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HomeMy WebLinkAbout10/11/2001Minutes of a Regular Meeting Approved 10/25/01 Town of Los Altos Hills PLANNING COMMISSION Thursday, October 11, 2001, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (1) #15-01 ROLL CALL AND PLEDGE OF ALLEGIANCE The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Wong, Commissioners Gottlieb, Vitu & Clow Absent: Commissioner Cottrell Staff: Carl Cahill, Planning Director; Angelica Herrera, Assistant Planner; Lani Smith, Planning Secretary 4 2. PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 LANDS OF HICKMAN, 26500 Purissima Road (141-01-ZP-SD); A request for a Site Development Permit for a 1,000 square foot secondary dwelling unit (maximum height 27 feet). Ms. Herrera introduced this item. Due to the maximum cut and fill for the second unit which exceeds Town's grading policy, the project is being heard by the Commission. Special circumstances restrict the applicant from proposing grading that conforms to Town Policy. The location of the extensive septic fields particularly restricts the siting of the secondary dwelling unit. Staff discussed the option of stepping the unit with the topography at length with the architect, but due to the health and age of the primary users of the unit, it was determined an undesirable hardship which also creates an undesirable hardship to the applicant. The visual impact of the 7 -foot grade differential will be virtually unnoticed by neighbors and will maximize the utility of the secondary dwelling unit by the applicant's parents, providing a seamless connection to the main residence. OPENED PUBLIC HEARING Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 2 Carl Hesse, 900 High Street, Palo Alto, project architect, discussed the constraints of the site, and tying the second unit with the main residence. The issue of grading and height actually only involves one comer (approximately 30 square feet). They propose to fill along the walls to comply with the grading policy. He noted they are still under the MDA and MPA allowed and the crawl space is under 7 feet so the area is not counted toward floor area. Also, he noted that they are only filling 3'h feet at the greatest point. Rebecca Hickman, 26500 Purissima Road, applicant, noted that they are keeping the unit level with the main residence to be able to transfer parents at one level. Harty Emerzian, Pathways Committee, asked that a portion of the driveway where the pathway crosses be coated with a non skid material for the safety of walkers, etc. CLOSED PUBLIC HEARING Commissioner Clow had no objections as the grading policy is only a policy, not an ordinance. Commissioner Vita agreed, stating the unit is well sited and she understood the reason for the request. Commissioner Gottlieb also agreed. They are under their MDA and MFA and the area over the grading policy is only 30 square feet. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Clow to approve the request for a Site Development Permit for a secondary dwelling unit, Lands of Hickman, 26500 Purissima Road, expanding condition #14, to add, "the property owner shall coat their driveway at the path crossing with non-skid material". AYES: Chairman Wong, Commissioners Vitu, Gottlieb & Clow NOES: None ABSENT: Commissioner Cottrell This approval is subject to a 22 day appeal period. 3.2 SANTA CLARA VALLEY WATER DISTRICT (173-01-MISC), A request for an easement over Edith Park (Town of Los Altos Hills) for environmental mitigation purposes, S.E. comer of Fremont Road and W. Edith Avenue. The Planning Director introduced this item noting the location of subject property. A portion of the Adobe Creek Watercourse runs along the rear of the property. The Town owned property is referred to as Edith Park. The applicant is requesting the easement over roughly two-thirds of the park and the request represents an initial step necessary to mitigate environmental impacts for a proposed Santa Clara Valley Water District floor control project for Adobe Creek (EBR). The proposed easement request is similar to a conservation easement. However, human access would generally be prohibited for at least five years as the Santa Clara Valley Water District ecologist attempt to cultivate a "self-sustaining, multi- layered, native riparian forest' along Adobe Creek in the area of the easement. While access will be prohibited, the terms of the agreement stipulate that any barrier necessary to limit Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 3 4 access shall not exceed three feet and shall be open and natural in appearance such as a split - rail fence. Eventually the District will construct a small public viewing platform in the area of the easement. The design and location of the platform will require the review and approval of the Planning Commission prior to construction. He concluded by stating the proposal should not have any significant impact on the current us of the park. OPENED PUBLIC HEARING Representatives from the Santa Clara Valley Water District Jason Christy, Karen Uyeda, Linda Spahr and Liang Lee were present. Karen Uyeda provided a power point presentation regarding the overall flood control project and the Adobe Creek Watershed Planning Study. There are five mitigation sites being proposed, one of them is the West Edith Avenue park. There will not be any widening of Edith Avenue bridge. They will be improving the channel from West Edith Avenue, 1,000 feet downstream. She provided the project history and photos of the existing park area. She also discussed the history of the Adobe Creek project which started in 1991 with the planning study. She provided additional pictures of the park from different areas. They will be installing a three foot split rail to help protect the re - vegetation. She did not have an estimated cost for the overall project. Ms. Uyeda introduced Linda Spahr, Water District re -vegetation biologist, who stated since they were in the preliminary stage of the project, they do not have an estimate cost. Ms. Uyeda continued by noting the existing pathways in the park. They plan to retain the one closest to West Edith Avenue. The other path which is closer to the creek will be shifted slightly toward Edith Avenue. Commissioner Gottlieb would like to see the path shifted prior to the removal of the existing path to accommodate the path users. Ms. Uyeda agreed. Harry Em=ian, Pathways Committee, noted the committee has no objections. He requested that when the new path is realigned, it should be equal to want is existing today. CLOSED PUBLIC HEARING Commissioner Gottlieb asked if the Los Altos residents were aware of the mitigation and the height of the trees. Commissioner Gottlieb concern dealt with the neighbors and the daylight plane. Commissioner Vitu liked what was being proposed. She voiced concern with the homeowners on the other side of the creek not being aware of the project. Commissioner Clow completely supported the project. He felt the Los Altos residents will provide their input to the Water District when they are asked for easements. He felt Commissioner Gottlieb had a good suggestion regarding the path be reconstructed before the old path is torn down, and to have the same type of pathway that is currently existing and they should have control of the project once it is completed. Commissioner Gottlieb would like more than one viewing area along the bank for children to enjoy the wildlife (a certain amount of public access). 4 Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 4 MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Chairman Wong to recommend approval to the City Council for an easement over Edith Park (Town of Los Altos Hills) for environmental mitigation purposes, S.E. comer of Fremont Road and W. Edith Avenue, Santa Clara Valley Water District, with the following additions/changes: the replacement pathway be installed prior to the old pathway tom up; the replacement pathway be of the same quality of the existing pathway; and the fence shall be removed after five years. AYES: Chairman Wong, Commissioners Gottlieb & Clow NOES: Commissioner Vitu ABSENT: Commissioner Cottrell This item will be scheduled for a City Council agenda. 3.3 LANDS OF GOESE, 13640 Burke Road (210 -01 -VAR); A request for a variance to allow an encroachment of patios and landings in property setbacks. This item was introduced by the Planning Director noting the application is for the construction of a patio within the setback on Burke Road. Some degree of variance from the normal setback requirements appears justifiable for the property given the size (half acre) and narrow shape of the lot. However, the applicant is proposing to extend the patio up to the property line. Staff recommends the consideration of approving a variance for the front patio allowing a minimum 15 foot setback from the property line. This recommendation is based on the fact that the lot is half the size and half as wide as a typical flat one acre lot in Town. Therefore the normal 30 foot setback could be reduced by half. All the walls are okay. Commissioner Clow discussed the ordinance regarding ornamental garden structures. The Planning Director commented on what is generally considered an ornamental garden structure (bird bath, small benches), not pathways, stairways or patio encroachments. The structures in question were not on the original plans for the remodel or new garage. Commissioner Gottlieb referred to the air conditioning unit within the setback. OPENED PUBLIC HEARING Louis Dorcich, P. O. Box 1149, Soquel, project architect for the reconstruction of the home and the design and construction for the garage. He did not design the landscape or hardscape features. His responsibility at this time is to bring it all into compliance according to the MDA/MFA and to present the variance application. Unfortunately, work was proposed and designed by others with some misunderstanding of Town rules. The fences were approved but the limits regarding paving outside setbacks was misunderstood. He further discussed the restrictions for this half acre site which is narrow and shallow with streets on two sides. After they added the garage and driveway, the opportunities for outdoor hardscape were extremely limited. The proposed patios conform to the MDA requirements (one in the rear and one in the front). The patio in the rear is for outdoor living space. The patio in the front is more of a f lifestyle decision. The Craftsman style home historically encourages nicely developed entry 4W feature and the proposed front patio and steps and stone fences are consistent with this type of Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 5 architecture. They have taken into account all the hardscape shown on the plan to bring it numerically in conformance with the MDA. The existing patios mentioned are not on the plan and are proposed to be removed because they exceed the MDA requirements. If the front patios are denied tonight perhaps they can retain the rear patios. Whatever the plan shows is what the final development will be (conforms to the MDA). Maintaining a 15 foot setback would probably reduce the front patio to half its size, however, it would allow them to retain the rear patio. Their preference would be to retain the front as presented. Regarding the air condition units, the applicant has a letter from the adjacent neighbor permitting him to locate the AC as indicated. Sandy Humphries, Environmental Design Committee, discussed the oak tree and watering system noting it should not be watered at certain times of the year. CLOSED PUBLIC HEARING Commissioner Gottlieb discussed reducing the stairs to four feet in width and taking the paving out to maintain a 15 foot setback. She was concerned they were setting up guest parking with the elaborate stairway leading to Burke Road, making it the main entrance to the property. She supports staff recommendation for a 15 foot setback. However, the staff report mentions the minimum required setbacks (30 feet side and rear) with a one acre parcel. So a half acre lot would have some constraints, suggesting a 15 foot setback. She would stating that due to the long, narrow shape of the lot, etc. so every property owner of a half acre lot would not assume they could have their setbacks reduced by half. Commissioner Clow stated it appeared there was not support for allowing anything closer than 15 feet. Given that there is nothing more than a four foot wide pathway to the door with some stairs in front beyond 15 feet, if they are able to have a patio and be able to use the development area for the patio in the back, he could support the project. Commissioner Vitu agreed. Setbacks are very clear. She did not feel they would have allowed this variance if the project was reviewed prior to its construction. She also agreed with Commissioner Gottlieb regarding the traffic concerns (parking) on Burke Road. She could support the compromise with a four foot wide staircase and maintained a 15 foot setback stating the lot is narrow. Chairman Wong also agreed. For clarification, it was stated if the applicants set the front patio back it frees up development area which can be used for the rear patio. MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Vita allowing the applicant the following: the applicant shall maintain a 15 foot setback in the front from the road easement; the applicant can apply the removed development area to the back patio, not exceed the MDA, and not to allow additional encroachment from what is already constructed in the back area, as shown on the plans, Lands of Geese, 13640 Burke Road. AYES: Chairman Wong, Commissioners, Gottlieb, Clow & Vitu NOES: None 4 ABSENT: Commissioner Cottrell Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 6 This approval is subject to a 22 day appeal period. 4. OLD BUSINESS 4.1 Report from subcommittees - none 5. NEW BUSINESS 5.1 Once a month Planning Commission meetings The Planning Director reviewed "Three steps to more efficient meetings' with a discussion regarding other ways to streamline the meetings and inform anyone attending the meetings of procedures, and the location of staff reports and agendas. It was felt the Commission could try once a month meetings starting in 2002 and if additional meetings were needed, they could easily be scheduled. Commissioner Gottlieb would prefer maintaining two meetings a month and at slow times, cancel, when needed. MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Vim to only have one meeting a month (the second Thursday of each month) starting in 2002. If additional meetings are needed, they will be scheduled accordingly. AYES: Chairman Wong, Commissioners Vita & Clow NOES: Commissioner Gottlieb ABSENT: Commissioner Cottrell 5.2 Planning Commission Holiday Schedule (Thanksgiving and Christmas) PASSED BY CONSENSUS: To cancel the following meetings: 11/22 and 12/27. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for October 4's —canceled 6.2 Planning Commission Representative for October 18th — Commissioner Gottlieb 6.3 Planning Commission Representative for November 0 — Commissioner Wong 7. APPROVAL OF MINUTES 7.1 Approval of the September 27, 2001 minutes PASSED BY CONSENSUS: To approve the September 27, 2001 minutes ow Planning Commission Minutes Approved 10/25/01 October 11, 2001 Page 7 8. REPORT FROM SITE DEVELOPMENT MEETING—OCTOBER 2.2001 8.1 LANDS OF STERLING GROUP, 11993 Magdalena Avenue (207-01-ZP-SD); A request for a Site Development Permit for landscape screening plan. Approved with conditions. 9. ADJOURNMENT The meeting was adjourned by consensus at 8:30 p.m. Respectfully submitted, Lam Smith Planning Secretary