TOWN OF HILLSBOROUGH San Mateo County. Architecture and Design Review Board APPROVED MINUTES

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1 TOWN OF HILLSBOROUGH San Mateo County Planning Office 1600 Floribunda Avenue (650) Hillsborough, CA Fax (650) CALL TO ORDER 4:00 PM Architecture and Design Review Board APPROVED MINUTES Tuesday, January 21, 2014 at 4:00 pm Town Hall, 1600 Floribunda Avenue Community Room Boardmembers Present: Eric Nyhus, Chair; Julie Tenenbaum; Lionel Foster; Jerry Winges; Nan Ryan, Alternate Boardmembers Absent: Christian Huebner Staff Present: Elizabeth Cullinan, Director of Building & Planning; Tim Anderson, Building Official; Neal Martin, Planning Consultant Others Present: None APPROVAL OF MINUTES A motion (Tenenbaum/Winges) to approve the December 2, 2013 ADRB Meeting Minutes passed 4:0 WRITTEN/ORAL COMMUNICATIONS - None PUBLIC HEARING ITEMS Chair Nyhus announced and explained the appeals process to members of the public, which allows any decision of the ADRB to be appealed to the City Council within fifteen days of the ADRB decision. He added that all appeals must be filed with the City Clerk and provided a brief explanation of the purpose of the consent calendar. Consent Items Additions/Remodels San Raymundo Road - Wang (Wilson Chan Architect) 1

2 Regular Items: Request for design of a main and basement level addition and improvement of approximately 742 square feet of floor area (19.9% Floor Area Ratio) to an existing single level Ranch style residence. The proposal includes creation of 359 square feet of new basement space and improvements to 289 square feet of existing basement space. A motion (Winges/Tenenbaum) to approve the Consent Calendar and the 1023 San Raymundo Road project with the following condition: The property owner shall address any drainage impacts resulting from the new addition to the satisfaction of the Building Official. Additions/Remodels New Place Road - Cheung (Stewart Associates) Continued request for design review of a first and second floor addition of approximately 4,746 square feet of floor area (13.2% floor area ratio) to an existing multi-level Mediterranean style residence. The proposal also includes adjustments to the existing driveway for purposes of meeting emergency vehicle access requirements. John Stewart, project architect, presented the project indicating that he had met with the property manager of 170 New Place, that he did not feel that suggestions for changing the garage doors were feasible and that his client accepted the Construction Management Plan recommendation from Staff. All Board members indicated that they had viewed the project story poles from the residence at 170 New Place Road. Director of Building & Planning Cullinan noted that Staff had also viewed the project from 170 New Place Road and had met with neighbors Candice and Iver Lyche of 171 New Place Road to review the proposed Construction Management Plan. Chair Nyhus opened the public hearing on this matter. There being no one wishing to speak, he closed the public hearing. Boardmember Winges stated that he had no issues related to the massing. Privacy can be managed with screening and the garage was in a good location. Boardmember Tenenbaum noted there were no views impacted and the garage is large, but within the limits of the ordinance. Boardmember Foster questioned the rationale behind the request for a cash deposit and is this common practice. Staff responded that it is based on past experience with this contractor and the need to be proactive in guaranteeing implementation of the Construction Management Plan. Alternate Boardmember Ryan stated that she agrees with the other Boardmembers and although she does not favor the large garage, it is within the ordinance limits. Chair Nyhus indicated he found no impact on views from 170 New Place Road. 2

3 A motion (Tenenbaum/Winges) to approve the design on the conditions listed below; 4:0. 1) The applicant shall implement a construction management plan to the satisfaction of the Building Official which includes but is not limited to: No parking or staging of construction vehicles in the cul-de-sac bulb at the end of New Place Road. Parking of all construction vehicles must be on site, no construction vehicle parking on New Place Road. Concrete trucks or materials delivery trucks may stage only in the turn-out located approximately 1,900 feet down the street from the cul-de-sac bulb on New Place Road. Vehicles must wait in that location until there is space on the 150 New Place Road property to accommodate that vehicle. A cash deposit with the Town of Hillsborough to be used as payment for staff time resulting from any violations of construction management practices associated with the project. 2) Retaining walls are not permitted to be located in public utility easements; therefore, the civil plan must be revised to relocate the new driveway retaining wall along the northwest property line out of the easement area. This shall be submitted as a part of the Building permit submittal; 3) A tree protection plan and vegetation removal phasing plan shall be submitted to the Building Division, to the satisfaction of the Building & Planning Department; 4) A landscape screening plan between the properties at 150 & 170 New Place Road shall be subject to the administrative review procedures, inclusive of adjacent neighbor notification; 5) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect Craig Road - True (Form + One) Request for design review of a total of 1,362.5 square feet of additions to an existing 3,364 square foot Ranch style residence on a 23,970 square foot lot (19.72% Floor Area Ratio). Tim Raduenz, project architect, presented the project stating that the owner desires to retain the single story profile of the house as many houses in the area are single story. The design eliminates the horseshoe drive in front and their desire is to use cedar shingles and copper gutters. Boardmember Foster complimented the project and noted that the height was within the neighborhood context and the quality materials were important. Boardmember Tenenbaum complimented the project mass and scale indicating the proposal doesn t tower over the neighboring houses. Boardmember Winges stated this was a good choice of style that works well with the neighborhood. He noted that high quality asphalt shingles could be an option. Alternate Boardmember Ryan noted that the front was inviting. Chair Nyhus noted that that column below the dormer window could be better aligned and the 3

4 detailing is very good. Chair Nyhus opened the public hearing. Paul Swartz, 545 Craig addressed the Board noting that he liked the landscaping however; he was concerned with the high ridgeline that makes it very visible. He suggested that the ridgeline be reduced as the attic space is excessive. Tim Raduenz, project architect, responded the he was trying to keep the lowest profile while still developing the Cape Cod style. The roof trusses also take up a substantial amount of height. Chair Nyhus closed the public hearing as there was no one else desiring to be heard. A motion (Foster/Tenenbaum) to approve the design on the conditions listed below; 4:0. 1) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. The enhanced landscape plan shall be subject to the Administrative Review process Summit Drive - Tran (Nyhus Design Group) Request for design review of a 2,593 square foot second and third floor addition to an existing 10,079 square foot Modern style residence on a 56,439 square foot lot (22.45% Floor Area Ratio). Eric Nyhus recused himself as he is project architect and Jerry Winges served as Acting Chair. Jean Davis, architect with Nyhus Design Group presented the project. She noted that the owners, the Tran s, were out of Town and could not be present. She explained that instead of downsizing as their family has grown up, they want to take existing bedrooms and convert them to suites. The actual height of the building would increase In order to reduce the visual bulk the designer is proposing the use of rain screens. She noted a letter from the neighbor s representative at 2905 Churchill Drive and stated that she thought concerns could be addressed by screening. She noted that the neighbor had taken down existing screen trees when they built their addition and planted a row of new screen trees. She stated that the owner was willing to plant additional trees for screening. Acting Chair Winges opened the public hearing. John Poo, representative of the 2905 Churchill Drive property owner spoke describing Tran s house. He expressed concerns about 1) adding a 3 rd floor, 2) cantilevering the 2 nd and 3 rd floor to extend to the back and 3) tall windows allowing the residents to peer down on the neighbor s property. He stated that most of the removed landscaping was shrubs and diseased plants that had to be removed. His primary concern is about the 3 rd floor and the added height. Acting Chair Winges closed the public hearing as there was no one else desiring to be heard. Boardmember Foster complimented the architecture and stated that he likes the floor plan. He feels that it fits well into a neighborhood that has a number of large homes. He noted that the massing was fine and that height was not a problem. This is a Modern style that stays modern. Even from the 3 rd floor it would be difficult to see into the Churchill Drive house. Also he noted 4

5 that the removed screen planting can be replaced. He thought it was a well-designed project and that the issue can be mitigated with fast growing screen planting. Boardmember Tenenbaum agreed with Boardmember Foster. She indicated that the design was compatible with the neighborhood and urged the two property owners to work together to resolve issues. Alternate Boardmember Ryan noted that the house was imposing even with the expanse of front lawn. She liked the design and materials and noted that it was important for the parties to work together. Acting Chair Winges expressed additional concerns. He stated that he would like to have a section drawing in order to better understand the design. He indicated that the addition would be very imposing on the neighbors. He liked the colors and materials. However, he suggested the owner and architect explore other options for providing space for guests and extended family. He felt there may be better alternatives. The design should be focused on minimizing visual impacts. He suggested a continuation of the item in order for the neighbors to get together and possibly seek an alternative solution, thereby mitigating the need for a 3 rd story. A motion (Tenenbaum/Foster) to continue this item to the March 3, 2014 meeting; 3:0. 5. New Houses 1952 Forest View Avenue - Chung (Suarez-Kuehne Architects/Callan Landscape) Revisions to ADRB approval of a new two story Colonial Revival style residence and detached second unit totaling approximately 13,417 square feet of floor area (21.8% Floor Area Ratio) and landscape plan including tree removal, new plantings, swimming pool, stone patios, and paver driveway. Chair Nyhus returned to the dais and resumed duties as Chair. Betsy Chung, property owner presented the project and explained the easement problem that required redesign. She noted that the current design was a mirror image of the design previously approved. Architect Scott Kuehne addressed the siting of the house. Landscape architect Mike Callan described the new double hedge along the front and the accent trees in front of the house. Chair Nyhus opened the public hearing on this matter. There being no one wishing to speak, he closed the public hearing. Boardmember Tenenbaum and Boardmember Foster indicated their support for the project. Boardmember Winges expressed concern about the solar collectors and noted that they need to be integrated in the roof. Alternate Boardmember Ryan indicated she was pleased that the 7 foot parking strip was retained. Chair Nyhus stated his support for the project. 5

6 A motion (Foster/Tenenbaum) to approve the design on the conditions listed below; 4:0. 1) The applicant shall comply with the conditions of the October 8, 2013 ADRB approval with the exception of condition number 4 relating to structures built over the utility easement. 2) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. 3) The project shall include an enhanced landscape plan for the front of the property to the satisfaction of the Building and Planning Director. The enhanced landscape plan shall be subject to the Administrative Review process Whitwell Road - Murphy (Stewart Associates) Request for design review of the construction of a new two story Colonial style residence of approximately 4,122 square feet of floor area on a 16,677 square foot lot (24.72% Floor Area Ratio). The proposal includes demolition of an existing single story Ranch style residence. John Stewart, project architect presented the project. He explained differences between the preliminary and formal plans. Mike Callan, landscape architect noted that they were adding evergreens on the rear and left side of the property and trees in the front to soften the façade. Chair Nyhus opened the public hearing on this matter. There being no one wishing to speak, he closed the public hearing. Boardmember Winges stated that this was a nice project with the house well organized on the site, good materials and details. Boardmember Tenenbaum thanked the applicant for implementing the Board s suggestions. She stated that the landscape plan was nicely done. She also disclosed that she was friends with a neighbor of the project but had not spoken to them about the application. Boardmember Foster indicated that the project was not overpowering and supported the proposal. Alternate Boardmember Ryan noted that she liked the Cottage style, window boxes and phased screening. Chair Nyhus stated the project was well laid out. A motion (Winges/Tenenbaum) to approve the design on the conditions listed below; 4: ) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. 2) The project shall include an enhanced landscape plan for the left side property line to the satisfaction of the Building and Planning Director. The enhanced landscape plan shall be subject to the Administrative Review process Tournament Drive / APN: Zhang (Stewart Associates) Request for design review of a new multilevel French Country style residence containing 6

7 approximately 7,313 square feet of floor area on a 29,315 square foot vacant lot (24.94% Floor Area Ratio). The house is oriented toward and accessed from Parrott Drive. John Stewart, project architect presented the project using a power point presentation. He explained the ownership, address change, study models and access options from Tournament Drive and Parrott Drive. He explained the design elements that were changed from the preliminary plan. He also addressed concerns expressed in a letter from the neighbor at 1070 Parrott Drive. Bruce McDonald, landscape architect explained the landscape plan and screening. In response to a question he stated that the hillside could be planted early while the house is under construction. Chair Nyhus opened the public hearing on this matter. There being no one wishing to speak, he closed the public hearing. Boardmember Winges stated that the design was an improvement from the preliminary review, the hip roof was better, the French style somewhat less imposing, and the details were good. However, he noted that the house was still quite bulky and imposing. The landscape is a good solution. However, he felt that this was still a pre-conceived building that was not well adapted to the site. He noted that there were more options for adapting to the site. The building could step down the hillside and the current design was taller than it needed to be. The designer should start from the perspective of a more creative use of the site and adapt to the topography. Boardmember Tenenbaum stated this design was a great improvement and the Parrot Drive orientation was good. The design had good detail and the landscaping was important in softening the view of the building. Boardmember Foster noted that there may be more creative ways of designing the building but there are other considerations including cost. This plan is better than the original. Alternate Boardmember Ryan indicated that the new style was much softer and takes advantage of the topography. She favored the garage tucked under the roof. Chair Nyhus favors the Parrott Drive access. He noted that dropping the garage makes it less massive and the project is well designed. A motion (Foster/Tenenbaum) to approve the design on the conditions listed below; 3:1 (Winges opposed). 1) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. 2) The project shall include an enhanced landscape plan for the left side property line to the satisfaction of the Building and Planning Director. The enhanced landscape plan shall be subject to the Administrative Review process Uplands Drive - Zhang (Hunt Hale Jones Architects) Request for design review of the construction of a new two story European traditional style residence of approximately 5,909 square feet of floor area on a 23,841 square foot lot (24.8% Floor Area Ratio). The proposal includes demolition of an existing single story residence. 7

8 Alternate Boardmember Ryan recused herself from this item due to a miscommunication with the property owner. Jerry Hunt, project architect presented the project and explained the differences between the preliminary design and the formal presentation. He described the possible use of porous pavers. Chair Nyhus opened the public hearing on this matter. There being no one wishing to speak, he closed the public hearing. Boardmember Tenenbaum indicated that this was a beautiful traditional home with good window details and it looks as if it had been on this site forever. Boardmember Foster stated that he liked the preliminary design and he still likes it in its final form. Boardmember Winges stated that this is a nice project, the architect had done a good job with the changes, good landscape plan, color palette and a great project. Chair Nyhus stated that he was in favor of the preliminary design and is still in favor. He noted that the 3 foot wide shutters were good. A motion (Tenenbaum/Foster) to approve the design on the conditions listed below; 4:0. 1) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. 2) The project shall include an enhanced landscape plan for the left side property line to the satisfaction of the Building and Planning Director. The enhanced landscape plan shall be subject to the Administrative Review process Annescourt Place - Salma (TRG Architects) This is a request for design review of the new construction of a new two story with basement Soft Modern style residence of approximately 5,628 square feet of floor area on a 22,521 square foot lot (24.98% Floor Area Ratio). The proposal includes demolition of an existing single story ranch style residence. Alternate Boardmember Ryan returned to the dais to participate in meeting. Eric Nyhus recused himself due to a personal relationship with the applicants, and Jerry Winges served as Acting Chair Randy Grange, project architect presented the project. He began by addressing the concerns of neighbors at 35 Knightwood Lane and 2250 Forest View Avenue expressed in written letters to the Board. He presented an exhibit which showed numerous two story homes in the vicinity of the project. He stated that he tried to keep the house as narrow as possible. He added that there was a large redwood tree screen between the Annescourt property and the Knightwood property. He proposed additional screening in that location. Acting Chair Winges opened the public hearing on this matter. 8

9 Anne and Randy Fields of 35 Knightwood Lane addressed the Board describing the redwood grove that exists on the 23 Annescourt Place property. She stated that the trees shade their pool and patio and shed debris in the pool. She believed the residents of the new two story house would be able to look right down into their yard. She stated that a two story house was not appropriate; however planting with shrubs might improve the privacy problem. Don Klaiss of 2250 Forest View Avenue explained his concerns of loss of privacy and current view of greenery. He questioned the need for the rear balcony. He noted the fence between the two properties was quite old and needs replacement. He proposed a solution of major screening with large trees and shrubs. Donna Abrahamson, a neighbor, said that she had talked to the Salma s and they had agreed to work together on the screening between their properties using large Laurel s. She questioned how water conservation will impact the screen planting. Chair Nyhus closed the public hearing as there was no one else desiring to be heard. Alternate Boardmember Ryan said that she liked the house design, the living roof, top notch materials and that it flows well. The landscape screening at the back seemed easier to solve. She questioned if additional screening could be planted on the Knightwood neighbor s side. Boardmember Tenenbaum said that this was a beautiful home, good materials and hopes the applicant can work out the issues with the neighbors. Boardmember Foster indicated that the materials were high grade, the rendering looks good and massing was not an issue. The flat roof is actually lower that some one level homes. As to the Fields issue there is a choice; screening will result in loss of sunlight however the structure will not be imposing. He believes that the Salmas can work through the issues with the Klaiss. Acting Chair Winges stated that he likes this style of home. It is a warm house because of the materials and he does not favor clipping the exterior brick wall. He also does not favor losing the redwood tree screen. A motion (Foster/Tenenbaum) to approve the design on the conditions listed below; 4:0. 1) The applicant shall comply with the recommendations of the Town Consulting Landscape Architect. 2) The project shall include a phased and enhanced landscape plan for the rear and right side property lines to the satisfaction of the Building and Planning Director. The enhanced landscape plan shall be subject to the Administrative Review process PRELIMINARY REVIEW (Not public hearing items; Board comments only.) New Houses Irwin Drive - Irwin Dr. LLC (BAR Architects) Request for Preliminary design review of the construction of a new two story Modern Style 9

10 DISCUSSION ITEM(S) residence of approximately 13,310 square feet with a proposed 1,200 square foot Second Unit and 1,000 square foot Pool House on a 2 acre lot (15.2% Floor Area Ratio). Conceptual landscaping plan to be reviewed. Chair Nyhus returned to the dais and resumed duties as Chair. Boardmember Foster commended the designer on the rendering and the buildings being well sited. He noted that high quality materials are required due to the high FAR. Boardmember Tenenbaum indicated that this is a beautiful lot, good use of the lot and siting. She noted that the front entry doesn t look as important as it should. Boardmember Winges said this is a good design on a large site. The design seems to come from the site, not the other way around. He noted that there is good screening from the street. He likes the way that the entry is down played. He also likes the stone and clipped eaves. Alternate Boardmember Ryan said that she found the indoor/outdoor access fascinating. The materials are good. She noted the existing secondary curb-cut on Forest View Avenue. She suggested possibly greater setbacks for the pool house. Chair Nyhus said the design works well and he likes it very much. He expressed relief that the property had not been subdivided Housing Element Jeff Baird of Baird & Driscoll presented background information on the Housing Element cycle and process. He noted that for the first time, the Housing and Community Development Department (HCD) has developed a streamlined process for 2014 Housing Element Updates. The emphasis of the streamlined approach is to focus on what has changed since the last Housing Element rather than completely updating the 2009 document. This process is available only to communities such as Hillsborough who have certified Housing Elements. The Town of Hillsborough was the first jurisdiction in San Mateo County to receive HCD certification for their Housing Element. Mr. Baird informed the ADRB that the overall allocation for Hillsborough for the upcoming eight year planning period is not significantly different than last cycle (91 versus 86); however the income distribution has changed. The new distribution includes 49 lower income, 21 moderate income and 21 higher income homes/sites. The Town s allocation for the prior Housing Element cycle required planning for the creation of 34 lower income units. He further noted that the Town has had great success meeting it's lower income housing allocation requirements through the permitting of second units. Due to the Town's unique and essential character as a single family residential community, the Town proposes to continue to meet the new RHNA allocation primarily through second unit and programmatic opportunities. 10

11 Mr. Baird highlighted the primary sections for the update: Demographic trends and housing needs/statistics Regional Housing Needs Allocation Policies and programs Housing constraints Ms. Cullinan, Director of the Building and Planning Department noted the following public outreach conducted by the Town of Hillsborough for the upcoming Housing Element cycle and the January 21, 2014 ADRB meeting: Community newsletter article Website page with subscription availability Posting on public boards in Town E-blast to community subscribers outreach to approximately 70 interested housing agencies/groups Subregional outreach to stakeholders Chair Nyhus invited interested members of the public to provide input. There was no public comment presented at the meeting. The ADRB discussed possible programmatic enhancements including: Allowing homes under 2500 square feet (which are currently prohibited), potentially with some criteria Further facilitating the permitting of second units (i.e. removing deed restriction requirements) Making the land use process less adversarial through mediation and facilitation. Meeting the needs of the growing senior population. Ms. Cullinan informed the ADRB that the draft Housing Element is projected to be reviewed by the ADRB and City Council in the spring. A draft will then be sent to HCD for comments, and if necessary, changes will be made. The City Council will then be asked to adopt a new Housing Element later this year. ADJOURNMENT 8:00 p.m. Minutes prepared by: Neal Martin, Planning Consultant 11