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HomeMy WebLinkAbout01/26/20004 Minutes of a Regular Meeting Approved 719/00 Town of Los Altos Hills PLANNING COMMISSION Wednesday, January 26, 2000,7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #2-00 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Commissioners Gottlieb, Jinkerson, Cottrell, Wong & Schreiner Staff: Curtis Williams, Planning Director; Ola Balogun, Associate Engineer, Planner; Sharron O'Connor, Assistant Planner; Lam Smith, Planning Secretary PRESENTATIONS FROM THE FLOOR - None 4 3. PUBLIC HEARINGS 3.1 LANDS OF HUMBLE, 14475 Liddicoat Circle (138-99-ZP-SD-GD-CDP- VAR); A request for a Site Development Permit and a Conditional Use Permit for a new residence, and variances to exceed the maximum development and floor areas, to allow parking within the front setback, and grading within 10 feet of the front and side property lines (continued from January 26, 2000). Staff had nothing further to add to the report. OPENED PUBLIC HEARING Rodney Humble, 290 Laura Lane, Mountain View, applicant, thanked staff for all their help with the project on this difficult site. He provided a rendering of the project for review and discussion. Due to the slope the house design is three symmetrical boxes. The lot unit factor is only .38 due to the steep topography. They have redesigned the house numerous times and finally settled with this amphitheater shape to fit the site. It is nestled between trees, not to block anyone's view. They have made many concessions in order to comply with the majority of Town policies and guidelines. However, with the unique size and shape of this lot, not all can be met fully. They have worked with staff regarding appearance, shape and height and have changed the design accordingly. He further discussed the grading policy and the proposed retaining walls which are larger than allowed by the Town. He discussed the result of the grade dropping approximately 16 feet from the street down to the garage level. Planning Commission Minutes Approved 719100 January 26, 2000 Page 2 He will break up the walls with heavy vegetation. He requested approval. It was noted that there is a large portion of the lot that was stripped for extensive geotechnical investigation and the site has been winterized (hydroseeded). He was asked if the garage could be located at the beginning of the driveway. He stated yes, but it would be too high off the ground (would not meet the grading policy). Commissioner Gottlieb was troubled with the retaining wall so close to the neighbor. She felt a better design would be to place the garage at the beginning of the driveway or, in its proposed location, moved forward. She questioned the headlights from the parking space shinning onto the neighbors house. Commissioner Schreiner asked the applicant if he had considered reducing the size of the house and the development area to reduce some of the need for retaining walls. Mr. Humble responded yes. They have reduced it substantially from the original design. This is the preferred design (4 bedrooms, 3'/z bathrooms) which follows the slope. Architecturally, he does not prefer a design with the garage right off the street. Jitka Cymbal, 14583 Big Basin Way, Saratoga, project Civil Engineer, discussed the second story of the structure as proposed which is approximately 16 to 18 feet below the street grade. If you were trying to make a direct approach into the garage you would have to raise the garage substantially. Although there are segments of the retaining walls which are quite high, they are trying to minimize the height and stay away from the neighbor's driveway even though it is on Mr. Humble's property. Sandy Humphries, Environmental Design Committee, preferred a drought tolerant ground cover or native plantings rather than hydroseed on the hillside. She discussed the cluster of oak trees to the right of the home which are marked for removal noting they are the main mitigation between the two properties. She asked if the home could be moved back slightly or work with the neighbor to plant between the properties to replace the main mitigation referred native oaks). CLOSED PUBLIC HEARING Commissioner Cottrell felt raising the garage was not practical. He felt this design was the best compromise. Perhaps they could move or rotate the parking further down. Commissioner Gottlieb liked the house design but was troubled with the neighbor's driveway which is on this property and with the retaining walls. This project is already invading the setbacks and now will invade the 10 foot property line. Commissioner Schreiner felt the proposed MDAfM F'A were problems. This is a good design but the numbers are too high for this site. She discussed the comparison chart. Reducing the size would eliminate some of the problems. She had difficulty with Variance Findings #1 as the applicants will enjoy considerably more than other properties in the vicinity. The MFA should be reduced to 2800/2900 and the MDA accordingly. There is too much development for this lot. Commissioner Wong liked the design and did not feel it was too big. He compared the MDA/MFA with the project on El Monte Road. He felt they were being consistent with the Planning Commission Minutes Approved 2/9/00 January 26, 2000 Page 3 numbers. Chairman Jinkerson's normal rule of thumb on CDP lots is 20-25% over what would be allowed under the slope density formula. For this lot the range should be between 2400/3600 (20%) to 2500/4000 (25%). Lands of Boyd was approved although he did not vote for it. Boyd was not a good example due to the existing pad. They should standardize and/or develop the CDP MDA/MFA figures so applicants will know what has been accepted previously. He cannot support this project with the requested numbers on this slope. Mr. Humble did not feel they should be compared and/or measured to the Boyd project as the Boyd lot is much smaller (size and LUF ). He has done his duty to soften the visual mass, not over develop the site, not blocking any views, and has carved it into the mountain so much that his view is of the trees. He did not feel the development was so severe compared to other lots in Town. He further discussed his previous designs which created greater variances. Discussion ensued regarding direction for redesign and providing the applicant and staff with more information, in particular, regarding the retaining walls and the garage situation, and perhaps moving the garage into the setback. Mr. Humble stated he would almost have to start design process over. Chairman Jinkerson recapped the issues: reduce the size; look at putting the garage under with part of the house on top; and bring the garage closer which may help alleviate the issue with the retaining walls. The Planning Director felt the only way the size of the house will effect the retaining walls is if you take one of the three sections off or bring the whole structure up out of the ground. Mr. Humble asked if they propose to raise the entire house in its natural state eight feet and the walls became very small, would that be an acceptable solution? Each foot you raise the house, you decrease the retaining walls by one foot. Mr. Humble has spoken to his neighbors who voiced no option. He is happy that the house is down low, protected from the noise of I-280 and he does not block his neighbor's view. The size of the house will not impact anyone. He suggested changing the garage to a carport which would help with the floor area numbers. Commissioner Gottlieb would rather see the garage in the setback than the retaining walls. Perhaps compromise with a four foot increase which would reduce the walls. Discussion ensued regarding scheduling a site analysis meeting at 6:00 p.m. before the next meeting to discuss possible changes looking at the reduction of MFA/MDA, reduction of retaining walls, raising the structure slightly to reduce the retaining walls, and a possible setback variance with a change to the garage. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Schreiner to continue the request for a Site Development Permit and a Conditional Use Permit for a new residence, and variances to exceed the maximum development and floor areas, to allow parking within the front setback, and grading within 10 feet of the front and side property lines, Lands of Humble, 14475 Liddicoat Circle, for redesign. The applicants, staff, and the Commission agreed on a Site Analysis meeting February 91s at 6:00 p.m. to review possible changes to the plan to reduce the variances. AYES: Chairman Jinkerson, Commissioners Cottrell, Wong, Gottlieb & Schreiner NOES: None kar This item will be re -noticed for a future public hearing. Planning Commission Minutes January 26, 2000 Page 4 Approved 2/9/00 3.2 LANDS OF SPREEN, 11970 Rhus Ridge Road (196-ZP-SD-GD-VAR); A request for a Site Development Permit for a new residence, and variance to exceed the maximum development area. Staff had nothing further to add to the report. OPENED PUBLIC HEARING Roger Spreen, 11970 Rhus Ridge Road, applicant, felt the project and the screening was very well summarized the in the staff report. They have shared their plans with their neighbors. Pete Richardson, 11950 Rhus Ridge Road, down hill neighbors, voiced support. Sandy Humphries, Environmental Design Committee, thanked the applicants for retaining the oak woodlands in the area and working around the trees. CLOSED PUBLIC HEARING Discussion ensued regarding the chart in the staff report comparing the Spreen site with the Malek site (percent of slope). Staff noted that the Malek property is much steeper (41 %). The Spreen property average slope is 26.7%. Staff clarified that the difference between these two properties is that the increase slope on the Malek property has a greater effect on the LUF then did the Spreen percentage of slope. Both properties have a .69 LUF but the Malek property has a steeper slope thus less MDA/WA figures. Commissioner Schreiner stated the Malek lot is double in size compared to the Spreen lot with a MDA of 6,245 square feet which makes her feel the MDA for the Spreen property of 6,738 square feet is too large. She was concerned that there is no outdoor living area unless the development area is reduced. Staff noted that the Malek project also had limited outdoor living area which was the applicant's choice. Commissioner Schreiner asked what was appropriate compared to what has been approved prior. Staff noted that the requirement for the driveway and four spaces for parking plus approximately 100 feet of driveway at 14 feet wide equals to approximately 2,200 square feet required for development area. On the Malek site, they have more development area but half not counted. On Spreen, if you add the 2,200 square feet for the four parking spaces plus 100 feet of 14 foot wide driveway, it is close to what they are asking with no outdoor living area. It was noted that there is only a 600 square foot increase compared to the existing development figures. Commissioner Cottrell did not feel the overage was as significant as on the Malek property. He could support this project. Chairman Jinkerson felt the applicants were not gaining a benefit by only asking for an additional 600 square feet to build a modest 3,790 square foot house. He could support the project also. Commissioner Gottlieb would like the variance finding #1 strengthened to indicate this information. Planning Commission Minutes Approved 2/9/00 January 26, 2000 Page 5 v MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell, seconded by Commissioner Wong, and amended, to approve the Site Development Permit for a new residence, and variance to exceed the maximum development area, Lands of Spleen, 11970 Rhus Ridge Road, with the recommended conditions of approval, with additional Variance Findings #1 wording as follows: The proposed development area is approximately 600 square feet more than the existing development area of 6,154 square feet (approximately 10% over the existing), which is less than the excess allowed (about 20%) for the adjacent property (Lands of Malek). Additionally, staff notes that while the LUT for both lots is .69, the Spleen properly contains a milder slope and less vegetation than on the adjacent lot, and thus provides a larger developable area on the site. AYES: Chairman Jinkerson, Commissioners Schreiner, Gottlieb, Wong & Cottrell NOES: None This approval is subject to a 22 day appeal period. Brief break at 8:30 p.m. 3.3 LANDS OF THOMAS, 14576 De Bell Road (303-ZP-SD-GD-CDP-VAR); A request for Conditional Development and Site Development Permits for a second story addition, and variance to exceed allowable floor area allowed. Staff had nothing further to add to the report. Letters from two neighbors (Stowe and Brown) were received regarding landscape screening. The Planning Director discussed what was granted in the 1997 approval for an addition which improved the parking situation. Also, a disclosure statement was not requested with the approval. Further discussion ensued regarding the previous approval of the garage and that the project was not required to provide four parking spaces, since only a minor addition was proposed and since the project improved the prior situation by adding a third space (in the setback) and turnaround area. While the current project again comprises a minor addition, cumulatively the two projects add up to in excess of 900 square feet (1,088 square feet) which would be a major addition and would generally require upgrading to meet the Town's parking standards. It was clarified that none of the second story will be in the setback. OPENED PUBLIC HEARING Ray Rooker, 261 E. Edith Avenue, Los Altos, project architect, stated that the design is consistent with the existing design and there are mature plantings in the area of development. The existing garage is down a half floor (not a full two story). They are only adding a fourth bedroom. The area is more suburban with wide streets used for guest parking. The variance request is only for floor area. He felt the development area was sufficiently screened but there would be no problem with the neighbor's request for tall, dense, fast-growing evergreen trees planted before a building permit is issued. Regarding the request to set the second story back five feet to break up the two-story facade, he indicted this would make the project infeasible (taking away 25% of the space). Planning Commission Minutes Approved 2/9/00 January 26, 2000 Page 6 Bret Thomas, 14576 De Bell Avenue, applicant, provided a sketch of the immediate area indicating existing second story residences and a comparison of the MDA/WA numbers. He also had signatures of the neighbors who were in support of the project. The addition will eventually be used for one parent. CLOSED PUBLIC HEARING Commissioner Schreiner sympathized with the applicant's needs. However, a flat one acre site would allow a 6,000 square foot house. This site is less than a half acre and requesting 3,587 square feet. More density is being put on the land than the development allows. In addition, there are already problems on the lot with the parking and encroachments into the setbacks. They also need to consider asking for an additional parking space. She suggested reducing the number below 303 square feet, bringing down the accumulative number below 900 square feet. She understands that this will not meet the applicant's needs but the proposal is allowing the applicants more than others enjoy. Commissioner Gottlieb had proposed a trade-off of the remaining 148 square feet of development area with floor area. Commissioner Wong asked if there were any guidelines regarding trading development area numbers with floor area numbers? The response was no. Commissioner Cottrell asked if there was any way to get another parking space on the site. Chairman Jinkerson discussed more useable space versus the need for additional parking. He did not feel the present proposal works. He was ` worried that they are getting very dense on this property. The Planning Director's concern w was more with the parking. If in the future there is a need for more parking spaces and they do not have the development area available, this would create another future variance. If the proposal is reduced to 303 square feet, the additional parking space would not be required. It appears that the applicant has two options: (1) to come back with a variance for parking as well; or (2) to accept 303 square feet and try to modify the project. A continuance to February 9'h was discussed. Ray Rooker's understanding for having guest parking off-site is to mitigate the impact of cars parked in the front yard. In this instance, because they have a half acre in a more suburban setting rather than a rural setting, they have two parking spaces that they are using that are within the setback. The parking spaces are elevated from the street and are also screened by trees. If the Commission wants more parking, the back up space or parking space could be expanded to have double tandems so there would be four spaces there and they could add additional screen planting to assure everyone that it will not be a visible area from the street. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Gottlieb to continue the request for Conditional Development and Site Development Permits for a second story addition, and variance to exceed allowable floor area, Lands of Thomas, 14576 De Bell Road, for redesign, to February 9, 2000 at 6:30 p.m. AYES: Chairman Jinkerson, Commissioners Wong, Schreiner, Cottrell & Gottlieb NOES: None Planning Commission Minutes January 26, 2000 Page 7 Approved 2/9/00 3.4 LANDS OF ABADI, 25099 La Loma Drive (282-99-ZP-SD-GD-VAR); A request for a Site Development Permit for a new residence, and variance to exceed the maximum development area. This item was continued to the February 9s' meeting to allow for additional information. 4. OLD BUSINESS 4.1 Report from subcommittees. The next Land Use Element meeting is scheduled for February 7, 2000. 5. NEW BUSINESS -none 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for January 20, 2000, Commissioner Schreiner, reported on the following items: special presentation to outgoing Councilmember William Siegel; request from Purissima Hills Water District for water conservation measures; report from the Finance Committee on investment policy; letter requesting Westwind Bam and its surrounding property be designated open space and agricultural use; and discussion of future Town Hall needs and options for Town Hall building. 6.2 Planning Commission Representative for February P - Commissioner Jinkerson 7. APPROVAL OF MINUTES 7.1 Approval of the January 12, 2000 minutes PASSED BY CONSENSUS: To approve the January 12, 2000 minutes with Commissioner Cottrell abstaining. 8. REPORT FROM SITE DEVELOPMENT HEARINGS None 9. ADJOURNMENT The meeting was adjourned by consensus at 9:35 p.m. Respectfully submitted, � "'"'"`"' Lani Smith Planning Secretary