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HomeMy WebLinkAbout03/08/2000L Minutes of a Regular Meeting Approved 4/12100 Town of Los Altos Hills PLANNING COMMISSION Wednesday, March 8, 2000, 6:30 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #5-00 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:35 p.m. in the Council Chambers at Town Hall. Present: Commissioners Gottlieb, Wong, Jinkerson, Cottrell & Schreiner Staff: Curtis Williams, Planning Director; Ola Balogun, Associate Engineer, Carl Cahill, Associate Planner; Suzanne Davis, Interim Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -None t 3. PUBLIC HEARINGS i/ 3.1 LANDS OF PAN, 11481 Magdalena Road (316-99-ZP-SD-GD); A request for a Site Development Permit for a new residence and tennis court continued from February 23, 2000). Doug Dahlin, project architect representing Mr. Pan, reviewed the modifications that had been made to the plans. He noted that the slope at the south end of the existing house is a fill area which the house extends over. The siting of the house, which has not been changed since the last meeting, has been pulled back from the fill slope. The tennis court has been dropped in so the fence will appear to be only six feet high. Semi -pervious material such as grasscel will be used for the guest parking area. The new house will be 22 feet closer to the north property line than the existing house, but will be further from Magdalena Avenue. Exterior lighting has been reduced from 46 to 29 fixtures. These lights are all required by code. The portion of the house with the two-story appearance has been reduced through removal of the high volume ceiling. The circular element in the dining room was eliminated and there is no longer a view from the gallery since the glass areas above the living and dining rooms has been removed. There are no longer any views to the north from the second floor as a result. Commissioner Schreiner asked how much floor area has been eliminated? Mr. Dahlin said that the reduction in actual floor area is minor, but the high volume area was reduced significantly. The roof slopes down to the first story from the former location of the second tier windows. On the south side, the solarium has been reduced from 14 to 10 feet in height. Planning Commission Minutes Approved 4/12/00 March 8, 2000 Page 2 Commissioner Schreiner asked how much glass is left on the second story? Mr. Dahlin stated that he could not answer that immediately, but he could scale the plans and produce an estimate. He noted that the gallery views will be into the courtyard only. He provided photos of models showing the original and revised designs. The photos are regenerated images showing the view from neighbors (Pond and Colet) to the existing house and the new house with both the original and revised plans. He discussed tree preservation measures, and noted that Mr. Pond supported the project and that he had written a letter retracting his earlier letter stating concerns. Peter Wright Shaw, landscape architect, showed areas of screening around the site. He stated that there are a number of pines and oaks along the driveway. Some of the pines need to be removed, and will be replaced with six oaks each. They will work with the neighbors to provide adequate screening, and trees will be strategically placed. There is a grove of Eucalyptus growing among native oaks that they would like to remove and replace with new oak trees. They will also be planting shrubs to fill in. Commissioner Gottlieb asked about the large window on the northeast side of the house and whether any mitigation would be provided? Mr. Dahlin said that the photos show the existing landscaping, and the proposed planting was not included. Jeff Lea, Lea & Sung Engineering, project engineer, summarized the proposed drainage plan. He noted that they have tried to catch as much of the run-off as possible and will tie into the existing catch basin and culvert under Magdalena Avenue which will divert water to the creek. A Swale runs across the northeast comer of the property. They will also be improving the drainage around the house. Commissioner Gottlieb asked about drainage for the sunken tennis court. Mr. Lea stated that there will be inlets and a trench drain with gravity fall -out at one end. If the back-up drain were to clog the water will back up onto the tennis court. Commissioner Wong asked about the neighbor across Magdalena Avenue who was concerned with drainage. Mr. Lea said that they could bury dissipation fields (a bed of gravel) as a buffer if so directed. This would be a costly item that he was not sure is justified, but it can be done. Commissioner Schreiner asked if the Town Engineer has studied this, and what was his opinion on the proposed drainage? Mr. Balogun said that the applicant will be required to demonstrate that run-off will not exceed the capacity of the existing culvert, and the increased run-off that will be generated shall not negatively impact adjacent properties. Mr. Lea noted that the development area figure on worksheet #2 is incorrect. The increase in impervious coverage would be about 4,000 square feet, not 10,000 as originally indicated. Discussion ensued regarding drainage Mr. Dahlin suggested that the incremental increase of 4,000 square feet was small and that the Commission could condition the project to require no increase in flow for a 10 year storm event. Planning Commission Minutes March 8, 2000 Page 3 kw OPENED PUBLIC HEARING Approved 4/12/00 Liz Roberts, 11630 Magdalena Avenue, lives at the corner of Dawson Drive at the bottom of the hill. She expressed concern about the impact on her property. Dave Roberts, 11630 Magdalena Avenue, stated that water flows downhill towards Dawson Drive and then crosses the road diagonally, directly toward his property. Chairman Jinkerson disclosed that he visited the site on Sunday, and that he also visited the Colet property and viewed the project site from their home. Ralph Colet, 11630 Jessica Lane, stated that most of his concerns still remain. He met with Mr. Dahlin and Mr. Hao on Sunday. He complimented the architect on the design. His main concern is privacy. Commissioner Schreiner asked if Mr. Colet was concerned about the siting of the house rather than it's height and size. Mr. Colet said that he would like to see the house moved back towards Magdalena Avenue. Commissioner Wong asked if landscape screening would help? Mr. Colet pointed out that trees could be cut down, or might never be planted. He asked if the view is not important, why is there so much glass? It would be easier to move the house than to build it and plant trees to try to hide it. He is also concerned about drainage. Sy Hannan, 11663 Jessica Lane, stated his concern about drainage. He doesn't have a problem with siting or colors. Sandy Humphries, Environmental Design & Protection Committee, met with Peter Shaw voicing confidence that he can successfully mitigate the house. The existing trees should remain until the house is built and the landscape plan is approved. If a conservation easement is obtained, she suggested that orchard trees be planted, and recommended apricot trees on the steep slope that is currently vacant. Mr. Dahlin said that they would accept a condition not allowing tree removal until the landscape plan is approved. Commissioner Cottrell asked about moving the house. Mr. Dahlin said that he did not want to push the house out over the fill slope as it would be difficult to meet the grading policy. He showed drawings of possible changes and said the house could be shifted 11 feet further from the Colet property. Mr. Lea noted that he has a vested interest in making the drainage work. He intends to design a drainage system that will be effective and will not impact the neighbors. This is not a difficult site to improve the drainage on. Mrs. Colet, 11630 Jessica Lane, stated her concern about privacy in the master bedroom. Planning Commission Minutes Approved 4112/00 March 8, 2000 Page 4 Mr. Dahlin stated that they have tried to maintain the Colet's privacy. He can't say that they won't see part of the house, but the window to window exposure has been eliminated. It is much easier to screen one-story windows. The new house is 10 feet narrower than the existing house which will give a better foundation for privacy landscaping. Commissioner Gottlieb asked about the height. It was indicated that the house would be 23 feet seven inches from grade to the highest part of the house. She asked for clarification on the tennis court grading and whether it was acceptable to locate it on a fault trace. Staff noted that the grading was within the limits of the grading policy, and that the Town geotechnical consultant had reviewed the tennis court and found the plans acceptable. If the fault ruptures the tennis court will be lost. Seven thousand cubic yards of excavation is required for the project. CLOSED PUBLIC HEARING Commissioner Gottlieb said that basements are legal and the tennis court may have cuts of up to six feet under the grading policy. She was concerned with the two-story profile of the house on a ridge. She suggested working with neighbors to improve drainage. She was pleased to see the offer to move the house back, although there is a high amount of excavation associated with the project. Commissioner Schreiner stated that the issues are the siting, drainage, two-story and glass, the basement, exterior lighting, color and landscaping. The applicant has been responsive to neighbors. The basement and lighting have been addressed. Colors are muted and will blend nicely. She was concerned with landscaping. It is a wonderful planting plan, but she doesn't want to depend on it. Commissioner Wong stated that the main issue is drainage and how to assure that the lands are properly drained. The applicant should work closely with staff on drainage. Commissioner Cottrell commended the applicant on working with neighbors. He was not too concerned about the two-story portion of the house. It is lower than some one-story homes, and is a minimal part of the floor area (13-14%). He felt it is not fair to ask the applicant to fix drainage problems in the area, although they can be asked to adequately handle on-site drainage. Chairman Jinkerson commended both sides on their presentations. The applicant has done one of the best presentations that he has seen, the house is well designed and it is a beautiful home. Because it is on a hilltop and is visible, the Commission has a responsibility to the neighbors and the community to carefully review the plans. He was concerned with the house being two stories on a hilltop. It is very visible and impacts neighbors. Other than that he wholeheartedly supports the project. Mr. Williams stated that requiring apricot trees to be planted in the conservation easement would ` set a precedent. Typically native plantings are mandated and the intent of a conservation ` easement is to maintain the natural state and to minimize the impact. Planning Commission Minutes Approved 4/12/00 March 8, 2000 Page 5 MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell to approve the project as submitted with added conditions to (1) move the house 11 feet further from the northerly property line as suggested by the applicant; (2) work with staff to obtain adequate drainage; (3) appropriate landscaping shall be done to mitigate the house as much as possible; and (4) exterior lighting shall be kept to a minimum. Condition # 2 was modified to include 20 to 30 foot high oaks (initial planting height) and the landscape plan shall be reviewed by the Planning Commission. Motion seconded by Commissioner Wong. AYES: Commissioners Cottrell, Gottlieb & Wong NOES: Commissioner Schreiner and Chairman Jinkerson This approval is subject to a 22 day appeal period. 3.2 LANDS OF TRIFELOS & RYAN, 13581 Wildcrest Drive (283-99-ZP-SD-GD); A request for a Site Development Permit for a major addition (continued from February 8, 2000 Fast Track meeting). Mr. Williams introduce this item stating that the project was referred from the Fast Truck process. They held the hearing and there were some neighbors with substantial concerns. Commissioner Gottlieb stated that the plans say garage when it is supposed to be a carport. There is a conservation easement over the creek in the Atherton Court area. Is there an easement over this property? Mr. Williams said that a conservation easement can be over the portion of the creek on the applicant's site. Commissioner Schreiner asked if this is a complete teardown? Mr. Williams answered that it is a substantial change and much of the existing house will be removed. OPENED PUBLIC HEARING Stephanie Trifelos, applicant, said that the carport will have only a front door and a rear wall. The leachfields have been approved by the County Health Department. The first story will remain as they are working with the existing foundation. The house will have natural colors (taupes) and will have stone accents, mahogany doors and slate roofing. They have shared their plans with neighbors, one of which was ill and another did not respond. The project is within the height limits, is 90 feet below the hillcrest and is a good distance from neighbors. There are a substantial number of trees to screen the house. She presented photos and color samples to the Commission. Howard Lee, 12933 Atherton Court, said that his house is across the creek at the same elevation. He presented photos to the Commission. Mr. Lee was concerned with visual impacts as the house will be much larger than what is there now. The height and bulkiness are substantially greater. He suggested reducing the bulk by rounding corners and lowering the roofline. Lights at night will be obtrusive and he was concerned about privacy with the number of windows on the rear elevation. Planning Commission Minutes Approved 4/12/00 March 8, 2000 Page 6 400 Commissioner Wong asked if the second floor windows will look into his house, and Mr. Lee responded yes. The oak trees are not high enough to screen and they are already mature, so they won't grow much higher. Vazgen Babayan, 12940 Atherton Court, had the same concerns as he will see much of the house. If the view can be mitigated, it will be okay. Commissioner Gottlieb stated that Mr. Babayan was denied a two-story home when he built his house. Mr. Babuyan concurred. David Ryan, applicant, said that the house is in a valley. Wildcrest Drive is well above it and is surrounded by trees. Lee's house is at 375 feet and theirs is at 365 feet (elevation). There are many trees around his house and the project site is not on a ridgeline and is not impeding any views. CLOSED PUBLIC HEARING Commissioner Schreiner said that her basic concern with this house is it is on a 40% slope. Architectural details can mitigate bulk as noted in the Design Guidelines. She is well aware of the two-story elevation of this house. It doesn't follow the land and she thinks it would be extremely prominent. Commissioner Wong agreed. The house will be very visible and will impact the neighbors. Commissioner Cottrell agreed also with his colleagues — the house doesn't step down the hill. A roof change would decrease the bulk, and the second floor should be set back. Commissioner Gottlieb also agreed with previously made comments. She suggested dropping the ceiling to lower the profile. She asked for and received clarification that the carport will be open on two sides. Chairman Jinkerson said that this house, in his view, given it's location and surroundings, should step down and needs to be redesigned. Mr. Williams said that the second floor could be stepped and some changes could be done for mitigation, but the first floor can't be stepped as it is in place. They could lower the platelines to help lower the profile, and a roofline step down is also possible. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb to continue the application for redesign as discussed. The second floor should be stepped down and the bulk reduced. Motion seconded by Commissioner Schreiner. AYES: Commissioners Cottrell, Gottlieb, Schreiner & Wong and Chairman Jinkerson NOES: None This decision is not subject to appeal Planning Commission Minutes March 8, 2000 Page 7 Approved 4/12/00 3.3 LANDS OF SCHNEIDER, 24708 Olive Tree Court (112-99-ZP-SD-GD); A request for a Site Development Permit for a new residence. Mr. Cahill introduced this item by stating that condition #1 should be modified. The trellis over the carport is minimal — the applicant just needs to provide a roof plan clearly showing the trellis. Worksheet #2 has been modified to include development area for the carport (the deck on top does not count as development area). Commissioner Schreiner asked about the cupola. Abby Ahrens said that it has been eliminated from the plans. Commissioner Schreiner asked how far the house would need to be moved from the oak tree in front. Mr. Cahill said a few feet. OPENED PUBLIC HEARING Abby Ahrens, 329 South San Antonio Road, Los Altos, representing the applicants stated that this is a unique site and is very private. The entire length of the existing house is in the setback. The new house will have only a small wing in the setback. Most of the house will be on the flat area. They will be using earthtone exterior colors. Regarding moving the house, she said that the Fire Department turnaround is needed and would be reduced by moving the house. The house has been designed to preserve all large trees. They are proposing to relocate the oak in L front. If this is not successful, they will replace it with whatever number of trees the Commission feels is appropriate. She asked if the conservation easement could be reduced to not include so much of the property. Mr. Williams suggested including the area below the 790 foot contour. This was acceptable to the applicant. Chairman Jinkerson asked where development area can be deleted for the carport expansion? Ms. Ahrens said they will work with staff to accomplish the required 80 square foot reduction. In response to a question about the roofing for the cupola Ms. Ahrens noted that it will be copper or the same tile to be used for the rest of the roof. Von Haws, Abigail & Haws, 329 South San Antonio Road, Los Altos, designer of the house, said that two domes are proposed. One with a 12 foot diameter over the breakfast nook that will be 25 feet high, and a 14 foot diameter dome over the living room that will be 19 feet above grade. Sandy Humphries, Environmental Design & Protection Committee, recommended a three to one replacement if the oak tree is removed or dies. CLOSED PUBLIC HEARING Planning Commission Minutes Approved 4/12/00 March 8, 2000 Page 8 Commissioner Schreiner said they should strike condition #1 because there are so many limiting factors. If the oak tree has to be removed, replace it with three 15 -gallon oaks. She was delighted to see the footprint less and the height is the same. Commissioner Cottrell said that subject to the recommended conditions, the project is fine. Commissioner Wong agreed and said the project is great. Commissioner Gottlieb said she would prefer to see the tile roof on the domes or to have the copper roof patina so it is not shiny and reflective. Chairman Jinkerson asked if the floor area counts twice in the domes since they are higher than 17 feet? Mr. Haws clarified that the interior height will not exceed 17 feet, so the floor area is not double counted. Chairman Jinkerson asked if the copper roof could have a patina if that material is used. Mr. Haws said the domes will not be visible from the front and the back of the house is well screened by trees, but that they would love to patina the copper roof. It would end up that way anyway. MOTION SECONDED AND PASSED: Motion by Commissioner Cottrell to approve the project subject to the conditions, modifying #1 to eliminate the wording about moving the house, and adding to condition #2 to plant three 15 -gallon oak trees if the relocated oak dies, and the copper roof shall meet the reflectivity requirements. The conservation easement will be below the 790 foot elevation and shall be open to wildlife. Motion seconded by Commissioner Wong. AYES: Commissioners Wong, Schreiner, Cottrell, Gottlieb & Chairman Jinkerson NOES: None This approval is subject to a 22 day appeal period. 4. OLD BUSINESS 4.1 Report from subcommittees. None 4.2 Discussion of Development Criteria for Constrained Lots Commissioner Cottrell suggested for lot with LUF under .50 that the minimum floor area be 2,000 square feet plus 400 square feet for the garage, and additional development area of 2,500 square feet (4,900 square feet inclusive of floor area). Chairman Jinkerson wants to add the Commission's opinions and then hold the public hearing. Commissioner Schreiner said that the numbers should provide an objective level. Approvals have been far too subjective in the past. The maximum development area should be 2,200 to 2,500 square feet more than the floor area. The one acre lot maximum numbers should be halved if the LUF goes below .50 of required minimum. Requiring a two -car garage is a good approach. We should be fair to everyone. If the house is smaller, there will be more development area for other uses such as a pool. Discussion on how much floor area should be given ensued. Commissioner Wong said having minimum numbers is a good guideline. He thinks it should be more than 1,500 square feet; 2,000 is more reasonable. 5. NEW BUSINESS -none Planning Commission Minutes Approved 4/12/00 March 8, 2000 Page 9 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for March 2°d, Commissioner Jinkerson, reported on the meeting. 6.2 Planning Commission Representative for March 16`h - Commissioner Wong APPROVAL OF MINUTES 7.1 Approval of minutes -Minutes for February 2P not available due to vacation. REPORT FROM FAST TRACK HEARINGS — FEBRUARY 29, 2000 8.1 LANDS OF VARGAS, 13825 Templeton Place (3-0-ZP-SD); A request for a Site Development Permit for a 1,430 square foot addition, including a new second story, and remodel of an existing residence. Approved with conditions. REPORT FROM SITE DEVELOPMENT MEETING -MARCH 7, 2000 9.1 LANDS OF GOESE, 13640 Burke Road (329-99-ZP-SD); A request for a Site Development Permit for a 393 square foot first floor addition and a 80 square foot second story addition. Approved with conditions. 9.2 LANDS OF HOOPES, 26765 St. Francis Drive (29-00-ZP-SD-GD); A request for a Site Development Permit for a basement and two (2) foot increase in height. Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 10:30 p.m. Respectfully submitted, � Davis Interim Planning Secretary