HomeMy WebLinkAbout12/13/2000Minutes of a Regular Meeting Approved 1/10/01
Town of Los Altos Hills
PLANNING COMMISSION
Wednesday, December 13, 2000, 7:00 p.m.
Council Chambers, 26379 Fremont Road
cc: Cassettes (2) #21-00
ROLL CALL AND PLEDGE OF ALLEGIANCE
The Planning Commission meeting was called to order at 7:03 p.m. in the Council Chambers at
Town Hall.
Present: Chairman Cottrell, Commissioners Vito, Gottlieb, Clow & Wong
Staff: Carl Cahill, Planning Director; Angelica Herrera, Assistant Planner; Lam Smith,
Planning Secretary
2. PRESENTATIONS FROM THE FLOOR -none
PUBLIC HEARINGS
3.1 LANDS OF CAMPI, 14190 Baleri Ranch Road (207-00-ZP-SD-GD); A request
for a Site Development Permit for a bunker/wine cellar.
Commissioner Vitu stepped down from the hearing due to the proximity of her residence to the
applicants. Staff introduced this item by noting the area above the bunker/wine cellar was
counted in the development area calculations. Discussion ensued regarding the light wells (UBC
standards) and if the project satisfies the basement definition although it is not under a structure.
It was noted that the proposed wine cellar will be fully below grade and generally complies with
the Town's definition for a basement. However, the plans show one proposed entry that is
partially above the adjacent grade but not visible from off site.
OPENED PUBLIC HEARING
Bill Maston, 384 Castro Street, Mountain View, project architect, discussed the patio area over
the wine cellar, the light wells being in compliance with UBC standards, the natural grade, the
vineyard on the site and condition #3, requesting clarification (clear and restore native path along
southern boundary along property line).
C41
Planning Commission Minutes Approved 1/t0.01
December 13, 2000
Page 2
Commissioner Wong asked why the bunker is not a cabana? Mr. Maston responded it was due
to site planning issues (no floor or development area available) and to hide the structure which
will also allow for the patio area. The project meets all ordinances and the structure will be
water proof. He continued by discussing the rational for a basement and reducing massing. This
is not a grading issue. Also, the neighbors have endorsed the project.
Commissioner Clow noted the dictionary definition of a basement which is normally connected
to a structure. This is an underground structure connected to nothing. This is a new innovation,
setting a precedent.
Mr. Maston felt this reduces mass. This should be encouraged so more people would put their
homes underground as more room is needed. He felt this was a positive issue although
Commissioner Clow felt there would be more impact with underground construction.
Gary Campi, 14190 Baled Ranch Road, applicant, referred to the basement definition and
guidelines. This structure is only half of his total footprint.
Harry Emerizan, Pathways Committee, discussed condition #3, the Master Pathway Plan, and the
condition not impairing construction.
CLOSED PUBLIC HEARING
Commissioner Clow did not have a problem with the structure but felt it sets a precedent,
granting areas not under a structure. He suggested denying the application, referring it to the
City Council for guidelines. He felt this would be a major impact in town. Commissioner
Gottlieb did not feel this met the definition of a basement or a bunker as a retaining wall will
need to be built to hide it. She suggested moving the cabana and placing the bunker/wine cellar
under it. If a basement is underground, there should be a structure over it. Commissioner Wong
felt they were getting into new areas without guidelines. He asked the Planning Director for his
opinion. Mr. Cahill felt the structure is completely under natural grade, not an exceptional size,
and he did not feel there was a reason this approval would set a precedent. He did realize the
concerns with no structure above. Commissioner Wong would like to be objective, applying the
rules consistently. He would like reasons for approving this and not others. Mr. Cahill
responded they could make findings very specific. Commissioner Wong felt they should either
deny the application and leave it to Council to provide guidelines or approve it with findings
(specific). Chairman Cottrell felt they were setting a precedent with an increase in underground
structures. He was concerned with an increase in development and floor area on maxed out
properties. He supported denying the project.
Mr. Masten requested deferring the application to the Council rather than a denial.
Commissioner Clow felt the Council should decide what the basic policy should be.
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 3
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Gottlieb to deny the request for Site Development Permit for a bunker/wine cellar,
Lands of Campi, 14190 Baled Ranch Road.
AYES: Chairman Cottrell, Commissioners Wong, Gottlieb & Clow
NOES: None
ABSTAIN: Commissioner Vitu (stepped down)
3.2 LANDS OF CORRIGAN, 13445 Robleda Road (196-00-ZP-SD-GD); A request
for a Site Development Permit for a new residence and a detached garage with an
upper studio.
The Planning Director introduced this item by noting, in addition to requiring a fire hydrant, the
Fire Department is also requiring the residence to have a fire sprinkler system. The Planning
Commission should add the following condition to the project conditions of approval:
"An automatic residential fire sprinkler system approved by the Santa Clara County Fire
Department shall be included in the new residence. Plans prepared by a sprinkler contractor shall
be submitted and approved by the Fire Department prior to acceptance of plans for building plan
check and the sprinklers shall be inspected and approved by the Fire Department prior to final
inspection."
Discussion ensued regarding pathway dedications.
OPENED PUBLIC HEARING
Sigrun Corrigan, 12797 Normandy Lane, applicant, stated they have been working on the project
since August, making many changes per staff recommendations and requests. She introduced her
project team.
Gregory Zubick, 14000 Palawan Way, Marina Del Rey, project architect, provided a model of
the site, discussing reducing the visual impacts especially for neighbors on Wildflower Lane.
The project meets and is under the MDA/MFA calculations. He has read the Design Guidelines,
discussing the design as it relates to reducing bulk and mass. The house design is Italian and the
siding is a key aspect in reducing the bulk. They have lowered the building pad and the main
entry is 175 feet from Wildflower Lane. The access into the property will be from Robleda
Road. The second story is half the size of the first floor and they have created shadows on the
building to reduce the appearance of bulk. Their main object is to create a building which
appears to have been there for many years. He further discussed the color process, roofing
material and colors, no white painted surfaces and the grading policy, in particular, the court yard
area and a portion of the new driveway which do not meet the grading policy. Although
Commissioner Gottlieb was concerned with the 27 foot height on a flat roof, Mr. Zubick
t explained it was within code.
Planning Commission Minutes Approved 1110.01
December 13, 2000
Page 4
4 Wilt Corrigan, 12797 Normandy Lane, requested a part of condition #25 be deleted as the request
for a 10 foot easement along the northern property boundary will go in the middle of his
property. He understood the Pathway Committee did not know he owned both parcels and asked
for relief. They are meting all other pathway requirements.
Susan Roberts, Giuliani & Kull, Inc., project engineer, provided a revised Worksheet #2 to better
define the proposed development areas. Regarding condition #19, they would like to request that
this condition be reworded as follows: "The design of a new driveway to serve the property at
13441 Robleda Road shall be included in the submittal for permits for this project. The
construction of such a driveway shall be included in the permitting and construction for 13445
Robleda Road and shall be completed prior to occupancy, and prior to the removal of the existing
driveway access to 13441 Robleda Road." She addressed the letter from Mr. Danaher regarding
drainage, requesting the drainage from the lot be directed through the property onto the Robleda
Road side as opposed to the Wildflower Court side. She further discussed the driveway design
referring to the Kem driveway design where they gave their best effort, given the terrain. They
have met fire department requirements.
Mike Potel, 13320 Wildcrest Drive, stated that the road is owned by the association. He has
reviewed the plans, walked the site and still has some concerns: impact of the construction; the
large garage; and routing of the driveway. The driveway is very close to his property and would
prefer it moved away from his property. He also noted there will be a construction fence along
L Wildcrest Drive and Wildflower Lane to stop any unauthorized entry or parking by
subcontractors along those roads, during the construction phase.
Tom Klope, 885 N. San Antonio Road, Los Altos, landscape architect, stated they intend to
screen the area and preserve views of neighbors.
Jim Danaher, 13700 Wildflower Court, reviewed his letter regarding water problems for lower
end properties, construction traffic problems, the 27 foot height, the choice of colors, and the
need for extensive landscaping along Wildflower Lane.
Stan Mok, 25690 Chapin Road, supported the project which is better than a subdivision and
complimented the applicants for their cooperation.
Harry Emerzian, Pathways Committee, understood the objection of the 10 foot easement along
the northern property boundary which is located in the middle of the applicant's property since
they own both sites. The Committee looks at properties as single ownership. He felt this
pathway was critical but willing to look at other options.
Brad Lyman, 13770 Wildflower Lane, shared in the comments from the letter from Mr. Dahaher.
He is at the low point of the property and drainage is a concern. They should consider the future
of downhill properties. Regarding the construction fence, it should not be right on the street but
closer to the construction site, using the Robleda Road access. Also, anything that could be done
kW regarding the mass as it relates to the Wildflower Lane area would be appreciated
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 5
4 Sandy Humphries, Environmental Design Committee, asked if there was anywhere on the plan
showing the creek or the conservation easement which was explained by the project engineer,
Susan Roberts. Ms. Humphries continued, discussing the flow of wildlife, and the protection of
the 44" cypress tree which is not within the footprint of the structure but the deck area. Also,
trees should not be higher than the residence to protect neighbor's views.
Tom Klope responded that they too would like to keep the tree, however an arborist report
indicated the tree is in decline (fungus).
Discussion ensued regarding the studio over the garage with a kitchenette and whether it was
actually a secondary dwelling and if so, would not qualify due to the total size (2,738 square feet
including the garage). Mrs. Corrigan stated she would be happy to remove the kitchenette if it is
a problem.
CLOSED PUBLIC HEARING
Commissioner Vitu had no problem with the project. She requested more discussion regarding
the off road path and the possible secondary dwelling. Commissioner Wong supported the
project with the elimination of the pathway which crosses the middle of their property.
Commissioner Gottlieb voiced the following concerns: parking for large events; conservation
easement 25 feet from top of bank (preservation of the creek); proposed driveway lights;
drainage as it related to Wildflower Lane; vertical elements; and tree planting in the courtyard up
close to the residence asking for areas especially by the garage for tree planting. Trees should be
a variety and not form a hedge. She was also concerned with the amount of fill, requesting a
reduction, if possible. The secondary dwelling/studio was also a concern. She requested a
disclosure statement be added to the conditions of approval preventing the area to be used as a
secondary dwelling due to the size of the entire structure. Commissioner Clow felt the applicants
had done a great job with communicating with the neighbors, with the access from Robleda Road
and the planting of some trees. The secondary unit is no larger than 1000 square feet. Since the
requested pathway is running through the applicant's two properties, he did not feel it was
desirable to require it and also because there is an existing pathway on the property. He felt
screening for the driveway and the garage were important. The fence/barrier is a good idea to
make sure contractors do not operate off of Wildflower. Chairman Cottrell also supported the
project, subject to the conditions discussed: #19, a change in wording provided by staff; #25
deleting the north pathway (separate motion) as well as an easement on Wildflower Lane since
there is a pathway on the other side; fencing the property along Wildflower Lane up to the
property during construction; drainage toward Robleda Road wherever possible to prevent
drainage from coming down to Wildflower Lane, conservation easement along the creek to
comply with Fish and Game Department requirements; the landscape plan will not be approved
at this time; applicant to work with staff to bring the secondary dwelling into compliance with
code; adding the fire sprinkler condition to the fire hydrant condition; and provide findings for
the color condition (highly visible). He commended the Corrigans for working with their
neighbors.
Planning Commission Minutes Approved 1/10.01
December 13, 2000
Page 6
MOTION SECONDED AND PASSED: Motion by Commissioner Clow, seconded by
Commissioner Wong and passed by consensus to eliminate the northern boundary pathway from
the application. It shall read as follows: The Type 2B path shall be restored on Robleda Road.
AYES: Chairman Cottrell, Commissioners Gottlieb, Clow, Wong & Vita
NOES: None
MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by
Commissioner Wong adding to #25: Unless it is determined that a pathway easement already
exists on the opposite side of Wildcrest Drive and Wildflower Lane (working with the Pathway
Committee and staff), the applicant shall submit a legal description and exhibit for a pathway
easement along Wildcrest Drive and Wildflower for review and approval by the City Engineer
and the City Attorney. The City Attorney shall prepare the grant document and the property
owner shall sign and notarize the document prior to acceptance of plans for building plan check.
A Type 2B pathway shall be constructed along Wildflower and Wildcrest prior to final
inspection.
AYES: Chairman Cottrell, Commissioners Gottlieb, Clow, Wong & Vitu
taw NOES: None
MOTION SECONDED AND PASSED: Motion by Commissioner Clow, seconded by
Commissioner Wong to approve the Site Development Permit for a new residence and garage
with second story studio, Lands of Corrigan, 13445 Robleda Road, with the following additions
and changes to the conditions of approval: add to #1, that the setback lines shall be accurately
shown on the site plan; add to #13, that the plans shall show 6 -foot fencing along Wildflower and
Wildcrest to discourage access to the property from these streets and shall be sufficiently setback
(minimum 60 feet); add to condition #19: The driveway design shall be included with the
submittal of plans for building plan check. The construction of this driveway shall be completed
prior to final inspection, and prior to the removal of the existing driveway access to 13441
Robleda Road.; add to #20, that all drainage from developed areas shall be directed towards the
creek adjacent to Robleda Road; new condition: The property owner shall grant a 25 -foot wide
(measured from top of creek bank) conservation easement to the Town over the wooded creek
area adjacent to Robleda Road. No other structures, other than septic field lines, are permitted,
no grading shall be permitted within the easement area, and only native vegetation may be
planted within the easement. The property owner shall provide a legal description and plat
exhibits that are prepared by a licensed land surveyor and the Town shall prepare the grant
document. The grant document shall be signed and notarized by the property owner and returned
to the Town prior to acceptance of plans for building plan check; and, add the following
condition under FIRE DEPARTMENT: An automatic residential fire sprinkler system approved
by the Santa Clara County Fire Department shall be included in the new residence. Three sets of
plans prepared by a sprinkler contractor shall be submitted to the Planning Department and
approved by the Fire Department, prior to acceptance of plans for building plan check, and the
Planning Commission Minutes
December 13, 2000
Page 7
Approved 1110.01
sprinklers shall be inspected and approved by the Fire Department, prior to final inspection.
Findings for color reflectivity restriction due to visibility.
AYES: Chairman Cottrell, Commissioners Clow, Wong & Vitu
NOES: Commissioner Gottlieb (due to the secondary dwelling unit above a structure as
she did not feel it met the intent of the ordinance)
This approval is subject to a 22 day appeal period.
Brief break at 9:35 p.m.
4. OLD BUSINESS
4.1 Report from subcommittees. Commissioner Gottlieb stated the Pathway
Committee will be participating in a pathway family caroling event December 21, 2000.
Commissioner Clow discussed the repeated situation regarding pathway requests and the
Commission not provided with enough information and/or a clear understanding as to where the
pathway will be constructed (need map submitted with report for the non obvious pathways).
The Commission would also like to know the reasoning for the request (connector, master
pathway map, etc.) so they can detemtine if the request makes sense. If the pathway committee
cannot propose a placement before the scheduled hearing, a recommendation should not be
made.
The Planning Commission would like to initiate a review of basement and secondary dwelling
unit ordinances.
6. REPORT FROM THE CITY COUNCIL MEETING
6.1 Planning Commission Representative for December 71h, Commissioner Clow,
gave a brief overview of the meeting.
6.2 Planning Commission Representative for December 21" — cancelled
6.3 Planning Commission Representative for January 4t° — Commissioner Gottlieb
6.4 Planning Commission Representative for January 18'h — Commissioner Wong
7. APPROVAL OF MINUTES
7.1 Approval of November 8, 2000 minutes
(
L PASSED BY CONSENSUS: To approve the November 8, 2000 minutes
Planning Commission Minutes
December 13, 2000
Page 8
Approved 1/10.01
kaw 8. REPORT FROM THE FAST TRACK MEETING —NOVEMBER 14 21 28, AND
DECEMBER 5 & 12 2000
8.1 LANDS OF SCHULZ & BOZESAN, 12455 Briones Way (189-00-ZP-SD); A
request for a Site Development Permit for an addition, guest house, and pool.
Approved with conditions November 14, 2000.
8.2 LANDS OF FINKELSTEIN & INFANTE, 27664 Vogue (199-00-ZP-SD); A
request for a Site Development Permit for an addition to an existing residence,
and an addition to an existing accessory building. Approved with conditions
November 21, 2000.
8.3 LANDS OF OWEN, 25751 Elena Road (205-00-ZP-SD-GD); A request for a
Site Development Permit for a new residence, cabana, and pool . Approved with
conditions November 21, 2000.
8.4 LANDS OF YANG, 13481 Mandoli Drive (195-00-ZP-SD-GD); A request for a
Site Development Permit for a new residence. Approved with conditions
November 21, 2000.
8.5 LANDS OF YANG, 11991 Murietta Lane (247-00-ZP-SD); A request for a Site
Development Permit for an addition to an existing residence. Approved with
4y conditions November 28, 2000.
8.6 LANDS OF VASUDEVAN, 13428 Carillo Lane (227-00-ZP-SD-GD); A request
for a Site Development Permit for a new residence. Approved with conditions
November 28, 2000.
8.7 LANDS OF SALIMI, 27100 Byrne Park Lane (64-00-ZP-SD-GD); A request for
a Site Development Permit for a first and second story addition to an existing
residence. Approved with conditions December 5, 2000.
8.8 LANDS OF JOFFE, 14790 Manuella Avenue (226-00-ZP-SD); A request for a
Site Development Permit for a new residence and pool. Approved with
conditions December 12, 2000.
8.9 LANDS OF SINDHU & BERTRAND, 27060 Old Trace Lane (135-00-ZP-SD);
A request for a Site Development Permit for a new residence, two detached
garages, and a secondary dwelling unit. Approved with conditions December 12,
2000.
9. REPORT FROM SITE DEVELOPMENT MEETING -NOVEMBER 14, 28 AND
DECEMBER 5 & 12, 2000
V
Planning Commission Minutes
December 13, 2000
Page 9
Approved 1/10.01
4 9.1 LANDS OF FUNG, 24000 Oak Knoll Circle (243-00-ZP-SD); A request for a
Site Development Permit for a 281 square foot addition to an existing residence.
Approved with conditions November 14, 2000.
9.2 LANDS OF SCHNEIDER, 24052 Oak Knoll Circle (251-00-ZP-SD); A request
for a Site Development Permit for a landscape screening plan. Approved with
conditions November 28, 2000.
9.3 LANDS OF BREIER, 26359 Esperanza Drive (204-00-ZP-SD); A request for a
Site Development Permit for a secondary dwelling unit. Approved with
conditions November 28, 2000.
9.4 LANDS OF CAMPI, 14190 Baled Ranch Road (257-00-ZP-SD); A request for a
Site Development Permit for a cabana and pool. Approved with conditions
November 28, 2000.
9.5 LANDS OF WINDY HILL, 28000 Laura Court Lot 1 (268-00-ZP-SD); A request
for a Site Development Permit for a landscape screening plan. Approved with
conditions December 5, 2000.
9.6 LANDS OF WINDY FALL, 12000 Kate Drive Lot 2 (267-00-ZPSD); A request
for a Site Development Permit for a landscape screening plan. Approved with
conditions December 5, 2000.
9.7 LANDS PATMORE & ZARCONE, 27690 Central Drive (259-00-ZP-SD); A
request for a Site Development Permit for a landscape/hardscape plan. Continued
to December 19, 2000
9.8 LANDS OF POWERS, 12080 Green Hills Court (281-00-ZP-VAR); A request
for a Zoning Permit to construct a 4.5 foot tall wrought iron fence and gates, and a
variance to encroach 8 feet within the required reference line for constructing a
fence. Approved with conditions December 12, 2000.
10. ADJOURNMENT
The meeting was adjourned by consensus at 10:00 p.m.
Respectfully submitted,
�(''�
Lani Smith
Planning Secretary