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Home My WebLink About11/30/1988[ PLANNING COMMISSION MINUTES OF AN ADJOURNED MEETING TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California Wednesday, November 30, 1988 Acting Chairman Emling called the meeting to order at 7:18 p.m. in the Town Hall Council Chambers. A. ROLL CALL AND PLEDGE OF ALLEGIANCE: Present: Commissioners Carico, Emling, Jones, Noel, Patmore, Stutz (arrived 7:35), and Chairman Kaufman (arrived 7:25) Absent: None Staff: Bill Ekern, Public Works Director; Sally Lyn Zeff, Planning Director; Leslie Mullins, Planning Technician F. PUBLIC HEARINGS: 1. LANDS OF QUARRY HILLS, FILE #TM 1-87, Stonebrook Drive, Continued public hearing from November 14, 1988 Planning Commission Meeting for consideration of Environmental Impact Report, General Plan Amendment, Zoning Ordinance Amendment, Pre -Zoning, and approval of Tentative Map for a 43 lot subdivision on 358 acre site Acting Chairman Emling informed Commission and public this is a con- tinued public hearing on the Lands of Quarry Hills from the November 1, 1988 meeting. (Chairman Kaufman arrived) Chairman Kaufman in- formed Commission Mr. Luis Yanez is present this evening and would like to make a presentation to the Commission although the public hearing is closed. Passed unanimously to re -open the public hearings. Mr. Luis Yanez, spoke to Commission regarding the petition initiative, Citizens for reasonable development. A. Environmental Impact Report: Commissioners discussed the adequacy of the draft and final environ- mental impact reports prepared by EIP Associates, noting the inade- quacy of visual impacts, need for further review of impacts due to Hale Creek and Permanente Creek diversions, downstream affects from diversions, concerns over upper end of Hale Creek and undergrounding- well water and water tables. Commissioners discussed possibility of using the findings as listed in the reclamation plan as findings for the EIR approval. Ms. Zeff referred to required CEQA guidelines for acting on environ- mental impact reports. `• MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Noel and passed unanimously that the Planning Commission recommends to the City Council that the EIR for the Quarry Hills Development is adequate, ex- cept in the following areas: 1) visual impacts, and 2) impact of Hale and Permanente Creeks. 2. General Plan Amendment Commissioners and staff discussed general plan amendments, noting the project as proposed is not entirely consistent with the General Plan designation for the site and as designated on the General Plan as Open Space Preserve (OSP) in some areas, and residential very low to low density (R(v-1) in others, and in the quarry area itself is curently designated as Open Space Preserve. Ms. Zeff noted the designation of the quarry area would have to be changed so that the area of the quarry proposed to be a lake continued to be designated open space preserve but the remainder of the area be designated residential very low to low density. MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Jones and passed by the following roll call vote to recommend to the City Coun- cil that the Council approve the proposed general plan amendment, changing the project site general plan designation of the project site, such that proposed lots 1-24 and the proposed lake parcel would be designated open space preserve, and proposed lots 25-43 would be designated residential very low to low density (R(v-1)) as shown on Exhibit A. ROLL CALL: AYES: Commissioners Carico, Emling, Jones, Noel, Patmore and Chairman Kaufman NOES: Commissioner Stutz ABSENT: None 3. Prezoning and zoning ordinance amendments Commissioners and staff discussed proposed zoning ordinance amend- ments, noting the zoning designations are required to be consistent with the General Plan, therefore, in order for the project to be ap- proved, pre -zoning of the project site consistent with the proposed general plan designations with the areas desiganted open space preserve to be prezoned open space reserve and open space reserve and open space rserve with open space conservation combining zone and areas proposed to be designated residential very low to low density to be prezoned residential -agricultural with open space conservation com- bining zone. Ms. Zeff indicated the proposed zoning ordinance amend- ments will implement policies 616.1 and 616.2 as shown in Appendix B, as the current zoning ordinance regulatins for open space rserve dis- truct do not allow limited residential uses on parcels no smaller than 10 acres net, and referred to the combining district which would be applied to those areas designated by the gneral plan and as open space consservation areas, and areas generally required over 309 slope. Ms. Zeff noted the proposed zoning ordinance amendments are found in Ap- pendix C, and is shown on Exhibit B. Commissioners discussed allowed uses within the different zoning districts, size of lots required, and development and floor areas to be allowed. Chairman Kaufman referred Commissioners to his memo of November 4, 1988 for alternative to the staff report recommendations. Dr. Howard Martin, 11666 Dawson Drive, expressed concern over changing of zoning districts, noting if the area is shown as open space in the Town's General Plan, then it should remain open space. Commissioners noted options for zoning ordinance amendments: 1) No ordinance amendment; 2) County zoning ordinance - 20 acre minimum; 3) Commissioner Kaufmans recommendation dated November 4, 1988; and 4) fuxed parcel size minimum 10 acres with fixed MDA & MFA of 15,000 sq.ft. of DA and 6,000 sq.ft. of FA. MOTION SECONDED AND CARRIED: Moved by Stutz, seconded by Carico and passed unanimously to send ranking order on to the City Council on the Planning Commissioners preferences on the zoning ordinance amendments: 1) Portions of the subject site are to be designated Open Space Reserve on the General Plan be pre -zoned Open Space Reserve, and that the district be amended only to clarify that residential development is not permitted in that district. 2) Portions of the subject site are to be designated Open Space Reserve on the General Plan be pre- zoned with a new district, Residential Open Space (R -OS) with Conser- vation Combining Zone (R -OS -c), that would allow residential develop- ment. 3) Portions of the subject site to be designated Open Space Reserve on the General Plan be pre -zoned with a new district, Residential -Open Space (R -OS) with Conservation Combining Zone (R -OS - c), modified by replacing the factors of 20 in the formulas with a factor of 5. 4) Portions of the subject site to be designated Open space Reserve on the General Plan be pre -zoned with a new district Residential -Open Space (R -OS) with Conservation Combining Zone (R -OS - c) modified by making the minimum lot size 10 acres net, and allowing the same proportions of development and floor area as allowed under residential agricultural (R -A) district. MOTION SECONDED AND FAILED: Moved by Jones and failed due to lack of second that the combining district be deleted. MOTION SECONDED AND CARRIED: Moved by Stutz, seconded by Kaufman and passed by the following roll call vote that the combining district be included. ROLL CALL: AYES: Commissioners Carico, Emling, Noel, Patmore, Stutz and Chairman Kaufman NOES: Commissioner Jones ABSENT:None MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Emling and passed by the following roll call vote that the RVL zone designation to be as shown on Exhibit "B" ROLL CALL: AYES: Commissioners Carico, Emling, Jones, Noel, Patmore and Chairman Kaufman NOES: Commissioner Stutz ABSENT:None MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Noel and passed unanimously that the Lake area to be designated as Open Space Reserve MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Emling and passed by the following roll call vote that the upper ridge area to be designated as Open Space Reserve ROLL CALL: AYES: Commissioners Carico, Emling, Patmore, Stutz and Chairman Kaufman NOES: Commissioners Jones and Noel ABSENT:None MOTION SECONDED AND CARRIED: Moved by Patmore, seconded by Emling and passed by the following roll call vote that the Planning Commission finds development on the upper ridge area is inconsistent with the General Plan of the Town of Los altos Hills, in particular: Policy 310.1.a which reads as follows: It is proposed that the several thou- sand contiguous acres designated Open Space Preserve south of Moody Road be zoned (initially pre -zoned) to an open space use, with low in- tensity uses allowed. Such uses could be public or private and would rely on the natural setting for the major aspect of the use. Uses might inlcude areas for scientific study, low intensity private recreation, trails and paths, and use as a wtaershed. Residential de- velopment on large parcels, no less than 10 acres, might be permitted under highly controlled conditions. In any residential or other de- velopment it is proposed that all aspects be carefully evaluated to ensure the use will have minimal impact on the natural envirnment and to ensure compliance with objectives of the General Plan. Particular- ly prominent visual features, such as ridges or hillsides, should be kept free of development or change. Public park uses may be possible through a gift or purchase by some agency other than the Town, such as the mid -peninsula Park District. The Town should support such ef- forts. In addition, the Planning Commission believes that the zoning it has proposed for this area is consistent with the General Plan. ROLL CALL: AYES: Commissioners Carico, Emling, Noel, Patmore, Stutz and Chairman Kaufman NOES: Commissioner Jones ABSENT:None Commissioners began review of the Conditions of Approval. PASSED BY CONSENSUS: It was passed by consensus that Stonebrook Ave- nue shall be connected to Magdalena Road and shall be dedicated as public road. PASSED BY CONSENSUS: It was passed by consensus to amend condition #1, as follows: In the event lots 1-24 are to be developed, access shall be obtained such that traffic may connect between proposed street "A" and Ravensbury Avenue to provide safe emergency vehicle ac- cess. This access shall be dedicated as a public road. kw PASSED BY CONSENSUS: It was passed by consensus to amend condition #2, as follows: In the event lots 1-24 are to be developed, the emer- gency access esement shown to be dedicated connencting Olive Tree Lane to proposed street "A" shall be ddedicated as a public road and the Final Map shall reflect this dedication. PASSED BY CONSENSUS: It was passed by consensus to add a new condi- tion #2.a. to read as follows: The Stonebrook Avenue connection to Magdalena Road shall be dedicated to the Town as a public road and the Final Map shall reflect this dedication. PASSED BY THE FOLLOWING ROLL CALL VOTE: It was passed by the follow- ing roll call vote to combine conditions #6 & 7 to read as follows: Conservation Easements shall be dedicated to the Town as shown on Ex- hibit "C". These Conservation Easements shall be for the protection of annual creeks and wildlife habitat, and to ensure that development does not encroach upon the riparian scrub community on Hale Creek. The Conservation Easements shall also provide buffer zones to minimize impacts on sensistive wetlands wildlife habitats. In addition, areas of steep slopes will be protected from disturbance by the restrictions of the Conservation Easements. ROLL CALL: AYES: Commissioenrs Carico, Noel, Stutz and Chairman Kaufman NOES: Commissioners Emling, Jones and Patmore ABSENT:None PASSED BY CONSENSUS: It was passed by consensus that Conservation Easements as shown on Exhibit "C" & "D" shall be dedicated to the Town. PASSED BY CONSENSUS: It was passed by consensus to add new condition 7.b. as follows: All roads within the subdivision shall be dedicated to the Town as public roads, and the Final Map shall reflect this dedication. PASSED BY CONSENSUS: It was passed by consensus to add new conditions 7.c. & d as follows: c) The applicant shall grant a pathway easement leading to the Windmill Pasture Open Space northwest of the project site. Said path shall conform generally to the existing path align- ment (i.e., along street "B", then through lots 19 & 20 to connect to the existing trail on the ridgeline. d) In addition to the pathway easement described above, the applicant shall dedicate pathway ease- ments as shown on the Tentative Map and the Final Map shall reflect both dedications. PASSED BY CONSENSUS: It was passed by consensus to amend condition #9 as follows: In accordance with Municipal Code Section 9-1.1105 all utilities, including cable television are to be undergrounded. PASSED BY CONSENSUS: It was passed by consensus to amend condition #15 by adding ..." and Planning Commission"... PASSED BY CONSENSUS: It was passed by consensus to amend condition #17 to read as follows: The access described in Condition #1 above shall be constructed to Town standards for a public road. Improve- ments shall be completed prior to recordation of Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure that the work is completed prior to issuance of Building Permits. PASSED BY CONSENSUS: It was passed by consensus to amend condition #22 to read as follows: Plans for reconstruction of Hale Creek are to be approfved by the Town, SCVWD and the Department of Fish & Game. The reconstructed creek shall be above ground as much as is practical. Improvements shall be completed prior to recordation of Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure that the work is completed prior to issuance of building permits. PASSED BY CONSENSUS: It was passed by consensus to amend condition #24 as follows: The improvement plans shall include a landscaping plan showing planting and screening for retaining walls to be con- structed along roadways. The landscaping plan shall be reviewed and approved by the Planning Commission. PASSED BY CONSENSUS: It was passed by consensus to amend condition #26 as follows: Pathways shall be constructed within the road right- of-way to Town standard TYPE IIB. Where the grade of the roadway or the pathway, are in excess of 10%, the pathway dewsign shall provide for erosion protection. Improvemetns shall be completed prior to recordation of Final Map, or a bond to the satisfaction of the Direc- tor of Public Works posted to ensure the work is completed prior to issuance of building permits. PASSED BY CONSENSUS: It was passed by consensus to delete condition #28 PASSED BY CONSENSUS: It was passed by consensus to add to condition 37, the following: No amendment of the Conditions, Covenants and REstrictions shall be made without the approval of the Town. PASSED BY CONSENUS: It was passed by consensus to amend condition 37.1. to read as follows: Buildings shall be sited below ridgelines. PASSED BY CONSENSUS: It was passed by consensus to amend condition 37.2. as follows: Heights of the structures on Lots 2-12 inclusive, shall be limited to a level, to be determined by the Site Development Committee, which does not allow them to interfere with views of the ridgelines. PASSED BY CONSENSUS: It was passed by consensus to amend condition 38 to add: No amendment of the Conditions, Covenants and Restrictions shall be made without the approval of the Town. PASSED BY CONSENSUS: It was passed by consensus to add new condition #39•a as follows: Approval of a Drought Control Plan is to be obtained prior to the recordation of the Final Map. PASSED BY CONSENSUS: It was passed by consensus to add new condition 41.s. as follows: All quarry structures and equipment shall be removed prior to Final Map. PASSED BY CONSENSUS: It was passed by consensus to add new condition #42.a. as follows: Any changes to the conditions of approval of this tentative map prior to recordation of the Final Map must be heard by the Planning Commission as well as the City Council. PASSED BY CONSENSUS: It was passed by consensus to add new condition 42.b. as follows: Prior to recordation of the Final Map, the devel- oper shall submit one of the following to the Town: a) a contract for the purchase of water to fill the lake; b) the appropraite permit(s) to divert water from Hale Creek or Permanente Creek. PASSED BY CONSENSUS: It was passed by consensus to amend condition #44 as follows: A Lake Management District... PASSED BY CONSENSUS: It was passed by consensus to amend condition #46 by changing Tentative Map to Final Map. PASSED BY CONSENSUS: It was passed by consensus to amend condition #48 as follows: Energy dissipators and or retention basins shall be provided downstream from culverted portions of streams to decrease peak velocities and detain peak flows. @ MOTION SECONDED AND CARRIED: Moved by Kaufman, seconded by Patmore �/ and passed by the following roll call vote to recommend to the City Council denial of the Lands of Quarry Hills, Tentative Map, File #TM 1-87, for reasons that the proposed subdivision is not consistent with the General Plan, the design of the subdivision is not consistent with the General Plan, and the land is not physically suitable for the pro- posed development. G. NEW BUSINESS: H. OLD BUSINESS: I. ADJOURNMENT: There being no further new or old business, the meeting was adjourned at 1:05 a.m. Respectfully submitted, Leslie Mullins Planning Technician