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HomeMy WebLinkAbout03-27-2001 Planning Commission PacketCITY OF SARATOGA PLANNING COMMISSION LAND USE AGENDA DATE: Tuesday, March 27, 2001- 3:00 p.m. PLACE: City Hall Parking Lot, 13777 Fruitvale Avenue TYPE: Land Use Committee SITE VISITS WILL BE MADE TO THE FOLLOWING ITEMS ON THE PLANNING COMMISSION AGENDA FOR WEDNESDAY, MARCH 28, 2001 • Roll CALL REPORT OF POSTING AGENDA AGENDA 1. DR-00-021 2. DR-00-062 3 DR-00-011, SD-00-001, V-00-018 &r V-O1-004 - PICO RANCH INC. Item 4 20460 Williams Avenue 4. DR-O1-003 5. DR-00-054 &t V-O1-002 - OWEN Comm.Item 21116 Comer Drive - TRAFALGAR INC. Item 1 14612 Big Basin Way - BEAN Item 3 20500 Lomita Avenue - MARTIN/ROSE Item 2 Kittridge Road LAND USE COMMITTEE The Land Use Committee is comprised of interested Planning Commission members. The committee conducts site visits to properties which are new items on the Planning Commission agenda. The site visits are held Tuesday preceding the Wednesday hearing between 3:00 and 5:00 p.m. It is not necessary for the applicant to be present, but you are invited to join the Committee at the site visit to answer any questions which may arise. Site visits are generally short (5 to 10 minutes) because of time constraints. Any presentations and testimony you may wish to give should be saved for the public hearing. Please contact staff Tuesday morning for an estimated time of the site visit. • CITY OF SARATOGA PLANNING COMMISSION AGENDA • DATE: Wednesday, March 28, 2001 - 7:30 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL PLEDGE OF ALLEGIANCE MINUTES -Regular Meeting Minutes from March 14, 2001. ORAL COMMUNICATIONS REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on March 23, 2001. TECHNICAL CORRECTIONS TO PACKET CONSENT CALENDAR PUBLIC HEARINGS All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a public hearing in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this agenda, or in written correspondence delivered to the Saratoga Planning Commission at, or prior to, the public hearing. In order to be included in the Planning Commission's information packets, written communication should be filed on or before the Thursday before the meeting. 1. DR-00-011, SD-00-001, V-00-018 and V-O1-004 (517-08-008 ~ 016) -TRAFALGAR INC., 14612 Big Basin Way ~ 20717 St. Charles Street; -Request for Design Review, Vesting Tentative Subdivision Map and Variance(s) approval to allow the subdivision of a 22,582 net square foot site for townhouses and a retail commercial space. A rear yard setback variance has been requested for a building on the CH-2 portion of the site. The Big Basin Way portion of the site is zoned CH-2 and the St. Charles Street portion is zoned R-M-3000. This applicant has prepared an alternative for Commission consideration, as well as a modification of the original request to reflect concerns raised • at a previous Public Hearing. Four existing residences with garages totaling 4,595 square feet and 1,000 square feet of retail space that includes asecond-story flat would be demolished. PLANNING COMMISSION AGENDA MARCH 28, 2001 • PAGE 2 DR-00-054 Est V-O1-002 (517-14-087) -MARTIN/ROSE, Kittridge Road; -Request for Design Review approval to construct a new 7,340 square foot two- story residence on a 347,173 square foot vacant parcel. The Variance is necessary for retaining walls to exceed five feet in height and possibly separated by less than 10 feet for parallel walls. The Variance is also necessary to exceed 15,000 square feet of impervious surface due to a long driveway. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district. 3. DR-O1-003 (517-12-020) -BEAN, 20500 Lomita Avenue; -Request for Design Review approval to demolish an existing 4,559 square foot single family residence and construct a new 5,220 square foot single story residence. Maximum height of the structure will be 26 feet. The 39,673 square foot parcel is located in the R-1-40,000 zoning district. 4. DR-00-062 (397-28-013) - PICO RANCH INC., 20460 Williams Avenue; -Request for Design Review approval to demolish an existing 1,275 square foot single family residence and construct a new 2,663 square foot two-story residence. Maximum height of the structure will be 23 feet. The 7,671 square foot parcel is located in the R-1-10,000 zoning district. DIRECTOR ITEMS Appeal-Ol-002- Jagadeesh, 14232 Shady Oaks Court -Appeal of Administrative Decision of tree removal for tennis court COMMISSION ITEMS DR-00-050;14499 Oak Street -Modification of Approval DR-00-021; 21116 Comer Drive -Review of Landscape Plan COMMUNICATIONS Written -Saratoga City Council Minutes from Adjourned Meeting of February 21,2001. ADJOURNMENT TO NEXT MEETING Wednesday, April 11, 2001 Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA • MINUTES . SARATOGA PLANNING COMMISSION DATE: Wednesday, March 14, 2001 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Page called the meeting to order at 7:32 p.m. ROLL CALL Present: Commissioners Barry, Bernald, Jackman, Kurasch, Patrick and Acting Chair Roupe Absent: Chair Page Staff: Interim Director Irwin Kaplan and Planner Mark Connolly PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES -Regular Meeting of February 28, 2001. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Bernald, the Regular Planning Commission minutes of February 25, 2001, were approved with the following amendments: • Page 5 -Questioned the reasoning for Condition of Approval 30A as it pertains to street ~dd~ssi~g addresses being placed in view.... • Page 9 -Modifications and/or additions to the Conditions of Approval for SD- 00-006 included as part of the motion for approval: • Require additional landscaping to the satisfaction of staff, including landscaping in the rear yard; and • That the last paragraph in the Harvey Report should be directly quoted in the Conditions of Approval. • Page 11 -Upon motion of Commissioner s~c-b Barry ... • Page 16 -Suggested deepening the garage instead. However, if they enlarged the ~ara~e, the house would be above the allowable FAR. Said that necessary storage... • Page 18 -Commissioner Bernald reported on the ossible improper removal of a eucalyptus tree. (5-0-1-1; Commissioner Jackman abstained as she was absent from this meeting and Chair Page was absent.) ORAL COMMUNICATIONS - There were no oral communications. REPORT OF POSTING AGENDA Mr. Mark Connolly, Planner, announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on March 9, 2001. Saratoga Planning Commission Minutes of March 14, 2001 Page 2 c TECHNICAL CORRECTIONS TO PACKET Interim Director Irwin Ka lan rovided the followin technical corrections to the acket: p ,p g P • Advised that Agenda Items 2 and 3 will be continued to the March 28, 2001, Planning Commission Meeting. CONSENT CALENDAR There are no Consent Calendar Items. PUBLIC HEARING -ITEM NO. 1 DR-00-036 (397-OS-091) -SAN FILIPPO, Sobey Road: Request for Design Review approval to construct a new two-story residence on a 43,042 square foot parcel, and Use Permit approval o allow an accessory structure to be located within the rear yard setback. Maximum height of the structure is 26 feet tall and is located within an R-1-40,000 zoning district. Commissioner Bernald recused herself as her home is located within 300 feet of this project site. She left the dais to sit in the audience. Mr. Mark Connolly, Planner, presented the staff report as follows: • Advised that this project was continued from the January 24, 2001, Planning Commission meeting. Commissioner Barry asked whether the structure's square footage in now larger than the proposal reviewed by the Commission on January 24`h Mr. Mark Connolly replied that the structure's square footage has not changed since January 24`h Acting Chair Roupe opened the Public Hearing No. 1 at 7:48 p.m. Ms. Grace San Filippo, Project Site Property Owner, Sobey Road: • Introduced her team including architect, landscape architect and attorney. Mr. Rick Zea, 4616 Venice Way, San Jose, CA 95129: • Acknowledged that the Commission stated several objections at the last meeting. • Informed that they have addressed the concerns through changes and redesign. • Added that the project meets -City guidelines and rules. • Admitted that they had made calculation errors in the total amount of impervious coverage originally depicted on the landscape plan. • Said that they have since reduced the impervious coverage to 32% by reducing hardscape areas and/or utilizing pervious materials. • Another concern was the mass and bulk of the structure. To counter that concern, they have lowered the height of the study portion of the home by two feet, added wood elements to the structure as well as corbels. Additionally, decorative stone will be use. • Advised that, while the Commission had objected to what they considered "orange" the roofing material, they have brought samples this evening to clearly demonstrate that the roofing material is brown. Saratoga Planning Commission Minutes of March 14, 2001 Page 3 • Said that another concern raised by the Commission was the need to reflect the character of the neighborhood. Advised that there is no coherent theme or design standard on Sobey. The homes in the area reflect diversity in architectural styles. Added that they actually have captured the flavor of the vineyard currently being installed on property across the street from their project site. • Said that they have honored the desire for an unobtrusive structure. • Showed slides of the surrounding homes, including slides which feature the project site with story poles in place for this proposed structure. Another slide showed a perspective of the planned home. • Distributed stone samples for use on the retaining wall as well as on the columns for the arbor. • Informed that the study portion of the new home will actually be hidden by the natural berm on the property. • Said that an electric gate will secure the garage area at the side rear while guests will pull up at the front of the house. • Advised that a great deal of time and effort have been spent to design and to reflect the concerns of the Planning Commission. • Said that members of the design team are available for any questions. Commissioner Kurasch questioned what has been done to address the Commission's concerns about bulk and mass. Also mentioned the 10-foot drop in grade from the street to the proposed house and asked what the drop is from the street to the second story elements. Mr. Maurice Camargo, 3953 Yolo Drive, San Jose, CA 95136: • Advised that they have veneered the structure with stone. The roofline for the study portion of the home was lowered by two feet. This section is set back from the entry and living room space. They also added wood corbels and used articulation of textures and materials, including stone on the chimney elements. • Informed that the house is split level. There is a nine-foot plate height at the top of approximately 5.5 feet. There is a slope in the land from east to west. Commissioner Jackman asked when the story poles went up and wondered why the Commissioners were not notified that they had been installed. Mr. Mark Connolly advised that he only discovered that they had been installed on the day of the site visit. Mr. Maurice Camargo replied that the story poles were installed on Tuesday morning (March 13"') and that they had brought pictures this evening in the event that the Commissioners had not had the opportunity to see the story poles in person. Commissioner Patrick asked how the coverage was reduced from Plan A to Plan B. Said that it appears that the paths and driveways are mostly the same as before. Mr. Michael Rosenberg, 878 Valencia Schoolhouse Road, Aptos, CA 95003: • Said that portions of the driveway have been removed for gravel, paving off of the dining area has been removed and paving around the pool area diminished with planting areas being cut into the impervious coverage around the pool. Saratoga Planning Commission Minutes of March 14, 2001 Page 4 Mr. Zimmerman: • Advised that several hundred square feet of impervious coverage have been cut out and replaced with permeable material. That is why the drawings still look similar. Commissioner Patrick pointed out that there was 12, 726 square feet of impervious coverage in the original plan. Commissioner Barry reminded the applicants that the Commission had requested a maximum of 30 percent in impervious coverage at the last meeting. Mr. Rick Zea: • Stated that they did reduce as requested. • Added that the original plan was actually over 35 percent due to calculation errors. • Promised to find ways to reduce even further as a Condition of Approval. • Said that they have already achieved a 32 percent level. Mr. Tim McNeil; 18450 Sobey Road, Saratoga: • Said that he did not agree with the depiction of the impact on his home. • Added that the new submittal has made little effort to meet the requests of the Commission. • Said that this home cascades down the slope and has excessive bulk and mass. • Stated that while the actual square footage of the second story is very small, the massing is bigger to accommodate that space. • Said that the impact of this proposed structure is too great on the neighbors. Commissioner Kurasch asked Mr. McNeil if he felt the design home was in character with the neighborhood. Mr. Tim McNeil replied that he was not objecting to the architectural design. That is up to Ms. San Filippo. He is only objecting to the cascading effect. Mr. David Scott, 14269 Quito Road, Saratoga: • Advised that he lives next door to the McNeils and has two objections. The extent of the impervious surfaces and the need it creates for the storm drain on site to be upgraded as well as the massing of the structure, which will tower over and affect his privacy greatly. Mr. Frank Garcia, 4691 Albany Circle, San Jose: • Stated that there is some misunderstanding and that this house does not reflect mass. Mr. Nick Livak, Attorney, 981 Fremont, Santa Clara: • Stated that the letter prepared by Mr. Camargo answers issues including the two-story feature and drainage issues. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Barry, the Commission closed Public Hearing No. 1 at 8:29 p.m. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) • Saratoga Planning Commission Minutes of March 14, 2001 Page 5 Commissioner Jackman expressed disappointment that the plans appear the same as before. There is too much house for the shape of the lot. The proposal is fora 5,841 square foot house when 5,844 is the maximum allowable. This property is an irregularly shaped lot with neighbors on five sides. This is way too much for the lot. The architectural style of the house is great but not on this lot. It is too imposing on this lot. Commissioner Patrick concurred and suggested that the house either needs to be smaller or reset on the lot. There is too much coverage with 14,000 square feet of coverage which will result in drainage into the watershed. Advised that she cannot approve this project as it is proposed. Commissioner Barry stated that she is pleased with the added wood and stone and that the roof has been lowered by two feet. However, she agreed with fellow Commissioners with what is missing in the proposal. There are specific peculiarities of lot and impact on neighbors, which present a major problem. Stated that the storm drain issue has been covered with the Conditions of Approval. The applicants are attempting to maximize the use of the lot but they can't due to the shape of the lot. Commissioner Kurasch concurred with Commissioner Barry. Said that the house is not in context with its location on the lot. Said that a sensitive use of the property could have stunning results. Said this current configuration has negative impacts on neighboring properties and that there are alternatives available. Suggested a reduction in lot coverage. Acting Chair Roupe stated that he shares similar concerns. Said that the applicants have reduced the height and added materials to the structure. Added that the architectural style is compatible with the • neighborhood but the extent of impervious coverage raises concern. The greatest concern is the structure comes down the hill, more evident from the McNeil property than from the street. The use of impervious coverage has been reduced but needs further reduction. Asked what options are available to the Commission. Commissioner Barry replied that there are two options, another continuance or denial with a stipulation without prejudice. Commissioner Patrick said if the applicant wants a vote, the Commission should just deny the proposal outright. ' Commissioner Kurasch said that she would prefer a denial without prejudice as it gives the applicant the most. flexibility. Commissioner Jackman stated that the project would require a major redesign to obtain approval so she stated her support for denial without prejudice. Acting Chair Roupe agreed to support denial without prejudice. Added that the applicant can appeal the denial to Council if filed within 15 days. There is no fee involved. The second alternative is a continuance to allow for a substantial redesign including a change in the footprint. Motion: Upon motion of Commissioner Barry, seconded by Commissioner Jackman, the Commission reopened .the Public Hearing at 8:42 p.m. to allow the applicant to chose one of the two options, denial or continuance. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) Saratoga Planning Commission Minutes of March 14, 2001 Page 6 Mr. Nick Livak, Attorney for the Applicant, advised that Ms. San Filippo would prefer a denial . without prejudice. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Commission again closed the Public Hearing at 8:43 p.m. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) Motion: Upon motion of Commissioner Jackman, seconded by Commissioner Barry, the Commission denied DR-00-036, without prejudice. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) Commissioner Kurasch asked whether a vote needed to be taken on the Use Permit application. Interim Director Irwin Kaplan replied that the Use Permit application was moot due to the Commission's denial of the Design Review application. Commissioner Bernald returned to the dais upon conclusion of Public Hearing No. 1. *** PUBLIC HEARING -ITEM N0.2 DR-00-054 & V-O1-002 (517-14-087) - MARTIN/ROSE, Kittrid~e Road: Request for Design Review approval to construct a new 7,340 square foot two-story residence on a 346,173 square foot vacant parcel. The Variance is necessary for retaining walls to exceed five feet in height and possibly closer than 10 feet for parallel walls. The Variance is also necessary to exceed 15,000 square feet of impervious surface due to a long driveway. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district. Acting Chair Roupe opened the Public Hearing for Agenda Item No. 2 at 8:46 p.m. Mr. I.M. Farrar, 20860 Kittridge Road, Saratoga: • Advised that Kittridge Road is a private road for which repair and maintenance is the responsibility of the residents of that road. • Expressed concern about a high level of construction traffic on the road and the potential for damage to the road. • Asked that either the City of Builder assume responsibility for repair of the road caused by this project's construction. Commissioner Jackman encouraged Mr. Farrar to put his request in letter form for inclusion in the next staff report. Mr. I.M. Farrar agreed to do so. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Barry, the Commission continued consideration of DR-00-054 & V-O1-002 to the Planning Commission meeting of March 28, 2001. (6-0-1; Chair Page was absent) Saratoga Planning Commission Minutes of March 14, 2001 Page 7 • *** PUBLIC HEARING -ITEM N0.3 DR-00-001, SD-00-001 and V-00-018 (517-08-008 & 016) -TRAFALGAR, INC., 14612 Bid Basin Way & 20717 St. Charles Street: Request for Design Review, Vesting Tentative Subdivision Map and Variance approval to allow the subdivision of a 22,582 net square foot site into six lots ranging in size from 1,756 square feet to 2,498 square feet and two additional common area lots. The proposal calls for demolishing four existing residences with garages totaling 4,595 square feet and 1,000 square feet of retail space that includes a second story flat. Five new two-story townhouses with garages will be constructed at the rear of the site. Additionally, 1,316 square feet of retail space with a second story condominium would face Big Basin Way. The Big Basin Way portion of the site is zoned CH-2 and the St. Charles Street portion is zoned R-M-3000. A rear yard setback variance has been requested for a building on the CH-2 portion of the site. (This item will be continued to the Planning Commission meeting of March 28, 2001, to allow consideration of the original proposal and modifications, as well as an alternative proposal that the applicant will present to the Commission at that time.) Acting Chair Roupe opened Public Hearing No. 3 at 8:52 p.m. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Commission continued consideration of DR-00-011, SC-00-001 and V-00-018 to the Planning Commission meeting of March 28, 2001. (6-0-1; Chair Page was absent) *** DIRECTOR ITEMS Acting Director Irwin Kaplan provided the following updates: 1. Staff Report Review: Suggested that the term "Maximum Allowable" be used in the staff reports in the future. The Commission at its last meeting raised this issue and staff was asked to consider options and report back. 2. Recruitment of Community Development Director: Advised that the recruitment closed on Friday; March 9, 2001. There were 20 applications received. The recruitment firm is presently pre- screening those applications and paring the list down. Interviews will occur in April and an appointment is expected in May. It appears to be a good pool of qualified candidates. 3. March 27, 2001, City Council Meeting: Advised that the Council will consider the Housing Needs Assessment Report at its meeting on March 27th. The Report in draft form will be distributed. Warned that the 2000 Census information is not yet available. Commissioner Barry expressed concern that the Commission was supposed to have input with the consultant before they moved forward. Furthermore, information about what other comparable cities are doing was to be provided. Saratoga Planning Commission Minutes of March 14, 2001 Page 8 Acting Director Irwin Kaplan advised that this is just the beginning of the process, an informational document. Assured that the Commission would be involved further. This is just the start to help identify needs, set priorities and determine how to address issues. COMMISSION ITEMS 1. DR-00-021; 2116 Comer Drive -Review of Landscape Plan: Mr. Mark Connolly advised that the Commission previously approved this project. One of the imposed Conditions of Approval was to bring the final landscape plan to the Commission for review as well as to provide it to the neighbors for review. Advised that approximately 30 owners were notified and only one responded in writing. Mr. Ken Pastrof, Applicant, Owens, 445 S. San Antonio Road, Los Altos: • Stated that the staff report sums up the request. • Advised that Ms. Paula Blanchfield, the Landscape Architect, is present this evening. • Said that he did not understand Mrs. Nieman's letter. • Added that geologic safeguards are in place. • Said that the City's Engineering Department will address drainage plans after the Planning Commission approves the landscape plan. Ms. Paula Blanchfield, 60 E. Third Avenue, San Mateo: • Advised that this landscape plan is for the exterior perimeter of the property and not interior landscaping. • Advised that native trees and shrubs, requiring minimum water once established, will be used. • Some more decorative trees will be used also such as olives in the driveways and flowering trees. Oaks, pines and native shrubs are proposed. • Where the soil is shallow, it will be amended as necessary. Commissioner Kurasch inquired about irrigation that is not depicted. Asked whether drip irrigation is planned. Ms. Paula Blanchfield replied yes, on the slope drip irrigation is planned with more traditional irrigation on the flat, which will be properly drained. Commissioner Kurasch expressed problems with using oaks from other areas. Commissioner Barry asked whether drainage was covered with the Conditions of Approval in the original approval. Acting Chair Roupe advised that water management is a routine condition Mr. James Torre, 21680 Wardell Road, Saratoga: • Stated his objection to the proposal and provided photographs of the vicinity from various vantage points to demonstrate the fact that the proposed screening will not screen this site from his property or another neighbor, Mr. Joe Lee's, property. • Advised that he has owned 12 acres for the last 40 plus years. Saratoga Planning Commission Minutes of March 14, 2001 Page 9 • Said that his issue is with the height of the structure. • Asked that the proposed landscape plan not be approved but rather revised and returned at a later date. Commissioner Bernald thanked Mr. Torre for providing the photographs. Reminded that she had voted against the original project approval. Mr. Ken Pastrof: • Said that the highest point of the structure is 22 feet. • Added that they are proposing to plant almost 100 trees and said that he did not know what more to add. • Suggested that the Commission review landscaping prior to final inspection as it is best to determine where to place landscaping once the house is built. • Reminded that despite 301etters, only one complaint was received. Commissioner Barry asked staff what options the Commission has on this matter. Interim Director Irwin Kaplan suggested that staff bring back a report. Commissioner Patrick expressed her displeasure with the information provided. Said that it is not clear what the landscape really is and the Commission needs to see the actual plans. Acting Chair Roupe asked staff what the best process to resolution would be. Interim Director Irwin Kaplan replied that staff should prepare a status report for the Planning Commission with a recommendation of action at the next meeting. Commissioner Kurasch stated that in past cases, neighbors worked together to come up with a final plan. Commissioner Bernald stated that more neighborhood input is needed. Some impacted properties are outside of the required notification distance. Said that this project was passed allowing construction on a minor ridgeline despite City policy. Added that there is not enough screening from the valley and that a minimal effort will not alleviate the problem. The Commission did ask to have the Commission approve the final landscaping plan. Declared that it is ridiculous to wait until final permit to do so. Acting Chair Roupe directed staff to work with the applicant and to encourage the applicant to work with the neighbors. Asked that the matter be agendized for the next meeting. 2. Discussion of Planning Commission Staff Report Format: Commissioner Barry stated that a standard condition requiring the posting of signs providing allowable hours of construction should be added to approvals. Additionally, suggested that any specialized reports with recommendations, such as Arborist or Geologist's reports, should be specifically quoted within the Conditions of Approval. Commissioner Kurasch stated that the comparisons provided in the San Filippo project were good this evening and expressed appreciation for that fact. Saratoga Planning Commission Minutes of March 14, 2001 Page 10 3. DR-00-050; 14499 Oak Street -Modification of Approval: Mr. Mark Connolly advised that this project was approved by the Commission in December, 2000. Projects with modifications more than 25 square feet must come back before the Commission. This project proposes to add 47 square feet to the approved square footage. The exterior elevation is unchanged as this addition will be to the master bedroom and bath enclosing existing deck area on the second floor. Advised that the original approval was for 2,873 square feet. With this small addition, the total square footage will be 3,020. The maximum allowable square footage is 3,040. Commissioner Patrick said that it is nice to actually see this proposal in a drawing. Commissioner Bernald said that the added balcony creates potential privacy issues. Mr. Mark Connolly advised that the balcony was in the original approval. An arbor has been added to it. However, the proposed addition is completely a second floor addition. • Acting Chair Roupe stated that it does not appear that sufficient information is being provided to satisfy the Commission. Asked staff to prepare a report and agendize this item for the next available meeting bringing forth further details. 4. Lea ue of California Cities Planners Institute: Staff advised the Commission that the Conference will occur from March 21-23, 2001, in Monterey. Any Commissioner available to attend is encouraged to do so. The City will process reimbursements for registration expenses. 5. Tree Issue on CaldwelUDuncan Properties: Commissioner Kurasch pointed out the letter prepared by staff regarding the issue of the tree which is not being properly protected during construction and asked what action is being taken to deal with this situation. Interim Director Irwin Kaplan advised that protection of the tree is called out in the Conditions of Approval. Therefore, these Conditions must be complied with by the builder. Commissioner Barry reminded that Chair Page had asked staff to require the applicant to appear before the Commission to explain their failure to comply with the tree protection provisions. Interim Director Irwin Kaplan advised that this is an enforcement issue for staff to deal with at this stage rather than a matter to be brought forth before the Commission. Commissioner Kurasch asked staff to get it right for the sake of the tree. • COMMUNICATIONS Saratoga Planning Commission Minutes of March 14, 2001 Page 11 ~. • Written: Saratoga City Council Minutes from Adjourned Meetings of January 23 and February 13, 2001. ADJOURNMENT TO NEXT MEETING Acting Chair Roupe adjourned the meeting at 9:50 p.m. to Wednesday, March 28, 2001, at the Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn Minutes Clerk • • • • r~ ~J J ~, ITEM 1 REPORT TO THE PLANNING COMMISSION Application No./Location: DR-00-O11, SD-00-001, V-00-018 ~ V-O1-004 14612 Big Basin Way &t 20717 St. Charles Street Applicant/Owner: TRAFALGAR, INC. Staff Planner: I Date: I APN: Philip W. Block, Senior Planner ~NQ March 28, 2001 517-08-008 &t 016 Department Head: • • OOU001 14612 t3ig t3asin Way ~ 20717 St. Charles Street EXECUTIVE SUMMARY CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION 3/U00 1U17/00 3/14/01 3/15/01 3/4/01 Request for Design Review, Vesting Tentative Subdivision Map and Variance approval to allow the subdivision of a 22,582 net square foot site to allow townhouses and retail commercial space. A rear yard setback variance has been requested for a building on the CH-2 portion of the site. The Big Basin Way portion of the site is zoned CH-2 and the St. Charles Street portion is zoned R-M-3000. Four existing residences with garages totaling 4,595 square feet and 1,000 square feet of retail space would be demolished. The original proposal called for the creation of a six-lot subdivision with five new two- story townhouses with garages and a 1,316 square foot retail space with a second story residential condominium that would face Big Basin Way. The Commission will consider the original proposal as well as the following modifications that are proposed to the application as originally submitted: ^ The project would remain di~~ided into two parcels along the existing CH-2 and R- M-3,000 zone district boundary. All of the units would be separate air right condominium units instead of individual lots. ^ There would be two rather than three townhouses on the St. Charles Street portion of the site for a total of four two story townhouses. ^ The proposed retail space with the second story residential condominium along Big Basin Way would be retained. ^ The modified proposal would require a rear yard setback variance. The applicant's request is for approval of either the original proposal as modified above or the following alternative proposal: ^ With the following exceptions, this alternative would be the same as the modified proposal. The unit above the retail commercial space would be designated as commercial office for a period of five years (until March 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or some other mechanism. If additional parking was not available, the commercial office space would be re-designated as a residential condominium. • • 00000 File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street ^ A parking variance for eight off street parking spaces to allow the space above the retail commercial portion to be used for commercial purposes (retaining the same number of parking spaces as the original application) is requested. ^ There would be two rather than three townhouses on the St. Charles Street portion of the site for a total of four two story townhouses. . • • STAFF RECOMMENDATION If the Commission believes that the additional commercial space will be a benefit to the community, approve the Design Review with the unit above the retail space (Unit 1B) designated as commercial office (applicant's alternative proposal), Vesting Tentative Subdivision Map, rear yard setback Variance and parking Variance with conditions by adopting Resolutions DR-00-O11, SD-00-OO1,V-00-018 and V-O1-004. The unit above the retail commercial space (Unit 1B) would be designated as commercial office for a period of five years (until 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or some other mechanism. If additional parking was not available, the commercial office space would be re-designated as a residential condominium. ATTACHMENTS 1. Staff Analysis 2. Resolutions DR-00-O11, SD-00-OO1,V-00-018 &t V-O1-004 3. Environmental Initial Study and Negative Declaration dated December 19, 2000 4. Arborist Reports dated March 27, 2000 and May 17 ~ June 6, 2000 (Environmental Initial Study attachment) 5. Heritage Preservation Commission Minutes for October 10, 2000 Meeting 6. January 15, 2001 opposition letter from M. C. Burrell,14658 Big Basin Way 7. January 18, 2001 opposition letter from S. and M. Srinivasan,14598 Big Basin Way 8. January 22, 2001 response letter from W. S. Gamble, Trafalgar Inc. (applicant) 9. January 22, 2001 opposition petition from Saratoga Village area residents 10. March 12, 20011etter in support from Betty S. Feldheym, 20184 Franklin Avenue 11. Planning Commission January 24, 2001 meeting and February 14, 2001 study session minutes 12. Saratoga Village Parking Study prepared by Trafalgar Inc. (applicant) dated March 18, 20001 13. Plans, Exhibit °A° P:~Planning~PhiAPC Staff Rcports~Big Basin W ayTrafalgarDR-SD-V-V 318.OI.doc ®O~O~ File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 - 14612 Big Basin Way & 20717 St. Charles Street STAFF ANALYSIS ZONING: CH-2 (Historical Commercial)- Big Basin Way lot R-M- 3,000 (Multiple-Family)- St. Charles Street lot GENERAL PLAN DESIGNATION: CR (Retail Commercial)-Big Basin Way lot RMF (Multi-Family)14.5 DU/net acre-St. Charles lot MEASURE G: Not applicable PARCEL SIZE: Net size 22,582square feet (0.518 acres) AVERAGE SITE SLOPE: 9 GRADING REQUIRED: 600 cubic yards of cut and 600 cubic yards of fill exclusive of basements. The basements involve 1,207 cubic yards of cut and export. MATERIALS AND COLORS PROPOSED: The exterior finish will be beige stucco and brick veneer with dark beige and green trim and accents. "Hardi-slate" will be used as the roofing material. Color and material samples will be available at the public hearing. Below is a comparison of the two proposed lots (Lot A and Lot B). Lot A Max. Lot B Max. (Proposed) Allowed (Proposed) Allowed (CH-2) (R-M-3, 000) Lot Area -net (sq. ft.) 11,250 7,500 11,332 12,000 Avg. site slope (in %) 6% - 12% 30% Proposed site coverage (sq. ft.) 4,714 6,7501 3,532 4,5332 ( all structures) (42%) (60%) (31%) (40%) Lot frontage (ft.) 75 ft. 50 ft. 75 ft. 60 ft. Lot width (ft.) 75 ft. 50 ft. 75 ft. 100 ft. Lot depth (ft.) 150. ft. 100 ft. 151 ft. 115 ft. In the CH-2 district the max. net site area covered by structures is 60% z In the R-M-3,000 district the max. net site area covered by structures is 40% P:\Planning\PhiI~PC Staff Reports\Big.Basin WayTrafalgarDR-SD-V-V 3.28.OLdoc V ~ V ~ O(} P File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street • LOT A IMPERVIOUS COVERAGE: STRUCTURE FOOTPRINTS: SUB-TOTAL MAX. ALLOWED CH-2 UNIT 1 1,889 sQ. FT. UNIT 2 1,416 sQ. FT. UNIT 3 1,409 SQ FT. 4,714 SQ. FT. 42% 60% PARKING ~ DRIVEWAY 3,119 SQ. FT. 27% - WALKWAYS 236 SQ. FT. 2% - TOTAL 8,069 SQ. FT. 71% - LOT B IMPERVIOUS COVERAGE: STRUCTURE FOOTPRINTS SUBTOTAL MAX. ALLOWED R-M-3,000 UNIT 4 1,888 SQ. FT. UNIT 5 1,644 SQ. FT. 3,532 SQ. FI. 31% 40% PARKING &Y DRIVEWAYS 2,227 SQ. FT. 19% - WALKWAYS 224 SQ. FT. 2% - TOTAL 5,983 SQ. FT. 52% - LOT A PEDESTRIAN OPEN SPACE REQUIREMENT: 28% PROPOSED ~ 20% REQUIRED LOT B PEDESTRIAN OPEN SPACE REQUIREMENT: NO SET % REQUIREMENT Below is a comparison of the proposed units on Lot A. Unit 1 Unit 2 Unit 3 Max. (proposed) (proposed) (Proposed) Allowed (CH-2) Setbacks: Front 15 ft. 72 ft. 116 ft. 15 ft. Rear 97 ft. 34 ft. 3.5 ft. 30 ft. Left Side 6 ft: 11 ft. 11 ft. - Left - 2nd floor 5 ft. 13 ft. 10 ft. - Right Side 5 ft.. 12 ft. 11 ft. - Right - 2nd floor 5 ft. 12 ft. 15.5 ft - Height: 26 ft. 26 ft. 26 ft. 26 ft. P:~Pfannin~PhiflPC Sratf Reports~Big Basin WayTcafalgarDR-SD-V-V 3.28.Ol.doc ~ ®O OO S File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street • Below is a comparison of the proposed units on Lot B. Unit 4 Unit 5 Max. (proposed) (proposed) Allowed (R-M-3,000) Setbacks: Front 88 ft. 25 ft. 25 ft. Rear 17 ft. 83 ft. 25 ft. Left Side loft. 18 ft. 7.5 ft. Left - 2nd floor 13 ft. 14 ft. 7.5 ft. Right Side 10 ft. 10 ft. 7.5 ft. Right - 2nd floor 13 ft. 14 ft. 7.5 ft. Height: 26 ft. 26 ft. 30 ft. PROJECT DISCUSSION Background One half of the site (Parcel A) fronts on Big Basin Way and is zoned CH-2 (Historical Commercial). The rear portion of the site (Parcel B) fronts on St. Charles Street and is zoned RM-3000 (multiple-family residential). The present zone district boundaries are being maintained by the proposed Vesting Subdivision Map, which will provide clear definition of use in the future. Because this project has a number of policy issues, the Planning Commission held an initial public hearing on January 24, 2001 and a study session on February 14, 2001. At this first meeting, public testimony was taken and the Planning Commission opened discussion of the project. The Planning Commission, staff and applicant discussed various issues and options and public testimony was taken during the study session. Since the study session, the applicant has revised the rear portion of the proposed site plan to contain two instead of three townhouses. This preserves the exceptional Cork Oak (tree #8) and provides greater open space. The front portion of the site remains the same with a retail space including a second floor residential condominium (Units lA and 1B) and two townhouses (Units 2 and 3). However, the applicant has offered an alternative in which the unit above the retail commercial space would be designated as commercial office for a period of five years (until January 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or some other mechanism. If additional parking were not available, the commercial office space would be re-designated as a residential condominium. If the Planning Commission prefers the P:~Planning~PhiI~PC StaffReporrs~Big Basin WayTralalgarDR-SD-V-V 3.28.Ol.doc (~~0006 File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street commercial office option, a parking variance for eight off street parking spaces (retaining the same number of parking spaces as the original application) is requested. The applicant has modified the proposed subdivision to be five air space condominiums, including common areas, instead of the previously proposed six substandard lots. Environmental Review Staff has prepared an Environmental Initial Study consistent with the California Environmental Quality Act (CEQA) and determined that the project will not have a significant effect on the environment. Therefore a Negative Declaration was prepared pursuant to CEQA Guideline sec. 15060. (the Environmental Initial Study and Negative Declaration are attached). The applicant's revised plans contain one less townhouse, thus preserving the Cork Oak tree #8 on the rear portion of the site. There are no changes to the front portion of the site, although the applicant has offered to have the unit above the retail space designated as commercial office if the Planning Commission prefers that instead of a residential condominium. Overall the revised plans have less environmental impact. Commercial Policy Issue The issue before the Commission is the extent to which there should be commercial uses on theCH-2 portion of the site. Toward this end, the applicant has offered two alternatives. The first would be retail on the ground floor with residential above. The second would be retail at the street level with commercial above, at least for five years. The Zoning Ordinance {15-19.050 (2)} allows single-family and multi-family residential units as permitted uses when located either above the street level or at the street level if separated from the street frontage by a retail or service establishment. The applicant's original request and the alternative are consistent with this requirement. The applicant's intent is to develop the property for residential use, meeting the Code requirement for ground floor retail along Big Basin Way. In response to the staffs concern about maximizing retail commercial uses on CH-2 zoned Parcel A, the applicant increased the initial proposed retail area by 30% to its present proposed 1,316 square feet which could be divided into two shops of approximately 650 square feet each. In doing so the applicant stated: "The demand for retail space in the Village in general is low with several vacancies already existing in the more desirable retail area on `lower' Big Basin Way (below Fifth Street). To insist on further retail area in the less desirable area of `upper' Big Basin Way (above Fifth Street) would result in the loss of residential units which we feel would be unreasonable. Our design is based upon the present zoning and the intent of the specific Village Plan on which this zoning is based Incidentally, we need the 61/2 parking spaces for the retail. This together with the driveway needed to support this . parking plus the pedestrian open space means that 50% of the area of the lot on Big Basin Way is necessary to support 1,300 square feet of retail. We feel that allocating half the lot for retail is fair." P:~Planning~PhiAPCStaffRcports~BigBasinWayTrafalgarDR-SD-V-V3.26.Ol.doc ~~ooO r File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street The applicant's request was filed prior to the City Council's commercial moratorium (March 15, 2000 effective date). Therefore, the Planning Commission can approve the applicant's request for townhouses on the CH-2 portion of the site if the Commission feels it is consistent with the Village Plan, design policies and is compatible with the surrounding land uses. The Commission asked about the legal basis for requiring the applicant to expand the retail commercial area. The Zoning Ordinance {15-19.050 (2)} allows single-family and multi-family residential units as permitted uses when located either above the street level or at the street level if separated from the street frontage by a retail service establishment. The applicant's proposal is consistent with this requirement. The Village Plan stresses the importance of maYUT>i?ing the amount of retail commercial in the Village core area, and it specifically calls for continuous retail frontage, but contains no minimum area standards. The City's codes do not require the applicant to expand the proposed 1,316 square feet of retail commercial area since the application was filed prior to the City Council's commercial moratorium (March 15, 2000 effective date). The Commission may accept the applicant's alternative to use the second floor of the Big Basin Way professional or admiizistrative office instead of the residential condominium as originally proposed. This explained in greater detail below. In response to the Commission's desire for additional commercial space, the applicant has offered the following alternative proposal: The unit above the retail commercial space would be designated as commercial office for a period of five years (until January 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or some other mechanism. If additional parking were not available, the commercial office space would be re-designated as a residential condominium. ^ A parking variance for eight off street parking places (retaining the same number of parking spaces as the original application) is requested. Subdivision The applicant originally requested to subdivide the 22,582 net square foot site into six lots ranging in size from 1,756 square feet to 2,489 square feet and two additional common area lots. Although the property can be a subdivision of airspace for the purpose of developing condominiums, it cannot be subdivided into physical lots that are smaller than allowed by city code. The CH-2 portion (parcel A) has a 7, 500 square foot minimum lot size requirement and the R-M-3, 000 portion (Parcel B) has a 12,000 square foot minimum lot size requirement. The applicant has resubmitted the proposal as a five lot (unit) air space condominium project including two common areas. Aground level retail space with a second story • residential condominium or office commercial space (Units lA and 1B) and two adjacent P:U'Ianning~PhiI~PCStaHReports~BigBasin WayTtafalgarDR-SD-V-V 318.Ol.doc u~oc~o~ File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street townhouses (Units 2 and 3) occupy the Big Basin Way parcel. Two townhouses (Units 4 and 5) will be constructed on the St. Charles Street parcel. Maximum lot coverage and minimum lot frontage, width and depth requirements have been met. Parcel B, the half of the site that fronts on St. Charles Street, is zoned R-M-3000. The minimum net site area per dwelling unit in R-M districts is 3,000 square feet. Therefore, three is the maximum number of dwelling units that can be constructed on Parcel B (11,332 square feet) assuming all setback, parking and other requirements .can be met. The applicant's revised plans contain two, rather than the original three, townhouses in order to preserve the Cork Oak (Tree # 8) and provide for more open space. Rear Yard Variance The applicant has requested approval of a rear yard setback variance. Section 15-19.050 states that where the rear lot line of a lot in the CH-2 District abuts an R-M District, the minimum rear yard shall be 30 feet, plus one foot for each two feet of height of a structure over 14 feet in height within 60 feet of the rear lot line. Since townhouse unit 3 is 26 feet high, the Zoning Ordinance requires a 36 foot rear yard setback. The applicant has proposed a rear setback of 3.5 feet for unit 3 and therefore requests a 32.5 foot variance. Neither Units 3 or 4 can be build with out the rear yard set back Variance and therefore little use can be made of Parcel A. Staff finds that there are special circumstances applicable to the property that warrants approval of the Variance request. The staff believes the necessary findings can be made based on the following special circumstances: The Zoning Ordinance clearly contemplates the need for additional setbacks if commercial uses were proposed adjacent to residential uses. This is not the case here, where there would be residential uses in both zone districts. ^ The site consists of two zone districts. i.e. Ch-2 and R-M-3,000. The rear yard set back Variance would not be necessary if the project was not divided in half by the boundary that separates the CH-2 and R-M-3,000 zone districts. The staff believes it is critical to maintain the boundary rather than have it floating in space to avoid future problems. The Arborist Report identifies a number of trees that impact the location of buildings and construction in general on parcel A. This creates a major physical limitation in making use of the property. The fact that the site is long, narrow and sloping limits design options. • P:~Planning~PhiI~PC Staff Reporrs~Big Basin Way7tafalgarDR-SD-V-V 3.28.Ol.doc ~ V O V' ~ jv File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street Design Review The proposal calls for demolishing four existing residences with garages totaling 4,595 square feet and 1,000 square feet of retail space. Four new 3,505 to 4,475 square foot townhouses, including garages and basements would be constructed. Additionally, 1,316 square feet of retail space with a 2,688 square foot second story condominium would face Big Basin Way. The front portion of the project would have access from Big Basin Way and the rear townhouses from St. Charles Street. The Big Basin Way half is zoned CH-2 and the St. Charles Street half is zoned R-M-3000. The buildings are proposed to be 26 feet high in both the CH-2 and the R-M-3000 halves of the site. The buildings are designed in a contemporary architectural style and incorporate rooflines, materials and detailing that reduce the appearance of bulk and height. Overall, the architecture appears compatible with the buildings in the surrounding area. Staff believes the design of unit lA and 1B, that faces Big Basin Way, is compatible with the pedestrian streetscape. Landscaped sitting areas are proposed in front of the retail space adjacent to the Big Basin Way sidewalk. The second story windows that face the residential condominiums to the east should not create a privacy problem given the design and site orientation of those units. • The Public Works Department, City Arborist and the Saratoga Fire District have reviewed the application and provided recommended conditions. All of these recommendations are included in the proposal or as conditions of approval attached resolutions. In addition to the usual design considerations this project is sensitive because it fronts on Big Basin Way in the Village and it impacts a magnificent tree on the adjacent motel property that the Arborist report refers to as "one of the best valley oak specimens that I have seen in the area." Parking The Saratoga City Code requires each residence located in amulti-family development to have at least one enclosed parking space within a garage plus one and one-half spaces on the site. Each townhouse will have an attached two-car garage plus one-half space in the common area. One off street parking space is required for each two hundred square feet of gross floor area, therefore the 1,316 square feet of retail space in unit lA require 7 off street parking spaces. They are provided between units 1 and 2. The applicant has utilized two compact parking spaces to slightly increase the amount of parking near the retail area. Also, the north side of the site is located adjacent to Big Basin Way off -street parking spaces. Parking Variance The applicant has offered an alternative in response to the Planning Commissions desire for • addition commercial on the site. In the alternative, the unit above the retail commercial space would be designated as commercial office for a period of five years (until January P:~Planning~PhiI~PCSpllReporrs~BigBasinWayTrafalgarDR-SD-V-V3.28.Ol.doc (~oo(i~$ File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or some other mechanism. If additional parking was not available, the commercial office space would be re-designated as a residential condominium. If the Commission prefers this option, a parking variance for eight off street parking places (retaining the same number of parking spaces as the original application) is requested. The project has sufficient parking spaces for the original proposal as modifies and therefore does not need a Variance unless the Planning Commission prefers the applicant's alternative proposal to designate the upper floor of unit 1 as commercial office instead of a residential condominium. A second floor residential condominium requires 2.5 off street parking spaces and 2,115 square feet of commercial office requires 10.5 spaces, at one space per 200 square feet of gross floor area. Therefore, if the Planning Commission desires the second floor be designated as commercial office, a Variance for 8 required off street parking spaces is necessary consequently. The staff thinks there is sufficient justification to grant a Variance. The Saratoga Village Parking Study prepared by Trafalgar Inc (applicant) indicates that there are consistently off street parking spaces available along Big Basin Way west of 6`h Street between 8;00 - 9:00 am,12-00 -1:OOpm and 5:00 - 6:OOpm. Staff finds that there are special circumstances applicable to the property that warrants . approval of the Variance request. The staff believes the necessary findings can be made based on the following special circumstances: The Arborist Report identifies a number of trees that impact the location of buildings and construction in general on parcel A. This creates a major physical ].imitation in making use of the property. If 8 additional parking spaces were added, one or both of the townhouses (units 2 and 3) would have to be eliminated in order to make room. Additionally, the sloping site is rather long and narrow, which also somewhat limits design options. ^ Most of the retail and other businesses in the Village core area are within parking districts therefore they are able to share parking spaces and avoid having to provide their own spaces. The site is outside the parking districts and therefore must provide its own parking unless a parking space Variance is granted. ^ The City is requesting that the applicant provide more commercial space beyond what the City Code and policies require and this is what necessitates the 8 additional parking spaces. ^ Although the site is located beyond the ].units of existing Saratoga Village parking districts, it is adjacent to unrestricted off street parking spaces on Big Basin Way. These parking spaces are beyond the heaviest concentration of businesses and therefore are currently available during normal commercial office business hours. P:~Planning~PhiI~PC Staff Repotrs~Big Basin WayTrafalgarDR-SD-V-V 3.28.Ol.doc File No. DR-00-011, SD-00-001, V-00-O18 & V-O1-004 _ 14612 Big Basin Way & 20717 St. Charles Street Grading 600 cubic yards of cut and 600 cubic yards of fill exclusive of basements. The basements involve 1,207 cubic yards of cut and export. Geotechnical Review This application did not require review by the City Geologist due to the stability of the site. Trees The City Arborist report dated March 27, 2000 (attached to the Environmental Initial Study) contains recommendations for the protection of existing trees on the site and adjacent site. There are fourteen trees exposed to some level of risk by the proposed construction. Significant design revisions are suggested in order to preserve exceptional specimens #3 (valley oak w/ 80-90 canopy), #4 (coast redwood w/ 20 foot canopy), and #8 (cork oak w/ 40-50 foot canopy). The report states that: "However, in the case of tree #3 (the neighboring valley oah) the single descriptive term "Exceptional" does not do this tree justice in the sense that we also use this term to describe small diameter specimens. Tree #3 is one of the best valley oah specimens that I have seen in this area. I consider it to be exceptional of the exceptional, and in my opinion, it should be treated with allpossible care and caution." Some mitigation procedures are suggested in the March 27, 2000 Arborist Report, but further analysis is suggested for trees #1 (coast live oak w/ 60-80 foot canopy) and tree #8 (Cork Oak). Following a further site visit(s) an additional Arborist report dated May 17 &r June 6, 2000 was prepared (attached to Environmental Initial Study). The applicant's revised plans contain one less townhouse, thus preserving the Cork Oak tree #8 on the rear portion of the site. Fireplaces The plans indicate that only one wood-burning fireplace will be constructed in each of the new residences and there is one chimney proposed for each townhouse. Correspondence ^ S. Srinivasan and Malini Srinivisan,14598 Big Basin Way (adjacent property owners to the east) have submitted a letter dated January 18, 2001 that raises a number of concerns about the proposed project including the joint ingress-egress easement. ^ W. S. Gamble, Trafalgar Inc. (the applicant) responded with a letter dated. January 22, 2001. ^ M. C. Burrell,14658 Big Basin Way, submitted a letter dated January 15, 2001 that Saratoga is becoming residential at the expense of retail. 0000.2 P:\Planning\PhihPC StafEReports\Big Basin WayTrafalgarDR-SD-V-V 3.28.Ol.doc File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street ^ A petition from Saratoga Village area residents dated January 22, 2001 expressed opposition to the project and the shrinkage of commercial potential in the Village downtown area. ^ Betty S. Feldheym, 20184 Franklin Avenue, submitted a March 12, 2001 supporting the project and the need for additional affordable housing. Conclusion This project is complicated because it involves four requests (Design Review, Subdivision map, setback Variance and parking Variance.) and the site is in two zone districts (CH-2 and R-M-3,000). Because all four applications are interrelated it makes sense for them to be processed concurrently. There is also the issue of trying to ma<~imi e the amount of retail commercial in the Village downtown area under existing City Codes and policies and balancing the desire for more retail with parking needs. The applicant has reduced the number of townhouses on the St. Charles portion of the site from three to two townhouses to preserve a large Cork Oak (Tree #8) and offered to substitute office commercial for the second floor residential condominium assuming an 8 space parking variance is granted and addition parking is created in the area within five years. STAFF RECOMMENDATION If the Commission feels that the additional commercial space would be a benefit to the community, approve the Design Review with the unit above the retail space (Unit 1B) designated as commercial office, Vesting Tentative Subdivision Map, rear yard setback Variance and parking Variance with conditions by adopting Resolutions DR-00-O11, SD- 00-001, V-00-018 and V-O1-004. Staff has included a condition of approval requiring that the unit above the retail commercial space (Unit 1B) would be designated as commercial office for a period of five years (until March 2006). It would remain as commercial office assuming additional parking was available through an expanded parking district or other mechanism. If additional parking was not available, the commercial office space could be re-designated as a residential condominium. • 00003 P:U'Iannin~I'hiN'C Staff Reporrs~Big Basin W ayTtafalgarDR-SD-V-V 3.28.Ol.doc .i T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK •i •i 000014 File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street • APPROVAL OF RESOLUTION NO. DR-00-011 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA TRAFALGAR INC.; 14612 BIG BASIN WAY ~ 20717 ST. CHARLES STREET WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a first floor retail space with a second floor residential condominium or commercial office (Unit lA and 1B) and four residential townhouses (Units 2 - S) utilizing five air right condominium units (lots) on two e~sting parcels totaling 22,582 net square feet; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Re~~iew approval, and the following findings have been determined: The height, elevations and placement on the site of the proposed townhouses and retail with a second story residential condominium or office commercial, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residences will be partially screened with existing mature trees and proposed landscaping. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and ,nin;,nizing tree and soil removal; grade changes will be minimized and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that limited grading will be necessary, mature trees are being preserved and the site will be fully landscaped prior to completion. ^ The proposed retail and Townhouses in relation to structures on adjacent lots, and to the surrounding region, will minimize the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials such as wood tone colors and stone materials which minimize the perception of bulk and integrate the structures into the surrounding environment. t~UUU~5 [':~Planning~PhiAPC Sralf Repotts~Big Basin W ayTrafalgatDR-SD-V-V 3.26.Ol.doc File No. DR-00.011, SD-00.001, V-00.018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street The residences will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (i.i) unreasonably impair the ability of adjacent properties to utilize solar energy. The proposed residences are designed to conform to the design criteria set forth Section 15-45.010 of the City Code. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of TRAFALGAR, INC. for. Design Review approval be and the same is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A" (including Option 2 on Sheet 6), incorporated by reference. For a period of five years (i.e., until March 2006), occupancy of the space (Unit 1B) above the retail area on Lot B shall be limited to professional office or commercial office as defined in Section 15-06.480 (a ~Sr b) of the Zoning Ordinance. It shall remain as professional or commercial office use if additional parking (i.e., at least eight spaces) becomes available through an expanded parking district or other mechanism. Occupancy of said space (Unit 1B) may be changed to any other permitted use after March, 2006, if additional parking is not available. 3. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following revisions: A written certification that all building setbacks are per the approved plans all applicable recommendations of the City Arborist. This shall include specific times during, site preparation, demolition, grading, trenching and construction that the City Arborist provides on site supervision to assure that all Arborist Report conditions are complied with. This is pamcularly important with regarding to assuring the safety of Tree #3 (Valley Oak). The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. 0®0016 P:~Plannin~PhiAPC StaHReporrs~Big Basin WayTrafalgarDR-SdV-V 3.28.Ol.doc File No. DR-00-011, SD-00-001, V-00-018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street ^ The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall pro«de." ^ The plan indicates that there will be no more than on wood-burning fireplace per unit. If awood-burning fireplace is proposed, it shall be equipped v~~ith a gas starter. 4. Four (4) sets of complete grading plans incorporating this Resolution as a separate plan page and containing all applicable recommendations of the City Arborist. S. No ordinance size tree shall be removed (except for any exceptions provided for in the Arborist Reports) without first obtaining a Tree Removal Permit. 6. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. 7. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the Nev~~ Development and Construction -Best Management Practices. CITY ARBORIST 8. All recommendations in the Ci Arborist R ty eports dated March 27, 2000 and May 17, 2000 ~ June 6, 2000 shall be followed and incorporated into the plans. This includes, but is not limited to: ^ The Arborist Reports shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. ^ Five (S) ft. chain link tree protective fencing shall be shown on the site plan and grading plan as recommended by the Arborist with a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Grading or Building Permit. ^ A note shall be included on the site plan and grading plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. ^ A landscape plan shall be submitted prior to issuance of a Zoning Clearance showing locations of all the trees to be preserved per the Arborist Reports. 9. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $22,903 plus a sum recommended by the Arborist to assure protection of the E (~VV~~/ P:~PlanninglPhil~PC StaHRepotrs~Big Basin WayTntalgarDR-SD•V-V 3.28.Ol.doc File No. DR-00.011, SD-00.001, V-00.018 & V-O1-004 ' 14612 Big Basin Way & 20717 St. Charles Street other trees pending the outcome of Arborist Report recommendations #1-6. This is to guarantee the maintenance and preservation of trees on the subject site. 10. Prior to the issuance of a building permit provisions will be made to assure the presence of an on site arborist selected and supervised by the City Arborist during all critical site preparation and construction phases. This is to insure that all Arborist report conditions are met and to carry out addition investigative work such as confirming trees root locations and protective measures such as discontinuous footings (pier and on-grade beam design).. This is particularly important for Trees #3, 4 and 8. 11. Prior to Final Occupancy approval, any required native replacement trees shall be installed in accordance with the Arborist Reports. 12. All utility line, driveway construction and other tree protection recommendations in the Arborist Reports shall be strictly followed 13. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 14. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. FIRE PROTECTION DISTRICT 1~. Provide one on-site fire hydrant that meets the Saratoga Fire Districts specifications. The hydrant shall be installed and accepted prior to construction of any building. . 16. All driveways shall have a 14 ft. minimum with plus one foot shoulders. Driveway cures shall have a minimum inside radius of 21 feet. 17. Early Warning Fire Alarm System shall be installed and maintained in accordance with the pro~~isions of the City of Saratoga Code-Article 16-60. 18. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 19. Automatic sprinklers shall be installed in the newly constructed garages (2 heads per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. To ensure proper sprinkler operation, the garage shall have a smooth, flat, horizontal ceiling. • 000018 P:~Planning~PhiI~PCSrrHReports~BigBasin~VayTta6lgatDR-SIIV-V 3.28.Ol.doc - File No. DR-00-011, SD-00.001, V-00.018 & V-O1-004 14612 Big Basin Way & 20717 St. Charles Street 20. Prior to building permit application, the applicant shall provide a recorded copy of deed or easement showing legal access across the 12-foot ingress -egress easement from Big Basin Way. CITY ATTORNEY 21. Applicant agrees to hold City harmless from all costs and ea-penses, including . attorney's fees, incurred by the City or held to be the liability of Ciry in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 22. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the Ciry could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of California, this 28`h day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIn Chair, Planning Commission ATTEST: Secretary, Planning Commission 000019 P:~Planning~PlilI~PC Staff Rcports~Big Basin W ayTrdfalgarDR-SD-V-V 3.28.01.doc • T~iIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK ~~U~20 • • • APPROVAL OF RESOLUTION NO. SD-00-001 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA TRAFALGAR INC.; 14612 BIG BASIN WAY ~ 20717 ST. CHARLES STREET WHEREAS, application has been made to the Advisory Agency under the Subdivision Map Act of the State of California and under the Subdivision Ordinance of the Ciry of Saratoga, for Vesting Tentative Map approval of 2 existing parcels into five air right condominium units (lots) including two common areas, all as more particularly set forth in File No. SD-00-001 of this City; and WHEREAS, this Advisory Agency hereby finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the Saratoga General Plan and with all specific plans relating thereto; and the proposed subdi~~ision and land use are compatible with the objectives, policies and general land use and programs specified in such General Plan, reference to the staff report dated March 28, 2001 being hereby made for further particulars; and WHEREAS, none of the conditions set forth in Subsections a throu h of () g (g) Government Code Section 66474 exist with respect to said subdivision, and tentative approval should be granted in accord with conditions as hereinafter set forth; and WHEREAS, the Planning Commission has conducted a duly noticed public hearing at which time all interested pames were given a full opportunity to be heard and to present evidence; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) an Environmental Initial Study was prepared and a Negative Declaration was issued on December 19, 2000. NOW, THEREFORE, BE IT RESOLVED that the Vesting Tentative Map for the hereinafter described subdivision, which map is dated March 16, 2001 and is marked Exhibit "A° in the herein above referred file, be and the same is hereby conditionally approved. The conditions of said approval are as follows: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A' (including Option 2 on Sheet 6), incorporated by reference. 2. Prior to issuance of a Building Permit, a landscape plan shall be submitted for review and approval by the Community Development Director. (D00021 File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 ' 14612 Big Basin Way &r 20717 St. Chazles Street 3. Prior to Final Inspection, all landscaping on the approved landscape plan shall be installed. 4. Prior to submittal of the Final Map to the Public Works Depamnent, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: ^ Four (4) sets of complete Improvement Plans incorporating this Resolution as a separate plan page and containing the following revisions: ^ All applicable recommendations of the Ciry Arborist. ^ Provisions for the City Arborist to provide an on site azborist during critical site preparation and construction stages including grading and installation of utility lines and driveways. •S. Four (4) sets of complete grading plans incorporating this Resolution as a separate plan page and containing the following revisions: ^ All applicable recommendations of the Ciry Arborist. ^ Provisions for the City Arborist to provide an on site arborist during critical site preparation and construction stages including grading and installation of utility lines and driveways. 6. Construction, alteration or repair acri«ties (for subdivision improvements as well as the construction of the residences) which are authorized by a valid Ciry of Saratoga permit, or which do not require the issuance of a City of Saratoga permit, may be conducted only on weekdays between the hours of 7:30 AM and 6:00 PM so long as the noise level does not exceed 60 dBA at Project property boundary. No such construction work shall be permitted on Saturdays, Sundays, or legal holidays. Construction noise should be reduced whenever possible. The Ciry Engineer may grant an exemption upon his/her determination of an emergency. 7. A sign indicating permitted construction hours shall be posted on the site in a visible location. 8. Applicable construction conditions shall be included in any and all contracts with each and every contractor and subcontractor working on the Project. 9. Dust and erosion control will be maximised onsite and on streets in the adjacent neighborhoods shall be maintained in a manner to avoid the accumulation of mud and dirt in the streets. 10. The final landscape plan shall be reviewed and approved by the Community Development Director prior to issuance of any Building or Grading Permits. ~~~(j22 P:~Planning~Phi1~PC Stall Rcports~Big Basin Wayl'tafalgarDR-SD-V-V 318.OLdoc ' File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way lst 20717 St. Charles Street . CITY ARBORIST 11. All recommendations in the City Arborist Reports dated March 27, 2000 and May 17, 2000 ~St June 6, 2000 shall be Followed and incorporated into the plans. This includes, but is not limited to: The Arborist Reports shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. Five (5) ft. chain link tree protective fencing shall be shown on the site plan and grading plan as recommended by the Arborist with a note °to remain in place throughout construction.° The fencing shall be inspected by staff prior to issuance of a Grading or Building Permit. A note shall be included on the site plan and grading plan stating that no construction equipment or private vehicles shall park or be stored vti~ithin the dripline of any ordinance protected trees on the site. 12. A landscape plan shall be submitted prior to issuance of a Zoning Clearance showing locations of any native replacement trees. (This number may be reduced depending on the trees that the applicant is proposing to be relocated instead of removed in revised site plan.) 13. The applicant is proposing to relocate instead of remove in the revised site plan. 14. Prior to Final Occupancy approval, any native replacement trees shall be installed in accordance with the Arborist Reports. 15. All retaining walls, driveway construction and other tree protection recommendations in the Arborist Reports shall be strictly followed 16. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 17. Any future landscaping shall be designed and installed in accordance with the City Arborist Prior to issuance of a Building Permit, the applicant shall submit to the Ciry, in a form acceptable to the Community Development Director, security in the amount of $22,903 plus a sum recommended by the Arborist to assure protection of the other trees pending the outcome of Arborist Report recommendations #1-6. This is to guarantee the maintenance and preservation of trees on the subject site. 18. Prior to the issuance of a building permit, provisions will be made for the City Arborist to provide an arborist on site during all critical site preparation and construction phases. This is to insure that all Arborist report conditions are met and to carry out addition investigative work such as confirming trees root locations Z.71~0~1-2.3 P:~Plannin~PhiTWC StaffReports~Big Basin WayTrafalgarDR-SD•V-V 3.28.Ol.doc File No. DR-00-O11, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way &x 20717 St. Charles Street and protective measures such as discontinuous footings (pier and on-grade beam design). This is particularly important for trees #3, 4 and 8. 19. Prior to Final Occupancy approval, any required native replacement trees shall be installed in accordance with the Arborist Reports. 20. All utility line, driveway construction and other tree protection recommendations in the Arborist Reports shall be strictly followed 21. Prior to Final Occupancy approval, the Ciry Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 22. Any future landscaping shall be designed and installed in accordance with the City Arborist recommendations FIRE PROTECTION DISTRICT 23. Provide one on-site fire hydrant that meets the Saratoga Fire Districts specifications. The hydrant shall be installed and accepted prior to construction of any. building. 24. All driveways shall have a 14 ft. minimum with plus one-foot shoulders. Driveway cures shall have a minimum inside radius of 21 feet. 25. Early Warning Fire Alarm System shall be installed and maintained in accordance with the provisions of the City of Saratoga Code-Article 16-60. 26. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 27. Automatic sprinklers shall be installed in the newly constructed garages (2 heads per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. To ensure proper sprinkler operation, the garage shall have a smooth, flat, horizontal ceiling. 28. Prior to building permit application, the applicant shall provide a recorded copy of deed or easement showing legal access across the 12-foot ingress -egress easement from Big Basin Way. PUBLIC WORKS 29. Prior to submittal of the Final Map to the Public Works Department for examination, the owner (applicant) shall cause the property to be surveyed by a Licensed Land Surveyor or an authorized Civil Engineer. The submitted map shall show the existence of a monument at all external property corner locations, either ~(~0~24 P:~PlanninglPhiN'C Stall Repotts~Big Basin WayTrafalgarDR-SD-V-V 3.28.Ol.doc ' File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way lst 20717 St. Charles Street found or set. The submitted map shall also show monuments set at each new corner location, angle point, or as directed by the Public Works Department, all in conformity with the Subdivision Map Act and the Professional Land Surveyors Act. 30. The owner (applicant) shall submit four (4) copies of a Final Map in substantial conformance with the approved Tentative Map, along with the additional documents required by Section 14-40.020 of the Municipal Code, to the Public Works Department for examination. The Final Map shall contain all of the information required in Section 14-40.030 of the Municipal Code and shall be accompanied by the following items: 31. One copy of map checking calculations. 32. Preliminary Title Report for the property dated within ninety (90) days of the date of submittal for the Final Map. 33. One copy of each map referenced on the Final Map. 34. One copy of each document/deed referenced on the Final Map. 35. One copy of any other map, document, deed, easement or other resource that ~~ill facilitate the examination process as requested by the Public Works Department. 36. The owner (ap licant shall a a Ma Checkin fee, as determined b the Public P ) PY P g y Works Director, at the time of submittal of the Final Map for examination. 37. Interior monuments shall be set at each lot corner either prior to recordation of the Final Map or some later date to be specified on the Final Map. If the owner (applicant) chooses to defer the setting of interior monuments to a specified later date, then sufficient security as determined by the Public Works Director shall be furnished prior to Final Map approval, to guarantee the setting of interior monuments. 38. The owner (applicant) shall provide Irrevocable Offers of Dedication for all required easements and/or rights-of-way on the Final Map, in substantial conformance with the approved Vesting Tentative Map, prior to Final Map approval. 39. Aline of sight study prepared by a licensed engineer shall be submitted to verify that the intersection of access road with St. Charles Street will be safe, prior to Final Map approval. 40. The owner (applicant) shall submit engineered improvement plans to the Public Works Department in conformance with the approved Vesting Tentative Map and in accordance with the design and improvement requirements of Chapter 14 of the • Municipal Code. The improvement plans shall be reviewed and approved by the Public Works Department and the appropriate officials from other public agencies having jurisdictional authority, including public and private utility providers, prior ~UUU~5 P:~Planning~Phi1~PC Staff Reporrs~Big Basin WayirablgarDR-SD• V-V 3.28.Ol.doc File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way &r 20717 St. Charles Street to approval of the Final Map. The following specific conditions shall be included on the improvement plans: 41. Sidewalk at Big Basin Way within the limits of the subdivision shall be replaced. Encroachment Permit from Caltrans shall be issued for this replacement. 42. Hydraulic calculations for connection to existing storm drain system on Big Basin Way shall be provided In case capacity of present storm drain system has been reached, alternate way of drainage plan shall be provided. 43. The owner (applicant) shall pay a Subdi«sion Improvement Plan Checking fee, as determined by the Public Works Director, at the time Improvement Plans are submitted for review. 44. The owner (applicant) shall enter into an Improvement Agreement with the City in accordance with Section 14-60.010 of the Municipal Code prior to Final Map approval. 45. The owner (applicant) shall furnish Improvement Securities in accordance with Section 14-60.020 of the Municipal Code in the manner and amounts determined by the Public Works Director prior to Final Map approval. 46. The owner (applicant) shall furnish a written indemnity agreement and proof of . insurance coverage, in accordance with Section 14-05.050 of the Municipal Code, prior to Final Map approval. 47. Prior to Final Map approval, the owner (applicant) shall furnish the Public Works Department with satisfactory written commitments from all public and private utility providers serving the subdivision guaranteeing the completion of all required utility improvements to serve the subdivision. 48. The owner (applicant) shall secure all necessary permits from the Ciry and any other public agencies, including public and private utility providers, prior to commencement of subdivision improvement construction. Copies of permits other than those issued by the City shall be provided to the Public Works Department. 49. The owner (applicant) shall deposit a $5,000 cash bond with the Ciry prior to Final Map approval for funding of future AC overlay of St. Charles Street within the ].units of the subdivision. 50. The owner (applicant) shall pay the applicable Park and Recreation fee prior to Final Map approval. 51. The owner (applicant) shall enter into agreement holding the Ciry of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope • instability, slides, slope failure or other soil related and/or erosion related conditions. ?-~0~26 P:~Planning~PhiMCStaHRepocts~BigBasinWayTnfalgatDR-SD-V-V 3.28.Ol.doc ' File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way &t 20717 St. Charles Street 5~. All building and construction related activities shall adhere to New Development and Construction -Best Management Practices as adopted by the Ciry for the purpose of preventing storm water pollution. CITY ATTORNEY 53. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 54. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga Ciry Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of California, this 28`h day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: • Chair, Planning Commission Secretary, Planning Commission ~i~-(lU02'7 P:~Plannin~PhiMC StaliReports~Big Basin W ayTrafalgarDR-SIY V-V 3.28.OLdoc THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK (~-ODU;zB File No. DR-00-011, SR-00-OO1,V-00-O18,V-O1-004 14612 Big Basin Way &r 20717 St. Charles Street APPROVAL OF RESOLUTION NO. V-00-018 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA TRAFALGAR INC.;14612 Big Basin Way &r 20717 St. Charles Street WHEREAS, the City of Saratoga Planning Commission has received an application for Variance approval to decrease the required rear yard setback from 36 feet to 3.5 feet. ;and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS,~the applicant has met the burden of proof required to support said application for variance approval, and the following findings have been determined: ^ Strict enforcement of the rear yard setback requirements would deprive the applicant of privileges enjoyed by adjacent properties in the vicinity in that only one of the three proposed buildings could be constructed and therefore only limited use could be made of 11,250 the net square foot parcel. The Variance would not be necessary if the mixed-use commercial and townhouse project v~~as divided in half by the boundary that separates the CH-2 and R-M-3,000 zone districts. The City believes it is critical to maintain the boundaries. A number of significant trees that the City wishes to preserve on this parcel impact the location of buildings and construction in general. This creates a major physical limitation in making use of the property without this Variance. ^ The proposed reduced rear yard setback would not constitute a special privilege in that similarly zoned properties would be treated the same. ^ The proposed rear yard set back reduction would not be detrimental to public health, safety, or welfare or injurious to properties in the area in that it will not be visible from adjoining properties not part of this project, and it poses no health or safety risks. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of Trafalgar, Inc for Variance approval be and the same is hereby granted subject to the following conditions: P:~Plannin~PhihPC Staff Repocts~Big Basin WayTtafalgarDR-SD-V-V 3.28.Ol.dac ~ ~ U ~ ~y File No. DR-00-011, SR-00-OO1,V-00-O18,V-O1-004 14612 Big Basin Way &r 20717 St. Charles Street COMMUNITY DEVELOPMENT 1. The development shall be located and constructed per Exhibit °A" (including Option 2 on Sheet 6), incorporated by reference. CITY ATTORNEY 2. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of Ciry in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 3. Noncompliance with any of the conditions of this permit shall constitute a ~~iolation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 28th day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN Chair, Planning Commission ATTEST: Secretary, Planning Commission • • • P:~Plannin~PhiI~PC SraHRcports~Big Basin WayTrafalgarDR-SIlV-V 3.26.OLd« V ~ V ~3O ' File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way Est 20717 St. Charles Street APPROVAL OF RESOLUTION NO. V-O1-004 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA. TRAFALGAR, INC ;14612 Big BasinWay &r 20717 St. Charles St. WHEREAS, the City of Saratoga Planning Commission has received an application for Variance approval to decrease required off street 8 parking spaces; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the applicant has met the burden of proof required to support said application for Variance approval, and the following findings have been determined: ^ Strict enforcement of the parking requirements would deprive the applicant of privileges enjoyed by adjacent properties in the vicinity in that only one or two of the three proposed buildings could be constructed and therefore only limited use could be made of the 11,250 net square foot parcel. The Variance would not be necessary if the second floor area above the retail space (unit lA) was designated residential condominium rather than commercial office as the Ciry requested. The Ciry believes it is critical to maintain as much street level retail commercial and second floor office commercial in the Village along Big Basin Way. A number of significant trees that the Ciry wishes to preserve on this parcel impact the location of buildings and construction in general. This creates a major physical limitation in making use of the property without this Variance. The proposed reduced parking requirements would not constitute a special privilege in that similarly zoned properties would be treated the same. The Ciry is requesting that the applicant provide more retail and/or office commercial space beyond what the Ciry Code and policies require and this is what necessitates the 8 additional parking spaces. Most of the retail and other businesses in the Village core area are within parking districts therefore they are able to share parking spaces and avoid having to provide there own spaces. The site is outside the parking districts and therefore must provide its own parking unless a parking space Variance is granted. ^ Although the site is located outside the limits of existing Saratoga Village parking districts, it is adjacent to unrestricted off street parking spaces on Big Basin Way. These parking spaces are beyond the heaviest concentration of businesses and therefore are currently available during normal commercial office business hours. ~i3®0.`3g. P:~Planning~PhiAPC StaRReports~Big Basin W ayI'taFalgarDR-SD-V-V 3.28.O1.d« File No. DR-00-011, SR-00-OO1,V-00-O18,V-O1-004 ' 14612 Big Basin Way ~ 20717 St. Charles Street ^ The proposed parking Variance would not be detrimental to public health, safety, or welfare or injurious to properties in the area. Strict enforcement of the specified regulation is not required by either present or anticipated future traffic volume or traffic circulation on the site. The project v~~ill not generate traffic that can not be temporarily handled by adjacent restricted and unrestricted off street parking during the next five years while the City explores parking districts and other mechanisms to increase Village parking and it poses no health or safety risks. If after that time parking or traffic volume or circulation become a problem the unit 1B second story commercial office can be converted back to a residential condominium. Granting the Variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic on the streets. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drav~~ings, plans and other exhibits submitted in connection with this matter, the application of TRAFALGAR, INC. for Variance approval be and the same is hereby granted subject to , the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed per Exhibit "A" (including Option 2 on Sheet 6), incorporated by reference. 2. In 2006, the Ciry will review the status of creating a parking district or other parking mechanism in the area including parking variances. It will also be determined whether parking andlor traffic volumes and flows on and around the site are a problem. At that time it will be determined whether the unit 1B should continue as a commercial office or should be converted to a residential condominium. CITY ATTORNEY 3. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the Ciry or held to be the liability of Ciry in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 4. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. .~~U(1~~ P:\PlanninglPhil\PC StaHRcports\BigBasin WayTtafalgarDR-SD-V-V 3.28.Ol.doc • File No. DR-00-011, SR-00-OO1,V-00-018,V-O1-004 14612 Big Basin Way &t 20717 St. Chazles Street Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 1~-90 of the Saratoga Ciry Code, this Resolution shall become effective fifteen (1~) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 28th day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN Chair, Planning Commission ATTEST: Secretary, Planning Commission • ~~033 P:~Planning~PhiI~PC StaHRepotu~Big Basin WayTrafalgatDR-SD-V-V 3.28.Ol.doc • T~iIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK 000034 • • ~• ENVIRONMENTAL INITIAL STUDY AND NEGATIVE DECLARATION Prepared For TRAFALGAR, INC. Proposed Townhouses and Retail December 2000 Project Description: Request for Vesting Tentative Subdivision Map approval for the subdivision of a 22,582 net square foot parcel into six condominium lots ranging in size from 1,756 square feet to 2,489 square feet and additional common areas. The proposal calls for demolishing four existing homes with garages totaling 4,595 square feet and 1,000 square feet of retail space that includes a second story flat. Five new 2,686 to 3,030 square foot townhouses, including garages and basements would be constructed. Additionally, 1,300 square feet of retail space with a second story condominium would face Big Basin Way. The front portion of the project would have access frorn Big Basin Way and the rear townhouses from St. Charles Street. The site is zoned a combination of CH-2 and R-M-3,000. Project Location:14612 Big Basin Way and 20717 St. Charles Street Applicant: TRAFALGAR, INC. 247 North Third Street San Jose, California 95112 Lead Agency: City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 • City of Saratoga TRAFALGAR, INC. 000035 CONTENTS Environmental Evaluation/Checklist Negative Declaration Attachment A: Exhibit A (Plans) Attachment B -City Arborist Report, March 27, 2000 Attachment C -Heritage Preservation Commission October 10, 2000 Minutes Ciry of Saratoga TRAFALGAR, INC. Ci UUUU~3U ENVIIZONMENTAL ISSUES Potentially Potentially Less Than No (See anachments for information sources) Significant Impact Significant Unless Significant Impact Impact Mitigation Incorporated I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? p ~ ~ ~ b) Conflict with applicable environmental plans or policies p ~ ~ ~ adopted by agencies with jurisdiction over the project? ,' c) Be incompatible with existing land use in the vicinity? p ~ ~ ~ , d) Affect agricultural resources or operations (e.g., impacts to p ~ ~ ~ soils or farmlands, or impacts from incompatible land uses)? e) Disrupt or divide the physical arrangement of an p ~ O ~ established community (including aloes-income or minority community)? Sources: Ciry of Saratoga General Plan -Land Use Element, Saratoga City Code -Zoning Ordinance II. POPULATION AND HOUSING. Would the proposaL• a) Cumulatively exceed official regional or local population p ~ ~ ~ . projections? b) Induce substantial growth in an area either directly or p ~ ~ ~ indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? p ~ ~ ~ Four existing homes and a second story flat will be demolished to provide a location for the five new townhouses and second condominium. There will be a net gain of one unit. Sources: Ciry of Saratoga General Plan -Housing Element, Plans ("Exhibit A") III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ~ ~ ~ ~ b) Seismic ground shaking? ~ ~ ~ ~ c) Seismic ground failure, including liquefaction? ~ ~ ~ ~ d) Seiche, tsunami, or volcanic hazard? ~ ~ ~ ~ e) Landslides or mudflows? ~ ~ ~ ~ f) Erosion, changes in topography or unstable soil conditions p ~ ~ ~ from excavation, grading, or fill? City of Saratoga TRAFALGAR, INC. UUUU3"~ ENVIRONMENTAL ISSUES Potentially .,tentially Less Than No (See attachments for information sou. ) Significant significant Significant Impact Impact Unless Impact Mitigation Incorporated g) Subsidence of the land? ^ ^ ^ ~ h) Expansive soils? ^ ^ ^ ~ i) Unique geologic or physical features? ^ ^ ^ ~ Sources: Ciry of Saratoga General Plan -Safety Element N. WATER..Would'the proposal`result in:M.. _, . a) Changes in absorption rates, drainage patterns, or the rate ^ ^ ~ ^ and amount of surface runoff? Absorption rates will decrease and surface runoff will increase as the percentage of the lot covered by impervious surfaces is increased. The project will not exceed the maximum percentage of structural coverage allowed by the zoning ordinance for the CH-2 and R-M-3,000 zoning districts which the two lot site is zoned. Building coverage on the Big Basin Way lot will be approximately 4,620 square feet (41.1 %) and on the St. Charles Street lot approximately 4,490 square feet (39.6%). b) Exposure of people or property to water related hazards ^ ^ ^ ~ such as flooding? c) Discharge into surface waters or other alterations of surface ^ ^ ^ ~ water quality (e.g., temperature, dissolved oxygen, or turbidity)? d) Changes in the amount of surface water in any water body? ^ ^ ^ ~ e) Changes in currents, or the course or direction of water ^ ^ ^ ~ movements? f) Change in the quantity of groundwater, either through ^ ^ ~ ^ ~ direct additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? ^ ^ ^ ~ h) Impacts to groundwater quality? ^ ^ ^ ~ i) Substantial reduction in the amount of groundwater ^ ^ ^ ~ otherwise available for public water supplies? _ Sources: Ciry of Saratoga General Plan -Conservation Element, Correspondence from Santa Clara Valley Water District V. AIR QUALITY. VlWOUId _he proposal: a) Violate any air quality standard or contribute to an existing ^ ^ ^ ~ or projected air quality violation? I City of Saratoga TRAFALGAR, INC. `~ ~VU~~~ ENVIItONMENTAL ISSUES Potentially .,tentially Less Than No (See attachments for information sou. ) Significant oignificant Significant Impact Impact Unless Impact Mitigation Incorporated or projected air quality violation? b) Expose sensitive receptors to pollutants? p ~ ~ ~ c) Alter air movement, moisture or temperature, or cause any p ~ ~ ~ change in climate? d) Create objectionable odors? ~ ~ ~ ~ Sources: City of Saratoga General Plan -Air Quality Element VI. TRANSPORTAT'ION/CIRCULATION.'Wouldttieproposal result in: a) Increased vehicle trips or traffic congestion? p ~ ~ ~ The proposed project will result in a less than significant increase in vehicle trips on Saratoga-Sunnyvale Road and Saratoga Avenue, as well as, on Big Basin Way and St. Charles Street. The addition of six new dwelling units and the approximately 1,000 square feet of proposed commercial space will not have a noticeable effect on traffic congestion. b) Hazards to safety from design features (e.g., sharp curves p ~ ~ ~ or dangerous intersections) or incompatible uses (e.g., farm equipment)? The buildings have been designed to provide for the minimum turning radius required for the safe turning of automobiles into and out of the garages and open parking areas. c) Inadequate emergency access or access to nearby uses? p p O ~ d) Insufficient parking capacity on-site or off-site? p O ~ ~ e) Hazards or barriers for pedestrians or bicyclists? p ~ ~ ~ f) Conflicts with adopted policies supporting alternative p p ~ ~ transportation (e.g., bus turnouts, bicycle racks)? g) Rail, waterborne, or air traffic impacts? ~ ~ ~ ~ Sources: City of Saratoga General Plan -Circulation Element, Ciry's Traffic Engineer VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats p p ~ ~ (including, but not limited to, plants, fish, insects, animals, and birds)? b) Locally designated species (e.g., heritage trees)? ~ ~ ~ ~ c) Locally designated natural communities (e.g., oak forest, p ~ ~ ~ coastal habitat, etc.)? City of Saratoga TRAFALGAR, [NC. 000039 ENVIRONMENTAL ISSUES Potentially .,tentially Less Than No (fee attachments jor information sou. ~ Significant oignificant Significant Impact Impact Unless Impact Mitigation Incorporated d) Wetland habitat (e.g., mazsh, riparian and vernal pool)? ^ ^ ^ ~ e) Wildlife dispersal or migration corridors? p ^ ^ ~ Sources: Saratoga General Plan -Conservation Element, report from Ciry Arborist VIII. ENERGY AND MINERAL RESOURCES. Would.the proposal: a) Conflict with adopted energy conservation plans? ^ ^ ^ ~ b) Use non-renewable resources in a wasteful and inefficient ^ ^ ^ ~ manner? c) Result in the loss of availability of a known mineral ^ ^ ^ ~ resource that would be of future value to the region and state residents? Sources: Saratoga General Plan -Conservation Element IX. HAZARDS. Would the;proposal involve: a) A risk of accidental explosion or release of hazazdous ^ ^ ^ ~ substances (including, but not limited to, oil, pesticides, chemicals, or radiation)? b) Possible interference with an emergency response plan or ^ ^ ^ ~ emergency evacuation plan? c) The creation of any health hazard or potential health ^ ^ ^ o hazard? d) Exposure of people to existing sources of potential health ^ ^ ^ ~ hazards? e) Increased fire hazard in areas with flammable brush, grass, ^ ^ ^ ~ or trees? Sources: Saratoga General Plan -Safety Element X.NOISE. Would the proposal result in: a) Increases in existing noise levels? ^ ^ ~ ^ Existing noise levels will increase temporarily during construction of the proposed project. Construction hours will be limited to 7:30 a.m. to 6:30 p.m., Monday through Friday. Noise levels are not expected to exceed 75dBA at.the property line, which is the maximum permitted for a single event for a construction project. Ciry of Saratoga TRAFALGAR, INC. 00~0~~ ENVIRONMENTAL ISSUES Potentially „tentially Less Than No fee attachments for information sou. ) Significant significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Exposure of people to severe noise levels? p ~ O ~ 'XI. PUBLIC SERVICES: Would the proposal have-an effect upon, or result in a need for new or altered government services, in any ofthe following areas: a) Fire Protection? ~ ~ ~ ~ b) Police Protection? O ~ ~ . ~ c) Schools? ~ ~ ~ ~ d) Maintenance of public facilities, including roads? p ~ ~ ~ e) Other governmental services? ~ ~ ~ ~ Sources: Correspondence from Saratoga Fire District XII. UTILI'TiES AND SERVICE SYSTEMS: Would:theproposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? ~ ~ ~ ~ - b) Communications systems? ~ ~ ~ ~ c) Local or regional water treatment or distribution facilities? p ~ ~ ~ d) Sewer, septic systems, or wastewater treatment and p ~ ~ ~ disposal facilities? e) Storm water drainage? ~ ~ ~ ~ f) Solid waste materials recovery or disposal? p ~ ~ ~ g) Local or regional water supplies? ~ ~ ~ ~ Sources: Correspondence from; PG&E, Saratoga Fire District, Santa Clara Valley Water District, Santa Clara County Department of Environmental Health XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ~ ~ ~ ~ b) Have a demonstrable negative aesthetic effect? ~ ~ ~ ~ c) Create adverse light or glare effects? ~ ~ ~ ~ Sources: Ciry of Saratoga General Plan -Land Use Element XIV. `.CULTURAL RESOURCES.'Wouldthe proposal: a) Disturb paleontological resources? ~ ~ ~ ~ City of Saratoga TRAFALGAR, INC. 00004. ENVIItONMENTAL ISSUES Potentially ,,~entially Less Than No (wee attachments for information sou. ,~ Significant .significant Significant Impact Impact Unless Impact Mitigation Incorporated b) Disturb archaeological resources? c) Affect historical resources? ^ ^ ^ ^ ^ O ^ ^ On October 10, 2000 the City's Heritage Preservation Commission reviewed and approved the application, thus determining that the existing structures on the property have~no significant historic value. d) Have the potential to cause a physical change, which p O ~ ~ would affect unique ethnic cultural values? e) Restrict existing religious or sacred uses within the potential impact area? ^ ^ ^ ^ Sources: City of Saratoga General Plan -Conservation Element, City's Heritage Preservation Commission XV. RECREATION:.~Would the:proposal: _ , . ' ~ ~ ~ ; a) Increase the demand for neighborhood or regional parks or p ~ ~ ~ other recreational facilities? A less than significant increase in the demand for parks and recreational facilities is expected. b) Affect existing recreational opportunities? p ~ ~ ~ Sources: Ciry of Saratoga General Plan -Open Space and Recreation Element XVI. MANDATORY FINDINGS OF SIGNIFICANCE . a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ O ^ Ciry of Saratoga TRAFALGAR, INC. 00004 • ENVIItONMENTAL ISSUES Potentially ..~entially Less Than No ("Jee attachments for information sou, _ ~ Significant significant Significant Impact Impact Unless Impact Mitigation Incorporated d) Does the project have environmental effects, which will ^ ^ ^ ~ cause substantial adverse effects on human beings, either directly or indirectly? Sources: City of Saratoga General Plan, Saratoga City Code -Zoning Ordinance XVII. DETERA'IINATION On the basis of this initial evaluation: / I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IlvIPACT REPORT is required. DATE SIGNATURE For: JAMES C. WALGREN, AICP COMA~IUNITY DEVELOPMENT DIRECTOR • City of Saratoga TRAFALGAR, INC. X00043 • T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK ~-00044 • C7 • NEGATIVE DECLARATION Declaration That Environmental Impact Report Not Required For Vesting Tentative Subdivision Map, Approval (SD-00-001), Design Review Approval (DR-00-011) and Building Site Exemption (BSE-00-012) TRAFALGAR, INC. The undersigned, Director of Community Development and Environmental Control of the CITY OF SARATOGA, a Municipal Corporation, after study and evaluation, has determined and does hereby determine pursuant to the applicable provisions of the Environmental Quality Act of 1970, Section 15063 through 15065 and Section 15070 of the California Administrative Code, and Resolution 653 of the City of Saratoga, and based on the City's independent judgment, that the following described project will have no significant effect (no substantial adverse impact) on the environment within the terms and meaning of said Act. Project Description: Request for Vesting Tentative Subdivision Map approval for the subdivision of a 22,582 net square foot parcel into six condominium lots ranging in size from 1,756 square feet to 2,489 square feet and additional common areas. The proposal calls for demolishing four existing homes with garages totaling 4,595 square feet and 1,000 square feet of retail space that includes a second story flat. Five new 2,686 to 3,030 square foot townhouses, including garages and basements would be constructed. Additionally, 1,300 square feet of retail space with a second story townhouse would face Big Basin Way. The front portion of the project would have access from Big Basin Way and the rear townhouses from St. Charles Street. The site is zoned a combination of CH-2 and R-M-3,000. Project Location: 14612 Big Basin Way and 20717 St. Charles Street • Name and Address of Proponent: TRAFALGAR, INC. 247 North Third Street San Jose, California 95112 Reason for Negative Declaration The proposed townhouses and 1,000 square feet of commercial area are not anticipated to cause any substantial adverse impacts on the environment. Although the proposed project will modify the existing use of the site, it is a minor modification, and the anticipated City imposed conditions, assuming the project is approved, will insure that the project will not cause significant environmental impacts pursuant to the terms of the Environmental Quality Act. Executed at Saratoga, California this ~ ~l ~ day of ~2~.ef~,~-, 2000. JAMES C. WALGREN, AICP COMMUNITY DEVELOPMENT DIRECTOR City of Saratoga TRAFALGAR, INC. 000045 • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • uf~0(j~46 • ATTACHMENT B City Arborist Report • City of Saratoga TRAFALGAR, [NC. D~VV~ ~~ ~J T~-IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK 000048 BARRIE D. CO. AND ASSOCIATES Horticultural Consultants 0408) 353-1052 23535 Summit Road Los Gatos, CA 95033 RECEIVEQ UU~ 1 3 2000 PLANNING DEPT. A REVIEW OF DESIGN FEATURES AT THE TRAFALGAR PROPERTY AT 14612 BIG BASIN WAY SARATOGA Prepared at the Request of: Erik Pearson Community Planning Dept. City of Saratoga 13777 Ftuitvale Ave. Saratoga, CA 95070 • Site Visit by: Michael L. Bench Consulting Arborist May 17, 2000 June 6, 2000 Job # 03-00-061 A • 00009 A Renew Of Diesign Feats !t TJfre Trafalgar Pho~party At 1 »61z Big ~~ way Sa~toga Asslg-imeirt At the request of Erik Pearson, City of Saratoga, this report documents a meeting on Wednesday, May 17, 2000, between Mr. Stan Cambel, Developer; Trafalgar, Inc., Erik Pearson, and myself to review the design features that pose risks to selected trees at the Trafalgar project site located at 14612 Big Basin Way, Saratoga. Obsen~ations The stability of tree #1 is in question because of a fungus infection on the north side of the trunk and on at least one buttress root. Due to the fact that the root collar is covered with decorative bark and soil, a thorough inspection cannot be made. It is agreed that a root collar inspection must be done after the root collar is excavated. Mr. Gambel agreed that the drain system would be redesigned as suggested to preserve the root system of treE #3, the neighboring mature valley oak (Quercus lobata), in the report prepared by this oit"ice dated March 27, 2000. There is a question about whether or not it would be feasible to construct a basement inside a portion of the root zone of tree #3. This would depend primarily on whether a significant quantity of roots woi,~ld be lost by the excavation adjacent to construction. Considering the locations of existing buildings and of the existing paved areas on this property near tree #3, it is not possible to determine with any degree of accuracy where significant roots exist. This would require a series of test excavations after demolition of • the existing buildings and paving. It was agreed that a series of excavations would be done at the appropriate time in the future. Mr. Gambel indicates that the proposed building adjacent to tree #4 would be constructed using a pier and on-grade beam foundation in order to retain the tree without a major design revision. I agreed to this while at the site. However, recently Erik Pearson informs me that engineering may override my recommendation for a pier and on-grade beam foundation. This may require a meeting with the engineers to address this issue. Mr. Gambel indicates that it may not be feasible to construct the building nearest St. Charles Street and to retain tree #8 as well. If tree #8 cannot be retained, I believe that this tree is sigtificant enough that trees of equal value should replace it. Recontmendah'o~ts 1. I suggest that an inspection of the root collar of tree # 1 be conducted by the city arborist after the decorative bark and soil is removed for a minimum distance of 2 feet completely around the root collar. 2. I suggest that a series of test holes be dug after demolition of the existing buildings and paving to determine the presence of roots of tree #3 in relation to the proposed basement. 3. I suggest that a meeting be arranged between planning staff, engineering, and this office to address the feasibility of the pier and on-grade beam design. 4. If tree #8 will not be retained, I suggest that it be replaced with trees of equal value. P-'+rparad by: 11!~clratl L Behc6, Corrsrrlting,4n3orist May 17, aid Jaee 6, 2008 ~QU~.S~ A Review Of Design Featic !t TA~e Ti+ofal~o P1rop~ly At 1*612 Bia Basi,~ way samtoga ~-~ Snbsequent Observation of June 6, 2000 Subsequent to this meeting, I conducted an inspection of the root collar and the trunk of tree # 1 on June 6, 2000. At approximately 6-inches above grade, four inspection holes were drilled i~o the depressions in the trunk. At all of these locations, the bark and perhaps the outside layers of phloem tissue were somewhat atypically soft for a depth of approximately 2-inches, but the interior wood inside of 2-inches is dense and appears to be healthy. Additional holes were drilled into the top of the buttress roots on the north and east sides. No decay was found. Conclusions The imemal wood at all location appears to be sufficiently durable and strong. As a result, it appears that the present internal wood can support the existing structure. ResPectfullY. sub ~ , --.--... ' Michael L. Bench, Associate Barri .Coate, Principal MLB/sl • 2 Pr~epmud by: MicJiaeJL BcRC~, Cog,~~~ May 17, and JK~re 6, 2000 ~®OvaS1 Barrie T .Date and Associates Horticultural Consultants (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 ~ECF`~_~EQ APR 1 8 2000 PLANw~ivG DEN]. TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE TRAFALGAR, INC., 14612 BIG BASIN WAY AND 20717 ST. CHARLES STREET SARATOGA Prepared at the Request of Judi Crowley City of Saratoga Planning Dept. 13777 Fruitvale Ave. Saratoga, CA 95070 Site Visit by: Michael L. Bench Consulting Arborist March 27, 2000 Job # 03-00-061 Plan Received: March 8, 2000 Due: April 10, 2000 • • 000052 Tree Survey And Preservat~, .ecommendations At The Trafalgar, Inc., 146 ig Basin Wati~ and 20717 St. Chc~les Street Saratoga Assignment At the request of Judi Crowley, Planning Department, City of Saratoga this report reviews the proposal to demolish the existing buildings and to construct three new buildings on this long narrow property between Big Basin Way and Saint Charles Place in the context of potential damage to or the removal of existing. trees. This report further provides information about the health and structure of the trees on site, and makes recommendations by which damage to them can be restricted within acceptable horticultural practices to prevent significant decline. The plans reviewed for this report aze the Preliminary Subdivision Plans prepazed by Glenn Cahoon, Fremont, sheets 3-7 and 10-14, dated February 2000, and the Preliminary Grading and Drainage Plan prepazed by Guiliani and Kull, Inc., sheets 1 and 2. Summary This proposal exposes fourteen trees to some level of risk by construction. Significant design revisions aze suggested in order to preserve Exceptional specimens #3, #4, and #8. Some mitigation procedures aze suggested, but further analysis is needed for trees #1 and #8. A preliminary bond is suggested in accordance with the levels of the expected risks. Observations There are seven trees on this site and seven trees on the adjacent property towazd the south that are at risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. All trees that will be affected by proposed construction and meet the requirements of the city ordinance are included. Typically, the root systems of trees extend outside their canopies a minimum of 50% of the total canopy diameters. If the canopy reaches into the construction area, the root system in all likelihood does as well and, therefore, has been included. The fourteen trees aze classified as follows: Tree #1 coast live oak (Quercus agrifolia) Tree #2 tree of heaven (Ailanthus altissima) Tree #3 valley oak (Quercus lobata) Tree #4 coast redwood (Sequoia sempervirens) Tree #5 Douglas fir (Pseudotsuga menziesii) Tree #6 Big leaf maple (Ater macrophyllum) Tree #7 California fan palm (6Yashingtonia filifera) Tree #8 Cork oak (Quercus suber) Tree #9 American persimmon (Diospyros virginiana) Trees #10-Italian cypress (Cupressus sempervirens) (5 trees) Prepared by: Michael L. Bench, Consulting Arborist March 27, 2000 ~i00053 Tree Survey And Preservat. .tecommendations At Thee Trafalgar, Inc., 14t fig Basin Wm~ and 20717 St. Charles Street Saratoga The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent -Poor) on data sheets that follow this text. Because the combinations of these ratings maybe difficult to interpret, the overall condition of each of these specimens is rated as follows to aid with planning. Exceptional S ecimens Fine S ecimens Fair S ecimens 3, 4, 8 5, 6, 7, 10 1, 2, 9 Exceptional specimens must be retained at any cost and whatever procedures are needed to retain them in their current condition must be used. Trees located on the adjacent property must be treated as Exceptional regardless of condition. Fine specimens must be retained if possible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. Fair specimens aze worth retaining but again without major design revisions. Mitigation must prevent further decline. However, in the case of tree #3 (the neighboring valley oak) the single descriptive term "Exceptional" does not do this tree justice in the sense that we also use this term to describe small diameter specimens. Tree # 3 is one of the best valley oak specimens that I have seen in this azea. I consider it to be exceptional of the exceptional, and in my opinion, it should be treated with all possible care and caution. Tree # 10 represents five Italian cypress trees. The diameters of these do not meet the size requirements of the city ordinance for protection. However, this is one of the few species that rarely grow diameter stems lazge enough to meet the size requirement, despite their age. These five trees are living in a severely restricted space, which has resulted in significantly limiting their growth. Mr. Hernandez, who was present at the time of my site visit, informed me that these trees aze about 18 yeazs old. The specimens aze quite small for their age. In my opinion, these should be included for protection. Eztent of Root Systems The canopy spread of each tree is noted on the tree data sheets, which follow this text. The size of the canopy is one method of estimating the size of the root system A conservative estimate is that the root system of most species extends outside the canopy by a minimum of 50% greater than its total canopy diameter. Some experts estimate that the diameter of spread of some species, such as oak trees may reach two to three times the existing canopy diameters, depending on the soil type and site conditions. The root systems of the larger specimens aze estimated as follows: 2 • t Prepared by: Michael L. Bench, Consulting Arborist March 27, 2000 000054 Tree Swvey And Preservai. Recomme»dations At The Trafalgar, Inc., 14~ 3ig Basin Wm• 3 and 20717 St. Charles Street Saratoga Tree #1 (coast live oak) has a canopy spread of approximately 80 feet north to south and 60 feet east to west. I estimate that the root system of this specimen has a minimum diameter of 120 feet, although fewer roots are expected to be found in the compacted soil of Big Basin Way. This specimen has turkey tail fungus (Trametes versicolor) on the north side of the trunk. This fungus generally attacks only dead wood and is commonly an opportunist that takes advantage ofpre-existing conditions, usually dead wood resuhing from an injury or vasculaz dysfunction. There is a 15-inch diameter buttress root on the north side that has had the majority of its bark removed. This buttress root also has turkey tail fungus, which may indicate that this buttress root no longer provides stability. • At the very least, its strength is reduced. By tapping the root collaz with a hammer, it appears that these sections of the root collar are hollow. Tree #3 a valley oak has a canopy spread of approximately 80 feet north to south and 90 feet east to west. Its root system is expected to have a nunimum diameter of approximately 140 feet. Tree #4 a coast redwood has a canopy spread of approximately 20 feet. Because of its typical narrow habit, this species is often an exception to the idea that the root system may be only 50 percent greater than its total canopy diameter. When this species receives adequate moisture it has a vigorous and extensive root system Tree #4, has an exceptionally narrow canopy. With the trunk diameter of almost 4 feet DBH, I estimate that the root system extends a minimum of three times the canopy diameter. Also, this species has a bulb (called a lignotuber) just below grade that is probably two times the size of the trunk diameter (i.e., 7-8 feet in diameter). This is an adaptation for recovery after fire. It will continue to grow at the rate of the trunk growth. It has the capacity to damage the foundation of a two-story building of a typical foundation design. The building is proposed approximately 6 feet east from the trunk, 13 feet on the south side, and about 8 feet on the west side. By this design, the building foundation is at risk of being moved by the tree in the distant future. The rate of growth of the trunk and the lignotuber depends on the proposed design, the extent of the root damage, and follow-up caze, which cannot be determined at this time. Tree #8 a cork oak has a canopy spread of approximately 40 feet north to south and 50 feet east to west. I estimate that the root system extends for a minimum diameter of 75 feet. The cork oak species (Quercus suber) is not very common in this area but is nevertheless well suited for most places in this azea provided the drainage is adequate. Drainage does not appeaz to be a problem of this location for this specimen. The root collaz of tree #8 is covered by periwinkle (Vinca minor), and it appears that the root collaz may well be covered by fill soil. This is difficult to determine without the removal of the periwinkle azound the base of this tree. If sufficient fill soil exists, the root collar would be highly susceptible to fungus infections, one of which is oak root fungus (Armillaria mellea). It must be stated that roots grow where there is least resistance to their travel. It is not possible to reasonably determine the extent of root systems or where concentrations of Prepared by: Michael L. Bench, Consulting Arborist March 27, 2000 00~~55 Tree Survey And Preservat. .Zecommendations At The Trafdgar, Inc., 14t Jig Basin tiY'ay 4 and 20717 St. Charles Street Saratoga roots exist without exploratory excavations. Thus, the location of significant root systems as noted here are only estimates. If more accurate estimates are needed for an individual specimen, a series of test excavations would be required. Effects of Construction Tree #5 is in direct conflict with the proposed storm drainage system and in conflict with the proposed new sewer line. Tree #5 would lose approximately 50% of its root system as a result of trenching for the drain system Trees #7, #8, and #9 are in direct conflict with the proposed building on the east side of this property, and would be removed subsequent to the approval of this design. Tree #4 would suffer severe root dan~age by trenching for the drain system and by construction on the other three sides. Tree #1 would lose approximately 30-40% of its root system from trenching for the new sewer. These three trees would be so severely damaged that they would not be expected to survive. Tree #3, the large and very Exceptional valley oak, would also suffer severe root damage by trenching for the proposed drain system Tree #3 may be able to survive but it would certainly decline. In all likelihood, the decline would be significant if not severe. Tree #10 the five Italian cypress trees would suffer severe root damage by construction of the adjacent driveway. It appears that the majority of the roots are likely in the location of the proposed driveway. The only tree that would not be significantly damaged by this proposed design is tree # 2, the tree of heaven, which has very little value. In addition to the specific risks; all of the trees are at risk of damage by one or more of the following: 1. The stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortar, concrete, etc.) under the canopies. 3. The construction traffic, including foot traffic under the canopies. 4. Demolition of the existing buildings, driveway, and pathways. 5. The excavations for foundation or for other construction. 6. The trenching for new utilities or for landscape irrigation. 7. The grading of the surface soil resulting in the removal of quantities of absorbing root tips. 8. The driving or parking of vehicles or construction equipment under the canopies. . Prepared by: Michael L Bench, ConsultingArborist March 27, 2000 0©056 Tree Survey And Preserv4 Recommendations At The Trafalgar, Inc., 14 Big Basin Way and 20717 St. Charles Street Saratoga 9. Broken branches or bark injuries a result of construction equipment passing too close. Recommendations The following mitigation suggestions are intended to reduce the extent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survival without decline. These suggestions are based on the construction plans provided. If any changes to these plans occur during construction, the following may require alteration. 1. I suggest that the building on the east side of this property be redesigned in order to retain tree #8. In this event, tree #8 would require a minimum undisturbed root zone of 18 feet from the trunk if two sides of the trees root zone were to be affected. If three sides were to be affected, the minimum clearance must be 22 lineaz feet. Additional mitigation, such as supplemental irrigation, mulch, platform buffers, discontinuous foundation design (pier and on- a beam), may also be essential depending upon the proposed design. 2. I suggest that a. full inspection of the root collar be done by myself or by Barrie Coate. This involves exploratory drilling with a 1/8 inch diameter drill bit in order to provide evidence of the structural stability. This requires a sepazate report. In the event, that it appears that tree #1 is presently sufficiently stable, it will be essential to relocate the proposed sewer line and possibly to install a portion of the sewer line by tunneling or using jack and bore equipment. 3. I suggest that units 2 and 3 be redesigned to provide for a minimum clearance of 15 feet between the building foundation and the trunk of tree #4 on all sides. 4. I suggest that any portion of the foundation within 25 feet of the trunk of tree #4 be constructed by a discontinuous footing (pier and on-grade beam design). 5. I suggest that the portion of the storm drain neazest tree #3 be redesigned to be located between units #3 and #4. There must be no trenching or excavation closer than 35 feet from the trunk of tree #3. 6. I suggest that the root collar of tree #8 be cleared of periwinkle and if necessary be excavated with an air spade or a water jet spade in order to determine the health of the root collar and to reduce the risk of fungus infection. 7. I suggest that any further recommendations, which may be essential to preserve existing trees, await the feasibility outcome of recommendations # I -6. Value Assessment The values of the trees are addressed according to ISA Standards, Seventh Edition. The value of each of the Exceptional specimens is as follows. Prepared by: Michael L. Bench, CoruultingArborist March 27, 2000 000~5~ Tree Sravey And Preservat., decommendations At The Trafalgar, Inc., 14~ :ig Basin Wati~ 6 and 20717 St. Charles Street Saratoga Tree #3 - $45,806 Tree #4 - $33,767 Tree #8 - $ 8,208 The value of tree #1 is presently appraised to be $23,393. However, this may be reduced subsequent to the analysis of the root collar condition. I suggest a bond equal to 50% of the total value of tree #3 but that a bond to assure protection of the other trees await the outcome of recommendations # 1-6. Respectfully submitt m. M c e enc late B oate, ruicipa Enclosures: Tree Data Charts Map (2) Tree Protection Before, During and After Construction Construction Impacts MLB/sl • • Prepared by: Michael L. Bench, Consr~lting Arborist March 27, 2000 ~0~05~ ~D O O 0 Cn O .~ O ~--, ~. e~ G .y fb CO m (V ~--i .D ~--~ y v -. 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Place: Planning Conference Room, 13777 Fruitvale Avenue Type:. ~ Regular Meeting I. Routine Organization A. Roll Call Present: Peck, Wyman, Hunter, King Absent: Anderson, Koepernik, Peepari Staff: Erik Pearson, Associate Planner Guests: Council member Waltonsmith, Stan Gamble, Phylis Ballingall, Arvin lilglesoi~ B. Approval of nunutes from 9/ 12/00 Commissioner Wyman moved that the. Commission approve the minutes and Coiiunissioner Hunter seconded the motion. The minutes were approved 4-0 C. Posting of the Agenda Pursuant to Government Code Section 94954.2, the agenda was posted on T1lursdav October 5, X000. D. Oral Communications Commissioner Hunter expressed her interest in the Commission having a mission statement. She will draft one and bring it to the next meeting for discussion. E. Written Communications None. III. A. Trafalgar; 14612 Big Basin Way - SD-00-001 & DR-00-011 Sta-1 Gamble presented his project and explained the site plan and proposed architecture. Commissioner King asked if there would be one or two retail units. Mr. Gamble responded that there could be either one or two. Commissioner Peck asked about the age of the existing structures on the site. He thought they might have been built in the 1920s. Mr. Gamble was not sure, but thought they were built in the 1940s. Commissioner Hunter asked about the roofing material. Mr. Gamble explained all the proposed colors and materials. Commissioner Wyman moved that the Commission approve the application. - • • Commissioner King seconded the motion. ,00064 n Motion passed 4-0. .~ II. A. Schuck subdivision (SD-00-003) Planner Pearson presented the letter from Mr. Schuck's Civil Engineer dated October 3, ?000. Lari~~ Schuck presented his memo dated October 7, 2000 and explained that he would notit,~ the HFC after the framing is exposed. • Commissioner Wyman expressed that she was in favor of the proposal. , Planner Pearson noted the conditions of approval that had been drafted, which include a requirement for a schedule of inspections to be prepared. Mr. Schuck told the Commisiion that he was nervous about being restricted b~~ the Secretai~~ of the Interior's Standards. - • Commissioner Wyman assured Mr. Schuck that the standards are based on common sense and that lie should be able to complete his project in a reasonable manner and still comply ~vitll the standards. I. D. Saratoga Federated Church Arvin Ingleson presented the construction project that is currently underway. There are four buildings on the site and the first one was built by Julia Morgan. The Julia Morgan sh-ucttire vas iil the best shape. Mr. Ingleson explained that a section of roof needed replacing and that most of the existing roofing is clay tile. Concrete tle is only one third of the weight of clay tile. Mr. Ingleson presented a metal roofing that looks similar to clay tle and that the area its need of the nev~~ roof is on the back side of one of the buildings. He noted that he likes the look of concrete better and that it would require only a little extra engineering. Commissioner Peck stated that he was fine with the metal roofing and noted that the building was built in the 1960s. Commissioner Wyman noted that she thought she had seen more alternatve roofing materials in the past. Commissioners Hunter, Wyman and King noted that they do not like the metal. Mr. Ingleson said that he would find the closest match possible in color aild shape to the chapel and will use the concrete tle. III. B. Hunter; 14700 St. Charles Street - DF-00-049 (St. John's Episcopal Church) Planner Pearson presented the plans for the proposed residence and noted that the Commission had approved the demoliton of the church building in April of this year. Commissioner Wyman asked in the front of the proposed residence faces Sixth Street. Planner Pearson responded yes. Commissioner Wyman moved to approve the project. Commissioner Peck seconded the moton. Moton passed 4-0. i A. Library Expansion Phylis Ballingall told the Commission that she was happy that the Point of Interest applicaton had been sent to the state, that she voted in favor of the library expansion and that she was concerned about the ~~~~~~ • ~I~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • 000066 • • 0~ ~' ~~ ~~`~'~~ 1 ~~ ~. ~~.~L ~~~- ~~~ ~~, ~ l~'~~~iGy v1+ r / ~ / ~~j~~~ ~ «~~~ ~~-LcX' ~ ~ ~!-Z ~ ~1 C ~..~ ~ yC~ S~ ~`~~- • D JAN 2 3 2001 CITY OF SARATOGA COMMUNITY ENVIRONME 4~~Of'~ • T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK 000068 • ., • • S. Srinivasan January 18, 2001 City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 Dear Sir or Madam: ~~~~~~~~ JAN I ~ 2001 CITY OF SARATOGA COMMiJNITY ENVIRONMENT My wife and I are the owners of the townhouse complex just next door to 14612 Big Basin Way. There are 3 townhouses in the back row that we rent out to families all with children. There is one townhouse in the front row that we reside in with our children; underneath that there are two small retail units that my wife uses for her "Dancing Yogi" studio/gallery. I wish to make some objections with respect to the proposed building of 6 condominiums on the lot next door, i.e. 14612 Big Basin Way/20717 St. Charles Street. Some of the objections are general in nature to the character of the town, and some of the objections are personal in that they affect the quality of my family (and my tenants) living next door: General Obiections To destroy what was once commercial property and convert it into residential property chan~~es the character of the place, and in particular the historic district needs to preserve its heritage. Albeit the existing structures are in quite shoddy condition, a remodeling should be sufficient to restore them to acceptable standards and use the area for its original purpose, i.e. retail/commercial, attracting visitors to downtown and showcasing the spirit of Saratoga. The current proposal furthers Saratoga's continual slip into becoming a boring bedroom community and does not add in any way to the development of the vibrant Historic downtown area. 2. There is already a severe strain in providing Internet & phone connections in my neighborhood, as DSL does not penetrate into our region and PacBell cannot supply sufficient phone connections without inadvertently disconnecting the neighbors'. When considering utilities load of a proposed construction, it is not just gas/electricity/'water/sewage, but also modern utilities need to be considered. 3. It seems that the builder is trying to "stuff' as much construction as possible into the available space and although it might make sense mathematically, there is a certain sense of aesthetics that one must consider too when building in the Historic District in particular. Reducing the number of condos would a good step in the right direction as it would preserve the character of the area and not make it appear congested. After all, this is on the main road of town and appearances Personal Objections 4. There is already unwanted car traffic from passersby on Big Basin Way that make U-turns into our driveway and we are always concerned about our kids' safety as the cars zip through and around our property. By city code we are not allowed to put any fences to prevent this, and we do comply. However, with the addition of the new parking structures next door there will be an 000069 Januar}~ 18, 2001 Page 2 increase in traffic caused by the new residents. We are extremely concerned about the safety to our kids. Like I said earlier, there are about 6-8 kids in the complex at any one time and they play in the driveway, along with their friends who visit. Any proposal to build next door must consider this point and seek to ameliorate our concerns of safety, e.g. the exit/entry of the cars from their garages onto the street must stay as clear as possible of our land. The easement rights of Trafalgar on to our property. is not clear from the title records and we want to ensure that the builder does indeed have ownership of the rights to use our land in such fashion. Any proposal to build must clearly research and document the rights of usage with respect to the various owners. For example, in my title documents it states that in addition to us, . the easement rights also belong to John & Marylou Irwin, and William R Shelly Ward. Who are these people and have their consents been obtained? 6. As an extension of the previous two points, the merging of the Charles/Big Basin properties into a single property would increase the usage of the easement area beyond what was originally intended. Instead of just the current 3 retail/commercial properties using our easement area, there will now be 6 properties using the easement area! It is not fair to continually increase the use of the easement from its original intent. 7. We have gotten used to the beautiful views of the Saratoga Foothills from our complex, and the new 2-story construction next door will destroy our views completely. Please keep in mind that the grading of the land is such that our complex is already low lying relative to the land on 1461? Big Basin Way, and a 2-story construction would be relatively higher than our buildings. We would want the builder to demonstrate using whatever techniques available, e.g. story poles, how the landscape/view would be affected, and also to consider reducing the 2-story down to a single story construction, and also reducing the number of condos. 8. There is an underwater stream that flows under our property that we pump out for pure mountain water and any construction next door must ensure that the stream quality and flow is not affected. 9. When, and if, construction actually happens, we would definitely want the builder to not be sloppy in moving equipmentf parts and people around the property. A strong fence must be provided between the constfuction area and our townhouse complex for safety purposes, as we are very concerned about our kids playing in that area and trucks/earth-moving equipment being deployed in close proximity. Thank you for listening to our concerns. We are long time residents of Saratoga and will probably live here for the rest of our lives; as such our concerns are deep rooted regarding the welfare of our families as well as that of the surrounding neighborhood. Sincerely, -vv vtvt.'l~ '/ ~C ,...~ ~Y+ ~ , ~ ~' `~'` 0.°m. ~. S. Srinivasan & Malini Srinivasan 14598 Big Basin Way Saratoga, CA 95070 Phone: 408.315.5710 (And owners of 14598, 14602, 1.4608, 14610 Big Basin Way) • 000~~0 JAN-22-01 MON 04:48 F TRAFALGAR INC 4P~ 293 1802 P. 01 ~~ ~" 1~,r~1 F/~ L G A R 11'11 C Builders & General Contractors 247 North Third 6treet License No. 438402 San Jose, California 95112 (4081292-0797 FAX:~(408i 293-1802 January 22, 2001 Community Development Airector City of Saratoga 137771~ruitvale Avenue Saratoga, CA 95070 RE: 14612 Big Basin Way & 20717 St. Charles St. Dear Sir: I refer to the Letter from Mr. Srinivasan objecting to our proposed development I find l-is objections preposterous, especially since he has just recently bought his complex which is almost identical in concept and density to our proposed developnaeitt on the Big Basin Way lot. I even showed him our proposed development white he was negotiating the purchase of the retail space and flat. With regard to density, while his lot is 10% bigger, he has four residential units and 795 sq.ft. of retail. We are proposing three residential units and 1300 sq.ft. of retail. Historically the three structures on our Big Basin Way lot are Houses, with the Front two sharing an outhouse. We have an easement over Mr. Srinivasan's property as is clearly shown in the Preliminary Title Report and are using it to access these three "houses". We intend to continue use of this easement for access to the proposed new units on the Big Basin Way lot. There is no vehicular access proposed from the Big Basin Way lot to the three units on St. Charles Street. Several months ago, Mr. Srinivasan approached us and expressed an interest In purchasing the completed part of the project on Big Basin Way and we left him a complete set of drawings of the project. I even had some negotiations with his attorney, I can only assurr~e that he must have had no objections at that time and am sonnewhat astonished and curious about the motives for this U- turn in his thinking, Yours ly, W.S amble P_S. Is a "dancing yogi" studio/gallery retail? o~~L~O-df~ ~~ Q JAN 2 ~ 2001 CITY OF SARATOGA COMMUNITY E~ONMENT 0000'71 January 22, ?001 City of Saratoga Planning Department 13777 Fruitvale Avenue Saratoga, California 9070 0~~~0~~ FEBQ~2001 CITY OF SA&ATOGA COMMUNITY ENVIRONMENT Re: Proposed Single Family Condominiums on RetaiUCommercial zoned lot, between Big Basin Way and St. Charles Streets. Ladies and Gentlemen: We object to.~e proposed residential development of the above-mentioned property. We are concerned that allowing residential use of retail/commercial-zoned propert~• will eliminate any chance of retaining a viable and vibrant downtown area. Our understanding is that the lot with frontage on Big Basin Way will retain minimal retail/commercial space. The retail/commercial space, as proposed by the developer is no~v limited to the lower floor of one building only. As long time residents of the Saratoga Village area, we have witnessed the gradual shrinkage of the commercial potential of this important downtown area. As the downtown commercial establishments are replaced with residential units, fewer people will come to shop. If fewer people come to shop, more businesses will fail. If more businesses fail, we lose our precious downtown. Many of the local residents enjoy the use of the shopping facilities afforded by the local merchants. Residential development forces Village residents to travel long distances for everyday necessities. This lack of convenience however, is trivial when we think of the destruction of the Home Town ambiance provided by a vibrant downtown shopping area. Without the Saratoga Village, Saratoga is ju~tt another sprawling residential sub-division, with the associated strip-mall. canned culture, available anv~vhere. The Village of Saratoga has lost enough of its commercial vitality due to recent projects of similar scope. We feel that it is high time for our elected and appointed officials to take a stand in the face of this rampant destruction of our time honored and cherished Saratoga Village. We the Saratoga Village Citizens agree that we would like to preserve the commercial viability of the Saratoga Village area, moo,,, _ ~ ~~~ 020 7 s~ ~,~~~/A 1~~~ ~ way (,.~o~ • ~ ~~-~ ~ J ~~~~a~-~~~~ ~~ ~~nf~ ~~- ~~o~l~' ~ew~ 000072 20184 Franklin Avenue Saratoga, CA 95070 March 12, 2001 Chuck Page, Chairman, and Members of the Planning Commission City of Saratoga 13777 Fruitvale Avenue Saratioga, CA 95070 Re: DR-00-O1 1, SD-00-001 and V-00-0188 (517-00-008 & 016) Trafaglar Inc., 14612 Big Basin Way & 20717 St. Charles Street. Gentlepersons: As you may remember, I spoke at the Public Hearing on this application on February 14 in support of the project. I had hoped to appear again on Wednesday, March 14, but am scheduled for skin cancer surgery that day and do not think I will be able to be present. I was happy to note on the agenda that it is to be continued on March 28 when I hope to be able to come. According to the Planning Department no vote will be taken on the application on • Wednesday but the Hearing will be opened for public comment. Since I can not be there, I am writing to reiterate my support. I know you feel a commitment to Measure G, but since this application preceded the moratorium, it's mixed use offers a possible opportunity to help meet Saratoga's desparate need for affordable housing. I shall look forward to seeing you on March 28 after the teachers have their meeting on housing with the City Council on March 27. Thank you for your attention. Sincerely yours, ~/,.~ rte/ ~l ~.G~,~~-6c~ d ~~~ Betty S. Feldheym • D CITY OF SARATOGA COMMUNiTV ENVIRONMENT 0000'73 Saratoga Planning Commissic. _.4inutes of January 24, 2001 Page 10 SD-00-001, DR-00-011, BSE-00-012 & V-00-018 (517-08-008 & 016) -TRAFALGAR, 14612 Bid Basin Way & 20717 St. Charles Street: Request for Vesting Tentative Subdivision Map approval for the subdivision of a 22,582 net square foot site into six lots ranging in size from 1,756 square feet to 2,489 square feet and two additional common area lots. The proposal calls for demolishing four existing residences with garages totaling 4,595 square feet. Five new 2,686 to 3,030 square foot townhouses, including garages and basements would be constructed. Additionally, 1,316 square feet of retail space with a second story condominium would fact Big Basin Way. The front portion of the project would have access from Big Basin Way and the rear townhouses from St. Charles Street. The . Big Basin Way half is zoned CH-2 and the St. Charles Street half is zoned R-M-3000. The Planning Commission will take testimony, discuss the proposed project and continue the item for a Public Hearing and final action at a later date. Mr. Mark Connolly, Planner, presented the staff report as follows: • Advised that there are two legal lots of record. The St. Charles property is zoned R-M, 3,000 and the Big Basin Way property is zoned CH-2. Staff is recommending keeping that zoning boundary. Said that an informational discussion would occur this evening with a continuance recommended to February 14, for final action. This is necessary, as the Variance was not properly noticed. Commissioner Patrick asked why the condo project was being subdivided. Mr. Mark Connolly advised that the subdivision allows greater FAR for each individual lot. Commissioner Patrick said that this project would create six substandard lots ranging in size from 1,756 to 2,489 square feet. Inquired whether the moratorium impacts this proposal. Mr. Mark Connolly advised that this project was submitted prior to the moratorium. Acting Director Irwin Kaplan advised that these are freestanding condo units that are not attached. Commissioner Kurasch inquired about the second floor office. Mr. Mark Connolly advised that the applicant must increase. parking by 10 spaces and meet AD~1 requirements to incorporate that office space. Chairman Page pointed out the normal parking requirement per residential unit as 2.5 spaces (one covered and 1.5 uncovered). These units only propose two enclosed spaces. Added that visitors to the site will end up parking in the Village spaces therefore impacting commercial uses. Chairman Page opened Public Hearing No. 4 at 9:35 p.m. Mr. Stan Gamble, Civil Engineer, Trafalger Incorporated: • Advised that this project includes two lots, Lot A and Lot B. • Said that his firm has constructed 250 homes since 1980 and they just won an award. • The existing parcel profiles are as follows: 1. Parcel A is on Big Basin and has three existing structures. They were originally built as residences. 2. Parcel B is on St. Charles Street and has one existing cottage. • Adjacent Uses are as follows: ~0~0~~ Saratoga Planning Commissic. .Minutes of January 24, 2001 Page 11 1. To the east of Lot A are four residential units over two retail spaces with 895 square feet. 2. To the east of Lot B are four residential units. 3. To the west of the property is a hotel. • Lot A is proposed to be developed with two two-story townhomes and two retaiUoffice spaces of 1,300 square feet with one residential flat above the retail space. • Lot B is proposed to be developed with three two-story townhomes. • The average size of the townhome units on both lots is 2,140 square feet excluding basements. • The proposed density for Lot B is equal to the neighboring project and Lot A includes slightly less. • Provided a time line for the project to date including being initially under contract in October of 1999; in escrow in January 2000 and submittal of his initial plan with the City in March 2000. His project is excluded from Measure G. • Initial staff comments have been met. Included was having a separate structure at the lot line. An increase in retail space in Lot A, provision of additional parking and the retention of a cork oak tree in the center of Lot B. Commissioner Patrick asked about access to St. Charles. Mr. Stan Gamble said that a driveway would connect the courtyard area with St. Charles. Commissioner Roupe stated that while this project is not under the constraints of Measure G or the moratorium, it is the will of the people and the Council to do everything possible to retain the commercial aspect of the Village, including not converting commercial space into residential uses. Inquired whether the Commission does have some discretion. Acting Director Kaplan promised to research and provide a detailed answer for the next meeting. Commissioner Roupe asked what is precluding the applicant from keeping the use strictly commercial. Mr. Stan Gamble replied economics. The parking is limited to 14 spaces. More retail space might be viable if a Variance is possible on the parking requirements. Commissioner Roupe suggested that a Variance on parking might be a possibility. Asked the applicant if he was willing to pursue the idea of a more commercially oriented project. Mr. Stan Gamble replied that he would be willing along Big Basin. Added however, that he finds that the retail traffic turns around at Fifth Street. Commissioner Patrick stated that the Village Plan requires plaza type areas. Mr. Stan Gamble pointed out the proposed plaza area that is setback 15 feet from the sidewalk plus there is the 10-foot sidewalk. Commissioner Patrick questioned the roof design. Mr. Stan Gamble said that the steep roof design is cut flat at the top to meet height limitations. Commissioner Patrick inquired whether the easement might be overused with six residential units. ~~~0"~S Saratoga Planning COmmlSSll. _~linutes of January 24, 2001 Page 12 Mr. Stan Gamble advised that the easement is currently used for three existing residences. Commissioner Patrick asked if Mr. Gamble has a Prelimin Title Re ort. ~'Y P Mr. Stan Gamble replied that he has provided those documents to staff. Commissioner Kurasch advised that the Commission would need one set of clear square footage numbers for this project. There are a lot of different numbers on the various pages of the plans and none of the numbers are corresponding. Mr. Stan Gamble pointed out that some figures are depicting areas of units and not square footage. Commissioner Kurasch reiterated that it must be made very clear what square footage the units include. Commissioner Patrick said that the data needed includes property lot lines, the square footage for each proposed lot, each current lot and the proposed buildings. Commissioner Kurasch asked if the applicant has discussed other possible uses for the front of Lot A with staff and whether other alternatives are doable. Added that with Lot B, the units are large and may need to be reduced or perhaps to flip the garage placement in order to allow ambiance, open space and a quality walkable environment. Asked if the applicant has considered providing affordable units. Mr. Stan Gamble said to incorporate affordable units he would need greater density and smaller units. Commissioner Patrick warned that more general information is required this evening rather than a debate on the specifics. Commissioner Roupe expressed confusion with the depiction of fireplaces on the plans. Mr. Stan Gamble advised that each residential unit has a fireplace. They are direct vent fireplaces and therefore there are no chimneys required. Commissioner Kurasch inquired about the height limitations for these sites. Mr. Stan Gamble advised that the maximum height he is proposing is 25 feet. Mr. Mark Connolly advised that the zoning for each lot is different as are the height limitations. The St. Charles property is R-M and allows a maximum 30-foot height. The Big Basin lot is zoned CH-2 and allows a maximum 35-foot height. A moment later he corrected himself to say that the maximum height for CH-2 is 26 feet. Mr. Bill Brown, 14755 Oak Street, Saratoga: ~ Advised that he had sent an email to staff and proceeded to read it aloud to the Commissioners. • Said that this project is out of character with the area. Commissioner Patnck asked Mr. Brown if he objected to the residential uses or if he had architectural design concerns. 0000'76 Saratoga Planning Commissic,_ _.~inutes of January 24, 2001 ~ Page 13 '~ Mr. Bill Brown clarified that he had no objections to the rear lot but supported the maximum commercial use possible for the Big Basin parcel, be it retail or office. Commissioner Roupe suggested that there might not be incentive to drive to this location for office space. . Mr. Bill Brown stated that there is demand for office space in Saratoga including his own business, which is located outside of Saratoga because of limited office space available in Saratoga. Commissioner Kurasch sought clarification that Mr. Brown prefers commercial office and/or retail use to residential uses. Mr. Bill Brown replied yes. Commissioner Roupe asked Mr. Brown if he would support a parking variance. Mr. Bill Brown replied yes. Mr. Srinivasan, 14598 Big Basin Way, Saratoga: • Stated that he has a similarly sized parcel but that his property has 3,000 square feet less building that is proposed for this site. • Expressed his disagreement with Mr. Gamble that business stops at Fifth Street. • Said that the easement will be used more than the original intent with this development and that he is concerned about the safety of children due to traffic impacts of the expanded easement use. • Added that the mass of this project will create views impacts. Commissioner Patrick asked Mr. Srinivasan if he counted basement spaces in his square footage comparisons. Mr. Srinivasan replied yes. Chairman Page asked how many units are included on Mr. Srinivasan's property. Mr. Srinivasan replied that he has four condominiums (three in the back and one over the retail space) and 900 square feet of retail space. Each residential unit has atwo-car garage and there are five additional parking spaces. His parcel is a half an acre. Ms. Margaret Marchetti: • Stated that the overall plan and design are very attractive but that the project is still massive and very close to St. Charles. • Said that the Village atmosphere is being lost. • Suggested that the one tree being removed be replaced with a 36-inch box tree rather than the proposed 24-inch box tree. • Added that a parking variance is not a viable option. • Reiterated that her concerns are the massiveness of the project, trees and parking. Commissioner Patrick asked Ms. Marchetti where her property is located in relation to this site. ~~~0~"~ Saratoga Planning Commissic._ _~Iinutes of January 24, 2001 Page 14 Ms. Margaret Marchetti advised that she is located at Sixth and St. Charles. Added that she does not mind retail space on Big Basin but does not support any on St. Charles. Commissioner Kurasch asked if parking was the reason for that concern. Ms. Margaret Marchetti replied yes. - Ms. Betty Riley, Pamela Way, Saratoga: • Expressed her agreement with the comments made by Ms. Marchetti.' • Said that she supports retail on Lot A but does not want to see more traffic on St. Charles. Ms. LeAnn Hernandez: • Said that this project will be a great addition to the Village. • Added that when compared to the average of $3 million plus for homes in Saratoga, this project will equate to affordable housing. • Said that she had minor concerns including a 7 a.m. construction starting time. This will pose a problem with their motel next door. • Suggested that the CC&Rs include a restriction that requires that garage doors be kept closed and that no parking be allowed in the courtyard. • Added that this project will represent an improvement over the current structures on site. Mr. Paul Hernandez: • Asked that the oak trees be properly cared for on this property. • Said that he felt the density was a cause for concern. • Said that most of the roofs in the area are of a low pitch. Asked that the roof height be reduced if possible. Commissioner Barry asked Mr. Hernandez if he has been building on his property in the recent past. Mr. Hernandez replied that they are currently under construction. Commissioner Barry asked for the square footage and number of buildings on his property. Mr. Hernandez replied that his parcel is an "L-shaped" parcel 150 x 150 and 75 x 150 feet. He has four buildings, two single-story and two two-story. Two buildings have 600 square feet each and the other two have 1,100 square feet each. Commissioner Barry asked if trees on his site are being protected and whether any have or will be removed. Mr. Hernandez replied that they are not removing any trees, except shrub trees. Chairman Page asked Mr. Hernandez if the units are bed and bath or kitchen units. Mr. Hernandez replied that they are bed and bath units. ~0~0`78 Saratoga Planning Commissic.. _dinutes of January 24, 2001 Page 15 Mr. Stan Gamble said that he wanted to refute some of the comments made. Said that the easement exists for use by this site. Added that the setback is 25 feet. Said that the house sits down five to six feet from St. Charles. Added that the motel has a height variance and is located only five feet from the property line. Commissioner Patrick asked Mr. Gamble if he owned the property when that variance was sought. Mr. Gamble replied yes. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Roupe, the Commission closed Public Hearing No. 4 at 10:50 p.m. (5-0-2; Commissioners Bernald and Jackman were absent) Commissioner Roupe suggested that the Commission would need guidance on the issues of the Commercial uses moratorium as well as Measure G. Added that the square footage information must be straight and identify the lots and the size of the residences/structures. Commissioner Kurasch stated that the Commission has the Village Plan to serve as a guideline. Added that it is important to retain retail space. The Commission will need to evaluate what mix is fair and best serves the City. Expressed the importance for flow of pedestrian traffic as well as open space. Said that one of the goals of the Village Plan is the side to side development of retail spaces and that goal must be respected. . Commissioner Patrick discouraged the applicants and neighbors from pointing at each other with regards to past approvals. Stated that there are trees to protect and that density is an issue. This project might offer a way to arrive at affordable house. Agreed that more reliable square footage figures need to be provided in order to properly evaluate this proposal and that clear drawings and renderings are important. Said that the garage doors are an issue and that imposing construction hours is a good idea. Commissioner Barry expressed her agreement with the comments of the other Commissioners and encouraged the applicant to consider ways of providing parking including underground. Suggested that some tradeoffs could be considered. Traffic and parking are the biggest issues raised by the neighbors. Suggested that staff evaluate the possible impacts on St. Charles and potential mitigation measures to offset those impacts. Said that the project drawings should be made available to the Commission as soon as they are available. Said that a model of the project might be helpful to show the flow of space. Chairman Page agreed and added that he does not want this project to have an impact on Village parking. Commissioner Roupe suggested that story poles might be helpful. Commissioner Kurasch stated that density needs to be considered. Perhaps the size of the units or different configurations. Commissioner Patrick suggested that a Study Session may be appropriate if the Commission wants to consider alternatives and explore square footage issues. That format allows the most flexibility to deal with issues. ~~~~~~ s THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK s 000080 MINUTES SARATOGA PLANNING COMMISSION STUDY SESSION & INFORMAL REVIEW OF TRAFALGAR PROJECT DATE: Wednesday, February 14, 2001 PLACE: Conference Room, City Hall, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Study Session Chair Page called the meeting to order at 6:10 p.m. ROLL CALL Present: Commissioners Bang, Bernald, Jackman, Kurasch, Patrick, Roupe & Chair Page Councilmember Bogosian Absent: None Staff: Planner Mark Connolly Guests:Mr. Stan Gambel Mr. Glen Cahoon Mr. Stan Gambel, Applicant: • Identified their parcels as 517-08-008 and 517-08-016. . • Discussed the access easement shared with Mr. Srinivasan. • Provided a copy of the original site plan and proposal. • Advised that they will remove a palm tree and two fruit trees. Commissioner Patrick asked about the access easement. Mr. Stan Gambel advised that the easement is 12 feet wide. Commissioner Jackman asked who owned that easement. Mr. Stan Gambel replied that the townhomes own the easement. Mr. Stan Gambel • Pointed out the second sheet of his original proposal, which included 1,300 square feet of retail space at the ground level (Big Basin Way) with a loft above that space with 2,500 square feet. Commissioner Patrick clarified that the applicant is aware that this is retail and not office space on the ground floor. Mr. Stan Gambel said that he was aware that the space is intended for retail and not office use. Commissioner Kurasch asked what the lot sizes are for these two parcels. • 000081 Planning Commission Study Session on Trafalgar Project Page 2 . February 14, 2001 Mr. Stan Gambel replied that Lot A is 11,250 s uare feet and Lot B is 11 332 q square feet. He continued by stating that the Cork Tree would be retained. Under the new proposal two units, like single-family residences in a flag configuration, will include 2,750 square feet in living area each. This will create two lots from that one lot. Chair Page asked if there will be a share drive. Mr. Stan Gambel replied that there would not be a share drive. Commissioner Patrick asked how this property could be subdivided into substandard lots. Commissioner Kurasch asked what the difference is in creating condominiums and subdividing the lots. Mr. Mark Connolly explained that with condominiums, the owners own air space and not land. Added that staff is recommending keeping the boundary between the two existing lots and their differing zoning districts. Commissioner Roupe asked whether the proposal is for a subdivision or condominium project. Mr. Stan Gambel replied whichever is possible to do. Stated that for the Big Basin Way lot, he is proposing one lot with different Assessor Parcel Numbers for each unit and common area. • Commissioner Barry pointed out that the newest proposal does not increase the retail use of Lot A. Mr.. Stan Gambel disagreed and reminded the Commission that with this alternate proposal what would have been a residential loft is now being considered as commercial office space. Discussed parking requirements for that parcel. A viable commercial use of this parcel equals 3,400 square feet with 1,200 square feet downstairs and 2,220 square feet upstairs. For 3,400 in commercial space, 17 parking spaces are required. Nine are provided on site. Therefore a Variance for 8 parking spaces would be required. Commissioner Roupe asked if this sort of Variance is possible. Chair Page replied yes. Commissioner Patrick asked Mr. Gambel what factors he takes into consideration in calling a project viable. Mr. Stan Gambel replied that a 2,500 square foot residential flat is more valuable. Turning that. space into commercial space creates the requirement for elevator access and handicapped accessible restroom facilities. Commissioner Roupe added that it appears Mr. Gambel is seeking the same economic viability with the commercial use, as he would have obtained developing a residential use on the upper floor. ~~~OBti Planning Commission Study Session on Trafalgar Project Page 3 February 14, 2001 Commissioner Jackman disagreed that residential use of the upper floor is a iven. Added that g residential use is a discretionary use at the approval of the Planning Commission and Council and not a given right. Mr. Mark Comiolly added that residential use of the upper floor is a permitted use. Commissioner Bang added that the Village Plan is more specific regarding commercial use than the, zoning designation. Commissioner Patrick asked for information about the potential for underground parking, suggesting that use of underground parking would require less pavement and impervious surface at the street level. Commissioner Jackman asked if the intended use of the easement would be exceeded with this development. Mr. Mark Connolly advised that the shared access easement allows for ingress and egress. Commissioner Patrick asked whether more open area is achieved with the underground parking and whether the need for a Variance would be negated. Mr. Glen Cahoon • Advised that under-grounding the parking creates only 16 spaces as a result of the need for the access ramp. Additionally, they cannot put retail space on the first floor directly over the ramp, as there would be no pedestrian access to that space. Their original proposal provided 14 spaces. The only landscape addition would be a small patch of grass at the rear of the site. Commissioner Barry asked what the parking requirement would be if the CH2 parcel is completely commercial in use. Mr. Glen Cahoon replied that 20 spaces would be required. Commissioner Kurasch stated that she would be more in support of a Variance to allow reduced provision of parking for commercial uses. Mr. Glen Cahoon stated that this is a constrained lot that lends itself for residential use. Commissioner Jackman disagreed; stating that this is a viable commercial property that she is not willing to give up easily. Mr. Stan Gambel advised the Commissioners to check with staff. The residential use is not discretionary but a permitted use. Commissioner Barry stated that the purpose of this Study Session is to come up with alternatives to the original proposal. Commissioner Patrick agreed and added that the Commission is not here to argue the point. ~~~~8~ Planning Commission Study Session on Trafalgar Project Page 4 February 14, 2001 Mr. Stan Gambel advised that the maximum parking possible on site is 14 spaces, which would allow 2,800 square feet in retaiUcommercial use. Chair Page stated that retail use on the second floor has been found not to be viable so the second floor would be office space. Commissioner Jackman suggested larger retail on the first floor and maybe one condo on the rear of that parcel. Commissioner Kurasch stated that the justification for mixed use has been made. Mr. Stan Gambel argued that a big office building on stilts would not be an attractive addition to the downtown. Added that it is clear there are no advantages to underground parking. Commissioner Barry stated that there are differing views on the Commission about what represents viability. Commissioner Roupe stated that in Mr. Gambel's case, he is saying what is economically viable in his view and what he is willing to do. • Mr. Stan Gambel advised that the City of Saratoga is doing a study on the viability of commercial uses in this area. Suggested that he be allowed to construct a 3,400 square foot retaiUoffice building on the Big Basin lot and four residences on the St. Charles lot. If it were determined after five years that the office use of the upper floor is not viable, he would be allowed to convert that space into a residential flat. Commissioner Kurasch suggested that Mr. Gambel consider three smaller residential units on the other. lot rather than two larger ones and only one residential unit on Lot A. Mr. Glen Cahoon stated that parking and access constraints result from three units instead of two. With three units, they need six garage spaces and 1.5 on-site parking spaces. In addition, retention of trees including the Cork becomes more problematic. Commissioner Kurasch suggested flipping the direction of one unit. Commissioner Barry asked what justification there is to approve the rear setback Variance from the required 30 feet. Mr. Stan Gambel replied that the justification is the expanded retail use of the Big Basin parcel and the retention of the lot lines and differing zoning designations for these two lots. He reiterated his offer to accept two residential lots on the St. Charles property, two on the Big Basin property, giving up the idea of the residential lot on top of the Big Basin retail space with a total of 3,400 square foot of retaiUoffice space on Big Basin. Commissioner Patrick added that this proposal would require Variances for both parking and the setback. 000084 r' Planning Commission Study Session on Trafalgar Project Page 5 February 14, 2001 .~ Commissioner Roupe reminded that Mr. Gambel is seeking a conditional five-year option to allow the conversion of the upper floor commercial space into living space should the office space be determined to not be viable at this location. ADJOURNMENT Chair Page adjourned the meeting at 7:25 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn Minutes Clerk • 000085 • THIS PAGE HAS BEEN, INTENTIONALLY LEFT BLANK • • ~~0086 ._. ~. • 35 30 25 20 15 • 10 5 Saratoga Village -Parking Study Proposed Development Trafalgar Incorporated 3/18/2001 CHART ONE -Available Parking 8.00 - B.OOAM 12.00 -1.OOPM 5.00 - 6.OOPM 32 ~ 32 ~ 32 ~°- Zone 1 i West of 6th Street 32 xnon-restricted slots available 1' ~~ ~ ~~~ ~ Zone 2 5th-6th Street 22 x 2 hour restricted slots available g.00-6.OOPM .. Zone 3 ~ 4th-5th Street 18 x 2 hour restricted slots available 9.00-6.OOPM Saratoga Village -Parking Study Proposed Development Trafalgar Incorporated 3/18/2001 • CHART TWO -Parking Occupancy (Average of 10 consecutive days, Monday through Friday) • 30 25 20 15 10 5 8.00.8.OOAM 12.00 -1.OOPM 5.00 - 6.OOPM 26 28 23 16 ~ 7 ~. 11 1 3 Zone 1 Zone 2 Zone 3 " Zone 1 Zone 2 Zone 3 Zone 1 Zone 2 Zone 3 Summary: On average 53 of 72 parking slots are available between 8.00 - 9.OOAM. (26 of 32 Non-restricted) On average 37 of 72 parking slots are available between 12.00 -1.OOPM. (28 of 32 Non-restricted) On average 33 of 72 parking slots are available between 5.00 - 6.OOPM. (23 of 32 Non restricted) Source: Trafalgar incorporated. 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Connolly, Assistant Planner • .J ~ Date: March 14, 2001 APN: 517-14-087 Department Head: Kittredge Road 000003, CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION EXECUTIVE SUMMARY 10/30/00 3/14/01 3/14/01 3/14/01 3/15/01 The applicant has requested Design Review and Variance approval to construct a new 7,272 square foot two story residence on a 347,173 square foot vacant parcel. The Variance is necessary for retaining walls to exceed five feet in height and possibly closer than 10 feet for parallel walls. The Variance is also necessary to exceed 15,000 square feet of impervious surface due to a long driveway. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district. STAFF RECOMMENDATION Approve the Design Review and Variance application with conditions by adopting Resolutions DR-00-054 &tV-O1-002. ATTACHMENTS l: Staff Analysis 2. Resolution DR-00-048 ~ V-O1-002 3. Arborist Report dated October 18,2000 4. Plans, Exhibit "A" 5. Letter dated 3/7/01 from adjacent neighbor Alan Kosmata requesting proper drainage controls be adopted for lower elevation properties and to avoid future road washouts. 6. Letter dated 3/8/01 from adjacent neighbor Robert and Lisa Samsel expressing concerns of soil stability and runoff. 7. Excerpted minutes from the March 14`h Planning Commission hearing from Mr. Farra requesting assumption of responsibility from the applicant for Bohlman Road during construction. 8. Second Letter dated 3/19/01 from adjacent neighbor Robert and Lisa Samsel requesting the Grading and Drainage by revised to address potential damage to surrounding properties. • • 000002 • • File No. DR-00-054 Fst V-O1-002; Kittridge Road STAFF ANALYSIS ZONING: Hillside Residential GENERAL PLAN DESIGNATION: Hillside Conservation MEASURE G: Not applicable PARCEL SIZE: 347,173 sa. ft. AVERAGE SITE SLOPE: 60% average site slope; Flat at building pad. GRADING REQUIRED: 1,200 Cubic Yards of Cut and 1,200 Cubic Yards of Fill. No basement is proposed. MATERIALS AND COLORS PROPOSED: Exterior finish will be cedar shingle siding with light stain and white trim. Roofing will be a black asphalt shingle. Color and material samples will be available at the public hearing. Proposal Maximum/ Allowable Lot Coverage: 12.3%(17,573 sq. ft.) 25% or 15,000 sq.ft. Driveway 10,100 sq. ft. Patios 1,750 sq. ft. Footprint 4,823 sq. ft. Decks/Walks 900 sq. ft. Floor Area: First Floor 4,823 sq. ft. 7,390 sq. ft. Second Floor 2,443 sq. ft. Garage 906 sq. ft. TOTAL 7,272 sq. ft. Setbacks: Front 300+ ft. 274 ft. Rear 500+ ft. 220 ft. Left Side 35 ft. 33 ft. Right Side 400+ ft. 33 ft. Height: Residence 26 ft. 26 ft. P:\PlanningiMark\PCStaff Reports\DR-00.054- MartinRose.doc O OO o 03 1- File No. DR-00-054 Fst V-O1-002; Kittridge Road _ PROJECT DISCUSSION • Design Review The applicant has requested Design Review and Variance approval to construct a new 7,272 square foot two story residence on a 347,173 square foot vacant parcel. The Variance is necessary for retaining walls to exceed five feet in height and possibly closer than 10 feet for parallel walls. The Variance is also necessary to exceed 15,000 square feet of impervious surface due to a long driveway. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district. Staff finds that the project can be supported. The rooflines are well articulated and the placement of the residence is sensitive to the adjacent residences, as well as the natural environment. The materials are consistent with the rural character of the neighborhood in that Cedar wood siding and black composition roofing material are proposed. There is only one residence in the vicinity that can clearly see the proposed residence for which the applicant has proposed native landscape screening. Staff feels that the materials board is compatible with the surrounding neighborhood, and the design incorporates elements that reduce the effect of bulk and mass. The project has undergone design iterations to preserve as many trees as possible and most sensitively place the residence onto the site. A footprint change removed the garage from being cut into the hill, which reduced the grading quantities. The property has an existing sewer line and water line. The San Jose Water Company recommended the water line be relocated to the uphill side of the road rather than coming in behind the residence, which is inferior. The sewer contractor has installed the sewer line on the property up to the manhole at the sharp curve on the driveway. The remainder of the sewer line will be connected to the building pad after the grading and drainage plans are approved and that corner of the driveway is improved. The sewer line will also serve the adjacent properties when they are developed. The applicants are also installing a fire hydrant per Saratoga Fire District recommendations. There is concern from adjacent neighbors over potential damage to Bohlman Road and affected adjacent roads during construction, as well as future water runoff concerns. In response to a concern of the neighbors since mid 2000, the sewer contractor promised the neighbors and provided a street overlay of Kittridge Road after the sewer line was constructed to its current point. Staff recommends that the applicant work with City Public Works Department to provide provisions for construction and future drainage and road maintenance. U P:~Planning~Mark~PC Staff Reporrs~DR-00-054- MartinRose.doc O~ 0 0 0 4 File No. DR-00-054 &r V-O1-002; Kittridge Road Variance The Variance is necessary to allow some retaining walls to be taller than the 5 foot maximum allowed by code, and possibly closer than 10 feet apart for parallel walls. Due to the nature of the site in that it has steep slopes, unstable surface soil, and the necessity of the driveway, staff feels all the necessary findings can be made to support this Variance. The Variance is also necessary to allow greater than 15,000 square feet of impervious surface primarily in the roadway/driveway. The Variance is necessary because the roadway/driveway is required to access the property and must be counted in the calculations. Staff feels that all the necessary findings can be made to support this Variance, and the following have been determined: That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district, in that the property is very steep and thus constrained by approving the Variance, the structure will better be integrated into the natural environment than if the structure were required to sit on the existing building pad, and: ^ That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district, in that are other retaining walls taller than five feet on properties in the neighborhood. Additionally, by denying any variance request the applicant would be propose to develop the property with designs that would fit in with the natural topography much less and give an appearance of greater bulk and mass, and: ^ That the granting of the Variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, in that the City's Geologist, Ciry Engineer, City Arborist and the Saratoga Fire District have all reviewed the proposed plans and their comments have been incorporated as conditions of approval in Resolution DR-00-054. The City Arborist, the Public Works Department, and the Saratoga Fire District have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached 4-car garage. 000005 P:\Planning\Mark\PCStaff Rcports\DR-00.054- MartinRase.doc File No. DR-00-054 &~ V-O1-002; Kittridge Road Grading There is 1,200 Cubic Yards of Cut and 1,200 Cubic yards of Fill proposed Geotechnical Review The Ciry Geologist reviewed this application, and the conditions are included in the resolution. Trees The Ciry Arborist report dated 11/2U00 (attached) contains recommendations for the protection of existing trees on the site. There are 66 trees on the property potentially at risk of damage by construction, with the removal of 12. There are a total of 66 ordinace- protected trees on the site and many more native and non-native and non- protected specimens planted to stabilize the hillside after installation of the water line. The applicant has included a complete landscaping plan showing the type and size of replacement trees for specimens removed as well as landscape screening. The report contains recommendations for the restoration and protection of the health of all trees on site. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Fireplaces The plans clearly indicate that only one wood-burning fireplace will be constructed in the new residence. There will also be 2gas-burning fireplaces. There is 1 chimney proposed Correspondence There have been four letters submitted to the Planning department from adjacent neighbors to date, expressing concerns of water runoff affecting their property and maintenance of the surrounding roadways after construction. All are attached as exhibits. Conclusion The proposed residence is designed to conform to the policies set forth in the City's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minimise the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 054 ~St V-O1-002. P:~I'lanning~Mark~PC Staff Reports~DR-00-054- MatrinRose.doc OOOOO V File No. DR-00-054 &t V-O1-002; ICittridge Road • APPROVAL OF RESOLUTION NO. DR-00-054 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA MARTIN/ROSE; Kittridge Road WHEREAS, the Ciry of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 7,272 square foot nvo story residence on a 347,173 square foot vacant parcel. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and v~~ithin the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence will be partially screened from existing residences by mature vegetation. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimising tree and soil removal; grade changes will be minimised and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that there is no grading proposed for the development and only 8 trees are proposed to be removed. The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will minimise the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minim~e the perception of bulk and integrate the residence into the surrounding environment in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment and the structure's design is similar in scale, size and style to the other residences within this area. • ~000~~ P:~Planning~Mark~PCSraHReporrs~DR•00-054- MartinRose.doc File No. DR-00-054 C~¢ V-O1-002; Kittridge Road ^ The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. . ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of DR-00-054; MARTIN/ROSE for Design Review approval be and the same is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A", incorporated by reference. 2. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following: i. The plans shall show only one wood burning fireplace ii. The cross sections shall be stamped by the architect showing that no interior height exceeds 15 feet. iii. All recommendations of the City Arborist shall be followed and incorporated into the plans. iv. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. • ~®008 P:~Plannin~ivTackV'C SraHRcports~DR-00-054 Mar[inRose.doc File No. DR-00-054 psi V-O1-002; Kittredge Road v. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks aze per the approved plans." b. Prior to issuance of Grading permits Four (4) sets of Grading Plans shall be submitted separate from the construction plans, and contain this resolution and Arborist report as well as recommendations from the Public Works Depamnent to ensure construction and future protection measures for proper drainage to adjacent roads and lower elevation properties. 3. No Ordinance-size tree shall be removed (with the exception of #'s 1-7, 13,14,16,17 and 18) without first obtaining a Tree Removal Permit. 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. 5. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST All recommendations in the City Arborist's Report dated October 18,2000 shall be followed and incorporated into the plans. This includes, but is not limited to: The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. Five (S) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with separate notes "to remain in place throughout construction." "to remain in place during demolition". The fencing shall be inspected by staff prior to issuance of a Building Permit. 10. A note shall be included on the site plan stating that no construction equipment or private vehicles shall pazk or be stored within the dripline of any ordinance protected trees on the site. 11. A revised landscape plan shall be submitted prior to issuance of a Zoning Clearance showing locations of the native replacement trees. . 12. The driveway shall be constructed prior to any other construction in order to limit the root damage to trees #24 and #27-33, and during a period when the soil moisture is low. 000009 P:\Planning\Mark\PC StaHReporrs\DR-00.054- MatrinRose.doc File No. DR-00-054 Est V-O1-002; Kittridge Road 13. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $34,680pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. This bond will be held by the Ciry for an extended period of 2 years from the date of posting to ensure health of existing and replacement planting. 14. Prior to Final Occupancy approval, appropriate sized native trees shall be planted as replacements for trees any trees removed. All 48-inch box trees shall have- a diameter of no less than 4 inches, all 36-inch box trees shall have a trunk diameter of no less than 3-inches, all 24-inch box trees shall have a trunk diameter of no less than 2-inches. Diameters are measured 1 foot above grade. 15. Prior to Final Occupancy approval, the Ciry Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 16. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. 17. A project arborist certified by the International Society of Arboriculture shall be retained to (1) provide on site supervision during key aspects of construction of the residence and driveway for the purpose of preventing or minim~ing damage to trees; and (2) provide regular written progress reports to the City of these supervision functions as they occur. City Geologist 18. The Project Geotechnical Consultant shall work together with the Project Civil Engineer to make appropriate modifications to Site Development Plans, as needed to satisfy updated geotechnical recommendations and clarify the driveway entrance issue. The revised plans shall be submitted to the City Planning Department to be reviewed and approved by the Public Works Department prior to grading Plan submittal. 19. The Project Engineering geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the final development plans (site preparation and Grading and drainage improvements, and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan reviews shall be summarized by the geologic and geotechnical consultants in a letter and submitted to the Public Works Department for review and approval prior to issuance of a Grading Permit P:~Plannin~Mark~PC StaHReporrs~DR-00-054 MardnRose.doc • • • ~~O~JLO File No. DR-00-054 &r V-O1-002; Kittridge Road • • • 20. The Project Engineering Geologist and Project Geotechnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspection shall include, but not necessarily be limited to: Site preparation and grading, site surface and subsurface drainage improvements, and excavations for engineered fill, foundations and retaining walls prior to the placement of fill, steel and concrete. The project Engineering Geologist shall specifically obsen~e and log pier holes excavated for the outboard driveway retaining wall, and pad stitch pier walls, to verify that adequate bedrock embedment depths for piers are achieved prior to placement of steel and concrete. Logs if theses borings, as well as geologic cross sections along the outboard wall alignment depicting the depth of the bedrock and as-built pier depths, shall be prepared as apart of the as-built documentation. The results of these inspections, logs of piers excavations, geologic cross sections along the driveway retaining wall alignment, and the as-built conditions of the project shall be described by the geologic and geotechnical consultants in a letter and on appropriate drawings, and submitted to the City Public Works department for review and approval prior to finalization of a Grading Permit. 21. The owner (applicant) shall pay any outstanding fees associated with the Ciry Geotechnical Consultant's review, prior to project Zone Clearance. 22. The owner (applicant) shall enter into an agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and / or erosion related conditions. FIRE PROTECTION DISTRICT 23. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. 24. Early Warning Fire Alarm System shall be installed and maintained in accordance with the provisions of the Ciry of Saratoga Code-Article 16-60. 25. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 26. Automatic sprinklers shall be installed in the newly constructed garage (2 heads per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. P:~Planning~MarldPC Staff Repotu~DR•00.054- MattinRose.doc 000011 File No. DR-00-054 &t V-O1-002; Kittridge Road 27. Automatic sprinklers aze required for the new 7,339 sq. ft. residence. A 4-head calculated sprinkler system is required Documentation of the proposed installation and all calculations shall be submitted to the Fire District for approval. The sprinkler system shall be installed by a licensed contractor NFPA 13R. 28. All fire hydrants shall be located within 500 feet from the residence and deliver no less than 1000 gallons per minute of water for a sustained period of 2 hours. 29 The applicant shall install ONE fire hydrant that meets the fire districts specification, prior to construction of any building. 30. Driveways: All driveways shall have a 14' minimum width, plus 1' shoulders, with curves having a minimum inside radius of 21', and turnouts 10' wide and 40' long and shall be shown on the plans. 31. A turnout shall be constructed at the proposed dwelling site having a 33' outside radius. Other approved types must meet the requirements of the fire district. 32. Parking shall be provided for two emergency vehicles at the proposed dwelling site or as required by the fire district. Details shall be shown on the plans. CITY ATTORNEY 33. Applicant agrees to hold City harmless- from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 34. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. 000012 • • P:~Planning~Mark~PGSraHReports~DR-00-054 MartinRosc.doc ' File No. DR-00-054 ~ V-O1-002; Kittridge Road Section 2. Construction must be commenced within 24 months or approval ~~ill e~~pire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 28`h day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission P:\Planning4~tark\PC Staff Repocu\DR-00-054- MarrinRase.doc 0 00 013 • T~iIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • 000014 File No. DR-00-054 ~ V-O1-002; Kittridge Road C7 RESOLUTION NO. V-O1-002 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA MARTIN/ROSE; Kittridge Road WHEREAS, the City of Saratoga Planning Commission has received an application for Variance approval to construct retaining walls to exceed a height of S feet where 5 feet is the maximum height allowed, and to allow parallel walls to be less than 10 feet apart; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEREAS, the applicant has met the burden of proof required to support said application, and the following findings have been determined: ^ That because of special circumstances applicable to the property, including size, shape, • topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district, in that the property is very steep and thus constrained by approving the Variance, the structure will better be integrated into the natural environment than if the structure were required to sit on the existing building pad, and: That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district, in that are other retaining walls taller than five feet on properties in the neighborhood. Additionally, by denying any variance request the applicant ~~ould be propose to develop the property with designs that would fit in with the natural topography much less and give an appearance of greater bulk and mass, and: That the granting of the Variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, in that the City's Geologist, Ciry Engineer, City Arborist and the Saratoga Fire District have all reviewed the proposed plans and their comments have been incorporated as conditions of approval in Resolution DR-00-054. P:\Plannin~uMark\PCStaffReports\DR-00-054- MartinRose.doc 000015 File No. DR-00-054 &t V-O1-002; Kittridge Road N w O ,THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of MARTIN/ROSE for Variance approval be and the same is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "B", incorporated by reference. 2. All conditions of DR-00-054 shall be adhered to. 3. Prior to submittal for Building permits, the following shall be submitted to Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page. 4. All proposed fencing shall comply with the Hillside Residential Zoning district fencing ordinance. 5. No structure shall be permitted in any easement. CITY ARBORIST 6 All conditions of Resolution DR-00-054 apply. FIRE PROTECTION DISTRICT 7. All conditions of Resolution DR-00-054 apply. PUBLIC WORKS 8. All building and construction related acti~~ities shall adhere to New Development and Construction -Best Management Practices as adopted by the Ciry for the purpose of preventing storm water pollution. • 00006 P:\Planning\Mark\PC SraHReports\DR-00-0~4- MarrinRose.doc File No. DR-00-054 &t V-O1-002; Kittridge Road .~ CITY ATTORNEY Applicant agrees to hold the Ciry harmless from all costs and e~-penses, including attorney's fees, incurred by the City or held to be the liability of~ the City in connection with the City's defense of its actions in any proceeding brought in any State or Federal court, challenging the Giry's action with respect to the applicant's project. 10. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. 0~00~~ P:~Planning~Mark~PC StaffReports~DR-00-054- MartinRose.doc File No. DR-00-054 ~ V-O1-002; Kittridge Road Section 2. Construction must be commenced within 24 m n a r v ~ " o the or pp o al vill expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must bemet. - Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planaung Commission, State of California, this 28`h day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair Planning Commission, ATTEST: Secretary, Planning Commission • P:~PlanningiMatk~PC Staff Repotts~DR-00-054 MardnRose.doc ~ ~ O O Z Q BARRIE D. C .TE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 o ~~~~d~ D JAN 10 2001 CITY OF SARATOGA COMMUNITY ENVIRONMENT TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE ROSF./MARTIN PROPERTY KITTRIDGE ROAD SARATOGA Prepared at the Request of: Mark Connolly Community Planning Dept. City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 • Site Visit by: Michael L. Bench Consulting Arborist November 21, 2000 Job # 04-97-123-00 000019 TREE SURVEY AND PRESEF !'ION RECOMMENDATIONS AT THE ROSE/MARTIN PROPE- KrITRH)GE ROAD Assignment At the request of Mark Connolly, Planning Department, City of Saratoga this report reviews the proposal to reconstruct an existing driveway and to construct a new home on a vacant lot in the context of potential damage to or the removal of existing trees. This report further provides information about the health and structwe of the trees on site, and makes recommendations by which damage to them can be restricted to prevent decline. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed construction are accurately presented on the plans provided. Summary This proposal exposes 66 trees to some level of risk by construction. Twelve trees would be removed by implementation of this design. Replacements, which equal their value, are suggested. Procedures are suggested to mitigate the damage that would be expected in order to retain the better specimens. A bond equal to 35% of the value of 11 retained trees that would be subjected to high risk combined with a bond of 10% of the value of all of the other retained trees is suggested in accordance with the levels of the expected risks. Observations There are 66 trees adjacent to the existing driveway and adjacent to the building pad that are at risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. The 66 trees are classified as follows: Trees #2, 4, 5, 6, 7 Trees #l, 8, 24, 25, 27-33, 56 Trees #34-36, 48-55, 57, 58, 66 Trees #3, 59-62 Trees # 9, 13-15, 17-23, 26, 63-65 Trees # l 0, l 1, 12 Trees #l6, 37-47 Coast redwood (Sequoia sempervirens) Canyon oak (Quercus chrysolepis) Coast live oak (Quercus agrifolia) Monterey pine (Pinus radiata) California bay (Umbellularia californica) Pacific Madrone (Arbutus menziesii) Douglas fir (Pseudotsuga menziesii) The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent -Poor) on the data sheets that follow this text. This information is converted to a single descriptive rating indicating overall condition. This is intended to aid with planning. Exceptional S imens Fine Specimens Fair Specimens Marginal S imens Poor Specimens 29, 57, 58 1, 2, 6-8, 12, 16- 3, 5, 9, 13, 21, 4, 15, 42, 48, 62 10, 14 20, 22-27, 30-33, 28, 34, 36, 40, 35, 37-39, 43, 41, 49, 59, 60 Dead specimen 47, 50-56, 61, 11 63, 66 PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 • • • 000020 TREE SURVEY AND PRESEF 'ION RECOMMENDATIONS AT THE ROSE/MARTIN PROPEh _ _ KITTRIDGE ROAD Exceptional specimens must be retained at any cost and whatever procedures are needed to retain them in their current condition must be used. Fine specimens must be retained if possible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. Fair specimens are worth retaining but again without major design revisions. Mitigation must prevent further decline. 2 Marginal specimens are typically worth retaining but could be removed if necessary to facilitate construction. Mitigations recommended here are intended to prevent significant decline. Poor specimens cannot significantly improve regardless of care. For any which are considered hazardous, removal is recommended. For those retained, mitigation may not be typically requested. In addition to these 66 trees, there are numerous 6-10 inch diameter Douglas fir (Pseudotsuga menziesii) and Monterey pine (Pinus radiata) trees on the slope on the south side of the building pad. It appears that these may have been planted several years ago for erosion control. Because of the high density of the planting, these trees compete for sunlight and almost all have only fair structure as a result. There are a few small coast live oaks (Quercus agrifolia) and pacific madrone (Arbutus menziesii) mixed in with the planted conifers. There are no exceptional specimens that.I could see in this stand. However, there are some exceptional large coast live oak and pacific madrone specimens higher up the slope toward the south, but those are well outside proposed construction. For this reason, they are not included in this report. Impact of Construction Note that madrone trees are far more easily damaged by any construction activity inside the dripline. Even removal of weeds and leaf litter in this area, if done with a tractor can begin a cycle of decline in a madrone. On the other hand, coast redwoods can often tolerate construction impact over a larger proportion of the root zone if they receive enough water before, during and after construction impact occurs. Construction to widen the existing dirt driveway will destroy or severely damage several adjacent trees. The trenching for utilities, grading, soil compaction, and retaining wall construction would destroy significant roots of several of the trees adjacent to the existing dirt road. Trees #l-7, 13, 14, 16, 17, and 18 are not expected to survive. Replacements are suggested for these. However, the same driveway construction procedwes would put the large canyon oaks (#24, 27- 33) at risk as well unless mitigation procedures are used to modify typical roadbed construction. This area appears to be near the margin the canyon oak trees habitat for this section of the Santa Cruz Mountains. The canyon oak species (Quercus chrysolepis) is rarely seen at lower elevations in the City of Saratoga. For this reason, the canyon oak is somewhat rare to most of the city in my experience. The specimens seen here are not only somewhat rare but are unusually large specimens for this species. For this reason, particular care must be taken during construction of the driveway to assure that these trees survive construction in fine condition. In order for these PREPARED BY: MICHAEL L BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 ~00~~1 TREE SURVEY AND PRESE.~ ~ ION RECOMMENDATIONS AT THE ROSE/MARTITI PROPEL. _ . KITTRIDGE ROAD 3 trees to survive, the following mitigating procedures must be used in the driveway area within 35 feet of the trunk of tree #24 and within 45 feet of the trunks of trees #27-33: a. The retaining wall located on the north side of the driveway, which is adjacent to the trunks of these trees must be constructed by a pier and on-grade beam design. b. The fill material behind the retaining wall must be of a thoroughly porous material, such as clean rock without granite fines. . c. There must not be a grading cut into the existing dirt driveway. Only fill may be used but the fill must be a thoroughly porous material, such as a clean Quarry rock without granite fines. d. The surface material must be sufficiently rigid (i.e. reinforced concrete) to essentially form a bridge over the existing soil within 35 feet of the trunk of tree #24 and within 45 feet of the trunks of trees #27-33. e. Compaction inside the area noted must not exceed 80%. f. There must be no trenching for utilities or for any other purpose within 35 feet of the trunk of tree #24 or within 45 feet of the trunks of trees #27-33. The owners expect trees #S0, S 1, and 52 to survive grading as proposed within 30 feet of any of their trunks. The plan shows that the mound of soil, on which these trees exist, would be cut within a few inches of the trunks. This would destroy a large percentage of the absorbing roots. Impervious paving that would be constructed within inches of the trunks would prevent activity by a percentage of the absorbing roots. Trenches for drainage are proposed on the north and east sides of the trunks. The nearest trench is located 15 feet from the trunk of tree #52; this would destroy a percentage of the absorbing roots. If this construction is done when the soil is saturated, soil compaction in addition to the existing soil compaction may result. In this event, this may destroy a significant percentage of the absorbing roots as well. The total root damage would be very severe by these combined construction activities and possibly by the timing of the work. However, it appears that mitigation of some of these features may be sufficient to retain these trees in good condition. However, trees #50, 51, and 52 have some lower branching that may be in conflict with tall construction equipment. Considering the previously noted root damage, it will be essential to limit pruning to a minimum, because root damage and canopy loss are not separate unrelated events. Any pruning except for deadwood removal is damaging. In this case, pruning must be limited to deadwood, limited to small diameter branches (2-inches in diameter maximum), and limited to a maximum volume loss of approximately 5% of the total living canopy. Tree #46 would suffer Honor root damage and tree #49 would suffer at least moderate and perhaps significant root damage as a result of adjacent trenching for the proposed drain. A minimum of 10 feet between the trench and the trunk of tree #49 will be required to assure its survival. If excavated soil is pushed or allowed to slip over the side of the building pad, trees #38-49 and #53-58 would beat risk of root suffocation as a result of soil intrusion over their root systems. If any of the root collars are covered, those trees would be at risk of root collar disease infections. Several of the trees on the slope south of the building pad would be removed by construction of the residence. These trees are the 6-10 inch diameter Douglas fir and Monterey pine trees previously described. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 000022 TREE SURVEY AND PRESEI ~ :'ION RECOMMENDATIONS AT 4 THE ROSE/MARTIN PROPEk. . KI7TRIDGE ROAD If underground utilities to this residence will be required, the locations of the trenches must not be left up to contractors or to the service providers but must be planned prior to construction. No underground utilities are noted on the maps provided. 1n addition to the specific risks noted, the retained trees may be subjected to one or more of the following damaging events that are common to construction sites: I . The stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortar, concrete, etc.) under the canopies. 3. The construction traffic, including foot traffic across the root systems, and the parking of vehicles or construction equipment under the canopies. 4. Landscaping, including incompatible plant species, trenching across tree root zones for irrigation, excessive soil disturbance of tree root zones, grading to create contours, etc. Virtually any landscape featwe inside a tree's root zone results in a percentage of root damage. If the percentage is significant the affected trees will decline or die. Recommendations The following mitigation suggestions are intended to reduce the extent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survival without decline. If any changes to these plans occur during construction, the following may require alteration. 1. I suggest that the driveway construction must be done prior to any other construction in order for the new road to be used as a way of limiting root damage to trees #24 and 27-33. 2. I further recommend that the driveway construction be done only during a period when the soil moisture is low, and certainly not muddy. 3. Compaction within 35 feet of the trunk of tree #24 and with 45 feet of the trunks of trees #27- 33 must not exceed 80%. This must be documented by an engineer with compaction test reports sent to our office. 4. The retaining wall located on the North side of the driveway, which is adjacent to the trunks of trees #24 and #28-33, must be constructed by a pier and on-grade beam design. 5. The fill material behind retaining wall noted in Recommendation #4 must be a thoroughly porous material, such as clean rock without granite fines. 6. There must not be a grading cut into the existing dirt driveway. Only fill may be used but the fill must be a thoroughly porous material, such as a clean rock without granite fines. 7. The surface material must be sufficiently rigid (i.e. reinforced concrete) to essentially form a bridge over the existing soil within 35 feet of the trunk of tree #24 and within 45 feet of the trunks of trees #27-33. 8. There must be no trenching for utilities or for any other purpose within 35 feet of the trunk of tree #24 and within 45 feet of the trunks of trees #27-33. • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 000023 TREE SURVEY AND PRESET ' 70N RECOMMENDATIONS AT THE ROSE/MART~V PROPEk, . KITTRIDGE ROAD 9. There must be no cuts into the existing grade or trenches within 20 feet of the trunks of trees #50, 51, and 52. I recommend that the grading plan be revised to meet this objective. Inside this area 20-feet from the trunks, only fill may be used but the fill must be a thoroughly porous material, such as a clean rock without granite fines. 10. In order to avoid the risk of significant soil compaction, Recommendations #1 and 2 must apply to trees #SO-52. 11. The proposed driveway and guest parking area must be a minimum of 5 feet from the trunks of trees #50-52. The surface material must be sufficiently rigid (i.e. reinforced concrete) to essentially form a bride over the existing soil. 12. I suggest that construction period fencing be provided and located as noted on the attached map. Fencing must be of chainlink a minimum height of 5 feet, mounted on steel posts driven 18- inches into the ground. Fencing must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. 13. There must be no grading, trenching, or surface scraping beneath the driplines of retained trees, (either before or after the construction period fencing is installed or removed). Where this may conflict with drainage or other requirements our office must be consulted. 14. Trenches for any utilities (gas, water, telephone, TV cable, etc.) must be located outside the driplines of all trees that are protected by the City Ordinance, whether all of those trees are included in this survey or not. At locations where this cannot be achieved, I suggest that utilities be installed by tunneling using a jack and bore method at a minimum depth of 8 feet below the existing grade. In this event, the sending and receiver pits must be located more than 35 feet from the trunk of tree #24 and 45 feet from the trunks of trees #27-33, and 20 feet from the trunks of trees #50-52. 15. Supplemental irrigation must be provided to retained trees #24, 27-33, and #50=52 during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter every two weeks throughout the construction period. This can be achieved by the use of a simple soaker hose for each tree. 16. Excavated soil may not be piled or dumped (even temporarily) under the canopies of trees. Loose soil must not be allowed to slide down slope to cover the root collars of retained trees. If this occurs, the soil must be excavated by hand to the original grade and may require a retaining wall (dried laid stones, such as cobbles or rip rap set without a footing) to prevent further soil encroachment. 17. Any pruning must be done by an ISA certified arbotist and according to ISA Western Chapter Standards, 1988. 18. Landscape pathways and other amenities that are constructed under the canopies of trees must be constructed completely oD-grade without excavation. • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 000024 TREE SURVEY AND PRESEI fION RECOMMENDATIONS AT THE ROSElMARTIN PROPEL. . KITTRIDCE ROAD • 19. Landscape irrigation trenches, which cross a root zone, and/or excavations for any other landscape features must be no closer to a trunk than I S times the trunk diameter from tree trunks. However, radial trenches may be made if the trenches reach no closer than 5 times the trunk diameter to any tree's trunk, if the spokes of such a design are no closer than 10 feet apart at the perimeter of the canopy. 20. Lawn or other plants that require frequent irrigation must be limited to a maximum of 20% of the entire root zone and a minimum distance of seven times the trunk diameter from the trunk of oak trees. 2l . Sprinkler irrigation must be designed so that it does not strike the trunks of trees. Only drip or soaker hose irrigation is allowed beneath the canopies of oak trees. 22. Bender board or similar edging material must not be used beneath the canopies of existing trees, because its installation requires trenching of 4-6 inches, which may result in significant root . damage. 23. 1f landscape plants are to be installed within the root zone of an oak tree it should be planted only with compatible plants. A publication about compatible plants can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. 24. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be directly in contact with the bark of a tree due to the risk of disease. 25. Materials or equipment must not be stored, stockpiled, dumped under the driplines of trees, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. 26. If trees are in the path of discharge drain dissipators or downspouts, those devices must be relocated. The discharge must be directed a minimum of 15 feet to the side of the trunk of any tree. Value Assessment The value of the trees are addressed according to ISA Standards, Seventh Edition, 1988. Trees which would be removed, #1-7, 13, 14, 16, l7 and 18 have a total value of $15,932 which is equivalent to one 48-inch boxed, six 36-inch boxed, and eight 24-inch boxed native specimens. Replacements'are suggested. However, 48-inch boxed specimens (and sometimes 24-inch boxed specimens) may not be available at the end of the project unless the trees are secured with a grower at the onset of construction. I recommend that it be required that replacement trees be secured within 60 days of the issuance of permits. Acceptable native tree replacements are: Coast live oak - Quercus agrifolia Valley oak - Quercus lobata Big leaf maple - Acer macrophyllum California buckeye - Aesculus californica PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 000O2S TREE SURVEY AND PRESET PION RECOMMENDATIONS AT 7 THE ROSE/MARTIN PROPERTY KI7TRIDGE ROAD Coast Redwood -Sequoia sempervirens 1 suggest a bond equal to 35% ($28,065) of the total value of the trees #24, 27-33, and 50-52 and a bond equal to 10% ($6,614) of the total value of all of the other retained trees to assure their protection, for a total bond of $34,680. Respectful) s tt ~~ ,~„~-'". Michael L. Bench, Associate fr~i cTipal`' MLB/sl Enclosures: Tree Data Accumulation Charts Map Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST NOVEMBER 21, 2000 • • t d(~0026 BARRIE D.~~~ATE _ ~1 and ASSOC.:tATES .Horticultural Consultants _ 408-353-1052 23535 Summit Road, Los Gatos, CA 95030 TREE PROTECTION BEFORE, DURING, AND AFTER CONSTRUCTION These are general recommendations And may be superseded by site-specific instructions BEFORE Plan location of trenching to avoid all possible cuts beneath tree canopies. This includes trenches for utilities, irrigation lines, cable TV and roof drains. Plan construction period fence locations which will prevent equipment travel or material storage beneath tree canopies. Install fences before any construction related equipment is allowed on site. This includes pickup trucks. Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the.document. Prune any tree parts, which conflict with construction between August and January. Except for Pines which may be pruned between October-January. Only an ISA certified arborist, using ISA pruning instructions maybe used for his work. If limbs are in conflict with the construction equipment before the certified arborist is on-site, carpenters may cut offoffending parts of 6" diameter or less, leaving an 18" long stub, which should be recut later by the arborist. Under no circumstances may any party remove more than 30% of a trees foliage, or prune so that an unbalanced canopy is created. DURING Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until all contractors and subcontractors, including painters are gone. Clear root collars of retained trees enough to leave 5-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-October). Apply 10 gallons of water per 1" of trunk diameter (measured at 4 %') once per 2 week period by soaker hose. Apply water at the dripline, or adjacent to construction not around the trunk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic maybe used. AFTER Irrigate monthly with 10 gallons of water per 1" of trunk diameter with a soaker hose, placed just inside the dripline. Continue until 8" of rain has fallen. Avoid cutting imgation trenches beneath tree canopies. Avoid rototilling beneath tree canopies since that will destroy the small surface roots which absorb water. • Avoid installation of turf or other frequently irrigated plants beneath tree canopies. -~ i i 0000~~ r',' - ._ ,;; ~. r ' '~~ ~ ~ i ..i •rr ~ : ( ~ ~ . O 1~~~ ! ` ~ ~~, r y 1., ~ .~~ ~fl ~ ~r 1 .4 ~~ _ ..' 4 y ' ;~i4t ~1.: 'j.,, ~ ~ I ~ ~~.: : . ~~ r• _~' j~ y~ . ~ I r r.+, ~J ~- 1~~~~~ :ts _ •r ~. 'C , d t • U ~~ i ~~ +~ ~ . 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NMOaJ c NOI1VaO1S3a NMOaO C 1~ c0 t0 O O N ~ ° "' '~ _~ ~ ° o `JNINNIHl NMOaO N N m «- - W M !R M q W ~ ~- JNINV3l0 NMOaO ~~ ~~ ~~ ~~ ~~ n n (6-£)'JNllt/a OavLVH o 0 0 0 0 0 c g 0 0 ~ o -i°, (OL-Z) JNllt/a NOI.L~NOO ~'' W m - ~"~ 1A ~ ~"~ M ~ ~ N ~ ~ tlJ ~ m 1p ~ v W ~ y M c S v _ v w ZS v v ~ c ~ (S-L) 3anl~nals N m N m N m N N N m ~ m N /D ------------ - X x X X x x x (S-L) H1lM3H ~ N N av3ads N n N C m G N N N ~ N 1H~JI3H v w v ~ v°~ ~y v ~ v ~y °v w ~ w ~ 1333 Z~ a313WMa ~ u m u ~ n ~ n N u m~ ~ E ------------ ---- -- -- ~ ---- u u c c c c c -- c c m ----------- ~-« --- ` --- ~ ----- m ------- uo ----- a a a W ~ H90 n ~ ~ n ~ ~ ~ n y m ~ w n w _ _~ X X ____«- X X X X X W31S.lS'111nW _«___ x -_____ 1334 LL-0 ~ a313WM o n o ~ ~ o ~ o ~ o o ~ ~ o o ~ o ~ ... _ c m c m c m c m c a c m c 0~r~8 m V V ~ es 2 D v+ ~ ~c ~ s r O O , LL W LL ~ LL ~ LL ~ LL ~ J J O ~ ~ O ~ U Y < ~ Q O V V v N O Z ~., o m ~"' ~ o v 3 u ~ ~ o. G1 I r+ ~ o M ~ ~ ~ tl A ~ x pW~aa° E"rra~in ~ Fn" pxp 0 iL. ~ ii .G ,t1 ~~~~~ 0 4 M N t-~I f\ w O .G O b ea O 0r' bD x ao m d '~ "~ Q ~-, s~ i.~ O ~-, 0 O O N IrLJ ulaolad ~-nowaa 9 i E ~-nowaa aNawwoa3a o W > m ~ ~ ~ W > ~ N m ' ~D ~ ~ > . E r> ~ r> N ? r, > ~ a321111a33 S033N ~y ~ w ~ ~ ~ ~ ~ ~ w ~ w ~ _» (S'L) a31dM S033N a u u u u u n (S-l) 3SV3S10 abT00 lOOa o 0 ~ o i°~o n o n n n m m n m m (S-L) o3a3/~00 aVll00 lOOa » ~ ~ ~ ~ ~ ~ ~ N -- ~ a »___»_ _»--_ X x X X ~ X x Q a (S-L)A1PJ3O ~INnal a (S-L) OOOM O'd3O ~ ~ ~ a ~ ~ ~ _ ___»_ O ~ N N ~ Y m a (S-l) 3SV3SIO NMOaO 33x1 ____._»»» w w w w w a «. (S-L) S103SNI n u u n n u n (S-L) JWaOlad JNINnad $ ~ $ c o $ c a a m m ~ a m # 03a33N S319F/'J »» W ° ° ~ ° ° Z H° I - O c ~ c $ $ ~ c $ ~ $ c $ __._._ c ~ ~ 1 J 3M ON3 3/~ W3a ~ _ X X X X x X X a °JNISIVa NMOaO a ~ NOI1VaO1S3a NMOaO e d __ ^ N N N9 N f r `JNINNIHl NMOaO __» a~ w w l w E D ~ O w w _ `JNINV3l'J NMOaO u u u u u u u (si;> JNIlVa aavZVH 8 0 S ~ 8 8 0 0 _____ w»_»______ _ _ ~ (OL-Z) ~JNiltla NOIIJUN00 -- " ~ m ~ ~ ra ~ a m ~'+ ~ ~ ~ ~ ~ -~' ~ ~ ~ ,~ c _ TS 73 ~ ~ ZS ~ 7 5 , ~ (s-L) 3ant~nals N m N m N oo N a N m N a N m ~~~~~~+~ » X X X X X X X ~ ~ ~ (S-L) H1lV3H OV3adS c°n m M ~ v ~ ~ ~ °°~ m i°, g N 1H~JI3H N w e~+> w M w ~ ~ t~~f ay a~i ~ ~i W • 1333 Z~ a313WMO `O u m n o n < u m n ~^ < n N u ~ ~ W H9a ------- ----- » -- a s m m o m a ~ H8O ~ W i w n W ~ ~: N ~ r w p n M n w »» w _ X X X X X X X -- ~_ W31SASilInW x x x 1333 Z/L-4 ~ a313WM o ~ n ^ o ~ n n o n n o ~ ~ N o ~ ~+ ^ o ~ n ° o o ~ ~ ... V1 4 W W aD f10 a0 W aD ap F - d Z o~~~s W iA ~ ~ ~ N Y Y OG 4~~~ a W 0 N O W O N O ~ O N O ~c 'J 'J J J J .J C ~ U ~ ~ W U ~ ~ qq U U F ~~~ 0 Y ,n a 4 ti • N Q~~~ ~ B b q ~~~~ N ~~~. Q B ~ ~ 1- cWG ~ e~i °a~i O 0 0 4 O O ~N ~ c o~ .!] O i--. '~ R O d ~ll ~_J y h M b '~ 0 ~~ ~i 0/ Vl O I ~~ ~-, i Is-L) uiao~aa ~vnaw3a ~ E ~rrnow3a aN3wwo~3a ~ j ~ O ~ j ~ h N j ~ N ~ 7 ~ ~ m 7 ~ ~ 7 > ~ m 7 ~ ~ i13Zillla3d S033N ~ o ,y o ,y o w o ,y o ~ ~ v y a F (S-L) a31VM SO33N ~~ ~~ ~~ ~~ ~~ ~~ n (S-l) 3Stl3SIU aV1lOO lOOa ~ o A e m e m o ro ° o m m a m (S-1.) 03a3nOO atfllOO lOOa -° ~ ~ ~ ~ ~ ~ a ~-- ~_ X -- x X x x X x _ _ (S-L)A1fJ30 ~Nf1a1 ------- ---------- - m °1 a (S-L) DOOM Ob~3a N ~ ~ m ~ N -- ~ ------ ---- o ~ a ~ - .- ffi (S-L) 3Sb'3S10 NMOaO 33x1 ~ N N w M us a _~ us (S-L) S1O3SN1 n n u a n n n (S-1.) AJJaOIad JNINfIad $ ~ ~ m a` ~ a` ° ° rn v m v # 03033N S3181fJ ° ° Z ~' 1HJI3M~N3 3nOW3a o ~ c ~ c ~ °c ~ c ~ °c $ c ~ o x x x x x x x a °JNISIMa NMOaO v w ----------------- - o ~ NOI1VaO1S3a NMOaO C N ~ 7L a -_ - N -- , i. ~ Ol t0 N O ~ . `JNINNIHl NMOaO ~ w w fO w ------ - w w w w JNINV3lO NMOaO n n u u u u u (6-E) 9NI1Va aavzvH °o 0 ° o --------~_~~------"~ ---- - _ C a (Ol-Z) 9NIlVa NOI11aNOO N ~ m - - N a ~ '~ ao W < .~ ~ ~ en ~ m u~ W ~ w ~ 9 -___r_---------« -~- V V U V l~ U U C ~°, (s-L) 3anlonals y ~ ~ ~ N ~ ~ ~, N ~, x x x x x x x ^__w__ ___ M (S-L) Hll\/3H N N N N av3ads n N ~ ~ N O N ~ O N ~ N m GD N ~ O •~~~••~~ ~ --- Cl N f7 < (p Of 1H~J13H ~ ,A m n ~ w °v ~y m ~ ~i y ~ w ~ 133d ~ a313WVIO r ~~ ~ n " u ~ u ~ u N u ~~ n ------- -- - E - --- c c c c c c c ~ HBO _ _ - ~ - - a _.____-------- --- ----- ~ ---- ~ ~ a m m w m ~ HBO ~ (C ~ N M W -~ q IN9 x -~- X ~- X -- X --- X ~- X --`- X W31SASi1lf1W -- ~ x ~ 1333 LL-4 ~ a313WM N ~_ v m ~ `'' o ~ ~ o ~ ~ o ~ ~ o " ° ~ N o ~ ~ r W ~l 4 W c m c a c m c c c c au I - O ~ ~ B8 E QVQ ,~ ,~ 0 c~ .~~., ~ e c ~ A _ . C~ ~~ d O O c c c c J GL .. ~ ~ a ' ' ~ ~ ~ ~, J ~, J a a a N ~ C m _ ~ U N U C ~ pp C ~ ~ ~ ~ ~ y- U ' Y ~ N h ~ m m m H 3 a w C1 a 'r 0 0 e07o a ~ ~ a '~ ~ ~ ~ ~ ~ a a w ~~ ~ W e ti ~ N o ~~~~~ z~°N~~ 00003'7 0 0 4 O M ~ N ~. n o, d+ O O .d e~ O 0J OD 'C rYi ie di d '~ b O r-~ iy e~ O H 0 ~-, N (L L)AllaOlad'1V/10Y113Z1 > m iernow3a aNawwoo3a " ' N ~ ~° O E ~ j ° > '° 9 z -- -- a3Zilila3d S033N ~ o ay o ~ F (S-L) a31VM S033N ~~ ~~ ~~ (S-L) 3S1/3SIO atJll00 lOOa m ro ro m (S-L) a3a3/~00 adll00 lOOa ~ ~ ~ a ~M____ _ x x x a (s-L)AVO3a ~INnal m ---=--- ------- m ~ (S-L) DOOM OM3O m ~ m (S-l) 3SV3SIa NMOaO 33x1 ~ ~ ~ a -------~______~______- .--- (S-L) S173SNI ~~ ~~ ~~ (S-L) AllaOlad °JNINnad $ 0 0 ~~ _~ w w o~ ~ # 03033N S319b"J Z 1H~J13M-aN3 3AOW3a ~ ~ ~ $ _c __ __________ x x x ~ JNISIVa NMOaO t~ ____~---------------- -- 5 NOI1VaO1S3a NMOaO e _ ---- ----------- --- ^ ~ ------ v r~ JNINNIHl NMOaO ~ w w w JNINtl3l0 NMOaO ~~ ~~ ~~ (8-E) 9Ntlt/a OadZVFi ~o °~ ° ,R o w (OL-Z) JNI1Va NOILONOO ~"~ m ~'' m `"~ m s --•--- ~_~ c~ ZS ~ c ° (S-L) 3anlOnalS n a n a n a ~ x x x (S-t) H1Td3H `- avaads N ~ N C ~ ~ -_______-__-_-______-_ (7 Ol EO 1H`JI3H r"'i y~ ~ y~ °m ~ ~ 133d Z19~ a313WVIO u' ~ n ~ n a n m E - -----~»---------- c c c ~ H90 - -_ ~~ ______ _ _ ae a w a °7 H80 ~ ~ ~ g X x x W31SAS-IllnW Y 133j Z!L-V ~ a3J~NM ~ " ~ ~ N io c c c W V) Q r ~ o m V ~ ~a E O ~ ~ ~ a Z ' ^' c ~ ~ ~ ~ E E J .Q N U U U~ ~ ~ m ~ vF~ o w C4 ~ 3~ n ~ w W to C ~ o Q N~ Z5 Q ~ -' ~ ~ n n n w ~ 0 0 w~,aa F" r r `e ~i vNi V ~ u n u ~ o px ~ .O C a~~~~ 000038 • ;~~ A ;•~~ - ~~ - .~ ~ ~ ~- ,. ~ Z O.~ \ I Z~ '~ ~ : d ~_ p `~ Li~ ~ m c `~ o ~ 'z ~I xgg ~ ~\ ` ~t 1 ~ ' - s g Z ~ y ~ Ems., m ~. o cm ~.~~ , l2• ~ ~ 0 ._~.. > C ~ a ~'. _ ~ y 3 / -,~ z ? y , ~ r ~Y'' ~ ' - ~ c ~~ ~Q _ •~•~ _ ~=i. '~~ ~` ~1 'd '~ C ~ M .~ - - N i ~. .~ a ;~,9 ~ - ~~--:1~ -\ " • , ~ O ~ r ;' _ _ - _ i ~ ry - ~lol~% ~ y e~i ~' . Z ~ ~~ °~~~ ~^!~ ~\ ~\\\~ .. `,~, ~,~ a` ~~~ X - - ~ "-' ~~, ~~ ~, ~ ~ ~ ~ ~ ~ ~ ~~ ~ .\\ \~ wl, ~ ~ti _. ~ ~~ 000035 i~ . ~- Tree S,avry and Ratettirn Recammmd ti a ons u the Barrie D. Coale ' ' 6 Assodaks I Rose/Maroa Roperty. Kinridge Road (408)353-1052 ' 23535 Summit Road Prepared fa: Ciry of Saratoga Plamamg Dept Los Gatos, U 95033 lob p04.97-I23-00 2 O/ 2 HORTICULT ~ ~ ' URAL CONSULTANT I DATE November 21, 2000 CONSULTING ARBORIST i SUIJ:: ma reduced Tra numbers totrrspond to evaluatba charts. ~., J ^o~ r ' All dimensions and tra b ' & .. ° ~; caLOas are approximate. S- C j ~ .. ..-_-• ~ .' ~ - =d ~ ~ ~ . __... ....... _. ~ .. - g _..._ - ~~ _._. ._. ,- r P c r^ro ~ ~~ `~ l: - - - ~- -- 1 s e la ° ~F - - ' c m o ~ ~ '~ ~ r .1 .. ..._. _-__.__. ~ .t' ~ .__. .-. - . r a a. • ts~,+ .._ - . . - _ 3 .... .. ,T o~;9p00= ` 4 - . ,, Q~~ . ,' - - ~~ , ~ ' _. ~ w\ F ~o ~' ~~ 'pe S^\~ _ ~- I- ~ ~ ~ //,. - .. ~ - - _ . r ~ . ~ T.. r ~f/ ~ l•~ ~ - "-. . . ti / V~ " ~ ~ `'' 6 Qy ~- ~ F it pO ~ ~ \ t ~ N ttTp e~P I r~ Os ~ ~ j0 ~,7tt \ .,01,99. \ ~ v~ ~t ~t0 ~~ ro^u ,;, o „ w `~ ~ ~ i I T 1• ~3. ~ 0~~ r, ,,t ,a t77~ Sys Y n,. v I , ~o~, eo S' 8 - , i~ ?0, ~ y rraa, ' ar'~ / `' aE I I ` 1 i ,,, ys .a 0..~ ` tO •. I -e 1 , _ Y • ~` ! .. •i •i •i .3 . ~ ~ itSaA '. i --- t+ ~, zr5s.. I March 7, 2001 15315 Kittredge Rd. . Sazatoga, CA 95070 City of Sazatoga Community Development Department 13777 Fruitvale Ave. Sazatoga, CA 95070 Attention: Community Development Director Reference: DR-00-054 & V-O1-002 (517-14-087) - MARTIN/ROSE, Kittridge Rd. I have lived in the Saratoga hills for over thirty-three yeazs and have experienced many landslides and extensive road erosion due to improper drainage of the very heavy rainfall in these hills. The drainage chazacteristics of the subject property have been a sizeable contributor to these problems. Each owner has implied that they would consider/take corrective action to abate these problems. To date it seems such `corrective action' has been to sell the property to another party -with again promises but no action. The current property owners now appeaz ready to even worsen this problem by prepazing to develop `drain fields' to concentrate the rain run off and to pave a driveway that will be nothing more than a siphon to divert the water flows down onto Kittredge Road and the ravines leading from the property. I am told there will be `dissipation basins' in place on the property to stop rapid water flow at concentration points on the property -but nothing is indicated as to what is being done to divert this concentrated water flow once it overflows such basins. I can expect only more rivers of mud to flow down Kittredge Road (as has resulted from the recent road work to dig a sewer line to this property) or more slides of rock and gravel down the ravines into which the water from this property flows. (Please see attached pictures of representative slide problems from past yeazs.) I do not believe it is the responsibilities of the property owners downhill from the subject property to have to accept increased problems of water damage that will result from inappropriate development of such property. It is therefore respectfully_ requested that the Development Department and the Planning Commission take appropriate action to assure that any development of the subject property be accomplished only with assurances that proper drainage control of rainwater will be put in place_to avoid any future damage to the roads and property at lower elevations. Respectively ~~ ~ s~ Alan Kosmata ~~~.. ~~ y;~~fi. F. A k).. ~yf~Alr.it~F~JC~A P. a'3~. , -, ~,,..,,~r ~„ 000041 OMo O~ 1 V d -. Q -~~ tS L !1 ~ ~ .~ 'ts ~ ~ ~ C ~ .O ~ ~ ~.. J; ~ ~ 0 N ~~ ~~ ~~ ~~ ~ ~ ~~ ~' \ j ~b ~~qry P ~ ~~ /vim ~ V ~ d 0 0 Oa ~ O' 0 0 0 o ®~ d ~ a©~}°~°~a ®o p° o ~° otl j :/ ~9 V o ° 06 ~CMI~ o ® 08 o a' ~, a ° ° ~ '~'~ ~~ o ° ~'° go ~ `°Op6 0 o~oo ~B Oe a o° a 0 p~ ~ o°© ~ Q ~VcO o ° ° a0 °o ~~o Sao o °. ~ A o° 9 ~ o bo~ 0 8 " 00° ae P ~4 ~° e °~9D ~ a e o o ° 6o Quo ,e o~ 0 0 ° o O o Q ~ ~ ~ O O aQtlg'° 0.o 0 a . d o ~ ° a O p a pq~ ~ a~M~S p B 0 ° ° coo 0 oa CYO ~i:H! 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This issue was brought to the attention of Larry Perlin as well as James Walgren whenever any development was proposed by the various owners of pazcel #87. This letter is to re-address our previous concerns regarding the proposed conswction on 517-14-087: 1) Existing loose fill in the gully on Parcel #87 needs to be stabilized and the runoff must be controlled to prevent debris from flowing onto our driveway (Pazcels #23 and #83) and continuing down to Bohlman Rd (See attached pictures). 2) Excavation for Parcel #87 must be graded so as to prevent increased runoff into this gully. All runoff must be sent to the lazge gully West of the site. Parcel #87's buildable azea is directly uphill from our house so runoff must not be allowed to stream over the edge and become a serious threat. 3) Road runoff from Pazcel #87 should be prevented from flowing down the dirt portion of Kittridge Rd as it currently does and must be diverted into the gully at the junction of ICittridge and Quickert Roads. This will avoid debris from flowing onto our property. We understand that the sewer line installation on Parcel #87 was halted last summer when the earth started to move under a piece of heavy equipment and the contractor refused to continue until the area is stabilized. FYI, according to some long term residents, the original dirt road across the gully completely washed out down onto our property back in 1986 and new fill was scraped off the hill and dumped into the gully to provide the current access to Pazcel #87. This is why we continue to get lazge amounts of debris flowing onto our property during periods of heavy rain. We have already spent considerable money to remove debris and repair road damage to date. We would like very much to stop this problem from occurring in the future, this is why we request that any construction approval be conditional on these problems being addressed. Please help us to make our home a safe and enjoyable place to live. Thank you for your attention to this matter. SinFerely, JJ~~/ ~ J ,f'~L;C,~Lc 7` ~d~ ,y,G~~lf'~ Robert & Lisa Samsel ; D ~ (~ `y D Encl. ~7~~ urn zoa~ CITY OF SARATOGA COMMUNITY ENVIRONMENT 000045 ~J Gi-.1 ,^~r..+_ •~,. . wm :. J (~ ~`~ i~~~. ~ `.~ s j} -L: .~'~ d a? ~7 ~a .. r ? i _-~ ~~.. '3 --~.~ ~ ~1~1w~~~~ ..1t~,~~" ~,~~,~ ~t+" `s.~ r` `i ~' ~~a.^~ r _ ,,,,y~4 ~ ~a.. .,a~ ~~ ti },. r;'6 {~"` ~~ I n ~~ ~~~'Jr. . y~'.,~al~t;.b+.~.~hj '~- ~ ".4~ 4y .!e . ~~,~ . +R ~ ,, ~ 1 ', y ~ s.~,. ~r }"L~.X,!~ ~ ~'"~"~j 'b~-~ , 3 e. 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'~ $~ ~~~.-~ ~~ o ~<~~•lsF~ a 1 .p.:,~,~.F r :~r.t K`~~ tr-,;. T i. ~ .~ 8= z r . a • OoOO~~ t Z'"a r d r : ~' y ~ rr ~ IKA~r {{ "++""" ~4` •f ~ ~Y~~ .a, .. . • 1 "m'_ry ~ ~ i ~ ~l • _.. .rM • W.~iY~Yr.• u _. .. iY^r4ra ~. t.+ pv Y. Ri 000049 • ~' ,~ .:i .±rs' ~!' ~~ ~ ~.~, µ k:F`~ ~..aS. • 0 0o O~O • • oooos~ C7 T~iIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK 000052 t • 0 Saratoga Planning Commission Minutes of Mazch 14, 2001 ~ Page 6 Mr. Nick Livak, Attorney for the Applicant, advised that Ms. San Filippo would prefer a denial without prejudice. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Commission again closed the Public Hearing at 8:43 p.m. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) Motion: Upon motion of Commissioner Jackman, seconded by Commissioner Barry, the, Commission denied DR-00-036, without prejudice. (5-0-1-1; Chair Page was absent and Commissioner Bernald abstained) Commissioner Kurasch asked whether a vote needed to be taken on the Use Permit application. Interim Director Irwin Kaplan replied that the Use Permit application was moot due to the Commission's denial of the Design Review application. Commissioner Bernald returned to the dais upon conclusion of Public Hearing No. 1. *** PUBLIC HEARING -ITEM N0.2 DR-00-054 & V-O1-002 (517-14-087) -MARTIN/ROSE, Kittredge Road: Request for Design Review approval to construct a new 7,340 square foot two-story residence on a 346,173 squaze foot vacant parcel. The Variance is necessary for retaining walls to exceed five feet in height and possibly closer than 10 feet for parallel walls. The Variance is also necessary to exceed 15,000 square feet of impervious surface due to a long driveway. Maximum height of the structure is 26 feet tall, located within a Hillside Residential zoning district. Acting Chair Roupe opened the Public Hearing for Agenda Item No. 2 at 8:46 p.m. Mr. I.M. Farrar, 20860 Kittredge Road, Saratoga: • Advised that Kittredge Road is a private road for which repair and maintenance is the responsibility of the residents of that road. • Expressed concern about a high level of construction traffic on the road and the potential for damage to the road. • Asked that either the City of Builder assume responsibility for repair of the road caused by this project's construction. Commissioner Jackman encouraged Mr. Farrar to put his request in letter form for inclusion in the next staff report. Mr. I.M. Farraz agreed to do so. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Barry, the Commission continued consideration of DR-00-054 & V-O1-002 to the Planning Commission meeting of March 28, 2001. (6-0-1; Chair Page was absent) 000053 T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK DoO~'s'~ • • A • 15300 Kittridge Rd., Saratoga, CA 95070 A.P.N. 517-14-023 A.P.N. 517-14-083 March 19, 2001 Planning Commission City of Saratoga 13777 Fruitvale Ave., Saratoga, CA 95070 SUBJECT: I~R-00-054 & V-O1-002 (517-14-087) MARTIN/ROSE, KITTRIDGE RD' Dear Commissioners, After viewing the drainage plan for the above project at the Planning office, we would like to bring our new concerns to your attention. To help familiarize you with the area, we have attached a marked up aerial photo for your reference. • 1. The outlet pipe for the main parcel drainage is onto a steep slope (45 degree) directly-above our house (Parcel #23), this is a very serious concern to us. As our first letter noted, all drainage must be sent to the large gully west of the site. 2. In the landslide prone gully, the concrete box at the end of the culvert pipe is not a solution to the continuous landslides onto our driveway and Kittridge Road. More engineering must be done to completely stabilize the gully and fix this problem. 3. We did not sewanything on the plan that showed"retaining structures where the access road crosses the gully above our driveway. This portion of the road is not stable and has washed out in the past. We feel that the proposed site drainage did not take into consideration any potential damage to the surrounding properties, and feel that it should be modified. Sincerely, , ~ ,, ~~ ~ ~ ;, ~w Robert & Lisa Samsel Encl. • ~~~~o~~~ MAR 2 2 2001 CITY OF SARATOGA COMMUNITY DEVELOPMENT' 000055 a-- • • • 000®.56 ZLBI.9Z£•Xtld LL819ZL'o59 IOE4C tlJ'o,ltl ola~ ,a~i,S 481'006 ~~-n.-,~a.r.trr~Nv SI'IOd02I,L~~ Z dIN2I03I'IV~ ~v'OO.Ld2IdS ~1RIQ dOQRI1.ZI?I d~NdQISd2I 3SON-NIZ2If/L~I ~ ~ S ~ ~ n ~ a ~ ~ m .~ ~ 1 _ ~~ ~ ~ / r_ ^~ ~_ -~ ~ ~'~ ~ D 6I~"n ! 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Z f- U w Q Q z 0 tf] 'a O Q to C m O L LL Q ~..i d _V L LL m ~. ~- 0 do ~o sc ti~~ yti s a z v q a ~~ a z v .~ ~ ITEM 3 REPORT TO THE PLANNING COMMISSION Application No./Location: • • Applicant/Owner: Staff Planner: I Date: I APN: DR-O1-003; 20500 Lomita Avenue WILLIAM BEAN Allison Knapp, Contract Planner March 28, 2001 517-120-020 Department Head: s `~ c ~' ~- North BAS~M ~ .e ? ~ ~ sT y~ o,~ ~~ S C E SZ (`S o~ ~~ ~ ~ / / ~ ,~ O ~,P c1 ,, E 1 .. r-, . , tip, /•: sr .~ ,~ ~.` .,,~ ~~ ~ t ~~ W Y V V r 1 O ~ Ar+ ~ 20500 Lomita Avenue 000001 i CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION EXECUTIVE SUMMARY 02/06/01 03/06/01 03/14/01 03/15/01 03/09/01 The applicant proposes to demolish the existing 4,559 square foot, single story residence and has requested Design Review approval to construct a new 5,219 square foot, single story residence. The maximum height of the residence will be 26 feet. The site is 39,073 gross square feet (29,692 square feet net) and is located within an R-1-40, 000 zoning district. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-Ol- 001. ATTACHMENTS 1. Staff Analysis 2, Resolution DR-O1-001 3. Arborist Report dated 03/10/01 4. Plans, Exhibit "A° • • 000002 ~~ File No. DR-00-003; 20500 Lomita Avenue STAFF ANALYSIS ZONING: R-1-40, 000 GENERAL PLAN DESIGNATION: Residential -Very Low Density . MEASURE G: Not applicable PARCEL SIZE: 39,073 gross sq. ft./29,692 net sq. ft. AVERAGE SITE SLOPE: Less than 10% GRADING REQUIRED: 40 cubic yards of cut to a depth of three feet. No basement is proposed. MATERIALS AND COLORS PROPOSED: Exterior finish will be beige stucco with black forest (dark green, almost black) entry door and louvered shutters, white trim and classic gray trim and stone veneer accents. Roofing will be a simulated slate tile. Color and material samples will be available at the public hearing. (This Area Intentionally Left Blank) • P:\Planning\Allison\Staff Repotts\ZOSOOLomitaave.doc 0~ O O o 3 File No. DR-00-003; 20500Lomita Avenue • Proposal Maximum Allowed Lot Coverage: 27%1 35% Residence and Garage 5,220 Porches and Walkways 648 Driveway 2,150 TOTAL (Impervious 8,018 Surfaces) Floor Area: Living area 4,430 sq. ft. 5,220 sq. ft. z Garage 789 TOTAL 5,219 sq. ft. Setbacks: Front 30 ft. 30 ft. Rear 38 ft. 20 ft. Left Side (interior) 20 ft. 20 ft. Right Side (exterior) 25 ft. to property line 58 ft. 25ft. to centerline of creek 38 ft N/AZ to top of bank 24 ft. N/A3 Height: Residence 26 ft. 26 ft. Detached Garage N/A 12ft. 4 PROJECT DISCUSSION Design Review The applicant proposes to demolish the existing 4,559 square foot, single story residence and has requested Design Review approval to construct a new 5,219 square foot, single story residence. The maximum height of the residence will be 26 feet. The site is 39,073 gross square feet (29,692 square feet net) and is located within an R-1-40, 000 zoning district. The single-story residence and garage would be constructed with a medium earth-toned gray stucco facade, gutters and eaves would be trimmed-out in an off-white color, the entry door and louvered shutters would be a very dark green, almost black and metal roll up 'Calculated on the net lot area which is 29,692 square feet. Z The R-1-40,000 Zoning District does not include a height penalty that would be applied to structures over 18 feet in height. ' Structures built on a lot where a protected creek passes through or along a site require a 25 ft. setback from the top of the creek bank (Section 15-45.040 of the zoning ordinance). The creek running along the left property line of the site is not a protected creek as defined by the City's Zoning Map. Although creek protection setbacks do not apply to the project, this data is provided for informational purposes only. a The Planning Commission may grant up to 15 feet if the appropriate findings can be made. • P:~Plannin~Allison~StaHRepor[s~20500Lomitaave.doc 0~004~ File No. DR-00-003; 20500Lomita Avenue • garage doors would be painted to match the stucco walls. A gray stone veneer is proposed along the base of the building. The healthy mature trees would be retained on the site (see detailed discussion below, "Trees"). Architectural details include arched divided-light windows, raised stucco trim, pedimentation of columns and a varied roof height, which provides articulation to the building and reduces the perception of bulk. The design proposed implements the City's Residential Design Guidelines, specifically, Policy 1, "Minimize Perception of Bulk" Technique #3, "Use of materials and Colors" and Technique #6, "Use of Architectural Features to Break Up Massing". The neighborhood consists of predominately large single-story structures on large lots. Building materials include stucco, wood and some brick trim. Landscaping along Lomita Avenue is mature. The proposed structure, including the architectural detail and materials, as well as the landscaping, is compatible with the neighborhood. The City Arborist and the Saratoga Fire District have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached three-car garage. Grading Forty cubic yards of cut is proposed to a depth of three feet. The cut would be used to backfill the foundation. No off site export of material is proposed. No basement is proposed. Geotechnical Review This application did not require review by the City Geologist. Trees The City Arborist report dated March 10, 2001 (attached) contains recommendations for the protection of existing trees on the site. There are 12 trees on the property and two trees on the adjacent property that are potentially at risk of damage by construction. The report contains recommendations for the restoration and protection of the health of these 14 trees. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Additionally, five heritage trees are proposed to be removed. The trees are: a 20" Coast Live • Oak that is in marginal condition; an 11" Big Leaf Maple that is in marginal structural condition; an 11" Coast Live Oak that is in marginal condition and infested with twig blight; a 15" Coast Live Oak that is in marginal condition and infested with twig blight; and a 14" P:\PlanningW lison\StaFf Reports\2050ULomitaave.doc O 0 0 ~ O5 File No. DR-00-003; 20SOOLomitaAvenue Mexican Fan Palm that the arborist states that "I see no reason to prevent this [removal of the tree] from happening". The value of the trees is placed at $11,093 and the replacements shall be two 48"-box trees. Replacement trees would either be a Coast Live Oak, Valley Oak, Big Leaf Maple, California Buckeye or Coast Redwood. Page 1 of the architectural drawings shows the replacement trees within the front of the building toward Lomita Avenue. Mr. Bean proposes this location in order to provide maximum public benefit as well as screening and privacy as a result of the tree replacement and, to leave an area on the left side of the residence open in the event that future occupants desire to construct a swirnrning pool on the site. Staff concurs with the proposed location of the tree replacements. Additionally, the landscape plan implements the City's Residential Design Guidelines, specifically, Policy 2, Use of Landscaping to Enhance Privacy". Fireplaces The plans clearly indicate that three fireplaces and three chimneys will be constructed in the new residence. The conditions of approval stipulate that only one fireplace may be wood burning. Additionally, Sheet 2 of the plans state that only one wood-burning fireplace shall be permitted. Correspondence No correspondence regarding this application has been received to date. Conclusion The proposed residence is designed to conform to the policies set forth in the City's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minimize the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-Ol- 001. • • P:~PlanningW Iison~StaH Repotss~20500Lomitaave.doc O o 0 o O V APPROVAL OF RESOLUTION NO. DR-O1-001 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA WILLIAM BEAN; 20500 Lomita Avenue WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 5,219 square foot residence on a 39,073 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WxERFAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, ~n~hen considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community viev~~ sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence will be partially screened from existing residences by mature vegetation. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minim~ing tree and soil removal; grade changes will be minimised and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that the site contains less than a 10% slope and the area where the residence would be constructed is less than one percent slope. Five mature trees would be removed of which four are in marginal condition. Two 48"-box trees would replace the removed trees. The remaining 12 mature trees on the site would be retained. ^ The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will minimize the perception of excessive bulk and will be integrated into the natural environment, in that architectural detail includes arched di~~ided-light windows, raised stucco trim, pedimentation of columns and a varied roof height which provides amculation to the building and reduces the perception of bulk. The design proposed implements the City's Residential Design Guidelines, specifically, Policy 1, "Minimise perception of Bulk" Technique #3, "Use of materials and Colors" and Technique #6, "Use of Architectural Features to Break Up Massing". The neighborhood ,consists of predominately large single-story structures on large lots: Building materials include stucco, wood and some brick trim. Landscaping along Lomita Avenue is mature. The proposed structure, ~0~®~~ File No. DR-00-003; 20500 Lomita A venue including the architectural detail and materials, as well as the landscaping, is , compatible with the neighborhood The residence will be compatible in terms of bulk and height with (i) e~sting residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of William Bean for Design Review approval be and the same is hereby granted subject to the . following conditions: COMMUNITY DEVELOPMENT The development shall be located and constructed as shown on Exhibit °A°, incorporated by reference. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following revisions: i. Only one wood-burning fireplace shall be permitted and the fireplace shall be clearly marked on the plans. ii. All applicable recommendations of the City Arborist. iii. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. iv. The site plan shall contain a note with the following language: "Prior to . foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks are per the approved plans." 00008 P:~PlanningW IisonlStaff Reports~20500Lomitaavc.doc File No. DR-00-003; 20500Lomita Avenue b. Four (4) sets of complete grading plans incorporating this Resolution as a separate plan page. No Ordinance-size tree with the exception of #'s 6,7,8,9 and 13, shall be removed without first obtaining a Tree Removal Permit. . 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in' height. 5. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report dated March 10, 2001shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. b. Five (5) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Building Permit. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. d. A revised landscape plan shall be submitted prior to issuance of a Zoning Clearance showing the type and locations of the two 48"-box native replacement trees. 9. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $3,857 pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 10. Prior to Final Occupancy approval, two 48-inch box native trees shall be planted as replacements for trees #'s 6,7,8,9 and 13. All 48-inch box trees shall have a diameter of no less than 4 inches. Diameter is measured 1 foot above grade. P:V'IanningWlison~Staff Rcpotta~20500Lomitaave.doc 000 ~ O/ File No. DR-00-003; 20500LomitaAvenue 11. Prior to Final Occupancy approval, the Ciry Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 12. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. FIRE PROTECTION DISTRICT 13. The roof covering shall be fire retazdant, Uniform Building Code Class "A" prepared or built-up roofing. (Ref. Uniform Fire Code, Appendix 3, City of Saratoga Code 16- 20:210). 14. Early Warning Fire Alarm System shall be installed and maintained in accordance with the provisions of the City of Saratoga Code-Article 16-60. (Alternative requirements, sprinkler systems, l6-60-E). 15. Eazly Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 16. Automatic sprinklers shall be installed in the newly constructed gazage (2 heads per stall), workshops, or storage azeas, which aze not, constructed as habitable space. To ensure proper sprinkler operation, the gazage shall have a smooth, flat, horizontal ceiling. The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. 17. All driveways shall have a 14-foot minimum width plus one-foot shoulders. Driveway shall have a minimum inside radius of 21 feet. CITY ATTORNEY 18. Applicant agrees to hold Ciry harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 19. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. • ~~00~~ P:~Planning~Allicon\StaHRepocts~20500L.omitaave.doc ' File No. DR-00-003; 2O5O0Lomita Avenve Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 1~-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 28`h day of March 2QQ1 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission #~TTEST: Secretary, Planning Commission • P:~PlanningWlisonlStaH Repotts~20500Lomiraave.doc OOO O ~~ • T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • 000012 f I'CUi i r Pf'ICIJJI i ~ i„ I' nF~ _i 1 ~ i G i f ~ ivi ir. I1~:. -+vw .~.-+.,1G..lO ' BARRIE D. COATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 ~ ni ~ nnP.'.~~ ! d.~4I~,~'~.~~.~'L^~rA'S~~-1 B~"]~'I~'~3~.'~I~~~'~5~~?i•1'~AA. ~ ~ . ~. CONSTRUCTION PROCESS AI 20500 LOMTTA A,'V~. Prepared at the Request of Community Planning Dept. City of Saratoga 13777 Fruitvale Ave. e,,.,.~,.,.,. r n nsn-rn Site Visit by: Barrie D. Coate Certified Arborist February 26, 2001 )ob #02-01-039 Plan Received: 2/8/01 Plan Due: 3/10/01 • 000013 r KJi'i rat'ia50t"11 C r nip J i ~ i CI'i ~r 1UiYC iY:~. ~c~o ...~.~.JLGJV ~ ~:.~ _._ -~- _ _ _ __r,.. _ AN APPRAISAL. OF THE RELATIONSHIP B~ 1'wF.FiY y.?Cls1'lIVG Ti~g$ ANll Nrn'E1Y!'IAL DAMAGE 1 TO 7'k1EM SY THE gEMOL1TION OR CONSTRUC"r1AIV PROCESS AT 20500 LOMITA Av$. Assignment 1 was asked to visit the site to determine the relationship between planned construction procedures and the trees on site. Summary The site is bordered by 1,omita Avenue on the east and by ayear-around creek on the south. Many trees are seen along the creek, but most of them would not be affected by proposed construction so they are not included in this report. Two trees whose trunks are on adjacem property, which have their canopies partly over this property have been included, trees #I4 and 1 S. There are 14 trees on the property which could be affected by proposed construction activity. One tree would be removed since it is i» the building footprint, a coast live oak in mar~~ina] condition (tree #6). The plan shows removal of additional trees #7 a big leaf maple and #9 a coast live oak and tree # 13 a California fan palm. The existing one-story house on the property is not near most of the trees on the property, but some existing out buildings are and their removal will have to be carefully managed. Discussion There are several idiosyncrasies of the existing landscape which will lend themselves to easy care of the trees during demolition and construction. First, trees #1-3 arc in a raised island that fronts the property on Lomita Avenue. if that raised island is left intact until construction is completed and the existing rotting wooden wall is then reconstructed, very little damage should be done to those trees. Tree #4 is a coast live oak which is in front of that planter and immediately adjacent to Lomita Avenue. Neither this nor the adjacent smaller oaks are very good specimens and if widening of the road is necessary or for other reasons, those trees must be removed, it would not be a great loss. Tree # 15 is a large Monterey pine on the adjacent property, but its canopy extends into this property. Trees # 16 and 17 are redwoods on this property. These stand in a raised bed that grades from the level of this property up to the adjacent level on the west. PREPARED BY: BARRIE D. COATF„ CERTIFIED ARBORLS'r FE,BRIJARY 26, 2UU1 000014 r Kl~l'I rdllG bGfl l C r nn ~ i J i CI i -I'7UItiC IVU. '~L'~+ .~J,~1c..~O i i`., __ .: ~. ~_ _ _ .._.-. n ~ AN APPRAISAL, OF THE RELATIONSHIP L3ETW EEN F.XISTIN(: TRF.$S ANU POTENTIAL DAMAGE 2 • TO THEM BY THE UF.MOLITION OR CONS'T'RUCTION PROC:,ESS AT 2q.Sg0 LOMrrA AvE. As long as demolition of the existing garage is done after the prescribed fences are installed as shown, there should not be any damage to those trees. No excavation into the banl: other than that necessary to remove the garage should be made however. Trees #5 and 6 are large coast live oaks in very marginal condition because both of them are in pits 2 feet below the existing surrounding grade and have the symptoms of oak root fungus, a condition which would not be surprising considering that their root collars are buried. Tree .#6 would be removed because it is in the existing building pad. That tree currently has a reasonable foliage of canopy, but close examination shows marry dead twigs. Tree #7 is a big leaf maple in good heath but marginal structure. That is a native tree, but is not one of the most highly prized of the native species. Coast live oaks #8 and 9 would be removed according to this plan, but since those are marginally healthy trees which are badly infested with twig blight and branch blight that will not be as important a loss as otherwise might be considered. Trees # 10, 1 l ,and 12 are coast live oaks, which will probably not be damaged except possibly by demolition contractors. The fence must be in place before demolition begins. Monterey pine # 14 is a healthy specimen on the adjacent property. The fence as shown on the enclosed map should he adequate to protect it. Tree # 13 is a Mexican fan palm which the builder intends to remove. 1 see no reason to prevent that from happening. Specific)[nstructions 1. The fences shown on the plan must be installed before any demolition or construction equipment appears on the scene. Those fences must be 5 feet high or taller, chairilink fence installed on iron posts driven at least 18 inches into the ground. ?hey must be installed before any. equipment arrives and be mairnained throughout the ernire demolition and construction, not being moved for convenience of demolition or oonstruction contractors. PREPARED SY: BARRIE D. COATE, CERT'II~TED ARBORLST FEBRUARY 26, 2001 ~~0~~5 r fCUi i f"' o.f IG ~~.J: l i ., i nri J ~ J ~ ~~ ~ :` t'"~~..~ 1~ I Yom. -r c.~~ ,._...., G,],_, ~ IG. r._ ___ _ _ _ ~_.-.. - ~ AN APPKAISAL QF THF. RF,CATiONSIiIP BETWEEN EXISTING TREES qNA POTENTIAL D.4MACE J ~ TO THEM BY'rF1E DEMOI,iT1UN AR CANSTl2UCTION PROCESS AT 205°U LAMITA AvL, • Mr. Bean has a history of conforming with these instructions effectively and I see no reason to expect him to not comply with these instruction just as well. Trees which would be removed according to this plan include trees #6, 7, 3, 9 and 13. They are valued at $11,093, which is equivalent to two 48-inch boxed trees. This site is already crowded with tree canopy, but an effort to end room for replacement trees should be made. Acceptable California native trees as replaeemenzs. Coast live oak - pug-rcus agr folia Valley oak - Quercuc tvhuta Big leaf maple - Acer macr~~phyllum California buckeye - Aesculus californica Coast Redwood - Sequoia sempervirenc I suggest a } 0% bond for the balance of the trees which are numbered to assure the compliance with tree protection detail. 2. No grading may occur beneath the canopy of a tree which is going to be retained. T do not see any reason to expect grading to occur in those areas, but it should be mentioned nonetheless. Respect ly submitt C,,` Barrie D. Coate BDC/s} Enclosures: Tree Data Accumulation Charts Map Tree Protection Fences Tree Protection Before, During and After • PYtEPARED BY: 13ARRIE D. COATE, CERTIFIED ARBORI.ST FEB~tiJARY 26, 2001 000016 r KUI'I rdfldSOn 1 C r nn ~ 1 ~ I cf'I rnUfv~ I'+u. ~~~ ~...~l~J~ ~ ,~., __ _~_ _ _ _ ~_.-.. , _ a -.1 ~ a a ~n 11'1 Q' S ~ 'fq' x x N a u n y- ~ ~; 3 8~° C' T ~ 67 II U N ~p ~ }aV~ N~ fJ~.[ 6 O ~ N 11 ~ i ttl CA 4~ i II 0~ ~' -+ ~ w y ~ p ~ W N i4 m o• f ~ ~ n d = w 3 0. ~ A c '~ ~ ~ ~ 4 o m A !y ~ x " ti i ' ~ ~ o ~ ~ ~ ~ ~5~ ~ si ~ ~-• a ,ypo „'. g ~ T ce ~ m 2i m ~ I S ~ ~S w ~ v 3 ~ m oY ~ T m m u m q ~ 1'1'1 , ~ > > > > > u a ~ o m ~ o ro ~ o X' a o a - OEH _ w o N c N c -_ NpJLTISYSTEM x x x x x N - x --""-- - ~ W M Y • _ > .... > ? ~ ~ DBH ~ N c u A II N 11 ~ n _ c tl '• A DIAMETER (~2 FEET _ 3 a ° ~ ~ ~ a ~ ~ ~ S w ~ HEIGHT m w N a m a ~ aro ~~" ~ ° a cNi~ o a ~ c ~ c -- ---- SPREAD w w ° N w .. HEALTH (,S) x x ~' -------------- m N w a x m nl x w x x o. ~ STRUCTURE (1-~ - A a ~, ~ ~ .. o °~ ~ °~ ~ °' w w w a ~ a _ CONO~N RATING C2-10) ~- o ~ ~ o 0 ~ o 0 ~ 0 N ~ ~' hIA7~1R0 RATING (9-B) o M 'I ° ° n u CROWN CLEANING - m m a ~ w ro a a ~ oo m ~" ... -----__... .._ CROWN THINNING CVD _ p -- N q A N w M~ W ~ --- V V~ .. CROWN RESTORATION ~ CROWN RAISING w----~ ~ x 8 a x ~ x ~ x o x g - x $ ^....~_ .._...._. RE~I+ovE ENO-WEIGHT r a c _ ~ ~ n s ~. n CABLES NEEDED S -~ A m - ._ .~ o Z` ~ ~ o mo ° ...~_-- ~ ~ o~ P.RUNING PRIORITY (,•~ Q u ° ° ° ll a WSECTS (,S) N - ---- N - ~w ~ ... « ~ ~ -------------........ TREE CROWN DISEASE (,-~ W .._ C _____-_... ~ v _ ,p °~ a °° o ~ m ~ a ~ m ....__ ~ READ WOOD (,-5) ww TRUNK pECAY(1S) ~ x x X X x ... v c ~ _ _ g °~ ~ ~ ~ ~ x ~ ROOT COUAR COVERED (,•6) 3 ~ a V ~ V ~ v ~ ~' A .. ~ -- .~ w __-_.... ROOT coLLAR aseASE (,-s) ~_ 11 " N ~~ a NEEDS WATER(tS) ~ f M 1 ~ N ~ d ~ °S, ~ ~,, ~ ~ °-~ ° ' NEEDS FERT4.IZER -...__.__._ 7p w c ~ n ro $ C ~. -- ~ -- - ---- ... 3 ~ a = v ~ ~ ~ ~ C ~ N RECOMMEND REMOV o m q~ RFJYgVAL PRIORITY (13) ~~ 0 a• ;o ~D ~--I O T a !~. -t N O C r 9 r.. A~i a C ~--I O O N N --+ -~-~ d 00001'7 r r[Ui'1 rcii 16SOf11 C r nn J t J ~ Ci~l N~~~ ~ C CT ppC ~ 'O N K X II N Y~pNp, ~ ~ VI ~ IJ O ~ m c b- ~' "" x ~ ~ a r Y ~~~r ~N°~ o p w ~ to m II O H dv to w rnUN~ Ivy.,. 4~o JJ.~ic,b + .n.' . - N ~ ° O ~ V `•C a gng o ~ ~ m '~ ~ x ~ x m b_' ~ ~ °/ ~ ~ of g r- ~ 3 ~ o r ~ Cp O ~'r ~ ~ d ~ „ ~~ ~ ~ 3 ~ cn m ~ o Z ~~ ~ v~ n N ~ ~ m m ~ u m T ~ H 1'f'1 J •• »° o, ° a ° 3 0 ~ o ~ c DBH MULTI-SYSTEM ~ ~- x x x x - »».. ~ tiD N F^ x ~ x ~ - -- DBH ' S DBH 11 ____ ~ S ...» »». r °' 11 ° 0 N q ~ ao D ~ u N »__ __._ .... DIAMETER (~2 FEET ? - . . ° ° w a o ~ o ~ ~ c $ HEIGHT V -+ v m a ..... N __. N m ~ o v o ~ a o m ~ ~ a ~ c SPREAD •• -. HEALTH (1S) x x x x --- 0 1 N °' a u x x -- •••~ -+ m to a N u N n STRUCTURE (t-5) a - w O1 Y i '° ~ a ~. " m u CONDITION RATING (2-10) o ~ ~ ~ o p ~ ~. ~ HAZARD RATING (9.9) - o u - u e u u CROWN CLEANING ~ ~ - ---- a w w v ~ v w a ad ,~ o .... CROWN THINNING ~ v m ~ .. q ~ N .__._ ....w» CROWN RESTORATION ..... -». CROWNRAISING -. c x x .. » 8 x ~ x ~ x g x $ _____ »:... _ »... - _S REMOVE END-WEIGHT ~ Q » ~ a n a _ __ mp ____-- ~ 4 CABLES NEEDED>II ., ~ w ~ N e c ae _ m ~° . _ - -- PRUNING PRIORfTY (1S) II N 11 11 W 11. YVSECT$ (tS) a »»». a __ ~ q ~ ~ __. TREE CROWN DISEASE (t-5) ro o a w .__» ro ~ .. ,~ ~ ° c+ ~, $ _ ~. ° o v a a DEAD WOOD (t-6) TRUNK DECAY(t.6) ~ x x x x x x __. ..»»» 3 S ~ A ~ n ~ g ROOT COIWR COVERED (tS) V V - - -". . _ _ 3 .._~.. ~ w A° X ~ A ~ ~ ROOT COLLAR DISEASE (tS) II 11 ___. " 11 ~ u a NEEDS WATER (t-5) ~ ~ ~ ~ ~, d NEEDS FERTN.CZER ~ 8 ° d N » y A N W N ~ _ ~~ C W --.. - ---- .... 3 ~ ~' ~ ~ o c of ~ m° RECOiNMEND REMOVAL m m m ~ R R ENA01/AL PRK1Rrfr (7J- ... ~D td ro ~..1 O tl. O O D r 0 ~~ ~- >,1 C fD ~--1 O N b N 1~.1 . ~ ~ O W ,{~, pp r/ ~ 0170®~CJ r KUl' i s rd.rid SOn l ~ r nn 5 f 5 1 G~ J N Oo ~ 00 R1 = = opo, fir„ ~~" p x N ~ `sue $~ S `" N~~~ gg~.o°7n n ~ ~?~~ • -.~ W W y u N c.- y v m a a v x m ~c ~ ~ ~ ~ ~ 0. ~ n ~ ~ ~ '~ 7v < W ' v W 5 ° _ a ~ ~ 8 8 ~ ~ ~ _ ~~hnti 5 m ~ ~ ~ a z ¢ t, N ~+ ~ ~ ~~~n m~ 'a O ~ T ~ a d f0 7C' ~ ~., ~ 7 7 ~ O g a V a v N $° ~ ~ DBH N O V O j. O q O G MUlT1.SYSTEM x n~Ai V x "Ny ~1 x n~ V -- x wi V x br r ""~-~'"~-- - DBH b ep ~~ _~.... .. w DBH C 7 7 ~ 7 n ~ iI V n N o ~ n ~ - DIAMETER ~2 FEET 6 ~ ~ ~ ~ o ~ o HEIGHT w a ~ m v m " LD m m N v p m SPREAD HEALTH (~-~ - x x w x u x m _ x m _ "' °-- STRUCTURE(1S) on ro s a ~ a ~ N ,°j m N CONDITION RATING (L-10) °o ~ u+ °o ~ ~ oN ~ _ HAZARD RATWG (3,9) n o u u x CROWN CLEANING N ~ ~ a ~ CROWN THINNING N O i0 N -- fD '^'. cROwN RESroRArwN ,'- --- - - ~ CROWN RAI$WC, x x x x x .."". 3 n g ~ ~ A 8 REMOVE EN0.WE16HT o p .-..........~.- GABLES NEEDED S o ~ a ~ ~ -~ o a ~ PRUNING PRIORffY (1-6) - u u ~~ u u INSECTS (1v7 J N ~ « •- H TREE CROWN DISEASE (1a)' N °m a v °,p -~ W N ~ .............. ........ DEAD WOOD (1~ 0 TRUNK DECAY(1b) -~ v 1 x _-- - x ~ x ~ x ~ x ~ ROOT COLLAR COVERED (i-5) o g ~ ~ ~ ~ "- ROOT COLLAR OISEiaSE (7v~ n u a u u NEEDS WATER (1-5) c ~ .- c ~ c a e y .... A _ ~ ~. = Eti . ~ NEEDS FERTIL¢ER a a, ~ ~ a ~ v ~ ~ ~ . ~ ~ ~ N ~ _ ..._......__- RECOMMEND REMOVAL 3 a ~ ~ a REINdVAL PR-oRmr (~a) H r ro Cd w V~ Q' a G. a h t9 W N O 0 0 r Q ~. n~ a C A ~--~ O O N N O W Ld ~p 000019 ~r<UI'I r"dl'Id~Gfi1C rHi: ~i~ICi'i rnUiYC itiu. ~+GJv J-+-%icJv ~~/,~~o ~~ „~pV , 6 tkr ~/ i-~~-__----- ~' 1 (L6rIw G• orl rilr W 1 I J I ~ F'~ dei.s •'~ .Y • v r 1 • 1 ! ~ ` ~ ~ ~ ~ c~ •. ~ \ ~ ~_3 •\ • ~~ (~\~ I~ and ASSOCIATES The wean Hropeny, 20500 Lomas A.reu,e J"~~ `` ~ taoei~iast J ~' ~ , ~rs,.amr for: ~ ~~ ~ --r-~:::z 7 Troe Survey and Preswation Reeomma~detion4 at BARRtE D. COATE - i.oa,u ss®o City of Saratoga, Plagniog Depamoard HORTICULTURAL- CONSULTANf Uarc; Febntay 26.200! CONSULTING AlLBORLST Job ~ 01-01-039 ® ~\.~_~ .Tra members oocrespond to evaluation ehartk 4b"o.r_ Ail dimeasions and tree locations .,/ are approximste, ~~ ~~ y, ~ ,rah °'~' .,.~. ~~eive.l.-ts f•F bal,6 P.io i11,o '~"~ 1 ~.. i 1 I t -~ I'1 Y°v.o J = ~ j ~ ~ s~wa rvc. ... + ~ • i0~'aa iastp _ BARRIE 0. COATS MID AS ~' '~~ ~'- FbetStukunl t:oetiuh: ~~ ~•~ (aOrn353•loSZ - _1~~t~_ iqY (408) 353.123 /~ L+r,~r~ ~ 23535 SumrrJt Fd, t,oa Gates: /~ ~ .rs ./ • ~•y 3 45° 51~ae~ .+ lel'~ 1 Dr(p Line of Tr --- - - - - --- - - - -protective Fwe • r...~ -. rsu. ~1 .~ • u-- ~ .._ __.. ~ " • ,' It"Mln ~~. ~~.~ + O"twv ~ h ° e~rr~r. ~ • ~ 4 i~ i _ - ,1 ~ n Y O ~ M16~wa PMST Ir~.~ rwL- ~ ~ • ~ D"Fv0 ~ . e .• ,-- + •+- I I ~_ ~ 14L .o -A y ~ I ..-~ ~ -~~s,.y ~:t'1.• "Wve exri.+.T ~ ~ i { ~~ r _~i 1 'xi.s Z 1 ~~ t - ~ .-.. ' ILERrr a,~ ,C ~1 T I ~°-• ' '- ( t a )S PE~InG.J/6 I PR07ECTI'tiE . ~xr - FBNCIIVG / ~ I i Q rF bnl•5 ~.o try, o r ~bw i.... ,~ ~~..~ Qy1,k6 ~- _ ... __ _ _- ~f r yi~M • w.illa,~~T~ -- K , i tiF~~v y r '°~ ~ ..W.. ,,. ++ ~ 2 - M f1~w~. ~~ ~ it gp•o .~~ SA ~. Di ~ 4 ^I~- - FaQ'Y C ~ _ w _ J ) a r r r l11, v ^,~ (1 Q ~ ~ ~I ~' V i i Ir.~..ti 1 1,r~ 9.1WC P~IC. BfM7 • ~... !~ - ~1r~.ss _. 16'Tds6 Y ~ . ~ ~~~ v~ m • 4 : -~ BARRJE O. COATS ANp ASSOC]ATFS Mo.e;ara,rai ConaukanC (408) 353.3052 Faa (406) 353.1238 23533 Sun+tni! Rd. Lot GaWs, Cn 95033 Drip Y.lce of'1'ree Canopy - - - - - - - - - - -Protective Fencipg Tf d11.t4 ~ ~_ ~ ~- Z.1Y ~-. _ •~ ~ a 66D~ . ~•~ ~---' ' 1 ~ \ r~ hu ~7,. rn,L ~~ i ,~~ T r ~, 'E.k~E~yNCING ,~ ~~ ~ ~ ~~ Z~~ ~ i TP21A,+ / - \ 1~, ~i / r _ ! ~ y,,, ~ W '. ~--~ - r3 I r -~ ~. •~ z~ ? ~ v = v f ~~ - n ~, ' R f~+n+Ti~~ c,~~ .~, .l 1~ Crag 3 '3'15.ee. 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' I.I,III ~I ~' __ I I I ,11~~: 1 1 ;i I I I~~ t (k u ~ r~ I ~I• ~ IV- I I, ~ II 'ii-~-" y I ,, d} '~\ ~~-~~ I , ,,; ~ it 1 ~I r i 2 r :--'4 I II'~ it ,'~ ~ °; s ~ '~ ~ -f' ~: T '_ i +~ ~~ II III ~ I~.. 1.~ Ci ~~ i , ~ ~J I ~...-...---"~I 14 A •. ° III I ~'- ~'' r'~ H „ L ' 1 9 IIII I I ~ ~ I {: 1'~ 1...~ ~ d Y I , i'I rl. 11>. 1,.1•';11 ~ ' II 3~ ~ I r! ~~ II ~; I'1~ ; I_._ - I F i ~ ~ 1~ ~ ~ ~ ~ y~ I 1' ~ ` ~ I ~ ' J.. 1-- I :D _ v__._ y ~. 1 p ~S 1ar t• 2 iT .t V W.' d .. 5~ ~~ ~~i_ <== c -~ 1 r r -~ ~ ITEM 4 REPORT TO THE PLANNING COMMISSION Application No./Location: Applicant/Owner: Staff Planner: I Date: I APN: DR-00-062; 20460 Williams Avenue PICO RANCH, INCORPOR.AT"ED Allison Knapp, Contract Planner March 28, 2001 397-028-013 Department Head: • Q®0001 ZU460 Williams Avenue EXECUTIVE SUMMARY CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION 12/01/00 03/06/01 03/14/01 03/15/01 03/09/01 The applicant proposes to demolish the existing 1,974 square foot, single story residence and has requested Design Review approval to construct a ne~v 2,663 square foot, two story residence. The maximum height of the residence will be 23 feet. The site is 7,671 square feet and is located within an R-1-10,000 zoning district. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 062. ATTACHMENTS 1. Staff Analysis 2. Resolution DR-00-062. 3. Arborist Report dated 03/06/01 4. Plans, Exhibit "A" • • 000002 ., . File No. DR-00-062 20460 Williams A venue STAFF ANALYSIS ZONING: R-1-10,000 GENERAL PLAN DESIGNATION: Residential -Very Low Density MEASURE G: Not applicable PARCEL SIZE: 7,671sq. ft. AVERAGE SITE SLOPE: Less than 1% GRADING REQUIRED: 516 cubic yards of cut to a depth of 10 feet in order to construct the basement (no fill is proposed). MATERIALS AND COLORS PROPOSED: Exterior finish will be light grey horizontal seven inch exposure wood siding, white painted wood corbels and cultured stone `Aspen Country Legstone' column pediments. Roofing will be a `Weathered Grey' rustic shake ("fire free"). Color and material samples will be available at the public hearing. (This Area Intentionally Left Blank) • 000003 P:\PlanningWllison\Staff Repocts\20460Wi11iamsSRS.doc File No. DR-00-06220460 WilliamsAvenve Proposal Maximum Allowed Lot Coverage: 35% 60% Driveway 5.70 sq. ft. Front Walk and Patio 144 sq. ft. Rear Patio 156 sq. ft. Basement Egress 177 sq. ft. First Floor 1,722 sq. ft. TOTAL (Impervious 2,769 sq. ft. Surface) Floor Area: First Floor 1,322 sq. ft. 2,664 sq. ft.1 Second Floor 941 sq. ft. Garage 400 sq. ft. (Basement) (1,392 sq. ft.) TOTAL 2,663 sq. ft. Setbacks: Front 25 ft. 25 ft. Front - 2nd Iloor 33 ft. 25 ft. Rear 51' 9" 25 ft. Rear - 2nd Iloor 55' 9" 35 ft. Left Side 6 ft. 6 ft. ~ Left - 2nd Iloor 6 ft. 6 ft. Z Left -2nd at the balcony 8 ft. 6 ft. 2 Right Side 6 ft. 6 ft. 2 Right - 2nd Iloor 9 ft. 6 ft. 2 Height: Residence 23 ft. 26 ft. Detached Garage N/A 12 ft. 3 `This maximum floor area reflects a reduction for building height per 515-45.030(f). '' Per Section 15-65.160, reduced side setbacks are allowed because the lot is substandard in terms of width. 3 The Planning Commission may grant up to 15 feet if the appropriate findings can be made. ~, • • • P:~PlanningWlison\Staff Reports~20460WilliamsSRS.doc OOOOO~ File No. DR-00-06220460 WilliamsAventae PROJECT DISCUSSION Design Review The applicant proposes to demolish the existing 1,974 square foot, single story residence and has requested Design Review approval to construct a new 2,663 square foot, two story residence. The maximum height of the residence will be 23 feet. The site is 7,671 square feet (legal non-conforming in area) and is locatedwithin an R-1-10,000 zoning district. Of the 22 surrounding single-family homes, 11 are one-story and the remaining are two- story. Additionally, two of the one-story homes contain a steeply pitched or high roof that brings the height of the structure to approximately 20 feet. The architectural palette of the neighborhood is a mix of vertical and horizontal wood siding, brick and stucco. The landscaping is mature. The subject site is flanked to the east by a taller (approximately 20 foot high) one-story home with a steeply pitched roof. The home to the west is a shorter one-story home. Eight of the 11 homes across the street from the site are two-story structures. The two-story residence has been designed to avoid unreasonable interference with ~~iews and privacy of adjacent residences. The home is set back 52 feet from the rear property line, double that required by code, which affords privacy to the property adjacent to the rear of the home. The second-story balcony proposed on the eastern elevation of the home follows • the City's Residential Design Guidelines. Specifically, Policy 3, Technique #1 "Control View to Adjacent Properties" suggests orienting upper floor balconies toward large yard areas and using structural features to limit view angles. The view from the balcony would be limited and afford privacy to the neighbors, given the configuration of the proposed construction. Where one would stand on the balcony is pulled back from the first fooor roof line approximately two feet, directly utilizing Design Technique #1 of the Guidelines. Page A-2 of the architectural drawings illustrates this view corridor. The view from the balcony would be toward the neighbor's roof, accessory structure and a very limited part of the backyard. The natural landscape is preserved in the design of the home. No trees would be removed. Additionally, the lot is flat. The grading (i.e., cut) proposed is required to construct the basement which would not alter the terrain as seen from adjacent and neighboring properties or from public right-of-ways. The design elements, which include articulating all four elevations of the second-story with insets, reduce the perception of bulk. The second story addition is 54% the size of the ground floor (just a little over half of the ground floor area), which further reduces actual and perceived of bulk. Additionally, the facade of the second story is setback eight feet from that of the ground floor and the rear elevation is setback four feet from that of the ground floor. The second-story would not unreasonably impair the light or air of adjacent properties or unreasonably impair the ability of adjacent properties to utilize solar energy. As seen from Sheet ST of the architectural drawings, shadow from the proposed two-story home would be cast predominately onto Williams Avenue. Avery small portion of both adjacent P:~PlanningW lison\Staff Reports~20460W illiamsSRS.d« O o 0 0 0 File No. DR-00-06220460 WilliamsAvenue properties would have shadow cast upon them. The proposal conforms to Design Policy #5, Technique #3 that addresses solar energy access. The staggered setbacks and the use of wood and natural colors and materials, such as the stone, implements Design Policy #1, Technique #3, "Use Materials and Color to Reduce Bulk", Policy #2, Technique #1, "Use Natural Materials and Colors" and Policy #1, Technique #4, "Minimise Building Height" by setting back higher portions of the structure. The proposed home fits with the one- and two-story existing neighborhood thus unplementing Policy #1, Technique #5, "Design Structure to Fit with Existing Neighborhood". The designer has included bay windows, a combination of vertical and horizontal elements and vertical and horizontal articulations, which implements Policy #1, Technique #6, and "Use Architectural Features to Break Up Massing". The City Arborist, the Public Works Department and the Saratoga Fire District have reviewed the application. The Public Works Department had no comments. Comments from the City Arborist and the Saratoga Fire District are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached 400 sq. ft. two car garage. Grading 516 cubic yards of cut to a depth of 10 feet is required in order to construct the basement. No fill is proposed. Geotechrucal Review This application did not require review by the City Geologist. Trees No trees would be removed as a result of construction. The City Arborist report dated March 3, 2001 (attached) contains recommendations for the protection of existing trees on the site. There are seven trees on the property potentially at risk of damage during construction: three Coast Live Oak, two Coast Redwood, one Douglass Fir and one Southern Magnolia. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. One tree, a Coast Live Oak (#3) is in such marginal condition that, according to the arborist, its removal or retention should be an option exercised by the owner. The value of the tree is placed at $1,497. Either a 36" box and 15-gallon Coast Live Oak, Valley Oak, Big Leaf Maple, California Buckeye or Coast Redwood is the recommended replacements. P:~Plannin~Allison~Sraff Reports~20460Wi11iamsSRS.doc ~ ~ 0 O O (~ File No. DR-00-062 20460 Williams A venue The applicant, in response to the arborist's conclusions, has revised the proposed type and location of the footing for the rear porch in order to assure adequate root area for the Coast Redwood. The Coast Live Oak in front of the house would require pruning to accommodate the home and some root loss due to construction is expected. If mulched, irrigated and protected from further injury, as identified by the arborist, the tree would survive construction activities. Fireplaces The plans clearly indicate that one wood-burning fireplace and one chimney will be constructed in the new residence. The applicant proposes the fireplace to be on the first floor of the residence along the left (east) side of the home in the family room. A gas fireplace is proposed on the second floor using the same chimney as the ground-floor fireplace. Correspondence No correspondence regarding this application has been received to date. Conclusion The proposed residence is designed to conform to the policies set forth in the City's • Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will tlLinim~e the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 062. • P:~Planning~AllisonlStaff Reports~20460W illiamsSRS.doc ~ O ~ O O~ • T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK ®~~~8 • • • APPROVAL OF RESOLUTION NO. DR-00-062 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA PICO RANCH , INC; 20460 Williams Avenue WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 2,663 square foot residence on a 7,671 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at ti~hich time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, ~~hen considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the home is set back 52 feet from the rear property line, double that required buy code, which affords privacy to the property adjacent to the rear of the home. The second-story balcony proposed on the eastern elevation of the home follows the Residential Design Guidelines Handbooh. Specifically, Policy 3, Technique #1 "Control View to Adjacent Properties" identifies orienting upper floor balconies toward large yard areas and the use of structural features to ]unit view angles. The view from the balcony would be limited and afford privacy to the neighbors, given the configuration of the proposed construction. Where one would stand on the balcony is pulled back from the first floor roof line approximately two feet, directly utilizing Design Technique #1 of the Guidelines. Additionally, the view would be toward the neighbor's roof, accessory structure and a very limited part of the backyard. The natural landscape is preserved in the design of the home. No trees would be removed. Additionally, the lot is flat. The grading proposed is required to construct the basement which would not alter the terrain as seen from adjacent and neighboring properties or from public right-of-ways. • 000009 File No. DR-00-062 20460 Williams A venue The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimising tree and soil removal; grade changes will be minimized and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that no trees would be removed. Additionally, the lot is flat. The grading. proposed is required to construct the basement which would not alter the terrain as seen from adjacent and neighboring properties or from public right-of-ways. The proposed residence in relation to structures on adjacent lots, and' to'the surrounding region, will minimise the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment in that fifty percent of the homes along Williams Avenue are two-story. Two of the one-story homes (including the adjacent home) have steeply pitched or high roofs that bring their height to approximately 20 feet, similar to a two-story structure. The proposed grading would not alter the existing topography of the site. The site is already flat. No trees would be removed as a result of construction. The natural environment would remain predominately as it currently exists. The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy in that the structure's design incorporates elements and materials which minimize the perception of bulk and integrate the residence into the surrounding environment. The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. The construction requires aCity-issued building permit. Appropriate grading and erosion control methods will be required as a part of that permit. • The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.OS5. Now, THEREFOtt ,the Planning Commission of the Ciry of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of Pico Ranch Incorporated for Design Review approval be and the same is hereby granted subject to the following conditions: ~®0®~~ P:~PlanningWlison~Staff Reports~20460WiAiamsSRS.doc File No. DR-00-06220460 WilliamsAvenue COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A', incorporated by reference. ?. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as~a separate plan page and containing the following re~nsions: i. The plans indicate that there will be no more than one fireplace. The plans shall indicate if it is a gas or wood burning fireplace. The wood burning fireplace shall be equipped with a gas starter. ii. All applicable recommendations of the Ciry Arborist shall be followed and incorporated into the plans. iii. The site plan shall be stamped and signed by a Registered Civil Engineer or Licerised Land Surveyor. i~~. The site plan shall contain a note with the following language: "Prior to foundation inspection by the Ciry, the RCE or LLS of record shall provide a written certification that all building setbacks are per the approved plans." b. Four (4) sets of complete grading plans incorporating this Resolution as a separate plan page and containing the following re~~isions: i. All applicable recommendations of the City Arborist. No Ordinance-size tree shall be removed with the exception of tree #3 without first obtaining a Tree Removal Permit. Should tree #3 be removed it shall be replaced with either a 36" box and 15-gallon Coast Live Oak, Valley Oak, Big Leaf Maple, California Buckeye or Coast Redwood. Revised landscape plans shall be submitted for administrative review and approval as a part of the building permit application. 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. 000011 P:~Pfannin~AllisonlStaH Reports~20460williamsSRS.doc File No. DR-00-06220460 WilliamsAvenue CITY ARBORIST 7. All recommendations in the City Arborist's Report dated 03/06/01 shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. b. Five (5) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Building Permit. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. • d. Should tree #3 be removed, a revised landscape plan shall be submitted prior to issuance of a Zoning, Clearance showing the location and type of replacement tree which shall include either a 36" box and 15-gallon Coast Live Oak, Valley Oak, Big Leaf Maple, California Buckeye or Coast Redwood. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $12,661 pursuant to the. report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 9. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 10. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. 11. A project arborist certified by the International Sociery of Arboriculture shall be retained to (1) provide on site super~~ision during key aspects of construction of the residence and driveway for the purpose of preventing or minimising damage to tree # 1; and (2) provide regular written progress reports to the City of these supervision functions as they occur. • ~®0~~2 P:~Plannin~Allison~Sraff Reporu~20460Wil1iamsSRS.doc File No. DR-00-06220460 WilliamsAvenve FIRE PROTECTION DISTRICT 12. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. 13. Automatic sprinklers shall be installed in the newly constructed garage (2 heads per stall), workshops, or storage areas which are not constructed as habitable space. To insure proper sprinkler operation, the garage shall have a smooth, flat, horizontal ceiling. The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. (City of Saratoga Code 16-15.090[I]). 14. Automatic sprinklers are required for the new residence. A 4-head calculated sprinkler system is required. Documentation of the proposed installation and all calculations shall be submitted to the Fire District for approval. The sprinkler system shall be installed by a licensed contractor. 15. All driveways shall have a 14 foot minimum width plus one foot shoulders. CITY ATTORNEY 16. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the Ciry or held to be the liability of City in connection v~~ith City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the Ciry's action with respect to the applicant's project. 17. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. • 000013 P:~PlanningW Iison~StafE Rcports~20460 W illiamsSRS.doc File No. DR-00-06220460 WilliamsAvenue Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, Cite and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 1~-90 of the Saratoga City Code, this Resolution shall become effective fifteen (1~) days from the date of adoption. PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of ~ California, this 28`h day of March 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission .ATTEST: JCl=1CLdCy, t'lann~ng I.oIT1n11SSlon _ _ 000014 • • P:~Plannin~AllisonlStaH Rcports~20460W illiamsSRS.doc . r KUf'i r'dnd5on i C r nn c t c i ci'i rnunc fvu. ~-+uc JJ,.:iic.~v BARRIE D. COATE AND ASSOCIATES Horticultural Consultants S (408) 353-1052 Fax (408) 353-1238 ... 23535 Summit Rd. Los Gatos, CA 95033 '~ M >f~ 'TREE 3IIRVEY AND PRESERVATION RECOMMENDATIONS AT THE PICO RANCH, INC. PROPERTY 20460 WII,LIAMS AVE., SARATOGA Prepared at the Request of: Allison Knapp Community Planning Dept. City oi' Saratoga 13777 ~ruitvale Ave. Saratoga, CA 95070 • • Site Visit by: Michael L. Bench Certified Arborist February 20, 2001 Job # 02-01-036 Plan Received: 2 / 5 / O 1 Plan Due: 3/6/01 000015 r KU~'I rdl"1dSGf~ 1 C r i-In 5 Y J I C1'I ~nU(VC fv~.+. -,uJ _,::JycJJ TREE SURVis'Y AFD pRSBSRVATlOlQ 1tE000MMERDAT[OliB AT THE PiCO 1tANCH, I~tC. PlLOPS81'Y 20460 WII.L]A~S AVS., 9~ARA?OGA L~.48i~nt At the request of Allison Knapp Planning Department, City of Saratoga this report reviews the proposal to demolish an existing home and to construct a new home with a detached garage in the context of potentiai damage to or the removal of existing trees. This report further provides information at~out the health and structure of the trees on site, and makes recommendations by which damage to them can be restricted to prevent significant decline. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed construction are accurately presented on the plans provided. Summary This proposal exposes 7 trees to some level of risk by construction. No trees would be removed by implementation of this design. However, one tree is in such marginal condition, that its retention or removal should be at the option of the owner. In the event of removal, replacements are recommended. Procedures are suggested to mitigate the damage that would be ea-peeted to mtained trees. A bond equal to 25% the value of the retained trees is suggested in accordance with the levels of the expected risks. Observations There are 5 trees on this site and 2 trees located on the adjacent property toward the east that are at risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. The 7 trees are classified as follows: Trees # 1, 3, 6 coast live oak (Quercus agrifoiia) Trees #2, 5 coast redwood (Sequoia sempervirens) Tree #4 Douglas fir (Pseudotsuga men2iesii) Tree #? southern magnolia (Magnolia grandi~Iora) The health and structure of each specimen, is rated on a scale of 1 to 5 (Excellent -Poor) on the data sheets that fo]1ow this text Please note that each trees structure is distinguished from health. The structure rating is a visual cwaluation of each tree's ability to rP~,a;~ standing and to maintain its branching without breaking or splitting apart Damage of this nature can occur despite good health. Structure is not an aesthetic focus. A tree that has an excellent structure may not necessarily be aesthetically pleasing. Because the various combinations of health and structure may require interpretation, the combination of health and structure ratings for the ?trees are converted to individual descriptive ratings as follows: AropartQ by: a[lchael L. Bench, Coasnltiag Arbo~st Febrnasy 20, 2001 • 000016 r wry rdr~ason 1 c r nn ~ t ~ i G'i rn~ivC Ivu. -•~:. .r...J-c.~o ~ .a. __ -~ _ _ _ _ _ , r.. -- • TREE 3DRV84 APD PRBSSR\-AT101a RT9COMMEI~DA'I'IONS AT 7 THg PICO RMiCr~1, INC. PROPERTY 20460 WILLIAMS AVE., SARATOOA Exceptional n_ s S ecime Flee S ec3mens Fair 3 ens ~ Marginal S edmens Pool 3 ecimeas _ 124,7 56 3 Flue specimens must be retained if possible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. Fail specimens are worth retaining but again without major design revisions. Mitigation must prevent further decline. Marginal specimens are typically worth retairing but could be removed if necessary to facilitate construction. Mitigations recommended here are intended to prevent signifcant decline. 'Nees located on adjacent properties must be treated as Exceptional regardless of condition. Trees ~k3 and #6 were not included on the plans provided and have been added. Their locations are approximate. In addition to these ?trees, there are 3 white birch trees (Betula pendula) located near the northeast corxler of this property. The largest of these trees has a trunk diameter of 10-inches at 2 feet above grade, which is not large enough to be protected by the city ordinance. Thus, no preservation procedures axe required. However, if it is desirable to retain these in good condition they will need to be protected by fexlcing at their driplines and be watered throughout construction. Impact of Proposed Construction free # 1 The footing of the new house is proposed approximately 5 feet from tree # 1, which would result in considerable root loss. Also, approximately 20% of the canopy would be removed to accommodate the new structure. These combined losses are at the maximum limit that this tree could be expected to withstand, if cultural support is provided as de5ned here. Although the root and canopy losses would be significant losses to tree # 1, the tree likely would survive in good condition if adequately mulched, irrigated, and protected from fwrlher injury. Tree #2 The footing for the back porch of the house is proposed approximately 7-8 feet from the trunk of tree #2. a 32-inch diameter coast redwood. This would result in considerable root loss but not sufficient loss that the tree would be threatened. Cultural support will be required to prevent decline. Bear in mind that this species (Sequoia serripervirens) has an expanded root buttress which is much larger than the trunk. This buttress is usually about twice the diameter of the trunk and grows at the same rate or faster. The diameter of the trunk of Prelwred by: l[ichael L. SencL, ConsnlHag Asborlst February 20, 2001 00001'7 r KUl'I rdrld SOr~ 1 C r l-IA JT j I C~ l rnUiVC Nu. ~~~ ..1.J..:11 G.w TRE$ SURV$'Y AND PRYiS$RVATIOP RDCOM]tBPDA'rIONS AT TH$ PICO RANCH, IIiC. PROPERTY 20460 WILLIAlLB AV&. 3AItATOdA this tree is 38-inches at 54-inches above grade. Thus, the root buttress is about 76-inches in diameter. This structure has the capacity to easily damage the foundation of a residential two-story building. A healthy coast redwood trunk should increase its diameter at 1- to 2-inches (sometimes greater) each year. At this rate, the root buttress may move the porch foundation in 20-30 years. However, I have seen a few of these that appear to result in little or no foundation damage for many years after the root buttress has made contact with the foundation. It may be advisable to relocate the tooting 1-2 feet, but this may only prolong the risk. This concern presumes that this specimen will remain healthy. Thus, there is no definitive ans-ever in this case, but this certainly deserves consideration. Trees #3, 4, 5 and 6 coast live oaks, Douglas fis, coast sedwood) Trees #3, 4 and 5 are at risk of significant damage as a result of demolition of the garage, if the soil beneath the existing garage foundation is disturbed during demolition a large proportion of the roots of these trees would be damaged. Lf the soil is not disturbed but is allowed to dry out, a large percentage of the absorbing roots just under the soil's surface would be likely to die. In either of these events, the significantly affected trees would decline. Removal of the existing driveway within a distance of 25 feet from the trunk, of tree #6 would pose the same problem. The soil beneath the existing driveway or the existing garage must not be disturbed during demolition, and the newly exposed soil must be covered with 3-inches of mulch immediately following demolition and the mulch is kept wet to prevent desiccation of the absorbing roots. Trees #7 (southern magnolia) Demolition and removal of the existing driveway adjacent to tree #7 presents the same risks as described for trees #3-6. In this case, it will be essential to ro~aintain a section (the first 15 feet from the street) of the existing driveway throughout construction to prevent significant ciama~ge to the absorbing roots under the driveway surface. This section of concrete must be removed only immediately prior to the construction of the new driveway. In addition, the area between the property boundary and the west edge of the new driveway must be covered immediately following demolition of this section of existing driveway with 3-inches of mulch. Once again, the mulched area must be kept thoroughly wet to prevent desiccation of the absorbing roots. All Trees In addition to the specific risks noted, the retained trees may be subjected to one or more of the following damaging events that are common to construction sites: 1. The stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortar, concrete, etc.) under the canopies. 3. The construction traffic, including foot traffic across the root systems, and the parking of vehicles or construction equipment under the canopies. 4. The trenching across root zones for new utilities or for landscape irrigation. Prepared by: ~[ichael L. Beach, Consnltlag Arboslst February 20, 2001 • • ®~~1L7 . r rtui i rdr~dson i c r ~+~. ~ r ~ ~ ci~i i-nurvc ^.u. quo u~u~~uo • Tag 3VRVEY AIQD gRggERVA'i'ION RgOOMMggDA11ON3 AT THE P1C0 btA1rCH, INC. PROPERTY 20460 WILLIAMS AVB., BARATOOA 4 S. The grading of the surface soil resulting in the removal of quantities of absorbing root tips, which are located just under the soil surface. 6. Broken branches or bark injuries as a result of construction equipment passing too close. ?. Landscaping, including installation of incompatible plant species, trenching across tree root zones for irrigation, excessive soil disturbance of tree root zones, grading to create contours, etc. Virtually any landscape feature inside a tree's root gone results in a percentage of root damage. If the percentage is significant the affected trees will decline or die. If new utilities will be required, trees # 1 and #7 may suffer significant root damage if trenching for underground utilities is done under the canopies of these trees. 1enching inside the driplines of these trees must be prevented. This may require that underground utilities be relocated. This implies that the locations of these trenches must be planned in advance and that these decisions must not be left up to' the contractors or to the utility workers. Soil excavated during construction of the basement (or any other construction) must not be piled under the canopies of existing trees even temporarily. Recommendations The following mitigation suggestions are intended to reduce the extent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survival without decline. If any changes to these plans occur during construction, the following may require alteration. 1. Construction period fencing must be provided and located as noted on the attached map.. Fencing must be of chaunk a minimum height of 5 feet, mounted on steel posts driven 18-inches into the ground. Fencing must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. This must be done in 2 PHASES: Demolition and Canstruct~lon. 2. There must be no grading, trenching, or surface scraping beneath the driplines of retained trees, (either before or after the construction period fencing is installed or removed). Where this nlay conflict with drainage or other requirements our office must be consulted. 3. Trenches for any utilities (gas, water, phone, TV cable, etc.) must be located outside the driplines of retained trees unless specifically indicated on the enclosed plan. For any tree where this cannot be achieved, I suggest a project arborist be ~retained to determine acceptable locations. A 2-foot section of each trench adjacent to any tree must be left exposed for inspections by our office. 4. A platform buffer must be placed between construction of the house footing and the protective fence for root protection of trees # 1 and #2. R platform Prepased by: Michael L. Beaeh, Coasaltiag Arbos9st Febznary 20, 2001 000019 r KUI'I rdnd SOr'11 C r Hip JY ~ I c('i rnUf~c i~~• ~, i.rc .J.>..ilG.~O ~ ~~.-• ~.~ Lcl t. - _ - __ n, . _.. TREE SZJRVBY AID p~ERVATION RECO~dMENDATIONS AT THE PICO RANCH, INC. PROPgRTY 20460 WiLLIA3SS AYE., 9ARATOGA buffer consists of 4 full inches of coarse bark chips (shredded redwood is not acceptable for this propose due to its compressibility) spread over the existing grade, which must immediately be covered by 1 inch plywood (full sheets), tied together, and secured to prevent slippage. This platform is sufficient for workers on foot using hand carried tools. This platform must cover the entire exposed root zone area adjacent to construction. S. The trunk of tree # 1 must be wrapped with protective materials during construction. This must be in layers of heavy insulation such as an old mattress or 4 or 5 mats of an old carpet (or anything that would provide similar density of cushioning] should be wrapped against the bark. This is followed by vertical 2" x 4" boards wrapped with chainlink fencing. 6. The trunk of tree #6 that extends onto this property must be protected in the same way during demolition of the garage with the same materials except that the materials may be attached to the existing fence. 7. Supplemental irrigation must be provided to retained trees # 1, 2, 4, and 5 during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter every two weeks throughout the construction period. This can be achieved by the use of a simple soaker hose for each tree. 8. The soil exposed following demolition of the existixig garage and of the existing driveway must be covered with 3-inches of wood chips in order to prevent desiccation of the absorbing roots: The wood chips must be spread immediately following demolition (i.e., within 1-2 hours), the spreading must be by hand, and the area must be thoroughly wet down. 9. Spread a full 3-inch layer of coarse wood chips over the entire root zones of trees # 1, and S where feasible. Spreading must be done by hand. 10. Excavated soil may not be piled or dumped (even temporarily) under the canopies of trees. 11. Trenches for a drainage system must be outside the protective fences as noted on the attached map. For any area where this cannot be achieved our office must be consulted. 12. Tree # 1 will require pruning. Some of the lower branches of tree #2 must be removed on the north side. Any pruning must be done by an International Society of Arboricultural certified arborist and according to ISA Western Chapter Standards. 13. Landscape pathways and other amenities that are constructed under the canopies of trees must be constructed completely on-grade without excavation. Prepared by: ![icLael L, Beach, Coasulliag Arbortst Fe6ruarP 20, ~t001 ®~00~~ . rr<UI'i rdnaSOn1C rHn 5151c('1 rnu`+c lvu. ~+u~ .~J.~icJ~7 ~~ai .-- ~~~_ __ ~~-:.. __ ' TREa SL1RV$y AFD PR83BKVATiON RBCOMMaRDATlONS AT 6 eta ptco w-NCH, nac. rROp$anr 20460 ~ILI.1AmS AVE., 9ARATOGA -~~ 14. Landscape irrigation trenches, which cross a root zone, and/or excavations for any other landscape features must be no closer to a trunk than 1 S tunes the trunk diameter from tree trunks. I3owevcr, radial trenches may be made if the trenches reach no closer than 5 times the trunk diameter to any tree's trunk, and if the spokes of such a design are no closer than IO feet apart at the perimeter of the canopy. 1S. Sprinkler irrigation must be designed so that it does not strike the trunks~of trees. Only drip or soaker hose irrigation is allowed beneath the canopies of oak trees. 16. Lawn or other plants that require frequent irrigation must be limited to a maximum of 20% of the entire mot zone and a min;mum distance of seven times the trunk diameter from the trunk of oak trees. 17. Bender board or similar edging material must not be used beneath the canopies of existing trees, because its installation requires trenching of 4-6 ,inches, which may result in significant root damage. 18.1E landscape plants are to be installed within the root zone of an oak tree it should be planted only with compatible plants. A publication about compatible plants can be obtained from the California Oak roundation, 1212 Broadway, Suite 810, Oakland 94612. 19. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be directly in contact with the bark of a tree due to the risk of disease. 20. Drain dissipators or downspouts must be relocated, if trees are in the path of discharge. The discharge must be directed a m~rimmn of 15 feet to the side of the trunk of any tree. 21. Materials or equipment must not be stored, stockpiled, dumped under the driplines of trees, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. Value Assessment The value of the trees are addressed according to ISA Standards, Seventh Edition, 1988. I suggest that the owners be given the option of retaining or removing tree #3, because its condition is marginal. in the event that tree #3 is removed I suggest a replacement. Tree #3 has a value of $1,497, which is equivalent to one 36-inch boxed and one 15-gallon native specimens. Acceptable native tree replacements are: Coast live oak - puercus agrifolia Prepared by: Michael L. Bench, Coasaltiag Arborlst !'ebrnary 20, 2001 000022 r KUI'I rdf1d50r11 C r rii. J 1~ i CI'i n ?REE SURVEY ArID pRFSSRVA'ROPf RECObIbiEIIDATIONS AT 7 'THE PICO RANGFI, IPC. PRrO~PERIY 20460 WILLIAMS AVB., SARA?OGA Valley oak - Quercus lobata Big leaf maple - Aoer macrophyilum California buckeye - Aescctlus californica Coast Redwood -Sequoia sempervirens The combined value of all of the other trees is $50,644. I suggest a bond equal to 25% ($12,661) of the total value of the trees that will be retained to assure protection.. Respectfully sub d, .--,.-~.:~ ..~,a,... Michael L. Bench, A date oate, ci MLf3/ sl Enclosures: Glossary of Terms Tree Data Accumulation Charts Tree Protection Before, Auring and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies Platform Buffer Map • •i Prepared by: ~ficbael L. Beach. Coasalking Arborht Febsaa:y 20, 2001 ®®0022 r KUI'I r3na SOn 1 C r nn 5 t~ l r=1`I ' M O N O ~-, Od Q Gy N w o~ '~ b Q O ---~ u .~ O .+ H O 1~ (1r N A11aOMd 1vnOW3a ivnow3a aM3wwoo3a ~' a3211LLa3d S033N w ~ ~ m ~ ,~ ~ w o w '1S ~ ti ~ ~ ~ . (9'l)a31tlMS033N + Y a u Y II Y 19't) 3SV3S10 aV710 0 10 0 21 ~ ~ ~ r ~ °aa o ~ ~ ~ >~ Q ~ ~ m d (S•L) o3a3no~ aYnoo loos x a x x - x x x x - - ,• - - a` (sL).1V930 HNnal " r .w (9•L) DOOM Ob'30 ~ ~ n N r O "' ^ • N_ N ~ ~L) 3SV3S10 NMOaO 33211 w rA ti ~ p (gl) $1~3SN1 • Y n u Y u u cs--) ulaolad oNlNnad SI ~ ~ N yQ ^ ,Q M 03033N S3i9v'J ° F g E g b z ~ ~ ~ w ~ o 1HJI3M ON3 3~Ow3a x x x x x x x $ °JNISIVa NMOaO ~ __ .. ~ NOLLVaO1S3a NMOa:D Q N S ... ~ Y f ' N _ l0 ~ ~ I` ~_ ~ - 9NINNIHI NMOaO e w ^ ~1 a ~i h ~ 9NIN1/3l9 NMOaO Y u • N u n n Y ~6'£) 9NI1V21 02forLrM $ ~ c ~ ~ ~ _ ~ b ~ (Ol-Z~ 9NLLVa NOIlI0N00 1"> ~ h ~ ~ ~ ~ ~ o ~ e ~ .rI ~ _.____._____~..~ ..._ _ v r u ~ u ~ '3 ~ ~ csL) 3aru~nals N N N N N m _ N N . x x x x x x x _.__ _ _ (~l)H11'd3H _ ~ N N ov3ads r ~ V ~ Xi 3S ~ i8 g ~ ~ ~ P ~ ~..._...~.... «... _ 1H913k c~ ~ ~ ~: ~~ ~ ~ ~ N rA ,p w v- w ~ 1334 t~ a313NN10 '~ _ o ~ °r ~ ~°„ N 5 Y II 11 Y M 11 U _ _ H80 C C ,S C C •fi C - - r C MBO ~ N N a N ~• w ~ b .~_. 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OPOSED ,~~ ~ c ~ ~ ~f-~,~~t 000024 L)emc~li~i<m Nh15c ..rz.•.r}... r __. _, .. , ~ ~KUI'I I-dfia aut"i: C. Cnn J1JICi'I 1-nUNC I,,.+• ~iYJp J~J1cJO i:a. ...~ ~~.~_ __ .J-. r,.. _ i /~ 5 50.0' . ~~, . . I r,runv> nyf ~ Yree Sw,vv ants PKxrvmwn RecommcnOrt^tms a nq• 06e, f4.d0!q: 'i aARRIE ~. COATF t -- -- • •- -- _... _ and ASSOtaA 1 t5 ~ I'..... n nK 1. P,.,nrnv.:0.1.-t. w dlr..,,, n., I t•autuc"..~ -. - g6eks•,Slnnla;•n:yl lN' I -uswu~, 1''CDan'n f4t WdIU': i tOIG SN!G 1+' I Cho of tiaralnpa Plamm~C Iklssnmt:nt I t1UR1'IC~ITURAI CUNS(q 1'AN'1 1.1)~lt Fep~uyl~•:p_.j(101 •'••. "• ~~ CUNSuI TIhG AROURISf lab N 0?.nl•0)G nt~ s ' " .-'. ... ~ i Qt. ; I: 'f ra m,mbars cnrrct and In c. ~- I ~ 1 v' ~C u ~IYilinn ChanF . N All dirnenc,nn. and UK Io;.mioM - n•. pf:Y ).Srplt QOC:! tt4gv gq;,lpi r . 1 ~•! appNatmale r~~ i• /~..• ~~. 6 SIDIS -e•c 1(1t . 1S.C' t3ARRlf D. COATE ANO ASSOCIATES IloKicultural Consultants ('+08) 753.1052 ~~x (409) ?53.1238 23533 Summit Rd. t.os Gatos, CA 95033 r y - :- ;: .~!yti?^ : , ham.. a ~.><c_:{ .;:f: %~y~srr ~~ ~_' Protective F'cncin_, In r3ackvard ~; : I I' 1'12e :~3 is Ketaincd (:nnsptruetio~n' Ph~~~ase Protective renting :J•:V ~' E3ufrer ;~'~' Wray free I'nlnk ..5 ul ..'.tr . . . i.5't J : eea ;~ 1dLt I .''1 t=1 IOPIt'nnL !fti .;« hml : ,•' t:n+a:,uF ... t~ Q, ~ ~~ • r \ ^ 7 ~aA Construction Phase Protective I'cncing fir. ,:.~ N~ ~~ 1. v )n 5 0.0' T~ Protective Fencing In 8aokyard If Tree #3 is Not Retained • 50.0' ~--"- N Itlaain 'I'bis Section ql' ~_ ~~ I;xi:tins DriveH~av 1'hrnughout (:unsu•uctian. Uemn and Constnlct New f)riveµay its Last (;onstruction Item. Sec Instructions In rtt:hurl. 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II II' ~ ~ ~ .r t ~ ~r" ~; ,. ~~ IIj ; I 1 III I ;~ ail C; ~ I ~ '~F'~'~" !' ~ ij' ~ u~ i'IIIII IIi y ~ ~ ~ ~a ji ' !Iii j u III Ijl;i i I 7: m I m ~ ~ ~ ~~~ ~4 ,~' E m I:~ ~,y: r~` 4 ~1~ x I I ~ ~G I a ~W I • ~ • • • ~ • MINUTES SARATOGA CITY COUNCIL February 21, 2001 The City Council of the City of Saratoga met in Closed Session, Administrative Conference Room, 13777 Fruitvale Avenue at 6:00 p.m. Conference With Legal Counsel -Existing Litigation (Government Code section 54956.9(a)): Name of case: People v. Perry (Santa Clara County Superior Court Doc. No. C- 9943929) Conference with Real Property Negotiator Property: 18870 Allendale Avenue Negotiating Parties: City of Saratoga/ Serbian Eastern Orthodox Church Under Negotiation: Instructions to negotiator regarding price and terms and payment for real property lease. Property: 13718 Saratoga Avenue Negotiating Parties: City of Saratoga/Sacred Heart Church Under Negotiation: Instructions to negotiator regarding price and terms and payment for real property lease. • MAYOR'S REPORT ON CLOSED SESSION - 7:05 p.m. Mayor Mehaffey reported there was Council discussion but no action was taken. Mayor Mehaffey called the Re ulg ar City Council meeting to order at 7:06 p.m. and requested Marcia Manzo, Library Commissioner, to lead the Pledge of Allegiance. ROLL CALL PRESENT: Evan Baker, Ann Waltonsmith, Vice Mayor Nick Streit, Mayor John Mehaffey ABSENT: Stan Bogosian ALSO PRESENT: Dave Anderson, City Manager Richard Taylor, City Attorney Cathleen Boyer, City Clerk Mary Jo Walker, Director of Administrative Services John Cherbone, Director of Public Works Paula Reeve, Administrative Analyst • REPORT OF CITY CLERK ON POSTING OF AGENDA FOR City Council Minutes February 21, 2001 FEBRUARY 21, 2001. Cathleen Boyer, City Clerk, reported that pursuant to Government Code Section 54954.2, the agenda for the meeting of February 21, 2001 was properly posted on February 16, 2001. COMMUNICATIONS FROM COMMISSIONS & PUBLIC None COMMUNICATIONS FROM BOARDS AND COMMISSIONS None WRITTEN COMMUNICATIONS None ORAL COMMUNICATIONS No one requested to speak at tonight's meeting. COUNCIL DIRECTION TO STAFF None CEREMONIAL ITEMS 1. PROCLAMATION -DECLARING MARCH 1, 2001 "PEACE CORPS DAY" STAFF RECOMMENDATION: • Read proclamation. Mayor Mehaffey read the proclamation. CONSENT CALENDAR The Consent Calendar contains routine items of business. Items on this section will be acted in one motion unless they are removed from the Consent Calendar. 2A. APPROVAL OF COUNCIL MINUTES OF: REGULAR MEETING -FEBRUARY 7, 2001 STAFF RECOMMENDATION: Approve submitted minutes. Councilmember Baker pulled Item 2A from the Consent Calendar. Councilmember Baker noted on page 7, 6`h paragraph, "Waltonsmith" should replace "Bogosian". BAKER/WALTONSMITH MOVED TO APPROVE MINUTES OF FEBRUARY 7, 2001 CITY COUNCIL MINUTES AS AMENDED. MOTION PASSED 3-2 WITH MEHAFFEY ABSTAINING AND BOGOSIAN ABSENT. City Council Minutes 2 February 21, 2001 2B. REVIEW OF CHECK REGISTER STAFF RECOMMENDATION: Approve check register. STREITBAKER MOVED TO APPROVE THE CHECK REGISTER. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. 2C. JANUARY FINANCIAL STATEMENTS STAFF RECOMMENDATION: Note and file. STREITBAKER MOVED TO NOTE AND FILE JANUARY FINANCIAL STATEMENTS. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT 2D. REVIEW OF PLANNING COMMISSION ACTION MINUTES STAFF RECOMMENDATION: Note and file. STREITBAKER NOTE AND FILE PLANNING ACTION MINUTES. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. 2E. AUTHORIZATION TO CITY MANAGER TO EXECUTE AGREEMENT WITH REPUBLIC ELECTRIC FOR SIGNAL MAINTENANCE STAFF RECOMMENDATION: Authorize City Manager to execute agreement. Vice Mayor Streit pulled Item 2E from the Consent Calendar. Vice Mayor Streit asked if Republic Electric was a reputable company. Director Cherbone responded that other jurisdictions that use Republic Electric were satisfied with their performance. Vice Mayor Streit pointed out an article he had read in the San Jose Mercury Newspaper that talked about equipping intersections for blackouts. Vice Mayor Streit requested that the City install battery back ups to all the traffic signals. STREITBAKER MOVED TO AUTHORIZE TO CITY MANAGER TO EXECUTE AGREEMENT WITH REPUBLIC ELECTRIC FOR SIGNAL MAINTENANCE. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. City Council Minutes 3 February 21, 2001 Mayor Mehaffey noted that it was not the appropriate time to begin the Public Hearing. Consensus of the Council moved to New Business -Item 4. NEW BUSINESS 4. AUTHORIZATION TO CITY MANAGER TO EXECUTE MEMORANDUM OF UNDERSTANDING FOR THE UNION PACIFIC RAILROAD TRAIL STAFF RECOMMENDATION: Authorize City Manager to execute MOU. TITLE OF RESOLUTION: 01-012 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SARATOGA Cary Bloomquist. Administrative Analyst, presented staff report. Analyst Bloomquist reported that tonight staff is requesting that the City Council is approve the Memorandum of Understanding and allocate $10,000.00 to conduct a Feasibility Study for the Union Pacific Railroad Trail. Analyst Bloomquist explained that the proposed trail segment length is 8.7 miles, with Saratoga's portion being 3.7 miles. Development of the trial will serve as an important linkage to other significant trail venues in the area, such as the Stevens Creek Trail and Rancho San Antonio County Park trails to the North, and Los Gatos Creek Trail and Vasona Lake County Park trails to the South. The proposed trail is included as a Regional Trail Route in the Santa Clara County Trails Master Plan, is a proposed bicycle corridor in the Santa Clara County Congestion Management Program and could be included as part of the San Juan Bautista De Anza National Historic Trail. Analyst Bloomquist reported that the anticipated cost of the trail project, without the data from the Feasibility Study, is $9,200,000.00. The VTA will fund 80% or $7,360,000.00 with the balance of $1,840,000.00 representing the four cities local match. Vice Mayor Streit Analyst Bloomquist noted that the lead agency for this project was the City of Cupertino. Ray Chong, Staff Liaison/City of Cupertino, presented a brief overview of the Union Pacific Railroad Trail Project. Mr. Chong highlighted the following key elements of the Project: • Key issues • Benefits • Scope of Work City Council Minutes 4 February 21, 2001 • Funding • Grant opportunities • Trail Partnership • Feasibility Study • Timeline BAKER/WALTONSMITH MOVED TO PUBLIC HEARINGS • City Council Minutes 5 February 21, 2001 3. PROPOSED ORDINANCE TO UPDATE CERTAIN PORTIONS OF TITLE III OF THE SARATOGA MUNICIPAL CODE WHICH GOVERNS CODE ENFORCEMENT STAFF RECOMMENDATION: Open public hearing; invite public testimony; close public hearing; waive first reading of ordinance. Jonathan Wittwer, City Attorney, presented staff report. Attorney Wittwer briefly explained the City's current hearing process, noting that the proposed amendment would provide a more efficient use of time and City funds. Attorney Wittwer explained the proposed changes highlighting the following key issues: • Hearing Officer -The amendments would provide that an independent Hearing Officer would hear appeals of a Nuisance Abatement Order. • Alternate Appeals Board -Under certain circumstances a hearing officer may not be appropriate, the amended ordinance provides that the City Council can call upon a Board of Appeals. The Board of appeals would be composed of the chairs of the Public Safety, Finance, and Planning Commissions. • Uniform Appeals Process -The amendments would provide that appeals of recorded notices of code violations are to be heard by the Hearing Officer or Board of Appeals. • Attorney's Fees -The amendments would authorize the City to recover its reasonable and necessary fees incurred in the course of code enforcement actions. • Clarifying Amendments -The amendments would clarify various provisions of the code enforcement ordinance and remove redundant language. Mayor Mehaffey opened the Public Hearing at 8:29 p.m. and invited any public input. Mayor Mehaffey closed the Public hearing at 8:30 p.m. Mayor Mehaffey pointed out several typographical errors and briefly went through the document requesting that appropriate changes be made. Councilmember Waltonsmith noted she supports using a Hearing Officer. Mayor Mehaffey concurred with Councilmember Waltonsmith adding that staff time will be better spent more productively. Councilmember Baker requested that the Council defer the first hearing on the proposed amendment and bring it back on March 7th. City Council Minutes 6 February 21, 2001 Councihnember Baker suggested that a notice be placed in the Saratoga News inviting the public to comment on this issue. • Mayor Mehaffey concurred with Councihnember Baker noting that the current septic abatement will eventually fall into the nuisance abatement category so this amendment could affect those individuals-. STREIT/WALTONSMITH MOVED TO APPROVE MOTION TO WAIVE Attorney Wittwer commented that the City Council should direct the City Clerk to notice a second reading of the proposed amendment. WALTONSMITH/STREIT MOVED TO DIRECT THE CITY CLERK TO NOTICE THE SECOND READING OF THE PROPOSED AMENDMENT. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. Mayor Mehaffey called a recess at 8:45 p.m. Mayor Mehaffey reconvened the meeting at 9:00 p.m. OLD BUSINESS None NEW BUSINESS 6. PRESENTATION OF DESIGN SCHEMATICS OF LIBRARY STAFF RECOMMENDATION: Authorize City Manager to execute contract. Mary Jo Walker, Director of Administrative Services, presented staff report. Director Walker reported that for the last six months, the Library Expansion Committee and staff members have been working with the Library Architects and various other consultants to develop the schematic design for the Saratoga Community Library. The process consisted of meetings between the Architect and the Library Expansion Committee every two weeks to develop the concept of the building, and three public meetings to receive public input. The result is the design that Mark Schatz , of Field Paoli, will present tonight. Director Walker noted that the Landscape Architect has been working with the Heritage Preservation Commission and Matt Novakovich to minimize the Library expansion project's impact on the Heritage Orchard. The main landscaping theme is orchard related. Director Walker briefl ex lained the estimated costs to construct the Libr Y p ary as designed. The estimate is the first of two very detailed estimates that will be City Council Minutes 7 February 21, 2001 prepared by the Architects at crucial stages in the design process. The Architects' estimated a total of $13,520,597.00, plus $1,988,171.00 in design and construction contingencies, for a total of $15,508,768. This includes all costs associated with the completion of the project including renovation and construction costs, moving costs, and temporary quarters for the library during the eighteen months of construction. Director Walker noted that this estimate exceeds the $15 million available for the project, so the process of value engineering has begun to reduce to no more than $15 million, including adequate contingencies. Director Walker noted that on January 25 the Architect and Construction Manager will meet with the Library Expansion Committee to review a list of options for reducing the cost estimate. Director Walker noted that the Citizen Oversight Committee was concerned about the construction being divided into two phases; phase one is the site preparation and construction of the foundation and parking lot, and phase two is the rest of the library construction. The COC felt that the phased approach could pose a cost risk because it limits the Architect's options in phase two to reduce costs, should the need arise. Director Walker reported that the Architect recommended this approach in order to meet the November 2001 deadline of the target opening of the new library. Councilmember Baker stated he strongly opposes any estimate exceeding the $15 million that is available. Director Walker reassured Councilmember Baker that the project group has already started value engineering to reduce the costs. Mark Shatz, Field Paoli Architects/Project Architect, introduced the project team. Mr. Shatz reassured the Council that staying within the budget is a priority and has begun to prepare a preliminary list on value engineering options and a meeting has been scheduled for tomorrow morning with Gilbane, the cost estimators, and all the sub consultants on the team so they will have a plan in place on how they will achieve the budget goals. Mr. Shatz provided a brief summary of the process to date highlighting the number of meetings involving the Library Expansion Committee, City Council, community workshops, and various city departments. Mr. Shatz introduced Steve Lovell, Field Paoli Architects/Project Architect, who would be giving the design presentation. Mr. Lovell briefly demonstrated how the existing library would be expanding and how it would eventually co-exist with the Heritage Orchard. Mr. Lovell City Council Minutes 8 February 21, 2001 • • • explained that two independent parking studies were prepared, one by Jim Jeffrey, the city's parking consultant, and one by Jane Bierstedt at Fehr and Peers. The conclusion was that the new library should provide 160 parking spaces, including designated accessible and van stalls. Mr. Lovell described in length the new interior/exterior of the library and the new design for the front entry. Mr. Schatz explained to the Council that one way to stay within the budget is to perform frequent the frequent and repetitive cost estimates throughout the project. Mr. Shatz noted that two estimates have been done, the first by Oppenheim Lewis, the second by Gilbane. Mr. Shatz noted that the current estimate for renovation, new construction and site work, temporary quarters, contingencies, permits, fees, and equipment exceeds budget by $500,000.00. Mr. Shatz asked the Council to approve the schematic design and schematic construction cost estimate with the contingency of value engineering. Mr. Shatz gave the Council examples of how the cost could go down with minor changes to the interior and exterior of the library. Mr. Shatz noted that construction should start in August 2001. Mr. Shatz suggested temporarily closing the library until the project is complete. Mr. Shatz noted this would save a lot of money. Councilmember Streit questioned if relocating the library to another location is more economical rather than keeping it on the construction site. Mr. Schatz responded that it would be more efficient and more economical to relocate the Library offsite. Councilmember Streit also suggested that more private study rooms be added and suggested contacting the principal at the high school to discuss future curriculum patterns. Councilmember Waltonsmith noted she does not support closing the library and supports relocating the Library off site. Councilmember Waltonsmith also expressed concern in regards to the transplanting of the existing trees. A discussion took place of the importance of staying within the budget. Mayor Mehaffey suggested putting a cap on the budget of $14.5 million. Councilmember Bogosian noted he would prefer $14.25 million and opposed closing the library down until the project is complete. Councilmember Bo osian su orted the new desi for the front ent notin g PP ~ rY g it retains the feeing of the existing building. City Council Minutes 9 February 21, 2001 Councilmember Bogosian noted that the new design was more in conformity , with the existing site. WALTONSMITH/BOGOSIAN MOVED TO APPROVE THE SARATOGA COMMUNITY LIBRARY DESIGN AND COST ESTIMATES WITH THE PROVISION OF VALUE ENGINEERING AND THE NEW DESIGN FOR THE FRONT ENTRY. MOTION PASSED 5-0. Councilmember Baker requested that a maximum dollar amount for the project be added to the motion so it does not exceed the budget. Motion amended to include the specific dollar amount of $14.5 million, total cost of final project. Motion passed as amended 5-0. Mayor Mehaffey declared a fifteen (15) minute recess at 9:27 p.m. Mayor Mehaffey reconvened the meeting at 9:42 p.m. 7. AUTHORIZATION TO CITY MANAGER TO EXECUTE AGREEMENT WITH ALTRANS FOR FY 00-O1. STAFF RECOMMENDATION: Accept report and direct staff accordingly. Paula Reeve, Administrative Analyst, presented staff report. Anal st Reeve re orted since Febru of 1997 the Cit in coo eration with Y p ~Y ~ Y~ P ALTRANS (Alternative Transportation Solutions), has applied for and received funding from the Santa Clara Valley Transportation Authority (VTA) from the Transportation Fund for Clean Air (TFCA) Program. Recently the City has been awarded $322,000.00 from The VTA. Analyst Reeve reported that ALTRANS has been providing trip reduction and ridesharing services for 7,500 students of Santa Clara County Community Colleges and Universities since 1993 and K-12 since 1996. Analyst Reeve noted Steve Blaylock/ALTRANS was present to answer any questions. Councilmember Waltonsmith noted she had heard that the VTA was not going to fund ALTRANS this year because of documentation issues. Analyst Reeve responded that the documentation issues have already been handled. Councilmember Waltonsmith asked Mr. Blaylock if he has had any success with covering the bus stops in front of various schools. Mr. Bla lock res onded that he is still workin on that issue. • Y P g City Council Minutes 10 February 21, 2001 Councilmember Baker asked if ALTRANS plan includes all the schools that serve Saratoga. Mr. Blaylock responded that most of the schools that serve Saratoga are included except Marshall Lane, Westmont High School, Prospect High School, and Rolling Hills Middle School. Councilmember Baker expressed dissatisfaction that all the schools that serve Saratoga residents were not included in ALTRANS service plan. Councilmember Baker noted that this was the third time he has requested all schools be included. Mr. Blaylock noted that some of the schools that are not included are very resistant to the program and have no desire to come aboard. Councilmember Streit asked why Marshall Lane was not included. Mr. Blaylock states that Marshall lane was accidentally left out. Councilmember Waltonsmith concurred with Councilmember Baker that all the schools that serve Saratoga should be included in the service plan. Councilmember Bogosian concurred with his fellow colleagues regarding the service plan including all the schools. Councilmember Waltonsmith directed Mr. Blaylock to contact the City Council if schools refuse to participate. BAKER/STREIT MOVE TO AUTHORIZE THE CITY MANAGER TO EXECUTE AGREEMENT WITH ALTRANS FOR FY 00/Ol. MOTION PASSED 5-0. 8. POLICY FOR ACQUISITION OF CITY OWNED PARKING RIGHTS IN PARKING DISTRICT #3 STAFF RECOMMENDATION: Authorize City Manager to execute contract. Richard Taylor, City Attorney, presented staff report. Mr. Taylor explained that the City established Parking District #3 in 1988. Mr. Taylor explained that parking requirements applicable to proposed developments, including expansions, in the Village depend on the parking district in which the development is proposed. The requirements for Parking District #3 is one parking space be provided for each 350 square feet of gross floor area developed. S Mr. Ta for noted that in 1988 when the Cit Council created the assessment Y Y district, 31.2 "extra" parking spaces were identified. City Council Minutes 11 February 21, 2001 Mr. Taylor explained that Mr. Jin Lee, owner of the Saratoga Cleaners at 14495 Big Basin Way, has requested that the City sell him the development rights associated with some of the 31.2 parking spaces in Parking District #3. Mr. Taylor noted that based on the City's current policy, Mr. Lee would pay $19,546.00 per parking space. Mr. Taylor explained that although Mr. Lee is considering an expansion at the Saratoga Cleaners he has not yet submitted a development application to the City because the feasibility of the project depends, in part, on the City's willingness to sell the development rights of the parking spaces. Mr. Taylor briefed the City Council on some policy issues concerning the proposed purchasing agreement. • The approval of the transfer of development rights not be construed as approval of development application. • The adequacy of current parking in the Village. • The appropriate price to charge for each parking space. Councilmember Bogosian noted that no studies have been done on the current parking situation, nor has the Village Specific Plan been considered. Councilmember Baker stated he does not support this item in any way and recommended it go back to staff with no action taken tonight. Councilmember Waltonsmith commented that the 1988 study might not be accurate today and recommend a new parking study be done to determine if adequate parking exists m the Village. Councilmember Streit commented that the price of parking spaces listed in Mr. Taylor's report of $19,546.00 is too low and supports further parking studies. Mayor Mehaffey feels the cost of parking spaces should be determined on how much it would be to replace them in today's market. Mayor Mehaffey noted he does not want to prevent Mr. Lee from expanding because the City Council lacks adequate information on the Village parking situation. Mayor Mehaffey directed staff to bring more. data back to Council, including a cost analysis of the current cost of parking spaces in the Village. 9. ANNUAL REVIEW OF THE CITY OF SARATOGA INVESTMENT POLICY STAFF RECOMMENDATION: Approve the Investment Policy. Mary Jo Walker, Director of Administrative Services, presented staff report. City Council Minutes 12 February 21, 2001 Director Walker explained that the California Government Code and City of Saratoga Municipal Code require the City Council to annually review and approve the City's Investment Policy. Director Walker noted that the Investment Polic la s the foundation for the Y Y City's investment management functions. Last year, at the January 19, 2000 City Council meeting, staff recommended minor changes to the Investment Policy from the previous year, and the Council approved the Investment Policy in its current version. This year the Finance Commission reviewed the Policy at their January 8, 2001 meeting, and recommended forwarding the Policy to the Council after some minor changes. Director Walker summarized the changes recommend by the Finance Commission. Councilmember Baker noted that the changes were not included in the report. Director Walker noted that the changes were accidentally left out of the report but reassured Council that they were not extremely significant. BOGOSIAN/STREIT MOVED TO APPROVE THE CITY OF SARATOGA INVESTMENT POLICY. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. 10. REPORT FROM CITY ATTORNEY -PROCEDURE FOR ESTABLISHMENT OF A CITY COMMUNITY FOUNDATION STAFF RECOMMENDATION: Accept report and direct staff accordingly. Richard Taylor, City Attorney, presented staff report. Mr. Taylor explained that the City Council expressed interest in forming a Community Foundation supporting various activities in Saratoga. Mr. Taylor noted that community foundations established by local governments are subject to the Brown Act, Political Reform Act, and other agency restrictions applicable to all actions by the City. Independent foundations are not subject to these restrictions. Mr. Taylor stated that the manner in which the City proceeds in supporting the formation of a community foundation depends on whether the foundation will be independent of the City or will be aCity-sponsored foundation. If the City wishes to support formation of an independent foundation, the City Council could direct staff to take steps to inform the community of the Council's interest and to encourage interested members of the community to step forward. Mr. Ta for noted that most communit foundations are established as non- Y Y profit organizations that are exempt from federal taxation under section City Council Minutes 13 February 21, 2001 501(1)(3) of the Internal Revenue Code. 11. Mr. Taylor explained that if the City wishes to support aCity-sponsored foundation, the City Council could direct staff to solicit applications fora special committee to investigate and create a City of Saratoga Community Foundation. Councilmember Waltonsmith noted that she supports the City helping create a community foundation and once it is established allow the foundation to run independently from the City. Mr. Taylor explained that the Council would need to determine the degree of control the City would exercise over a community foundation. In a private foundation, a board would decide how to spend donated money and City Council approval would not be necessary. Mr. Taylor suggested the City form a task force to develop a "Mission Statement" for a community foundation. Councilmember Streit concurred with Councilmember Waltonsmith and noted that most people are generally more inclined to donate money to a nonprofit organization rather a government agency sponsored group. Mayor Mehaffey concurred with Councilmember Waltonsmith and Councilmember Streit that the City should start the process of the formation of a community foundation. Dave Anderson, City Manager, reiterated what he felt was the direction from Council. Mr. Anderson stated that a model of "Articles of Incorporation" for a Saratoga Community Foundation could be drafted and placed on the next City Council agenda. Mr. Taylor asked the Council how large of a board they would like. Mayor Mehaffey commented that the Foundation could have an executive board of no more than 7 members and a general membership. Mr. Taylor suggested a governing board up to 15 members and other advisory boards for arts, sports, etc. Mr. Taylor commented that the proposed "Articles of Incorporation" could be left open, leaving it up to the Board to decide on what the advisory boards are going to represent. APPROVAL OF CITY ENERGY CONSERVATION POLICY STAFF RECOMMENDATION: Accept report and direct staff accordingly. TITLE OF RESOLUTION: 01-006 City Council Minutes 14 February 21, 2001 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SARATOGA DECLARING THE CITY OF SARATOGA'S PARTICIPATION IN THE LEAGUE OF CALIFORNIA CITIES EFFORTS TO CONSERVE ENERGY John Cherbone, Director of Public Works, presented staff report. Director Cherbone explained that since December, California has been under Stage 1, 2,and 3 energy alerts. On January 12, 2001, Stage 3 energy alert was issued and rolling blackouts took place. Director Cherbone reported that this Stage 3 energy alert prompted the League of California Cities to issue a memorandum asking all cities to certify that they will reduce energy usage by 5% by January 16, 2001. Director Cherbone briefly presented several energy conservation methods the City would be implementing at City Hall and the Village until the power shortages are over. Councilmember Baker reported that he recently attended a Cities Association meeting and there was an unanimous decision to write a letter to PG & E demanding that they notify all law enforcement agencies at least one (1) hour prior to rolling blackouts. Councilmember Bogosian supported the energy conservation methods that Director Cherbone presented and suggested removing the Village lights completely. Mayor Mehaffey noted he supported the lights being on in the Village only during the holiday season. Mr. Taylor commented that the Council could agree, as an energy conservation measure, to shut the Village lights off during the State's energy shortage. Mayor Mehaffey noted that at the next Downtown Beautification Committee meeting a policy could be developed in regards to the long term use of Christmas lights. BAKER/STREIT MOVED TO APPROVE RESOLUTION DECLARING THE CITY OF SARATOGA'S PARTICIPATION IN THE LEAGUE OF CALIFORNIA CITIES EFFORTS TO CONSERVE ENERGY. MOTION PASSED 4-0 WITH BOGOSIAN ABSENT. AGENCY ASSIGNMENT REPORTS Councilmember Waltonsmith noted that SASCC is excited about the temporary buildings and that in regards to the VTA PAC voted to support natural gas for the new buses, however the Board of Directors went the other direction and decided that the new buses would use clean diesel instead of natural gas. City Council Minutes 15 February 21, 2001 Councilmember Bogosian reported that the Silicon Valley Joint Animal Control is , seeking to hire an Executive Director and they are still looking for property to house the shelter. Councilmember Baker reported that the HCD, KSAR, and the Emer enc Pre aredness g Y P Council have not met yet, but noted that he recently attended the Cities Association on behalf of Mayor Mehaffey. Councilmember Baker reported that the City's Association set a few priorities for the year; housing and transportation were at the top. Councilmember Baker had nothing to report regarding the West Valley Sanitation District Board. Councilmember Streit had no reportable actions or information. Mayor Mehaffey had no reportable actions or information. CITY COUNCIL ITEMS Councilmember Bogosian expressed dissatisfaction with the report given to the Council by Rebecca Spoulos, Code Enforcement Officer, of complaints being lodged against residents in Saratoga. Councilmember Bogosian requested that a policy be developed not to include residents that have not violated any codes in the report. Coif a complaint is lodged and there is no violation, the person should not be listed on the report. Dave Anderson, City Manager, suggested that in the future only the statistical information of code complaints and violations be presented to the City Council. Councilmember Waltonsmith applauded Saratoga schools that received to marks in the P school evaluation report prepared by San Jose Mercury News. Councilmember Waltonsmith questioned the status on the progress of providing bus shelters at the major arterials throughout Saratoga. Mayor Mehaffey directed staff to agendize this issue for discussion at the next regular scheduled City Council meeting. Councilmember Streit requested a status report on the Electric Rule 20 underground conversion program funded by P G & E. Mayor Mehaffey pointed out that he recently attended the Mayor/Council Conference in Sacramento. During a discussion with other Mayors regarding agenda policies, Mayor Mehaffey noted that the City of Saratoga has never formally adopted a Consent Calendar policy. Mayor Mehaffey directed staff to draft a Consent Calendar Policy for discussion at the next regular scheduled City Council meeting. OTHER Richard Taylor, City Attorney, strongly encouraged the Councilmembers to attend the ABAG hearing on January 25, 2001, in regards to the "Regional Housing Needs Determination". City Council Minutes 16 February 21, 2001 • • • CITY MANAGER'S REPORT Mr. Anderson had nothing to report. ADJOURNMENT Mayor Mehaffey adjourned the meeting at 11:20 p.m. Respectfully submitted, Cathleen Boyer, CMC City Clerk City Council Minutes 1.7 February 21, 2001 • •