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HomeMy WebLinkAbout11/30/1993APPROVED 4W Minutes of a Regular Meeting Town of Los Altos Hills PLANNING COMMISSION Tuesday, November 30,1993,7:00 P.M. Council Chambers, 26379 Fremont Road cc: Cassettes #22-93 (3) 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Planning Commission meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Comiso, Commissioners Schreiner, Sinunu, Stutz & Takamoto Absent: Commissioner Ellinger Staff: Linda Niles, Town Planner; Suzanne Davis, Assistant Planner; Lani Lonberger, Planning Secretary k 2. PRESENTATIONS FROM THE FLOOR Persons wishing to address the Commission on any subject not on the agenda are invited to do so now. Please note, however, that the Commission is not able to undertake extended discussion or take action tonight on non-agendized items. Such items will be referred to Staff or placed on the agenda for a future meeting. None 3. CONSENT CALENDAR Items appearing on the Consent Calendar are considered routine and will be adopted in one motion, except for any item removed for separate consideration elsewhere on the agenda. The Chairman will ask the Commission and the audience for requests to remove these items. ILI=4 0 4. REPORT FROM THE CITY COUNCIL MEETING OF NOVEMBER 17 199 4.1 Commissioner Takamoto reported the following items were discussed: Lands of Lohr pulled and will be heard December 1st; Los Altos County Fire Protection District Fire Station was approved with conditions. k Planning Commission Minutes Approved November 30, 1993 Page 2 AW Chairman Comiso and Commission Schreiner will be the Planning Commission representatives for the December 1, 1993 City Council meeting. Chairman Comiso requested 7.1 Lands of Carse follow Lands of Wolfe so Mrs. Carse and her architect would not have to wait through the public hearing items. All were in agreement with this request. 5. PUBLIC HEARINGS 5.1 LANDS OF BEIGLER, 14780 Manuella Road; A request for a Site Development Permit for a Major Addition and Remodel Plan. Staff requested continuance to the December 8, 1993 meeting. 5.2 LANDS OF WOLFE, 24650 Bella Ladera Drive; A request for a Site Development Permit for a Major Addition, Remodel and Landscape Plan. Staff had nothing further to add to the staff report. It was asked if the landscape plan should be presented at this time. Ms. Niles noted it was part of the application and could be reviewed after completion to check for accuracy. Commissioner Schreiner questioned the width requirement on Amigos Court. Ms. Niles commented the minimum the Town would allow would be the 40'. Amigos Court is in the County. Both Amigos Court and Bella Ladera Drive are private roads. Requirements for right-of-way dedications and road consistency was discussed. OPENED PUBLIC HEARING Gordon Stewart, 283 Quinnhill Avenue, neighbor, read a prepared statement relating to the fact that the more land that is covered by structures and cement, the amount of run- off from the hillside becomes greater than the inadequate, antiquated drainage system can handle. He felt there were drainage concerns on Summerhill and Quinnhill. It was his hope that the County of Santa Clara and Los Altos Hills could work together to reach a mutually satisfactory solution to this problem. Jim Wolfe, 24650 Bella Ladera Drive, applicant, discussed the original design of the house built in 1980 and the requirement at that time to place the house in a certain location. The bedrooms were located in an area away from the road which was felt would be a quiet area. Subsequently, their neighbors (the Moore's) were allowed to move their garage from one side of the house to the other. This resulted in hearing basketballs bouncing on weekends and cars driving up and down the driveway daily to the garage. Now there is an request to institute a 5' widening of the road that passes in front of their bedrooms. He wanted the Commission to be aware of this possible L request. He does not want the possible widening of Bella Ladera any time in the future Planning Commission Minutes Approved November 30,1993 Page 3 4 Mr. Wolfe noted they were going to maintain between 65% to 70% of the roof, adding new roofing onto the addition. It was not clear if they would be required to tear out the 65% to 70% of existing roofing which is not that old to comply with the fire retardant roofing ordinance. This would be an added financial burden. Ms. Niles commented that there is a particular square footage which triggers the requirement for a new fire rated roof. She suggested Mr. Wolfe contact the building official for an answer to his question regarding the fire retardant ordinance. Further discussion involved the 5' dedication of right-of-way, explaining to the applicant that this does not mean they will be widening the road an extra 5' on his side. They might possibly widen the road on the other side. This is only a dedication to make the width 40'. The actual pavement would be between 16' to 20'. The extra 5dedication is actually to give residence more open space so there would not be a structure or development in that particular area. CLOSED PUBLIC HEARING Commissioner Stutz suggested changing #3, Paint color shall be chosen by the applicant in conformance with the Town's adopted color board "or" matching the existing, etc.; changing #4 requiring Site Development Committee or Planning Commission review of landscape planting plan; and suggested using a non -reflective glass in the skylight. A discussion regarding non -reflective glass in skylights will be agendized for February. Discussion ensued regarding drainage. It was noted that the project was well reviewed by Engineering. The City Engineer is very careful when he approves a final plan to make sure the drainage is adequate. Ms. Niles suggested adding to condition #1 ,.particular care should be taken to ensure no additional problems on Summerhill (where problems already exist)" and if the Commission wished, the final drainage plan could be reviewed by the Commission as well as Mr. Stewart. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Stutz to approve the application with conditions as modified (changing #3, Paint color shall be chosen by the applicant in conformance with the Town's adopted color board "or' matching the existing, etc.; changing 44 requiring Site Development Committee or Planning Commission review of landscape planting plan; and using a non -reflective glass in the skylight). AYES: Chairman Comiso, Commissioners Simmu, Stutz, Takamoto, Schreiner & Cheng NOES: None ABSENT: Commissioner Ellinger L. This approval is subject to a 10 day appeal period. Planning Commission Minutes Approved November 30, 1993 Page 4 `aw 7.1 Lands of Carse, 27124 Taaffe; Continued review of lighting plan. The Planning Commission requested the lighting plan be returned for discussion since it is so extensive. Ed Trapolin, landscape architect, discussed the lighting plan, switching zones, pool area accumulative lights, safety and security. The outdoors is an extension of the indoor area. He presented drawings of all lights proposed and what the property might look like with the lights on. Privacy in the pool area is desired as well with no lights seen off site, as they do not want light source visible. Mr. Trapolin also demonstrated, with the aid of a lighting device, the small and large path lights, lanai lights and tree up and down lights. He discussed the number of lights proposed and the possibility of reducing the bulb wattage. Mr. Trapolin suggested a demonstration of the tree lights for the Commissioners. The Commission further discussed the lighting. When walking by the property, they would like to see a natural light. They were concerned with the tree up and down lights plus the lanai up lights proposed on the columns, however felt the pathway lights were acceptable. Commissioner Stutz felt this was the best looking outside lighting fixtures they have ever seen, however, she also had a problem with the tree lights. The ordinance provides lights for safety. She would like to reserve judgment until lights could be viewed. A demonstration of the tree up and down lights plus the lanai lights 4W was suggested. Mr. Trapolin stated the project is not under construction presently and may not be for one to two years. He is more than willing to work with Staff and the Planning Commission. Their intent would be to obtain approval with conditions so they could move forward with the process. He felt the landscaping would be started in 1994. Ms. Niles reminded the architect and applicant that the Site Development approval was for only one year. APPROVED BY CONSENSUS: The Planning Commission approved by consensus with Commissioner Stutz abstaining and Commissioner Ellinger absent to approve all lights except the tree up and down lights and the lanai up lights. (Condition #1 will be deleted, adding "The outdoor lights shall be down shielded and the source of illumination shall not be visible from off the site". A special meeting will be scheduled for some time in January or February to view the tree up and down lights and the lanai up lights. Five minute break. Planning Commission Minutes November 30,1993 Page 5 Approved 5.3 TOWN OF LOS ALTOS HILLS; Review of revised Pathways and Recreation Elements of the General Plan for forwarding to the City Council with a recommendation of adoption by Council (continued from November 10, 1993). 5.3a Pathway Element OPENED PUBLIC HEARING The Pathway Element was discussed, page by page, with suggested changes made by the Planning Commission and Carol Gottlieb. 'Path Types" were discussed at length with Commissioner Stutz providing a handout relating to path types. There were some concerns with the second to the last sentence on page 6 under "Maintenance". It was suggested having the City Attorney clarify liability regarding blocked paths for the residents and the Town. It was suggested to agendize for a future meeting the subject of path construction and a change in path names. CLOSED PUBLIC HEARING APPROVED BY CONSENSUS to return the Pathway Element with all changes noted by Town Planner and Assistant Planner to the December 8th meeting for final approval, with the City Attorney's comments regarding liability relating to blocked paths. 5.3b Recreation Element The Recreation Element was discussed by the Planning Commission. OPENED PUBLIC HEARING CLOSED PUBLIC HEARING APPROVED BY CONSENSUS to recommend adoption by the City Council of the Recreation Element as presented with the numbering system corrected. 5.4 TOWN OF LOS ALTOS HILLS; Review of adoption of revised Household Hazardous Waste Element and Source Reduction and Recycling Element of the General Plan for forwarding to the City Council (continued from November 10, 1993). OPENED PUBLIC HEARING CLOSED PUBLIC HEARING Planning Commission Minutes Approved November 30,1993 Page 6 The Commission discussed the fact that both Elements are State mandated documents. It was suggested to see if there were a State wide reference which could be kept in Town Hall. MOTION SECONDED AND PASSED: Motion by Chairman Comiso, seconded by Commissioner Schreiner and passed by consensus with Commissioner Ellinger absent to recommend adoption of the Household Hazardous Waste Element and the Source Reduction and Recycling Element to the General Plan to the City Council unless the State Statute could be located for a reference document. 5.5 TOWN OF LOS ALTOS HILLS: An ordinance of the Town of Los Altos Hills amending various sections of the Zoning and Site Development Ordinances (continued from November 10,1993): Zoning Ordinance a. Section 10-1.208 - definition of Basement; b. Section 10-1.233 - definition of Floor Area; C. Section 10-1.227 - definition of Height, structure; d. Section 10-1.401 - Non -conforming Structures; and e. Section 10-1.504 - Height. Site Development Ordinance a. Article 7, Section 10-2.702 (b) and (e) - Conservation easement setbacks from creeks. Basements: The sub -committee proposed that any area that is Tor less in height shall not be counted as floor area. The Commission discussed the basement ordinance as it is presently written with proposed modifications highlighted. The word "average" was suggested to be removed, however it was decided not to delete the word. It was asked if the interpretation was that in order for a basement not to be counted it has to be 7' or less or wholly underground as stated in the "Floor Area" section. Commissioner Sinunu asked if a basement could be more than 7' in height if it was wholly underground. Ms. Niles commented, as it is worded now, a basement has to be wholly underground and Tor under not to be counted as floor area. It could be wholly underground but you would still have to count it as floor area. Commissioner Sinunu felt the ordinance did not reflect that interpretation. Someone could read this to mean if they had a 10' ceiling, wholly underground, it would not be counted. Ms. Niles commented "Basement" is only defining basement then you come to the next issue which is how to calculate floor area. You calculate floor area for any space that is 7' in height or higher. You count all those spaces not matter where they are located. Planning Commission Minutes Approved November 30, 1993 Page 7 4 Chairman Comiso noted a basement is exempt from floor area calculations under certain situations. Ms. Niles noted this was a totally new ordinance being discussed this evening. Presently there is not a provision at all for uncounted space unless its under 7'. Further discussion ensued regarding the intent of a basement. Ms. Niles commented if you want a basement and two floors above ground, the intent was that the basement be totally invisible. Wording could be added, if the basement is wholly underground and invisible and has the required UBC exits, it is exempt from calculation of floor area. How the ordinance is written is anything 7'. Some Commissioners felt the slope density standards were being artificially lowered by counting basements. Commissioner Sinunu and Schreiner felt basements should count unless used for something other than living. If they are to be exempt they should be less than 7'. Commissioner Schreiner does not want to encourage poor design. She discussed possibly approving 1,000 sq. ft. under ground if the applicant takes off 500 sq. ft. above ground. Commissioner Takamoto felt basements should be counted as floor area. He would rather have a nice livable area underground and counted. Commissioner Stutz felt the Town is suited for basement garages. Commissioner Schreiner thought the intent originally to exempt basement floor area was to encourage the resident to tuck in the garage and thereby not max out the property above. This has not happened in Town and has prompted the proposed changes. In other communities, they are solving Q this problem by counting a percentage OPENED PUBLIC HEARING Dick Childres, Cupertino, land developer and general contractor, discussed problems with garages not being used as garages in Cupertino. For that reason, they encourage under- grounding. He felt perhaps the Commission needed to ask what is the purpose of the slope density formula. Probably bulk and drainage were the main concerns. If they were interested in meeting the needs of the overall public, consider the envelope, consider allowing the slope density to do what it was designed to do. If it can go under ground and not impact the neighborhood, let them do it. CLOSED PUBLIC HEARING Commissioner Stutz would like to see basements limited to garages and storage space. She recommended putting the garage on back or side of property and not in the front where it is visible. Commissioner Sinunu felt they should have to count all of their house as floor area. There should be some exceptional reasons why they are not counting it as floor area. They should not be able to build a subterranean house and not count it as floor area. A basement should be defined as a basement. The only thing they should not count would be the unusual situation where they really want a basement. Planning Commission Minutes Approved November 30, 1993 Page 8 There was a difference of opinion between the Commissioners as to what basements could be used for, such as bedrooms versus storage or work area and what would possibly be counted as floor area and what might not. MOTION PASSED BY CONSENSUS: Motion to continue this item for input by the City Council regarding what their intention of a basement is and what a basement is used for. 6. NEW BUSINESS 6.1 Discussion of the December Planning Commission meeting schedule. The Commission agreed to eliminate the December 22 meeting due to the Christmas Holiday as there were no items currently ready for public hearing. If there is an emergency item, a meeting could be scheduled. Staff will keep the Commission advised. Ms. Niles discussed the Housing Element and the letter received by the State relating to same. The City Council has initiated a sub -committee for the Housing Element review which will include two Council members (Elayne Dauber and Bob Johnson). They requested two volunteers from the Planning Commission. Commissioners Stutz and Schreiner volunteered for the subcommittee. A schedule of meetings will be forthcoming. OLD BUSINESS 7.2 Discussion of the Town's Adopted Color Board. Commissioner Schreiner introduced this item, stating the colors on the board are not true colors now. She requested that the color board eliminate some of the lighter colors and that they look at colors for light reflection value. She presented a color pack which has color reflection values listed on the color chips. This item will be continued for further discussion. 7.3 Report from the Design Guidelines Sub -Committee -continued. Commissioner Schreiner gave a brief update. 7.4 Circulation Element -Continued (to be re -scheduled by Staff). 7.5 Land Use Element -Continued 7.6 Conservation Element -Continued. li Planning Commission Minutes Approved November 30,1993 Page 9 7.7 Noise and Scenic Highways Elements -Continued. 7.8 Safety and Seismic Safety Elements -Continued. 7.9 Open Space Element -January 26, 1994 at 5:30 p.m. 8. APPROVAL OF MINUTES 8.1 Approval of the November 10, 1993 Minutes. MOTION SECONDED AND PASSED: Motion by Chairman Comiso, seconded by Commissioner Stutz, and passed by consensus to approve the November 10, 1993 Minutes with Commissioner Cheng abstaining and Commissioner Ellinger absent. 9. REPORT FROM THE SITE DEVELOPMENT COMMITTEE MEETINGS OF NOVEMBER 23 AND 30 1993 9.1 LANDS OF RAMSAY,13060 Alta Lane North; A request for a Site Development Permit for a Landscape and Hardscape Plan. This application was approved with conditions. The Commission requested this item be placed on the January 12,1994 agenda for public hearing. 9.2 LANDS OF THOMPSON, 26020 Bentley Court; A request for a Site Development Permit for a Pool and Spa. Approved with conditions. 10. ADTOURNMENT MOTION SECONDED AND PASSED: Motion by Commissioner Simmu, seconded by Cheng, and passed by consensus to adjourn at 10:40 p.m. Respectfully submitted, Lam Lonberger Planning Secretary