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HomeMy WebLinkAbout06/28/2001Minutes of a Regular Meeting Approved 7/12/01 Town of Los Altos Hills PLANNING COMMISSION Thursday, June 28, 2001, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #9-01 1. ROLL CALL AND PLEDGE OF ALL.EGIANCE The Planning Commission regular meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Cottrell, Commissioners Gottlieb, Clow &Wong Absent: Commissioner Vitu Staff: Carl Cahill, Planning Director; Angelica Herrera, Assistant Planner; Matt Weintraub, Assistant Planner; Lam Smith, Planning Secretary ` 2. PRESENTATIONS FROM THE FLOOR -None �y 3. PUBLIC HEARINGS 3.1 LANDS OF HABER, 13164 La Cresta Dave (98-00-ZP-SD-PM); A request for a Landscape Plan Permit Modification. Ms. Herrera introduced this item noting that the applicants are requesting a permit modification of the original landscape plan approved on June 9, 2000 by the Site Development Committee to screen the new residence. In particular, contrition #4 request oleanders adjacent to La Cresta Drive be dwarf variety and that the applicants should attempt to work with neighbors to maintain existing views, while maintaining privacy between residences. Staff also recommended removing the existing cedar trees, as discussed at the meeting. The applicants are proposing additional rows of oleanders and shrubs adjacent to La Cresta Drive, as well as additional fruit and non fruit bearing trees that appear to impact the neighbor's existing view to the northeast. Also, the proposed landscape plan includes additional fencing along the La Cresta Drive, surrounding the rest of the property. The applicants believe that this revised landscape screening plan addresses both issues of privacy and view. For clarification, after final, the applicants are free to plant whatever they chose. OPENED PUBLIC HEARING kw Planning Commission Minutes Approved 7/12/01 June 28, 2001 Page 2 George Haber, 13164 La Cresta Drive, applicant, discussed the previous construction and requested that the pool final should be separated from the landscape final so the different contractors could be paid. The previous plans where approved requiring the oleanders adjacent to La Cresta Drive be a dwarf variety. He felt that no matter how high they grow, they will not block any views for the neighbors. Everyone on the street has more landscaping then they are asking for. He was not present at the time of the Site Development hearing but felt the neighbors had been abusive to his wife. Ken Klifford, 13163 La Cresta Drive, did not feel the neighbors were abusive to his wife at the meeting. His concern was loss of views. When they decided to buy their home they had visited Town Hall to make sure his view would remain. He also read a statement from his CC&R's regarding views. The Town survey indicated that 78% of people responding to the survey felt views were valuable. He read from the Zoning Code regarding landscaping and consideration of height at maturity. He does not want to interfere with the Haber's safety and security but he would like the Commission to uphold the original approval which included dwarf oleanders. He further discussed the oak and fruit trees. Sandy Humphries, Environmental Design Committee, noted an oak tree has been planted in the middle of a lawn area and due to watering, the oak tree will not survive. She had spoken to the applicants and suggested leaving a corridor for views. She felt corridors were important for everyone. Also, oleanders will grow to a tall height. She further suggested toping the cedar trees to the height of the pool house. Dubose Montgomery, 27464 Altamont Road, supported property rights. There are no view ordinances per Toni Casey. He supported the applicant's request. CLOSED PUBLIC HEARING Commissioner Clow felt cutting down the cedar trees certainly creates a view which was not there previously. Mr. Klifford could buy an easement from the Habers for view purposes. He supported the requested changes without the removal of the cedar trees. Commissioner Wong asked how they could approve regulations you cannot enforce (living things). He also supported the applicant's request. Commissioner Gottlieb noted that the Town has a history of protecting views. The house and statuary draws attention to the property. They could plant at different elevations to stagger landscaping. She asked that the applicants work with their neighbors so both could enjoy privacy and safety. Chairman Cottrell felt it was unfortunate that the two neighbors (Haber & Klifford) could not have reached some understanding. They need to respect property rights. Planning Commission Minutes Approved 7/12/01 June 28, 2001 Page 3 MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Wong to approve the request for a landscape plan permit modification, Lands of Haber, 13164 La Cresta Drive. AYES: Chairman Cottrell, Commissioners Wong & Clow NOES: Commissioner Gottlieb ABSENT: Commissioner Vitu This approval is subject to a 22 day appeal period. 3.2 LANDS OF MENDEZ, 27581 Elena Road (54-01-ZP-SD-GD); A request for a Site Development Permit for a 13,000 square foot barn (maximum height 27 feet) and arena. The Planning Director introduced this item by highlighting aspects of the barn design to minimize the bulk of the 13,000 square foot 27 foot tall structure creating a design that is very much in keeping with the Town's rural image. Plans for the main house are expected within six months. The barn is located on the east side of a shallow knoll and will be somewhat visible to some residences to the north, east and Elena Road. The number of horses (12) complies with the Town Municipal Code. fetters from neighbors (Foley and Solomon) will be addressed by the applicant. Commissioner Gottlieb discussed land use and asked if the barn area is considered a ridgeline and should be reduced to 24 feet in height? She questioned the appearance of living kw area within the barn which constitutes a secondary dwelling exceeding the maximum area allowed. She was also concerned with the number of bathrooms asking if a Use Permit is required. She concluded by asking for a deed restriction in case the property is ever sold so it would not be turned into a commercial enterprise. OPENED PUBLIC HEARING Ken Pastrof, Owen Companies, 455 S. San Antonio Road, Los Altos, applicant's representative, noted that the applicant has been a Los Altos Hills resident for 17 years with a passion for show horses. This is a private training facility. The Municipal Code defines the number of horses allowed on the site (two per acre, one additional per half acre). They will be maintaining open space. Phase 1 is the barn and ring; Phase 2 will be the main residence and secondary dwelling unit. With Phase 1 and 2, they will be substantially below the MDA/MFA. He reviewed the impact on the property if it had been subdivided (the number of homes, traffic, etc.). He discussed the following: the conservation easement; the rational for placement of the barn and arena; the shape of the bam to reduce mass; and the schedule for barn and use (horses will be off the property 300 days a year). He questioned condition #20 as he felt the driveway would be damaged if fully constructed prior to final. He would prefer delaying the final construction until Phase 2. He continued by addressing the grading policy as he felt the regulations on the ring would be the same as for a tennis court (cannot accomplish stepping). Planning Commission Minutes Approved 7/12/01 June 28, 2001 Page 4 4 Linda Royer, Equine Facility Design, designer of horse facilities, stated it was not unusual to hear questions regarding the facility and size. In order to run the facility they need grooming stalls, space for management of records, show schedules, storage of equipment, hay storage, tractor storage. etc. There will be an automatic natural fly non toxic system installed also. Manure will be taken to the dumpster on a regular basis and the dumpster will be well screened. Carol Verbeek and Bruce Horton, with Building The American Dream, helped with Westwind Barn lower arena. They create high-end areas. Manure will be removed from the arena and there should be no dust. They further discussed the use of a French drain and the need for a large area for the horses for jumping. Mrs. Ghafouri, 27580 Elena Road, voiced concern with the location of the bam in relationship to her backyard (noise, smell, dust), and the location of the pasture for the same reasons. She also expressed road safety concerns asking if the applicant could grade to enhance the road view. She concluded by asking for the barn to be relocated so she would not have to look at it from her back yard. Nancy Ewald, Pathway Committee, noting they have been working very closely with the applicants regarding condition #25. Pete Foley, 13124 Byrd Lane, stated he was the most impacted neighbor. He was concerned with the proposed placement of the future residence location which will be on the hilltop/ridge. He felt it was problematic to approve development of the site in a piecemeal fashion as the site development needs to be considered as an integrated whole. What if an approved placement of the barn and equestrian arena eliminates needed options for placement of the future main residence? The Site Development Ordinance contains strong language regarding preserving ridgelines and hilltops, and mitigating the visual impact of homes on highly visible lots (which this lot certainly is as viewed from his property). The visual impact of the future residence placement can be significantly reduced by moving the house off of the hilltop to the northeast (toward the bay). This would have minimal impact on the bay view from the proposed residence. At a minimum, he asked the Commission to stipulate placement requirements for the proposed main residence as an integral part of the approval process. Denise Quattrone, 13432 Middle Fork Lane, felt ridgeline properties were difficult. She provided photographs of the site from her property. She was concerned with night riding and any outdoor lighting. She was not opposed to the project but felt ridgeline properties should be mitigated and more work needs to be done regarding the neighbors concerns. Frank Ghafouri, 27580 Elena Road, liked the design of the barn and shared the concerns expressed by Mr. Foley as the location of the barn may limit the placement of the future home. "Guidelines for Residential Design" indicate houses on prominent and highly visible hilltops or ridgelines should flow with the land and may be required to be one story. Twelve years ago, they were asked to lower their proposed two story home. Planning Commission Minutes Approved 7/12101 June 28, 2001 Page 5 Tai-Liang Huang, 13140 Byrd Lane, indicated she was usually considerate and flexible. Fifty percent of their view has already been blocked. Now their only view is from the back yard. She was concerned with the breeze (smell) from the future barn dooming any backyard enjoyment. She was also concerned with the safety on Elena Road. Jan & Elsy Swanberg, 27741 Elena Road, voiced concerns regarding the future house, the elevation of the arena, speeders on Elena Road, drainage, and noise. They asked if fencing was considered for the protection of the horses and neighbors. Mrs. Ghafouri invited the Commission to view the project from her back yard. Bob Stutz, 25310 Elena Road, provided insight into (odorless) manure handling. He agreed with the use of the proposed dumpster. Sandy Humphries, Environmental Design Committee, noted the prior removal of three large trees recommending a three to one replacement. She requested a conservation easement over the creek area and areas with a 30% and over slope, and to protect the existing trees during construction by the use of chain link fencing rather than just orange messing. She also voiced concern regarding the re -grading for the arena. She felt the project looked like a business suggesting a Conditional Use Permit. Ken Pastrof recognized that screening was a big issue and they are planning a very expensive 06I landscaping plan. Regarding the possibility of the owner selling the property, he suggested a deed restriction so any potential buyers would consult the Town prior to sale. He felt the Padmanabhan property will block views from properties on Byrd Lane. He further discussed drainage with a full plan developed by their Civil Engineers. The trees which were removed had Town Hall approval. The bam is not for profit, but for personal enjoyment. Traffic should not be a problem to and from the site. It will certainly be less than if the property was subdivided with traffic from six to seven homes. Speeders on Elena Road is an enforcement problem and the applicants cannot solve the blind curve situation. The plans were not shared with the neighbors but a letter had been sent to all neighbors regarding the project. CLOSED PUBLIC HEARING Commissioner Gottlieb listened to the many concerns regarding noise, dust, views, privacy, etc. She was concerned with the 27 foot barn and the concerns of neighbors with the height and blocked views. She felt a Conditional Use Permit was needed. She suggested a continuance for neighborhood dialogue. She understood that the project meets code but she was still concerned with the grading of the arena. Commissioner Wong agreed that there needs to be a way to reduce neighborhood animosity with the impact on the location of the structure. Commissioner Clow was a Director at Westwind barn and clarified that horses do not wander off, there is no smell, and the noise is minimal. Also, the future home location is not a part of the application being reviewed tonight. He supports off road paths and he liked the barn location. Chairman Cottrell was concerned with neighborhood comments. He was not comfortable approving this size of a project without reviewing a proposed landscape plan. He felt more work was needed Planning Commission Minutes Approved 7/12/01 June 28, 2001 Page 6 regarding setbacks from Elena Road. Another concern was the kitchenette and bath in the.bam as the structure should not be used as living quarters. He would like to see that drainage is maintained on the site. He would like to see the project continued so the applicants can review the project with the neighbors MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Wong to continue a request for a Site Development Permit for a 13,000 square foot bam (maximum height 27 feet) and arena, Lands of Mendez, 27581 Elena Road, to the July 12, 2001 meeting, to address neighborhood concerns and to provide a preliminary landscape Plan. AYES: Chairman Cottrell, Commissioners Wong & Gottlieb NOES: Commissioner Clow ABSENT: Commissioner Vita 3.3 ORDINANCE AMENDMENT TO THE TOWNS ZONING CODE WITH REGARD TO THE NET AREA DEFINITION (SECTION 10-1.206). Staff have nothing further to add to the report. Commissioner Gottlieb was concerned with the accumulative effects on the Town with all the recent ordinance changes. ` OPENED PUBLIC HEARING �r Dot Schreiner, 14301 Saddle Mountain Road, supports the investigation into accumulative effects as mentioned by Commissioner Gottlieb. The new constrained lot ordinance will be allowing more paved area. The Community Survey indicated people liked things as is. She suggested an Environmental Impact Report to determine any impact due to the change to the net area definition. Becky Morgan, 12728 La Cresta Drive, voiced support for the change which would provide some flexibility. Bruce Worster, 11271 Magdalena Road, agreed with Mrs. Morgan. Nancy Ewald, 26131 Altadena Drive, was concerned with the effects of bigger structures as it relates to drainage, basements, storm drains, etc. We should go backwards to figure out the effects so far. Sandy Humphries, 26238 Fremont Road, clarified that they have not come up with a vision for the Town. She felt the Land Use Element of the General Plan needs to be updated first. Discussion ensued. The Planning Director stated the proposed revision will not increase the current proportion of impermeable surface to permeable surface on a particular lot as determined 1 by LUF. The ordinance revision will permit property owners to dedicate land to the Town for standard right-of-way widths without incurring the penalty of reduced development area and Planning Commission Minutes Approved 7112/01 June 28, 2001 Page 7 kav Boor area as a result of the dedication. The stated purpose of right-of-way dedications is to help preserve open space corridors along roadways while allowing the Town to undertake public improvements such as tree planting, roadside pathways and potentially bicycle lanes. The Town's right-of-way dedication requirements do not appear to have been developed as a means to reduce the amount of allowable site development on private property. The amount of allowable site development for a particular lot is determined through the LUF formula and also through Boor area and development area calculations. MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Wong to recommend approvai of the proposed draft ordinance amending Zoning Code with regard to Net Area Definition (Section 10-1.206) to the City Council and to review the accumulative effects of recent ordinance changes. AYES: Chairman Cottrell, Commissioners Gottlieb, Wong & Clow NOES: None ABSENT: Commissioner Vitu 4. OLD BUSINESS 4.1 Report from subcommittees -none ` 5. NEW BUSINESS �r 5.1 Building height and setbacks. It was agreed to review the information further and provide input and recommendations at the following Planning Commission meeting. 5.2 "The Cool Roof'— Retrofit Incentive Program. Brief discussion ensued regarding "Roof Energy Saving Program" as provided by the Local Government Commission. 5.3 Lands of Kerns, 11890 Francemont Drive (317-99-ZP-SD-GD); proposed modification to retaining wall design. The Commission reviewed the proposed changes to the previously approved retaining wall materials. The project architect and soils engineer felt the change in materials would cause less disturbance to the natural terrain and will have a more natural appearance. Discussion ensued regarding the Hilfiker product to be used on the downhill side of the driveway, and the gunite method of simulated stone to be used on the uphill side of the driveway. Letters from the project architect and Civil Engineer were provided. Commissioner Gottlieb was concerned with saving the trees on the downhill side. An arborist report was suggested to help with this concem. Bill Kem, owner, felt the change in material will help save more trees. They can review the tree situation again with the landscape plan. Sandy Humphries, Environmental Design Committee, stated hydroseeding is not native and felt the mesh walls would be difficult when planting. Planning Commission Minutes Approved 7112/01 June 28, 2001 Page 8 4✓ 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for June 7' - Commissioner Gottlieb 6.2 Planning Commission Representative for June 2151— Commissioner Wong 6.3 Planning Commission Representative for July 5° — Commissioner Vitu 7. APPROVAL OF MINUTES 7.1 Approval of the May 10, 2001 minutes PASSED BY CONSENSUS: To approve the May 10,2001 minutes 7.2 Approval of the May 24, 2001 minutes PASSED BY CONSENSUS: To approve the May 24,2001 minutes REPORT FROM FAST TRACK MEETING -JUNE 19 & 26. 2001 8.1 LANDS OF QUAIL MEADOWS, 26122 Duval Way (152-00-ZP-SD-GD); A request for a Site Development Permit for a new residence. Approved with conditions June 19, 2001. y 8.2 LANDS OF EPSTEIN, 23828 Ravensbury Avenue (61-01-ZP-SD-GD); A request for a Site Development Permit for a new residence. Approved with conditions June 26, 2001. 9. REPORT FROM SITE DEVELOPMENT MEETING—JUNE 12 & 26 2001 9.1 LANDS OF HUMBLE, 14475 Liddicoat Circle (79-01-ZP-SD); A request for a Site Development Permit for a landscape screening plan. Approved with conditions June 12, 2001. 9.2 LANDS OF NELSON, 26052 Fremont Road (80-01-ZP-SD); A request fora Site Development Permit for a pool and landscape improvements. Approved with conditions June 26, 2001. 10. ADJOURNMENT The meeting was adjourned by consensus at 10:15 p.m. y submitted, L Planning Secretary