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HomeMy WebLinkAbout02/09/2000#r Minutes of a Regular Meeting Approved 2123/00 Town of Los Altos Hills PLANNING COMMISSION February 9, 2000, 6:30 p.m. mbers, 26379 Fremont Road cc: Cassettes (2) #3-00 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:45 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, Shaunn O'Connor, Assistant Planner; Lam Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR David Brito, 11040 Magdalena Road, voiced frustration regarding plans submitted by Mr. Yeh at 24055 Jabil Lane for sewer connection from Magdalena Road down Jabil Lane to their property. He highlighted the following: location of the sewer; a 10 foot clearance to dig trench; tearing up and destroying all of his fencing, existing oleander screening and numerous trees; dispute over property line; sewer trench within a few feet of telephone/power pole; and plan neither desirable nor is it standard, resulting in permanent damage to his privacy and property. He asked the City Engineer and Planning Director to be involved in reviewing the plans. The Planning Director stated he will be working with the Associate Engineer with input from the City Engineer regarding this issue. 3. PUBLIC HEARINGS 3.1 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 (continued from January 26, 2000). Staff had nothing further to add to the report OPENED PUBLIC HEARING kiw Ray Rooker, 261 E. Edith Avenue, Los Altos, project architect, was available for questions. Planning Commission Minutes Approved 2/23/00 February 9, 2000 Page 2 CLOSED PUBLIC HEARING Commissioner Cottrell felt the applicants have complied with previous requests and he liked the second story set back. He would support the additional space for parking. Commissioner Gottlieb felt even though the development is minor, there was still a problem with the numbers. Commissioner Schreiner agreed. Nesting the second story does soften the appearance. However, she was concerned with the percentage density on these type of lots which are over the percentage what others in Town are allowed. There has already been one variance approved to increase the numbers. Now another variance is requested to further increase the numbers. The issue of the numbers and the precedent this sets is the problem (excessive development). Commissioner Wong felt the applicants have done what was requested. It is a small lot and they need a place to live. He voiced support. Chairman Jinkerson stated that this particular location troubled him when they were in for approval in 1997 for a similar conditional development permit and variance. He discussed policy on smaller lots. He remains troubled by the density of development in this location. Commissioner Gottlieb felt they needed a formula for Conditional Development lots. She previously suggested trading the development area left for the floor area. She realized it was a symbolic gesture. The applicant noted agreement with the suggestion. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Cottrell to approve the 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, with the following additions/changes to the conditions of approval: add to #6, "and development area" established by the approval...; and add to Variance findings #3 that the applicant had agreed to restrict the property so that no additional development area (approximately 100 square feet) may be developed in the future. AYES: Commissioners Wong, Cottrell & Gottlieb NOES: Chairman Jinkerson & Commissioner Schreiner This approval is subject to a 22 day appeal period. 3.2 LANDS OF WANG, 27581 Samuel Lane (111-99-ZP-SD-GD); A request for a Site Development Permit for a new residence (continued from January 12, 2000). Staff had nothing further to add to the report. Mr. David Pilling provided a letter of support. OPENED PUBLIC HEARING Daryl Harris, 10091 Streeter Road, Auburn, project architect, felt the staff report background was complete. Commissioner Gottlieb questioned the concern regarding the placement of a redwood Vee. Mr. Harris noted the request was previously made by Mrs. Anderson so they were reacting to her request. k Planning Commission Minutes Approved 2/23/00 February 9, 2000 Page 3 0410 Dave Pilling, 12849 Canario Way, stated they have worked with the architects the last two weeks to resolve all issues. He voiced support and the need for neighborhood input. Jerry Anderson, 12829 Caustic, Way, noted his wife was at the previous meeting and she has no problem with the trees with the exception for the placement of two trees over a 100 foot space. He voiced full support of the project. Sandy Humphries, Environmental Design Committee, stated the plans only show one cedar tree out front although there are actually two cedar trees. Both should remain as well as the oak shown in the front area. Also, toward the beginning of the driveway, the plans show the septic field would require the removal of an oak tree. She felt there was ample room to work the septic field around the oak tree. She further requested one-third drought tolerant plantings and one- third medium tolerant plantings. Mr. Harris indicated agreement. CLOSED PUBLIC HEARING Commissioner Schreiner felt since this was highly visible to the neighbors on Canario Way, the colors should be restricted to 50 or less reflectivity value. She was happy that the applicants and neighbors came to an agreement. Commission Wong felt the applicants have done a fine job. Commissioner Gottlieb was pleased with the applicants and neighbors working together. Commissioner Cottrell voiced support. Chairman Jinkerson was pleased how the neighbors have worked with the applicants. Much goodwill has been created due to everyone's efforts. �/ MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Cottrell to approve the Site Development Permit for a new residence, Lands of Wang, 27581 Samuel Lane, with the recommended conditions, supporting #5 (reflectivity value of 50 or less), and with the following additions/changes to the conditions of approval: the two cedars and oak near the driveway entrance shall be saved. AYES: Chairman Jinkerson, Commissioners Gottlieb, Wong, Cottrell & Schreiner NOES: None This approval is subject to a 22 day appeal period. Brief break at 7:30 p.m. 3.3 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 variances to exceed the maximum development area and to encroach into the front setback (continued from January 26, 2000). Staff had nothing further to add to the report. Commissioner Gottlieb asked if there were any restrictions regarding driveway access. Mr. O'Connor stated there was nothing recorded ` regarding access. They could possibly access from the tip of Summit Wood Road where it is a \r' little flatter (another option). Chairman Jinkerson disclosed he had received a telephone call Planning Commission Minutes Approved 2/23/00 February 9, 2000 Page 4 from Colin Peters, an attorney in Palo Alto, and a neighbor of the applicants, who discussed his views of the project. OPENED PUBLIC HEARING Hamid Hekmat, 527 Georgetown Avenue, San Mateo, project architect, stated the design was developed with the help of the planning staff. When you design a house on a empty lot, the challenge is to show respect to the neighbors who have been there and respect what they have enjoyed and at the same time design a house one is proud of. They have gone back and forth for this final design. The story poles show some aspects of the design. He provided a model and a rendering of the project. They have reviewed the plans with the neighbors and have considered their concerns. Commissioner Gottlieb asked if they considered building a step down house. Mr. Hekmat responded yes. He stated that the rendering was revised after speaking to the neighbors, visiting their sites, and reviewing the impacts of the house. The house has been shifted 20 feet to the east toward the tip of the peninsula in response to some privacy issues relating to the downhill neighbor, Mr. Large. They reviewed the story poles from Mr. Large's house, realizing there were privacy issues. There was also an issue of closeness to the neighbor to the west and also the issue of the house being visible from La Loma Drive. By shifting the house 20 feet toward the peninsula and, as a result, dropping it two feet, in order to maintain the proper retaining wall height, they have addressed the neighbors issues. The retaining wall by the garage will not be more than three feet in height. It was noted that the plans before the Commission do not reflect the changes discussed nor does the story pole placement. Mr. Hekmat continued stating the majority of the lot is unbuildable. Moving the house west would not be preferable to the neighbors. They have to consider the slope of the driveway to get to the house. Coming in from Summit Wood Road would require a very long driveway and much more difficult to retain. Colin Peters, 550 Lytton Avenue, Palo Alto, stated that Mr. Hekmat has been extremely cooperative. But this is a very troublesome lot, virtually vertical, and a highly visible lot from San Francisco to San Jose. He was concerned with the move of the house as he now does not know where its going. The present story pole location does obstruct his view and one other neighbor. They have encroachment minimums; they should uphold the required 40 foot setback. Moving the house down and east many eliminate any objections from him. Otherwise, when you come up La Loma Drive, you will be looking at a roof top. He is opposed to any row of trees in the back part which will take away any bay view from everyone or any landscaping which would interfere with the abutting properties. If the house is moved east and down, the applicants would still have a terrific view. Sid Hubbard, 25228 La Loma Drive, would like the house moved slightly more downhill which can be achieved through a setback variance or minimizing it or not granting it. Also, the west elevation is very sheer and needs to be broken up to the people to the west side and stepped. Regarding the design, he always prefers, on these steep hillside lots, houses that are stepped down more with the land as opposed to a more typical house found on a flat property. The mitigating landscape has been addressed in the staff report. Efforts should be taken to not block 4 views with trees and to preserve the views for the community Planning Commission Minutes Approved 2/23/00 February 9, 2000 Page 5 Richard Gray, 25044 La Loma Drive, provided some background of the vacant lot. One of the biggest concerns he had when looking at the original plans was the oak trees and asked if the applicants had any input from an arborist as to the impact of the excavations. He reviewed the excavations wanting to make sure they meet Town ordinances regarding oak trees. He further discussed previously asking the Town for a berm on north side of La Loma Drive, in front of his house, running down from the oak tree to the comer. The reason being was because of the way the original road was put in the water would run off. He would caution the applicants to make sure the water run-off is not going back down the hill. He felt the process was tardy as the plans were minimal and the involvement from the neighbors were after the fact. This concerns him if they follow the same procedure regarding landscaping. He would ask for reasonable protection for the neighbors regarding landscaping and preserving the views for the neighbors. He was concerned with protecting trees especially the oak tree, and protecting the neighbors. He suggested that the planning department work with the architect to come up with a set of reasonable rules which are communicated to the neighbors so they feel comfortable. Jackson Huang, 25111 La Loma Drive, has spoken to the architect requesting the house not be any closer to his property. Patrick Gray, 2078 Chris Drive, Los Altos, son of Richard Gray, discussed the large oak trees and some of the elements of the house, in particular windows, which might lead a resident to need some privacy. This may require some plants which may interfere with neighbor views. Tom Large, 11460 Summit Wood Road, neighbor directly below this project, referred to his letter dated February 3rd which reviewed site features, city ordinance requirements, design intent, and suggested solutions. He asked that the house be moved to the east. Other issues are the setback and how far back will it be from La Loma Drive, and the narrowness of the lot. He noted that the more the house is moved to the west, the greater impact to his property. He further discussed the suggestion regarding the driveway on Summmit Wood Road and the unsafe location (blind curve). Other issues of concern included the drainage noting it all goes into one area. He requested two dispensers or some other way to spread the drainage. Visual impact has been discussed and from his standpoint moving it east makes the issue of the setback from La Loma Drive more important and more acceptable. Harry Emetzian, Pathways Committee, re -iterated their recommendation which will include two sections which will require the granting of pathway easements to accommodate the contours of the slope. Sandy Humphries, Environmental Design Committee, requested one-third drought tolerant plantings and one-third medium tolerant plantings. For erosion control, she would prefer ground cover rather than grass. If the applicants want trees, she suggested they be planted close up to the home and be no taller than the existing height of the home. Chairman Jinkerson stated if the house is going to be moved, the project will need to be continued and the story poles corrected. He suggested meeting with the neighbors on the site %r with the corrected plans and poles for discussion. Planning Commission Minutes Approved 2/23/00 February 9, 2000 Page 6 Hamid Hekmat provided a sample of the roofing material although he did not know the reflectivity value. He addressed the questions presented by the neighbors regarding views with the help of the rendering in the new location. He agreed that there should be no trees along La Loma Drive. He was asked if they would voluntarily give a view easement in consideration for granting a variance. He responded yes, he would recommend this to his client. Any preservation of the view for La Loma Drive is a benefit to the house. He continued regarding a question about the west elevation of the house stating what the drawings do not show is that elevation has a thickness of 14 inches with recessed windows. They are open to making changes (i.e. adding a trellis). Regarding the oak tree, he has an arborist report stating the house construction will not be detrimental to the oak tree. The house is designed around the tree. Lastly, there are already drainage issues and he hoped their drainage plan will resolve some of the problems mentioned. He addressed the question why the house was not stepped stating it has been, to a degree. The Planning Director noted that the Design Guidelines, code and the grading policy all require stepping in addition to the design features to try to break up the mass. The recommendation in the grading policy is that the lowest finished floor not be more than three feet above the existing grade. It is six feet above the existing grade as proposed. They have done a goodjob of trying to mitigate that by back filling and keeping the wall height at three feet. Hamid Hekmat continued stating it was his understanding that they were within the Town 4 guidelines and that no retaining wall could be more than three feet exposed. They currently do fir' not have any retaining wall that is exposes more than three feet. CLOSED PUBIC HEARING Commissioner Gottlieb discussed a stepped down house on steep slopes, not a flat land house design. She referred to the single story house on Emerald Hill as a good example of stepping down a hill. A single story house with a few two story elements would be more appropriate on this lot even with a few variances. She felt bringing in a driveway on the contours further down Summit Wood Drive would be helpful. She was concerned with the six foot retaining wall even though is it back filled for a three foot exposure. Commissioner Cottrell would like a redesign with the house moved down and to the east. The west wall needs some relief. He would prefer a single story house. Commissioner Wong agreed that the project should be redesigned, considering the concerns from the neighbors. Commissioner Schreiner also agreed. When you start with the premise that you have to mitigate the house with a lot of landscaping it is the wrong way to start. One of the goals in the Hills is to fit the house to any unique lot. One of the problems in the Hills are very steep slopes. She referred to the Design Guidelines, page 14 noting six code references. She shared all of the other comments. Chairman Iinkerson also agreed with the previous statements. He further discussed the need for variances and view easements. He felt the landscape plan should come in with the house plans. This is a beautiful house but the lot is so difficult to accommodate the neighbors and work with the land. The design has to step down. This project should be continued for a redesign and he suggested neighborhood involvement in the redesign. Planning Commission Minutes Approved 2123100 February 9, 2000 Page 7 Mr. Hekmat stated they have dealt with the neighbors so there should be no problem getting them involved. MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell and seconded by Commissioner Schreiner to continue the request for a Site Development Permit for a new residence, and variances to exceed the maximum development area and to encroach into the front setback, Lands of Abadi, 25099 La Loma Drive, to a future date, to address concerns stated by neighbors and the Commission, for redesign. AYES: Chairman Jinkerson, Commissioners Wong, Schreiner, Cottrell & Gottlieb NOES: None This item will be re -noticed for a future meeting. 4. OLD BUSINESS 4.1 Report from subcommittees. The February 7th Land Use Element meeting was discussed and the questionnaire to be sent to Town residents. 5. NEW BUSINESS -none 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for February 3m, Commissioner Jinkerson, reported on the following items: Lands of Torabi & Majidi; Lands of Boyd; and appeal of amendment to Site Development Permit for an accessory building and a variance to exceed the allowable floor area for the property; and adoption of resolution approving conservation agreement, Lands of Finn (continued). 6.2 Planning Commission Representative for February 17'h - Commissioner Gottlieb APPROVAL OF MINUTES 7.1 Approval of the January 26, 2000 minutes PASSED BY CONSENSUS: To approve the January 26, 2000 minutes. 8. REPORT FROM FAST TRACK HEARINGS — FEBRUARY 8 2000 8.1 LANDS OF OWEN, 27466 Sunrise Farm Road (299-99-ZP-SD-GD); A request for a Site Development Permit for a new residence and pool. Approved with conditions. Planning Commission Minutes February 9, 2000 Page 8 Approved 2/23/00 8.2 LANDS OF TRIFELOS & RYAN, 13581 Wildcrest Drive (283-99-ZP-SD-GD); A request for a Site Development Permit for a major addition. Continued to allow the applicants to work with neighbors regarding concerns. 9. ADJOURNMENT The meeting was adjourned by consensus at 9:02 p.m. Respectfully submitted, Lan h Planning Secretary