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HomeMy WebLinkAbout10/26/19944r Minutes of a Regular Meeting Approved 11/9/94 Town of Los Altos Hills PLANNING COMMISSION Wednesday, October 26, 1994, 7:00 P.M. Council Chambers, 26379 Fremont Road cc: Cassettes #19-94 (4 ) ROLL CALL AND PLEDGE OF ALLEGIANCE Planning Commission meeting was called to order at 7:00 p.m. in the Council Chamber 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; Suzanne Davis, Assistant Planner; Sheryl Kolf, Assistant Engineer. Also Present: Dorothy Cornelius, Acting Recording Secretary 2. PRESENTATIONS FROM THE FLOOR None. 3. PUBLIC HEARINGS 3.1 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, 1994). Chairman Schreiner introduced the item and requested any additional information from staff. Ms. Davis reported that a letter of support had been received from adjacent property owners (Mitchell). Commission discussed turf block, the conservation easement and verifying that the conservation easement is clear of any fencing prior to approval of fencing along the rear property line. too Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 2 OPENED PUBLIC HEARING Commission discussed reducing decking on the left side of the second unit and reducing the roof over the decks another 300 feet to further reduce perceived mass. Katy Stella, 27975 Via Ventana, Pathways Committee, stated that the Committee is requesting a 50 foot wide easement on the downslope of the property to allow a switchback to connect the existing path to the Edgerton path. Although condition of approval k15 does not address specific square footage, Mr. Peterson stated a 50 -foot width would be needed; however, it has been some time since he had looked at the property. Les Earnest, Chair, Pathways Committee, said the 50 feet would be needed for a switchback, about 50 feet wide and 75 feet long, going down toward the Edgerton pathway (left-hand terminus, south end). Mr. Anderson stated that the applicants are aware of the additional dedication of property approximately 50 feet wide and 75 feet long and it is not a problem. In regard to the deck, the applicants agree to reducing the westerly deck to 4 feet and would like to extend the uncovered seating area to 10 feet. This will reduce the mass and still kow provide space for table and chairs. Commissioner Stutz expressed concern regarding the amount of pathway asked. Mr. Earnest said the property is very steep and difficult to walk where the path reaches the Matadero Creek pathway. Bob Stutz, Los Altos Hills, stated he can walk from Three Forks to the southwest upper corner of the Matadero Subdivision in 15 minutes and it is navigable. The pathway will be accepted for maintenance by the Town if it is part of an approved plan. Mr. Peterson suggested that if numbers are added to condition 415, they will be stated as approximate numbers. This is not a separate path, but widening of the path area. Concerns of Commissioners were amount of hardscape, pathway, location of construction fence, and appearance of mass. Mr. Anderson reviewed changes proposed during the meeting; these result in a 160 square foot reduction. He would agree to a 4 -foot reduction on the west side for roof and deck and no reduction of the east side. This is in conformance with the zoning ordinance as the deck is open on three sides. The decks are necessary because of the slope on the property. Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 3 4 Commission suggested the front deck (west) be reduced 4 feet and the rear (east) deck 2 feet. The roof should also be reduced. MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Cheng to approve the application as per staff recommendation amended to require removal of any fencing in the conservation easement (southeast corner, sheet At of the partial site plan); reduction of the west deck and roof 4 feet, allow an uncovered seating area with a 10 -foot radius, reduction of the east deck and roof 2 feet; provide that an area approximately 50 feet wide by 75 feet long, if necessary, be dedicated for switchbacks at the south intersection of existing 20 feet and new 20 -foot pathway. The applicant shall work with staff. AYES: Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb, Chairman Schreiner NOES: None ABSENT: Commissioner Comiso 3.2 LANDS OF BILGER, 25901 Vinedo Lane (2-94-ZP-SD-GD); a request for a Site Development Permit for a new residence and pool (continued from October 12, 1994). L Chairman Schreiner and Commissions Doran, Cheng, and Gottlieb stated for the record 4,10 that they had viewed the site of the proposed development from neighboring locations including the Wongs and Trayners. Chairman Schreiner had observed several new story poles but no tape connecting them. OPENED PUBLIC HEARING Cameron Bilger, 25901 Vinedo Lane, said she and her husband are trying to resolve issues and follow Commission direction. She has been unable to contact the Wongs. She feels the process pits neighbor against neighbor and she can only second guess what would satisfy the Wongs, even though the highest point of the proposal is below the Wongs' property line. She feels that neighborhood concerns have been addressed and that after approval of the proposal things will be tranquil again. Bill Kull, Cupertino, presented pictures which he hoped would define relationships between the existing house, proposed house, and the neighbors' house. (The Chairman requested that Mrs. Bilger be given a copy of the October 24 letter from the Wongs.) The cross-sections requested by the Commission have been submitted and Mr. Kull reviewed a transparency showing the existing grade, proposed grade, elevations. He stated that 506 is the highest point on the new ridge. The second cross-section showed how the house will step with the land. The height of the first floor ceiling was lowered one foot and an additional 3 feet was cut from the pad for an overall dropping of 4 feet. Existing elevations of the ground and ridge line are now shown on the architectural Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 4 plan. The house does step with the topography when viewed from Vinedo Lane. Mr. Kull reviewed a picture of the existing house with the proposed structure superimposed over it. He then reviewed a transparency depicting the story poles and an outline of the proposed house. The house has been lowered 4 feet from the previous submittal; the highest roof line proposed is 506 feet, only 2 feet above the highest point of the existing house. The two-story look on part of the house will be no different than the two-story look on neighboring houses. He submitted photos of surrounding houses and stated he was available for any questions. Ron Essary, 25850 Vinedo, said he had just remodeled his home and the value went up 50%. The proposal looks beautiful, appears to fit in and would be an addition to the neighborhood. Josephine Wong, 25932 Vinedo Lane, had not been able to come to the last meeting, but had mailed a registered letter to the city dated October 5. She was concerned her letter was not mentioned in the minutes. Her husband also faxed a letter dated October 24. She was not aware of any calls from the Bilgers. There were no ribbons connecting story poles. There were some short poles and one tall story pole. If a horizontal line were drawn, her view would be blocked. Mrs. Wong also objected to the amount of decking and urged the Commission not to approve the plan until there is no negative impact to the neighbors. 4 Patricia Trayer, 25851 Vinedo Lane (south of the proposed development), said this house would tower above her home. She presented pictures of the existing building taken from her home. She did not feel a stucco home next to hers would add value to her home; in fact, real estate agents in the area have told her it will not. Mrs. Trayer expressed concern regarding what will happen to the pool when an earthquake occurs. Mr. Frank Barbara, 25960 Vinedo Lane, felt those speaking have no conception of what they are looking at and did not like the campaign against the Bilgers. Chairman Schreiner directed that comments be confined to issues. Mr. Barbara felt the house would be visible, but not an eyesore. He feels it will fit in with the slope and pointed out the first story is for a handicapped person. Arndt Bergh, 25961 Vinedo Lane, said any building on that lot will have the same problems. If this is denied, the next one could be worse. Wendell Roscoe, 12234 Tepa Way, designer of the home, said the house was designed so the handicapped person did not have to go to the second floor. If it is designed to go down the slope, it will be closer to the Trayner property and impact them more. The living area will be on a non -view side. This is not a ridgeline house; it is a hillside house. t When asked if the pool could be moved to the 470 contour line, Mr. Roscoe stated the Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 5 4 pool is part of the aesthetics of the building and not just for use. He knows of many hillside pools, only one of which came out of the ground. Mr. Roscoe did not talk to the neighbors, but this is like the type of houses they had. Chairman Schreiner pointed out that the current Design Guidelines book strongly suggests talking to the neighbors and presenting the design for review. Mr. Roscoe stated Mr. Bilger had done that originally and, until lately, there had been no complaints except from the Wongs. He then reviewed changes made. He stated the opening between the two wings was in the middle of the house. The house was designed to meet the applicants' needs. There is no way to please everyone, but a preponderance of neighbors approve. Discussion followed regarding position of the pool, height of the building, and neighbor -friendly design. The Commission had requested that the roof line be at the 503 level, measured from the bottom of your feet. Mr. Kull said the best they could do under conditions was drop 4 feet, not the 6 feet requested. Another one-half feet could be picked up by flattening the roof. Mr. Kull clarified numbers shown on grade elevations. The 25 feet shown not to scale, is 28 feet if to scale. This is measured from natural or finished grade, whichever is lower. John Trayer, 25851 Vinedo Lane, asked why the engineer didn't tape pole-to-pole. He felt it was difficult to visualize and had to make a special effort to get information. Arndt Bergh, 25961 Vinedo Lane, said he has a two-story house and the one below him is three stories. He did not feel this house would be different. CLOSED PUBLIC HEARING Chairman Schreiner announced the public hearing was open for the applicant and engineer. Commission concerns included pool impact on neighbors, stepping down the rear of the house, stepping back the second story, an earthquake's effect on the pool, lack of garage, location of pool equipment, appearance from off-site, house and pillar colors. Mr. Kull stated he would like to move toward approval. Even if the house were stepped down, it would still have a two-story visual effect. He could reduce the structure 2 feet, but it would be difficult. This is not a vacant lot. An "U' -shaped house and carport are currently on site. 4W Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 6 Upon Commission's request which results in a reduction of approximately 1000 square feet, Mr. Kull consulted with his clients. Mr. Kull clarified that overall nothing would change regarding the Trayners' view. Some areas would be more visible, others less. Where the carport is currently located, the second story would not come all the way out. Brent Bilger, property owner, clarified that the extension on the right of the house (standing facing the house) will be 4 feet lower than the existing elevation. In regard to stepping down the house, he felt that had been done. This can be seen when viewed from La Paloma. He has not viewed the house from Elena and Robleda. Mr. Kull stated the architect and owner would like to submit another revision: try some type of step from the first floor to the second floor from the wing extending farthest to the east. Commissioner Gottlieb suggested there not be such a high entrance on Vinedo. Commissioner McMahon stated that the footprint of the second floor should be smaller than the footprint of the first from all views. Chairman Schreiner requested they also look at pool placements. Commissioner McMahon suggested the 470 slope. Mr. Kull pointed out that placement is impacted by the existing septic system. PASSED BY CONSENSUS to continue consideration of the application to November 28 or 30, whichever is determined to be the meeting date. 3.3 LANDS OF SCHMIDT, 13061 Byrd Lane (167-94-ZP-SD-GD); a request for a Site Development Permit for a major addition and remodel. Ms. Davis informed the Commission that there is a fault trace on the property that is not shown on the plan. This could affect the placement of new development. The geotechnical work is not completed. She asked if the Commission wanted a 20 -foot or 25 -foot setback. The geologist is implying it is acceptable to go to 20 feet, but the Town does not have that clarified at this time. A 20 -foot setback was approved at another location, but that structure was cantilevered. Chairman Schreiner asked if this should be continued until the geologist's information is received. Steve Schmidt, 13061 Byrd Lane, said Mr. Cotton's (geologist) office did speak with the 4 person who will be doing the drilling and neither feel this will be a problem. Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 7 Ms. Davis said there appears to be some discrepancy as to where the fault line is located. This may need to be clarified. The application is on the agenda because the geologist needed some things clarified for construction. They wanted this done prior to getting permits. Also, they took longer than usual with the application so we are trying to help the applicants proceed with the process. The Commission just needs to decide 20 feet or 25 feet as that might make a difference in design. Commission McMahon inquired about the Town's liability. Ms. Davis replied that if the geologist approves, then the Town is protected from that perspective. Mr. Schmidt added that in discussions with the geologist he has retained the issue is not the location of the house but the reinforcements needed and how deep some of the foundation has to go. It also needs to be clarified if the 20 feet is to the structure, patio, driveway, etc OPENED PUBLIC HEARING Stephen Schmidt, 13061 Byrd Lane, said he plans to add a second story to an existing one-story ranch house. He has talked to most of his neighbors. A model was passed to L. Commission. He reviewed metal decking information and the proposed colors. Chairman Schreiner expressed concern regarding reflection. At the Commission's request, Mr. Schmidt agreed to use a matte finish on the roof. In response to concerns about the skylight, Robert German, architect, said instead of one large skylight, there will be two small ones on the north side of the ridge; these will be tinted. CLOSED PUBLIC HEARING Drawings need to be revised to reflect the change in skylights, show location of the fault. It needs to be clarified whether the fault is 20 feet from the house or improvements. The City Council will consider 20 feet setbacks on a case-by-case basis. No precedent would be set with approval MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Doran to approve the application per staff recommendation amended to show the change to two small, tinted skylights on the north side of the ridge; a matte patina on the metal roof; that both the city's and the applicants' geologist be in complete agreement that 20 feet from the fault line is acceptable on this project and E it is clear the Town is not liable; the fault be shown on the drawings; that changes on the Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 8 site plan be made prior to Council review. Following discussion, an amendment was moved by Commissioner McMahon and seconded by Commissioner Stutz that revisions on the plans be made prior to their acceptance for building plan check. AYES: Chairman Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb. NOTES: None. ABSENT: Commissioner Comiso. This will be on the Consent Calendar at the City Council meeting of November 16 3.4 LANDS OF HOOVER, 13820 La Paloma Road, parcel 1 (127-94-ZP-SD- GD); a request for a Site Development Permit for a new residence. At the Chairman's request, Mr. Peterson reviewed the process for applying to FEMA to change the flood plain map. If the change is not made, the property owners will be required to have flood insurance. The alternatives available are: map change or flood insurance. Mr. Peterson explained that the house will be horseshoe shaped, with the opening uphill. This traps water and some piping is planned for drainage. The front of the lot is sheet flowing to the swale. He felt proposed condition #10 was adequate as it is. Answering questions from Commission, Mr. Peterson stated the 100 -year flood is contained within the channel as graded. The channel has been better defined and would hold the water so the house will not be impacted. He believes the majority of material exported from the site will be from excavating for the house and a courtyard. OPENED PUBLIC HEARING Sidney Hoover, architect, San Francisco, said most of the export will be from foundation work. Some of the soil will be used on-site during landscaping. Chair Schreiner asked questions regarding the driveway and hardscape. She said it was not 10 feet from the property line. Ms. Davis said they are proposing two driveways on this site because they feel it works better for maneuvering vehicles. Usually driveways are 10 feet from the property line, but in this case it is a small amount and staff felt it would be acceptable. Ms. Kett said the proposal is for a circular driveway so not as much pavement is needed for a turnaround. There will be no new entrance to La Paloma. Staff could re -look at the driveway on the property line. The proposal does not use maximum driveway width. Chairman Schreiner pointed out that the patch of landscaping that will serve as a buffer to the neighbors will be in the public right-of-way. Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 9 4 Laura Farrell, 1030 College Avenue, Menlo Park, expressed concern regarding safety when one is backing out. This road has shared access with neighbors. Mr. Peterson responded to the Chairman's statement about planting in the right-of-way. If the plants become a nuisance or are in the way, the Town can remove them. This will be minor landscaping and may not be difficult to remove. Discussion followed regarding moving the pavement back and putting landscaping on the applicant's property not having a circular driveway, moving the garage back, accepting private streets. Dave Pefley, 26169 Maurer Lane, a neighbor, addressed Commission regarding drainage in the area. He urged the Commission to study the whole area rather than look at it house by house. Mr. Peterson stated that developments are using existing drainage patterns. With development, there is an increase in run-off. He has met with Basin residents and asked them to submit their concerns in writing so staff can address an overall drainage plan. Mr. Peterson asked Mr. Pefly to call him. Bill Kull, Cupertino, said he is aware of the drainage problem. Therefore, he widened the channel so the water is shallower and wide and will flow more slowly. The conservation and storm drain easements are shown on the plans. Following discussion, it was determined it would not be necessary to list letters received in the minutes. They are filed as part of the permanent record. The Chairman noted a letter received from Dr. Glathe expressing concern of not being notified of the change from the Site Committee's original recommendation and concern regarding the setback. Their concerns have been addressed. Mr. Kull requested that condition #11 be reworded to state: "--- No grading shall take place during the grading moratorium (November 1 to April) or subject to the control of the City Engineer. ----" There is some grading underway for the subdivision improvements. Mr. Peterson stated that the Code does leave it to the City Engineer's discretion so the condition would be in compliance. In regard to condition #16 (map amendment), Mr. Kull stated he has done this often. There is documentation to show the house will be outside the flood plain. The worst case would mean getting flood insurance. Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 10 4 CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner McMahon and seconded by Commissioner Doran to approve the application per staff recommendation with condition #11 amended to allow grading subject to control of the City Engineer, and that the driveway be redesigned so that, except for the portion which crosses the 10 -foot clearance from property line, that additional paving not be in that 10 feet closest to the property line. AYES: Chairman Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb NOES: None ABSENT: Commissioner Comiso RECONSIDERATIONS: Upon clarification that the motion and second included approval of the circular driveway, Chairman Schreiner requested a reconsideration. It was also clarified that pavement would be kept 10 feet from the property line except for the two driveway entrances. AYES: Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb NOES: Chairman Schreiner ABSENT: Commissioner Comiso RECESS: 10:30 to 10:40 p.m. 3.5 LANDS OF BROCKWAY, 25525 Moody Road (88 -94 -TM); a request for a six -lot subdivision and certification of a proposed Negative Declaration. Chairman Schreiner introduced the agenda item and asked for any questions of staff. Questions concerned drainage, proposed street names, showing the path around the cul-de-sac on the map and lot unit factor. Mr. Peterson pointed out that part of the conditions of approval requires regrading of the swale and other drainage improvements; the lot unit factor is explained on page 3 of the staff report. Chairman Schreiner reviewed the process that will be used for the public hearing. OPENED PUBLIC HEARING Beverly Brockway, 23215 Mora Glen Drive, Los Altos, reviewed the origins of the proposed street names: Bledsoe is the name of the previous property owner, an attorney; Hidden Springs is also related to the property as a spring was found during removal of an oil tank. The Town Historian did feel both names were acceptable. Ms. Brockway reviewed a model showing the major groupings of trees, which led to the design of the subdivision. The drainage issue between Mr. Wu and Mr. Lin seems to be Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 11 resolved. Both are present and will address the Commission. There will be minimum site intrusion from the road. Landscaping will consist of trees and native plants and will not block solar panels. There are no major trees in building areas. Trees can be protected by a heritage designation and by CC&Rs. Research has failed to disclose when the barn was built. It is too large to be preserved as a secondary structure. Discussion ensued regarding setbacks, fault line, prohibition of tennis courts, a human habitation setback. Mr. Chern Lin, 12170 Padre Court, Addressed Commission regarding drainage improvements. The future maintenance responsibility will be with Mr. Wu, who is having a contract prepared. Mr. Lin will grant a drainage easement to Mr. Wu. The pipe outlet will be extended to the Brockway property Swale. Drainage will be a combination of natural and pipe flow. There will be reciprocal easements between subdivision property owners as the Swale goes through backyards. The City Attorney will review the CC&Rs regarding what happens if someone does not clean out the Swale on her/his property. The attorney will also consider the need to add a condition regarding the need for a maintenance agreement cited as a condition of approval. Joe Wu expressed concern regarding drainage and asked that Commission check the subdivision carefully. There was flooding during the last heavy rain. Eta Somekh, 25625 Moody Road, southwest of Bledsoe property, expressed concern regarding six lots and also drainage. Moody Road floods. Since a gas line is close to the surface, a water channel cannot be made deeper. Sasson Somekh, 25625 Moody Road, said there are 70 trees on the two lots adjacent to his property. He is concerned about their being cut down. He is also concerned about the fault, the creek and the number of lots. Jean Struthers, Environmental Design Committee, expressed general agreement with the lot lines. She was concerned with the driveway on Lot 6 which will go between two trees, one of which is a huge oak. She felt removal of native habitat along the Altamont ditch should be prevented. She also expressed concern regarding drainage and changing the drainage channel. She also felt there were some environmental impacts. Chairman Schreiner suggested the Environmental Design Committee review the proposed development. V r� Planning Commission Minutes Approved I1/9/94 October 26, 1994 Page 12 Discussion followed regarding a previous drainage study of the Town. Ms. Struthers pointed out that diverting water from the house will also divert it from trees. Chairman Schreiner felt the Environmental Checklist item pertaining to changes in the course or direction of water should be "yes." Jeff Lea, engineer, said the applicant is amenable to a 25 -foot conservation easement along Altamont. In regard to drainage, there will be a wide swale in the middle of the property, away from houses, which will slow down water runoff, allow maximum percolation, and direct it out to Moody. Run-off from the other side will go to Altamont. A problem has been an excess of water from Mr. Wu's property. Mr. Lea felt that some Commission concerns shall be met by the CC&Rs. He also stated that based on previous comments it may be necessary to have a common driveway for lots 6 and 5 to protect the trees. Ms. Struthers encouraged the use of native plants along the new swale. Mary Ann Monihan, 12020 Moody Springs Court, asked when house design information would be available. Chairman Schreiner suggested she watch as each lot comes before the Planning Commission. Also, there could be building restrictions placed by the Town or by the CC&Rs. Les Earnest, Pathways Committee, said the pathway between the two bulbs and requested by the Committee looks redundant to him when seen on the map. CLOSED PUBLIC HEARING The Chairman will all on the applicant if necessary. NEGATIVE DECLARATION Concerns have been expressed regarding conservation of trees, drainage, conservation easements over the drainage swale and setbacks from Altamont and Moody, and making sure the fault line setback is addressed. After issues are identified, mitigation measures must be put in place. The Commission reviewed the Environmental Checklist. Although the changes in water addressed refers to natural water, Ms. Niles stated she could change the response to "yes" and add that it refers to drainage swales. Alteration of flow of flood water could also say "yes" with a drainage swale 4W designation. Item 3d is "no." 460 Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 13 "Plant Life" can include requirement for conservation easements and native plants. This information will be added to the discussion regarding Checklist item 4a. Concern was expressed regarding protection of trees during construction. The Chairman requested the Environmental Design Committee look at trees on the property for potential designation as heritage trees. Designating each grouping of trees a conservation easement could eliminate building on some of the lots. Also, some trees may need to be thinned out. Many of the trees will be protected by the Town's tree ordinance. Conservation easements were suggested for the stand between Lots 4 and 5 and perhaps for the stand on Lot 1 along the fault line. Ms. Brockway said a 25 -foot conservation easement on Moody and Altamont makes sense. She could meet with the Environmental Design Committee. The Commission would prefer the swale remain natural and not be lined, if possible. This also allows for migration of animals (item 5c). Mitigating measures will be conditions of approval on the application L_ Item 18, Aesthetics, will include a statement that a significant number of trees will remain. Item 20b refers to removal of the barn. There is no record of its age, but it is at least 50 years old. Requiring the barn to convert to a residence could put the project in financial jeopardy. Lot lines were drawn to facilitate saving the barn, which is in a setback. The Commission continued deliberation on the negative declaration to the next meeting. This will allow the applicant time to provide any additional information regarding the barn. Age and architectural merit will determine its status. The applicant may wish to look at combining two lots to enable its preservation. Chairman Schreiner asked that Ms. Niles consider changing "negative declaration" to "mitigated negative declaration" (Section IV) in view of items discussed. TENTATIVE MAP One issue not yet addressed is the lots—number, configuration, and restrictions and improvements resulting from the configuration. Commissioner Gottlieb felt Lots 3 and 4 were constricted lots and suggested single -story houses on Lots 1 and 2 or at most a second story on only part of the house. The knoll property should have a single -story residence, and also Lot 5, possibly. Common driveways for Lots 5 and 6 and for Lots 3 and 4 may facilitate development Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 14 4 Ms. Niles said that the site development ordinance does require slopes in excess of 14 consist of step-down contour foundations. Commissioner Gottlieb suggested that be noted on the map. Commissioner Stutz questioned if six lots are appropriate. Considering the number of trees, she felt five might be more acceptable. Commissioner Doran felt a map showing all detail (swale ditches, fault setbacks, trees, conservation easements, etc.) so the buildable area is depicted would be helpful. Commissioner McMahon suggested a color rendition is preferable. Removing smaller trees would be better. It is important for future owners to understand that only a certain amount of development is allowed on a lot. The six -lot configuration is based on topography and trees. Ms. Brockway felt the smaller trees could be erased. Rather than that, Commissioner Stutz suggested highlighting oaks 12 inches and over, which will be kept. 4 Commissioner McMahon suggested an overlay showing the swale, fault line, larger trees, setbacks on Altamont and Moody. Ms. Brockway said she will do the overlay. It was clarified that the 12 inches is diameter. MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner Gottlieb to continue consideration of The Lands of Brockway to November 9. AYES: Chairman Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb. NOES: None. ABSENT: Commissioner Comiso 4. CONSENT CALENDAR None. Ms. Niles announced that the Commissioner reporting on the November 2 Council meeting will be Commissioner McMahon. Chair Schreiner announced that there is an urgency item to consider. The City Council has requested clarification of the September 28 minutes. The minutes show the motion Planning Commission Minutes Approved 11/9/94 October 26, 1994 Page 15 6 regarding the 10 -foot right-of-way dedication on the Belden property (NOTE: 152 -94 - SD -MOD). Page 9 of the September 28 minutes should reflect defeat of the first motion under agenda item number 5.5. The application was forwarded to Council for them to consider the entire issue. There was no recommendation whether to waive right-of-way on the cul-de-sac or the straightaway. Although there appeared to be some consensus to give relief on the straightaway at the September 28 meeting, no action or formal consensus was taken. The Commission, at the September 28 meeting, referred the issue to Council for clarification of policy and gave no direction. MOTION SECONDED AND PASSED: Motion by Commissioner Cheng and seconded by Commissioner McMahon to continue the balance of the agenda to November 9. AYES: Chairman Schreiner, Commissioners Cheng, Stutz, Doran, McMahon, Gottlieb. NOES: None. ABSENT: Commissioner Comiso 5. ADiOURNMENT - 1:00 a.m. Respectfully submitted, Dorothy Cornelius Acting Recording Secretary