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HomeMy WebLinkAbout7.1 j. •q/// I LAY Minutes of a Regular Meeting DRAFT Town of Los Altos Hills PLANNING COMMISSION Wednesday,August 26, 1998, 6:30 p.m. Council Chambers, 26379 Fremont Road , cc: Cassettes (3)#16-98 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:34 p.m. in the Council Chambers at Town Hall. Present: Chairman Cheng, Commissioners Gottlieb, Aurelio, Schreiner &Jinkerson Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Associate Planner;Lath Smith, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR None. 3. PUBLIC BEARINGS 3.1 LANDS OF BOWERS, 25518 Hidden Springs Lane (19-98-ZP-SD-GD); A request for a Site Development Permit for a new two-story residence (continued from June 10, 1998). Commissioner Jinkerson stepped down from the public hearing due to the proximity of his residence to the proposed project. Chairman Cheng stated she had listened to the tapes of the June 10, 1998 meeting. The Planning Director introduced this item by noting the receipt of two letters (Mr. and Mrs. Williams voicing concerns with drainage, privacy and car lights, and Mrs. Brockway voicing support). He had also received a call from Mrs. Vellequette, and from Steve Douglas, representative for Bob Taylor homes; both expressed their support. OPENED PUBLIC HEARING Glenn Cahoon, 296 Kansas Way, Fremont, project architect, discussed the changes made to the design which included stepping the floor levels of the structure down the slope, modifying the roofline of the proposed structure to provide a couple of additional steps in Planning-Cofnmission Minutes DRAFT August 26, 1998 Page 2 the lower portion of the house (particularly above the master suite), the retaining walls, and relocating the basement so the maximum cut is now approximately 12 feet below the floor level above. He also addressed the Planning Commission's concern regarding grading. He had looked at shifting the house, but grading results were close to the same. He reviewed the plans with the neighbors, all of whom voiced their support (except for one). The garage roof pitch will match that of the residence with no areas for storage. Commissioner Gottlieb was concerned with the roof pitch from the Taylor driveway requesting a two foot reduction. Mr. Cahoon noted that they have already reduced it by 1 to 1 1 feet. He was familiar with the Taylor house and he did not feel they would see the two-story portion of the residence. The area in question is only three feet wide. He reviewed the elevations,noting they would only see roof in a very small portion. CLOSED PUBLIC HEARING The assistant engineer addressed the letter from Mr. and Mrs. Williams regarding drainage. Commissioner Schreiner felt the applicant had tried to meet most of the Planning Commission's concerns. Commissioner Gottlieb would like the roof line reduced. She would also like to see the small section of grasscrete removed from the setback, and the pathway along the side property line kept open during construction (fence area). Chairman Cheng felt the applicant had complied with requests stated at the previous meeting. She was not in favor of a reduction in roof height. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Aurelio to approved the Site Development Permit for a new residence and detached garage, Lands of Bowers, with the following additions/changes to the conditions of approval: add to #17 that fencing shall be placed along the pathway easement to protect the path from damage, and no storage of equipment, vehicles or debris 'shall be allowed within the drip lines of these trees or in the pathway easement. AYES: Chairman Cheng, Commissioners Aurelio, Schreiner& Gottlieb NOES: None ABSTAIN: Commissioner Jinkerson Commissioner Gottlieb still had concerns but supported her fellow Commissioner's decision. This item will appear on the City Council consent calendar September 16, 1998. 3.2 LANDS OF BOISSIERE & LOCKER, 12248 Via Arline (32-98-ZP-SD- GD); A request for a Site Development Permit for a new residence, and a secondary dwelling unit. Planning Commission Minutes DRAFT August 26, 1998 Page 3 • The Planning Director introduced this item noting the receipt of a letter from Robinson and Ikeda, at 12238 Via Arline, noting concerns with the height, tree removal, and the secondary dwelling location and the close proximity to their master bedroom. They suggested flipping the house, reducing the height, planting trees for screening, and moving the secondary dwelling to the other side of the property to reposition it away from their master bedroom. The secondary dwelling unit could be moved or rotated 90° which would provide the Robinson's with the requested privacy. Discussion ensued regarding the Fire Department requirement (fire sprinkler system and fire hydrant), the circular driveway, the chain link fence, and the approval of an on-site fire department turnaround. Commissioner Gottlieb had spoken to some neighbors in the area who voiced concern regarding drainage (ponding) which the assistant engineer addressed. Commissioner Jinkerson questioned the attic fans reflectivity, referring to the Town adopted color board. OPENED PUBLIC HEARING Mark Godby, 735 Industrial Road, San Carlos, project architect, addressed the previous comments stating the proposed fire department turnaround is close to meeting the requirements. Regarding drainage and ponding, the inlet will be improved. He provided color samples of the fan material and the tiles; both comply with the color board. He continued by highlighting the following: minimized the two story area; design features to include ins and outs, recessed windows, shadowing, and care with window orientation. The garage, breezeway and house have been positioned to block the view of the motor court and garage entries from off-site. He provided a colored rendering of the site, discussing the views from the neighboring properties, orientation away from the Robinsons, and the cottage being used to shield the outdoor area from the Robinsons. Mr. Godby addressed the letter from the Robinsons noted that the dimensions were inaccurate as there is a greater distance between the properties, the cottage, and the master bedroom. The closest portion to the Robinsons' home is 90 feet; 100 feet from the cottage. The orientation and windows of the secondary unit are positioned away from them. The intent was to provide screening for privacy for both owners. If the unit was moved to the other side of the property, the impact would be the same but for the other neighbor. Commissioner Schreiner asked if he would be willing to move the unit 5 to 10 feet in and shifting it so it is off the 30 foot setback line. He responded yes, however he would prefer keeping one corner as shown. She also asked what was the purpose of the concrete block which appears to be in the setback. Mr. Godby responded the wall was required by the soils engineer along with one 3 foot wall along the driveway due to the slope. Rodney Robinson, 12238 Via Arline, discussed his letter asking only for the secondary dwelling to be moved or angled back a bit as he was comfortable with the other explanations presented by Mr. Godby. 1 ' Planning Cornmission Minutes DRAFT August 26, 1998 Page 4 Hugh March, 13101 La Paloma Road, discussed the easement sewer line through this property, and the drainage line which should be lowered and/or modified to handle the water. He has reviewed the plans, voicing support of the application. He hoped that the landscaping plan will include oak trees, not_eucalyptus. He prefers the location of the - -secondary dwelling and felt the house fits well into the site. Ken Daniel, 26481 Purissima Road, discussed the location of the sewer easement and the construction prior to any landscape plantings. The assistant engineer noted that the property owner is not required to install the sewer line since it is not needed for them to connect to sewer. The neighbors can apply for an application to extend the sewer main as soon as the easement has been granted. Sandy Humphries, Environmental Design Committee, recommended using at least 30% native, drought tolerant species. She would like at least one oak to be planted to replace the oak being removed (condition #2). She also would like an open type fencing to allow creatures to flow through the land. CLOSED PUBLIC HEARING Commissioner Aurelio was encouraged with so many neighbors present to discuss this project. He felt may suggestions were appropriate. Constructing the sewer.at the same time of the easement makes sense as well as lowering the drain line. He felt the architect had made appropriate recommendations for screening especially for the secondary unit area. He also agreed with the suggestion regarding moving the secondary unit toward the centerline of the property and rotating it. The assistant engineer clarified that they would not require the applicant to install the sewer as a part of this application as they already have a sewer main for connection. The residents who would benefit from the sewer line would have the opportunity (after the easement has been granted) to do that work and coordinate the work while this project was under construction. Commissioner Gottlieb would also like the secondary unit moved and rotated. She asked if the chain link fence could be moved downhill. Mr. Godby responded currently the chain link fence is not proposed to be expanded. She also suggested native, non-invasive plantings at the drainage outlet. Dorothy Gurwith, 13157 La Paloma Road, would prefer some other typeof fence than chain link. The Planning Director suggested fencing be reviewed with the landscape plan. • Planning-Coinrnission Minutes DRAFT August 26, 1998 Page 5 Commissioner Jinkerson suggested a center planter in the circular driveway, if possible, to reduce paving. He agreed with moving the secondary unit but did not feel it needed to be turned (work with staff). Discussion ensued regarding the recommendation for drought tolerant plantings as it is currently not a Town policy. The Planning Director suggested that the Environmental Committee develop a policy to present to the Council for consideration. - - MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Jinkerson, seconded by Commissioner Gottlieb to approve the Site Development Permit for a new residence, and a secondary dwelling unit, Lands of Boissiere & Locker, with the following additions/changes to the conditions of approval: the secondary dwelling unit shall be shifted a minimum of five feet from the proposed location (361/2 feet from the north property line) and the building shall be rotated so that the shorter end faces the common property line with the adjacent lot owned by Robinson & Ikeda; a center planter shall be added to the driveway if possible; any proposed fencing shall be reviewed with the landscape plan; and non-invasive native plants shall be used at the inlet and outlet of the drainage pipe. AYES: Chairman Cheng, Commissioners Schreiner, Aurelio, Gottlieb &Jinkerson NOES: None - This item will appear on the City Council consent calendar September 16, 1998. 3.3 LANDS OF.EURO DEVELOPMENT, INC., 25665 O'Keefe Lane (104-98- ZP-SD-GD); A request for a Site Development Permit for a new residence. This item was continued to the September 9, 1998 meeting at the request of staff. 3.4 LANDS OF KAMANGAR, 24300 Summerhill Avenue (122-98-ZP-SD- GD); A request for a Site Development Permit for a major addition and remodel. Coilunissioner Gottlieb stepped down from the public hearing due to the proximity of her residence to the proposed project. The Planning Director introduced this item stating some concerns expressed by some of the Commissioners: (1) it appears that the walkway and stair area behind the house roof area encroaches into the rear setback and needs to be pulled back; (2) the driveway is not 14 feet wide currently (11 to 12 feet wide) and the plan does not specifically show how it will be Planning Commission Minutes DRAFT August 26, 1998 Page 6 widened. He suggested adding to the conditions of approval that the width addition shall be on the northwest side of the driveway, not toward the embankment. Another concern was the drainage coming off of the driveway area on the hillside suggesting added language to the landscape condition for drought tolerate planting and drip irrigation on the slope side to reduce drainage on the driveway. OPENED PUBLIC BEARING Katja Kamangar, 2 Blackhawk Lane, Burlingame, project representative, has reviewed the staff report and conditions of approval concurring with staff recommendations. She noted they have reduced the roof height and they will reduce the height of the retaining wall (condition #1). She also agreed with the Planning Director's recommendations as previously stated. - Dan Biermann, project designer, addressed the following: the roof area at the back portion; the design elements; matching existing roof pitch; the driveway width on the northeast side; the use of pavers and grasscrete to minimize development area and pavement; the bulk, mass and height; and the benefit to the neighborhood. Commissioner Schreiner asked how much they were reducing the front from the highest - ridge. Mr. Biermann responded, approximately one foot. She asked if they had considered putting the parking bay in the back where the existing pavement is located as this house will have a tremendous impact on the adjacent neighbor. The adjacent neighbors main view and only view is going to be looking at the parking bay and the cars. Mr. Biermann responded he had considered it although staff had mentioned that any uncovered parking had to be outside the setbacks. There is also a problem with the turnaround area. The Planning Director stated that the Commission, as their option, could consider the back area as existing parking although it would not comply with turnaround requirements. Staff looked at the project as a major addition, requiring four parking spaces with adequate turnaround. Mr. Biermann suggested one uncovered car space in that location, providing another area for the fourth space which would minimize-the amount of development area and minimize the amount of impact. The proposed front parking area is approximately 20' x 20'. Commissioner Schreiner continued by discussing the basement area noting the alcove area is being covered to regain floor and development area. Mr. Biermann discussed the use of the existing 6,920 square feet of development area asking if they could use the remaining development and floor area figures to retain the alcove area. Discussion ensued regarding the grandfathered development area numbers, and backfilling against the exterior lower floor, separating the basement and garage area to ensure that the basement meets the Town basement definition. Planning Commission Minutes DRAFT August 26, 1998 Page 7 Carol Gottlieb, 24290 Summerhill Avenue, adjacent neighbor, discussed the history of the property and the impact to_her property (doubling the width of the house). The rendering of the house is beautiful but the impact would be great. She would like all parking on the upper level (impact of car headlights) or use the location of the present staircase which would protect her views. She further discussed the lack of any development area-for outdoor living. She was concerned with parking as well as landscaping, drainage and the stress on the bank with over watering. She also requested at least four feet of fill and solid walls in the basement. CLOSED PUBLIC HEARING Commissioner Jinkerson noted the size, slope and development area allowed on this lot which are advantages not provided on many larger lots. He would prefer the house lowered as this is a prominent site and does not step down the hill. Regarding parking, he understood the concerns addressed by the neighbor and the request for parking close to the house. The archway within the setback must be removed and the basement must be constructed in such a way so the center area will never be built. The applicants are receiving a benefit by having a two-story structure now and being allowed to backfill so the basement area is not counted in the new calculations. He wanted to make sure that the area between the basement always remains crawl space. Commissioner Aurelio felt this was too much house for a constrained lot. He recommended the size of the house be reduced. Katja Kamangar commented that she had met with staff regarding the project and reviewed the MDA/MFA. The proposed project is within those maximums. Regarding parking, they would be willing to leave the paving area as it is, if it would help the neighbor or have one parking space above and one in the proposed location. Commissioner Aurelio noted that the formula for MDA/MFA is a guideline, not a maximum. Commissioner Schreiner was concerned with the amount of development area regardless of the fact that it is grandfathered in. The numbers will dramatically increase the visibility of the house while still retaining the basement. She did not feel the lot could take this much development and was concerns with the lack of outdoor areas. She would like to see some of the development area along with the front of the house reduced. She was concerned with the high numbers on a 20% slope. She requested a redesign to reduce the numbers due to the impact on the neighborhood and adjacent neighbor, citing the Site Development Policy. She suggested looking at the parking, perhaps half in the front and half in the back. There was a concern with the bank also. She asked what the road level was to the highest portion of the house. Planning Commission Minutes DRAFT August 26, 1998 Page 8 Commissioner Jinkerson requested a height reduction by one to two feet, giving them back the full basement (not counting the garage), with the only entrance through the house. He is looking for a lower profile. Parking should be in the back by the garages. This lot is entitled to 4,000 square feet, although the house should be lowered, stepped down, and letting them use the entire basement. He does not want to tell the applicants how to use their development area. Commissioner Aurelio stated if the top is reduced proportionally to using the bottom, then he could support the previous comments from Commissioner Jinkerson. Commissioner Schreiner agreed they do allow 4,000 square feet but they have trouble with the development area. If they reduce the development area 500 square feet, then the house will proportionally be reduced or perhaps take some of the development area from other areas. Chairman Cheng was not comfortable with the proposed parking. She would like to see one space above and one space on the lower level. She noted the applicant is allowed a basement as long as it is totally underground. Drainage does need to be addressed. This house is set back from Summerhill Avenue. Tonight is the first time anyone mentioned measuring the height from the bottom of the road. The applicant is entitled to this house and she was not comfortable with decreasing their development or floor area numbers. Dan Biermann discussed the basement, the usage, and it not being compatible for living space due to the height. Commissioner Schreiner noted items of concern and suggestions regarding the parking, reducing the front height, drainage, and the basement. She would still like a reduction in development area numbers to decrease the bulk and to provide outdoor living area. Commissioner Jinkerson had concerns regardingtaking what is now countable space, backfilling, using the numbers above ground. This disturbed him, particularly since the existing footprint is smaller. He agreed with the request for a redesign. The Planning Director asked what if the basement did not count today so the existing floor area-did not include the'basement (1,161 square feet hot counting garage and crawl space), allowing them to attempt to use the maximum allowable of 6,285 square feet of development area and 4,000 square feet floor area. This would help staff work with the applicants with the redesign. The applicants could redesign with these numbers, taking into consideration the other concerns mentioned (lowering the roof, relocating the parking, drainage issues). The basement, after backfill, will not count in the development and floor area figures. • Planning Commission Minutes DRAFT August 26, 1998 Page 9 MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and Commissioner Jinkerson, to continue the request for a Site Development Permit for a major addition, Lands of Kamangar, for redesign, working with staff to redesign the driveway, reduce the bulk of the house (lower one to two feet, if possible), and work on the drainage problems, using 6,285 square feet as the maximum allowable development area and 4,000 square feet floor-area as provided under the code. - AYES: Commissioners Aurelio,Jinkerson &Schreiner NOES: Chairman Cheng ABSTAIN: Commissioner Gottlieb Chairman Cheng was not comfortable reducing the grandfathered development area numbers. Katja Kamingar felt this decision was inconsistent to what she was told by staff. Mr. Kamangar stated he bought the property with the understanding he had 4,000 square feet of floor area. He really does not like the basement but they thought it would be a waste of money to tear it down. He would rather come back without a basement. He asked.if he was allowed to build 4,000 square feet? The Planning Director noted that there was no guarantee for 4,000 square feet, as there are some discretionary issues which the Commission deals with to determine what is appropriate for a site. This item will be re-noticed for a future public hearing agenda. Brief break at 10:05 p.m. 3.5 LANDS OF EARNEST, 27766 Stirrup Way (132-98-ZP-SD-GD); A request for a Site Development Permit for an attached garage, and a secondary dwelling unit. Commissioner Schreiner stepped down from the public hearing due to the proximity of her residence to the proposed project. The Planning Director introduced this item by noting the receipt of a letter from the applicant regarding the recommended conditions for Site Development Permit, conditions A.2, A.3, A.4, A.9, A.13, B.14, B.16, B.17, B.18, and B.19. Staff recommended not changing any of the conditions except for B.19 so the fire sprinkler requirement applies only to the proposed secondary unit as the fire marshal has stipulated. The assistant engineer explained the request for B.17 (connecting to the public sanitary sewer, and B18 (drainage). She agreed with the Planning Director not to delete the other conditions in question. OPENED PUBLIC HEARING Planning Commission Minutes DRAFT August 26, 1998 Page 10 Ian Earnest, 27766 Stirrup Way, applicant, discussed the conditions of approval, #14, regarding the debris box. He felt they have a very good track record for keeping his site clear. The assistant engineer stated they have allowed others not to have a debris box as long as they can keep the trash cleaned up on a daily basis with the understanding that if it becomes a problem, they will be required to have one. _ Bob Stutz, Pathways Committee, requested the driveway be roughened, if needed, and the mailbox be moved to the property side of the path. CLOSED PUBLIC HEARING Commissioner Gottlieb concurred with staff recommendation regarding crawl space. Commissioner Jinkerson felt the access should be solely from the exterior. Regarding, B.14, the debris box should be required unless staff felt is was not needed. Discussion ensued regarding B.17 and B.18, noting in the past, this has been waived due to financial hardships. An additioanl reason for the request was the trenching required would create a region that would facilitate the penetration of water behind the existing retaining wall that supports the main house. The assistant engineer agreed that this was not a typical site. The steep slope on this site is more of a unique condition with the sewer lateral then they see on most properties. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Gottlieb to approve the Site Development Permit for an attached garage, and a secondary dwelling unit, Lands of Earnest, with the following additions/changes to the conditions of approval: the height of the storage/crawl space shall not exceed 7 feet at any point and that the access to the storage/crawl space is from the exterior of the unit only; add to #14 that a debris box shall be placed on site for collection of construction debris, unless staff determines that the box is not necessary; add to #16, that the mailbox shall be relocated away from the pathway; #17, the property owner shall - be required to connect to the main residence public sanitary sewer prior to final. Aft check; #18 deleting "showing the location of the new sanitary seWer lateral connection to the public system"; and#19, change first sentence, "prior to final inspection, the applicant shall install a fire sprinklering system to the new second unit to assure that adequate flow is available to the residence. AYES: Chairman Cheng, Commissioners Jinkerson, Gottlieb & Aurelio, NOES: None ABSTAIN: Commissioner Schreiner This item will appear on the City Council consent calendar September 16, 1998. Planning Commission Minutes • DRAFT August 26, 1998 . Page 11 4. OLD BUSINESS 4.1 Report from subcommittees. None. _ 5. NEW BUSINESS - _ The September 9th meeting will start at 6:30 p.m. to accommodate two continued items. The October 14th Planning Commission meeting was previously canceled (vacation) and the Circulation Element of the General Plan may be on the October 28th agenda. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for August 19th, Commissioner Jinkerson, reported on the following items: adopting of resolution banning Methyl Tertiary Butyl Ether; introduction of Ordinance amending Municipal Code regarding underground utility installations; update on the review of campaign ethics violations by the League of Women voters; Lands of Meshkovsky; and modification of adopted Housing Element of the General Plan and proposed negative declaration. 6.2 Planning Commission Representative for September 2nd -Commissioner Schreiner 7. APPROVAL OF MINUTES 7.1 Approval of the August 12, 1998 minutes PASSED BY CONSENSUS: To approve the August 12, 1998 minutes. 8. REPORT FROM THE Sl'1'E DEVELOPMENT HEARING AUGUST 18 AND 25, 1998 -- 8.1 LANDS'OF WEN, 12228 Via Arline (112-98-ZP-SD); A request for a Site _ Development Permit for a swimming pool and a landscape plan. Approved with conditions August 18, 1998. 8.2 LANDS OF KUO, 26431 Elena Road (131-98-ZP-SD); A request for a Site Development Permit for a single story 714 square foot addition, a 495 square foot attached garage, and remodel. Approved with conditions August 18, 1998. Planning-Commission Minutes DRAFT August 26, 1998 Page 12 8.3 LANDS OF VENKAIhSH, 12117 Oak Park Court (157-98-ZP-SD); A request for a Site Development Permit for a landscape plan. Approved with conditions August 25, 1998. 9. ADJOURNMENT The meeting was adjourned by consensus at 10:55 p.m. Respectfully submitted, Lani Smith Planning Secretary