currently, an access easement would not be required as the same person owns both parcels. The Planning Director stated that the Commission could recommend if ownership changes on the two parcels, the non -conformity would have to be removed, or provide an access easement through the parcel. Commissioner Schreiner would like to see a conceptual rendering of possible alternative access easements through Parcel A, reviewing any potential impacts on Parcel B. Commissioner Jinkerson discussed the siting of the house with this very long wall across a property line. This is a single story structure, 25 feet in height, with a two story entrance area (with a dome), and a porte cochere 16 feet high. If the house is set back, it would change the whole dynamics of the driveway and the lot line adjustment. He would prefer the two story area being lowered. He also questioned the accuracy of the interior dimensions of the rooms. Chairman Cheng asked Parcel A was subdivided, would the driveway in the middle of the current Parcel A be a better driveway than what is being proposed? She felt the proposed driveway was a much better location than cutting the front one into two, creating a new driveway going entirely across Parcel A. She agreed with staff that this is a better location for a driveway even if Parcel A was subdivided in the future. Commissioner Schreiner asked if the house was sited correctly and the garages were in a correct area for an access easement off of Kingsley Way going to Parcel B. The Planning Director indicated the Commission could request, upon the sale or subdivision of Parcel A, that the residence on Parcel A must be made conforming in one of two ways: use another easement or modifying the structure. Commissioner Jinkerson would prefer keeping the driveway in {',, the current location to minimize pavement. Planning Commission Minutes Approved 7/22/98 July 8, 1998 Page 5 4W Discussion ensued regarding the siting and the design of the residence. Commissioner Aurelio felt the design and style was interesting and suited to the climate but not for this lot in close proximity to the neighbors. He felt it was an imposing structure given the siting and being boxed in by the setbacks. Commissioner Gottlieb suggested changing the siting so the structure would be facing the applicant's adjoining property rather than facing the neighbors on Snell Lane. She felt the garage would be better located on the other side for driveway access and for possible future subdividing. She was also concerned with the proposed palm trees next to the open space area, preferring native plantings. Commissioner Jinkerson was concerned with the 80 foot wall crossing into a neighbor's yard. He felt the design was interesting except for the porte cochere height with a 25 foot single story entering area behind it. He would prefer the structure moved back on the site and lowered. He was also concerned with the accuracy of the calculations for ceiling heights, the proposed 52' x 8' skylight (impact on neighbors), and the height of the chimneys, especially the one shown on the north elevation. Commissioner Schreiner agreed with Commissioner Jinkerson. She did not feel moving the house back 7 feet would provide any relief to the neighbors. Mr. Field discussed breaking up the 80 foot length. The house was designed with orientation in mind; views and sun. Commissioner Gottlieb felt the 80 foot wall and the driveway will impact the neighbors. They should be neighbor friendly. Chairman Cheng clarified that the Town does not have an architectural design committee. Los Altos Hills has many different style homes which makes the Town more interesting. She had no comments regarding the design but voiced concern with the stone wall connecting the two houses. By moving the house more toward the east a few feet, it would provide an area for landscaping between the property and the neighbors. The Planning Director summarized the concerns and options noting by pushing the west wall facing the neighbors back would lessen the impact on the neighbors. The applicants could revise the lot line adjustment, moving the lot line perhaps 15 feet farther which would allow the existing residence on the other lot to be 30 feet away. Mr. Field understood the concerns of the Commission regarding the west wall. He can break up and stagger the wall. However, the Kormans are not in favor of a change to the proposed lot line adjustment. They could move the entire house 5 to 7 feet to the east and shifting (rotating) the house clockwise to relieve the parallel feeling. Commissioner Schreiner summarized the recommended changes: changing the garage orientation to the north; reducing the height of the chimneys; and reducing the Porte cochere height. Commissioner Aurelio added reviewing the lot line adjustment and breaking up the wall. Planning Commission Minutes Approved 7/22/98 July 8, 1998 Page 6 MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to continue the Site Development Permit for a new residence; Variance to allow existing structures to encroach into the side setback; and a request for a lot line adjustment, Lands of Korman, to the July 22, 1998 meeting at 6:30 p.m., for redesign, addressing issues previously discussed. AYES: Chairman Cheng, Commissioners Gottlieb, Aurelio, Schreiner & Jinkerson NOES: None Brief break at 9:40 p.m. 5. OLD BUSINESS 5.1 Report from subcommittees. The next General Plan Committee meeting is scheduled for July 30, 1998 to continue the discussion regarding the Circulation Element. 6. NEW BUSINESS 6.1 Planning Commission schedule of attendance at City Council meetings 1998/1999 160 6.2 Discussion of Ordinance and Policy Amendments regarding: (1) Chimney Heights, (2) La Paloma Corridor, and (3) Carport. The Planning Director introduced item #1. Discussion ensued regarding the chimney height ordinance. This would be a modification to the Zoning Code which would require public hearing. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner recommending the draft wording in Attachment 1 for Section 10-1.504 (c) (1) of the Town's Zoning Code addressing chimney heights, directing staff to discuss the language and process with the City Council. AYES: Commissioners Aurelio, Schreiner, Jinkerson & Gottlieb, NOES: Chairman Cheng The Planning Director introduced item #2. Discussion ensued regarding the La Paloma Corridor and the area map indicating the proposed lots within the corridor. Commissioner Gottlieb requested extending the basin to cover more area. IM U Planning Commission Minutes Approved 7/22/98 July 8, 1998 Page 7 MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to adopt as a policy and recommend to the City Council the Draft wording in Attachment 2 with modifications as follows: expanding the wording in Policy #1 "(including but not limited to those parcels delineated in the map attached)" and #2, "minimal dormer windows for light." Chairman Cheng did not agree with the change in wording for #1. AYES: Commissioners Schreiner, Aurelio, Jinkerson & Gottlieb, NOES: Chairman Cheng The Planning Director introduced item #3, Carports. Discussion ensued regarding requiring a three car garage for smaller lots. Commissioner Schreiner suggested the following wording: "all one acre net lots should have three enclosed parking spaces" or "the majority of spaces shall be enclosed." Discussion ensued regarding requirements for smaller lots. The Planning Director suggested wording indicating for any property with 4,000 square feet or less of maximum floor area, a two car garage would be required. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Gottlieb recommending a revision to Section 10-1.601 (Off Street Parking) of Chapter 10-1 (Zoning) of the Municipal Code noted in Attachment 3 with staff modifying the wording to include "any property with 4,000 square feet or less of maximum floor area, a two car garage would be required." AYES: Chairman Cheng, Commissioners Schreiner, Aurelio, Jinkerson & Gottlieb, NOES: None 6.3 Planning Commission Vacation Schedule PASSES BY CONSENSUS: October 14, 1998. REPORT FROM THE CITY COUNCIL MEETING 7.1 Planning Commission Representative for July 1, 1998, Commissioner Schreiner, reported on the following items: adopt resolution regarding campaign guidelines for the 1998 City Council term limits; authorization to advertise the Town's Fremont Road Pathway Project for competitive bids; appointment to the Bicycle Advisory Committee (Les Earnest); and request for authorization to attend the Pro Bike/Pro Walk Conference in Santa Barbara. 7.2 Planning Commission Representative for July 15`h - Commissioner Gottlieb V Planning Commission Minutes Approved 7/22/99 July 8, 1998 Page 8 8. APPROVAL OFMINUTES 8.1 Approval of the June 23, 1998 minutes PASSED BY CONSENSUS: To approve the June 23, 1998 minutes 9. REPORT FROM THE SITE DEVELOPMENT HEARING JUNE 30 1998 9.1 LANDS OF CHAWLA, 24289 Hillview Road (215-97-ZP-SD); A request for a Site Development Permit for a cabana and a landscape plan. Continued to July 14, 1998. 9.2 LANDS OF RUDOLPH, 26450 Aric Lane (94-98-ZP-SD); A request for a Site Development Permit for the conversion of an existing building to a secondary unit and garage. Approved with conditions. 9.3 LANDS OF YANSOUNI, 13981 Mir Mirou Drive (65-98-ZP-SD); A request for a Site Development Permit for a 599 square foot detached office. Approved with conditions. 9.4 LANDS OF MALEK, 12663 Corte Madera Court (120-98-ZP-SD); A request for a Site Development Permit for additions totaling 893 square feet, and a major remodel of an existing residence. Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 10:40 p.m. Respectfully submitted, Lam Smith Planning Secretary kaw