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HomeMy WebLinkAbout05/12/1999Minutes of a Regular Meeting Approved 5/12/99 Town of Los Altos Hills PLANNING COMMISSION Wednesday, May 12, 1999, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #7-99 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:03 p.m. in the Council Chambers at Town Hall. Present: Chairman Cheng, Commissioners, Jinkerson, Cottrell & Schreiner Absent: Commissioner Gottlieb Staff: Suzanne Davis, Associate Planner; Shaunn O'Connor, Assistant Planner; Ola Balogun, Associate Engineer; Lam Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None 3. PUBLIC HEARINGS 3.1 LANDS OF SEUFFERLEIN, 13737 Wildflower Lane (143-98-ZP-SD-GD); A request for a Site Development Permit for a 4,571 square foot new residence, swimming pool & cabana (continued from April 28, 1999). The Associate Planner had provided the Commission with a memo clarifying the following: (1) shifting the residence more in a northwest to southeast direction, following the contours; (2) the roofline over the entry and garage lowered by at least 6 inches to comply with the maximum height limit; (3) not removing the two puking spaces near the garage; (4) retaining walls reduced to meet the Town's grading policy; (5) stepped decking, meeting the grading policy in the backyard area; (6) preserving existing grades and backfill as necessary at the front elevation to assure that no exposed wall extends more than 3 feet below the main floor level, except the garage; (7) relocating the stairs out of the setback; (8) three 10'X 20" parking spaces in the garage and revised grading to meet the Town's grading policy; and (9) light wells at the minimum required by the UBC for the basement. He also provided a revision to condition #1 for review. OPENED PUBLIC HEARING Chuck Seufferlein, 10660 Eloise Circle, Los Altos Hills, applicant, discussed the changes made to accommodate the requests made at the previous meeting as summarized in the staff report. 4W Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 2 Mark Srebnik, 1644 Dallas Court, Los Altos, project architect, also discussed the changes made to the plans. He noted that they can flare the stairs for the basement as requested. Commissioner Schreiner questioned the two parking spaces as most of the area is within the setback. Staff noted that a total of five spaces are required and the outside space could be eliminated since it is not counted as required parking. Dianne Barrager, Pathways Committee, reiterated the pathway request (condition #19). The path adjacent to the road is okay and will be set between the curb with one header board instead of being separated from the roadway. She discussed current materials used for pathways and their investigation into a more durable material. CLOSED PUBLIC HEARING Commissioner Cottrell felt the applicants have cooperated and complied with previous direction. He was in favor of the project, subject to the conditions of approval. Commissioner Jinkerson suggested calling the two proposed parking spaces within the setback backup space since it is not a required parking space. Commissioner Schreiner had difficulty with so much pavement in the setback. She would prefer to keep the 30 feet clear for landscaping. She would like to see the backup area cut back to meet the intent of the ordinance. A driveway and backup area is allowed within the setback, but she would like to see it minimized within the setback. Chairman Cheng noted the turnaround area in the setback is allowed by the Town code so she was in agreement with Commissioner Jinkerson's suggestion. Commissioner Schreiner felt that the required turnaround was adequate without hardscape in the setback. MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence, pool and cabana, Lands of Seufferlein, with the following additions/changes to the conditions of approval: accept staff revised condition #1, deleting item (2). AYES: Chairman Cheng, Commissioners Jinkerson & Cottrell NOES: Commissioner Schreiner ABSENT Commissioner Gottlieb This item will appear on the City Council consent calendar June 3, 1999, 3.2 LANDS OF GREEN EARTH, 27168 Moody Court (244-98-ZP-SD-GD); A request for a Site Development Permit for a new residence including a two -car garage and a three -car detached carport. Ms. Davis introduced this item noting the receipt of a letter from Stephen McReynolds, and verbal comments from Dr. Gene Stevens, both neighbors within 500 feet of the project site. The applicants also provided a memo responding to the staff report. Commissioners Cheng and Schreiner disclosed conversations and viewing the project site with the adjacent neighbor (Mr. Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 3 Siudzinski), Commissioner Cottrell viewed the project site from the Siudzinski property only. He questioned the leachfield location asking if there was any other possible location. Commissioner Jinkerson stated that he was very familiar with the area noting the collapse of the road last year and his ecological concerns. OPENED PUBLIC HEARING Steve Yang, 1150 N. First Street, San Jose, project architect, discussed the difficulties of the lot, trying to met of the Town's requirements, and comments in the staff report. The "L" shape design will prevent views of any long elevations. The flat pad appears to be the only place to locate the house. This is a very difficult site with hilly, rocky terrain. He provided a small sketch for easy review noting privacy between the two houses is not a problem as windows on the neighbor's house are blocked by the garage. He further discussed the three -car carport, not agreeing that the area should be included into the floor area calculations as it is open on three sides (actually one side has a 4 foot retaining wall and the front is entirely enclosed, with the other two sides partially open). The rear elevation is making it appear to be a solid wall. He would like to let the applicants and neighbors work out the concerns. When asked, he noted the length of the wall on the south side to be 60 feet. Joe Siudzinski, 27150 Moody Court, immediate neighbor, developed in the mid 70's. He bought what now is the Leung lot after buying and building on his lot. His wife acquired the property when they divorced and she sold the lot to the Leungs. For clarification, he noted he had never subdivided; the properties were always separate lots. He continued noting this area of Los Altos Hills has been characterized by relatively low density housing. Until the recent developments on Moody Road, this area had managed to preserve individual privacy to a far greater extent than many other parts of Town. His concerns primarily dealt with the proposed house size and location, as he is the one most impacted by it. The house location is really detrimental to both neighbors; not only does he not wish to look at this huge new house, but he is certain that whomever eventually moves into the house will not like to view of the back of his either. Problems with siting include: (1) from his front yard and house entrance, the blocking of views of the rolling hillside of Byrne Preserve; and (2) from the back of his house, his view from the swimming pool will be that of a huge house looming up above the pool, leaving little in the way of personal privacy. The valley at the north end of the property offers a secluded setting for a house although the leachfield and ground water are issues to be considered. If there is absolutely no alternative, and a house must be placed on the plateau next to his, he would naturally prefer a one-story dwelling so he could still see the Byrne Preserve hillsides. At the very least, he would appreciate it if the landscaping design were to include significant year —round foliage screening for both. He further discussed the view of the house by hikers and horseback riders coming down the path from Byrne Preserve, and the increased beating of the road, not just from the construction equipment but from the future residents as well. Lastly, he noted the existing of a dirt roadway up to the north side of the plateau although it is steep. A variance may be granted for its use. Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 4 tar Raymond Leung, Green Earth Engineering, 25386 La Loma Drive, applicant, stated the long driveway design was to comply with the Fire Department requirements; their alternate design had 17% to 20% slopes. Sylvia Leung, Green Earth Engineering, 25386 La Loma Drive, applicant, discussed their dream house, their neighbor's concerns, and the need for a large house for their three children and her mother. This is a secluded 3+ acre lot. She was told when purchased she could have an 8,000 square foot home on this site. She further discussed the process they went through in getting the septic system approved, designing the driveway and the house. They have tried to be considerate to the neighbors. The area is secluded with only one close neighbor. Steve McReynolds, 27110 Moody Court, was concerned with a fire hydrant not being required which would well serve the area. He also noted that the pathway map was incorrect as it related to his property. He would object to the applicants using the Siudzinski's driveway as it goes by his bedroom and would not want more traffic on it. David Patmore, 27650 Central Drive, felt the septic system was too small for a five bedroom house, and the driveway will go over a swampy area (not desirable). Also, currently there is a chain across the road which keeps vehicles from driving up to Central Drive and a new chain should be installed with this project. Sandy Humphries, Environmental Design Committee, voiced many concems regarding the driveway as she felt it would do much damage to the hillside and the natural environment. Also, she asked for the removal of the scotch broom on the lower driveway as well as star thistle on the upper part of the site. Raymond Leung, in response to comments, stated the house could not be on the north side of the lot because of the swale. They will install fire sprinklers in the house and will have fire retardant roofing and stucco siding. The house will be as fire safe as possible. They have followed the advice of the Fire Department and City Engineer as well as the Health Department. It was noted that in an emergency, they can use Mr. Siudzinski's driveway. Also, they can use the water in the pool and water tank. Dianne Barrager, Pathways Committee, stated the path from Moody Court to Central Drive is well used in a very scenic area. The driveway could either be roughened or the path could be constructed along the side of the driveway. Joe Siudzinski clarified that the road by the bollards and chain is his property and there is a pathway easement over it. Commissioner Schreiner suggested some analysis of the pathway so it is not lost. CLOSED PUBLIC HEARING. Commissioner Schreiner was concerned with the height of the carport asking if the top portion counted as floor area (the response was no). Her main concern was the house and its impact on the adjacent neighbor. The house could be where the carport is located so it would be farther from the neighbor. Leach lines are restricting planting and no substantial trees can be planted Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 5 (soil is rocky and not conducive to planting). She would like to see the size of the house reduced or moved further from the property line. The applicant's alternative driveway is much shorter, but she was concerned with the 20% slope. Commissioner Cottrell felt that shielding the project from the neighbor was important. Anything to move the house from the property line and to add planting should be done. He preferred the shorter driveway if the Fire Department could support it. Commissioner Jinkerson felt this was one of the most difficult lots the Commission has reviewed. He was concerned with the impact on the preserve and environment. He asked if an EIR was needed. He did not feel the carport was in the spirit of what a carport should be, but if it is open on three sides it is not floor area. Also, the shorter driveway is desirable if the slope can be brought down. Discussion ensued regarding shifting or rotating the house toward the carport (counter clockwise), for better views, landscape screening, a shorter driveway, and to get as much space between the properties as possible. Issues were the carport, the driveway, the impact on the neighbor's views. Mr. Siudzinski commented that any movement further away and toward the comer of the lot would improve the situation. Mr. Yang felt they may be able to move the house if the driveway could be shortened. He also suggested planting on the neighbor's property if he is agreeable (written agreement). There is 100 feet between the two neighbors. They could consult with a landscape professional to see what can be planted. A fence may help. They would prefer to enclose the carport, but lack the floor area numbers. The carport doors are for aesthetic reasons as well as the dormer on top. Mr. Leung felt they have worked closely with the County regarding the leachfield. The location of the field is restricted with limited area. Mr. Leung requested approval of the house and they will work on the driveway and landscaping. Commissioner Schreiner noted that the staff report provided one other option due to the constraints of the site which would be to reduce the floor area thus making the house smaller. She also felt the carport should be counted as floor area or either eliminate it or make it a true carport. Chairman Cheng felt the carport met the requirements and should not be counted as floor area. The driveway appears to be the appropriate design given the Fire and Engineering Departments requirements. The impact on the neighbor is a big concern. Commissioner Cottrell felt the Commission would like the applicants to look at changes to the plan to address their concems. Commissioner Jinkerson felt the side of the carport with doors was unusual and carports are typically located nearer the house. A three -car carport that far from the house was a concern to him (not contiguous). V Planning Commission Minutes Approved 5/12/99 May 12, 1999 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 including a two -car garage and a three -car detached carport, to the following meeting (May 26, 1999) for redesign, addressing comments and suggestions from the Commission, as follows: investigate whether the house can be moved; if not, reduce the size of the house (impact on neighbors); carport accessory building (is it a garage or a carport?); redesign the driveway, if possible, while keeping the majority of it at a 15% slope. Staff will review the need for a negative declaration; and the Pathways Committee should further investigate the issue of the path location. AYES: Chairman Cheng, Commissioners Cottrell, Schreiner & Jinkerson NOES: None ABSENT Commissioner Gottlieb 3.3 LANDS OF GARRETT, 27161 Moody Road (24-99-ZP-SD-GD-VAR); A request for a Site Development Permit for a 4,900 square foot new residence (maximum height 27 feet), including a detached garage/bam, and a variance to encroach into the rear setback. Staff introduced this item by correcting the noted acreage (should be 3.00) and by clarifying that no skylights are being proposed although the standard skylight condition shall remain. OPENED PUBLIC HEARING Diana Garrett, 755 Casa Bonita Court, Los Altos, applicant, discussed the property and the house design which will be a farm -like residence far enough from the road and the site large enough for Alpacas. They have tried to minimize the impact on the oak trees. The driveway runs through the middle of the site and it was difficult to work it around. They wanted a modem house, but one that is dramatic while being natural, fitting the site. They will use natural stone work and stucco. This is a large lot with minimal view of neighbors. The difficulties/challenges of the site included getting a car up to the house while protecting the trees on the site. She further discussed the variance into the rear setback and the uphill neighbors not being able to see the stmcture. She had no issues with the conditions of approval. Thomas Gluck, project designer, discussed the design, the steep slope, maintaining the trees as much as possible, demolition of existing buildings, maintaining the natural state of the site, the use of the existing tumaround, and the existing trees which will screen the house. Chris Schiebold, 27260 Sherlock Road, uphill neighbor, felt the house location was good because it is tucked up against the hillside. If moved down, it would be more visible to them. Their only concern was if there were land movement, it could impact the structure. A 30 foot setback provides a better buffer than the proposed 14 feet. He has spoken to a geologist who indicated that the slope is very stable. 4 Dianne Barrager, Pathways Committee, requested a path along Moody Road. The location will be up on the slope above the road (10 foot easement, 5 foot wide path). Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 7 Sandy Humphries, Environmental Design Committee, commended the applicants on their job in working around the oak trees. CLOSED PUBLIC HEARING Commissioner Jinkerson stated that the guidelines say the house should go with the grade and while this does not, the architectural features and design make this house work. He supports the variance since there is an existing structure there and it does not impact the uphill neighbors. Commissioner Schreiner is normally not in favor of variances. However, this is a good design which fits the site. She would like the variance findings strengthened so not to set a precedence. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence, and variance to encroach into the rear yard setback, Lands of Garrett, with the recommended conditions of approval and variance findings. AYES: Chairman Cheng, Commissioners Cottrell, Jinkerson & Schreiner NOES: None ABSENT Commissioner Gottlieb This item will appear on the City Council consent calendar June 3, 1999, 3.4 Draft Ordinance Providing Enhancements to the Site Development Review Process and Establishing a Fast -Track Process for Review of New Residences and Major Additions; and proposed Negative Declaration. Ms. Davis introduced this item by providing some examples of past projects which would qualify for the "fast track" process. Only 10% to 20% of the past projects would have qualified. Discussion ensued regarding the following: how and if the Commission would be allowed input; the possibility of attending the meetings; a review of applications that would have qualified for "fast track" and any changes made by the Commission; the 500 foot radius notice to neighbors; adequate notice to the Environmental Design and Pathways Committees; the possible inconvenience of day hearings; provide a web page for the review of plans; a time frame (six months) to evaluate the process; and who will evaluate the process after that time. The Commission will provide the Planning Director with any additions/changes to the draft for the next meeting. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to continue the draft ordinance providing enhancements to the Site Development review process and establishing a "fast track" review process, and Negative Declaration, to the May 26, 1999 meeting for further discussion (with the Planning Director and Commissioner Gottlieb present). Planning Commission Minutes Approved 5/12/99 May 12, 1999 Page 8 AYES: Chairman Cheng, Commissioners Jinkerson, Schreiner & Cottrell NOES: None ABSENT Commissioner Gottlieb 4. OLD BUSINESS 4.1 Report from subcommittees. None. 5. NEW BUSINESS None 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for May 6'a, Commissioner Cottrell, reported on the following items: Planning Commission Report; Consent Calendar; Unfinished Business items; New Business items; approval of landscape recommendations guide prepared by the Environmental Design and Protection Committee; and the June 3rd Budget Study Session. 6.2 Planning Commission Representative for May 20'b - Chairman Cheng kaw 7. APPROVAL OF MINUTES 7.1 Approval of the April 28, 1999 minutes PASSED BY CONSENSUS: To approve the April 28, 1999 minutes 8. REPORT FROM SITE DEVELOPMENT HEARINGS None 9. ADJOURNMENT The meeting was adjourned by consensus at 11:08 p.m. Respectfully submitted, Lam Smith Planning Secretary LJ