Planning Commission approves two single‑story hillside homes on Phillips Road after debate over easement, setbacks and road maintenance

Staff introduced two adjacent parcels on Phillips Road proposed for one‑story single‑family houses (Parcel A: 20,207 sq ft / 0.46 acres; Parcel B: 17,590 sq ft / 0.4 acres). Both lots lie within a Class 2 ridgeline setback and each proposal included a roughly 4,940 sq ft gross house footprint (including attached three‑car garages). Staff described grading triggers, access easements and the need for exceptions tied to development in the ridgeline setback.

Applicant Jeff Stone and architect Charles Davos presented designs that emphasize low massing, butterfly roofs and landscape screening intended to reduce visibility from below. Stone told commissioners his “first goal is is to build homes that no 1 can see,” and he said the project includes undergrounding utilities and solar in keeping with State energy requirements.

Neighbors raised multiple concerns in public comment: whether a recorded access easement exists for Phillips Road, the capacity of the private road to handle construction traffic, drainage and erosion control, story‑pole visibility, and whether granting a variance would create a special privilege. The applicant said an access easement dating to 1939 is recorded and offered to share title documentation and meet neighbors to discuss a private road maintenance arrangement; staff confirmed utility and fire‑access review would continue during building‑permit review.

Parcel A: Staff recommended the findings for the variance can be made because parcel A’s access easement and parcel configuration create unique site constraints; the commission adopted Planning Commission Resolution 2024-17 approving Parcel A’s Hillside Development Permit and associated approvals, finding the project exempt from CEQA. The motion carried by unanimous voice vote; staff noted a 14‑day appeal period.

Parcel B: Staff recommended the commission deny or withdraw the proposed variance for Parcel B because the house can be shifted about 5 feet 7 inches south so it no longer intrudes into the rear setback. Staff described Parcel B’s grading (about 700 cubic yards of cut), permeable driveway design, flow‑through planters and the potential to avoid a variance with a modest shift or by narrowing the driveway. After deliberation the commission adopted Planning Commission Resolution 2024-18 approving Parcel B subject to the staff conditions and CEQA exemption without granting a variance, and the decision likewise carries a 14‑day appeal period.

Both approvals include conditions to address final phase‑2 design review, drainage and required permits; staff told the commission it will verify that final plans conform with the findings, that fire‑access requirements are met and that any necessary geotechnical and utility reviews occur before building permits are issued.