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HomeMy WebLinkAbout10/12/1994f Approved 11/9/94 `r Minutes of a Regular Meeting Town of Los Altos Hills PLANNING COMMISSION Council cc: Cas! October 12, 1994, 7:00 P.M. nbers, 26379 Fremont Road 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 Schreiner, Commissioners Cheng, McMahon, Gottlieb, Doran and Stutz Absent: Commissioner Comiso Staff: Linda Niles, Planning Director; Jeff Peterson, City Engineer L Also Present: Dorothy Cornelius, Acting Recording Secretary fir' 2. PRESENTATIONS FROM THE FLOOR None. A Plaque of Appreciation was presented to Jim Sununu who served on the Planning Commission from 1992-94. Planning Director Niles pointed out that he had left the Commission because he no longer resided in Los Altos Hills. Chairman Schreiner reviewed the new format of the agenda which places the public hearings at the beginning of the agenda. PUBLIC HEARINGS 3.1 Lands of Russell, 13331 Lennox Way (139-94-ZP-SD-CDP); a request for a Site Development Permit and a Conditional Development Permit for a minor addition and remodel, and a Variance for an increase in MFA and encroachment into a front setback (continued from the September 28 meeting). Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 2 Ms. Niles informed the Commission that this item was renoticed because of the variance requested. Following a review of the City's parking requirements, the Commission discussed the road width and past conditional development conditions. An off-road path from Lennox to Los Altos appears to be on adjacent property. The Pathway Committee will clarify this. OPENED PUBLIC HEARING Larry Russell, property owner, said he is asking for a garage addition to the existing building. Lennox Way is a private street. Upon being asked about the two 10 -foot easements shown on the map of his property, he stated that one is a utility easement with a telephone pole. Ms. Niles informed him it is a right-of-way easement on the survey map, which is the only reason the City would take that square footage out of the development acreage. Mr. Russell stated that he was not aware of the difference. He said his house is the second one in Lennox Park and was built in the 1930-40 period, prior to the Town's incorporation. He has lived there since 1976. In response to a suggestion that the addition be from the back of the existing structure to eliminate the need of a variance, Mr. Russell pointed out that would require excavation and take his patio and brick barbecue as well as destroy the environment. Commissioner Gottlieb still felt it was a better solution. Commission members expressed concern regarding parking on the site. It was clarified that there will be four spaces. A variance is still necessary because the applicant's proposal surpasses the allowed floor area. During discussion regarding the necessity for a Certificate of Compliance, Ms. Niles stated that such a Certificate is required by state law if no map of record exists for the property. Such a map would be similar to the survey maps already submitted. There could be a specific threshold related to size of project to trigger the need for such a Certificate or map. Mr. Russell felt that some requirements such as the additional 10 -foot easement were excessive for such a small project. This results in additional expense and delays the project. He wondered if it was really necessary and was informed the right-of-way requirement is a standard condition. Ms. Niles pointed out that usually such a small project would not come to the Planning Commission, but this is a conditional development and, therefore, is required to be reviewed by the Commission. That is why the right-of-way is being requested. Ms. Niles also pointed out that the wording of proposed condition of approval #13 could be changed to require the Certificate of Compliance based on state requirements. 4 CLOSED PUBLIC HEARING Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 3 v Further discussion ensued regarding: road right-of-way, pathway easement, the need for the Certificate of Compliance, findings for the variance findings, and findings for the Conditional Use Permit. When discussing the two easements on this property, it was clarified that one is on Lennox Road and one is on the other side of the applicant's lot line. On Lennox Road, there is a 20 foot right of way; 10 feet on the applicant's side and 10 feet on the neighbor's side across the road, for a total of 20 feet. The consideration currently was whether or not to ask for another 10 feet. Road standards for private roads were discussed. The Commission was in favor of not requiring the road dedication. Ms. Niles noted that since the road right-of-way is presently only 20 feet, it was felt the pathway easement be on site, not on the road. Commissioner Gottlieb noted that the plan does not show the 30 and 40 foot setbacks or elevations to the rear of the property which she felt were standard information. She was also concerned with parking on site. Chairman Schreiner requested that staff research the need for a Certificate of Compliance and that one be prepared if it is required. Commissioner Gottlieb could not make the variance findings. Commissioners McMahon, Doran and Cheng agreed that this was a very small project and they have determined as best as they can with the map that the applicant is not encroaching any further, there should not be a problem. MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Doran to accept the variance for the proposed 462 square foot addition with findings as per staff report dated October 12, 1994, attachment 1, and that there is no more encroachment into the setback than currently exists. AYES: Commissioners Cheng, Stutz, Doran, McMahon NOES: Chairman Schreiner, Commissioner Gottlieb ABSENT: Commissioner Comiso MOTION SECONDED AND PASSED: Motion by Commissioner Doran and seconded by Commissioner McMahon to approve the conditional development permit with findings as per staff report dated October 12, 1994, attachment 2, and conditions as per attachment 3 amended as follows: staff research need for certificate of compliance (condition #13); delete condition #14 (20 -foot right-of-way). Keep condition #15; the pathway will be in the existing 10 -foot right-of-way. AYES: Commissioners Cheng, Stutz, Doran, McMahon NOES: Chairman Schreiner, Commissioner Gottlieb ABSENT: Commissioner Comiso The application will be on the Council Consent Calendar, November 2. kaw Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 4 3.2 LANDS OF NAGPAL, 28555 Matadero Creek Lane (99-94-ZP-SD); a request for a Site Development Permit for a secondary dwelling unit (continued from September 28). This item is continued to the meeting of October 26 at the request of the applicant. 3.3 LANDS OF SANTORA, 12008 Finn Lane (154-94-ZP-SD-GD); a request for a Site Development Permit for a new residence and pool. In response to Chairman Schreiner's request for any Commission questions to staff, Commissioner Gottlieb inquired about an outlying building on the property. Ms. Niles stated it will be removed. Commissioner Doran requested that staff research whether or not it could be preserved as a historical landmark and moved to another location. OPENED PUBLIC HEARING Mark Santora, 1535 Wessex Avenue, Los Altos, applicant informed the Commission that the plan is to remove and restore the outlying building on the developer's property. He was requested to submit that information in writing. John Komo, 23225 Ravensbury Avenue, Los Altos Hills, stated that the drainage will be diverted away from the neighbors and to the storm drain. He presented a model, to scale, of the proposed house, as well as a photograph of the house after which it is modeled. Mr. Komo pointed out that the lot under discussion is the lowest one in the subdivision. Mr. and Mrs. Santora have met with the adjoining neighbors and the proposal satisfies the CC&Rs. Mr. Sloan, architect, was present to answer any questions. Chairman Schreiner expressed concern regarding the pathway easement and was informed that any plantings in the pathway will be removed. Plantings must be 5 feet away from pathways. Discussion followed regarding pulling in the driveway, reducing the garage depth and revising the paving in setbacks. The extra easement, which is in the setback, is not allowed. Any changes will require the applicant to review them with Mr. Finn for compliance with the CC&Rs of the Finn Subdivision. The house and garage were oriented as required by those CC&Rs. However, Town standards do override CC&Rs. Mr. Peterson suggested, in regard to drainage, that the natural patterns be followed as much as possible. In this way, drainage would be split, with one-half going to the storm drain. Arrangements were not yet made for exporting fill, but it will be done. It was suggested that a traffic plan for trucks be prepared; this could be part of condition of approval #9. L Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 5 Commission members expressed concern regarding three lots in the area grading individually and the number of trucks that would entail. Coordination would be desirable. Mr. Komo said he will look at storing dirt on site and removing it at a later time. Mr. Peterson felt that would probably be feasible on this site; however, neighbors must be considered. The soil could be protected so it does not erode; it is an aesthetic issue. Mrs. Pam Schwarz, 24941 Prospect, expressed concern regarding admitting water into the storm drain system. Splitting the drainage helps. She stated the house does look nice. Mr. Santora said the house has been in design for quite a while. He and Mrs. Santora worked with the neighbors in the process. The colors for the structure are muted grays and taupe. Previous planting on the lot was done by Mr. Finn. Chairman Schreiner pointed out the need to maintain the integrity of the path. Dawn Hill, 1200 Finn Lane, said that the Santoras worked with the neighbors every step of the way. As long as the existing planting remains until the house is built, a fence is not needed. The only place for a property driveway on the Santora property is near the Hill property. Planting will allow privacy. Mr. Santora stated that the conditions of approval recommended by staff are acceptable. CLOSED PUBLIC HEARING Commission discussed: removal of trees from pathway; marking of pathways; deleting pavement to driveway and removal (relocation) of trees in the portion of the path on the Hill property. Mr. Jim Hill, 12009 Finn Lane, stated that currently his gardener is maintaining the trees on that portion of the path. The redwoods are on a drip system. He asked if the Commission just wanted weeds in the path. Commissioner Stutz replied that the shrubs and other plants could be left, but the trees should be moved before they get too big. Mr. Hill will try to transplant them outside the pathway area. The lawn area will remain with the understanding that it may be removed in the future if the area is needed for the path. Mr. Peterson said the Council has accepted certain paths and the Town maintains them. If more paths are accepted, it may become necessary to have more maintenance crews. In this case, the path is still the Hill's property so Mr. Hill will continue to maintain it. Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 6 4W Mr. Hill requested that the Town consider that the cable company left a culvert in the horse path. There was further clarification regarding paving in the setback. MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Gottlieb to approve the site development permit for 12008 Finn Lane as per staff recommendation with conditions amended to leave trees until the house is built, at which time they shall be removed; require that pavement be removed from setback; pavement be added to radius as per Commission direction; a traffic plan for trucks exporting fill be prepared; site drainage will be split. AYES: Commissioners Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb NOES: None ABSENT: Commissioner Comiso Chairman Schreiner informed the applicant this will be on the Consent Calendar of the November 2 City Council meeting. 3.4 LANDS OF FITZPATRICK, 27451 Altamont Road (149-94-ZP-SD-DG); a request for a Site Development Permit for a major addition and remodel. In response to Commission concerns, Mr. Peterson said he will work with the applicant regarding driveway access. Emergency access will be discussed during the public hearing. Also, if necessary, the pathway will be diverted around the fire hydrant. The basement design does not allow for the entire square footage to be exempted from calculation of square feet. A partial exemption was allowed. OPENED PUBLIC HEARING Anthony Aldrich, architect, representing applicant, was present to answer any questions. In regard to the proposed concrete retaining wall, he stated that because of damage during the last earthquake a new retaining wall is necessary. Some dirt will be removed to stabilize the hill and the current wall will be removed. The existing driveway was built without base rock; the new driveway will be constructed with base rock so it can withstand heavy traffic. Following discussion regarding sewer connection, Mr. Peterson confirmed that the sewer system on Zappettini Court is maintained by the homeowners of the Zappettini Subdivision. From an engineering standpoint, he would not encourage private systems on public streets. It is difficult to condition someone to get an easement from another party. 4 Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 7 Mr. Aldrich, in response to Commission request, will submit to staff a cross-section of the property, house, retaining wall, property line to property line. The drawing should show pathways. Mr. Aldrich expressed agreement with the conditions CLOSED PUBLIC HEARING Chairman Schreiner pointed out the concern of William Cotton & Associates regarding the leach lines and potential instability of the cut slope to the west. This is addressed in #14 of the conditions of approval. Discussion included: weight and maneuverability of fire trucks in driveway, basement plan; cross-section of 8 -foot retaining wall; elevations on drawing. There is currently a non -conforming overage of square feet which they can keep on the property. MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Cheng to approve the application per staff recommendations with the following amendments: delete condition #19 requiring connection to the sanitary sewer and payment of such fee; modify worksheets to reflect appropriate basement square footage; upgrade driveway construction to reflect current standards and minimize driveway at Altamont (90° angle); address fire truck turnaround; submit to staff an east/west section, maximum height of house, showing ( retaining wall; show pathways on drawings. �/ AYES: Chairman Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, and Gottlieb NOES: None ABSENT: Commissioner Comiso This application will be on the Council Consent Calendar of November 2. RECESS: 9:25 - 9:35 p.m. 3.5 LANDS OF BILGER, 25901 Vinedo Lane (2-94-ZP-SD-GD); a request for a Site Development Permit for a new residence and pool. The Chairman and staff clarified that this is the first public hearing for the application. Some changes have been made since the first staff report was presented to the Commission. The basement is now fully underground. The retaining wall is approximately 10 feet from the house. As the closest existing sanitary sewer main is about 500 feet away, Mr. Peterson requested that condition #19 be deleted. OPENED PUBLIC HEARING 4 Planning Commission Minutes Approved 11/9/94 October 12,1994 Page 8 kMrs. Cameron Bilger, 25901 Vinedo Lane, said she has been working on this project for two years so far. Many changes have been made and she feels Town ordinances have been met. Bill Kull, 20341 Stevens Creek Boulevard, Cupertino, engineer, reviewed steps taken, to mitigate the Planning Commission's concerns. The house site has been reduced and repositioned; the pool has been lowered and cut and fill minimized; height of retaining wall is reduced; fill has been reduced; only 170 yards of soil will be exported; the house is sited between land contours. To demonstrate off-site visibility, he presented photos. He felt visibility was insignificant; this is a dead-end road. Mr. Kull felt that visibility can be mitigated (condition #4). He also requested the deletion of condition #19 and the changes of the proposed permit expiration date stated on page 11 of the staff report. Mr. Kull reviewed the project elevation sheet, addressing the Chairman's questions regarding the amount of fill that is being proposed. Wendell Roscoe, 12234 Tepa Way, Los Altos Hills, said it has been both a pleasure and a challenge to design this house. The handicap access that was necessary required elimination of a patio and a certain configuration. To meet Town standards, it was necessary for the Bilgers to modify some of their original desires. Mr. Roscoe stated that the basement is under the house and the dirt to be hauled away is from that basement; L there is no fill under the house. He presented renderings of the front and side of the 16r proposed house and photos of adjoining houses for Commission review. Mr. Arndt Bergh, 25961 Vinedo, told the Commission that the Bilger roof barely shows above the vegetation and the proposal has no impact on him. Therefore, he supports the application. Patricia Traver, 25851 Vinedo, expressed concern regarding visual impact and also about earthquakes. The Wongs, who had previously expressed concern, were not present. CLOSED PUBLIC HEARING Commission discussed: need for a cross-section from property line to property line showing the downhill neighbor; location of pool; lack of garage; keeping parking area out of setback; visibility of house; fit of house on lot; recent drawings submitted still having date of drawings previously submitted; height of house. Commissioners suggested that the applicants clarify the plans, submit longitudinal sections and terrain elevations, submit photos taken from the location of the homes of concerned neighbors. Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 9 Discussion followed regarding lowering the house to 503 feet. The current design is 509 feet. Frank Barbara, 25960 Vinedo, suggested that Commission talk about "eye level" when considering height of the house. Mr. Roscoe pointed out the requirement for handicap access and staff's concern regarding removing soil. These both preclude "stepping down" the terrain. The 503 feet might work if more dirt may be transported. Chairman Schreiner suggested consideration of the pool be continued and the following be presented to the Commission: a longitudinal section from Vinedo Lane to the back of the property and extended to include neighbors both uphill (Wong) and downhill and the north/south section. Better story poles are necessary and photographs should be taken from the Wongs' area. Ribbons should connect the story poles and the picture depict the mass of the house. State existing and proposed grades on the elevations so heights can be measured. Try bringing the driveway in at a lower elevation so it is not so steep. The Commission also requested a redesign of the house at 503 feet. Staff clarified that L the parking,area is outside the setbacks; the turnaround space (part of driveway) is in the setback, which is acceptable. Mr. Brent Bilger said he understands the Commissioners' objections, but he's looking for a couple more feet. It would make a difference. The Commission usually tries to keep the roof height below the highest point of the land. Chairman Schreiner recommended the applicant review the Town's guidelines, ordinances, and Code. The visual impact of the design needs to be addressed. The pool should also be lowered, then. PASSED BY CONSENSUS: Continue consideration of the application to October 26 or the second week in November. 4. CONSENT CALENDAR None. 5. REPORT FROM THE CITY COUNCIL MEETING OF OCTOBER 5, 1994 Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 10 4 5.1 Commissioner Gottlieb reported the following: Land of Chan will be heard October 17 (instead of October 19); the Town of Los Altos has started a mediation program to resolve neighbor disputes. The program will include Los Altos Hills. Citizens will be trained as mediators. The program will use Heritage House in Los Altos Hills. Also discussed were calculation of slope density, crosswalks at Elena and Robleda, road improvements, and the Capital Improvements Budget. 5.2 Chairman Schreiner will attend the Council meeting of October 17. 6. NEW BUSINESS None. OLD BUSINESS 7.1 General Plan Elements—Schedule for Work Sessions. A special meeting will be held October 20,5:30 p.m. to 7:30 p.m. One of the elements being revised is the Seismic Element. The League of Women Voters, this Friday, is having a workshop on the County General Plan at Hillview. 7.2 Procedures for enforcing the completion of landscape requirements for use of landscape deposits. Continued. 7.3 Color Board. Continued. 7.4 Discussion of Planning Commission meeting time. Continued. APPROVAL OF MINUTES 8.1 Approval of the September 28, 1994 Minutes. Chairman Schreiner amended page 5 next to last line to read "...expanse of hardscape in the setbacks that is not..." and page 11, fifth line from the bottom of the page to read "...and there have been many according to Town code." MOVED, SECONDED AND PASSED: Motion by Commissioner Doran seconded by Commissioner McMahon to approve the minutes as amended. AYES; Chairman Schreiner, Commissioners Cheng, McMahon, Gottlieb, Doran, and Stutz NOES: None. 4W ABSENT: Commissioner Comiso Planning Commission Minutes Approved 11/9/94 October 12, 1994 Page 11 4 Ms. Niles will bring information clarifying when hardscape is allowed. Commissioner Gottlieb requested that she be recognized in order to amend her Council report. A joint City Council/Planning Commission meeting is planned for November 30,530 p.m. Ms. Niles will verify time and date. Any issues a Commissioner would like on the agenda should be submitted to Ms. Niles. Various ways of providing restrictions on property were discussed. Methods used are minutes, map restrictions, conditions of approval. 9. REPORT FROM THE SITE DEVELOPMENT COMMITTEE MEETINGS OF SEPTEMBER 27 AND OCTOBER 11, 1994. 9.1 LANDS OF HALL, 26070 Newbridge Drive; a request for a Site Development Permit for a landscaping plan. Approved with conditions September 27, 1994. 9.2 LANDS OF SHIN, 24013 Oak Knoll Circle; a request for a Site Development Permit for a pool, landscape plan and related improvements. 9.3 LANDS OF STILL, 14120 Miranda Road; a request for a Site Development Permit for a landscape plan and related improvements. 10. ADJOURNMENT Motion by Commissioner Doran seconded by Commissioner McMahon and approved unanimously by those present to adjourn the meeting at 11:30 p.m. Respectfully submitted, Dorothy Cornelius Acting Recording Secretary D: J