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HomeMy WebLinkAbout02/28/2001Minutes of a Regular Meeting DRAFT Town of Los Altos Hills PLANNING COMMISSION Wednesday February 28, 2001, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #4-01 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: Chairman Cottrell, Commissioners Vitu, Gottlieb, Wong & Clow Staff: Carl Cahill, Planning Director; Lam Smith, Planning Secretary PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 LANDS OF SRIVASTAVA & SINHA, 14565 Manuella Road (200-00-ZP-SD- GD); Appeal of the Site Development Permit approval (January 23, 2001 Fast Track hearing) for a new residence, pool and spa. Staff provided background regarding the appeal of a Fast Track approved application as noted in the staff report. Discussion ensued regarding pool, windows and UBC standards. OPENED PUBLIC HEARING Elida Doldan Schujman, 90 Throckmorton Avenue, Mill Valley, project architect, commented on the windows from the basement to the pool which are a very thick plastic. There are exits from the basement as she illustrated on the model of the project. She provided a history of the project, working with staff to make sure the design met all Town requirements. They had an open house with the neighbors to discuss the project. It was at that time two neighbors (Codispoti and Gardner) expressed concerns regarding drainage, privacy and the roof top deck. The applicant removed a roof top deck although it was not prohibited by the Zoning Code. The windows which were a concern of Mrs. Codispoit are 80 feet apart. James Bradanini, 90 Throckmorton Avenue, Mill Valley, project landscape architect, discussed the project layout. He provided exhibits to demonstrate the relationship between the applicant's property and that of the Codispoti property. The site is an "L" shape and the house placement is Nv at the narrow portion of the lot. The placement provides them with long range views, pulled back n Planning Commission Minutes February 28, 2001 Page 2 from the shared driveway. He felt this was a reasonable placement. He further discussed the elevation differences between the two properties. The issue appears to be the two bathroom windows. He felt 20 foot screening trees should be planted for further mitigation. They had agreed to etch the bathroom windows to provide even further privacy. Fran Codispoti, 14545 Manuella Road, stated she was not objecting to the applicants building a house but there were privacy and noise issues to be addressed. She provided pictures of the site and the story poles from the driveway requesting they resituate the house. Also the pool location will create noise. She would prefer the house moved to the north or south and down to a central area to give them both more room and perhaps switch the garage location. Elida Doldan Schujman provided a history of the Codispoti house which is located on the setback. If the house was pushed down, the applicants will lose their view. The project has met Town requirements. Moving it is not something the applicants want to do. There is 79 feet from the master bath to the Codispoti master bath; 84 feet from the next closest point. Bill Alhouse, 26173 Rancho Manuella, felt the lot had many constraints and the architect did a good job with the design. He reviewed the driveway leading to the old house, the other properties in the area and the setbacks. He felt the only solution would be a one story or to move the house back. `. Tom Gardner, 14469 Manuella Road, supported the current location or moving it north. Moving it south would impact him. The Codispoti property has imposed on the other properties by choosing the placement of their property. He did not feel the applicants were violating any Town ordinances. Ken Schroeder, 4545 Manuella Road, questioned the height of the story poles which was answered by the Planning Director. Sandy Humphries, Environmental Design Committee, had attended the Fast Track meeting and discussed the location of the pool beginning at the level of the deck of the existing house. Mr. Cahill noted that the natural grade will be restored with review by the Geotechnical Consultants. Ms. Humphries was concerned with the pine trees which are the main mitigation from the main road, requesting they remain. Mr. Sinha, 14565 Manuella Road, gave a brief history of the purchase of the property and their desire to create something low and Flowing (understated) on the site. At the open house for the neighbors to review the project, the one objection was the roof top area so they removed it from the plan. He felt it would be challenging if requested to move the house in any direction. Planning Commission Minutes February 28, 2001 Page 3 CLOSED PUBLIC HEARING Commissioner Vitu supported the project. She understood the desire of taking advantage of the views and being sensitive to the neighbors. She felt the applicants have already made compromises with the design. Commissioner Wong discussed the distance between the two houses (almost 80 feet). He felt they needed to be consistent with the guidelines and he had no objections to the design. Commissioner Gottlieb disagreed. She discussed the mass and bulk referring to the Design Guidelines (one wall 24 feet straight up). They always try to nest and modulate. The house could be moved north or move the pool down where there is more privacy at the other end of the house. The main view of the Bay is where the original house is located. This is a beautiful house but harsh on the neighbors with this industrial wall. She voiced concerns regarding the pool asking if a disclaimer should be filed to hold the Town harmless if the pool window collapses causing a death. Also, there should be disclosure statement recorded regarding the MDA/MFA. Further requests were not to remove the pine trees from the front, the use of a mat finish on the roof and the house colors to be neutral. She also noted that the front door is on the 30 foot setback so all the patios and walkways will be in the setback, and the patio which, at one point, invades the setbacks. should be corrected. Commissioner Clow agreed with Commissioners Wong and Vita as the project meets all regulations. He would support the application as proposed. Chairman Cottrell felt moving the house would then impact the Gardeners. The applicants have designed a legal house in every way. There were no grounds to request the house to be moved. He felt there was no good reason to object to the project. He felt the landscaping along Manuella Road should be kept as long as possible and replaced with suitable mitigation as soon as possible. He appreciated the disclaimer for the pool windows although it is probably perfectly safe, the Town needs to protect itself and a disclosure statement is needed regarding using the maximum development and floor area numbers. Commissioner Clow stated that the applicant, by filling the site to the original grade, actually reduces the massiveness of the house. This means that some of the pines will need to be removed. You trade saving pines against filling in. They are saving the larger trees. Commissioner Gottlieb asked that the house/wall be mitigated by having it come in and nested which will give it an overhang that will eliminate some light and noise coming from the house. The Planning Director discussed the mitigation factors. MOTION SECONDED AND FAILED: Motion by Commissioner Gottlieb and seconded by Commissioner Cottrell to approve the Site Development conditions of approval for a new residence, pool and spa, Lands of Srivastava & Sinha, 14565 Manuella Road, with the following additions/changes to the conditions of approval: disclaimer statement that the applicant will hold the Town harmless in the event that the pool windows collapse and drowned anyone in the basement; disclosure statement regarding maxing the development and floor areas currently allowed; due to highly visual lot, the landscape plan should include 20 foot tree specimens in the front yard abutting Manuella Road. AYES: Chairman Cottrell & Commissioner Gottlieb NOES: Commissioners Wong, Vita & Clow Planning Commission Minutes February 28, 2001 Page 4 ��, MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Vitu to approve the Site Development for a new residence, pool and spa, Lands of Srivastava & Sinha, 14565 Manuella Road, with the conditions of approval as noted in the staff report. AYES: Chairman Cottrell, Commissioners Wong, Vitu & Clow NOES: Commissioner Gottlieb This approval is subject to a 22 day appeal period. Brief break at 8:15 p.m. 3.2 LANDS OF DORRIAN, 25400 La Loma Drive (3-01-ZP-SD-GD-VAR); A request for a Site Development Permit for a new residence, pool and secondary dwelling unit, and a variance to exceed the maximum height. The Planning Director introduced this item by fielding questions regarding the existing non- conformity, variance for height, and the use of the driveway. Numerous support letters from neighbors were received. OPENED PUBLIC HEARING Pamela Anderson Brule, 325 S. First Street, San Jose, project architect, noted that the site was originally two sites which have been merged. She discussed the uniqueness of the property, providing overheads indicating the landslide area, the conservation easement and oak trees, all which reduces the buildable areas. All things considered, they still were able to create a home that steps with the property, nestling into the existing trees. The existing home is 40.3 feet in height. She further discussed the roolline height and the areas of the roof which will exceed the maximum height limitations. The new house should be less visible than the existing house. The entrance of the house was to protect trees. She provided a diagram of the structure indicating the area considered the basement/garage, all of which has been included in the floor and development area figures The lower level decreased massing and protects the oak trees. They have met with their neighbors with no known opposition. Commissioner Clow asked if the lower portion was not counted, would a variance be required? The response was no. John Aldrich, 616 Ramona Street, Palo Alto, landscape architect, helped with the placement of the house. He referred to the conditions of approval, in particular, condition #1, regarding a revised grading plan that reduces the size of the circular driveway element to a maximum diameter of 48 feet and reduces retaining wall heights to a maximum of four feet (driveway for guest parking). He further discussed the location of the pool and pool house which is the area of previous structures. They are only removing three trees due to decline. Planning Commission Minutes DRAFr February 28, 2001 Page 5 Sandy Humphries, Environmental Design Committee, felt the applicants have done a great job protecting the trees. However, they should alter their plans slightly as there is a walkway by tree #14 which goes into the conservation easement. Mr. Aldrich stated they will make the corrections on the landscape plan. Jim Doman, 13113 Byrd Lane, applicant, stated they wanted to design a home not just a house. They have neighbor support and felt the design fits the neighborhood. Sylvia Leung, 27168 Moody Court, voiced support of the project. CLOSED PUBLIC HEARING Commissioner Gottlieb commended the applicants for counting the lower portion of the structure although she was concerned with a three story fagade. She felt variance finding #2 insufficient. There have been only two height variances approved (Campbell/Ligeti/Winbigler & Morgan Manor). She cannot support the height variance as she did not feel they could move or increase a non conforming element. She also felt the grading should comply closer to the grading policy. Commissioner Clow commended the applicants on working with their neighbors and being respectful of the oak trees, especially the one close to the house. He felt there were two parts to this application: areas below the natural grade, and areas above the natural grade. It appears the problem area is below natural grade asking what is the intent of the City Council (no harm if out kw of sight). The space below the grade which cannot be seen from off site is okay. He further discussed the light wells and the garage entrance. The Council is looking at redefining the basement ordinance. He can support the variance and the project. Commissioner Wong felt the design minimizes land and vegetation disturbance, preserving existing situations. He voiced support. Commissioner Vito felt the site was environmentally sensitive. She felt this was a far more preferable design which has neighbor support. They usually discourage a three story fagade but she felt this was a well thought out design. Chairman Cottrell does not take variance requests lightly. He agreed with the previous reasons to approve this application and commended the applicants in their effort to save the existing environment. There is neighbor support. This is a very large lot with large setbacks and he felt the appearance of a three story fagade would not be seen from off site. MOTION SECONDED AND PASSED: Motion by Commissioner Vito and seconded by Commissioner Wong to approve a Site Development Permit for a new residence, pool and secondary dwelling unit, and a variance to exceed the maximum height, Lands of Doman, 25400 La Loma Drive, with the following additions/changes to the conditions of approval: no grading or structures within the conservation easement; and any trees destroyed during construction shall be replaced at a three to one ration, standard 24" box. Finding #2, add that the part of the structure that is above natural grade conforms with the existing ordinances. The portion of the project below natural grade could have been viewed as a basement and what the applicants have done could have been accommodated within the proposed basement ordinances being considered currently. Also, the terrain and topography will be protected by granting this variance. Planning Commission Minutes DRAFT February 28, 2001 far Page 6 AYES: Chairman Cottrell, Commissioners Clow, Wong & Vita NOES: Commissioner Gottlieb This approval is subject to a 22 day appeal period. 4. OLD BUSINESS 4.1 Report from subcommittees -none 5. NEW BUSINESS 5.1 City Council and Planning Commission Joint Meeting April 5, 2001 at 6:00 p.m. 5.2 Cancellation of the March 8ih meeting PASSED BY CONSENSUS: To cancel the March 8m meeting due to no scheduled public hearings. 5.3 Cancellation of the March 22"a meeting due to the 2001 Planners Institute- meeting March 21-23, 2001 PASSED BY CONSENSUS: To cancel the March 22"" meeting due to the 2001 Planners Institute meeting March 21 through the 23, 2001. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for February 15`h, Commissioner Clow, reported on the following items: request from AT&T Broadband (TCI) for adoption of resolution regarding the transfer of the cable franchise from Pacific Sun Cable Partners to TCI of Pennsylvania (AT&T Broadband) and adoption of a resolution regarding transfer of the ground lease from Pacific Sun Cable Partners to TCI Pennsylvania; request for funds allocation for the purpose of defining the nature and scope of under grounding utilities and the multiple benefits thereof; introduction of ordinance amending Sections 10-1.502( c ) and 10-1.503( c ) of the Los Altos Hills Municipal Code regarding allowable development area and Floor area on constrained lots and adoption of a negative declaration; and Lands of Vasudevan. 6.2 Planning Commission Representative for March 1" — cancelled 6.3 Planning Commission Representative for March 15th — Commissioner Gottlieb Planning Commission Minutes DRAFT February 28, 2001 Page 7 7. APPROVAL OF MINUTES 7.1 Approval of February 14, 2001 minutes PASSED BY CONSENSUS: To approve the February 14, 2001 minutes 8. REPORT FROM SITE DEVELOPMENT MEETING—FEBRUARY 20 & 27.2001 8.1 LANDS OF LYONS & WIESLER, 28012 Laura Court (29-01-ZP-VAR); A request for a Zoning Permit to construct a 4.5 foot tall redwood fence and gates with slate columns and stucco caps, and a variance to encroach 8 feet within the required reference line for constructing a fence. Approved with conditions February 20, 2001, 8.2 LANDS OF RYAN, 14431 Miranda Court (202-00-ZP-SD-GD); A request for a Site Development Permit for an addition to an existing residence. Approved with conditions February 27, 2001. 9. ADJOURNMENT The meeting was adjourned by consensus at 9:21 p.m. Respectfully submitted, Lam Smith Planning Secretary