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HomeMy WebLinkAbout07/14/1999` Minutes of a Regular Meeting Approved 7/28199 Town of Los Altos Hills PLANNING COMMISSION cc: July 14, 1999, 6:30 p.m. tubers, 26379 Fremont Road ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:43 p.m. in the Council Chambers at Town Hall. Present: Commissioners Gottlieb, Jinkerson, Cottrell & Schreiner Staff: Curtis Williams, Planning Director; Suzanne Davis, Associate Planner; Ola Balogun, Associate Engineer; Lam Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None 3. PUBLIC HEARINGS 3.1 LANDS OF BURGER, 25850 Westwind Way (comer of Westwind Way and La Paloma Road) (7-99-ZP-SD-GD-VAR); A request for a Site Development Permit for a new residence, and a variance to exceed the maximum development area permitted. Staff had nothing further to add to the report. Commissioner Schreiner questioned the following: MDA/MFA figures per Town formula (4200/2800); the basement area and what appeared to be direct access into the garage; the grading policy as it relates to basements; and the height of the retaining walls. Commissioner Gottlieb asked if the height of the basement could be reduced to reduce the cut. The response was yes. The Commissioners disclosed that they had met and/or spoken with the applicants. OPENED PUBLIC HEARING Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 2 Bill Burger, 2312 Branner Drive, Menlo Park, applicant, discussed the changes to the plan from the previous meeting which included the following: reduction in development area; reduction of floor area; reduction of roofline elevation; house shifted; a change in materials to include wood siding with brick or stone accents; and a specified basement floor plan. Regarding the basement, the previous plans showed stairs going up with a landing, then coming down for a clear separation. Unfortunately, this is not shown on the plans before the Commission. They have eliminated the second story element and moved the house to the right. He felt they have done the best job for the site. Gerald Tomanek, 26616 Westwind Way, questioned the variance request and why the lot has only the 5,000/4000 figures. Rudolph Alfinito, 25870 Westwind Way, provided signed petitions from neighbors who oppose the granting of a variance on the Lands of Burger, noting the following reasons: (1) there is no hardship shown by the applicant; (2) the land can be adequately developed without a variance; (3) granting of a variance which is 34% in excess of the maximum development area allowed under the Subdivision Ordinance requirements is granting special privilege and is excessive; (4) a variance should not be used as an Ordinance amendment; and (5) excessive development in violation of the Ordinance should not be permitted. Mr. Alfinito is against any and all variances. The total development exceeds the code. He does not want another Atherton. He asked that the applicants follow the code. Bill Burger addressed the issue of variances and codes, feeling he was as much a victim. He further discussed what has been approved in the past. He was not asking for more than what has been given to other applicants under similar situations. He has tried had to adjust their plans. He is only asking for a reasonable size home. Just to bring in the driveway takes approximately 1,700 square feet. Ivone Morton, 25857 Westwind Way, has followed the process of this application. She felt the Burgers have tried to lessen the impact on the neighbors, trying to accommodate everyone. CLOSED PUBLIC HEARING Commissioner Schreiner complimented the Burgers on their new design, and reducing the impact. She was concerned with the basement and the cut, the height of the retaining walls, and the floor area figures. The 5000/4000 MDA/MFA are artificial figures (contrary to the formula for everyone else in Town). THE MDA/MFA for a flat one acre lot is 15,000/6,000. With 5000/4000, it does not allow enough area for a driveway. To be consistent with past approvals, this project is higher on floor area, and it is comparable in development area. In each case, problems arise when the applicants want to keep the 4,000 square foot floor area number but increase the 5,000 square foot development area. She has difficulty with Finding #1. She would like the numbers reduced, and reduce the cut for the basement which would reduce the retaining walls. Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 3 Commissioner Cottrell could support this project. The applicants have reduced the height, shifted the house, and changed the materials. They need the development area for the driveway. He did not feel there was much difference between the Burger and Olcott (Brendel Drive) project. Commissioner Gottlieb felt this was a good design, accommodating the neighbors. One problem is the Fire Department requirement for a 14 foot wide driveway which adds additional development area on constrained lots. She would like to see the area between the basement and garage filled in. She asked staff to make sure the light wells are in compliance (minimum per UBC). She could support the project because of the good job the applicants have done to make the requested changes and for the exceptional design which fits into the neighborhood. She did not feel the findings should reference other properties as each property stands on its own. She felt the applicants have done a beautiful job and have complied with previous requests. Commissioner Jinkerson felt this was a difficult site. He could not support more than 6,000 square feet of development area for this site. Neighbors should be protected. He also felt it was better to have three stepped retaining walls. Mr. Burger was willing to work with staff to reduce the development area to 6,000 square feet. MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Gottlieb to approve the Site Development Permit for a new residence and variance, Lands of Burger, 25850 Westwind Way, with the following additions/changes: limit development area to a maximum of 6,000 square feet; limit light wells to the minimum size required by UBC; provide unexcavated space between the garage and basement, indicating access to the basement only via stairs; attempt to reduce the height of the basement retaining walls; and change Findings #1 and #2 to reflect "less an 6,000 square feet". AYES: Commissioners Jinkerson, Gottlieb & Cottrell NOES: Commissioner Schreiner The approval is subject to a 21 day appeal period. 3.2 LANDS OF QUINN & PANOFSKY, 25691 & 25671 Chapin Road (80 -99 -1 -LA); A request for a lot line adjustment. Staff had nothing further to add to the report. The lot line adjustment and the new residence will be reviewed together. Discussion ensued regarding the grading which was due to the pool and house demolition, and the pathway which will connect to the existing path. Staff clarified that the lot line adjustment is needed to provide additional area for the drainfield. OPENED PUBLIC HEARING Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 4 Lou Dorcich, Soquel, project architect, was available for questions. He asked if the pathway area belonged to the County. It appears there is a portion of land in the County and/or owned by the County. The Planning Director asked for an explanation for the different pad levels on the site. Mr. Dorcich felt the contractor may have started grading for the garage too soon. Work has been stopped. Wolfgang Panofsky, 24671 Chapin Road, provided some history of the previous house on the property which was in total disrepair. He was pleased with the new proposal which will be a benefit to the community. The lot line adjustment was for the septic system. Stan Mock, 25691 Chapin Road, was happy with the demolition of the old house which was a shamble. He has reviewed the plans and supports the height and size of the building. He also supports the variance. He felt the Quinns took a risk when purchasing the property, not knowing what the MDA/MFA figures would be. Les Earnest, Pathways Committee, requested a IIB path along Chapin Road with a minimum 5 foot separation from the edge of pavement. The diagonal path leading to Robleda Road should be connected to the new path. Sandy Humphries, Environmental Design Committee, questioned the removal of an oak tree (removed during demolition and will be replaced). She would prefer to see the existing vegetation retained during construction for screening purposes. CLOSED PUBLIC HEARING Commissioner Schreiner compared the MDA/MFA figures with the Burger project although this is a Conditional Development Permit application. She was happy to hear the neighbors support the project. However, if they keep increasing the numbers on these constrained lots, it will increase the density. This project has many encroachments into the setback. She was not concerned with the development area, only the floor area figures. Commissioner Gottlieb was concerned with the proposed numbers and the parking spaces in the setback. Ms. Davis clarified that making the house smaller would not help the parking spaces. Commissioner Jinkerson stated that the existing numbers before the demolition was slightly higher than allowed by the slope density calculations. He was concerned with the floor area. The plan is close to the development area maximums but the floor area should be substantially lower than 3,500 square feet. Commissioner Cottrell felt 2,267 square feet for the floor area was too small. He could support 3,000 square feet. Lou Dorcich felt the parking situation was awkward and a reduction in floor area would weaken the design. Due to the slope of the land, the house designed itself. He was not sure how they would reduce the numbers and still provide four bedrooms and 2 �h baths. 4 Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 5 MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to recommend to the City Council approval of the lot line adjustment, subject to the applicant's submittal of documents needed to prepare certificates of compliance, and subject to removal of development area on the Panofsky lot to assure conformance with the setback and MDA requirements of the Code, prior to recordation of the certificates of compliance. AYES: Commissioners Cottrell, Jinkerson, Gottlieb & Schreiner NOES: None 3.3 LANDS OF QUINN, 25671 Chapin Road (76-99-ZP-SD-CDP-VAR); A request for Conditional Development and Site Development Permits for a new residence, and variances to exceed the allowable MDA and MFA and to allow required parking within the setback. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to approved the Site Development, Conditional Development Permit and Variances, Lands of Quinn, 25691 Chapin Road, with the following additions/changes to the conditions of approval: revise plans so the floor area does not exceed 3,000 square feet and the development area does not exceed 5,147 square feet; and working with staff to try to move L parking out of the setback, if possible. �r AYES: Commissioners Cottrell, Jinkerson, Gottlieb & Schreiner NOES: None This approval is subject to a 21 day appeal period. 3.4 LANDS OF WYTHE & VITU, 13828 Moon Lane (161-98-ZP-SD-GD); A request for a Site Development Permit for a new residence. Commissioner Schreiner stepped down from the hearing due to the proximity of her residence to the project site. The Planning Director introduced this item by noting the receipt of several letter from neighbors (Handley, Ewald, and Bredo). He noted the revised site plan which included the following changes: (1) the proposed residence was shifted about 10 feet to the east to avoid impact to a couple of trees; (2) at the request of the Fire Department, the driveway was realigned to reduce the maximum grade from the existing 20% to 16.5%, requiring retaining walls of up to 3 feet in height; and (3) the retaining walls behind the turnaround area increased up to 1 foot in height. The story poles were placed according to the revised plan, not the prior submittal. The protection of the trees and the reduced driveway grade are positive improvements, and the wall behind the turnaround should not be visible from off-site. Commissioners Jinkerson disclosed that he had spoken to Valerie Chown and viewed the project from her site. He had also spoken to Mr. Ewald on the phone and met with Dr. Wythe and his wife on the site. Ms. Davis discussed t the trees to be removed, providing photos for clarification. Planning Commission Minutes July 14, 1999 Page 6 OPENED PUBLIC HEARING Approved 7/28/99 Glenn Cahoon, 296 Kansas Way, Fremont, project designed, provided an overhead presentation. He stated that the house has been shifted slightly to keep it away from a large tree at the southwest comer. Two citrus trees in the front may be able to be saved. The eucalyptus trees behind the house will also be removed (two are large, one is relatively small). The house is being located in the same location as the existing home, on a flat pad. The owners have planted redwood trees along the east property line to add screening and some trees along the rear property line. He indicated the second story setback, articulation to provide interest and break up. At the rear of the house, the garage is set into the embankment. The slope and screening help hide the rear of the house. The second floor is 40% of the house. He commented on the different size homes in the neighborhood. He indicated a transition from a wood and stone exterior on lot 3 to a stucco and stone exterior on lot 2, to this lot with a stucco exterior. Commissioner Jinkerson clarified that the Commission cannot change architectural features, and that if something is reduced (size, height, setbacks, etc.), appropriate findings need to be made. Bobby Chao, 27875 Fawn Creek Court, would like to make sure the house is not obtrusive. He asked for the orange snow fencing for the story poles on roof lines for a better visual view. The project may impact his property. The existing structure is low and fits into the site well. The proposed house is a massive structure that will overlook his rear yard, master bedroom and family room (affect 80% of his property). The house should be less massive. The houses on lots 2 and 3 are set into the sites well. David Ewald, 13830 Page Mill Road, stated that the Planning Commission had denied the proposals for lots 2 and 3 originally (as they should have) and this application should be denied as well. Building the house on the built-up pad is discouraged by the Design Guidelines. Houses should be stepped down the hillside and should be compatible with the neighborhood. Code does not allow for development as proposed. They should not be permitted to build on fill. He further discussed site drainage, the placement of the story poles, and the boundary line that the applicant has indicated along the western side of his lot that borders his property. He was concerned with the three mature trees that appear to be on the property line and five other 10 year old trees that, according to the applicant, appear to be on his property. He was also concerned with the style and the size of the proposed home. Colors should be given special consideration. A red roof would be like a flag, preferring brown or black. Eric Bredo, 13820 Page Mill Road, was concerned with views, height, size, and fitting into the neighborhood. Tim Chown, 13822 Page Mill Road, stated that the new ordinance does not revoke the Design Guidelines. This design is much larger, bulkier and more inappropriate than the original homes proposed on lots 2 and 3. Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 7 Dot Schreiner, 14301 Saddle Mountain Drive, felt this house was extremely visible and even though it is distant, it makes a statement. The surrounding homes will definitely be impacted. The height could have been lowered as it will stick up 6-7 feet higher than the land above it. The removal of the trees will expose more of the house. The house should be lower than the highest point of the lot. She was concerned that the house is proposed on 15 feet of fill. She requested the pad be lowered, contouring the house and fitting it into the site which would improve the plan. Anything that can be done to lower the house would help. Also, the color and screening is critical. She would like to see the house fit better into the site. Sandy Humphries, Environmental Design Committee, stated many of the surrounding trees are not shown on the plans. These trees are quite vital to the impact on the neighbors and should be retained. The redwood trees that have been planted will help but shrubs should be used to fill-in between these trees. She recommended oaks to replace eucalyptus which are more appropriate for the site. It is important to retain perimeter planting. She also recommended mowing the hillside instead of disking. Valerie Chown, 13822 Page Mill Road, noted Ramona Chown's concerns as indicated in the letter attached to the staff report. Dru Anderson on Saddle Mountain Court could not be at the meeting, but she is worried about what she will see. Valerie Chown voiced her concern with a lack of compatibility of the home (large and formal). Colors are very important. She would like to see the house reduced in height and less formal. She referred to the Guidelines and Site Development Policy. She would like to retain the rural atmosphere of the neighborhood. Glenn Cahoon stated they are not proposing 15 feet of fill. The pad is existing. Pulling the house forward would increase the visibility. Also, they are not proposing a red glossy roof. Janet Vito, 13828 Moon Lane, applicant, likes the citrus trees and would prefer keeping as many as possible (should only have to remove one). Moon Lane from her perspective, is a mixed area (architecturally). She further noted the extensive geotechnical work done to make sure the house is safe on the site. CLOSED PUBLIC HEARING Commissioner Cottrell stated that this project would fit under "fast track" except for the neighborhood objections. He could not see anything that could not be mitigated with screening. He did not feel the project would be injurious to neighbors. He did not see how they could not support the project. Commissioner Gottlieb stated houses on sloping sites are required to be stepped. She asked if it was possible to lower the height of the two stories as the structure is too high as proposed and will not be able to be mitigated. on, Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 8 Commissioner Jinkerson agreed with Commissioner Cottrell that landscaping can mitigate the site. He was troubled with the house proposed on fill. If it were an addition, the situation would be different. He suggested reducing the height, noting if the pad was lowered five feet more, they may lose some trees initially but the profile will be lowered. Dr. Wythe asked if they could have a three foot retaining wall behind the house. He was concerned with losing the citrus trees. He asked if a 3 to 4 foot reduction was advantageous. He was not sure what this would do to the design. Maybe a combination of roof and pad reduction. Glenn Cahoon indicated that he could reduce the height through changing the roof and having a flat area. Also, they might be able to build a wall around the trees so they can be saved. Dr. Wythe did not feel a flat area on the roof would be attractive from above. Eric Bredo thought a five foot reduction will make a difference. The citrus trees can be replaced. Dr. Wythe preferred relocating the trees, if needed, although he was concerned they may lose some. Regarding drainage, site drainage has been designed and reviewed by Town engineering. They have constructed $500,000 of drainage improvements. The land slopes away from the Ewald property. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Cottrell to approve the Site Development Permit for a new residence, Lands of Wythe & Vitu, 13828 Moon Lane, with the following additions/changes to the conditions of approval: house to be lowered a minimum of four feet with 5 feet preferred, through lowering the pad and/or house; the drainage plan shall be evaluated to ensure that it will not adversely impact the Ewald property. AYES: Commissioners Cottrell, Gottlieb & Jinkerson NOES: None ABSTAIN: Commissioner Schreiner This approval is subject to a 21 day appeal period. Brief break at 10:20 p.m. 3.5 LANDS OF WINDY HILL, 12780 Camino Medio Lane (79-99-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. The Planning Director introduced this item noting a call from a neighbor, Mrs. Fowler, who was concerned with drainage, blocking of the street by construction trucks, and parking by the culvert. OPENED PUBLIC HEARING Planning Commission Minutes Approved 7128199 July 14, 1999 Page 9 4 Glenn Cahoon, 296 Kansas Way, Fremont, project designed, reviewed the conditions of approval, He was prepared to give a presentation, if needed. He was available for questions. Commissioner Schreiner expressed concern with the possible visibility of the rear of the property from Concepcion Road. She would like to see more landscaping closer to the house. Mr. Cahoon responded that they will be providing a landscape plan after the house is framed and will address this concern. Commissioner Schreiner requested an additional three 24" box evergreen trees between the house and Concepcion Road (condition #2). Sandy Humphries, Environmental Design Committee, felt it would be helpful since the pine trees along Concepcion have a life span of 35 years, to add taller trees closer to the house. Mr. Cahoon felt the landscape architect could work with Sandy Humphries regarding the landscape screening plan. Commissioner Gottlieb questioned the location of the pool on the setback line. She asked if it could be moved in 5 feet. Mr. Cahoon responded that they prefer the location as they are looking for more natural features for the pool area (not decking). MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Cottrell to approve the Site Development Permit for a new residence, Lands of Windy Hill Associates, 12780 Camino Medio Lane, with the following additions/changes to the conditions of approval: add to condition #2 that required landscaping for screening shall include, at a minimum, five (5) eight (8) 24" box evergreen trees between the house and Concepcion Road. AYES: Commissioners Gottlieb, Schreiner, Cottrell & Jinkerson NOES: None This approval is subject to a 21 day appeal period. 5. OLD BUSINESS 5.1 Report from subcommittees. None NEW BUSINESS -None REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for July I" - Commissioner Schreiner, reported on the following items: Interviews and appointment to the Planning Commission (continued); Fast Track; presentation by General Plan Consultant of Land Use Issues, Chris Clark, for consideration of formation of Land Use Committee, and Community survey of Land Use issues; presentations from the floor (Epstein and Zatparvar voiced concern regarding sewer service); Lands of Green Earth; and fire retardant roofing, Class A. Planning Commission Minutes Approved 7/28/99 July 14, 1999 Page 10 (40 6.2 Planning Commission Representative for July 15th - Commissioner Schreiner 7. APPROVAL OF MINUTES 7.1 Approval of the June 23, 1999 minutes PASSED BY CONSENSUS: To approve the June 23, 1999 minutes 8. REPORT FROM SITE DEVELOPMENT HEARINGS -JUNE 29 JULY 6, AND 13, 1999 8.1 LANDS OF MARQUEZ, 25665 O'Keefe Lane (127-99-ZP-SD); A request for a Site Development Permit for a fence and landscape screening plan. Approved wit conditions June 29, 1999. 8.2 LANDS OF SCIFRES, 26700 Palo Hills Drive (159-98-ZP-SD); A request for a Site Development Permit for a landscape screening plan. Approved wit conditions June 29, 1999. 8.3 LANDS OF KWONG, 13964 Fremont Pines Lane (121-99-ZP-SD); A request for a Site Development Permit for an addition and remodel to an existing residence. Approved with conditions July 6, 1999. 8.4 LANDS OF SILVESTRI, 13935 La Paloma Road (154-99-ZP-SD); A request for a Site Development Permit for a landscape screening plan. Approved with conditions July 13 1999. 9. ADJOURNMENT The meeting was adjourned by consensus at 11:07 p.m. Respectfully submitted, �'"_ '�� Lfin,mith � Planning Secretary