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HomeMy WebLinkAbout01/15/1992 Minutes of a Regular Meeting January 15, 1992 Town of Los Altos Hills City Council Meeting Wednesday, January 15, 1992, 7:15 P.M. Council Chambers, 26379 Fremont Road 1. CALL TO ORDER,ROLL CALL, AND PLEDGE OF ALLEGIANCE Mayor Hubbard called the Regular Meeting of the City Council to order at 7:20 p.m. in the Council Chambers at Town Hall. Present: Mayor Hubbard and Councilmembers Casey, Johnson, Siegel and Tryon. Absent: None Staff: City Manager Les M. Jones, II; City Attorney Sandy Sloan; Engineering Consultant Jeff Peterson, Town Planner Linda Niles and City Clerk Pat Dowd Press: Don Brignolo, San Jose Mercury Mayor Hubbard asked that the meeting be adjourned in memory of Margaret French, a longtime resident of the Town, who passed away on January 6th. Mrs. French, who was a direct descendant of Thomas Jefferson and Paul Revere, had been very active in Hidden Villa and many community groups such as the Mid- Peninsula Peace Center, Food Closet and the Women's International League of Peace and Freedom. 2. CLOSED SESSION: PERSONNEL (PURSUANT TO GOVERNMENT CODE SECTION 54957.6) It was agreed to move this closed session to the end of the meeting. 3. APPOINTMENTS AND PRESENTATIONS 3.1 Presentation of Proclamation to Timothy Mark Kaye on his Attainment of Eagle Scout Due to family illness, this presentation was continued to a future Council Meeting. January 15, 1992 1 Sir 3.2 Appointments to Standing Committees and the Joint Volunteer Award Committee MOTION SECONDED AND CARRIED: Moved by Hubbard, seconded by Tryon and passed unanimously to appoint Richard Allen-Harris to the Community Relations Committee for a term of two years. MOTION SECONDED AND CARRIED: Moved by Tryon, seconded by Johnson and passed unanimously to appoint Gail Solomon to the Community Relations Committee for a term of two years. MOTION SECONDED AND CARRIED: Moved by Hubbard, seconded by Tryon and passed unanimously to appoint Yvonne Fisher to the Safety Committee and the Joint Volunteer Awards Committee, both for two year terms. 4. PLANNING COMMISSION REPORT Planning Commissioner Clyde Noel commented that he had nothing to add to the planning issues which were discussed at the January 8th Planning Commission Meeting and which were on the Council's agenda (items 5.4a and 9.3). 5. CONSENT CALENDAR MOTION SECONDED AND CARRIED: Moved by Hubbard, seconded by Tryon and passed unanimously to approve the Consent Calendar, specifically: 5.1 Approved Minutes: December 18, 1991 (Special Meeting) 5.2 Approved Warrants: $224,005.33 (12/13/91) $ 33,228.63 (12/20/91) $ 75,184.77 (12/31/91) $ 6,756.64 (12/31/91) $120,546.92 (1/6/92) 5.3 Proclaimed: Winter Storm Preparedness Week: January 25-31,1992 5.4 Concurred with the following Planning Commission Action at Its Meeting on January 8, 1992: 5.4a Lands of Colby, 26463 Aric Lane: request for a site development permit for a second unit, swimming pool and decking har January 15, 1992 2 6. PRESENTATIONS FROM THE FLOOR Derek Van Alstine, Santa Cruz, referred to a letter he had submitted to the Council on the issue of eaves in setbacks. He noted that he was a residential designer and was currently working on a remodel in the Town and in his experience Los Altos Hills was the only jurisdiction which did not allow eaves in the setbacks. He understood a subcommittee of the Council was working on this issue and he wondered what the progress of this subcommittee was and whether an ordinance change might be discussed in the near future. He suggested reviewing ordinances from neighboring cities on this issue. Tryon and Siegel reported that the Town Planner was preparing a proposal and a report would probably be coming to the Council in February. Part of the proposal would allow for exceptions to be made under certain circumstances to allow for eaves into the setbacks. Councilmembers suggested that Mr. van Alstine apply for a variance for the project he was working on in the Town as an ordinance change could take several months. Drew Anderson, 27820 Saddle Court, commented on Stirrup and Arastradero and what she believed was a traffic hazard. Cars originating on Page Mill sped through Town and a country road was becoming a thoroughfare. Mrs. Anderson also suggested that in an effort to provide better information to residents, monthly news notes be included in the utility bills. The City Manager noted that he would contact the Sheriff's Department and ask them to renew enforcement in the Stirrup/Arastradero Roads area. 7. PUBLIC HEARINGS 7.1 Appeal of Planning Commission's Approval of Request for a Site Development Permit for a New Residence and Swimming Pool, Lands of Becker, 14290 Saddle Mountain Road Council had before them the Town Planner's staff report which included the recommendation that the Council approve the site development permit with the fire turn-around as modified and approved by the Fire Department and Town staff, with the access off Saddle Mountain Road. The Planner further noted the following additional proposed conditions to the ones noted in the staff report: installation of sanitary sewer service to connect to Saddle Mountain sewer; Fire Department to check if road could be 14' width; and barricade shall be relocated below proposed driveway. January 15, 1992 3 +�. Mr. Becker, applicant, commented on the issue of access and referred to the study prepared by his traffic consultant, James Cronander. Mr. Becker concurred with this report and the recommendation of the Fire Department and staff that the access be from Saddle Mountain. Regarding the size of his proposed house, Mr. Becker noted that the original proposal was within the Town's ordinances but since the Planning Commission had raised concerns about the size, he had downsized the house and nestled the house in the hillside. Concerning the width of the road, Mr. Becker stated that he would concur with whatever the Town recommended. Doris Mourad, 14300 Saddle Mountain, stated they had moved into their home in 1973 and she expressed her concerns about the overall area. Mrs. Mourad also stated her confusion over the fact that at the Planning Commission Meeting Moon Lane had been decided upon as the access and now it was Saddle Mountain. Mrs. Mourad agreed with lowering the house ten feet and was concerned about its size. She did not believe it was compatible with houses in the neighborhood. In addition Mrs. Mourad stated her concerns about the proposed driveway. These concerns included the impact on their privacy, the lights from the traffic, the negative financial impact on their property and the inconvenience. Mrs. Mourad gave a slide presentation while she was outlining her concerns. Eric Bredo, 13820 Page Mill Road, referred to his letter to the Council dated 1/15/92 in which he elaborated on his concerns about the Becker project as follows: 1) Size of the proposed driveway; 2) Whether access be from Saddle Mountain or Moon Lane; 3) That Moon Lane remain closed for thoroughfare; 4) The scale and visibility of the proposed house; and 5) That provision be made for a horse path. Mr. Bredo believed this was a highly constrained lot which appeared to be on a ridgeline from some properties. In addition he did not believe that the applicant had reduced the original size of the house by an adequate amount. Bob Schreiner, 14301 Saddle Mountain, stated that he had a problem with the access being off Saddle Mountain as he believed there was too much traffic on Saddle Mountain now and there was real concern about the safety of the intersection. He also referred to the conditions, covenants and restrictions for the Saddle Mountain Subdivision and to his deed, both of which stated there would be no additional lots off Saddle Mountain. January 15, 1992 4 `, Drew Anderson, 27820 Saddle Court, questioned the notification process in that she was not officially notified of this project as she was not within a certain number of feet from the property but in her opinion it certainly affected her. She believed this project was on a ridgeline and would affect the quality of the neighbors' lives. The project was not compatible with the neighborhood. Mrs. Anderson further believed there was a safety issue and a traffic hazard resulting from the project. Henry Mourad, 14300 Saddle Mountain, noted that when they built their home there was minor impact on the topography of the land and they enjoyed country living. He too referred to the access of the driveway but noted that he believed this issue could be worked out with Mr. Becker. Theresa McDaniel, Chairman - Environmental Design and Protection Committee, believed it was safer to access off Saddle Mountain. She also thought the house was too massive for the property and constraints should be placed on the project. Mr. Becker, applicant, stated that their deed reflected that the lot was created in the 50s and provided for an easement up Saddle Mountain. He also commented on the proposed house which had been reduced about 800 square feet and did not include a basement, just a crawl space. It was on 2 and one half acres, was within the Town's ordinances and the size of the house was consistent with other houses in the neighborhood and the Town. Mr. Becker stated that he supported the report done by his traffic engineer and noted that the location of the house had been decided by the topography of the land. Sharyn Adkisson, 27673 Lupine Road, asked for clarification of the maximum development area and maximum floor area being requested. Dot Schreiner, 14301 Saddle Mountain, commented that the average square footage of homes in the neighborhood was 3500 to 4500 square feet with one exception. She also noted that the Town had used cul-de-sacs to minimize traffic and now the Council was going to allow a three-way intersection. She believed Moon Lane should be kept private. In response to a comment that the pathway should be part of the conditions, Mrs. Schreiner noted that the Beckers use the easement which was on the Mourad property and while the Town did not have a path all the way down Moon Lane, it would be helpful to get a section of pathway. January 15, 1992 5 Siegel stated that he did not think this project was ready for approval - there were too many questions yet unanswered. He noted the following issues: access, size of house (should be reduced to approximately 5,000 square feet), constraints of lot, highly visible site and moving of house downhill. Johnson concurred with Siegel's comments. He too thought the house was too big (should be reduced about 10%) and was on an exposed hill. Johnson also believed the house should be moved down the hill about 10' and that the fire access should be off Saddle Mountain. Hubbard agreed the house was too big as proposed; the driveway and grading should be minimized; the house should be moved downhill; and access should be off Saddle Mountain. Casey concurred with the comments raised by the neighbors and the recommendations of the Fire Department and staff concerning access off Saddle Mountain. She also agreed the house should be moved downhill and the size of the driveway could be reduced (still large enough for two cars). Casey did not concur with reducing the size of the house. The project met the Town's ordinances and she believed this was unfair to the owner. Casey suggested changing the ordinances so that the process would be more fair to the applicants. In addition she thought this should be a use of land issue and whether or not Mr. Becker was going to live in the house himself should make no difference at all. Tryon noted that most projects were approved in the Town and that other factors were considered in addition to the numbers allowed for development. `. Tryon commented on the visual impact, compatibility and drainage of the Becker application. MOTION SECONDED AND CARRIED: Moved by Siegel, seconded by Casey and passed unanimously to continue the request for a Site Development Permit for a new residence and swimming pool for Lands of Becker, 14290 Saddle Mountain Road, for a period no longer than 120 days for redesign, noting that if no redesign is submitted within that timeframe this application will be brought back to the City Council. It was further stated that the access to the project would be from Saddle Mountain. Mr. Becker, applicant, asked if they could submit a redesign as an interim step to get a preliminary reading before they took on the expense of a new set of plans. 8. UNFINISHED BUSINESS 8.1 Ordinance #__amending Title 5 of Chapter 7 of the Los Altos Hills Municipal Code Regulating Hours of Construction (SECOND READING) January 15, 1992 6 MOTION SECONDED AND CARRIED: Moved by Casey, seconded by Tryon and passed unanimously to waive further reading of the ordinance. MOTION SECONDED AND CARRIED: Moved by Hubbard,seconded by Casey and passed unanimously to adopt Ordinance #349 amending Title 5 (Public Morals, Welfare and Conduct), Chapter 7 (Construction of Building and Structures), of the Los Altos Hills Municipal Code regulating hours of construction. 8.2 Reimbursement Policy for City Councilmembers Councilmembers discussed the proposed reimbursement policy. Hubbard believed the policy should be restricted to certain expenses and also believed that Councilmembers should not have to pay for services rendered. Johnson noted that office supplies could be gotten at Town Hall and asked the question 'Would you need it if you were not on the Council?" Tryon also supported keeping the policy restricted to certain expenses such as mileage. Casey did not believe it was worth it if it was constantly an argument over what expenses could be reimbursed. Sharyn Adkisson, 27673 Lupine Road, asked for clarification of the salary and expenses Council received. Philip Dauber, Chairman - Finance Committee, noted that the $300 now allowed for salary and expenses was double the amount previously allowed for expenses. He `, questioned what expenses could be reimbursed and did not believe staff was in a position to tell a Councilmember they could not be reimbursed. Clyde Noel, 24160 Dawnridge Drive, suggested the Mayor approve Councilmembers' expenses and the Mayor Pro Tern approve the Mayor's. MOTION SECONDED AND CARRIED: Moved by Tryon, seconded by Johnson and passed unanimously to continue discussion of the reimbursement policy for City Councilmembers and to send the City Manager's draft policy included in his staff report dated 1/15/92 to the Finance Committee for a recommendation. 8.3 Action on the Request for Approval of Site Development Permit for a New Residence, Tennis Court and Swimming Pool for Lands of Ben-Artzi, 27800 Via Feliz, with Adoption of Appropriate Findings Council discussed the findings supporting denial of the site development permit for Lands of Ben-Artzi, as prepared by the Town Planner. Minor changes were made to these findings. January 15, 1992 7 `„ Sharyn Adkisson, 27673 Lupine Road, inquired about the notification procedure for this item and was advised that it was not a public hearing, therefore the neighbors were not notified. MOTION SECONDED AND CARRIED: Moved by Tryon, seconded by Johnson and passed by the following roll call vote to deny the request for approval of a site development permit for a new residence, swimming pool and tennis court for Lands of Ben-Artzi at 27800 Via Feliz and to adopt the findings attached to the minutes of this meeting supporting this denial. AYES: Mayor Hubbard and Councilmembers Johnson and Tryon NOES: Councilmember Casey ABSENT: None ABSTAIN: Councilmember Siegel Councilmember Siegel noted that he had not been present at the December 15th Council Meeting at which this application was discussed. Therefore, he abstained from voting on the findings for denial. 9. NEW BUSINESS 9.1 Request from the City of Saratoga that the Town join them in requesting the State to accept its responsibility to address the problem of reflective noise from soundwalls and failing that that the Town join them in committing up to $10,000 per city to engage qualified professionals and the scientific community to find solutions Council discussed this request from the City of Saratoga and noted that the Town was not eligible for soundwalls under the rules of the Highway Department. MOTION SECONDED AND CARRIED: Moved by Hubbard, seconded by Casey and passed unanimously by all members present (Tryon was not present in Chambers when this vote was taken) to deny the request from the City of Saratoga that the Town join them in requesting the State to accept its responsibility to address the problem of reflective noise from soundwalls and failing that that the Town join them in committing up to $10,000 per city to engage qualified professionals and the scientific community to find solutions ` January 15, 1992 8 ` 9.2 Request from the Arts Council of Santa Clara County for a $1,000 r. contribution for the 1992 Hands on the Arts Festival MOTION SECONDED AND CARRIED: Moved by Johnson, seconded by Siegel and passed unanimously to deny the request from the Arts Council of Santa Clara County for a $1,000 contribution for the 1992 Hands on the Arts Festival. 9.3 Request from Santa Clara County for comments on variance to reduce side yard setback from 27 to 20' for addition to residence at 15833 Stonebrook Drive (Town's Sphere of Influence and Urban Services Area) MOTION SECONDED AND CARRIED: Moved by Siegel, seconded by Johnson and passed unanimously to concur with the Planning Commission's recommendation that the variance to reduce side yard setback from 27' to 20' for addition to residence at 15833 Stonebrook Drive be denied and the new addition be designed to comply with the County's required setback and other development standards. In addition Council concurred with not recommending annexation of 15833 Stonebrook Drive to the Town. 10. REPORTS FROM COMMITTEES, SUB-COMMITTEES, AND COUNCILMEMBERS ON OUTSIDE AGENCIES 10.1.1 Sub-Committee on Planning Issues Tryon reported that she and Councilmember Siegel had had a very productive meeting with the Town Planner and the City Manager and she was sure a report would be forthcoming to the Council after their next subcommittee meeting. 11. STAFF REPORTS 11.1 City Manager 11.1.1 Appointment of Acting City Manager for first week in February MOTION SECONDED AND CARRIED: Moved by Siegel, seconded by Hubbard and passed unanimously to appoint Linda Niles Acting City Manager February 4th through 9th. January 15, 1992 9 11.1.2 Consideration of Martin Luther King, Jr. Holiday Siegel stated that he was not in favor of increasing the number of holidays the Town employees were given. He did suggest, however, that of the twelve holidays, nine be listed as regular holidays and the staff be allowed to choose three of the following four: Columbus Day, day after Thanksgiving, Christmas Eve and Martin Luther King Day. MOTION SECONDED AND CARRIED: Moved by Siegel, seconded by Casey and passed unanimously approving nine of the Town holidays as regular holidays and allowing staff (as a group) to choose three of the following four: Columbus Day, day after Thanksgiving, Christmas Eve and Martin Luther King Day. Tryon left the Council Meeting at 11:15 p.m. 11.2 City Attorney 11.3 City Clerk 113.1 Report on Council Correspondence dated January 9, 1992 The following comments were made concerning the report on Council kir Correspondence: the letter from Jim Viso has been responded to; the Mayor will send a letter to the Senior Center advising them their request for financial support will be considered during budget discussions; the Mayor was preparing a letter to Senator Morgan on SB 797 and a copy of this letter will be sent to the Santa Clara County Cities Association; the City Manager was preparing a letter to the Carnes; and the Mayor would take Ruth Buneman's letter on fire-fighting methods to the Fire District. MOTION SECONDED AND CARRIED: Moved by Johnson, seconded by Casey and passed by all members present to go past the 11:30 p.m. hour of adjournment. 12. COUNCIL-INITIATED ITEMS 12.1 Review of Potential Action Items from the Oakland Fire (Mayor Hubbard) Council concurred with the report (on file at Town Hall) dated 1/8/92 prepared by the Mayor on the Special Council Meeting on the Oakland Fire. In part this report addressed removal of hazardous trees, brush and grass especially along roadways January 15, 1992 10 `, (City Manager had spoken with PG&E and the Fire Department was to enhance their patrol of the Town for hazardous situations.) The report also addressed better signage of properties, review of chain of command, fire proof landscaping, emergency coordinator program, identification of those residents needing assistance in an emergency, care of livestock in an emergency, emergency phone number and shutting off utilities in a fire. Siegel suggested that the Los Altos County Fire Protection District hire a fire prevention officer to work in the Town on safety issues. PASSED BY CONSENSUS: To direct the City Attorney to prepare an advisory vote for the June 1992 ballot regarding fire retardant roofing and to bring the draft advisory vote back to the February 5th Council Meeting for approval of final wording as to types of roofs required for new construction, major remodels and re- roofs. 12.2 Recommendations Regarding Joint Volunteer Awards Committee (Councilmember Johnson) Council had before them the report prepared by Councilmember Johnson on his recommendations regarding the Joint Volunteer Awards Committee. In this report he suggested the formation of a joint committee of the two cities (Los Altos and Los haw Altos Hills) to draw up policies for canvassing nominees, selecting awardees, determining rules for deciding the number of awardees, operational procedures for the Awards Committee and any other relevant matters the committee may discover to be necessary. MOTION SECONDED AND CARRIED: Moved by Hubbard,seconded by Casey and passed unanimously by all members present to appoint Councilmember Johnson to a joint committee of the two cities (Los Altos and Los Altos Hills) to draw up policies for canvassing nominees, selecting awardees, determining rules for deciding the number of awardees, operational procedures for the Awards Committee and any other relevant matters the committee may discover to be necessary. MOTION SECONDED AND CARRIED: Moved by Hubbard, seconded by Casey and passed unanimously by all members present to reappoint Councilmember Johnson and Edwina Comiso to the Joint Volunteer Awards Committee for two year terms. ttlw January 15, 1992 11 13. CLOSED SESSION: PERSONNEL (PURSUANT TO GOVERNMENT CODE SECTION 54957.6) It was agreed to continue this closed session to the February 19, 1992 Council Meeting. 14. ADJOURNMENT There being no further new or old business to discuss, the meeting was adjourned at 12:05 a.m. in memory of Margaret French. Respect�bmitted, - Patricia Dowd City Clerk kaw The minutes of the January 15, 1992 City Council Meeting were approved at the February 5, 1992 City Council Meeting. January 15, 1992 12 Attachment to the January 15, 1992 City Council Minutes. TOWN OF Los ALTOS HILLS January 15, 1992 Staff Report to the City Council RE APPLICATION FOR SITE DEVELOPMENT PERMIT FOR LANDS OF BEN-ARTZI, 27800 VIA FELIZ FROM: Linda S. Niles, Town Planner RECOMMENDATION. That the City Council: Deny the requested site development and adopt the following findings supporting the denial (disapproval) of the application for site development permit for Lands of Ben Artzi, 27800 Via Feliz. BACKGROUND. On December 18, 1991, after a public hearing, the City Council tentatively denied the application for a site development permit for Lands of Ben-Artzi, with a direction to staff to prepare written findings. The public hearing is closed. The Council now should take final action on the application and adopt appropriate findings. FINDINGS. 1. The proposed project is not consistent with Section 10- 2.701, Purposes, of the Site Development ordinance which states: "The purposes of this article are to ensure that the site, location, and configuration of structures are unobtrusive when viewed from offsite; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved..." as explained below. 2. The proposed project is not consistent with the City Council's former directive (November 6, 1991) to the applicant that a more appropriate house is required on the site. Section 10-2.702 (b) (1) states that single story buildings may be required on hilltops and a ridgelines. City Council Meeting January 15, 1992 Site Development -- Lands of Ben-Artzi The proposed residence is located on a ridgeline, as demonstrated by the applicant's verbal and slide presentation to the Council. The subject property is located on a ridgeline at an elevation of 410 feet. A ridgeline, which is a long, narrow elevation of land or a spur was shown on the slide of the topography map introduced by the applicant and described by the applicant as a long hill with a finger, with the subject lot being where the finger is. Usually, single story homes are between 12 and 18 feet in height, and the proposed project, as shown on the blueline submitted on November 5, 1991, is two stories with a basement. The height of the proposed home is 25 feet from natural grade, and it is 35 feet measured from the highest roof elevation to the lowest finished grade. 3. The proposed project is not consistent with the guideline set out in Section 10-2.702 (b) (4) that structures may be located on ridgelines or hilltops only when they can be rendered unobtrusive by one or more of the following techniques: (i) The use of natural vegetation and/or added landscaping; (ii) The use of a low-profile house, with a sloping roofline and foundation, that follows the natural contours of the site; (iii) The use of exterior roofing and siding materials and colors that blend with the natural landscape. The proposed residence is obtrusive when viewed from off- site, as evidenced by several speakers at the December 18, 1991 City Council Public Hearing. The staff in its December 18, 1991 Staff Report describes the general appearance of the residence as "vertical and massive," and states that "no attempts have been made to substantially increase the horizontality of the building." As several speakers pointed out at the December 18, 1991 hearing, the house appears from some views to be a three story house because of the basement area that opens onto a terrace. City Council Meeting January 15, 1992 Site Development -- Lands of Ben-Artzi The house will be obtrusive and eliminate scenic views from the north, west and northeast. The dwellings on these adjacent properties are sited at a lower elevation which creates a major vertical elevation view of the rear (north) side of the proposed structure, since these properties look up at the proposed residence. The proposed residence would loom over these adjacent properties, as described by several speakers at the December 18, 1991 hearing and as shown in the applicant's slide presentation and the pictures submitted by Mrs. Dean at that hearing. (i) The applicant has removed substantial existing vegetation that would have helped screen the proposed structure from adjacent properties to the north and west. As the speakers indicated, the proposed vegetation does not shield the obtrusiveness of the house from all views. (ii) The proposed house is not a low-profile house with a sloping roofline and a foundation that follows the natural contours c of the land. Instead, the proposed house is a two story home with basement and combination flat and sloped roof designed to perch on top of the roofline at 25 feet from grade rather than step down the ridgeline to conform to the natural contours of the site. Furthermore, the proposed two story house, since it has double rows of windows on the facade, does not have the low-profile look of a one story house, which contains one row of windows. (iii) The proposed residence has a stucco finish with flat roof tiles which have not been proposed in materials and colors that blend with the natural landscape, but which will highlight the structure as being separate from the natural landscape and ridgeline. 4. The proposed project is not consistent with the Town's General Plan, Land Use Element, Sections 105.6 & 105.7 which limit the development on residential lots to be determined based on evaluation of such factors as natural vegetation, topographic characteristics (such as ridgelines and hill tops), and soils and geology. The policies state that the natural character of ridges should be preserved to the maximum extent feasible. The character of the ridgeline on the subject site would be changed by the construction of the proposed structure, since the proposed structure is not designed City Council Meeting January 15, 1992 Site Development -- Lands of Ben-Artzi to conform to the natural topography of the ridgeline which steps down and away from the hill top. Instead, the structure as proposed, is designed to sit on top of the ridgeline close to the top of the hill, projecting a box-like silhouette on the ridgeline. The elevation submitted on November 25, 1991, clearly evidences the existing grade of the ridgeline sloping down from the top of the hill, and the structure's roofline extending in a straight line across the ridgeline and not following the downward natural topography. 5. The proposed project is not consistent with the Town's General Plan, Land Use Policy, Section 103.1, which requires that uses of land should minimize disturbance to natural terrain, minimize removal of the natural vegetation, and create the maximum compatibility of development with the natural environment through site design, architecture, and landscaping. The proposed project is not compatible with the natural environment of the ridgeline, since the house is a two story, 25 foot house set on top of the ridge, rather than a house designed to fit into the hillside. 6. The proposed project is not consistent with the Town's General Plan, Housing Policy Section 506 "to preserve the integrity of the existing residential character and to maintain and enhance the rural atmosphere" in that an obtrusive, two story house on a ridgeline mars, rather than enhances, the rural atmosphere of the Town.