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HomeMy WebLinkAbout12/06/2018Approved January 10, 2018 1 Regular Planning Commission Meeting December 6, 2018 Minutes of a Regular Meeting Town of Los Altos Hills PLANNING COMMISSION Thursday, December 06, 2018 Council Chambers, 26379 Fremont Road, CA, 94022 ______________________________________________________________________________ 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Present: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle Staff: Absent: Planning Director Suzanne Avila, Assistant Planner Dylan Parker, Assistant Planner Jeremy Loh, Planning Technician Cody Einfalt None 2. PRESENTATIONS FROM THE FLOOR Chair Mandle opened Presentations from the Floor. City Councilmember Michelle Wu spoke regarding the Magdalena/Fernhill pathway issue that arose at the City Council meeting on November 15, 2018. She asked the Planning Commission to provide clear direction to the Council in the future when additional pathways are considered by the Commission. Director Avila provided clarification on the off-road pathway issue. Chair Mandle closed Presentations from the Floor. 3. PUBLIC HEARINGS EX PARTE COMMUNICATIONS: Commissioner Smith stated he spoke with no one. Commissioner Patel stated he spoke with no one. Commissioner Couperus said he met with the architect for Agenda Item 3.3. Commissioner Abraham said he spoke with one of the homeowners of Agenda Item 3.3. Chair Mandle met with the architect and the architect's assistant for Agenda Item 3.3. Chair Mandle explained the changes in public hearing procedures regarding time limits for applicant presentations and public comments. Chair Mandle reordered the agenda to consider Agenda Item # 3.4 first Approved January 10, 2018 2 Regular Planning Commission Meeting December 6, 2018 3.4 LANDS OF HO; 10842 West Loyola Drive; File #117-16-ZP-SD-GD; A request for a Conditional Development Permit and Site Development Permit for a new 4,468 square foot, two-story single-family residence with a 1,474 square foot basement and attached three car garage on a one acre lot. The request also includes the removal of one heritage oak tree and a grading exception for exceeding fill for a portion of the finished floor of the residence and garage and for a portion of the back-up area in front of the garage; CEQA review: Categorical Exemption per Section 15303(a) - One new single-family residence in a residential zone; (staff-Steve Padovan). -This item will not be considered and continued to a future date. Chair Mandle explained that item 3.4 would be continued to a future date due to a lack of story pole installation. Chair Mandle opened the PUBLIC HEARING. Seeing no one wishing to speak, Chair Mandle closed the PUBLIC HEARING. MOTION MADE AND SECONDED: Commissioner Couperus moved to postpone item 3.3 to a future date. The motion was seconded by Commissioner Abraham. MOTION CARRIED: 5-0 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle NOES: None ABSENT: None ABSTAIN: None 3.1 LANDS OF CHENG AND REISING; 12825 Viscaino Road; File #92-18-ZP- SD-GD; A request for a Conditional Development Permit and Site Development Permit for additions totaling 418 square feet to an existing 3,751 square foot two-story single-family dwelling and a new 394 square foot pool; CEQA review: Categorical Exemption per Section 15301(e) - additions to existing structures that will not result in an increase of more than 50% of the floor area; Categorical Exemption per Section 15303(e) - accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences; (staff-Jeremy Loh). Commissioner Abraham recused himself and stated that he is a next door neighbor to the applicant. He then stepped down from the dais. Chair Mandle opened the PUBLIC HEARING. Approved January 10, 2018 3 Regular Planning Commission Meeting December 6, 2018 Assistant Planner Jeremy Loh, presented the staff report. The Commission asked question of staff and received responses. Commissioner Couperus asked about the cost of the driveway turnaround and the exact location of where the widening was proposed for the driveway. Mr. Loh clarified that the widening would only take place on the portion of the property owner's land and would not continue down towards Viscanio Road. Commissioner Patel asked if the Open Space Committee reviewed the project. Mr. Loh said no because the extent of the proposed work did not trigger a review from that committee. Director Avila added that the property is also not located within an open space conservation area, thus the project was not flagged to be reviewed by the Open Space Committee. Commissioner Patel asked if the project was reviewed for drainage in regards to the roadway. Mr. Loh clarified that the project was only reviewed for the work being done within the boundaries of the property. Commissioner Smith asked a question regarding the exemption for the fire truck turnaround. Staff clarified why an exemption was recommended. Scott Reising, property owner, explained the intent of the project. He said that it was a smaller scale project aimed at preserving the original structure of the home. He said the fire truck turnaround was large and expensive and he would rather not have it included in the conditions of approval. Chair Mandle opened the floor to Public Comment. Birgitta Indaco, Environmental Design and Protection Committee, showed pictures of the site and stated that the proposed pool may be an issued due to the steep slope of the property. Commissioner Smith spoke of his concern regarding the height of the retaining wall proposed for the pool. Scott Howarth, Los Altos Hills, stated he was concerned with the proposed retaining wall and that it may impact his land. He said that he would like to see a 12 foot wide clearance for the entire length of the driveway, not 14 feet as requested by the Fire Department. He said he is also concerned about the drainage Approved January 10, 2018 4 Regular Planning Commission Meeting December 6, 2018 for the project and that he does not want excess water running onto his land. He said would like an agreement for the shared driveway moving forward. Commission Couperus asked if the Fire Department was involved 15 years ago when the retaining wall was originally built. Mr. Howarth stated that the Fire Department was not involved. Jim Abraham, Los Altos Hills, spoke regarding condition #27 for the driveway widening to 14 feet. He said he questions the Fire Department's decision. He recommended to the Commission that they remove condition #27. Mr. Reising said that he is happy to stay with the 11-foot-wide driveway that exists right now. Director Avila mentioned that the municipal code specifies a minimum width of 12 feet. Chair Mandle asked how the applicant feels about a shared maintenance agreement for the driveway Commissioner Patel spoke about the widening of the driveway. He asked how the applicant felt about widening the driveway on the west side as opposed to the east side because there were oleander trees on the east side that are holding up the soil. He stated that the oleander shrubs will also retain screening for the project. Mr. Reising stated that the site is quite constrained and he would rather not touch the driveway if possible. Mr. Abraham stated that the expansion of the driveway was unnecessary. Chair Mandle closed the PUBLIC HEARING Commissioner Smith said that moving the pool to a flatter area on the property would be a better decision as well as shifting the addition to the west to stay away from the sloping landscape. Commissioner Couperus stated that most of homes in Los Altos Hills are being torn down and rebuilt and he thinks there should be an effort made to support remodels. For this reason he approves of the project. He spoke about the driveway widening problem and explained the situation with the Fire Department and how they require 14 feet to 15 feet for new construction. He pointed out that according to fire code, a shared driveway, such as this one, must have 20 feet in width. He stated that he does not think this is right. He said that he wrote a letter to the City Council regarding his concerns about this issue. He explained that it is not the applicant's fault that this misunderstanding of the Fire Code is being applied to his project. Approved January 10, 2018 5 Regular Planning Commission Meeting December 6, 2018 Commissioner Patel stated that he agrees with Commissioner Couperus regarding the Fire Department's requirements and that clarification needs to be achieved to move forward. He said the requirements need to be easier to follow and not place a large burden on the applicant. He agreed that the fire truck turnaround and fire sprinklers are very expensive and should not be required for this project. He said that he wants to retain the oleander trees for screening purposes and shifting the pool away from the ravine would be more acceptable. He stated a review by the Open Space Committee would be appropriate for this project. Chair Mandle said that she wants the pool moved away from the steep slopes. She said she is in favor of a 12-foot-wide driveway by widening it on the uphill side to save the oleanders. She said she would like to see the Open Space Committee review the project. MOTION MADE AND SECONDED: Commissioner Couperus moved to make the findings in attachment 1 and approve the Conditional Development and Site Development permits for an addition and remodel subject to the recommended conditions in Attachment 2 with the added conditions that applicant shall work with the neighbors to widen the driveway to 12 feet in width while protecting the oleanders, that the applicant shall work with the neighbors to create a driveway maintenance agreement, and that the pool shall be shifted away from the slope in the northern direction. The motion was seconded by Commissioner Smith. MOTION CARRIED: 4-0 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Chair Mandle NOES: None ABSENT: None RECUSED: Commissioner Abraham Commission discussion ensured regarding the proposed letter to the Fire Department and City Council regarding the driveway widening requirement for homes in Los Altos Hills. Commissioner Couperus explained he would write the letter Commissioner Abraham rejoined his fellow commissioners on the dais. 3.2 LANDS OF SKOGEN; 12841 La Cresta Drive; File #94-18-ZP-SD; A request for a Site Development Permit for additions totaling 524 square feet to an Approved January 10, 2018 6 Regular Planning Commission Meeting December 6, 2018 existing 4,475 square foot two-story single-family dwelling and a request for a Variance to allow additions to encroach into the 30-foot building setback area; CEQA review: Categorical Exemption per Section 15301(e) - additions to existing structures that will not result in an increase of more than 50% of the floor area; (staff-Jeremy Loh). Chair Mandle opened the PUBLIC HEARING. Assistant Planner Jeremy Loh, presented the staff report. He explained the existing site conditions and where the property already has current encroachment into the setbacks. Commissioner Patel asked a question regarding the landscaping lights that were included in the set of plans. Director Avila clarified that the project is only asking for lights that are required by the California Building Code. Commissioner Couperus asked staff what percentage of the roof is proposed to have structural change. Mr. Loh said that the roof structure is not changing. Only the material is proposed to change. Sarah Hobstedter, project architect, presented the design of the project. Commissioner Abraham asked what percentage of the roof structure is being changed. Ms. Hobstedter explained the changes to the roof were minor and only affected the minor addition portion of the project. Commissioner Smith asked about the removal of the windows and how that would change the exterior façade. Commissioner Patel asked about the impact to neighbors. Kate Skogen, homeowner, stated she has tried to contact the property owners around her home but have been not able to meet with the tenants living behind the site. Birgitta Indaco, Environmental Design and Protection Committee (EDPC), stated that the Committee is concerned about screening. She also explained that they did ask for a slope easement on the property. Chair Mandle closed the PUBLIC HEARING. Approved January 10, 2018 7 Regular Planning Commission Meeting December 6, 2018 Commissioner Patel asked staff about the slope easement dedication from the EDPC. Director Avila spoke about the difference between a slope easement and an open space easement. She explained when an application should go to the Open Space Committee. She stated that the referral criteria for the Pathways Committee is generally what is applied to the Open Space Committee. Commissioner Patel said he visited the property and approved of the proposed work. He stated that the variances the applicant is looking for are not that much of a concern because of the amount of screening. He said the parking variance is not a large concern because they have made an honest effort to preserve the house. Commissioner Abraham stated that he thinks the additions to the residence are not of a concern to the Town and adjacent neighbors. He said he visited the property and approves of the proposed work. He asked staff about condition #25, regarding the fire sprinkler requirement. He believes this condition is in violation with Town Code. He explained that the percentage of the roof that is subject to change is under 75% and thus would not require fire sprinklers. Commissioner Smith agreed with Commissioner Abraham in that fire sprinklers should not be required for this project. Commissioner Couperus said he is happy that the building is being preserved rather than bulldozed and starting from fresh. He said that he is happy to accommodate the development. He said that the setback variance should not be seen as a concern and that the parking space requirement is being met. He said that he likes that the house is using the open space under the deck to expand in floor area. Chair Mandle said she agrees with everything her fellow Commissioners have said about the project and that she approves of the plan. MOTION MADE AND SECONDED: Commissioner Abraham moved to make the findings in Attachment 1 and approve the Site Development Permit and Variances to the recommended conditions in Attachment 2 with the exception that condition #25 shall be deleted. The motion was seconded by Commissioner Patel. MOTION CARRIED: 5-0 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle NOES: None ABSENT: None Approved January 10, 2018 8 Regular Planning Commission Meeting December 6, 2018 ABSTAIN: None 3.3 LANDS OF DAS; 12450 Hilltop Drive: File #CDP18-0002 and VAR18-0003; A Conditional Development Permit and Site Development Permit for a new 3,735 square foot, two-story single-family dwelling with a 1,549 square foot basement on a .422 net acre lot and a setback Variance to allow one required uncovered parking space in the side yard setback (Maximum height of structure is under 27'). CEQA review: Categorical Exemption per Section 15303(a) - construction of a new single-family residence in a residential zone; (staff-Dylan Parker). Chair Mandle opened the PUBLIC HEARING. Assistant Planner Dylan Parker, presented the staff report. He explained the impact the project would have on adjacent neighbors and why the project was requesting a parking variance and a conditional development permit approval. Commissioner Abraham asked whether the garage doors would be visible from the street. Mr. Parker explained that the garage is situated below grade and screening from the street should be sufficient to block any light emitting through. He said additional screening could be requested during the landscape screening stage of the project. Commissioner Couperus asked where the exterior lights are proposed on the house and how the lights will impact the homes along Summerhill. Staff clarified the location of the exterior lights. Commissioner Patel asked why the project was requesting a parking variance. Mr. Parker stated that that the house at the time of incorporation had existing nonconforming features (i.e. a reduced number of parking spaces) and that the new project was being held to the Los Altos Hills Municipal Code standard. Director Avila spoke of the specific site conditions and how this property is unique when it comes to the "parking" space in front of the house. Commissioner Smith spoke of the curved driveway approach on the property and asked if it was possible to have a direct approach from Hilltop Drive. Mr. Parker explained that the applicant softened the driveway approach to try and minimize the impact to the neighbors. Approved January 10, 2018 9 Regular Planning Commission Meeting December 6, 2018 Director Avila stated that the existing plants along Hilltop will screen the property quite well if retained. Anand and Sangeeta Das, property owners, spoke about their project. They explained that they wanted to design a that would be an amazing place to raise their children. They stated that they tried their best to incorporate their neighbors’ advice into the design. Malika Junaid, project architect, spoke about the project. She said that tried to preserve as much of the landscaping in the front yard as possible and that they did not want to make the house seem like a three-story building from the street. She explained the intent of the glass garage door and the exterior lighting plan for the front of the structure. Commissioner Abraham asked about the lighting on the north side of the building. He asked how far the lights were placed from the external wall. Ms. Junaid explained that they are set back a foot from the exterior wall and that they are controlled by a dimmer. Commissioner Abraham explained that he thinks the type of light fixture proposed would be too bright. Ms. Junaid said she is open to submitting new lights to staff for review. Commissioner Couperus said that there is a difference between lighting up a wall of a balcony and the floor of the balcony. He asked the applicant how the balcony lights would be installed. Commission discussion ensued regarding external lighting for the project. Commissioner Smith complimented the applicant on their ability to fit the building onto the highly constrained lot. Chair Mandle questioned Ms. Junaid on how the property would be screened from the street. Ms. Junaid explained that the site has a significant level of screening already present on the site that they are preserving as much as possible. Chair Mandle opened the floor to Public Comment. Birgitta Indaco, Environmental Design and Protection Committee, stated that the Committee is concerned about the glass panels in the garage doors. She said there is also concern about drainage on the property above Hilltop Drive. Approved January 10, 2018 10 Regular Planning Commission Meeting December 6, 2018 Ms. Indaco, speaking as a resident of Los Altos Hills, stated that she is concerned about water erosion that might occur along the roadway. She said that she is also concerned about construction parking during development. Ms. Junaid stated that she is aware of the concern about the swale along the street and has sought advice from their civil engineer Mark Helton. She explained that she is open to hearing recommendations from Town staff on how to move forward. She said that she agrees with Mr. Parker's recommendation that this is actually a capital improvement project that should be handled by Town staff. Commissioner Abraham asked Ms. Junaid if they would be open to installing 5- watt light bulbs in the balcony light fixtures. Ms. Junaid said she was happy to make that change. Commissioner Abraham stated he would like the glass in the garage doors to be changed. Ms. Junaid stated that the homeowners want to be able to see outside of the garage. Director Avila explained that the garage door is below grade level and would not be able to be seen from the street. Chair Mandle closed the PUBLIC HEARING. Commissioner Couperus said that Ms. Junaid did an amazing job fitting a full- sized house on a restrained lot. He said that he is not concerned with the garage doors because they sit below grade level and people that are driving by would not be able to see them from the street. He said his only concern is that there is only one parking spot in the setback. This could cause parking issues along the street. Regarding the drainage concerns, he suggested that the applicant work with the Town to address the swale. He explained that a simple fix would be to install a pipe under the driveway so that water can pass through. Commissioner Abraham said he likes placing the garage in the basement. He said that the applicant did a good job designing the house to fit in such a small space. He said he would like to see a reduction in the amount of light that is omitted form the garage doors and that the downlights on the exterior of the house should be reduced to 5 watts. He said that that there is a lot of water that comes down Hilltop Drive when it rains and the drainage issue should be handled by Town staff. Commissioner Patel said he is happy that Ms. Junaid shared plans with the neighbors. He said neighbor support builds good community spirit. He said that glass doors do illuminate a large amount of light, but because the garage is offset from the road, he is not so concerned with light that would be visible from the Approved January 10, 2018 11 Regular Planning Commission Meeting December 6, 2018 street. He suggested using recessed lights instead of sconce lights to reduce the amount of light from the balcony. He stated that he agrees with staff that the drainage issue is a matter for Town staff, rather than the applicant. Commissioner Smith stated all his thoughts and concerns were covered in the other Commissioners’ comments. Chair Mandle said she would like the amount of balcony lights reduced to two and a reduction of the light bulb wattage to be 5 or less. MOTION MADE AND SECONDED: Commissioner Couperus moved to make the findings in Attachment 1 and 2 and approve the Site Development and Conditional Development Permits, subject to the recommended conditions of approval in Attachment 3, with the added condition that the applicant reduce the amount of balcony lights to two while use 5 watt light bulbs of 2,700 Kelvin or less, minimize the light emission from the garage, and work with the Town on a design to handle the water flow on the eastern side of Summerhill such that the driveway exit will not contribute to the drainage problem. The motion was seconded by Commissioner Patel. MOTION CARRIED: 5-0 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle NOES: None ABSENT: None ABSTAIN: None 4. OLD BUSINESS – None 5. NEW BUSINESS 5.1 Discussion of Fast Track Guide and process Chair Mandle spoke of the concerns that have been brought to her attention regarding the Fast Track Guidelines. She read a letter aloud explaining the issues that she wanted the Planning Commission to address. Commissioner Patel stated that he thinks there is a problem with the guidelines as well. He said he believes it is more the process than the guidelines itself. He gave the example of the 900 square foot development area requirement that triggers a review by certain committees in Town. He said this trigger should be Approved January 10, 2018 12 Regular Planning Commission Meeting December 6, 2018 changed. He explained that if protection of the Town's landscapes are at the heart of the discussion, a different trigger should be used. Commissioner Couperus said that there are many issues with the guidelines and that the Planning Commission should take the review one step at a time. He stated that the Commission should list two or three changes that that could be put in place immediately and then have a second review for longer, broader issues. Commissioner Abraham said that he agrees with Commissioner Couperus. He said that issues with development in Town go beyond the Fast Track Guidelines. He explained one of the biggest issues is work being conducted with Town's approval and enforcing the code. He said imposing a fine when people break the policy might work. Commissioner Smith asked staff if architects know that the guidelines exist. Director Avila explained that the guidelines are provided to applicants and architects in the pre-application meeting stage of the project. Chair Mandle stated that she thinks that the original writers of the Fast Track Guidelines did not anticipate the style and size of development that is manifesting in the Town currently. Commissioner Abraham said that there should be a limit placed on the amount of windows permitted. He explained that limiting the amount of windows would help with heat loss and impact on adjacent neighbors. Commissioner Patel stated that it is not a problem of regulating the amount of glass, but the type of glass. He provided the example of skyscrapers and how they do not omit as much light as normal buildings because of the quality of glass. He said that this type of glass is more expensive than regular glass. He said that if the Commission put a requirement on the type and quality of glass in residential homes, money conscious builders will naturally reduce the amount of windows they put in their homes and thus reduce the amount of light being omitted. Commission discussion ensued about the nature of complaints in the Town. Commission discussion ensued regarding creating an ad-hoc committee for restructuring the Fast Track Guidelines. Commission discussion ensured regarding current planning staff special projects currently under works. Commission discussion ensued regarding the difference between guidelines and policies. Chair Mandle opened the floor to Public Comment. Approved January 10, 2018 13 Regular Planning Commission Meeting December 6, 2018 Birgitta Indaco said she is in favor of the Fast Track Guidelines. She said that she is mostly concerned with basements and grading/erosion control. MOTION MADE AND SECONDED: Commissioner Abraham moved to continue the review of the Fast Track guidelines to the February Planning Commission meeting The motion was seconded by Commissioner Smith. MOTION CARRIED: 5-0 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle NOES: None ABSENT: None ABSTAIN: None 6. REPORTS FROM THE CITY COUNCIL MEETINGS 6.1 Planning Commission Representative for November 15 - Commissioner Abraham Commissioner Abraham provided a report from the City Council meeting. Commission discussion ensured regarding the Town Hall expansion project. No action was taken. 6.2 Planning Commission Representative for December 13 - Commissioner Couperus 6.3 Planning Commission Representative for January 31 - Commissioner Patel 6.4 Planning Commission Representative for February 21 - Commissioner Smith 6.5 Planning Commission Representative for March 21 - Chair Mandle 7. APPROVAL OF MINUTES 7.1 Approval of November 1, 2018 - Regular Meeting Minutes MOTION MADE AND SECONDED: Commissioner Abraham moved to approve the Minutes as corrected. The motion was seconded by Commissioner Patel. MOTION CARRIED: 5-0 Approved January 10, 2018 14 Regular Planning Commission Meeting December 6, 2018 AYES: Commissioner Smith, Commissioner Patel, Commissioner Couperus, Commissioner Abraham, Chair Mandle NOES: None ABSENT: None ABSTAIN: None 8. REPORTS FROM SITE DEVELOPMENT MEETINGS - None 9. REPORTS FROM FAST TRACK MEETINGS - November 13 & December 4 9.1 LANDS OF DORAN; 23520 Ravensbury Avenue; File #133-16-ZP-SD-GD; A request for a Site Development Permit to deconstruct an existing residence with nonconforming development area and construct a new 4,951 square foot, two- story residence (Maximum height 27') with an attached 3-car garage, a second unit and associated hardscape improvements; CEQA review: Categorical Exemption per Section 15303(a) - construction of a new single-family residence in a residential zone district; (staff-Steve Padovan). 9.2 LANDS OF DONG AND HWANG; 13439 Mandoli Drive; File #SD18-0011; A request for a Site Development Permit for a major addition and remodel of an existing residence consisting of a 1,997 square foot, two-story addition (Maximum height 27') with an attached 2-car garage and associated hardscape improvements; CEQA review: Categorical Exemption per Section 15301(e) - addition of less than 10,000 square feet to an existing single-family residence in a residential zone district; (staff-Steve Padovan). 10. ADJOURNMENT The meeting adjourned at 11:30 PM Respectfully Submitted, Cody Einfalt Planning Technician The minutes of the December 6, 2018 Regular Planning Commission Meeting were approved as corrected at the January 10, 2019 Special Planning Commission Meeting. Approved January 10, 2018 15 Regular Planning Commission Meeting December 6, 2018