HomeMy WebLinkAbout05/04/2017Approved June 1, 2017
Minutes of a Regular Meeting
Town of Los Altos Hills
PLANNING COMMISSION
Thursday, May 04, 2017, 7:00 PM
Council Chambers, 26379 Fremont Road
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1. ROLL CALL AND PLEDGE OF ALLEGIANCE
Present: Commissioner Mandle, Commissioner Couperus, Commissioner Partridge,
Chair Tankha
Absent: Commissioner Basiji
Staff: Planning Director Suzanne Avila, Consultant Planner Steve Padovan, Assistant
Planner Erin Horan, Administrative Technician Frances Reed, Administrative
Technician Veronica Flores
2. PRESENTATIONS FROM THE FLOOR
Chair Tankha opened the presentations from the floor.
Seeing no one wishing to speak, Chair Tankha closed the presentations from the floor.
3. PUBLIC HEARINGS
Ex parte disclosures: Commissioner Couperus and Chair Tankha said they met with
the project supervisor of item 3.1, Thomas Catalano. Commissioner Mandle said she
met with the construction foreman of the Croll residence.
3.1 LANDS OF CROLL; 14161 Miranda Road; File #39-17-ZP-SD; A request for a
Site Development Permit for a landscape screening plan for a new 7,109 square
foot, two-story residence which was approved at the December 22, 2015 Fast
Track hearing. In addition, the applicant is requesting a minor modification to the
pool cabana location, an exception to the condition of approval related to the
maximum light reflectivity value for exterior walls on the new residence, and an
exception to allow multiple light fixtures within the required setbacks in order to
provide a lit pathway to Miranda Road. CEQA review: Categorical Exemption per
Section 15304 (b) – new landscaping (Staff: S. Padovan)
Consultant Planner Steve Padovan presented the staff report.
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Commissioner Partridge asked what reflectivity was being proposed. Mr.
Padovan explained that it was an 81% LRV that the applicants were proposing. He
then asked whether the pathway lights were down lights. Mr. Padovan confirmed
they were.
Commissioner Mandle asked for clarification on the location for the proposed
redwood tree. Mr. Padovan showed the location on the site plan. Commissioner
Mandle asked whether the planter boxes were allowed in the setbacks. Mr.
Padovan explained that planter boxes are categorized as ornamental features which
are allowed within setbacks. He explained that there would be an added condition
requiring wood chips instead of gravel on the ground surface surrounding the
planter area.
Commissioner Couperus inquired about the roof color. The construction manager,
Thomas Catalano, said he would address the question during the Public Hearing.
Chair Tankha asked whether the issue with the deer fence on the south side of the
property had been resolved to match the existing fence. Mr. Padovan confirmed it
had been resolved.
Chair Tankha opened the PUBLIC HEARING.
Thomas Catalano, project supervisor, introduced the landscape architect and
others.
Todd Cole, Strata Landscape Architects, spoke regarding the landscape
screening plan.
Commissioner Partridge inquired about the apricot orchard referenced in the
report but not shown on the screening plan. Mr. Cole explained that they had not
yet found a source for the apricot trees and changed them to olive trees. He
specified that they would however place apricot trees randomly in and around the
olive trees. Chair Tankha asked if they were going to have a grassy patch. Mr.
Cole confirmed they would and pointed out the area on the screening plan. Further,
Chair Tankha asked whether they were staying within their parcel water budget
and Mr. Cole confirmed affirmatively. Commissioner Mandle asked about the
California bay laurel previously mentioned and Mr. Cole clarified that it was a
different species of laurel.
Property Owner Brian Croll spoke in favor his project and provided rationale for
the color exception and driveway lights.
Lisa Vietor, Ken Linsteadt Architects, spoke in favor of the old orchard
farmhouse concept of the project and about the building and roof colors.
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Commissioner Partridge inquired about the lighting. Mr. Catalano explained that
the lighting designer was not present but that he would answer questions to the best
of his ability. Commissioner Partridge asked what the applicants wanted to
accomplish with the lighting. Mr. Catalano stated that the proposed lighting was to
address safety concerns along the driveway.
Commissioner Couperus stated that he would like assurances that the downward
facing lights would not illuminate the walls of the residence which has happened
with prior projects. Mr. Catalano explained that they intended to have the lowest
lights possible to provide safe access to and from the property.
Commissioner Mandle inquired about pathway lighting within the interior of the
property that was lower intensity lighting than the driveway lights. Mr. Catalano
explained that all of the lighting was low level LED. Commissioner Mandle asked
whether the lights inside the property were the same as the ones along the driveway.
Mr. Catalano stated they were different. The Commission asked for the exact
wattage of the lights. Mr. Catalano said the driveway lights were 11 watts, 1515
lumens. Commissioner Mandle then asked if they were brighter than the interior
lights. Mr. Catalano stated that the interior lights were approximately four to six
watts.
Chair Tankha asked if anyone in the audience would like to speak.
David Coehlo, Miranda Road, spoke in reference to the supplemental email he
submitted. He stated that he had no issue with the proposed house color or the
fence. He stated his only request was that no horizontal or vertical pointing lights
were installed on the side of the property that faced his bedroom window. Also, he
spoke of an issue with landscape screening on the east side of the residence and said
he would like to see an evergreen tree that would grow to 40 feet in that location.
Mr. Croll responded to Mr. Coehlo's concerns and stated they were open to
closing the screening gap with an evergreen tree.
Mr. Padovan stated that he found the lighting information for the path lights and
said that they were three watts, equal to a 25 watt bulb.
Chair Tankha closed the PUBLIC HEARING
Commission discussion ensued.
Commissioner Mandle said she visited the site and found the story poles helpful.
She said she had an issue with the lights and was willing to consider pathway lights
on the driveway instead of the proposed ones. She also stated her concern over the
house color due to previous projects. She said that she would be more inclined to
approve a gray color and although she liked the white she was not comfortable
approving it.
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Commissioner Couperus said that aspects of the project design were pleasing. He
stated that he was sensitive to the roof color due to specular reflection and would
like to know that the roof was matte rather than metallic. Further, he stated that his
concern with the white house color came from the denial of prior exterior color
exceptions although they were much more visible homes in Town. He said he
feared the repercussions of approving this variance for a secluded home and then
having future projects come to the Commission using this approval as an example
as to why their project should have an exception as well. He stated that he was
uncomfortable approving it and had not made a decision yet.
Commissioner Partridge spoke in regards to a recent project where a light
reflectivity value exception was denied and explained that the context was different
than the Croll residence. He said he can only recall granting an exception on the
light reflectivity standard once in the last eight years and it was also on a house that
was very secluded. He explained that it was a case in which the architecture
strongly motivated the decision and that the Commission was constantly told that
they should not be considering the design of the house and should apply the rules as
written. He asked to see the white panel sample and Commissioner Couperus
asked to see the roof sample. Commissioner Partridge compared the color sample
to the walls in the Council Chambers and said he would be more satisfied with a
color closer to the wall color. He stated that he believed there was room for
compromise on the LRV requirement in terms of how well screened the lot was and
how it reflected but would like the proposed color toned down. Further, he spoke in
regards to the light fixtures and said that he believed a 100 watt incandescent bulb
was too bright during the evening and agreed with Commissioner Mandle’s
suggestion of using pathway lights instead of the proposed driveway lights.
Commissioner Partridge said that it was an interesting project and that the overall
design was great but he would prefer to work on a compromise between what is
being proposed and the Town standards.
Chair Tankha spoke in reference to her visits to homes with outdoor lighting. She
said she wanted to find a solution such as the pathway lighting that Commissioner
Mandle recommended. She stated that she understood the need for driveway
lighting and believed it could be addressed with a compromise that satisfied both
ends. She then spoke in regards to the house color and said she was torn on the
issue. She explained that the Town ordinance was very strict and found it important
to consider the reasoning behind it. Further, she stated that she also believed that
owners in certain situations should be permitted to have a more muted color. She
believed the Commission should balance the factors specific to the Croll residence
such as the home being different than other projects, having a flat lot that is
secluded from the rest of the Town, and the proposed screening would make it even
more secluded. She said she feared setting a precedent and that she would like to
see a more muted color.
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Commissioner Mandle asked for more detail regarding the gray study that was
done for this project. Mr. Catalano spoke first in regards to the lighting concerns
and said they were willing to do a low level pathway light to make it a safe
entrance. He stated that he felt the precedence of the white house had been set
previously due to a home on Orchard Hill Lane that was approved. He explained
that they spent months exploring grays and browns and they felt it changed the
architecture and pulled away from the orchard home feel. He stated that they would
be willing to work on muting the color and then bring the item back to the
Commission at the next Planning Commission Meeting. Commissioner Tankha
said she would like them to keep in mind the look and feel of the color and not just
the LRV.
Commissioner Mandle said she would like to see the item come back with a new
color closer to the Town standard and be directed to a site with similar lighting that
she could visit.
Mr. Catalano requested that the Commission approve the landscape screening with
conditions and come back with the remainder of the items at the next hearing.
Director Avila stated that the Commission could indeed approve the landscape
screening plan and defer action on the lighting and color. She explained that the
applicants would not have approval on the remaining two items so they would not
be allowed to proceed on them until there was a resolution but could move on the
planting component.
Commissioner Partridge inquired about the cabana modification. Commissioner
Couperus and Chair Tankha agreed that they were prepared to move on the
landscape screening and the cabana modification and hold off on the paint color and
lighting for a later time.
The Commission discussed the lighting issue further.
MOTION MADE AND SECONDED: Commissioner Partridge moved to
approve a request for a Site Development Permit for a landscape screening plan for
a new 7,109 square foot, two-story residence which was approved at the December
22, 2015 Fast Track hearing and the minor modification to the pool cabana location
with the added condition that woodchips be added around the planter area in the
setbeck; In addition, he moved to continue the issues of the Light Reflectivity Value
and outdoor lighting to the June 1, 2017 Regular Planning Commission Meeting.
The motion was seconded by Commissioner Mandle.
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MOTION CARRIED 4-0-1:
AYES: Commissioner Mandle, Commissioner Couperus, Commissioner
Partridge, Chair Tankha
NOES: None
ABSENT: Commissioner Basiji
ABSTAIN: None
3.2 UPDATE TO TITLE 9 (SUBDIVISION ORDINANCE) OF THE LOS ALTOS
HILLS MUNICIPAL CODE. The Subdivision Ordinance consists of regulations
related to the subdivision of land within the Town of Los Altos Hills and were
enacted for the purpose of promoting orderly development of property and the
public health, safety, convenience and general welfare of Town residents. These
regulations insure that the development of land is consistent with the general
community objectives in the General Plan and the established rural character of the
Town. The Town has determined that an update to the Subdivision Ordinance is
necessary in order to bring the Town’s subdivision code into conformance with the
State Subdivision Map Act and to streamline and clarify the existing regulations.
File #349-16-MISC, CEQA Review: Categorical Exemption per Section 15061(b)
(3) (Staff: S. Padovan) – continued from the adjourned meeting of April 6, 2017.
Director Avila introduced Assistant Planner Erin Horan to the Commission.
Consultant Planner Steve Padovan presented the staff report. He explained that it
was a continuation from the April 6, 2017 Regular Planning Commission meeting
that adjourned early due to a power outage.
The Commission asked questions of staff and received responses.
The Commission and staff discussed in further detail the updates on the subdivision
ordinance. The Commission directed staff to make modifications and revisions to
specific items of the update and bring a new draft back to the next regular Planning
Commission meeting.
Chair Tankha opened the PUBLIC HEARING.
Seeing no one wishing to speak, Chair Tankha closed the PUBLIC HEARING.
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4. OLD BUSINESS
4.1 Master Path Map Update (Staff: S. Avila)
Director Avila spoke regarding the Master Path Map Update and said she was
looking for direction from the Commission on the next course of action. She
suggested that a couple of Commissioners volunteer to walk the pathways with staff.
Also, she proposed sectioning off the map and working through them one at a time.
The Commission and staff discussed what they were trying to accomplish to
determine the next possible steps.
The Commission agreed for staff to break down the map into manageable pieces,
beginning with the unresolved areas and then moving to the annexed areas.
5. NEW BUSINESS
5.1 Tree Ordinance (Staff: S. Avila)
Director Avila spoke about the tree ordinance which the City Council directed in
the last meeting as a recommendation from the Open Space Committee and
Environmental Design and Protection Committee. She explained that the goal was
for staff and the Commission to work on a new tree protection ordinance that could
include trees other than heritage oak trees and create replacement criteria.
Commissioner Mandle agreed to serve on this subcommittee as long as the lighting
subcommittee was put on hold. Director Avila said that she would also ask
Commissioner Basiji once he returned.
6. REPORTS FROM THE CITY COUNCIL MEETINGS
6.1 Planning Commission Representative for March 8 – Commissioner Couperus -
continued from the adjourned meeting of April 6, 2017
Commissioner Couperus shared with fellow Commissioners his observations of
the March 8, 2017 City Council meeting.
6.2 Planning Commission Representative for April 20 – Commissioner Basiji
Chair Tankha read aloud Commissioner Basiji's written summary that he emailed
to the Commission. Director Avila answered questions the Commission had.
6.3 Planning Commission Representative for May 18 – Commissioner Partridge
6.4 Planning Commission Representative for June 15 – Chair Tankha
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7. APPROVAL OF MINUTES
7.1 Approval of October 26, 2016 minutes - continued from the adjourned meeting of
April 6, 2017
7.2 Approval of March 2, 2017 minutes - continued from the adjourned meeting of
April 6, 2017
7.3 Approval of April 6, 2017 minutes.
MOTION MADE AND SECONDED: Commissioner Partridge moved to approve
the October 26, 2016, March 2, 2017, and April 6, 2017 minutes with corrections to
the October 26, 2016 and April 6, 2017 meeting minutes. The motion was seconded
by Commissioner Mandle.
MOTION CARRIED 4-0-1:
AYES: Commissioner Mandle, Commissioner Couperus, Commissioner
Partridge, Chair Tankha
NOES: None
ABSENT: Commissioner Basiji
ABSTAIN: None
8. REPORTS FROM SITE DEVELOPMENT MEETINGS – MARCH 14, 21, & 28, 2017
8.1
LANDS OF FARAHYAR; 11475 Summit Wood Road: File #401-16-ZP-SD; A
request for a Site Development Permit for a landscape screening plan for a new
4,842 square foot, two-story residence which was approved at the January 26,
2016 Fast Track hearing. CEQA review: Categorical Exemption per Section
15304 (b) – new landscaping; (Staff: S. Padovan) - continued from the adjourned
meeting of April 6, 2017
8.2
LANDS OF GRINSTEAD (25285 LA LOMA DRIVE) AND LANDS OF
NAKAUCHI (25299 LA LOMA DRIVE); File #398-16-LLA; A request for a Lot
Line Adjustment between two properties that are one acre or greater. The proposal
adjusts the property lines between the subject properties to bring the existing
residence at 25299 La Loma Drive into conformance with the Town’s thirty (30)
foot side yard setback requirement. The lot-line adjustment will not change the lot
area of the subject parcels. CEQA Review: exempt per 15305(a) – a minor lot line
adjustment that does not create a new parcel. (Staff: S. Padovan) - continued from
the adjourned meeting of April 6, 2017
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8.3
LANDS OF MORELAND AND CORRALES; 25800 Vinedo Lane; File #426-16-
ZP-SD; A request for a Site Development Permit for a driveway modification,
landscape screening and fencing plan for a previously approved new residence.
CEQA review: Categorical Exemption per Section 15304 (b) – new landscaping;
(Staff: M. Moseley) - continued from the adjourned meeting of April 6, 2017
8.4
LANDS OF SOMEKH; 25055 LA LOMA DRIVE; File #235-16-ZP-SD; A
request for a Site Development Permit for a landscape screening plan and fencing
for a previously approved new residence. CEQA review: Categorical Exemption
per Section 15304 (b) – new landscaping; (Staff: M. Moseley) - continued from
the adjourned meeting of April 6, 2017
8.5
LANDS OF ASKARI, 12830 Deer Creek Lane; File #441-16-ZP-SD; A request
for a Site Development Permit for landscape screening and lighting plan for a
previously approved new residence and a new driveway gate. CEQA review:
Categorical Exemption per Section 15304(b) (Staff: S. Avila) - continued from the
adjourned meeting of April 6, 2017
8.6
LANDS OF SHAH; 12364 Priscilla Lane: File #412-16-ZP-SD; A request for a
Site Development Permit for a landscape screening plan for a new 6,002 square
foot, two-story residence which was approved at the October 28, 2014 Fast Track
hearing. CEQA review: Categorical Exemption per Section 15304 (b) – new
landscaping; (Staff: S. Padovan)
8.7
LANDS OF KISTER; 24555 Voorhees Drive; File #189-16-ZP-SD; A request for
a Site Development Permit for a swimming pool. CEQA review: Categorical
Exemption per Section 15303 (e) Accessory structures including swimming pools.
(Staff: E. Horan)
8.8
LANDS OF CAI AND LI, 13801 LA PALOMA ROAD; File #36-17-ZP-SD; A
request for a Site Development Permit for landscape screening, fencing and
lighting plans for a previously approved new residence. CEQA review:
Categorical Exemption per Section and 15304(b) (Staff: S. Avila)
8.9
LANDS OF GERA; 12345 Gigli Court: File #51-17-ZP-SD; A request for a Site
Development Permit for a new driveway and carport to provide required covered
parking for an existing residence that will be retained following the recordation of
the approved subdivision map. CEQA review: Categorical Exemption per Section
15303(e) – construction of a new accessory structure; (Staff: S. Padovan)
8.10
LANDS OF LI; 26475 ANACAPA DRIVE; File #253-16-ZP-SD; A request for a
Site Development Permit for a landscape screening plan for a previously approved
new residence. CEQA review: Categorical Exemption per Section 15304 (b) –
new landscaping; (Staff: M. Moseley)
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8.11
LANDS OF MERCHANT; 12238 COLINA DRIVE; File #30-17-ZP-SD; A
request for a Site Development Permit for a new pool and hardscape
improvements. CEQA review: Categorical Exemption per Section 15304 (b) –
new site improvements; (Staff: M. Moseley)
9. REPORTS FROM FAST TRACK MEETINGS – MARCH 14, 21, & 28, 2017
9.1
LANDS OF KLEIN; 27772 LUPINE ROAD: File#276-14-ZP-SD-GD; A request
for a Site Development Permit for a major addition and remodel resulting in a
5,052 square foot two-story residence with a 425 square foot garage (maximum
height 27’). A CEQA review: Categorical Exemption per Section 15303(a) (Staff:
S. Avila) - continued from the adjourned meeting of April 6, 2017
9.2
LANDS OF FIVE SEASONS PARTNERS, LLC; 26140 ROBB ROAD: File#15-
17-ZP-SD-GD; A request for a Site Development Permit for a new 6,743 square
foot one-story residence with attached garage (maximum height 20’9”), detached
garage and studio (maximum height 16’2”), guest house (maximum height 18’6”),
and a swimming pool and spa. A CEQA review: Categorical Exemption per
Section 15303(a) and (e) (Staff: S. Avila) - continued from the adjourned meeting
of April 6, 2017
9.3
LANDS OF LEWIS AND KOTADIA; 27985 Central Drive; File #222-16-ZP-
SD-GD; A request for a Site Development Permit for a new 6,345 square-foot
two-story residence (Maximum height 27’) and pool. CEQA review: Categorical
Exemption per Section 15303(a) – construction of a new single-family residence
where public services are available in a residential zone (Staff: M. Moseley)
10. ADJOURNMENT
The meeting adjourned at 10:41 p.m.
Respectfully submitted,
Veronica Flores
Veronica Flores,
Administrative Technician
The minutes of the May 4, 2017 regular Planning Commission meeting were approved as
corrected at the June 1, 2017 regular Planning Commission meeting.
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