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HomeMy WebLinkAbout03/10/2005Minutes of a Regular Meeting Approved 4/14/05 Town of Los Altos Hills PLANNING COMMISSION Thursday, March 10, 2005, 7:00 p.m. Bullis School Multi -Purpose Room, 25890 Fremont Road cc: Cassettes ( 1 ) #4-05 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission regular meeting was called to order at 7:00 p.m. in the Bullis School Multi -Purpose Room. Present: Chairman Kerns, Commissioners Collins, Carey, Cottrell & Clow Staff: Carl Cahill, Planning Director; Debbie Pedro, Senior Planner; Leslie Hopper, Project Planner; Lani Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS far 3.1 LANDS OF MOCK, 26360 Calle Del Sol (123-04-ZP-SD-GD); A request for a Site Development Permit for a 5,057 square foot new residence (maximum height 25 ft. 4 in.) and swimming pool (staff -Leslie Hopper). Staff introduced this item by reviewing the staff report, in particular, the 27" cork oak tree at the rear of the house and the request for an exception to the Towns grading policy to allow a differential of up to 7 feet between the finished floor of the front deck and portions of the house and the existing grade below. The lot slopes upward from the street with a 13% slope. The owners want to keep the cork oak tree which is located in the center of the property, in the most logical place for a house. The existing house wraps around the oak tree. Since the owners want to keep the cork oak tree, they have designed their new house around the tree. In doing so, the front deck and front portion of the house requires a grading exception (greater than three feet). This is unfinished crawl space (approximately 900 square feet) proposed to remain open with lattice work as camouflage. The owners intend to fully landscape in front of that area which is a condition of approval (#2). She also noted that the house includes 12 skylights which should not cause any problems to the neighbors due to existing vegetation and the neighbors are set back. The Planning Director indicated that the project has been conditioned (#10) so the crawl space area shall not at any time be converted to floor area without the review and approval of the Planning Department. OPENED PUBLIC HEARING Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 2 AY Dean Rhodes, project architect, felt the staff report explained the project very well and the goals they are trying to achieve. He discussed the cork oak tree which will be a focal point of the site. They are siting the new house where the current house is located. Mr. Lee, 13020 La Paloma Road, addressed the private road easement asking that the road be maintained during the construction and be repaired there after. Staff indicated this is a standard condition of approval (#18). He suggested, since this is a private road, that the owners get together regarding any existing repair work as the Town will not require the applicants to totally restore the road. Discussion ensued regarding the deck area and the lattice setting back 18" indicating the applicants are trying to utilize the natural grading on the site. Jim Vedder, 26355 Calle del Sol, voiced concerns regarding more drainage coming off a large house. He noted the swale and the catch basin in the street. He would like as much water as possible dispersed on the property before it gets dumped into the drain which is a concrete pipe under the street that opens out onto his property about 10 feet further down. In a good rain fall, this ditch runs pretty full. Another concern is parking. He understood that all parking should be on the site. However, all the damage existing on the street was done by the previous contractor without much satisfaction from the Town. The street has a turning hammer -head which is a problem for big trucks, etc. Also, with cars parking on the street, it becomes very difficult getting onto your own property driveway. The Planning Director indicated that Mr. Vedder could call the Town, and sometimes it may be necessary to call the Sheriff if there are issues when the office is closed. The usual procedure is that if the Town receives many complaints, a "stop work notice" will be issued. Most contractors do find a way to make the conditions work. Leslie Vedder, 26355 Calle del Sol, stated that she had spoken to the applicant's landscape person a year ago. They have a row of Pine trees up above their garage and there was a swale there that kept water from pouring directly down on them. She asked that the swale be maintained. She suggested that the current landscape person review this area also. CLOSED PUBLIC HEARING Commissioner Carey felt the project was straight forward and could support it with the condition that the crawl space would remain crawl space. Commissioner Clow has been to the site and looked at the cork oak tree. It will be a challenge to make sure it does not get harmed. He voiced support. Commissioner Collins voiced support also. She questioned the swale issues and what would happen if the neighbors cannot get out of their driveway. She asked who should be called first. The project contractor stated they should be the first to be called. Usually they will send a letter Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 3 4W to the neighbors with contact numbers if issues arise. She continued by asking if the swale was shown on the plans? The Planning Director directed her to condition #11 (peak runoff rates). Commissioner Cottrell indicated his questions have been answered, voicing support. Chairman Kerns also voiced support stating they have done a good job building the house around the cork oak tree and the design is in keeping with the existing home. MOTION SECONDED AND PASSED BY CONSENSUS: Motion by Commissioner Clow, seconded by Commissioner Cottrell and passed by consensus to approve a request for a Site Development Permit for a 5,057 square foot new residence and swimming pool, Lands of Mock, 26360 Calle Del Sol, with the recommended the conditions of approval. This approval is subject to a 23 day appeal period. 3.2 LANDS OF UNLU, 25701 Deerfield Drive (222-04-ZP-SD-GD-VAR-CDP); A request for a Conditional Development Permit for a 3,267 square foot two story new residence with a 908 square foot basement (maximum height 24' feet), and a Variance to allow two (2) outdoor puking spaces to encroach in the side yard setback (staff -Debbie Pedro). Commissioner Carey stepped down from the hearing due to the proximity of his residence to the project site. Staff introduced this item by reviewing the project and staff report with the help of an aerial photograph of the neighborhood. There are a number of substandard lots in this neighborhood and all are developed with one or two story single family homes. The existing house is a single story with a detached garage coming off of Deerfield Drive. The existing home and garage encroaches by up to 22 feet within the front and side yard setbacks. The applicant is proposing to demolish the existing house, replacing it with a two story home with a basement and attached garage. The house is designed to meet setbacks, height and MDA/MFA requirements. The side setback in 30 feet, the front setback is a little more than 40 feet, and the rear setback is approximately 50 feet. There will be a new driveway in approximately the same location off of Deerfield Drive and the applicant is requesting a variance to locate two outdoor parking spaces within the side yard setback. Because of the constraints of the topography of the slopes and also the constraint building area the applicant is requesting a minor grading exception to the grading policy. Some of the under floor area in the back of the house has a crawl space area between three to seven feet between the natural grade and also the finished floor above. The floor plan was used to illustrate the crawl space area. The total square footage of the those areas is 219 square feet. Regarding neighbor comments, the Town did receive a letter from Dr. Bart Carey who is the adjacent neighbor at 25621 Deerfield Drive detailing his concerns about the height and the design of the home. The letter also listed additional conditions for Commission ` consideration. In conclusion, she provided photographs of the property and surrounding area for review. Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 4 6 Discussion ensued regarding the existing house pad at 275 elevation which is generally the pad elevation of the new home. Commissioner Cottrell questioned a concealed wall on the north side along the property line with a seven foot drop off between this property and the neighbor. The question was deferred to the project architect. OPENED PUBLIC HEARING Paul Okamoto, project architect, stated that they have worked out many mitigations with the down hill neighbors which should preclude a longer presentation. This is a modest house compared to today's standards. They have worked closely with Town staff and have met all of the neighbors. He provided a letter of support from the owners at 25700 Deerfield Drive. He referred to the letter from Bart Carey noting that they have made some negotiations that will deviate slightly from the plans. There were seven (7) conditions noted in Carey's letter, referring to what they have agreed to as follows: (1) Agreed to reduce the elevation of the house by two feet by going down further. A two foot drop will still be in compliance with the slope of the driveway (15% maximum slope) (275 to 273 elevation). (2) Plate height of the upper story to eight feet was agreeable. (3) Negotiated to provide a lattice screen along the east side of the deck. (4) agreed to look at the roof and slope it toward the Lands of Carey, whether it is a hip or a shed, they have not agreed yet but they will work directly with the neighbor. (5) They prefer not to comply with suggestion. Debbie Pedro indicated that the engineering department has reviewed the drainage request and has determined that it does meet the C3 requirements because the water needs to run over the land as it dissipates. Staff does not recommend diverting the excess runoff. (6) They have negotiated a compromise to plant four mature redwood trees (between a 36" box and a 40" box) paid for by the owner; Bart Carey will plant two in conjunction to save costs. (7) Agreed with the request that the landscape screening will be done right after the grading for the building foundation. In conclusion, he stated that the house is dropped three feet overall from the proposed drawings and they are keeping all of the existing trees on the site except for the one tree in the front as the applicant does not like the Pine tree. Commissioner Collins felt both front trees soften the site line of this lot as well as the two story house. It was agreed that the Commission would prefer to see a Pine tree over a Palm tree. Paul Okamoto continued indicating that they have met with all of the close neighbors who did not voice any complaints regarding the removal of the Pine tree. They will explore the possibility of moving the tree. Ismail Unlu, 511 Bayswater Avenue, Burlingame, applicant, stated that they will replace the front Pine tree with another palm or tropical tree, not leaving an empty space. Bart Carey, 25621 Deerfield Drive, neighbor immediately adjacent to this property on the down hill side. He stated that they are the most effected neighbors and the setback variance parking also effects them the most. He indicated that Mr. Into and Mr. Okamoto have been a pleasure to work with in trying to mitigate his concerns. They have designed a very nice house (referred to his letter). For the record, he indicated the agreed changes to the project: (1) understood why they could not reduce the elevation of the house by three feet (engineering concern with slope of the driveway); (2) reduction of the plate height of the upper story; (3) adding a trellis off the Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 5 `r kitchen deck; (4) shed roof over the kitchen has become a non -issue because they are willing to work with them; (5) taken off the table not realizing it was contrary to Town engineering recommendations; (6) installing landscape screening at downhill property line (four mature trees on the Unlu property; with the Carey's installing two), coordinating the installation; and (7) agreed by both. They have a project that certainly has impacts on him but he was happy to say that he can support the project with these modifications. Jonathan Stone, Palo Alto, representing John Mozart, 13850 Templeton Place, neighbor, stating they had reviewed the plans, in particular, the four trees targeted for removal which will remain. This is encouraging as it will provide some screening. The landscape screening plan is not required until after framing of the residence. Mr. Mozart would like some insurance that plantings on the north boundary will be sufficient in number and size to mitigate the visual impact of this home. He felt the approval should be deferred until such time that the plantings are specified and reviewed by staff and the Commission. At a minimum, he requested a note added to the current drawing set that provide more screening, similar to the note depicting more landscaping along the eastern edge of the property. He also felt it was unclear from the plans what the exterior of the home will look like. The staff report indicates that the proposed materials on the house include painted stucco exterior, wood clad windows, asphalt composition roof and decorative horizontal siding. They would like to see exterior renderings of the home prior to approval. He concluded stating they felt the mass of the structure is too great for the size of the lot. He appreciated the previous comments regarding the reduction in height. He did believe that Mr. Mozart has spoken to the applicants concerning the trees. Staff provided an overview photo of the Mozart property as it related to the Unlit site noting the existing landscaping. Paul Okamoto indicated that they could plant one redwood tree to fill in the void. Also, Mr. Mozart could plant on his side of the property. Chairman Kerns explained the process for reviewing a landscape screening plan. Staff felt they should follow the standard process and not try to condition landscaping at this time. Sandy Humphries, Environmental Design Committee, discussed their recommendations for the site which included retaining all of the trees. She also discussed planting up close to the house even if it is only trellising near or on the house. The house does not have to disappear but to blend in. CLOSED PUBLIC HEARING Commissioner Collins commended the applicants for working so well with the neighbors, making many compromises. She only had one request which was to keep the Pine tree in the front of the property for the reasons given earlier. She would support the project with the Pine tree remaining. She identified the front Pine tree as necessary for landscape screening for the project. She also felt it was kind of the applicants to offer to plant trees to help mitigate the site line for the Mozart property. The Mozarts should share in this but also do a great deal of screening themselves. 4W Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 6 Commissioner Cottrell agreed. It is rare to get this much cooperation between an applicant and the neighbors (very commendable). He also felt all of the trees should remain (including the front Pine tree). Given this and the conditions agreed to with Mr. Carey he could support the project. Commissioner Clow gave compliments to the applicant and his architect as this is a very difficult site, for two reasons: (1) the buildable area is so small, almost a ridgeline site (very visible); and (2) concurred that the front Pine tree is important for screening requiring it not to be removed. He could support the project with the agreements the applicant has made with Bart Carey. He discussed the "View Ordinance" and the fact that the applicant and Bart Carey are planting Redwood trees. He asked that it would be understood and on the record that in five to ten years time no one will propose to top or remove the Redwood trees. The applicants concurred. Chairman Kerns concurred. This particular tree is important for screening and should stay. He was happy that they have worked with the neighbors, coming up with some compromises. Since they are not an architectural review board they should not be dealing with the architectural issues. Certainly the reduction in the house pad by two feet should be added as a condition. He further discussed lowering the plate height which results in an overall reduction of three feet. The Planning Director noted that typically you say "structural height" There are different ways to describing it, i.e. lower the profile which means grading and/or lowering the structure. Chairman Kerns continued by discussing the issue with the deck with respect to the lattice screening. He did not feel they necessarily have to add it as it is an architectural detail as well as the shed roof details. He asked if they want to add a statement regarding adding four mature Redwood trees (36" to 48" box variety) with the initial height of 15' to 20'. Also, Item 7, having conditions 5 & 6 be completed as the next step after grading for building foundation. For clarification, discussion ensued regarding Item 2, reducing the height of the structure by one foot, which ends up being three feet. MOTION SECONDED AND PASSED BY CONSENSUS: Motion by Commissioner Cottrell, seconded by Commissioner Clow and passed by consensus with Commissioner Carey abstaining (stepped down) to approve a request for a Site Development and Conditional Development Permits for a 3,267 square foot two story new residence with a 908 square foot basement (maximum height 24' feet), and a variance to allow two (2) outdoor parking spaces to encroach in the side yard setback, Lands of Unto, 25701 Deerfield Drive, with the following changes/additions to the conditions of approval as follows: reduce the elevation of the house by two feet; reduce the height of the structure by one foot; all existing trees be retained; four Redwood trees, at least 36" box size, to be installed on the east property line; and the four trees be installed after grading (placement of the trees will be agreed to by the applicant and Carey). This approval is subject to a 23 day appeal period 4. OLD BUSINESS -none 5. NEW BUSINESS -none Planning Commission Minutes Approved 4/14/05 March 10, 2005 Page 7 4 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for March 3rd—Commissioner Clow, reported on the following: consideration of a letter to the Los Altos City Council requesting a resolution in support of the Los Altos School District offering the Bullis/Purissima site to the Bullis Charter School; renewal of the Conditional Use Permit for the Westwind Community barn; and the attendance of Little League parents. 6.2 Planning Commission Representative for March 17ih - Commissioner Carey 6.3 Planning Commission Representative for April 7" —Commissioner Kerns 7. APPROVAL OF MINUTES 7.1 Approval of February 10, 2005 minutes 7.2 Approval of February 24, 2005 minutes MOTION BY COMMISSIONER CLOW, SECONDED BY COMMISSIONER COTTRELL AND PASSED BY CONSENSUS: To approve the February 10 and 24, 2005 minutes. 8. REPORT FROM FAST TRACK MEETING -MARCH 1, 2005 8.1 LANDS OF ZHU AND XU, 24910 La Loma Court (206-04-ZP-SD-GD); A request for a Site Development Permit for a new 4,762 square foot two story ` residence (maximum vertical height 25'8") (staff -Debbie Pedro). Approved with conditions. 9. REPORT FROM SITE DEVELOPMENT MEETING- MARCH 1 & 8, 2005 9.1 LANDS OF GRIMES, 28010 Elena Road (141-04-ZP-SD); A request for a Site Development Permit for a 1,398 square feet first and second story addition (maximum height: 25'8") (staff -Debbie Pedro). Approved with conditions. 9.2 LANDS OF LISBONNE, 26110 Eucalyptus Lane (5-05-ZP-SD); A request for a Site Development Permit for landscape screening and hardscape improvements (staff -Brian Froelich). Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 8:25 p.m. Respctfuhly submitted, L2 Smith 4 Planning Secretary