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HomeMy WebLinkAbout05/11/1988I ` PLANNING COMMISSION TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California Wednesday, May 11, 1988 Reel 126, Side I, Tract II, 000 -End Chairman Yanez called the meeting to order at 7:32 P.M. in the Town Hall Coun- cil Chambers. A. ROLL CALL AND PLEDGE OF ALLEGIANCE: Present: Commissioners Carico, Emling, Kaufman, Patmore, Struthers Stutz and Chairman Yanez Absent: None Staff: George Scarborough, City Manager; Bill Ekern, Public Works Director; Sally Lyn Zeff, Planning Director; Leslie Mullins, Planning Technician ( B. CONSENT CALENDAR: Item Removed - B.I. (Yanez) Chairman Yanez requested the minutes of April 13, 1988, on page eight, first paragraph, under Roll Call, be amended to removed Absent: Commis- sioner Kaufman. MOTION SECONDED AND CARRIED: Moved by Stutz, seconded by Yanez and passed unanimously to approve the minutes of April 13, 1988 as amended and April 27, 1988. Commissioner Kaufman abstained from approval of the April 27, 1988 minutes. Planning Commission Minutes - May 11, 1988 Page Two C. REPORT FROM CITY COUNCIL MEETING OF MAY 4, 1988: Commissioner Carico reported the City Council denied approval of the let- ter prepared by the Commission to the Department of Water Resources to be forwarded, noting Councilmembers van Tamelen and Siegel thought it was a good letter and should be forwarded to the Department of Water Resources. Commissioner Carico informed Commission they did check with the City At- torney that the Commission could send letter without the City Councils consent, noting however, Councilman Siegel thought it would be better if City Council saw all correspondence. Commissioner Carico further informed Commission under the item Reports from Planning Commission, she reported to the City Council on the Gossard property at 24810 Prospect Road that the Commission at the last meeting agreed to the Annexation of this prop- erty to the Town, noting Councilman Siegel expressed concern that these annexation requests should be processed not only through Commission but Council as well. Commissioner Carico reported the City Council approved pathway project for Bullis School; approved special olympics bike race in Town; referred a demolition of residence on Elena Road for the Allegras to the Site Development Committee for determination if a Site Development Permit would be required; and informed by the Pathway Committee of a path- way walk to happen on June 4th. Commissioner Struthers informed Commis- sion the walk scheduled will begin with brunch at Westwind Barn and then F walk to Page Mill Road/Moody Road. Commissioner Carico further reported �w the public hearing on the San Antonio Hills Annexation is scheduled for May 18th; Council held discussion over attendance by members of the Gener- al Plan Steering Committee; and noted Committee vacancies. Chairman Yanez requested the item regarding the letter prepared by the Commission be dis- cussed under Old Business. D. REPORT FROM SITE DEVELOPMENT COMMITTEE MEETINGS OF MAY_3 & 10, 1988: Commissioner Stutz reported the Site Development Committee on May 3, 1988 continued consideration of a new residence for Bettencourt on Stonebrook Drive for redesign of driveway and parking area; upheld administrative site development permit decision for fence on Wubbels on La Paloma Road; made setback determination for Barnholt on Altadena Drive that the 40' setback would be from Manuella Road; and approved a new residence for Charvez on Lot N3, O'Keefe subject to lowering pad elevation to reduce fill and redesign driveway. Commissioner Patmore reported the Site Development Committee on May 10, 1988 reviewed a new foundation as per the City Council direction on May 3rd to determine whether a new site development permit should be issued, the Committee decided no new permit was necessary as the permit previously issued by the Committee would be sufficient; the Committee approved new residences on Lots 1 & 2 Altamont Road, with a condition that the skylights be dark shade because of concerns by neighbors; referred new residence for Sarraff on Hilltop to full Planning Commission due to high visibility of residence and retaining wall. Planning Commission Minutes - May 11, 1988 Page Three PRESENTATIONS FROM THE FLOOR: PUBLIC HEARINGS: 1. LANDS OF MUELLER, FILE #CUP 9-88, 27862 Via Corita Way, Request for Conditional Use Permit for an attached secondary dwelling unit Ms. Zeff referred to Staff Report dated May 5, 1988 informing Commission the Mueller's are proposing to add a kitchen to an existing guest suite connected by a breezeway to their house, making the suite a secondary dwelling unit under our Zoning Ordinance, noting no other changes are pro- posed and no site development permit would be required as the proposed project involves interior work only. Ms. Zeff informed Commission the entire guet suite structure is 256 sq.ft. Ms. Zeff recommended that the Planning Commission approve the Conditional Use Permit as requested sub- ject to the conditions as listed in the May 5, 1988 Staff Report. Commissioners Stutz, Carico and Emling questioned why the review period has been revised from 3 to 5 years, noting preference for 3 year review period. Ms. Zeff informed Commission staff felt a longer review period would be more appropriate for a secondary dwelling unit, noting if any complaints were received or any concerns the Use Permit would be subject to review. Commissioner Patmore questioned wording of Condition #3, asking also if this property is at the limit allowed. The Public Hearing was opened and closed with no one speaking for or against this item. MOTION SECONDED AND CARRIED: Moved by Carico, seconded by Stutz and passed unanimously to amend Condition #2, to three (3) years. MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Stutz and passed unanimously to amend Condition #3 to read as follows: Interior modifications of the Secondary Dwelling Unit structure, and modifications adding 150 square feet or less of Floor Area will not require review of this Conditional Use Permit by the PlanningCommission .; and to ap- prove the Lands of Mueller, File #CUP 9-88, 27862 Via Corita Way, for a 256 square foot attached second unit as amended. IN 4.. A Planning Commission Minutes - May 11, 1988 Page Four 2. LANDS OF FRIAS, 28333 Christophers Lane, Appeal of Site Development Permit for new residence and swimming pool Mr. Ekern referred to Staff Report dated May 5, 1988 informing Commission the proposed new residence received zoning approval of March 9, 1988 and a Site Development Permit on April 19, 1988, noting the applicant is propos- ing a formal, mediterranean-style structure of two stories, in a neighbor- hood of generally older, less formal houses. Mr. Ekern informed Commis- sion the residence is designed to run along the contours, foundation is proposed to step down hill slightly, surrounded by tall trees and other vegetation. Mr. Ekern informed Commission the dominant concerns of the neighbors is three fold: 1) neighbors downhill experience drainage prob- lems during winter rains, noting it is the opinion of staff as well as the project engineer that due to the diversion ditches and storm catchment system proposed by the developer somewhat less water should course down hill, and instead be directed onto the driveway and down to Christopher's Lane; 2) neighbors requested poles be placed on site to delineate the builk of the proposed residence, it was the opinion of the Committee that the existing landscaping surrounding the site served to mitigate the height and bulk of the structure and that no field demonstration was re- quired; and 3) concept of neighborhood, this project is a departure from the general architecture of the neghborhood, however, the Committee did not believe that a development of this sort was out of line with the on- going development in Town, as the Committee did not find that the project seriously conflicts witih the goals and intents of the Site Development Ordinance relating to preservation of the community or impact on surround- ing properties. Mr. Ekern recommended that the Planning Commission uphold the decision of the Site Development Committee and continue to impose the original Conditions of Approval as attached to the May 5, 1988 Staff Report. The Public Hearing was then opened. Mr. Charles Fa, 28263 Christophers Lane, referred to his letter of April 12, 1988 raising concerns over drainage and septic system. Mr. Oscar Sobel, 28266 Christophers Lane, raised concern over the septic system, informing Comission there is no way this type of soil can accom- modate a system, and noted much concern over the drainage and existing problems with the roadway. Mr. Peter Berman, 28307 Christophers Lane, raised concerns over: 1) size of structure on a very steep slope; 2) house should be staked and height indicated for viewing; 3) maximum use of space, existing houses in neigh- borhood are smaller, questioning if it does fit in with the existing neighborhood; 4) hedge is shown on site plan to be removed, this is the 4 existing vegetation; and 5) property needs to be rototilled soon as the �r fire season is upon us. Planning Commission Minutes - May 11, 1988 Page Five Mr. Paul Hogan, 2255 Old Page Mill Road referred to his letter of appeal dated April 25, 1988 and Municipal Code Section 10-2.701 regarding build- ing siting, view protection, ridgeline protection, asking that the proper- ty be staked for viewing of height and size of proposed structure; noting this is out of character with existing structures, it is obtrusive and will dominate. Mr. Hogan also questioned who the legal owner of this property is: Frias or Carrasco. Staff informed Commission and public Mr. qu Roger Fries is the property owner. Mr. Paul Nowack, Civil Engineer, with regard to concerns raised by neigh- bors the drainage will sheet drain and go below to houses into a drainage system and into Christophers Lane, noting since the site development com- mittee meeting, plans have been further revised to better the drainage. Mr. Carrasco, Architect, also informed Commission and public the owner of the property is Roger Fries, presented Commission with cross sections to show views of roof from the Hogan property, noting this proposed residence is under the allowed development and floor areas allowed by the Town, as- king Commission to uphold the decision of the Site Development Committee. Mr. Carrasco noted the hedge as shown on site plan is not to be removed. Mr. Art Lachenbruch, 11820 Buena Vista Drive, questioned what the slope, net area, proposed and allowed development and floor areas are for the subject lot. Mr. Ekern informed Mr. Lachenbruch of the subject lots zoning information. The Public Hearing was then closed. Commissioner Carico requested a condition be added to the site development permit conditions of approval that the hedge and fence not be removed, as- king if the applicant had any objections to this request. Mr. Carrasco informed Commission they intend on keeping the hedge, noting however, the fence is old and should be removed. Mr. Berman added that he wants assurance the hedge will remain, noting the fence does not matter. Commissioners discussed the proposed residence in regard to size, height, visibility, drainage and septic, informing public the structure is designed under the allowed development and floor areas, the existing landscaping will screen the structure from off site, drainage has been reviewed and approved by Civil Engineer, City Engineer and the septic sys- tem has been approved by the Santa Clara County Health Department. V `, Planning Commission Minutes - May 11, 1988 Page Six MOTION SECONDED AND CARRIED: Moved by Carico, seconded by Kaufman and passed by the following roll call vote to uphold the Site Development Permit approved on April 19, 1988, with a new condition to be added that the hedge not be removed and to have the site plan corrected to reflect this condition. ROLL CALL: AYES: Commissioners Carico, Emling, Kaufman, patmore, Struthers and Stutz NOES: Chairman Yanez ABSENT: None Neighbors were informed they may appeal this decision to the City Council. 3. Study Session - Zoning Ordinance Amendments Ms. Zeff referred to Staff Report dated April 21, 1988 giving Commission a brief overlay of the proposed amendments to the zoning ordinances, staff's thoughts and interpretations on each item (i.e., declining height en- velope; driveway light fixtures; one time exemptions from MDA & MFA and minor variance modifications. Commissioners questioned staff why the declining height envelope is so ( difficult to administer. Staff informed Commission the declining height fir envelope is not difficult to administer but complicated to the applicant and their representatives and difficult to explain, expressing concern that the ordinance as complicated as it is does not seem to be achieving the goals the Town had hoped it would, (i.e. reducing bulk, mass and size). Mr. Scarborough informed Commission the declining height ordinance as is, is very costly to the Town, due to the amount of time involved with staff checking applications, costly to the applicant i understanding the ordinances and having to redesign because of minor conflicts in the height envelope. Commissioner Kaufman noted the ordinance as designed creates the struc- tures to be pushed to the middle of the lot, on steeper lots, thereby in- creasing the development area due to excessive driveways, noting he raised this issue a couple years ago. Chairman Yanez noted he is very much in favor of this proposed zoning change, noting he too does not believe that the ordinance as is does not reduce bulk. Art Lachenbruch, 11820 Buena Vista Drive, expressed concern to staff that before eliminating the declining height envelope, more investigation should be made, suggesting perhaps a 20' height allowed at setback instead of 15' going to 27', discussing other alternatives the Commission and staff may wish to look into. Planning Commission Minutes - May 11, 1988 Page Seven Mr. Ken Pastro£, The Owen Companies, agreed with Commissioner Kaufman regarding structures being pushed into middle of lot, noting he feels the subcommittee is working in the right direction on these suggested or- dinance amendments. Commissioner Emling indicated the ordinance is designed to reduce bulk, asking if the ordinance is restrictive enough, what can be done, asking staff to investigate what other communities (Monte Sereno, Saratoga, Wood- side and Portola Valley) are doing with regard to height, bulk, etc. Commissioner Struthers suggested staff could prepare some type of graphs, illustrations and photos to help the applicants and architects who are in the process of designing residences. Commissioner Carico suggested that staff review Mr. Lachenbruchs ideas. Ms. Zeff suggested the Commission move on to the other items for discus- sion, noting Commission should go home and think about the subcommittee's recommendations adding she will forward information from other similar communities to Commission for review. MOTION SECONDED AND CARRIED: Moved by Emling, seconded by Yanez and passed unanimously due to the late hour to continue the Study Session to May 25, 1988 at 6:00 p.m. G. NEW BUSINESS: 1. Commissioners discussed the report earlier given by Site Development Committee relating to darker shades for skylights. Mr. Pastrof in- formed Commission there are three shades for skylights, noting there is a bronze color which is the least obtrusive. H. OLD BUSINESS: 1. Hale Creek Letter Chairman Yanez asked if the Commission want to proceed with sending the letter to the Department of Water Resources. kw Planning Commission Minutes - May 11, 1988 Page Eight Commissioner Emling noted many Commissioners have already sent out their own letters of concern, noting further the letters are supporting the Town citizens concerns and concern over Hale Creek. Commissioner Struthers indicated she, Judy and Lee all signed a letter and sent on to the Depart- ment of Water Resources with their concerns. Commissioner Struthers in- formed Commission, the Mayor raised concern over the number of letters being sent to the Department of Water Resources, noting concern over a possible lawsuit by the applicant. Commissioner Carico informed Commis- sion it was a 2-2 vote at the Council meeting not to send the letter, noting much time has gone by, other letters have been sent adding the sub- ject letter does not need to go forward. Commissioner Kaufman pointed out that the Commission serves the City Council, noting if the Council voted that we should not send out this letter, then we should not. Chairman Yanez noted in his opinion a 2-2 vote is a failed motion, adding the let- ter should be sent. Mr. Scarborough suggested the Commission wait until after the next meeting when 5 councilmembers will be present. 2. Chairman Yanez informed Commission he wrote a letter to City Council as discussed at our last meeting. Commissioner Emling noted the comment regarding Councilmembers who serve on the zoning subcommittee should be previous Commissioners. Commissioners were informed positive action has \/ been taken on this item, noting Commissioner Carico has been attending the subcommittee meetings, with Mayor Tryon and Councilman Johnson. ADJOURNMENT: There being no further new or old busisness, the meeting was adjourned at 10:55 p.m.; continue to Study Session on May 25, 1988 at 6:00 P.M. Respectfully submitted, Leslie Mullins Planning Technician 4W