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HomeMy WebLinkAbout07/28/19994 Minutes of a Regular Meeting Approved 8/11/99 Town of Los Altos Hills PLANNING COMMISSION Wednesday, July 28, 1999, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #12-99 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: Commissioners Gottlieb, Jinkerson, Wong, Cottrell & Schreiner Staff: Curtis Williams, Planning Director; Suzanne Davis, Associate Planner; Ola Balogun, Associate Engineer; Lani Smith, Planning Secretary 2. REORGANIZATION OF PLANNING COMMISSION ` PASSED BY CONSENSUS: Motion by Commissioner Schreiner, seconded by Commissioner 4r Gottlieb and passed by consensus to appoint Commissioner Jinkerson Planning Commission Chair. PASSED BY CONSENSUS: Motion by Commissioner Gottlieb, seconded by Commissioner Cottrell, and passed by consensus to appoint Commissioner Schreiner Planning Commission Vice -Chair. The Commission welcomed their newest Planning Commissioner, Charles Wong. 3. PRESENTATIONS FROM THE FLOOR none 4. PUBLIC HEARINGS 4.1 LANDS OF KELLY, 24143 Hillview Road (103-99-ZP-SD); A request for a Site Development Permit for a 971 square foot (manufactured) secondary dwelling unit. Staff introduced this item noting the receipt of a letter from Mr. and Mrs. Rossin regarding the project. The applicants are requesting to shift the structure 15' to 20' closer to Hillview Drive to avoid the Fire Department's requirement for the installation of a fire sprinklering system. Chairman Jinkerson, for clarification, stated under State law, a manufactured structure is subject 4 to the same consideration as other structures. Commissioner Gottlieb disclosed she was within 2,500 feet from the project site, however, she did not feel the project would impact her property. She also questioned the accuracy of the story poles. n Planning Commission Minutes Approved 8111/99 July 28, 1999 Page 2 OPENED PUBLIC HEARING George Kelly, 24143 Hillview Road, applicant, had measured the story poles and felt they were accurate. He reiterated his request to move the structure closer to the road. He discussed the structure which will fit into the neighborhood. The area between the second unit and the main residence is for a future pool site. The proposed site for the secondary unit is due to the shape of the lot. He questioned condition #2, a request for additional landscaping. He prefers leaving the landscaping as is. He continued by stating the exterior will blend into the neighborhood, the structures cannot be seen from off-site, and the house and garage are currently white. Sandy Humphries, Environmental Design, would like the structure moved forward to save the three Valley Oak trees. She liked the apricot trees and suggested plantings closer to the structure. Commissioner Gottlieb asked if all the proposed decking in the front was accurate. Mr. Kelly responded no, they are only proposing a small porch. CLOSED PUBLIC HEARING Commissioner Gottlieb would like to see the entrance face the house (face inside) and moved forward as suggested by the applicant. Commissioner Cottrell felt the applicant had done a good job. He suggested some latitude regarding landscaping. Commissioner Schreiner referred to the code requirement for a secondary dwelling to be subordinate to the main residence. It should look more subordinate. She was in favor of the unit moving forward but the paint colors should conform with the color board. Commissioner Wong was pleased with the design and with preserving the trees. Chairman Jinkerson felt the applicants could work with staff regarding the number of trees required and moving the house forward. He felt it was important to monitor the reflectivity of color (not white). Mr. Kelly discussed the board and batten design which will look similar to his two neighbors houses. He explained that the front door sliders could actually be used as the back door. Parking will all be by the main house. MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Gottlieb to approve the Site Development Permit for a new (manufactured) second unit, Lands of Kelly, 24143 Hillview Road, with the following additions/changes to the conditions of approval: work with staff in relocating the second unit closer to Hillview Road so that the entire structure is within 150 feet of the road frontage, meeting the Fire Department requirement; and to #17, "unless this requirement is waived by the Fire Department'. AYES: Commissioners Jinkerson, Gottlieb, Schreiner & Cottrell NOES: None The approval is subject to a 21 day appeal period. Planning Commission Minutes July 28, 1999 Page 3 Approved 8/11/99 4 4.2 LANDS OF WEILER, 26089 Fremont Road (153 -99 -SD); A request to modify a condition of approval for an approved Site Development Permit for a major addition and remodel requiring the exterior color to have a light reflectivity value of 50 or less. Staff had nothing further to add to the report. OPENED PUBLIC HEARING Wayne Weiler, 26089 Fremont Road, applicant, noted that he has received a number of positive comments from his neighbors. He would like to keep the color for the following reasons: the home is set back from the street significantly; the roof is dark gray and is a much larger area as viewed from the street than is the painted portion of the home; there is a lot of stone on the front of the home that further reduces the light reflectivity; and there are four large trees that were part of the original landscaping that further reduces the view from the street. Bruce Pruitt, 14101 Manuella Road, had spoken to the Dukies and Osboms; all agreed that the house is beautiful as is. He could not understand why the reflectivity value is an issue. The color is less reflective than the house across the street. This is a lovely home and it is unreasonably restrictive to request a change. CLOSED PUBLIC HEARING �I The Planning Director provided background on the project and the reasons why staff supported the request for approval of the existing color (landscaping, dark roof, stone on exterior). The house will not be finaled until the color issue has been resolved. Commissioner Schreiner felt this was a variance request, not a modification of a condition, as it departs from what everyone else has had to comply with (Town requirements). She provided examples of other projects who changed their colors (Abramo, Butt, Chang). Approving this modification sets a precedent. Others will want the same or similar color and it will be difficult to approve this, but not others. The house would look just as attractive with a darker color that would compliment the stone. Commissioners Cottrell and Gottlieb agreed. This would set a precedent by not complying with the color board. Chairman Jinkerson also agreed with the comments. He does not want color to become subjective which it would if they have to judge on how much stucco versus stone there is, etc. (difficult to judge). Commissioner Gottlieb noted that the applicants painted the house after being told by staff that the color was too light. The Planning Director pointed out that this is not a variance. There is no ordinance requiring compliance with the color board; it is a Town policy. V Planning Commission Minutes Approved 8111/99 July 28, 1999 Page 4 MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to deny the request for a modification to approved Site Development Permit regarding exterior color, Lands of Weiler, 26089 Fremont Road, due to the following reasons: the applicant will be granted special privileges not enjoyed by other surrounding property owners; the applicant chose a paint color which did not meet the reflectivity value of 50 or less and was advised by staff prior to painting the residence. AYES: Chairman Jinkerson, Commissioners Cottrell, Gottlieb & Schreiner NOES: Commissioner Wong The 21 day appeal period process was explained for the applicants and audience. 4.3 LANDS OF FONG, 25721 La Larne Court (99-99-ZP-SD); A request for a Site Development Permit for a new residence and a three -car carport. Commissioner Wong stepped down from the hearing due to the proximity of his residence to the project site. Staff had nothing further to add to the report. Letters of concern were received from Millie Gallo, and Mr. and Mrs. Fatemi. Basement compliance, the breakdown the numbers, and the definition of skylights versus light wells were reviewed. Chairman Jinkerson questioned the modification of the carport, and the basement to eliminate access to the pool area. t OPENED PUBLIC HEARING �r Jerry Veverka, 246 First Street, San Francisco, project architect, provided the Commission with a sketch of the house, preliminary landscape plan, and floor plans for review. The current house is multi-level. Due to health concerns, the applicant prefers to build a house on one level for wheelchair access and ease of mobility. He is trying to provide a house with all major functions on one level with no steps. There is a small second floor which has been nested well. There was an informal presentation for the neighbors in April. The only concern voiced was from the neighbor to the east who expressed a desire to maintain the existing screening. Mr. Veverka reviewed staff comments, responding as follows: they will comply with the 27 foot height limit; the carport is not enclosed by three walls (storage cabinets on one side, 5 feet high). They would prefer to keep them but will remove if necessary to maintain two sides completely open. He presented a revised carport design. From an architectural standpoint, he did not see any advantage to flattening the carport roof. The pitched roof would fit in better and would not look like an addition, as the flat roof would. The basement requires two exits. He proposed to delete one stairway and keep one to the outside (second exit into the house). They will work with staff so the floor area will be in compliance. He further discussed the basement and the need for two exits per UBC. The Planning Director clarified the basement definition. This basement does not technically meet the requirement to be completely underground as part of the wall to the pool area is day - lighted. He read the basement definition for the benefit of the architect. Planning Commission Minutes Approved 8/11/99 July 28, 1999 Page 5 4 Mildred Gallo, 25720 La Lane Court, neighbor directly across the street, was concerned with surface drainage, stating run-off can be quite a problem in the winter. She commented on the size of the basement which will be larger than her 2,500 square foot home. Homi Fatemi, 25671 La Lanne Court, adjacent and lower neighbor, commented on drainage improvements that were installed during his addition/remodel. Drainage is a concern since his property is lower. He voiced concern with the height of the construction overlooking his property (privacy issues), and the removal of the vegetation which is currently protecting their privacy. He recommended lowering the building height at least to the height of the existing house, if not lower, retaining the existing vegetation, immediately adding more plants and trees along the common property line, and direct the windows toward the street, not over his house and lot. Kevin DiNoccio, 13420 Miranda Road, requested the house conform to height limitations as it would be visible from his property. Jerry Veverka does not want to make drainage worse for anyone. The water from the driveway shall be diverted to a catch basin in the street. Other outlets will have dissipaters and grading/drainage plan has been provided to adequately handle the run-off. They have proposed a minimal second story. There is an existing house there that is longitudinal and has large windows facing east. The new house will be lower. This is a neighborhood of two story residences. Their second Floor is 766 square feet with two windows. Ola Bulogun, engineer, stated the applicants are following the guidelines regarding drainage. The site drainage has been satisfactorily addressed. He could visit the site to review the sump pump. Pamela Fong 15466 Vista Serena, Los Alto Hills, applicant, addressed the drainage concerns. CLOSED PUBLIC HEARING Commissioner Schreiner addressed a number of concerns brought up by staff which included compliance with MDA/MFA, and the basement not meeting code. She will leave this to staff to resolve. Because the basement is not counted as Floor area, there are very definite requirements that must be met. (Mrs. Fong stated they were willing to make the required changes on these two items.) The carport should be open on 50% or more of walls. She was also concerned with the impact on the neighbors to the east. She suggested changing the design so the second story dormer windows do not look onto the neighbor's year yard. She agreed with one suggestion made by staff to reverse the upstairs floor plan, and have the dormers face the west, where they would not be visible to anyone. This would also reduce the scale of the entry. She felt there were enough needed changes that she would like to see it come back to the Planning Commission. Commissioner Cottrell had similar concerns. He agreed that the basement needs an outside exit. He did not feel the carport roof needed to be changed. The carport should be opened on two sides. He asked if the house could be lowered on the site. Planning Commission Minutes Approved 8/11/99 July 28, 1999 Page 6 Commissioner Gottlieb stated that the peak of the house will be 18 feet above the highest point of the property. She felt they could have a second story with a lower overall height or stepped. She suggested reducing the fill through stepping or lowering the house on the site. The basement needs to conform. She was also very concerned regarding the neighbors to the east and north with the visual impact and privacy intrusion from the second floor. Also, drainage needs to be evaluated closely. Chairman Jinkerson remarked on the project being 20 feet from the maximum floor area with a carport which borderlines on counting as floor area. The development area is close to the maximum and he was concerned with drainage impacts. They need to look closely at this site. The applicants would benefit from a redesign in response to concerns raised. He did not feel the carport roof needed to be changed although he understood why staff suggested lowering it. He was concerned with the basement, requesting a change in the access to comply or to be counted. Jerry Veverka responded stating the floor level of the existing house is higher than what is proposed with a very large deck facing the east side. They are proposing a small second floor. He believed the carport complies as it is open on two long sides. He was willing to remove the storage lockers. There is only a small area which exceeds the grading policy. He is willing to work with staff on all issues but he was concerned with the grading moratorium as they are anxious to get under construction this fall. The Planning Director stated there was adequate room F to plat landscape screening along the wall of the carport facing the street to hide it (disguise the �r fact that it is a carport versus a garage). MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Schreiner to continue the Site Development Permit for a new residence and a three -car carport, Lands of Fong, 25721 La Lanne Court, to August 11, 1999 at 6:30 p.m. to address stated issues, as follows: carport should be opened on two sides; lower the house height; reduce fill to be in closer compliance to the grading policy; basement compliance; skylights over window wells should count as development area; drainage issues; and compliance with MDA/MFA. AYES: Chairman Jinkerson, Commissioners Cottrell, Gottlieb & Schreiner NOES: None ABSTAIN: Commissioner Wong 4.4 LANDS OF GORMAN & CHENG, 24004 Oak Knoll Circle (115-99-ZP-SD- GD); A request for a Site Development Permit for a new residence, and swimming pool. Staff had nothing further to add to the report. OPENED PUBLIC HEARING Planning Commission Minutes Approved 8/11/99 July 28, 1999 Page 7 4 David Takamoto, 13680 Robleda Road, project architect, presented two models of the project noting that the house follows the contours and steps down the hill. The second floor has been stepped back from the first floor. The model indicates a change from roof area to trellises. He requested a change to the plan to include the trellises to provide shadowing. Vines can be grown on the trellises to provide shade in the summer and allow more sun into the house in the winter. Proposed roofing material is metal, other than the flat portions which will be built-up roofing. The color is undecided but it will be a dark, mat finish. The 27 foot height limit is at the peak of the roofline and the rest of the roof is below that level. The highest to lowest from Stonebrook is 32'/2 feet. He further stated that they have had no negative comments from neighbors. Sandy Humphries, Environmental Design Committee, recommended that the landscaping be native plants and that the hillside be mowed rather than disced. Ginger Summit, Pathways Committee, requested restoration of the existing paths and installation of a IIB path along Stonebrook Drive. CLOSED PUBLIC HEARING Commissioner Cottrell viewed the story poles on this visible lot. The site could use a low one story design, however, there are two story structures in the area. If it could be lowered into the hillside more with extensive landscaping, it would be better. Commissioner Gottlieb would like to see the house lowered due to the high visibility (lowered into the site and reduction in height). The metal roof is a concern as well as landscaping. Commissioner Wong noted this was a new development in an area of many two story structures. He felt after landscaping ,fencing, and gates, this will not be as visible. Commissioner Schreiner referred to comments made at the previous public hearing, in particular, the reference to Article 7, Section 10-2.701 of the Town Code. There are two story elements around most of the site. The project is sited high on the lot, much more prominent than the original design. It will be difficult to mitigate with landscaping. She has no problem with the actual design. She was concerned with the metal roof and the reflectivity. Codes and policies need to be followed more closely because this is such a visible lot. Chairman Jinkerson clarified that the first design was denied 5/0. The bulk and mass should be minimized, preferring a one story. The site will be very visible from the crest of the hill and will be seen from any outlying locations. John Gorman, applicant, noted that Councilmember Bob Johnson had stated that a single story sprawling house was not appropriate on this site. They are planning to do extensive landscaping, including large trees to help screening from Stonebrook Drive. They have cut back on the second floor area. He did not feel they could reduce the height by 5 feet. David Takamoto felt they could reduce the height by I foot by lowering the pad and taking out 2 feet from the interior for a total of 3 feet. They cannot do more without redesigning the roof and house significantly. It is not desirable to change the roof because it would be too shallow of a pitch. Chairman Jinkerson asked if the pad could be lowered 2 to 3 feet. Mr. Takamoto stated that they are trying to mitigate bulk, so taking 2 feet out of the house would help this more than dropping the pad. Planning Commission Minutes Approved 8/11/99 July 28, 1999 Page 8 4 MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Schreiner to approve the Site Development Permit for a new residence, and swimming pool, Lands of Gorman & Cheng, 24004 Oak Knoll Circle, with the following additions and changes to the conditions of approval: metal roofing shall be used on the barrel elements of the roof only and an alternate material shall be chosen for the remainder of the roof; the house shall be lowered a minimum of 3 feet through dropping the pad and changing design elements of the structure and/or roof; and add to #2, roofing shall have a matte or roughened finish in order to reduce the reflectivity of the material, dark brown or gray, to meet the reflectivity criteria in condition #8. The approval includes the proposed changes to part of the roof to trellises as shown by the applicant. Findings for height reduction as follows: height relative to road and ridgeline; visibility of the lot; exposed nature of the site; no other reasonable means to reduce; visual impact will be lessened; lack of natural vegetation currently on site; highly obtrusive to the public using the roads and well as neighboring properties; and repositioning not feasible due to driveway requirements and limited location. AYES: Chairman Jinkerson, Commissioners Wong, Schreiner, Gottlieb & Cottrell NOES: None The approval is subject to a 21 day appeal period. (( 5. OLD BUSINESS 4W 5.1 Report from subcommittees. Commissioner Gottlieb reported on a scheduled pathway walk in October. 6. NEW BUSINESS 6.1 Appointments (2) to the Land Use Element Committee PASSED BY CONSENSUS: Motion by Commissioner Jinkerson, seconded by Commissioner Gottlieb and passed by consensus to appoint Commissioners Cottrell and Schreiner to the Land Use Element Committee. The Commission was in agreement to meet at the foot of Francemont Court cul-de-sac on Monday, August 9, 1999 at 6:00 p.m. to review the Lands of Kerns, 11890 Francemont Court, scheduled for public hearing on August 11, 1999. Planning Commission Minutes Approved 8111199 July 28, 1999 Page 9 4 7. REPORT FROM THE CITY COUNCIL MEETING 7.1 Planning Commission Representative for July 15 I - Commissioner Schreiner, reported on the following items: interview and appointment to the Planning Commission (Charles Wong); report from subcommittee on review of design guidelines; appointments to the Land Use Element Committee; discussion of definition of "attic" in Town ordinances; discussion of definition of "carport" in Town ordinances; request for an exception to a conservation easement to allow a hard surface turnaround for mail delivery, Lands of Moon Lane Development; and proposed amendments to Matadero Creek Subdivision Conditions of Approval, related to building coverage and maximum development area and Negative Declaration. 7.2 Planning Commission Representative for August -no meetings scheduled 8. APPROVAL OF MINUTES 8.1 Approval of the July 14, 1999 minutes PASSED BY CONSENSUS: To approve the July 14, 1999 minutes with Commissioner Wong abstaining. REPORT FROM SITE DEVELOPMENT HEARINGS FOR JULY 27 1999 9.1 LANDS OF BILLIG, 11240 Magdalena Road (119-99-ZP-SD); A request for a Site Development Permit for a driveway modification, pool, and landscape improvements. Approved with conditions July 17, 1999. 9.2 LANDS OF TULLY & DUFFEY, 14345 Saddle Mountain Drive (155-99-ZP- SD); A request for a Site Development Permit for an addition, and remodel. Approved with conditions July 27, 1999. 9.3 LANDS OF LYONS & WIESLER, 28012 Laura Court (15833 Stonebrook Drive) (170-99-ZP-SD); A request for a Site Development Permit for additions to an existing structure. Continued to August 3, 1999. 10. ADJOURNMENT The meeting was adjourned by consensus at 10:50 p.m. Respectfully submitted, Lani Smit `. Planning Secretary