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20 Staff Report - 107 Colorado CourtMEETING DATE: 6/19/06 .~pW N OF ITEM NO. -.w , COUNCIL AGENDA REPORT !pS..=G.pjpS DATE: June 8, 2006 TO: MAYOR AND TOWN COUNCIL FROM: TOWN MANAGER , it SUBJECT: CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION TO DENY A REQUEST TO CONSTRUCT A NEW SINGLE FAMILY RESIDENCE ON PROPERTY ZONED HR-2'/i. PROPERTY LOCATION: 107 COLORADO COURT. FILE #S-06-22. PROPERTY OWNER/APPLICANT & APPELLANT: STEWART & COLETTE FAHMY. RECOMMENDATION: 1. Open and hold the public hearing and receive public testimony. 2. Close the public hearing. 3. Uphold the Planning Commission's decision to deny Architecture & Site application S-06-22 (motion required). 4. Refer to the Town Attorney for the preparation of the appropriate resolution (no motion required). If the Town Council determines that the Planning Commission's decision should be reversed or modified relative to either or both appeals: 1. The Council needs to find one or more of the following: (1) Where there was error or abuse of discretion on the part of the Planning Commission; or (2) The new information that was submitted to the Council during the appeal process that was not readily and reasonably available for submission to the Commission; or PREPARED BY. Bud N. Lortz,l Direc or of Community Development N UEV+SUZANVE'•:Council \Reports ~Fwd. to TCappeals~Colorado l 07.wpd Reviewed by: Assistant Town Manager _IT< Town Attorney Clerk Finance Community Development Revised: 6/8/06 10:10 am Reformatted: 5/30/02 PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #5-06-22. June 12, 2006 (3) An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision. 2. If the predominant reason for modifying or reversing the decision of the Planning Commission is new information as defined in Subsection (2) above, it is the Town's policy that the application be returned to the Commission for review in light of the new information unless the new information has a minimal effect on the application. 3. If the appeal(s) is/are approved, use the findings included as Attachment 3 for consideration of the Architecture and Site applications, and modify conditions in Attachment 4 as appropriate. The Council may use findings made by the Planning Commission on January 14, 2004. 4. Refer to the Town Attorney for preparation of the appropriate resolution(s). BACKGROUND In 1997, the Development Review Committee approved plans for a new 5,923 square foot house with a 909 square foot garage and a swimming pool. That application expired in 1999 and is no longer valid. The approval was made prior to the adoption of the General Plan (2000) and the Hillside Design Standards and Guidelines (2004). Staff met with the applicant and project architect prior to submittal of a formal application, and on several occasions following receipt of the application, to discuss concerns about the proposed project. The applicant made some revisions to the plans, but did not address all of the issues and concerns. Staff forwarded the plans and supporting information to the Planning Commission so that direction could be provided to the applicant for a significant redesign of the project or the application could be denied. Technical and peer reviews (includes arborist, architect, geotechnical and environmental evaluations) have not been completed in the interest of saving the applicant time and expense and saving staff and Town consultants from expending significant time to completely analyze plans that are significantly noncompliant with the HDS&G. On May 10, 2006 the Commission considered the application and concurred with staff that the applicant did not comply with the HDS&G and denied the application. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #S-06-22. June 14, 2006 PROJECT SUMMARY: The applicant is proposing to construct a 5,775 square foot house with an attached 1,230 square foot garage. The total floor area is 7,005 square feet including the garage. There is also 1,875 square feet of covered terraces and porches which adds to the bulk and mass of the house. The proposed floor area exceeds the maximum allowable FAR of 4,800 square feet (400 square feet of the garage may be excluded). Most of the property consists of slopes in excess of 30% and a new home cannot be built on this lot within the least restrictive development area (LRDA). However, staff believes the encroachment outside the LRDA should be minimized as much as possible and that the size of house is too large for the site given the constraints. The proposed project is located predominantly on slopes in excess of 30%, would impact most of the mature oaks trees, and requires a significant amount of grading and retaining walls. The proposed house exceeds the 30 foot height limit established by the Zoning Ordinance which would require approval of a variance. It also exceeds the maximum 25 foot sectional height allowed by the HDS&G. Any increase in height above 25 feet would require approval of a major exception to standard V.E. L of the HDS&G. A major exception may only be granted by the Planning Commission or Town Council after carefully considering the constraints on the site. The burden of proof is on the applicant to show that there are compelling reasons for granting an exception. The proposed pool is located on a slope that exceeds 30% which is prohibited by the HDS&G. The HDS&G also states that due to topographic constraints not every lot will be able to accommodate a pool. The pool should be eliminated. Cuts in excess ofthe HDS&G grading criteria are required to construct the proposed house, driveway and pool. The standards allow a maximum cut of eight feet, excluding cellars within the house footprint, and a four foot maximum cut in all other areas. A cut of 15-feet is proposed in the northwest house corner and a high stem wall is proposed. The driveway requires a 14-foot fill and fill depths of up to 10 feet are proposed around the rear deck (three feet is allowed by the HDS&G). While retaining walls have been limited to five feet or less, there are numerous walls needed to support the proposed design and the total length of the walls is significant (1,045 linear feet). Generally when a large number of retaining walls are needed, the development is not appropriate for the site. There are 16 Coast Live Oaks on the site that are concentrated on the front half of the property. Eleven of the oak trees are proposed to be removed, and two others will be severely impacted by construction. Three of the oaks can potentially be saved under the proposed plan. The Consulting Arborist has not yet evaluated the plans to evaluate the feasibility of maintaining any of the existing trees. 11 17 0 PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #S-06-22. June 12, 2006 Floor Area Exception As stated in the HDS&G, achieving the maximum floor area is not guaranteed due to individual site constraints. The priority is to comply with the standards and guidelines rather than designing to the FAR. The FAR is a numerical guide and achieving the allowable square. footage is not a goal. Greater weight will be given to issues including but not limited to height, building mass and scale, visual impacts, grading and compatibility. Criteria for allowing an exception to maximum allowed floor area (pages 29 and 30 of the HDS&G) is as follows: 1. The development will not be visible from any of the established viewing platforms. 2. There will be no significant impacts on protected trees, wildlife habitat or movement corridors. 3. Any grading necessary to accommodate the building area that exceeds the allowed FAR or an accessory building will be minimized. 4. All standards and applicable guidelines are being met. 5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods. The compliance margin must be at least 10.0. 6. The house will be pre-wired for future photovoltaic (PV) installation. 7. A minimum of 25% of hardscape material is permeable (certain types of interlocking pavers, grasscrete, pervious concrete, etc.). 8. A significant cellar element is included in the design, unless it conflicts with other standards. 9. There will not be a significant visual impact to neighboring properties. Staff has determined that the project does not comply with items 2, 3, 4, 8 and 9 for the reasons stated under project summary. In addition, the applicant has not demonstrated compliance with items 1, 5, 6 and 7, although the project could be designed to meet these criteria. Hillside Development Standards & Guidelines The proposal does not comply with the following provisions of the HDS&G: PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #S-06-22. June 12, 2006 1. The house and driveway have not been sited within the LRDA. 2. The overall square footage exceeds the maximum allowed and the applicant failed to justify an exception. 3. The height limitation is being exceeded by five feet. 4. Amount of development is extensive (building area is extremely limited by site constraints); the site may not be able to support the proposed pool. 5. Tree removals are significant. 6. Total grading volume is significant and cut and fill criteria has been exceeded. 7. Extensive use of retaining walls is necessary to construct the proposed project. General Plan Conformance The project is in conflict with the following policies and implementing strategies from the General Plan: L.P.8.4 Emphasize preserving the natural land forms by minimizing grading. Grading should be limited only to the area needed to place the main house on the property. L.P.8.8 Existing specimen trees shall be preserved and protected as a part of any development proposal. L.I.8.10 Hillside Design Standard: Houses shall be designed to step down the contours rather than be designed for flat pads. CD.P.2.3 Mass Grading in New Construction: Follow natural land contour and avoid mass grading in new construction. Grading large, flat yard areas shall be avoided. Siting of the house must consider natural topography. CD.P.2.4 Reducing Visible Mass: Effective visible mass shall be reduced through such means as stepping structures up and down the hillside, a maximum of two stories shall be visible from every elevation following the natural contours, and limiting the height and mass of the wall plane. CD.P.2.6 Hillside landscaping: Hillside landscaping shall be designed with the following goals in mind: a. Preservation and use of native/natural vegetation b. Following the natural topography c. Preservation of natural trees, vegetation PAGE 6 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #S-06-22. June 12, 2006 PLANNING COMMISSION ACTION: On May 10, 2006, the Planning Commission considered the subject architecture and site application. The Commission received public testimony and discussed the project. The Commission voted 5-1 to deny the application based on the following: The proposed project is not in compliance with the Hillside Development Standards & Guidelines. A complete redesign is needed to bring the project into compliance with the HDS&G. There was significant neighborhood objection to the proposed project. Appeal Attachment 2 is the applicant's appeal letter. He maintains that the Planning Commission erred in its decision for the following reasons (staff comments are in italics): • The decision denying the application constitutes illegal Reverse Spot Zoning. The applicant is not being denied the right to develop, but is being asked to design a home thatfits the site and that is of a smaller size, consistent with other homes on Colorado Court, and consistent with current hillside regulations. No evidence has been presented that supports a larger home size. The HDS&G exceptions to maximum floor area is ambiguous in that the requirement to be in compliance with all standards and applicable guidelines conflicts with the ability to request an exception. There are nine criteria for granting an exception to allowable floor area.. The proposed project is not in compliance with four of the nine criteria. This one point is not the reason for denial of the application. The Commission denied the application due to lack of overall compliance with the HDS&G. The project is not in compliance with two major hillside standards; floor area and height. Several other higher priority standards are not being met including grading cut and fill depths, tree preservation and a pool on a slope greater than 30%. FISCAL IMPACT. None ~ 3 PAGE 7 MAYOR AND TOWN COUNCIL SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION - 107 COLORADO COURT; FILE #S-06-22. June 12, 2006 Attachments: previously sent to Council under separate cover: 1. Applicant's appeal statement (one page), filed May 18, 2006 2. May 10, 2006 Planning Commission Minutes 3. May 10, 2006 Planning Commission desk item with Exhibit L & M 4. May 10, 2006 Report to Planning Commission with Exhibits A-K Distribution: Stewart & Colette Fahmy, 331 Santa Rosa Drive, Los Gatos, CA 95032 Cherine Bassal Planning & Design, 4912 Bradford Place, Rocklin, CA 95765 BNL: SD DEV.SUZANNEE'.Council `.Reports `•.Fwd, to I C. appeals`. Colorado] 07.wpd FILING FEES $272.00 Residential $1089.00 per Commercial, Multi- family or Tentative Map Appeal PA, i D #S ~l own of Los Gatos r~; (1 Of Ce of the Town Clerk y ~1;0 M in St., Los Gatos CA 95030 ru~ ~ 0~, Ms 6.-vro's !.i ,ice ~T F PLANNING COMMISSION DECISION I, the undersigned, do hereby appeal a decision of the Planning Commission as follows: (PLEASE DATE OF PLANNING COMMISSION DECISION: PROJECT / APPLICATIONNO /0- 06 - n 6 - 0,P, 2 JH ADDRESS LOCATION: C Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission Council finds that one of three (3) reasons exist for granting the appeal by a vote of at least three {3) please specify how one of those reasons exist in the appeal: !w ENT The Planning Commission erred or abused its discretion because OR 2. There is new information that was not reasonably available at the time of the Planning Commission decision, which is (please attach the new information if possible): OR 3. The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town Council: IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDTTIONAL SHEETS. IMPORTANT: 1. Appellant is responsible for fees for transcription of minutes. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee. Deadline is 5:00 p.m. on the 10' day following the decision. If the 10`s day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the 101 day, usually a Monday. 3. The Town Clerk will set the hearing withing 56 days of the date of the Planning Commission Decision (Town Ordinance No. 1967) 4. An appeal regarding a Change of Zone application or a subdivision map only must be filed within the time limit specified in the Zoning or Subdivision Code, as applicable, which is different from other appeals. 5. Once filed, the appeal will be heard by the Town Council. 6. If the reason for granting an appeal is the receipt of new information, the applicatio ally be returned to the Planning Commission for reconsideration. PRINT NAME: .STCLdi¢,e % `DLI=?T~ 14 n,7 SIGNATURE- DATE: S- I (3 ADDRESS: 3 7? / rr Ql A6 PHONE: CFQd - 3 s 8-d'gX F ~ r OFFICIAL USE ONLY DATE OF PUBLIC HEARING: D6 CONFIRMATION LETTER SENT: Date: Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION: NADEWORMSTlanning\Planning Commission Appeal.wpd - July 1, 2005 DATE OF PUBLICATION: )R P*T *TLY[, RD MAY 16 2006 ATTACHMENT Date of Planning Commission Decision: Project/Application No.: Address Location: Supplement to Item l: 05/10/2006 107 Colorado Court, App # S-06-022 107 Colorado Court 1. The Planning Commission erred or abused its discretion because: A. The decision denying the Application constitutes illegal Reverse Spot Zoning, namely a land use decision which arbitrarily singles out a particular parcel for different, less favorable treatment than the neighboring parcels. Reverse Spot Zoning has been held to be illegal by the U.S. Supreme Court and lower federal and state courts. B. The Hillside Development Standards and Guidelines, Exceptions to maximum floor Area (page 29, Part C) is ambiguous on its face with respect to Requirement Item 4, namely "All standards and applicable guidelines are being met." It is a legal impossibility to satisfy item 4, since if all standards and applicable guidelines are met, there would be no need for an exception. By requiring Applicant to comply with Item 4, the Planning Commission acted in an arbitrary and capricious manner. The decision amounted to a taking of Applicant's Property. 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