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HomeMy WebLinkAbout08/23/2000Minutes of a Regular Meeting Approved 9/28/00 Town of Los Altos Hills PLANNING COMMISSION Wednesday, August 23, 2000, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (3) #16-00 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 7:05 p.m. in the Council Chambers at Town Hall. Present: Chairman Cottrell, Commissioners Vitu, Gottlieb, Clow & Wong Staff: Carl Cahill, Acting Planning Director; Jim Rasp, Public Works Manager; Ola Balogun, Associate Engineer; Lani Smith, Planning Secretary PUBLIC HEARINGS 3.1 LANDS OF MUNSHI, 26450 & 26478 Ascension Drive, (142-00-1-M); A request for a lot merger. Staff had nothing further to add to the report. Chairman Cottrell quoted from Section 6642(d) of the State's Subdivision Map Act; "A local agency shall limit its review and approval to a determination of whether or not the parcels resulting from the lot line adjustment will conform to local zoning and building ordinances. A local agency shall not impose conditions or exactions on its approval of a lot line adjustment except to conform to local zoning and building ordinances..." The lot merger meets the zoning and site development requirements. OPENED PUBLIC HEARING CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Clow to recommend to the City Council approval of the lot merger, Lands of Munshi, 26450 Ascension Drive. AYES: Chairman Cottrell, Commissioners Wong, Vitu, Gottlieb & Clow NOES: None This item will appear on the September 7`h City Council agenda. Planning Commission Minutes August 23, 2000 Page 2 Approved 9/28/00 3.2 LANDS OF MUNSHI, 26450 Ascension Drive, (143-00-ZP-SD-GD); A request for a Site Development Permit for a new residence and a secondary dwelling unit (currently the existing residence on 26450 Ascension). Chairman Cottrell felt the plans were incomplete without plans for the second unit. Mr. Cahill noted the applicants are not requesting a second unit at this time. They do plan to live in the existing structure until their new house is built. The Town would require a bond similar to the Lands of Campbell and Ligeti to insure removal of the structure after final. He also noted that the shed and barn are not included in the calculations. The figures could be included or the structures removed. OPENED PUBLIC HEARING Walter Chapman, 620 S. EI Monte Avenue, Los Altos, project designer, noted that the barn and shed have already been removed. Also, the old driveway will be removed as noted on the plans. They are not asking for approval for the secondary unit as it will be brought in at a later date. He discussed the design, minimum impact on the site, and placed on lower portion of the site. This will make the finished Floor lower than the road. He further discussed the orientation of the living spaces positioned away from the next door neighbors to the left for privacy and noise reduction. There will be no doors or patios on the left side. The master bedroom, as it relates to the neighbor, was explained by noting there are only two windows looking out. The front door L of the structure is set back 75 feet and based on the neighbor's concern, they will move the house back an additional 20 feet. The only concern with moving the house back is the increase in grading and an increase in height by one foot. Natural materials will be used and there is natural vegetation plus additional trees which have been planted. They will be submitting a landscape plan which will have emphasis on the front portion of the property. If needed, they could develop a landscape plan now for the front area. Commissioner Gottlieb felt there was no room for landscaping close to the house. Mr. Chapman stated they can wrap plantings around the motor court with formal landscaping in the front. They are willing to work with the Town. Regarding drainage, the property is like a basin. They will move the water to the culvert which is ideal for this property. Mr. Balogun agreed with the system which will handle the runoff. They could also use, as an option, a French drain, working with the engineering department. Commissioner Vitu requested more information regarding moving the house over 20 feet. Mr. Chapman indicated there would be more impact if the house was moved back. Three trees in the front would be impacted for the driveway. The owner has planted many trees without knowing there would be a concern. Ash Munshi, 26450 Ascension Drive, applicant, addressed the concerns noted by the neighbors. He provided a presentation regarding the following concems/comments: privacy of neighbors (Limber); setbacks too small for the size of the proposed residence; house out of character for the neighborhood; and the area noted on the plans as a ballroom not intended for mass entertainment. He also provided an aerial view of the neighboring areas and a neighborhood survey completed by some of the neighbors who were available. Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 3 Joe Lim, 26498 Ascension, discussed the length of the house, the size and positioned to one side of the property. The house will run the whole length of his house and outdoor area. Planting of redwood trees will create a wall. He asked if the applicant could use something other than redwoods. He further discussed the drainage recommending a French drain along with the culvert as he is at a lower elevation and was concerned with drainage. He felt it would be worse for him if the house was moved back. He preferred the house to be moved over. Hugh Larsen, 26520 Conejo Court, voiced support, only requesting that the mature height of the redwood trees be a maximum of 15 feet on his side of the property. Raymond O'Brien, 26347 Esperanza, voiced concern regarding the redwood trees also. Mary Ann O'Brien, 26347 Esperanza Drive, discussed possible drainage problems with the new construction. At Moms, 26520 St. Francis, discussed drainage. The current house is a single family dwelling. Now the new house is intended for an extended family. He asked how many people are allowed? Sandy Humphries, Environmental Design Committee, was pleased that the house was moved to the right. She would prefer larger setback requirements with larger homes leaving a green belt for wildlife movement. She suggested creative planning, going around the trees. She did not recommend redwood trees, preferring a cluster of trees closer to the house. Nancy Ewald, Pathways Committee, reiterated their recommendation. Mr. Munshi thanked the neighbors for their input. He suggested holding on to the big tree in the front and to eliminate some of the newly planted redwood trees. He noted that only his immediate family will be living in the house, not an extended family. Mr. Chapman noted that in their effort to save some trees they may need to change the driveway CLOSED PUBLIC HEARING Commissioner Vita was pleased with the 20 foot move and felt a French drain should be required in the conditions. Also, as many trees as possible should be preserved. She noted that the City Council had been discussing larger setbacks for larger homes. Commissioner Wong would like the views preserved for the neighbors (view easement for back neighbor). Commissioner Clow noted that the applicant was willing to work with his neighbors. It was important to move the house over 20 feet and back 20 feet in the front to provide a larger setback from the street. He was also pleased that they will try to save the trees in the front. This is a massive house so setbacks and screening in the front are important. He also agreed with requiring a French drain in addition to the culvert. Commissioner Gottlieb discussed the secondary dwelling unit not matching architecturally with the main residence and the use of the main driveway. She t requested taking a large deposit to insure the old house is demolished after final. The basement �r was a concern requesting minimum UBC standards for light wells. She would like a space in the Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 4 front of the house for landscaping to mitigate the high walls of the house. Chairman Cottrell agreed with most of the statements: French drain; move house back and over another 10 feet; UBC minimum light wells; and deposit for the removal of the old house after final. Mr. Chapman was concerned with moving the house over an additional 10 feet which will force the applicant to use the area on the left side which is the only flat area. He felt that from the roadway you will not notice what is center. He agreed with the request to move the house back to save the tree. MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Wong to approve the Site Development Permit for a new residence, Lands of Munshi, 26450 Ascension Drive, with the following additions/changes to the conditions of approval: the proposed second unit shown on the plans is not approved at this time and a separate Site Development Permit application request must be submitted to the Planning Commission for review and approval; the main residence shall be setback an additional 25 feet from the north property line and an additional 10 feet from Ascension Drive; add to #2, existing trees including the 18" tree in the front yard shall be preserved. The applicant shall thin out or remove Redwood trees along side and rear yards.; the applicant shall post a $25,000 certificate of deposit with the Town which shall be refunded only upon the removal of the existing residence from the property, or completion of conversion to a 1,000 square foot second unit, subject to Planning Commission review and approval. The deposit may be used by the Town to recover all costs associated with zoning code enforcement and public nuisance abatement in the event that the structure is not removed by the property owner within 30 days from the date of final building inspection of the primary dwelling.; add to #13, the applicant shall use perforated or French drain for the proposed drainage system.; and, add to #20, last sentence, the pathway easement on the rear of the property must be maintained and shall be indicated on the site plan submitted at the time of building plan check. AYES: Chairman Cottrell, Commissioners Gottlieb, Vitu, Clow & Wong NOES: None This approval is subject to a 22 day appeal period. 3.3 LANDS OF CLEAGE, 26140 Rancho Manuella Lane, (326-99-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool, cabana and pool house (secondary unit). Staff had nothing further to add to the report. Commissioner Gottlieb would like the light wells to meet the minimum UBC standards. OPENED PUBLIC HEARING Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 5 Bob Flury, 20 S. Santa Cruz, Los Gatos. project architect, provided a colored landscape plan for review illustrating screening from the neighboring properties. He stated that the driveway currently does not meet fire department standards and the new design meets their requirements. Also, they are not building multiple living structures on the site. Commissioner Gottlieb questioned the access from the garage basement area tunneling to the main residence. Woody DeMayo, 26120 Rancho Manuella Lane, agreed with the plan in October; not now. When the poles went up he felt he was misled as the project is going from a two bedroom house to a seven bedroom house. He was concerned with the garage location, the appearance and size. If the project is approved, he would ask that the large garage would have some architectural interest and mature landscaping. Fruit trees will not accomplish needed screening. He would like the garage moved closer to the residence. Nancy Ewald, 26131 Altadena Drive, was concerned with the pool house with a basement and the possible increase in the noise level. She asked that they leave the Elm tree for screening until after the completion of construction and other plantings have been started. She would also like the size of the box trees to increase to 24 gallon. They have designed a beautiful house but it is so close to the property line. If the pool house has rooms below it (basement) it would have more activity (eliminate the basement). Dieter Ewald, 26131 Altadena Drive, voiced concerns regarding the following: guest house 30 feet from their back westerly corner property line; noise issues; visual impact; maintaining the kir mature trees until after construction; using 24 gallon size trees rather then 15 gallon; and the size of the proposed 6 car garage. Alastar Short, 26000 Rancho Manuella Lane, voiced opposition as currently proposed. The size of the development, particularly the six car garage, is totally out of character with the rest of this quiet cul-de-sac. This development will change the tone of the cul-de-sac and will have a devaluing effect on the properties in the immediate area. He would like the underground living areas limited. Dave Clevenger, 14400 Kingsley Way, voiced opposition to the size and height of the proposed structure leaving them with a 48 foot building towering over them. There is also a problem with screening, the pool house and drainage. June Rynne, 26120 Rancho Manuella Lane, opposed the project due to the magnitude of the new residence, the six car garage and pool house, all with daylight basements, which will all impact the small cul-de-sac neighborhood. She made the following suggestions: reduce the garage size to accommodate four rather than six cars; mitigate the height and weight of the jutting garages by appropriate design changes and landscaping; move the garage closer to the main house; clipping the peak of the two car garage facing the street by two feet; landscape materials and their placement in order to effectively screen the main house, garage, and pool house; and limiting the underground development of the house to only one secondary dwelling on the premises with provisions for enforcement. Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 6 Discussion ensued regarding the reflectivity value of the glass railing and the roof line of the structures. Commissioner Gottlieb reviewed Worksheet #2 noting it does not include a 2,705 square feet of decomposed granite and paving stone walkway. She also commented on the kitchen facilities in the cabana and pool house. Sandy Humphries, Environmental Design Committee, would like the existing Elm tree and vegetation to remain until after construction. Nancy Ewald, Pathways Committee, reiterated their recommendations. Bob Flury discussed the roof pitch which was architecturally compatible with the main residence. Lowering the roof on the pool house was not desirable. Also, the height of the structure is only 10 feet higher than the original structure. Eric Cleage, 26140 Rancho Manuella Lane, purchased the property in 1991. The proposal shown to the neighbors last fall were essentially the same as now. He had discussions with the neighbors to help clarify the project. The landscape plan has not been completed. The proposed fruit trees are not intended for screening. He discussed the pool house, the size of the house with a home theater and library which does not constitute extra living area. The proposed basements are not a loophole and have no visual impact. They were never addressed as an issue. He felt it was unfair that it become an issue now. Regarding the large garage, he currently has six cars which he drives and needs a six car garage. Commissioner Clow felt this was a dense neighborhood and the project has doubled the usable area. It appears if the applicant did not propose a two story garage and pool house, the neighbors would not object. Mr. Cleage stated that the basements are consistent with the ordinance. It is a 6,447 square foot house with a large garage. Mr. Ewald questioned the height of the pool house noting if it did not have a basement, it could be lowered. CLOSED PUBLIC HEARING Commissioner Clow felt the basement uses were not standard (additional 3500 square feet underground). This concerns the neighbors. Commissioner Gottlieb suggested moving the six car garage back, allowing the secondary unit without the basement, use only non reflective glass on the railing, and use the minimum UBC standards for the light wells. Commissioner Vitu felt the issue regarding the six car garage does impact the neighbors, suggesting lowering it and moving it closer to the main residence. Also, add architectural interest to the garage and screen it with landscaping. She did not have an issue with the basements but would prefer the use of a non reflective material for the railing. Commissioner Wong agreed. Chairman Cottrell felt the garage should be closer to the residence like the present garage. Regarding the basement, the project has been three years in design and no one told them they could not have them (not Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 7 4W visible). They are allowed to have a secondary unit. Agreed with non reflective materials for railing and minimum UBC standards for light wells in basements. He also agreed with keeping the Elm tree for now. MOTION SECONDED AND PASSED: Motion by Commissioner Vitu and seconded by Commissioner Gottlieb to approve the Site Development Permit for a new residence, pool, cabana and pool house (secondary unit), Lands of Cleage, 26140 Rancho Manuella Lane, with the following additions/changes to the conditions of approval: garage structure shall be setback an additional 15-20 feet from the front properly line; the rear of the garage shall be appropriately screened with evergreen landscaping and architecturally enhanced to include additional windows with trim and banding subject to the review and approval of the Planning Department; non reflective glass shall be used on the balcony and a sample shall be reviewed and approved by staff; all basement light wells and stairwells shall be no larger than the minimum required by UBC; paint colors shall exhibit a light reflectivity value of 50 or less with the roof 40 or less; and add to #4, existing trees including Elms at the rear and sides of the property provide significant screening and shall not be removed from the property no earlier than two years from the date of the Site Development approval of the landscape plan. AYES: Chairman Cottrell, Commissioners Clow, Wong, Gottlieb & Vita NOES: None This approval is subject to a 22 day appeal period. 3.4 Proposed Ordinance of the Town of Los Altos Hills amending Sections 10-1.502 (Development Area) and 10-1.503 (Floor Area) of the Zoning Code to modify the maximum development area and floor area allowed on constrained lots, including lots requiring a Conditional Development Permit; and proposed Negative Declaration. Staff had nothing further to add to the report. Chaimtan Cottrell asked Jim Rasp if there were any formulas relating to drainage increases on impervious surfaces. Mr. Rasp replied there is a problem with increase in development throughout Town. Can only make guesstimates. Commissioner Wong asked for a brief history of what triggered the proposed change in the ordinance which was answered by Mr. Cahill noting one concern was driveway widths. Mr. Rasp continued commenting on the fire department requirement for a 14 foot width but only 10 feet (five feet on each side) needs to be paved with another material for clearance for the fire truck doors or for working on the side of the truck. OPENED PUBLIC HEARING Al Whaily, 26925 Taaffe Road, felt the rules for MDA and MFA were too restrictive and should be relaxed beyond the amount being considered. He provided a letter with his rationale. 6 Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 8 Sandy Baratta, 11675 Dawson Drive, stated her property is 1 1/3 acre with a 30% slope and cannot do anything with it because of the slope. She supports the changing of the ordinance or to have an ordinance change to help people with properties like hers. She provided a letter from Jerry Clements, Civil Engineer, regarding difficult lots requesting a modification to the ordinance which would make life easier for staff, Planning Commission and Council, as well as for homeowners and their consultants. Joan Schlenz, 13551 Paseo del Roble, did not want the existing ordinance to change. It is for the protection of the residences. Dot Schreiner, 14301 Saddle Mountain Drive, provided a background of the ordinance as 4000/5000 MFA/MDA has not worked well in the past. She reviewed "What is slope density" as provided in the Design Guidelines. The previous Planning Commission and staff worked diligently on the ordinance. She felt they should consider a two car garage on these challenged properties. Chairman Cottrell pointed out that setbacks are consistent. On smaller properties setbacks take up much of the property. George Craford, 13023 Vista del Valle Court, stated he has a 2,200 square foot house which is maxed out due to the driveway. There should be some consideration for decks, etc. which do not effect drainage. Kaiman Lee, 26799 Elena Road, described the problems with his 1 '/z acre property and low MDA/MFA numbers. CLOSED PUBLIC HEARING Chairman Cottrell felt there was much more work to be done before taking any action. Commissioner Wong noted the historic data in the report on constrained lots which was provided as a guideline. Will more studies take into consideration drainage, driveways, etc.? Commissioner Gottlieb felt a variance request is a possibility. There needs to be an easier way to make a decision on these lots. Mr. Rasp noted drainage 30 years ago and now. Drainage should not be a deterrent. Drainage will be handled. A decision should not be made solely on drainage issues. Commissioner Clow felt reducing the MFA to 4,000 square feet to 3,500 square feet was unfair. He would not support this change. The 4,000 square feet should be a minimum. The steeper lots should have less development area. Many people with steep lots have numbers based on traditional rules resulting in very little area. He suggested looking for drainage suggestions and being creative. Commissioner Vim noted that the reason this item has returned was due to the number of people voicing opposition to lowering the floor area maximum to 3,500 square feet. She could not support this change. Commissioner Wong would like to find a way to accommodate people with constrained lots. Perhaps staff can provide a menu of ideas, leaving the floor area at 4,000 square feet. k Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 9 PASSED BY CONSENSUS: To prepare a menu of ideas to be reviewed and discussed at the October 11'h meeting. Brief break at 10:50 p.m. 4. OLD BUSINESS 4.1 Report from subcommittees. Chairman Cottrell spoke to the City Council regarding the Land Use Element and their request for specific questions with specific answers. Discussion ensued regarding using the "Guidelines for Residential Design & Land Use" as a guide for questionslanswers in the survey. 5.1 Vacation schedule PASSED BY CONSENSUS: To cancel the September 13'h meeting and to change the September 27ih meeting to Thursday, September 28'h. Future agenda items will include discussion regarding mandatory garages, additional setbacks for ( projects over 6,000 square feet of floor area, and Town wide noticing. �I 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for August 17`h, Commissioner Wong, reported on the following items: adoption of resolution adding a fee to the Town's fee schedule for an in -lieu payment when pathway construction is required; request from the Planning Commission for clarification of direction concerning the community survey; joint volunteer awards committee; discussion of whether or not carports should count in floor space; Lands of Cottrell; resolution regarding Amigos Court; interpretation of setback requirement from Hale Creek, lots 5-10 of the Quarry Hills subdivision;; Lands of Nijenhuis and Breeding; and Lands of Kerns. 6.2 Planning Commission Representative for September 7'h — Commissioner Wong 7. APPROVAL OF MINUTES 7.1 Approval of August 9, 2000 minutes PASSED BY CONSENSUS: To approve the August 9`h minutes. Planning Commission Minutes Approved 9/28/00 August 23, 2000 Page 10 kW 8. REPORT FROM FAST TRACK MEETING -AUGUST 22, 2000 8.1 LANDS OF MACMILLAN, 27345 Natoma Raod (166-00-ZP-SD); A request for a Site Development Permit for an addition to an existing residence. Approved with conditions. 9. REPORT FROM SITE DEVELOPMENT MEETING -AUGUST 15 & 22, 2000 9.1 LANDS OF DANA, 25700 Bassett Lane (170-00-ZP-SD); A request for a Site Development Permit for a pool. Approved with conditions August 15, 2000. 9.2 LANDS OF WINDY HILL ASSOCIATION, 12007 Kate Drive (181-00-ZP-SD); A request for a Site Development Permit for a landscape screening plan. Approved with conditions August 15, 2000. 9.3 LANDS OF RYAN, 26970 Orchard Hill Lane (180-00-ZP-SD); A request for a Site Development Permit for a pool, arbor and landscape improvements. Approved with conditions August 22, 2000. 10. ADJOURNMENT The meeting was adjourned by consensus at 11:35 p.m. Respectfully submitted, - — Lani Smith Planning Secretary 400