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HomeMy WebLinkAbout06/29/1994APPROVED 7/13/94 4r Minutes of a Regular Meeting Town of Los Altos Hills PLANNING COMMISSION Wednesday, June 29,1994, 5:30 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes #13-94 (3) 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Planning Commission meeting was called to order at 5:40 p.m. in the Council Chambers at Town Hall. Present: Chairman Comiso, Commissioners Cheng, McMahon, Schreiner & Stutz Absent: Commissioners Ellinger & Takamoto Staff: Linda Niles, Planning Director; Lam Lonberger, Planning Secretary 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. None. 4. PUBLIC HEARINGS 4.1 LANDS OF FREMONT HILLS COUNTRY CLUB (19-94-ZP-SD-CUP- VAR),12889 Viscaino Place; A request for a Site Development Permit, Conditional Use Permit and Variance to allow club house and pool house entry elements to exceed the 27 foot height limit for a Major Remodel and Addition (continued from May 25 and June 8, 1994). `. Ms. Niles noted the new items presented to the Planning Commission which included a letter from Wes Henderson, Dick Jones, Fremont Hills Country Club and the Santa Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 2 Clara Valley Water District. The SCVWD listed three recommendations regarding: proximity of the leachfield to the creek; horse corrals and stall conditions as they relate to the creek; and current water quality and natural environment of the creek. OPENED PUBLIC HEARING Ken Rodrigues, 50 San Fernando Street, San Jose, project architect, noted that they were in concurrence with the items in the Santa Clara Valley Water District letter; one item regarding relocating the leachfield which they will do during the time they prepare the construction documents for permit. Regarding item 3, he noted that they have, on their own, tested the water and found their current leachfield for the private residence is actually leaking into the creek. He made a commitment to repair that leak as it was something that they were not aware of at previous meetings. He further discussed the possibility of a bridge as previously discussed. They had gone to the Water District for bridge details and a possible cost figure. A comparison in another community was a two lane wide bridge with a pedestrian walkway. They sent this information to Hathaway and Company and received an approximate cost of $250,000. He provided the Planning Commissioners with a copy of the Hathaway letter. He further discussed the recent swim meet which was monitored by parking attendants and the club. It was noted that the Commission had received a letter from Mr. Henderson regarding this subject. A copy was provided to Mr. Rodrigues. He did not feel the Country Club had 4 a problem with parking, however the Little League certainly has parking problem. If a bridge is appropriate, he felt that the Little League and the Town should bear the cost. Patrick King, General Manager, FHCC, answered Commissioner Schreiner's question regarding the size of the swim meet compared to other meets and/or rentals, noting this was one of the largest meets they will have this year. All of the rentals would be smaller as the limit is 200. Commissioner Schreiner noted the cars were packed into the parking lot. She had concerns regarding emergency access. Mr. King reported that the club had parking attendants who were instructed to direct parking to the upper lot and when full they should direct parking to the Little League field. A third of the way through the meet the neighbors living on both sides of the club on Viscaino Place were asking the people driving out to park on the street. In talking to the neighbors, he was told that this was a unfair representation of swim meets as the club was monitoring parking and the neighbors had invited the Commission to come down and see the overflow parking. His response to the neighbors was that the club was committed to make sure they do not to have overflow parking on the street. They had not looked into a culvert because if that is their main entry, they will have to support life safety equipment, in particular a fire truck over the top of a culvert. Santa Clara Valley Water District told them they would not allow a residential bridge in that area. Chairman Comiso noted that if the main access for the Country Club was off of Purissima they would not have to completely close off Viscaino Place. If there were numerous cars parked in the upper parking lot as indicated by neighbors, a potential problem would be cars needing to exit quickly one exit will not get them out safely. Mr. Rodrigues noted that the club does not want the liability of sending cars or people out onto Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 3 4 Purissima Road. He would have no problem putting together a traffic study showing the problems of traffic coming out onto Purissima. Commissioner Schreiner discussed her conversation with the City Engineer regarding a bridge, noting a Environmental Impact Report would be required. The bridge would have to support a fire truck; be two lanes plus a path with the approval of the SC V W D and Fish & Game Departments. The City Engineer felt it would have a visual impact on Purissima and would cost somewhere between $50,00 and $100,000. Where the bridge is being proposed does not conform to the circulation pattern requirements of the General Plan. The Town tries to have all the parking come off on side streets rather than coming off a major road. When asking the Planning Director if one entity can provide parking for another, she responded the Town would review a project to see if the parking proposed for that project was adequate to meet the needs of the project. If it was found through the public hearing process and the evidence, that it was not adequate, they could request that the applicant look into other options for parking in other areas, etc. It would not be appropriate for the Town to say they would not approve the project unless they get an agreement with whomever. The applicant would need to go through their options to see what would be best for them and have them present something for review. This would be a question for the City Attorney although it was felt she would agreed that they could not require the Country Club to find parking for Little League. They are only looking at the Country Club project. Wes Henderson, 12720 Canario, discussed the parking spaces at FHCC; the monitoring of parking at the last swim meet; and his letter presented to the Planning Commission. He mentioned cars parked on the grassy area in the lower parking lot which may cause a fire hazard. He felt there were three problems: overflow parking which impacts the three residential streets; traffic through the area; and the Little League fields, as there is a safety problem for the kids. The Town ballpark is the Town's problem with inadequate parking for its use. The neighbors have researched the process for obtaining permits for a bridge with the SCVWD and Fish & Game which would be a possible 30 day process. Chairman Comiso disagreed with the time frame. Mr. Henderson felt a bridge could be constructed for $55,000. Weddings and other rentals also block the streets and the possibility of drivers who may have consumed alcohol driving through a neighborhood. Mr. Henderson also noted that in 1986 at the request of neighbors, the Town put in a warning sign and a painted crosswalk. The warning sign was up hill noting "caution - children crossing". At Canario Way, the Town put in a crosswalk for children crossing. He discussed why the sign is not there presently. He also noted that coming out of Viscaino Place there is no stop sign. There should be one immediately in place. He suggested using some of the development area used for additional parking. He also felt there was not adequate parking at the Little League field. A. Richard Jones, La Cresta, noted he was not at the previous meetings and felt the noticing was not adequate. He presented overheads of the Country Club's impact on the neighborhood; the number of membership (past and present from 1976 to 1993); membership plus spouses; membership with spouse and children; projected Planning Commission Minutes APPROVED 7/13/94 June 29, 1994 Page 4 420 membership; expecting to add 50 new memberships; significant increase in the use of the facility; a need for a Negative Declaration; and the significant increase requiring mitigation, thus the reason for a Negative Declaration. He also pointed out that the State Law's 15% limit on club rental income automatically increases whenever dues are increased, allowing increased rental usage. Patrick King noted three years ago there was a increase in membership however this is not being proposed now as it was voted down by the membership. The Club has an internal control well below the Town control. The cost of the project is funded by an increase in dues and an assessment on members. Currently there are 418 memberships. The 35 foot height request was discussed noting the variance request was for a design element and not for a safety issue of the elevator. Mr. Rodrigues did not feel this was a visual impact off site. He asked, as a professional, for approval the 35 foot height from a visual standpoint. CLOSED PUBLIC HEARING Commissioner Schreiner discussed the comparison between Fremont Hills Country Club and the Palo Alto Country Club noting total acreage (120 acres), full and social members (465), and number of parking slots (250 parking slots will be expanded to 313). Discussion ensued regarding architecture, bridge, parking, safety, stables, pathways, undergrounding utilities, and membership figures and the caretaker's unit. The first item of discussion was the architecture. Commissioner McMahon felt the architecture was outstanding. The design, the proportions, the mass, the statement it makes, and the siting on a 17 acre property being superb. Architecturally, the 35 foot height fit in extremely comfortably. She would recommend that the windows not be excluded from the central element. She felt they cannot compare residential structures with commercial structures. Commissioner Schreiner discussed the approval process for a variance and the required findings. She had difficulty with finding #1. She noted that a previous application requesting a height variance was denied for a residential structure; and the Palo Alto County Club reduced its height from 38 feet to 28 feet to more meet the City's requirements. Commissioner Cheng agreed with Commissioner Schreiner. Commissioner Stutz agreed more with Commissioner McMahon. She felt the design element carried out a historical design element that is on the property. She did not feel the variance was necessary. Discussion ensued regarding the stables and the caretaker's unit. It was Commissioner Stutz' impression from the last meeting that the FHCC would return with a new design plan for the residence. Mr. Rodrigues reported they do not have new information presently. They should be able to return with a plan in 45 days. It was agreed by the -` Commission to remove the caretaker unit from this approval as they would not approve anything they have not seen. Commissioner Stutz discussed the stables and suggested Planning Commission Minutes APPROVED 7/13/94 June 29, 1994 Page 5 if the horses became too wet in the lower paddock, they would be moved. She felt the conditions of the stables were good and she would agreed with 55 total number of horses. A berm and/or plantings were discussed in the lower paddock area. She would also recommend as a condition that the same type of sand used in the larger ring be used in the smaller ring. Commissioner McMahon was concerned with the horses well being. She agreed that the horses should be moved uphill in wet weather no matter the month. It was clarified that there is someone on the property 24 hours a day. Commissioner Schreiner discussed the number of horses that would be allowed. In an effort to find a formula for the numbers, she noted that Full House Farm was allowed 20 horses on seven acres; and Westwind Barn is allowed 50 horses on 14.96 acres. She had a concern with manure removal only every two months. She suggested having the manure removed once a month. She also recommended a total of 50 horses. Commissioner Cheng was impressed with the cleanliness of the stables. She agreed with moving the horses from the lower paddock in wet weather. She felt that perhaps in the winter the number of horses should be less. Chairman Comiso clarified with Ms. Niles that there has not been any complaints regarding the manure and that the operation was very professional. Chairman Comiso was satisfied that they can handle 55 horses. She also noted that the fly control in place works. Discussion ensued regarding drainage. The caretaker's leachfield would be revised so the affluence does not leach out to the creek. The clubhouse would have its leachfield monitored to maintain the leachfields according to the health code. The caretaker s 4W leachfield was discussed. Mr. King noted that there were three options for relocation of the leachfield which included the location under the horse rings. The Health Department's approval would be required prior to issuance of permits. Discussion ensued regarding undergrounding of utilities. Ms. Niles noted that this was a standard condition in Town that utilities be underground that services one property. Mr. Rodrigues noted that the utilities in the front only services the Country Club. It was his understanding that the utilities in the back services other residence. If this information is correct, the Commission would not require undergrounding of utilities in the back area. Mr. Rodrigues noted that it would be an extreme hardship from a cost standpoint if they were required to underground the back utilities. The estimated cost would be twice the amount of the front pole which will cost approximately $45,000. The Commission discussed the possibility of phasing the back undergrounding for 10 years, if the back area undergrounding is required. Discussion ensued regarding pathways. It was noted that there was a new proposal from the pathway committee which reduced the requirements. It was felt that the pathway system on Purissima definitely serves the stables. Les Earnest, pathway committee, discussed the recommendations noted in their letter dated June 1, 1994. Ms. Niles noted that staff can work with the pathway committee to red -line recommendations on the plan. The estimated cost is roughly $25,000. Ms. Niles reminded the Commission that the pathway requirements need to be completed prior to kaw issuance of final occupancy which could be one to two years away. 4 Planning Commission Minutes APPROVED 7/13/94 June 29, 1994 Page 6 Discussion ensued regarding the total number of FHCC membership. Commissioner Cheng and Schreiner recommended a 450 membership. Commissioner McMahon would not like to take away their source of revenue by reducing the membership by 50. The Club is coming in with improvements and should not be penalized. She was concerned with their ability of paying for and maintaining the facility at the high standards they have now. If they take away their source of revenue and anticipated budget revenue, they will not be able to do a good job. She would not like them to decrease the maintenance on the fine club house proposed. Chairman Comiso did not feel there was much difference between 450 and 500 memberships. Discussion ensued regarding safety, parking and the potential bridge. The Commissioners discussed the possibility of a Town maintained calendar of events with a copy provided to the Planning Commission, City Council and the Sheriff; valet or shuttle parking; other areas in Town to park; monitoring parking; and perhaps review the Conditional Use Permit more often. Ms. Niles felt it was a good idea for the Club to give the Town a list of their scheduled events. Condition 13 addresses the Club providing adequate off-street parking for all members and guests. The condition could include an addition stating, "or are directed to other facilities, when necessary." They could also request that the Club submit a plan as they did for the latest swim meet. The Town could look at the plan to see if it is adequate. Cars should not be parking on the dry grass due to possible fire hazards. Chairman Comiso had a problem with the 35 foot architecture, however she would not have a problem with increased MDA to accommodate more parking. Commissioner Cheng agreed. Commissioner Stutz suggested the possibility of buying adjoining property in the future for parking needs. The Planning Commission would like parking without a bridge. Commissioner Schreiner suggested all parking be accommodated on site. If not, they should use public parking (not on the streets). She agreed with a master calendar. Another suggestion would be to perhaps require the Club to use some of the MDA for the construction of parking rather than the proposed tennis courts. Other suggestions included "no parking" signs on one side of Viscaino Drive and on the four lane intersection on Viscaino and La Cresta. Chairman Comiso suggested reviewing the permit for at least the next five years. She would like to see the Sheriff's Department notified regarding large events. She would recommend as a condition that at least once a year they review the problem of parking on the streets in the area of the Club to the satisfaction of the Safety Committee and the City Engineer. Commissioner McMahon suggested a condition requiring the Club to notify the Sheriff in writing of large events only (200 +). The hours of operation for the membership was discussed (club closes at 5:00 p.m.) and the Club has a maximum limit of 200 people for rentals. Another recommended condition was to have the Fremont Hills Country Club and Little League coordinate their events. The Commission discussed the possibility of a variance for parking with a plan showing where they could accommodate more parking after the review period. For clarification, Ms. Niles noted they will not look at an expansion of the parking lots at this time but see if they need it in the future. If it is determined that the Club needs an expansion of parking upon the six month or one year review, the Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 7 Planning Commission would require them to return with a modification showing enlargement of the parking areas. Mr. Rodrigues noted that there is some area in the upper parking area for increased parking. Commissioner Schreiner suggested giving particular attention to landscaping (condition 19). Commissioner Stutz would like them to keep the front windows up on the main floor across the whole front of the building. She does not like how they have blocked them out. In review of the discussion, it was felt that they would try on-site parking with monitoring, and the calendar of events rather than requiring a bridge at this time. This will be reviewed a year from approval (July 1, 1995) and every year for the next five years. The variance for the 35 foot tower was discussed. Commissioner Stutz noted on page two, paragraph three of the staff report dated May 25th, a way to handle the 35 foot height without a variance which would be part of the Conditional Use Permit. This is the same concept the Planning Commission used for the Fire Station on Foothill College because the Fire Station was not set back the required distance from the access roadways. Chairman Comiso suggested, in the future, taking this type of situation to the City Council to become a condition of the Conditional Use Permit. A request for a Variance was determined not to be needed. Commissioner Schreiner noted that this is very definitely a three story facade even though it is on a commercial building. Discussion ensued regarding allowing 55 horses on the property with the condition that 4 the application will be reviewed in one year; the horses to be moved from the lower �+ paddock in wet weather; and a berm or drainage swale be constructed along the edge of the pens nearest the embankment to divert rain water away from the embankment to the satisfaction of the City Engineer. Samples from the creek water shall be taken twice a year (winter and summer) for review of water quality. Mr. Sereni agreed with Commissioner Stutz suggestion for using wood chips in the corral and to also raise the level slightly of the corral to slope the area up. He would also like to build a two sided shelter long enough for the horses so they can get out of the mud. It was agreed that the shrubs on Viscaino be cut back to the lot line by the Town crew. A letter will also be sent to the property owners to cutback their shrubs for safety. A stop sign and warning sign which was previously in place will be investigated by the Safety Committee. Ms. Niles will write a recommendation for the City Council regarding the request for "no parking" signs. She will provide the Planning Commission with a copy of the draft. It was agreed that the 10th tennis court and the practice court are not approved and no variance granted for MDA at this time. MOTION SECONDED AND PASSED: Motion by Chairman Comiso and seconded by Commissioner McMahon to maintain the membership of the Fremont Hills Country Club at 500. AYES: Chairman Comiso, Commissioners Stutz & McMahon NOES: Commissioners Cheng & Schreiner ABSENT: Commissioners Ellinger & Takamoto (40 Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 8 MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Cheng to allow 55 horses on the property and that the horses in the lower paddock will be moved to dryer ground in wet weather. AYES: Chairman Comiso, Commissioners McMahon, Cheng & Stutz NOES: Commissioner Schreiner ABSENT: Commissioners Ettinger & Takamoto MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner McMahon to delete the proposed tennis court; to have Fremont Hills Country Club submit to the Town their operation plan; and if it is determined after a year that additional parking is needed, the Commission would consider review of an application for a variance for MDA for additional parking. AYES: Chairman Comiso, Commissioners Stutz, Cheng, Schreiner & McMahon, NOES: None ABSENT: Commissioners Ellinger & Takamoto MOTION SECONDED AND PASSED: Motion by Commissioner Stutz and seconded by Commissioner Cheng to approve the Conditional Use Permit, the Site Development Permit and the Zoning Permit for a major addition and remodel for the Fremont Hills Country Club as conditioned by staff with the following changes/additions (changes/additions are indicated in bold): GENERAL CONDITIONS 2. The number of horses to be kept or maintained at this facility shall not exceed 55. 7. All requirements of the Santa Clara County Health Department and the Palo Alto Animal Control Department shall be met prior to final building approval: C. Manure shall be disposed of regularly by spreading, collection in an appropriate bin and /or removal from site 12 time a year. A plan for the maintenance and removal of manure shall be submitted by the stable manager for review and approval by the Town. d. Samples from the creek water shall be taken twice a year (winter and summer) for review of the water quality. e. Additional fill shall be added to the lower corral to improve the existing condition of the coral and a shelter shall be constructed for the horses within the higher portion of the corral. 9. There shall be no external lighting, other than that needed for safety and security. All fixtures shall be adequately shielded to prevent any nuisance to adjoining property owners. Tennis court lighting is specifically prohibited. Final lighting plans shall be reviewed and approved by the Town. 4 Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 9 PLANNING CONDITIONS 13. Fremont Hills Country Club shall provide adequate off-street parking for all members and guests, and are to direct traffic to other facilities if an overflow should occur. The Club is required to provide necessary personnel to assure all members and visitors park on the premises when attending any horse shows or using Club facilities. Fremont Hills Country Club shall provide the Town, Planning Commission, City Council and the Sheriff with a calendar of events. They shall provide the Town with a copy of their parking operational plan for all events. All parking shall be accommodated on site. If not, they shall use public parking (valet service, shuttle). 15. If at any time the parking needs of the Club exceed the availability of parking on site, the Town shall review the permit for further requirements. If it is determined that the Club needs an expansion of parking upon the six month or one year review, the Club shall return to the Planning Commission with a modification showing enlargement of the parking areas, and if necessary, the Town may consider a Variance to exceed the allowed MDA on the site to accommodate additional parking on site. STANDARD CONDITIONS 16. The site drainage must be designed to meet the goal of reducing the rate of run off associated with the proposed development. A grading and drainage plan shall be submitted to the City Engineer for review and approval prior to issuance of a building permit. The Health Department shall review and approve the new leach field prior to building permit issuance. ENGINEERING CONDITIONS 29. Existing and proposed public utilities that serve solely this site shall be undergrounded to the satisfaction of the City Engineer. If it is determined that the back area utilities serves only Fremont Hills Country Club, undergrounding of utilities is required and will be phased over a 10 year period. 32. A Type IIB pathway shall be constructed along the entire project frontage of Purissima Road and Roble Ladera and the bridge across the creek shall be reinforced to the satisfaction of the City Engineer as detailed in the Pathway Committee letter dated June 1, 1994 presented at the June 29, 1994 Planning Commission meeting. Pathway requirements shall be completed prior to issuance of final occupancy. Planning Commission Minutes APPROVED 7/13/94 June 29,1994 Page 10 34.d. Horses shall be moved from the lower paddock in wet weather and a berm or drainage swale be constructed along the edge of the pens nearest the embankment to divert rain water away from the embankment to the satisfaction of the City Engineer. 35. The 10th tennis court and the practice court are not approved as a part of this permit. AYES: Chairman Comiso, Commissioners McMahon, Stutz, Cheng & Schreiner NOES: None ABSENT: Commissioners Ellinger & Takamoto Commissioner Schreiner noted that she was still concerned with the three story facade and the membership numbers. 10 The meeting was adjourned by consensus at 8:55 p.m Respectfully submitted, 4 Lani Planning Secretary LIM