Commission approves hillside garage with rooftop pickleball court at 7 Vista Del Valle, imposes conditions on drainage and trees

The Nunnites Planning Commission voted to approve a hillside development, design‑review and grading application for a new garage with a rooftop pickleball court at 7 Vista Del Valle, subject to conditions intended to manage drainage, protect heritage oaks and limit recreational use.

Planning staff described the proposal as a 2,160‑square‑foot garage set into the hillside and capped by a rooftop pickleball court. Staff said the project would require about 600 cubic yards of cut and 200 cubic yards of fill; an additional 400 cubic yards of cut material would be reused on site or moved to a neighboring parcel at 782 Glenside. The design, staff said, is set into a notch in the slope and complies with LR‑10 zoning setbacks, ridgeline restrictions and the site’s design‑review guidelines. Staff recommended the project be found categorically exempt from CEQA as an accessory structure and approved under PC Resolution 20 24‑14, with conditions drawn from the geotechnical and arborist reports.

Neighbors raised two central concerns during public comment: Ted Pilecki asked for clearer access to story‑pole viewing and expressed concern about runoff from the hill toward properties at roughly 690 Lehi, and asked that drainage plans be made available. Another neighbor, Andrew Ness (686 Glenside), said prior grading by the Lindberghs had reduced flooding on nearby lots and voiced support for the project.

The applicant and architect (Mike Massano, Ward Young Architects) said the owner controls adjacent lots and that engineering and grading permits will require compaction, drainage controls and city engineer review. The applicant also noted an existing on‑site water tank and swale that help disperse storm flows and invited neighbors to inspect on‑site stewardship measures. The architect said the pickleball court is intended for private daytime use only and no court lighting is proposed; those limitations were added to conditions of approval.

Commissioner Heising and other commissioners emphasized coordination with arborists to protect designated heritage oaks and noted Fire District requirements for 13'6" vertical clearance where the driveway passes under canopies; the applicant said Traverso Tree Service will be engaged for pruning and protection during grading.

Vice Chair Radnich moved to find the project exempt from CEQA and adopt PC Resolution 20 24‑14 approving the project subject to the conditions of approval; the motion was seconded and carried on a voice vote. A 14‑day appeal period was announced.

What’s next: The project is approved subject to the recorded conditions; neighbors may file an appeal within the 14‑day window if they choose.