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HomeMy WebLinkAbout04-09-2003 Planning Commission PacketCITY OF SARATOGA PLANNING COMMISSION ACTION MINUTES DATE: Wednesday, AprIl 9, 2003 - 7:00 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL' Commissioners Barry, Garakani, Hunter, Nagpal, Schallop, Uhl and Zutshi Absent: Commissioner Hunter Staff: Planners Livingstone &z Welsh, Director Sullivan and Minutes Clerk Shinn PLEDGE OF ALLEGIANCE ELECTION OF A NEW PLANNING COMMISSION CHAIR AND VICE-CHAIR (CONTINUED TO NEXT MEETING) MINUTES: Draft Minutes from Regular Planning Commission Meeting of March 26, 2003. (CONTINUED TO MAY 14, 2003) ORAL COMMUNICATIONS -Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not on this agenda The law generally prohibits the Planning Commission f rom discussing or tahing action on such items. However, the Planning Commission may instruct staf f accordingly regarding Oral Communications under Planning Commission direction to Staf f. REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on April 3, 2003. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an "Appeal Application" with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15-90.050 (b). CONSENT CALENDAR - None 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 Monday, a week before the meeting. 1. APPLICATION #02-062 (Building Site Approval) &r #02-213 (Lot Line Adjustment), (503- 13-134 thru 137) - HORVATH, 22122 Mt. Eden Road; -The proposed lot line adjustment involves an equal transfer of area between abutting parcels. The lot line change is proposed to create a separate access lane for the landlocked rear parcel, which presently gains access via an easement over the frontage parcel. The, new access lane would require a bridge to be constructed 100 feet east of the existing shared access bridge, which spans Calabasaz Creek. The lot, line d adjustment involves transfer of 13,910 square feet to A.P.N. 503-13-134 which is owned by Judy Chapel from A.P.N. 503-13-136 and 137 which is owned by Frank Horvath. The lot line. adjustment also involves transfer of 13,910 square feet from A.P.N. 503-13-135 and 134 owned by Judy Chapel to A.P.N. 503-13-137 which is owned by Frank Horvath. (ANN WELSH AND THOMAS SULLIVAN) (NEGATIVE DECLARATION APPROVED 6-0, LOT LINE Est BSA APPROVED 6-0) 2. APPLICATION #O1-039 (APN 503-15-065) - HOUSE/OLSEN, Parcel 1, .Old Oak Way; - RequestApproval for Design Review and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The gross lot size is 11.56 acres and zoned Hill Side Residential. The maximum height of the residence will be approximately 24 feet. (joxN LIVINGSTONE) (APPROVED 6-0) 3. APPLICATION #O1-040 (APN 503-12-041) - HOUSE/CARGILL, Parcel 2, Old Oak Way; - Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hill Side Residential. .The maximum height of the residence will be approximately 26 feet. (joxN LIVINGSTONE) (APPROVED 6-0) 4. APPLICATION #03-052, (CITYWIDE) -CITY OF SARATOGA; -Multiple Zoning Ordinance Amendments updating various sections of the 15-12: R-1: Single Family Residential Districts,15-45: Design Review: Single Family Dwelling and Chapter 14 -Subdivisions. The proposed amendments to Article 15-12 provides for consistency between ordinance requirements and long time practices as well as simplifying the. rules. The .amendments to Article 15-45: Design Review provides streamlining and clarity. The amendments to the Subdivision Ordinance updates the Director's title and removes references to the Building Site Approval process. (THOMAS SULLIVAN) (CONTINUED TO MAY 14) DIRECTORS ITEM - None COMMISSION ITEMS - Discuss site visit time (CHANGED TO TUESDAYS AT NOON) COMMUNICATIONS WRITTEN - Letter from Mark Snow regarding Edencrest Lane with site plan. (TO BE PLACED ON A FUTURE AGENDA) - City Council Minutes from Special Meetings on March 20, 2003 ADJOURNMENT AT 10:10 PM TO THE NEXT MEETING - Wednesday,. April 23, 2003, at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA If you would like to receive the Agenda's via a-mail, please send your a-mail address to plannin sarato ag ca.us • CITY OF SARATOGA PLANNING COMMISSION LAND USE AGENDA DATE: Tuesday, Apri18, 2003. - 3:00 P.Iri. 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, APRIL 9, 2003 • ROLL CALL REPORT OF POSTING AGENDA AGENDA 1. Application #02-062 &t 02-213 - HORVATH 22122 Mt. Eden Road 2. Application #O1-039 &t 01-040 - OLSON / CARGILL Old Oak Way (Lots 1 &r 2) Item 1 Item 2 ~ 3 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 p.m. 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 l0 minutes) because of time constraints. Any presentations and testimony you may wish to give should be saved for the public hearing. • CITY OF SARATOGA PLANNING COMMISSION AGENDA DATE: Wednesday, April 9, 2003 - 7:00 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Commissioners Barry, Garakani, Hunter, Nagpal, Schallop, Uhl and Zutshi PLEDGE OF ALLEGIANCE ELECTION OF A NEW PLANNING COMMISSION CHAIR AND VICE-CHAIR MINUTES: Draft Minutes from Regular Planning Commission Meeting of March 26, 2003. ORAL COMMUNICATIONS -Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not on this agenda The law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staf f accordingly regarding Oral Communications under Planning Commission direction to Staf f. REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on April 3, 2003. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an "Appeal Application" with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15-90.050 (b). CONSENT CALENDAR - None 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 Monday, a week before the meeting. 1. APPLICATION #02-062 (Building Site Approval) Fst #02-213 (Lot Line Adjustment), (503- 13-134 thru 137) - HORVATH, 22122 Mt. Eden Road; -The proposed lot line adjustment involves an equal transfer of area between abutting parcels. The lot line change is proposed to create a separate access lane for the landlocked rear parcel, which presently gains access via an easement over the frontage parcel. The new access lane would require a bridge to be constructed 100 feet east of the existing shared access bridge, which spans Calabasaz Creek. The lot line adjustment involves transfer of 13,910 square feet to A.P.N. 503-13-134 which is owned by Judy Chapel from A.P.N. 503-13-136 and 137 which is owned by Frank Horvath. The lot line adjustment also involves .transfer of 13,910 square feet from A.P.N. 503-13-135 and 134 owned by Judy Chapel to A.P.N. 503=13-137 which is owned by Frank Horvath. (ANN WELSH AND THOMAS SULLIVAN) 2. APPLICATION #O1-039 (APN 503-15-065) - HOUSE/OLSEN, Parcel 1, Old Oak Way; - RequestApproval for Design Review and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The gross lot size is 11.56 acres and zoned Hill Side Residential. The maximum height of the residence will be approximately 24 feet. (joxN LIVINGSTONE) 3. .APPLICATION #O1-040 (APN 503-12-041) - HOUSE/CARGILL, Parcel 2, Old Oak Way; - RequestApproval for Design Review and Grading over one thousand cubic yards to construct a new two story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hill Side Residential. The maximum height of the residence will be approximately 26 feet. (joxN LMNGSTONE) 4. APPLICATION #03-052, (CITYWIDE) -CITY OF SARATOGA; -Multiple Zoning Ordinance Amendments updating various sections of the 15-12: R-l: Single Family Residential Districts,15-45: Design Review: Single Family Dwelling and Chapter 14 -Subdivisions. The proposed amendments to Article 15-12 provides for consistency between ordinance requirements and long time practices as well as simplifying the rules. The amendments to Article 15-45: Design Review provides streamlining and clarity. The amendments to the Subdivision Ordinance updates the Director's title and removes references to the Building Site Approval process. (THOMAS SULLIVAN) DIRECTORS ITEM - None COMMISSION ITEMS - Discuss site visit time COMMUNICATIONS WRITTEN Letter from Mark Snow regarding Edencrest Lane with site plan City Council Minutes from Special Meetings on March 20, 2003 ADJOURNMENT TO NEXT MEETING - Wednesday, Apri123, 2003, at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA If you would like to receive the Agenda's via a-mail, please send your e-mail address to plannin @s~` arato ag ca.us • MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, March 26, 2003 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Jackman called the meeting to order at 7:00 p.m. ROLL CALL f~ Present: Commissioners Barry, Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi Absent: None Staff: Director Tom Sullivan, Planner Lata Vasudevan and Associate Planner John Livingstone PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES -Regular Meeting of March 12, 2003. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Hunter, the Planning Commission minutes of March 12, 2003, were approved as submitted with corrections to pages 4, 17,18, 20 and 21. AYES: Garakani, Hunter, Jackman, Kurasch and Zutshi NOES: None ABSENT: None ABSTAIN: Barry and Roupe ORAL COMMUNICATION Vice Mayor Ann Waltonsmith, 21060 Saratoga Hills Road, Saratoga: • Thanked the Planning Commission for a job well done, saying that the Commission is doing a great job. • Extended special thanks to the three Commissioners completing their service on the Commission, Commissioners Lisa Kurasch, Erna Jackman and George Roupe. • Stated that Saratoga runs on volunteerism and that this Commission is a fine example of that. Chair Jackman stated that it has been a rare privilege to serve. Commissioner Hunter stated that the four remaining Commissioners want to thank the three who are leaving. Commissioner Barry also extended thanks to the departing Commissioners, saying that each one has o~,~ helped her a lot. Saratoga Planning Commission Minutes of March 26, 2003 Page 2 Mr. Rand Catto, 15451 Bohlman Road, Saratoga: ' • Advised that he is seeking aid from the Commission in solving an intrusion on the view from his home due to a recently installed power pole. • Declared that this new power pole degrades his view and devalues his property. • Asked that the Commission takes this item up'and asks staff to look into'the matter. Commissioner Kurasch asked why this pole has been installed. Mr. Rand Catto replied that the pole is the result of a residential construction project. Commissioner Barry asked Mr. Catto if he had contacted PG&E and if so to what result. Mr. Rand Catto said that PG&E advised him that it is up to the property owner. Chair Jackman asked if the Hillside Specific Plan applies to this area. Director Tom Sullivan: • Advised that this is an on-going project that was originally reviewed as a remodel. However, all the walls came down and it could no longer simply be considered a remodel. Work was stopped on the project and the project was renoticed. • Stated that the location of the pole was not depicted on any plans and. said that Saratoga Code has a section that pertains to underground utility systems. • Advised. that there is currently no authority for the City or the Planning Commission to make exactions but that staff is working on amendments to allow exactions as part of Design Review, although there must be a nexus to impose undergrounding of utilities on a specific project. • Stated that the applicant has paid a fee to PG&E to have this pole shortened and the work is scheduled to be done on March 31, 2003. Mr. Rand Catto said that someone from PG&E told him that there is a minimum height requirement and that this pole was at that required height. ' On the other hand, the applicant told him today that the pole could be shortened. Commissioner Barry asked whether this project would be grandfathered in the event that the change to Code occurs. Director Tom Sullivan said that the Commission cannot go backwards and apply a new requirement to an already approved project. Commissioner Kurasch said that Mr. Catto's request to have this matter reviewed by the Commission or staff is reasonable and expressed support for that possibility. Director Tom Sullivan agreed that this could be brought back to the Commission as an informational item. Mr. Rand Catto said he was not sure if this area is included within the Hillside Specific Plan. Added that the construction project is being reviewed on March 28, 2003. Director Tom Sullivan clarified that this review is an Administrative Design Review process. Saratoga Planning Commission Minutes of March 26, 2003 Page 3 Commissioner Kurasch asked that this issue be looked into prior to that review. Director Tom Sullivan replied certainly. Mr. Rand Catto said that any information would be nice to know. ' Director Tom Sullivan cautioned that it cannot be enforced if not yet in Code. Commissioner Barry said that the jurisdiction of the Planning Commission is the Design Review of the entire project. Suggested that Mr. Catto speak with his neighbor. Mr. Rand Catto pointed out that a telephone pole is not considered a structure. Commissioner Barry assured that the Planning Commission is interested in neighbor input. Mr. David W. Dolloff, 20685 Segal Drive, Saratoga: • Thanked the outgoing Commissioners for their selfless gift of their time to the City. • Said he is present this evening regarding the power pole recently placed in view of the Catto's home. • Identified himself as the President of the Saratoga Heights Mutual Water Company. • Pointed out that all new buildings should have underground power and that new homebuilders sometimes get away with things that should not be allowed. • Stated that it is important that the City take control over what new people in their area are allowed to do. If not, the area will get haphazard. • Said that right now there is a renaissance on the Hill and houses are getting extremely large since sewer connection is available in the area. • Stated that Design Review efforts will become more important and that such review must be diligently thought out throughout the next year. Chair Jackman stated that Mr. Dolloff has made lots 'of good points. Commissioner Zutshi pointed out that the Commission has placed specific conditions on projects in the area to protect the private roads from the impacts of construction traffic. Chair Jackman said that the Master Plan for that area needs to be reviewed. Director Tom Sullivan announced that the first Public Hearing on the Master Plan is set for April 9, 2003. Mr. David W. Dolloff cautioned that this power pole will not be moved if not done now. Commissioner Barry told Mr. Dolloff that it may be helpful for him to provide a list of his specific concerns regarding the area. Reminded that Administrative Design Review decisions can be appealed to the Planning Commission. REPORT OF POSTING AGENDA Saratoga Planning Commission Minutes of March 26, 2003 Page 4 Director Tom Sullivan announced that, pursuant to Government Code 54954.2, the agenda for this. meeting was properly posted on March 20, 2003. , REPORT OF APPEAL RIGHTS Chair Jackman announced that appeals are possible for any decision. made on this Agenda by filing an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15.90.050(b). CONSENT CALENDAR There were no consent calendar items. *** PUBLIC HEARING -ITEM NO.1 APPLICATION #02-039. SARATOGA OAKS HOMEOWNERS ASSOCIATION: Appeal of an Administrative Decision; the Saratoga Homeowners Association has filed an appeal of an administrative decision made pursuant to Municipal Code Section 15-50:120, Tree Regulations, Violations Penalties. The administrative decision requires $35,439.00 in cash and $17,719.50 in native replacement trees for removal a total of 12 trees without acity-issued tree removal permit. (CHRISTINE OOSTERHOUS) (REQUEST TO BE CONTINUED) Chair Jackman advised that Public Hearing Item No. 1 has been continued at the request of the applicant to the second meeting in April. *** PUBLIC HEARING -ITEM N0.2 APPLICATION #02-280 (397-17-012) - KALKUNTE. 14625 Fruitvale Avenue: Request for Design Review approval to construct a new two-story 5,815 square foot home. The maximum height of the proposed residence is 26 feet. The pre-existing structure on this 42,011 (net) square foot site was demolished in conjunction with a Design Review approval granted for a new two-story home on December 12,- 2001. The current Design Review application #02-280 was filed because the applicant no longer wishes to construct the home as previously designed and approved by the Planning Commission. The site is zoned R-1-40,000. (I.ATA VASUDEVAN) Planner Lata Vasudevan presented the staff report as follows: • Informed that the applicant is seeking Design Review approval to allow atwo-story, 5,815 square foot home with a maximum height of 26 feet on a property zoned R-1-40,000. • Advised that the pre-existing home was demolished in conjunction with a previously approved Design Review approval. • Added that the applicant filed this current Design Review application because he decided not to construct with the plan approved. • Described the home as including a light green-gray stucco with olive trim and a gray slate roof. Saratoga Planning Commission Minutes of March' 26, 2003 Page 5 • Said that the applicant has contacted his surrounding neighbors and letters of support from several have been received. • Stated. that the existing mature landscaping will remain as well as new -trees to be planted at the rear of the site. • Informed that staff has added a Condition of Approval requiring the submittal of a final .landscape plan.. • Added that staff is also suggesting that the proposed 16 foot high gazebo be lowered to the 12 foot height permitted for an accessory structure under Code. • Reminded that there is a large specimen oak in the front yard and that the applicant has worked with the Arborist to assure the health of the oak as well as other trees. • Stated that no new Arborist report was required since the new design has the home in the same vicinity as the previous design and will actually have less of an impact than the previous plan. • Said that the driveway and path will be constructed per the Arborist's recommendations. • Said that the proposed wall for the front perimeter of the property cannot exceed three feet in height. • Suggested a Condition that states that any existing fencing that does not meet current requirements must be removed. • Stated that this project will preserve the natural landscaping, is compatible with the neighborhood and meets requirements. • Recommended approval with conditions. Commissioner Zutshi asked which one of the two proposed fireplaces is woodburning. Commissioner B asked if it would be a normal request to have a fence plan submitted with the ~' landscaping plan. Planner Lata Vasudevan assured that she would be asking for one since the proposed stucco wall would require building permits. Commissioner Roupe asked if the allowable fence heights are higher along Fruitvale since it is a busier roadway. Planner Lata Vasudevan said that Fruitvale's front wall heights are the same, three feet. Commissioner Zutshi sought clarification that the wall could be six feet high at the proper setback. Planner Lata Vasudevan replied yes. Commissioner Hunter asked what the material is above the bay window. Planner Lata Vasudevan replied painted sheetmetal and not copper. Commissioner Garakani asked the reason for the height limitation for the gazebo. Planner Lata Vasudevan explained that this is a Code requirement that states that separate accessory structures, cannot exceed 12 feet in height. The Planning Commission can approve up to 15 feet if the required findings can be made. Saratoga Planning-Commission Minutes of March 26, 2003 Page 6 Commissioner Kurasch sought clarification that staff does not believe these findings can be made in this case. Planner Lata Vasudevan replied correct. Mr. Kalkunte, Applicant; 14625 Fruitvale Avenue, Saratoga: • Said that his earlier designed proved to be too expensive to construct. • Stated that they plan to preserve the mature landscaping on this property. • Introduced his project architect, Mr. Glen Cahoon. Mr. Glen Cahoon, Project Architect: • Assured the Commission that he is familiar with Saratoga's limitation of one woodburning fireplace. • Added that the woodburning fireplace in this home would be in the family room. The second is a non-woodburning fireplace. • Said that the fencing design is on the table. • Reminded that Fruitvale is a very heavily traveled road. • Pointed out that there are a tremendous number of mature oak trees and landscaping on this property. Instead of fencing some of this beautiful landscape outside of the property, they want to fence in such a way that it is within the property for the enjoyment of this family. • Added that Mr. Kalkunte has agreed to a three-foot high fence. • Said that the 12-foot high gazebo would be fine but he has designed it with the same pitch roof as the home for continuity. • Suggested that if he could retain the 15-foot height allowed with Planning Commission approval, he could retain the pitch. If he must reduce to 12 feet in height, the pitch of the roof for the gazebo would have to be lowered to accomplish that height. Commissioner Zutshi asked about the material over the living room bay window roof. Mr. Glen Cahoon said that that they had originally incorporated copper gutters and downspouts. He was told that the Commission does not like the use of copper so they have instead-used sheetmetal painted, which will be beautiful as well. Commissioner Kurasch pointed out that this can look more like copper than copper itself. Chair Barry advised that the concern about use of too much copper is not aesthetics but rather environmental. Commissioner Kurasch clarified that if the fencing is to be higher than three feet, it would come to the Commission. If lower than three feet, it is handled at staff level. Chair Jackman pointed out that the proposed height of the gazebo is 16 feet. Mr. Glen Cahoon said that he could drop it to 15 or even 12 feet. Saratoga Planning Commission Minutes of March 26, 2003 Page 7 Commissioner Roupe reminded that the 15-foot height means that the roof ,pitch would not have to be ' changed. ' Commissioner Kurasch asked staff why it did not feel the necessary findings could be made to support the 15-foot height for the gazebo. Planner Lata Vasudevan replied privacy impacts as there is a home close behind it. Commissioner Zutshi asked how high the greenhouse is on the adjacent property. Mr. Kalkunte replied approximately 12 to 13 feet. Commissioner Kurasch asked if paving the pathway and driveway on grade would impact the access to the house due to the restrictions imposed to preserve the tree. Mr. Glen Cahoon said that the driveway area is level and it is doable to remain at grade. Commissioner Kurasch cautioned that the Arborist says the area outside the drip line is critical. Mr. Glen Cahoon: • Stated that there is no grading near the tree but rather further out. • Assured that they have looked carefully at the Arborist's report. • Added that the driveway is even further from the tree than with the previous plan. • Said he is confident that the requirements of the Arborist can be met. Mr. Kalkunte said that his earlier design was a challenge and that this one does not need to include excavation to have the garage. Commissioner Kurasch suggested a Condition to have a final landscape plan be reviewed by the Arborist. Mr. Kalkunte thanked Planner Lata Vasudevan for her support. Said that he thinks this new design is tree friendly. Asked for the Commission's support and thanked them for their consideration. Chair Jackman closed the Public Hearing for Agenda Item No. 2 at 7:50 p.m. Commissioner Roupe: • Said that this project has a nice design and that he likes the house itself. It is well articulated and well placed on the property and protects the oak. • Suggested that the fireplace be designated on the final drawings. • Said he had no objection to a 15-foot height for the gazebo to allow architectural continuity and compatibility. Commissioner Barry: . • Agreed with Corrunissioner Roupe. • Said that she was sorry that the previous project didn't work out as it was Mr. Kalkunte's dream house. Saratoga Planning Commission Minutes of March 26, 2003 Page 8 • Added that this design actually works better. • Thanked Mr. Kalkunte for preserving the herb garden and said she is happy he is staying on the property and not selling. • Expressed appreciation for the use of sheetmetal over copper as she does not encourage use of lots of copper. • Said that she could go either way as far as the gazebo height and that while privacy is important, a 15-foot height is a reasonable compromise. • Stated that she sees the need for a few additions to the plans, including the designation on the plans for the placement of the one allowed woodburning fireplace, a landscape plan to include the treatment beneath the oak tree and to include the drawing in of the new fence. • Said that she is happy with this project. Commissioner Hunter: • Stated that she is happy to see Mr. Kalkunte again. • Said that she thought this project is great. • Expressed pleasure with the thriving herb garden on this property. • Added that she did not feel strongly about the gazebo and will listen to the others. • Mentioned that she has a gazebo on her own property. • Congratulation Mr. Kalkunte on his nice project. Chair Jackman: • Pointed out that the house behind this one has few windows nearby. • Said that the 15-foot height for the gazebo is better so it allows the use of the same roof pitch as is used on the house itself. • Suggested. some screening landscaping. • Declared that she likes the house better than the previous design. Commissioner Kurasch: • Said that she loves gardens and finds the gardens on this property to be magical. • Said she is happy that this garden has a good home. • Suggested that an Arborist oversee some of the critical operations of construction that may impact the oak tree. • Added that she is very supportive of this project and that this new design is a better house that she likes better than the last one approved for this site. • Said that perhaps the issue of the gazebo could be continued, if there .are any reservations on the height although she stated she did not believe the three-foot difference would make much of a difference. • Said that variances need to be taken seriously and that issuing a variance for the fencing at the front of this property might not be warranted. • Added that athree-foot wall would be complimentary to the property and area. Commissioner Zutshi: • Said that the previous design was really interesting. • Added that this new design represents a modest house over which she has no problem. • Stated that she has no problem supporting the 15-foot gazebo. Saratoga Planning Commission Minutes of March'26, 2003 Page 9 • Declared that the oak tree is beautiful and she would like to see anything necessary done to assure that this tree. lives another 200 years. Commissioner Garakani: • Joked that he wanted to see the previous project constructed. • Said that this is a well thought out project and that he supports it fully. • Stated that there are no privacy impacts from the gazebo but may be some view impacts. • Added that since it is located in a corner previously occupied with a greenhouse there really is no issue with the 15-foot high gazebo in this case. • Stated that using a low pitch roof with an eight-foot wall does not look very good and supported the 15-foot gazebo so the same pitch roof as the house can be utilized. Director Sullivan said that staff would add the necessary findings to the draft resolution to indicate architectural compatibility, the ability to use the same pitch roof for both the main structure and gazebo and overall compatibility with the neighboring property, whose house is located closer to Fruitvale, are sufficient reasons to support the extra height for the gazebo. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Roupe, the Planning Commission granted a Design Review Approval (Application #02-080) to allow the construction of a new residence on property located at 14625 Fruitvale Avenue with the following conditions added: • That the gazebo be reduced to 15 feet in height; • That the final landscape plan be reviewed by the City Arborist regarding changes near the large oak tree; • That an Arborist oversee critical points of construction relative to the oak tree; • That the specific treatment is reviewed and approved for under the tree and called out in the landscape plan; and • That plan sheet 1 is applicable for the pathway; by the following roll call vote: AYES: Barry, Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi NOES: None ABSENT: None ABSTAIN: None Chair Jackman reminded that this approval is final in 15 days. Commissioner Kurasch commended Mr. Kalkunte for his neighbor outreach efforts, efforts that should be a model for all applicants. *** PUBLIC HEARING -ITEM N0.3 C7 Saratoga Planning Commission Minutes of March 26, 2003 Page 10 APPLICATION #02-215 (517-22-003) - BORELLI, 20200 Hill Avenue: Request for Design Review to build a stew single-family 6,730 square foot two-story home with, a 1,780 square foot basement. The • maximum building height of the residence would be 26 feet. The lot size is approximately 77,003 square feet net and the site is zoned R-1-40,000. (JOHN LIVINGSTONE) ' Associate Planner John Livingstone presented the staff report as follows: • Stated that the applicant seeks Design Review approval to allow the construction of a new 6,730 square foot home with a 1,780 square foot basement: Materials will include horizontal wood siding and a stone veneer, dark green trim and a slate the roof. Features include several small dormers that add interest and breaks up the facade. • ,Advised that the project meets residential design guideline policies. • Stated that this is a large lot that allows significant setbacks. • Said that there are 100 existing trees including an Oak Forest in the rear of the, lot, which will be preserved. There is significant landscaping in place that will be kept. There is a proposal to remove 14 trees and the Arborist recommends six replacement trees. The applicant proposes to provide 17 new trees and 85 new shrubs that will ring the property. • Stated that this proposal is in character with the neighborhood and will be in harmony with the surrounding area. • Said that an issue was raised at the site visit on the subject of the driveway, which needs to be installed at grade per the Arborist's report to ensure the protection of the tree. This will also be incorporated into the architectural drawings. • Informed that he had received a call from someone who said he had sent email messages to some of the Commissioners outlining concerns. However, after this person visited the site after the story poles were in place and called back to say he is now fine with this project. • Recommended that the Planning Commission grant the Design Review Approval with required findings and conditions. Commissioner Zutshi asked if staff is aware of the specific concerns of that one neighbor. Planner John Livingstone said he is not sure. Commissioner Kurasch pointed out that it appears the eastern Swale for drainage might have possible impacts on several trees. Planner John Livingstone said that this has been redesigned. Corrunissioner Hunter asked if this is the largest house approved. Planner John Livingstone replied that the basement space does not count. Director Tom Sullivan replied that Code allows up to an 8,000 square foot home. Chair Jackman opened the Public Hearing for Agenda Item No. 3 at 8:17 p.m. Mr. Vince Borelli, Owner and Applicant, 20200 Hill Avenue, Saratoga, introduced himself and his architect, Greg Hagey. • Mr. Greg Hagey, Project Architect, Korth, Sunseri, Hagey Architects: Saratoga Planning Commission Minutes of March 26, 2003 Page 11 _ • Thanked the Commission. • Stated that he has worked with Planner John Livingstone to get this project to this point. • Described the site as one and three-quarters of an acre that slopes from the southwest gently to the northeast corner. The site has over 100 trees. • Said that they worked to place the house to preserve trees. • Said that the home has a tailored look at the street frontage and is well within. setbacks. The driveway uses uni-pavers. The back of the site will be left in its natural state with the only influence on the canopy being a meandering pathway, small arbor and gazebo. Additionally, two low fence portions will allow a deer path. • Said that the house placement is based upon the contours of the site and the house nestles into the site. The one story frames the two-story element. The home has a nice sense. of scale and the lower one-story wings incorporate wood siding. The large size of the lot allowed them to distribute the mass through one-story elements. Clearstory elements gives natural light. The roofing is slate and aback terrace is included. • Stated that they are proud of the effort here and that this home would be compatible with the existing neighborhood. • Pointed out that one significant oak tree is embraced by the living room and south bedroom wing. Commissioner Kurasch asked if the project Arborist is present. Mr. Doug Anderson, Anderson Tree Service, San Jose, identified himself as the project Arborist. Commissioner Kurasch asked about the structure of Tree No. 82 and whether it is okay. Mr. Doug Anderson replied that all the trees are mature trees with no significant structural concerns. Added that from the ground, everything looks fine. Commissioner Garakani asked Mr. Anderson about a pine tree next to the oak and what his assessment is on that tree and whether it warrants removal. Mr. Doug Anderson replied that there is no reason to remove it at this time although it does lean a little. Commissioner Garakani said that it looks like overcrowding is occurring. Mr. Doug Anderson said that if it were to be removed it would leave a big hole and it is better off remaining in place. It would take several years to fill in the space should the tree be removal and replaced. Commissioner Zutshi asked Mr. Anderson if he would be the consulting Arborist for this project. Mr. Doug Anderson replied yes. Commissioner Zutshi mentioned a coast live oak tree and asked Mr. Anderson for his assessment of that tree. Asked if he concurs with the City Arborist's recommendations. Mr. Doug Anderson said that he did not think this tree requires pruning to allow construction. He supported padding the area beneath the tree to prevent soil compression during construction. Saratoga Planning Commission Minutes of March 26, 2003 Page 12 Planner John Livingstone pointed to Condition 24 that requires the final landscape plan and grading and drainage plan be reviewed by the City's Arborist. Commissioner Hunter asked whether if a tree from within a cluster of four is removed, would intertwined roots throw the remaining trees off balance. Mr. Doug Anderson said that this could damage some roots but should not impact the remaining trees' ability to survive. Commissioner Zutshi-asked whether not having the drive on the right side so two trees are no impacted had been considered. Mr. Greg Hagey replied no. He added that the turnout is required for additional parking on that side as well as for emergency vehicle drive through. Commissioner Zutshi questioned the small two-car garage for a house of this size. Mr. Greg Hagey replied that just a couple will reside in this home rather than an extended family. Commissioner Barry asked how many bedrooms are included in this home. Mr. Greg Hagey replied three. Chair Jackman closed the Public Hearing for Agenda Item No. 3 at 8:35 p.m. Commissioner Zutshi: • Stated that the tree issues confused her. • Said she has a problem with the huge size of the home for this lot: Commissioner Kurasch: • Agreed that this is a maximum size home but that it fits better than other large homes. • Added that much of the tree canopy is retained. • Said she is not wild about paving but the sentiment is in the right direction. • Stated that including the openings to allow deer access is sweet. Chair Jackman: • Agreed that this is a larger home but that it is located at the back and does not look as large. • Said she liked the design and the number of trees. • Said she liked the walkway for deer and the fact that the back of the lot is kept in its natural state. • Asked about the height for the gazebo. Mr. Greg Hagey replied 12 feet. Commissioner Hunter: • Said that this is a very large home but also very handsome. • Stated that she loves the natural pathways and that this project sounds wonderful and would be a great asset .for the street. Saratoga Planning Commission Minutes of March 26, 2003 Page 13 • Wished the applicant good luck. Commissioner Barry: • Agreed'that this is a huge house. • Stated that she is not happy with the amount of cut required with 1,400 cubic yards, but that there is no basis to refuse simple on the issue of cut. • Described this as a huge home but said that the integration of the house on the property is well done and that she cannot find good reason or basis to deny the size of this house. • Suggested a condition to maintain the rear portion of the property as an open Oak,Forest with natural existing landscaping maintained and not turned into a manicured garden. • Said that having Arborist supervision is very necessary on this project. Commissioner Garakani asked how copper is being used. Planner John Livingstone replied for gutters. Commissioner Barry agreed that this use of copper is reasonable. Commissioner Roupe: • Said that this is a very nice design and that the use of horizontal siding mitigates the mass by pulling it down. • Said that this is a nice home that is a good fit for the neighborhood. • Endorsed this proposal. Chair Jackman suggested that it be written into the deed that the back third of the property be retained in its natural state. Commissioner Hunter stated that she would not even consider imposing that condition. Commissioner Kurasch added that it is not within the nexus of this review to require that. Added that this is not the same situation as the Sobrato project, which was designated as open space. Director Tom Sullivan said that while the Commission could do that when appropriate, it is not appropriate in this particular instance. The Sobrato property had scenic easements. Chair Jackman agreed that such a restriction could hurt property value. Commissioner Barry said it would be important that the landscape plan reflect indigenous trees and shrubs. Director Tom Sullivan advised that this could be addressed in the Conditions of Approval requiring that the rear woodland be maintained. This runs with the house and property forever. Commissioner Hunter said that this is a harsh thing to do to the property and reminded that this is a flatland parcel. Director Tom Sullivan reminded that the woodland area is on their landscape plan. Saratoga Planning Commission Minutes of March 26, 2003 Page 14 Chair Jackman said that.this is a beautiful plan, she calls it a mansion, that fits into the neighborhood. ry Commissioner Garakani said that eve thing looks good. Motion: Upon motion of Commissioner Barry, seconded by Commissioner Roupe, the Planning Commission granted a Design Review Approval (Application #02-215) to allow. the construction of a new single-family residence on property located at 20200 Hill Avenue with the added condition that .there be Arborist supervision during critical construction phases as determined by staff, by the following roll call vote: AYES: Barry, Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi NOES: None ABSENT: None ABSTAIN: None *** DIRECTOR'S ITEMS Director Tom Sullivan thanked outgoing Commissioners Kurasch, Jackman and Roupe, saying that he has enjoyed working with them and that he is very proud of the Commission. Commissioner Zutshi said that she is glad that Commissioner Barry decided to stay on the Commission for an additional year. Commissioner Kurasch said that she' looks forward to addressing the Planning Commission as a private citizen. COMMISSION ITEMS Commissioner Hunter asked for a Tree Ordinance Update. . Director Tom Sullivan advised that a Council subcommittee, consisting of the .Mayor and Councilmember King, have been given materials to review and he will meet with them in the future. Added that he is confident that it will end up with about 85 percent of the Commission's work as a final Tree Ordinance. Commissioner Hunter advised that she recently attended the Heritage Preservation Commission and Business Development meeting. Commissioner Barry asked if the Heritage Preservation Commission would consider a joint meeting with the Planning Commission. Commissioner Hunter said that she thought that was an excellent idea. Saratoga Planning Commission Minutes of March 26, 2003 Page 15 Commissioner Kurasch thanked everyone for the opportunity to serve 'nded that an interested Commissioners could still schedule a s ecial Libr Commissioner Zutshi remi y P ~'y Tour. COMMUNICATIONS There were no Communications Items. AD TOURNMENT TO NEXT MEETING Chair Jackman adjourned the meeting at 8:52 p.m. to a joint CounciUCommission Retreat on Saturday, March 29, 2003, at 9 a.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk ITEM 1 REPORT TO THE PLANNING COMMISSION Application No./Location: 02-213, BSA ~ Initial Study, 22122 Mount Eden Road Applicant/Owner: Frank Horvath &~ Judy Chapel Staff Planner: Ann Welsh, AICP -Assistant Planner Date: Apri19, 2003 APN: 503-13-033 Est 115 Department Head: • ~ ~~ ®r~au, ~~ ^ ~~ sweet r~s ~ ~~ 0 200 400 600 800 t000ft N J W 22122 Mount Eden Road 000001 EXECUTIVE SUMMARY CASE HISTORY Application'filed: 9/13/02, Application complete: 2/10/03 Notice published: 3/12/03 Mailing completed: 3/26/03 Posting completed: 3/ 12/03 PROJECT DESCRIPTION This project involves a lot line change and building site approval. The applicant proposes to create a "flag" lot iri order to provide access to Parcel 1, which is land locked and currently has an access right via an easement agreement across Parcel 2. Parcel 2, the frontage lot, currently has a driveway, which contains a bridge traversing a tributary of the; Calabazas Creek. Lot 1, the rear lot, currently has an access easement, which allows use of this existing bridge and driveway and extends along an unimproved access to the rear of Lot 2. The lot line change would eliminate the need for this easement and the extension of the driveway to the rear of the Lot 1. While eliminating the need for extending the existing driveway to the rear of Parcel 2, the "staff" of the flag lot would require construction of a driveway with bridge approximately 120 feet south of the existing bridge. Construction of the bridge and driveway is proposed in a heavily wooded area and would. have substantial impacts on existing trees. The Building Site Approval process requires that a site development plan be submitted and approved by the Planning Commission. Section 14-25.100 of the Saratoga Code provides dictates the submittal requirements. Inclusive of the requirements is .the requirement of providing "typical architectural elevations sufficient to show building height, material, colors and general design." This does not substitute for subsequent Design Review. Typically, a complete package would be submitted, however, in this case the applicant chose not to apply for Design Review. The slope of the land that is bounded by the lot line adjustment is 23 to 27%. Pursuant to California Environmental Quality Act [CEQA] section 15305, lot line adjustments in areas where the slope is 20% or more are not categorically exempt from the requirements of CEQA. The average slopes of each property remain unchanged. The project consists of the following: 1) Mitigated Negative Declaration (adoption of). 2) Tentative Building Site Approval in order to construct on a vacant lot subdivided over 15 years past pursuant to Municipal Code Section 14-20. 3) Lot Line Adjustment in order to create a fee title access to lot 1. P:WlanningWnn~Horvath - Mt. Eden~I-Iorvath -Staff Report 4-2-03.rtf ®(~ O O O STAFF RECOMMENDATION Staff recommends that the Planning Commission grant approval of the application by conditionally approve the following entitlements. Mitigated Negative Declaration: That the Planning Commission recommend to the City Council to adopt Mitigated Negative Declaration AP# 02>213. Project Entitlements: That the Planning Commission conditionally approve the tentative BSA # 02-062 and Lot Line Adjustment # 02-123 ATTACHMENTS 1. Mitigated Negative Declaration 2. Arborist Report, Barrie Coate and Associates received January 21, 2003. 3. Army Corps of Engineers letter dated December 6, 2002 4. Santa Clara Valley Water District letter dated November 26, 2002 5. Geotechnical Clearance -dated January 29, 2003 6. Plat Map for Lot Line Adjustment ' 7. Conceptual Design of Residence • • P:~Planning~Ann~fiorvath - Mt. Eden~i-torvath -Stall Report 42.03.rtf ~ ~ O ~ O STAFF ANALYSIS ZONING: HR -Hillside Residential District GENERAL PLAN DESIGNATION: RHC -Hillside Conservation Residential MEASURE G: Not applicable PARCEL SIZE: '4.62 acres AVERAGE SITE SLOPE: Average Slope of the lot is 32% GRADING REQUIRED: ENVIRONMENTAL DETERMINATION: Pursuant to California Environmental Quality Act [CEQA] section 15305, lot line adjustments in areas where the slope is 20% or more are not categorically exempt from the requirements of CEQA. A mitigated negative declaration has been prepared for this proposal. MATERIALS AND COLORS PROPOSED: Concrete Tile Roof is proposed with neutral stucco exterior walls. P:~Planning~Ann~Iiorvath - Mt. Eden~Fiorvath -Stall Report 4-2-03.rtf • • Hillside Residential ' Lot Covera e: Existing Proposed Code Requirements Vacant < 15, 000 s . ft. ~ 15, 000 s . ft. max. Floor Area: ' Residence: 4,019 sf. Cabana: 494 sf. Gara e: 499 sf. Covered Porch: 31 sf. Total: 5,044:50 sf. 6,810 sf. Setbacks: Front: 92 ft. 20% of lot de th Side: 42 ft. 10% of lot width Rear:115 ft. 25% of lot de th Hei ht: 2 sto residence-26 ft. Max. Allowable 26 ft. P:~PlanningWnn~IIorvath - Mt. EdenUioivath - StaEE Report 4-2-03.rtE ®~`.l®OS PROJECT DISCUSSION The proposed lot line adjustment and building site approval involves parcels that are located in a very low density steeply sloped hillside 'residential area which abuts a tributary of the Calabazas Creek. Parcel 1 is a vacant lot and Parcel 2 is currently under construction, renovating a .house that was destroyed by fire. The character of the surrounding area is .rural residential with equestrian facilities and wineries existing among the residential land uses. The County unincorporated area abuts the parcel to the. north and the parcel lies just within the City limits. The slope of the land that is bounded by the lot line adjustment is 23 to 27%. Pursuant to California Environmental Quality .Act [CEQA] section 15305, lot line adjustments in areas where the slope is 20% or more are not categorically exempt from the requirements of CEQA, therefore an Environmental Initial Study is required for these lot line changes. The lot line change involves a transfer of 13,910 square feet from the northwest corner of Parcel 1(A.P.N. 503-13-136 and A:P.N. 503-13-137) for an equivalent square footage along the southern boundary of Parcel 2 (A.P.N. 503-13-134 and A.P.N. 503-13-135). The lot line change involves transfer of two areas that are steeply sloped. The area transferred from Parcel 1 has a 27% slope and the area transferred from Parcel 2 has a 23% slope, this transfer of lot area does not substantially change the average slope of each lot which is ' 31% for the vacant Parcel 1 and 22% for the developed Parcel 2. Comments have been received from the City Arborist, the Fire Department and the City Geotechnical Consultant. Their recommendations are incorporated as conditions of approval. PUBLIC COMMENTS Comments regarding the proposed lot line change were received from the neighbor, Judy Chapel. Being a party to the lot line change, her reasons for requesting this change are as follows. The current easement agreement across their lot onto Lot 1 was created in order to settle a dispute in which they were advised to agree to the easement and come back later to obtain a lot line change, which would eliminate the need for the easement. This proposed lane lot- divides the access for the two lots and eliminates the need for the shared easement. The Chapel's object to the existing easement because they feel that an - 800-foot long driveway is unsafe for their children, would require substantial tree removal to create the new driveway and would bisect their property. COMMUNITY DEVELOPMENT -MITIGATED NEGATIVE DECLARATION The lot line change would require construction of a bridge over the Calabazas Creek in an area that contains a substantial number of trees. The approval of this lot line change presumes construction of the bridge and elimination of the easement across Parcel 2. Mitigation measures required to minimize the environmental impact are as follows: P:~Planning~AnnU-Iotvath - Mt. Eden~I-Iorvath -Staff Report 4.2-03.rtE ~ (Z, ~ ®O ~` 1. Revise the lot line adjustment to widen the lane in Parcel 1 and relocate the driveway to avoid Tree # 1 which is a 36 inch Valley Oak. 2. Construct a clear span bridge to avoid impact on the stream corridor. 3: Locate the bridge to minimize the impact on protected trees. 4. Plant replacement trees and vegetation appropriate for a streamside environment. 5. Implement soil and erosion control measures during the, construction process. 6. Design the drainage system in such a way that does not increase runoff into Calabazas Creek. 7. Prior to construction receive all necessary permits from appropriate agencies. These mitigation measures would minimize the impact of bridge construction in the vicinity of the Calabazas Creek. The lot line change requires an Environmental Initial Study due to the exchange of property in excess of 20% slope. By implementing the recommended mitigation measures, this transfer can be made without significant impact. on the stream quality and the surrounding environment. BUILDING SITE APPROVAL The application requires a Building Site Approval because it was subdivided prior to 15 years ago and has been vacant since its subdivision. Pursuant to Section 14-20.070 of the Municipal Code the following findings shall be made in order to approve a Building Site application: (1) That the proposed map or building site is consistent with the General Plan and any applicable specific plan. (2) That the design or improvement of the proposed subdivision or building site is consistent with the General Plan and any applicable specific plan. (3) That the site is physically suitable for the type of development proposed. (4) That the site is physically suitable for the proposed density of development. (S) That the design of the subdivision or building site or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (6) That the design of the subdivision or building site or type of improvements is not likely to cause serious public health or safety problems. (7) That the design of the subdivision or building site or type or improvements would not conflict with easements, acquired by the public at large, for. access through or use of property within the proposed subdivision or building site. In P:~Planning~Ann~fiorvath - Mt. EdenU-Iorvath -Staff Report 4-2-03.rtf ~ (Z (l: ©~~ this connection, the advisory agency may'grant tentative approval if it finds that alternate easements, for access or for use, will be provided, and that these will be , substantially equivalent to ones previously acquired by the public. This Subsection shall apply only to easements of record or to easements established by judgment of a court of competent~jurisdiction and no authority is hereby granted to the advisory agency to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision or building site. (8) That a proposed subdivision of land which is subject to a contract executed pursuant to the California Land Conservation Act of 1965 (The "Williamson Act") would not result in the creation of parcels of insufficient size to sustain their, agricultural use, except as otherwise provided in Government Code Section 66474.4. (9) That the discharge of waste from the proposed subdivision or building site into an existing community sewer system would not result in violation of existing requirements prescribed by a State regional water quality control board pursuant to Division 7 (commencing with Section 13000) of the State Water. Code. EVALUATION OF FINDINGS -BUILDING SITE APPROVAL The proposed building site is consistent with -the General Plan and any applicable specific plan The site is planned and zoned for single-family residential development. The design or improvement of the proposed building site is consistent with the General Plan and any applicable specific plan. The site is planned and zoned for single-family residential development. The site is within the Area A - Mt. Eden planning area of the City. The Plan states (Area A Guideline #7) that building sites for new homes should be restricted to a 30 percent slope and geotechnical site investigations shall be conducted if the City Engineer determined that they are necessary. -The building site contains a 31.17 percent slope. Geotechnical investigations were conducted and the City Engineer issued geotechnical clearance on the site January 29, 2003 The "should" language of this guideline is advisory and not a mandate. The site was selected although there are areas of the parcel that are less than 30 percent, in order to avoid developing on more unstable areas. The geotechnical remediation identified in the geotechnical studies and required, as conditions of project approval would render the site stable for development. The site is physically suitable for the type of development proposed. The site is planned and zoned for one single-family residence. Infrastructure is in place to serve the site. Conformance with the geotechnical reports for the project would insure physical suitability. The reports were reviewed by the City's Consulting Geologist and the site obtained geotechnical clearance from the Engineering Division on January 29, 2003. (Iveta Harvancik, City of Saratoga Associate Engineer). The report recommendations and the P:~Pfanning~.4nn~Fiorvath - Mt. Eden~Horvath -Staff Report 4-2.03.rtf ~.l l.! V ©®C7 City conditions are included in the conditions of approval for the project. The site is physically suitable for the proposed density of development. The site is planned and zoned for one single-family residence. The project proposes.-one single-family residence and conforms as such. The design of the building site or the proposed improvements are not lihely to -cause substantial environmental damage or substantially- and avoidably injure fish or wildlife or their habitat. The Mitigated Negative Declaration documents conformance with this finding. With the mitigation measures proposed; the project will not substantially impair the habitat of Calabazas Creek. The design of the building site or type of improvements is not lihely to cause serious public health or safety problems: The Mitigated Negative Declaration documents conformance with this finding. The geotechnical clearance documents that with remediation, the site can be developed in accordance with public safety requirements. The design of the building site or type or improvements would not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or building site. Both Parcels 1 and 2 currently have trail easements along the eastern boundary line. This trail easement would be located entirely on Parcel l with the proposed Lot Line change. The location of the proposed house does not conflict with the easement location. That a proposed subdivision of land which is subject to a contract executed pursuant to the California Land Conservation Act of 1965 (The "Williamson Act') would not result in the creation of parcels of insufficient size to sustain their agricultural use, except as otherwise provided in Government Code Section 66474.4. The site is not in Williamson Act contract nor does it involve a subdivision. This finding does not apply to the proposed project. The discharge of waste from the proposed building site into an existing community sewer system would not result in violation of existing requirements prescribed by a State regional water quality control board pursuant to Division 7 (commencing with Section 13000) of the State Water Code. The project is the construction and eventual habitation of a single dwelling. Sanitary sewer is available to the site and would not result in overburdening the system capacity. FIRE PROTECTION DISTRICT The Saratoga Fire District reviewed this application on November 1S, 2003 and their comments are as follows: 1. Driveways: All new or improved driveways shall be a minimum. of fourteen (14) feet wide with aone-foot shoulder on each side. a. Maximum driveway gradient shall not exceed eighteen percent (18%) for more than fifty (SO) feet. P:~PlanningWnn~Horvath - M[ Eden~I-Iorvath -Stall Report 4-2-03.rtf /'a (1; ~ ®~ 9 b. Finished slo es from level to 12i/~% shall Have at least a six-inch p aggregate base and adouble-coat oil and screening surface. c. Finished slopes greater than 12~/z% to15% shall have at least asix-inch ' Aggregate base and atwo-inch asphalt concrete surface. d. Finished slopes greater than 15% to 18% shall have at least a six-inch aggregate base and four inch rough-surface concrete surface. e. Provide a turnaround at the end of the driveway with a minimum 34-foot outside radius or an equivalent as approved by Saratoga Fire District. f. Provide a passing turnout 10' wide and 40' long as required by Saratoga Fire District. Details shall be shown on building plans. g. Bridges: All bridges and roadways shall be designed to sustain 35,000 pounds dynamic loading. (City of Saratoga Code 16-15.200, as required by Saratoga Fire District) 2. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (CFC 901.4.4) 3. Estimated distance to residence on plan is 420 feet, which may require additional water supply sources. This will be determined at the Design Review stage. CITY ARBORIST REPORT The City Arborist inspected this property on December 31, -2002 and issued a report received on January 21, 2003. The attached memorandum is incorporated in the conditions of approval. The major recommendations in that report are as follows: 1. The Arborist recommends retaining -Tree. #1 which would require relocating the proposed driveway toward the west of Tree #1 by a minimum distance of 25 feet. In this event, the smaller and less valuable Tree #3 would be lost. If this recommendation is not feasible, the recommendation is that Tree #1 be replaced by specimens of equal value and by a species that is native to this area. Tree #1 has a value of $11,544. this is equivalent to nine 36 inch boxed native specimens. If the driveway were relocated to the west in order to preserve Tree #1, Tree # 3 would be lost. Tree # 3 has a value of $2,181, which is equivalent to one 36 inch and 2- 24 inch boxed native specimens. 8 and a 15°o bond is recommended to assure `!~ The combined value of the trees is $66,93 / protection of the trees. P:~PlanningWnn~F3orvath - Mt. Eden~Horvath -Stall Report 4-2-03.rtf ~ ~ ~ O ~ o • • • GEOTECHNICAL CONSULTANT Geotechnical Clearance is approved for the Building Site Approval and Lot Line Adjustment for the above referenced project. Conditions of approval, based on the review memo from the City Geotechnical Consultant dated January 24, 2003, are: As needed, the Project Geotechnical Engineer shall consult with the Project Civil Engineer to assure that adequate drawings are prepared to depict the proposed project. At this time, it appears that the following may be warranted: (1) plans and sections depicting the final driveway alignment and specific criteria for associated walls, earthwork and drainage improvements; (2) grading and drainage plan and sections for the entire development, including proposed landslide repair 'activities; (3) civiVarchitectural drawings for planned structures; and (4) civil drawings and design criteria for the proposed bridge. Supplemental geotechnical design criteria may need to be provided to fully address all aspects of the development plan.. For example, slope stability analyses of nearby creek banks and geotechnical design criteria for the bridge foundation should be provided per the Project Geotechnical Engineer's recommendation (in report dated October 11, 2002). In addition, supplemental drainage measures may be needed for the proposed structure, including subdrains below the slab, gravel drains in lieu of drain panels (which may be more susceptible to clogging), and the use of 10 mil polyvinyl plastic above rock and below sand to further protect the slab. The Project Engineering Geologist shall prepare: (1) a detailed engineering geologic map (scale of 1 inch=40 feet or better) of the property, and (2) engineering geologic cross sections (scale of 1 inch=l0 or 20 feet) depicting the thickness and extent of earth materials (e.g., landslide deposits, in-place bedrock, artificial fill, and soil-colluvium), geologic features (e.g., scarps, bedrock orientation, etc:), and improvements (e.g., walls, structures, existing and proposed cut and fill slopes, etc.). The map shall specifically depict upslope earth movement features and creek bank stability conditions at the bridge location. The engineering geologic map and cross sections, civil drawings, and documents confirming review and input from the geotechnical consultants, shall be submitted to the City for review and approval by the Ciry Engineer and City Geotechnical Consultant prior to Geotechnical Clearance for the Design Review. 2. The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the final development plans (i.e:, site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan review shall be .summarized by the geotechnical consultants in a letter and submitted to the City for review and approval by the City Engineer prior to issuance of a Grading Permit. P:~Planning~Ann~Horvath - Mt. Eden~Eiotvath -Stall Report 4-2-03.rtE ~a©~g1 3: 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 swimming pool, foundations and retaining walls prior to the placement of steel and concrete. Following completion of the inspections, the Project Engineering Geologist and Project Geotechnical Engineer shall prepare technical drawings (maps and cross sections) of as-built conditions, including final interpretations pertaining to the. depths and extent of landsliding. The results of these inspections and the as-built conditions of the project shall be described by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s), and on accompanying technical drawings, and submitted to the City Engineer for review and approval prior to finalization of the Grading Permit. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant's review of the project prior to Building Site Approval. The owner (applicant) shall enter into 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. CONCLUSION The proposed lot line change and building site approval is designed to satisfy all of the findings required within Section 14-25.100 (Building Site Approval) of the City Code. With the mitigation measures proposed, the lot line change is consistent with the CEQA guidelines and a mitigated Negative Declaration should be adopted. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt the Mitigated Negative Declaration #02-213. Staff recommends that the Planning Commission recommend to City Council adoption of the Building Site Approval #02-. • P:~Planning~,Ann~IIorvath - Mt Eden~IIorvath -Staff Report 4-2-03.rtf p? ~, ®~1 ~~ RESOLUTION NO. ' APPLICATION NO. ,02-213 AND 02-062 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA HORVATH/ 22122 MOUNT EDEN ROAD WHEREAS, the City of Saratoga Planning Commission has received an application for Building Site Approval and Lot Line Adjustment to create a lane lot and building site on a parcel with a slope in excess of 20%, WHEREAS, the Planning Commission held a duly noticed Public Hearing on April 2, 2003 at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the project has underwerit environmental review. An Initial Study was prepared pursuant to CEQA and a Mitigated Negative Declaration was prepared. The mitigations measures contained in the Mitigated Negative Declaration would reduce project impacts to aless-than-significant level; and WHEREAS, the, applicant has met the burden of proof required to support -said application, and the following Building Site Approval findings have been determined pursuant to Section Plan 14-20 &r 25 of the Municipal Code: The proposed building site is consistent with the General Plan and any applicable specific plan. The site is planned and zoned for single-family residential development. • The design or improvement of the proposed building site is .consistent with the General Plan and any applicable specific plan. The site is planned and zoned for single-family residential development.. The site is within the Area A = Mt. Eden planning area of the City. The .Plan states (Area A Guideline #7) that building sites for new homes should be restricted to a 30 percent slope and geotechnical site investigations shall be conducted if the City Engineer determined that they are necessary. The building site contains a 32.5 percent slope. Geotechnical investigations were conducted and the City Engineer issued geotechnical clearance on the site January 29, 2003. • The site is physically suitable for the type of development proposed.. The site is planned and zoned for one single-family residence. Infrastructure is in place to serve the site. Conformance with the geotechnical reports for the project would insure physical suitability. The reports were reviewed by the City's Consulting Geologist and the site obtained geotechnical clearance from the Engineering Division (Iveta Harvancik, City of Saratoga Associate Engineer). The report recommendations and the City P:~Planning~.Ann~Horvath - Mt. Eden~Hotvath -Staff Report 4-2-03.rtf /'A ~ (~ Q d ~ 3 conditions are included in both the conditions of approval for the project. The site is physically suitable for the proposed density of development. The site is planned and zoned for one single-family residence. The .project proposes. one single-family residence and conforms as such. The designs of the building site and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Mitigated Negative Declaration documents conformance with- this finding provided the mitigation measures made conditions of approval. • The design of the building site or type of improvements is not likely to cause serious public health or safety problems. The Mitigated, Negative Declaration documents conformance with this finding. The design of the building site or type or improvements would not conflict with easements,, acquired by the public at large, for access through or use of property within the proposed subdivision or building site. Both Parcels 1 and 2 currently have trail easements along the eastern boundary line. This trail easement would be located entirely on Parcel 1 with the proposed lot line change. The location of the proposed house does not conflict with the trail easement location. That a ro osed subdivision of land which is subject to a contract executed pursuant; P P to the California Land Conservation Act of 1965 (The "Williamson Act") would not result in the creation of parcels of insufficient size to sustain their agricultural use, except as otherwise provided in Government Code Section 66474.4. The site is not in Williamson Act contract nor does it involve a. subdivision. This finding does not apply to the proposed project. The discharge of waste from the proposed building site into an existing community sewer system would not result in violation of existing requirements prescribed by a State regional water quality control board pursuant to Division 7 (commencing with Section 13000) of the State Water Code. The project is the construction and eventual habitation of a single dwelling. Sanitary sewer is available to the site and would not result in overburdening the system capacity. 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 Horvath for Building Site Approval be and the same is hereby granted subject to the following conditions: A. COMMUNITY DEVELOPMENT P:~Planning~Ann~Iorvath - Mt. EdenUIorvath -Stall Report 42-03.rtf ~ ~ ~ ®~,~ 1. ~ 'The development shall be located and constructed as 'shown on Exhibit "A" as amended by Planning Commission action, incorporated by reference. 2. The development shall incorporate all the mitigations contained in the Mitigated Negative Declaration (#02-213) for the proposed project, attached hereto as Exhibit "B", incorporated by reference. The required mitigation measures are as follows: a. Revise the lot line adjustment to widen the lane in Parcel 1 and relocate the driveway to avoid Tree # 1 which is a 36 inch Valley Oak. b. Construct a clear span bridge to avoid impact on the stream corridor. c. Locate the bridge to minimize the impact on protected trees. d. Plant replacement trees and vegetation appropriate for a streamside environment. e. Implement soil and erosion control measures during the construction process. f. Design the drainage system in such a way that does not increase runoff into Calabazas Creek. g. Prior to construction receive all necessary permits from appropriate agencies. 3. The entitlements contained in this resolution shall not become effective until the City Council has adopted the Mitigated Negative Declaration and approved the Final Building Site Plan: B. FIRE PROTECTION DISTRICT The Saratoga Fire District reviewed this application on November 15, 2003 and their comments are as follows: 1. Driveways: All new or improved driveways shall be a minimum of fourteen (14) feet wide with aone-foot shoulder on each side. a. Maximum driveway gradient shall not exceed eighteen percent (18%) for more than fifty (50) feet. b. .Finished slopes from level to 121/z% shall have at least asix-inch aggregate base and adouble-coat oil and screening surface. c. Finished slopes greater than 12~/z% tol5% shall have at least a six-inch aggregate base and atwo-inch asphalt concrete surface. d. Finished slopes greater than 15% to 18% shall have at least a six-mch P:~Planning~tlnn~Fiorvath - Mt. Eden~iorva[h -Stall Report 42-03.rtf f('"~~ ((~~j;p!1j, aggregate base and four inch rough-surface concrete surface. e. Provide a turnaround at the end of the driveway with a minimum 34-foot outside radius or an equivalent as approved by Saratoga Fire District. f. Provide a passing turnout 10' wide and 40' long as required by Saratoga Fire District. Details shall be shown on building plans. , ' g. Bridges: All bridges and roadways shall be designed to sustain 35,000 pounds dynamic loading. (City of Saratoga Code 16-15.200, as required by Saratoga Fire District) 2. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (CFC 901.4.4) 3. Estimated distance to residence on plan is 420 feet which may- require additional water supply sources. This will be determined at the Design Review stage. C. CITY ARBORIST REPORT The City Arborist inspected this property on December 31, ,2002 and issued a report received on January 21, 2003. The attached memorandum is incorporated in the conditions of approval. The major recommendations in that report are as follows: The Arborist recommends retaining Tree #1 which would require relocating .the proposed driveway toward the west of Tree #1 by a minimum distance of 25 feet. In this event, the smaller and less valuable Tree #3 would be lost. If this recommendation is not feasible, the recommendation is that Tree #1 be replaced by specimens of equal value and by a species that is native to this area. Tree #1 has a value of $11,544. this is equivalent to nine 36 inch boxed native specimens. If the driveway is relocated to the west in order to preserve Tree #l, Tree # 3 would be lost. Tree # 3 has- a value of $2,181, which is equivalent to one 36 inch and 2- 24 inch boxed native specimens. The combined value of the trees is $66,938 and a 15% bond is recommended to assure protection of the trees. D. GEOTECHNICAL CONSULTANT Geotechnical Clearance is approved for the Building Site Approval and Lot Line Adjustment for the above referenced project. Conditions of approval, based on the review memo from the City Geotechnical Consultant dated January 24, 2003, are: 1. As needed, the Project Geotechnical Engineer shall consult with the Project Civil J P:\Planning\Ann\Horvath - Mt. Eden\Horvath - Sta& Report 4-2-03.rtf !''~ (~, ~ ~ ~6' Engineer to assure that adequate drawings are prepared to depict the proposed project. At this time, it appears that the following may be warranted: (1) plans arid sections depicting the final driveway alignment and specific criteria for. associated walls, earthwork and drainage improvements; (2) grading and. drainage plan and sections for the entire development, including proposed landslide repair activities; (3) civiVarchitectural drawings for planned-structures; and (4) civil drawings and design criteria for the proposed bridge: Supplemental geotechnical design criteria may need to be provided to fully address all aspects of ' the development plan. For example, slope stability analyses of nearby creek banks and geotechnical design criteria for the bridge foundation should be provided per the Project Geotechnical Engineer's recommendation (in report dated October 11, 2002). In addition, supplemental drainage measures -may be needed for the proposed structure, including subdrains below 'the slab, gravel drains in lieu of drain panels (which may be more susceptible to clogging); and the use of 10 mil polyvinyl plastic above rock and below sand to further protect the slab. The Project Engineering Geologist shall prepare: (1) a detailed engineering geologic map (scale of 1 inch=40 feet or better) of the property, and (2) engineering geologic cross sections (scale of 1 inch=l0 or 20 feet) depicting the thickness and extent of earth materials (e.g., landslide deposits, in-place bedrock, artificial fill, and soil-colluvium), geologic features (e.g., scarps, bedrock orientation, etc.), and improvements (e.g., walls, structures, existing and proposed cut and fill slopes, etc.). The map shall specifically depict upslope earth movement features and creek bank stability conditions at the bridge location. The engineering geologic map and cross sections, civil drawings, and documents confirming review and input from the geotechnical consultants, shall be submitted to the City for review and approval by the City Engineer and City Geotechnical Consultant prior to Geotechnical Clearance for the Design Review. 2. The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan review shall be summarized by the geotechnical consultants in a letter and submitted to the City for review and approval by the City Engineer prior to issuance of a Grading Permit. 3. 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 swimming pool, foundations and retaining walls prior to the placement of steel and concrete. Following completion of the inspections, the P:~Planning~4nn~Horvath - Mt. Eden~Horvath -Staff Report 4-2-03.rtf ~~~®®~~. Project Engineering Geologist and Project Geotechnical Engineer shall prepare technical drawings (maps and cross sections) of as-built conditions, including final interpretations pertaining to the depths and extent of landsliding. ' The results of these inspections and the as-built conditions of the project shall be described by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s), and on accompariying technical drawings, and submitted to the City Engineer for review and approval prior to finalization of the Grading Permit. 4. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant's review of the project prior to Building Site Approval. 5. The owner (applicant) shall enter into 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. 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. • P:~Planning~Ann~I-3orvath - Mt. Eden~I-Iorvath -stag Report 4-2-03.rtf ~ ~ ~ ~ ~8 PASSED AND ADOPTED b the Ci of Sarato a Plannin Commission State of California. y ty g g , this 9th day of April 2003 by the following roll call vote: ' AYES: ' NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission • SECRETARY OF THE PLANNING COMMISSION This permit is hereby accepted upon the express terms and conditions hereof, and -shall have no force or effect unless and until agreed to, in writing, by the Applicant, .and Property Owner or Authorized Agent. The undersigned hereby acknowledges the .approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date • P:~Planning~Ann~Horvath - MG Eden~Horvath -Stall Report 4-2-03.rtf E7 ~ ®,('~ ~~]- '~ji dJ J Attachment 1 • (~0~20 MITIGATED NEGATIVE DECLARATION CITY OF SARATOGA Declaration That Environmental Impact Report Is Not required For Application #02-213 Lot Line Adjustment between Parcel 1 (A.P.N. 503-13-137 and A.P.N. 503-13-136) a land locked parcel located at the eastern boundary of 22122 Mount Eden Road and Parcel 2 (A.P.N. 503-13-134 and A.P.N. 503-13-135) a frontage parcel located at 22122 Mount Eden Road. 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: The lot line change involves a transfer of 13,910 square feet from the northwest corner of Parcel l (A.P.N. 503-13-136 and A.P.N. 503-13-137) for an equivalent square footage along the southern boundary of Parcel 2 (A.P.N. 503-13-134 and A.P.N. 503-13-135). The lot line change involves transfer of two areas .that are steeply sloped. The area transferred from Parcel 1 has a 27% slope and the area transferred from Parcel 2 has a 23% slope, this transfer of lot area does not substantially change the average slope of each lot which is 31% for the vacant Parcel 1 and 22% for the developed Parcel 2. The proposed project would create a lane lot in order to provide access to Parcel 1, which is land locked and currently has an access right via an easement agreement across Parcel 2. Parcel 2, the frontage lot, currently has a driveway, which contains a bridge traversing a tributary of the Calabazas Creek. Lot 1, the rear lot, currently has an access easement, which allows use of this existing bridge and driveway and extends along an unimproved access to the rear of Lot 2. The lot line change would eliminate the need for this easement and the extension of the driveway to the rear of the Lot 1. While eliminating the need for extending the existing driveway to the rear of Parcel 2, the lane lot would require construction of a driveway with bridge approximately 120 feet south of the existing bridge. The slope of the land that is bounded by the lot line adjustment is 23 to 27%. Pursuant to California Environmental Quality Act [CEQA] section 15305, lot line adjustments in areas where the slope is 20% or more are not categorically exempt from the requirements of CEQA. The average slopes of each property remain unchanged. ~~~®~~~ The lot line change would require construction of a bridge over the Calabazas Creek in an area that contains a substantial number of trees. The approval of this-lot line change presumes construction of the bridge and elimination of the easement across Parcel 2. Mitigation measures required to minimize the environmental impact are as follows:. ' 1. Revise the lot line adjustment to widen the lane in Parcel 1 and relocate the driveway to avoid Tree # 1 which is a 36 inch Valley Oak. ~ ' 2. Construct a clear span bridge to, avoid impact on the stream corridor. 3. Locate the bridge to minimize the impact on protected trees. 4. Plant replacement trees and vegetation appropriate for a streamside environment. 5. Implement soil and erosion control measures during the construction process. 6. Design the drainage system in such a way that does not increase runoff into Calabazas Creek. 7. Prior to construction receive all necessary permits from appropriate agencies. These mitigation measures would minimize the impact of bridge construction in the vicinity of the Calabazas Creek. The lot line change requires an Environmental Initial: Study due to the exchange of property in excess of 20% slope. By implementing the recommended mitigation measures, this transfer can be made without significant impact on the stream quality and the surrounding environment. Project Location: Lot line adjustment between Parcel 1 (A:P.N. 503-13-137 and A.P.N. 503-13-136) a land locked parcel located at the eastern boundary of 22122 Mount Eden. Road and Parcel 2 (A.P.N. 503-13-134 and A.P.N. 503-13-135) a frontage parcel located at 22122 Mount Eden Road. Applicant: Frank Horvath 1850 Pruneridge Avenue, Suite No. 27 Santa Clara, CA 95050 Property Owners: Frank Horvath 1850 Pruneridge Avenue, Suite No. 27 Santa Clara, CA 95050 • ~~0 u22 Judy Chapel 22122 Mount Eden Road Saratoga, CA 95070 Lead Agency: Ciry of Saratoga Community Development Department ' 13777 Fruitvale Avenue Saratoga, CA 95070 Planner: Ann Welsh, Assistant Planner Reason for Mitigated Negative Declaration: The proposed lot line adjustment is not expected to cause a substantial adverse impact on the environment with the rec{uired mitigation measures. Staff recommends that the mitigation measures of clear span bridge design and tree and vegetation replacement be carried out to the satisfaction of the staff and all applicable review agencies. Executed at Saratoga, California this day of April 2003. THOMAS SULLNAN, AICP COMMUNITY DEVELOPMENT DIRECTOR • ~Q®~23 INITIAL STUDY CITY OF SARATOGA 1. Project Title: Application No. 02-213: Lot Line Adjustment and Environmental Determination 2. Project Location: Lot line adjustment between Parcel 1(A.P.N. 503-13-137 and A.P.N: 503-13-136) a land locked parcel located at the eastern boundary of 22122 Mount Eden Road and Parcel 2 (A.P.N. 503-13-134 and A.P.N. 503-13-135) a frontage parcel located at 22122 Mount Eden Road. 3. Lead Agency Name and Address: City of Saratoga, Planning Department,13777 Fruitvale Avenue, Saratoga, CA 95070 4. Contact Person Fst Phone Number: Ann Welsh, Assistant Planner (408) 868-1230 5. Project Sponsor's Name and Address: Frank Horvath 1850 Pruneridge Avenue, Suite No. 27 Santa Clara, CA 95050 Property Owners: Frank Horvath 1850 Pruneridge Avenue, Suite No. 27 Santa Clara, CA 95050 Judy Chapel 22122 Mount Eden Road Saratoga, CA 95070 6. General Plan Designation: Residential Hillside Conservation (RHC) 7. Zoning: Hillside Residential District 8. Description of Project: • The proposed project would create a lane lot in order to provide access to Parcel 1, which is land locked and currently takes access via an easement agreement with Parcel 2. Parcel 2, the frontage lot, currently has a driveway, which contains a bridge traversing a tributary of the Calabazas Creek. Lot 1, the rear lot, currently has an access easement that allows use of this existing bridge and driveway and extends along an unimproved Initial Study Lot LineAdjustmentApplication 02-213 City of Saratoga, ~ ~ ~ ~ ~~ access to the, rear of Lot 2. The lot line change would eliminate the need for this easement and the extension of the driveway to the rear of the Lot 1. While eliminating the need for extending the existing driveway the lane lot would require construction of a driveway with bridge approximately 120 feet away at the south end of the property. ' The slope of the land that is bounded by the lot line adjustment is 23 to 27%. Pursuant to California Environmental Quality Act [CEQA) section 15305, lot line adjustments in areas where the slope is 20% or more are not categorically exempt from the requirements of CEQA. The average slopes of each property remain unchanged. 9. Surrounding Land Uses and Setting: The parcels ,are located in a very low density steeply sloped hillside residential area which abuts a tributary of the Calabazas Creek. Parcel 1 is a vacant lot and Parcel 2 is currently under construction, renovating a house that was destroyed by fire. The character of the surrounding area is rural residential with equestrian facilities and wineries, existing among the residential land uses. The County unincorporated area abuts the parcel to the north and the parcel lies just within the City limits. 10. Other agencies whose approval is required: Santa Clara Valley Water District Army Corps of Engineers Department of Fish and Game Saratoga Fire District Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist below: ^ Aesthetics ^ Agricultural Resources ^ Air Quality ^ Biological Resources ^ Cultural Resources o Geology/Soils ^ Hazards &'t Hazardous Materials ^ Hydrology/Water Quality ^ Land Use/Planning ^ Mineral Resources ^ Noise ^ Population/Housing ^ Public Services ^ Recreation ^ Transportation/Traffic ^ Utilities/Service Systems ^ .Mandatory Findings of Significance Initial study Lot Line Adjustment Application 02-213 City of Saratoga,r~~~~~ ~.+ Determination: ^ I find that 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 that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Prepared By: Ann Welsh, AICP Assistant Planner City of Saratoga Sources: Tentative Map Lot Line Change 22122 Mount Eden Road Kirkeby Engineering, November 9, 2002 City of Saratoga General Plan City of Saratoga Municipal Code City of Saratoga Zoning District Map and General Plan Map Date: Apri19, 2003 • • 3 Initial Study Lot Line Adjustment ApplicQtion 02-213 City of Saratoga, C~~®~~r • Potentially' Less than Less than No Impact Significant Significant Significant ' Impact With Impact Mitigation Incorporated 1. AESTHETICS. Would the project: A) Have a substantial adverse effect on a scenic vista? X Discussion: The proposed lot line change would involve a minor alteration to the streetscape along Mount Eden Road. Building the bridge would require removal of trees along Calabazas Creek. B) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings and Historic buildings within a scenic highway? X Discussion: The proposed lot line change requires construction of a new bridge, which would require removal of trees lining the stream corridor of the Calabazas Creek. Loss of these trees would be a loss to the visual quality of the Mount Eden Road streetscape. This loss could be mitigated to some extent by planting of replacement trees. C) Substantially degrade the existing visual character or quality of the site and its surroundings? X Discussion: The proposed bridge would degrade the visual quality of the Mount Eden Road streetscape as well as the stream corridor of this tributary of the Calabazas Creek. D) Create a new source of substantial light or glare that would adversely affect day or night time views in the area? X 2. AGRICULTURAL RESOURCES. Would the project: • A) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? X Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, C,~~ ~0 ~-i2-~ ,Potentially. Less than. Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated B) Conflict with existing zoning for agricultural use or a Williamson Act contract? X Discussion: The project site is not zoned for agricultural use and is not under a Williamson Act contract (Source: City of Saratoga Zoning District Map and General Plan Map) C) Involve other changes in the existing environment, which due to their location or nature, could result in conversation of Farmland, to non-agricultural use? X 3. AIR QUALITY. Would the project: A) Conflict with or obstruct implementation of the applicable air quality plans? X Discussion: The generation of emissions, which could substantially diminish ambient air quality, is not typically associated with lot line adjustments. B) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? X C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standards (including releasing emissions which exceed quantitative thresholds for ozone precursors)? X D) Expose sensitive receptors to substantial pollutant concentrations? X E) Create objectionable odors affecting a substantial number of people? X Discussion: The proposed bridge would not have an impact on air quality. g Initial Study Lot Line Adjustment Application 02-213 City o f Saratoga, C~~ ~ ~-1 ~ ~~ • Potentially' Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated 3. BIOLOGICAL RESOURCES. Would the project: A) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local regional plans, policies, or regulations, or by the California Dept. of Fish and Game or U.S. Fish and Wildlife Service? X Discussion: The construction would not have a substantial adverse effect on habitats if the proposed bridge would be a clear span bridge, which would avoid protected size. trees. Such a design would minimize the need to encroach on the stream habitat. Tree removal must be kept to a miriimum and mitigation shall be in the form of replacement of protected trees arid vegetation that would be impacted by the proposed bridge. B) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the . California Dept. of Fish and Game or U.S. Fish and Wildlife Service? X Discussion: The California Department of Fish and Game will require a Streambed Alteration Permit if the bridge is not a clear span bridge which avoids encroaching on the creek. The Army Corps of Engineers would require a permit also but only if the bridge is not a clear span design. The Santa Clara Valley Water District will require a permit because the proposed bridge would be within 50 feet of the top of the creek bank. C) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act through direct removal, filling, hydrological interruption, or other means? X D) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CA v~L1~2~ /~ Potentially Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation , Incorporated ' E) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X Discussion: The proposed bridge would be located in an area that is presently heavily wooded. Removal of trees that are protected by the City tree protection ordinance may be required in order to construct the bridge. Thus construction of the bridge would conflict with City tree protection policies. Mitigation of tree removal would be required through replacing trees that must be removed in order to construct the bridge and locating the bridge in a manner that minimizes tree removal. . F) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat. conservation plan? X 4. CULTURAL RESOURCES. Would the project: A) Cause a substantial adverse change in the significance of a historical resource as defined in X15064.5? X B) Cause a substantial adverse change in the significance of an archaeological resource as defined in ~15064.S? X C) Directly or indirectly destroy a unique paleontological. resource or site or unique geologic feature? X D) Disturb any human remains, including those interred outside of formal cemeteries? X S. GEOLOGY AND SOILS. Would the project: • • A) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CA ~~~~a~~ • Potentially' Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated (i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? X (ii) Strong seismic ground shaking? X (iii) Seismic-related ground failure; including liquefaction? X (iv) Landslides? X B) Result in substantial soil erosion or the loss of topsoil? X Discussion: The Ciry will require soil and erosion control measures during the construction process. C) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? X Discussion: The City geotechnical consultant has determined that additional geotech.nical information will be required however they recommend that development on Parcel l as well as the proposed driveway is feasible from a geotechnical standpoint. (Source:: Supplemental Technical Review (S0012A), Dated 1/24/2003) D) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1997), creating substantial risks to life or property? X Discussion: Lot 1, which would contain the lane lot, has been approved by the City Geotechnical consultant as a buildable lot. Further geotechnical investigation will be required at the design review stage of development. • 8 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CA ~~©'1 ~~~ Potentially Less than Less than No Impact Significant Significant Significant Impact .. With Impact Mitigation ' Incorporated 6. HAZARDS AND HAZARDOUS MATERIALS. Would the project: A) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? X B) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? X • D) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Gov. Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X E) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X Discussion: Lot l lane lot provides a single means of egress across the Calabasas Creek. The existing access easement requires sharing the existing bridge between the two properties. In terms of fire access the separate individual access for each parcel is preferable to the current easement arrangement of shared access for each property. F) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X 7. HYDROLOGY AND WATER QUALITY. Would the project: A) Violate any water quality standards or waste discharge requirements? X Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CA ~~®~~2 • Potentially ~ Less than Less than No Impact Significant Significant Significant . Impact With Impact Mitigation , i ~ Incorporated B) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? X C) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site? X Discussion: The proposed bridge across the Calabasas Creek would not substantially alter the drainage pattern or course of the existing stream if the stream is crossed via a clear span bridge and if the bridge is located in such a manner that minimizes the removal of existing trees. D) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding On- or off-site? X E) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? X Discussion: The driveway that will be required to access Parcel 1 could contribute to increased runoff however the applicant will be required to design the drainage system in such a way that does not increase runoff into the Calabazas Creek. F) Otherwise substantially degrade water? X G) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X t0 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, C~~ ~ ©F`-~ .Potentially . Less than, Less than No Impact ' Significant Significant Significant Impact With Impact Mitigation Incorporated ' H) Place within a 100-year flood hazard area structures, which would impede or redirect flood flows? X Discussion: The proposed bridge is not located within the 100-year flood zone as indicated on the Flood Insurance Rate Map. The area at issue is indicated as a portion of the 500-year flood plain. I) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? X J) Inundation by seiche, tsunami, or mudflow? X 7. LAND USE AND PLANNING. Would the project: A) Physically divide an established community? X B) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X Discussion: The proposed lot line adjustment if revised to widen the access lane to avoid the 36 inch Oak tree would be in compliance with the Saratoga General Plan and the Municipal Code. All of the findings specified in Municipal Code Section 14-50.040 can be made in the affirmative if the recommended mitigations are made coriditions of approval. C) Conflict with any applicable habitat conservation plan or natural community conservation plan? X Discussion: The General Plan Conservation Element indicates that the Calabazas Creek is under the jurisdiction of the Santa Clara Valley Water District. A permit from that agency will be required for the proposed bridge. L` 11 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CAa ~ ~ ~~ • Potentially Less than Less than No Itnpacr Significant Significant Significant Impact With Impact ' Mitigation ' Incorporated 8. MINERAL RESOURCES. Would the project: A) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X Discussion: Mineral resources within Saratoga and surrounding areas include sandstone and shale. There are no mines or quarries known to be operating in Saratoga or its sphere of influence. (Source: General Plan: Conservation Element) B) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X Discussion: No impact. Refer to section 8 a. (Source: General Plan: Conservation Element) 9. NOISE. Would the project result in: A) Exposure of persons to or generation of noise levels in excess of standards, established in the local general plan or noise ordinance, or applicable standards of other agencies? X B) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels (i.e. noise created inside a building, vibration transmitted through the ground, freight train line within 50-100 feet, adjacent to Army base)? X. C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? X D) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? X Discussion: The proposed project should have no substantial impact on the ambient noise level once the construction phase is complete. 12 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, ~~®~~~ Potentially Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated 10. POPULATION AND HOUSING. Would the project: A) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? X B) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? X C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X D) Displace substantial numbers of people, necessitating the construction of . replacement housing elsewhere? X Discussion: The proposed project will not increase the number of dwelling units permitted on the site but rather only change the means of access. 11. PUBLIC SERVICES. Would the proposal result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection X Police Protection X Schools X Parks X Other public facilities X • 13 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga; CA,~ ~r, c Ol ~ ~'U~ ~ CD • Potentially ' Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation ' Incorporated 12. RECREATION. A) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of 'the facility would occur or be accelerated? X • • B) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? X Discussion: The survey indicates a 10-foot wide trail easement along the southern boundary of Parcel 1. If the City ever decides to construct this trail this may require removal of trees with the resulting loss of canopy. This loss could be mitigated by planting of replacement trees. 13. TRANSPORTATION/TRAFFIC. Would the project: A) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system? X B) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? X C) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? X D) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X E) Result in inadequate emergency access? F) Result in inadequate parking capacity? X e X 14 Initial Study Lot Line Adjustment Application 02-213 City of Saratoga, CA ~~!®~~~ ,Potentially, Less than,. Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated ' G) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? X 14. UTILITIES AND SERVICE SYSTEMS. Would the project: A) Exceed wastewater treatment requirements of the Regional Water Quality Control Board? X B) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X • C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X Discussion: This application only proposes to change the legal boundaries of the two subject lots. The nature and location of the lot line adjustment does not require any changes in storm water drainage facilities or expansion of existing facilities. (Source: Review of project application.) D) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? X E) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? X F) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? X G) Comply with federal, state, and local statutes and regulations related to solid waste? X 15 Initial Study- LotLine Adjustment Application 02-213 City of Saratoga, CA pp C, Potentially' Less than Less than No Impact Significant Significant Significant Impact With Impact Mitigation Incorporated 15. 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 a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X Discussion: The Califorriia Natural Diversity database does not indicate any rare or endangered species of plants or animals in the vicinity of this portion of the Calabazas Creek. B) 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, effects of other current projects, and the effects of probable future projects.) X C) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? X the ATTACHMENTS: Mitigated Negative Declaration Plat Map for Lot Line Adjustment Arborist Report, Barrie Coate and Associates received January 21, 2003. Army-Corps of Engineers letter dated December 6, 2002 Santa Clara Valley Water District letter dated November 26, 2002 16 Initial Scudy Lot Line Adjustment Application 02-213 City o f Saratoga, ~ ~ ©~ ~(~ Attachment 2 •i ~r ~a®~~~ BARRIE D. GATE ,and. ASSOCIATES Horticutural Consultants 23535 Summit Road Lo.s Gatos, CA 95033 408353-1052 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HORVATH PROPERTY MT. EDEN ROAD SARATOGA Prepared at the Request of: Kristin Borel Community Planning Dept. City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 Site Visit by: . Michael L. Bench Consulting Arborist December 31, 2002 Job # 12-02-24I ~ ~~~~~~~ JAN 2 12003 CITY OF SARATOGA COMMUNITY DEVELOPNfl;N'f • ~~0~41 TREE SURT%EI".4.ND PRESERVATIONRECOh•LAIEND.4TIONSAT THF_ HORYATH PROPERTY; rTT: EDENROAD s-1R~~ITOGA Assignment , At ,the request of the Community Development Department Planning Division, City of Saratoga, this report evaluates the potential damage to or the removal of existing trees should the proposal be approved to construct a new driveway across Calabasaz Creek, ' which would create a flag lot and the potential'to construct a new residence Parcel 1, located on the Horvath Property, Mt Eden Road, Saratoga. This report rates the condition of the trees on site that are protected by City of Saratoga ordinance. Recommendations are included to mitigate damage to these trees during construction. The plan provided for this survey is the Tentative Topographic Map prepared. by Kirkeby Engineering, San Jose, Sheet 1, dated 10-09-02. Summary This proposal may expose at least 14 trees to some level of risk by construction. The large Valley Oak Tree # 1 is in conflict with the proposed driveway. I recommend that the driveway be relocated in order to preserve Tree #l, which would result in the sacrifice of Tree #3, a Valley Oak of much lower value. Replacement trees, which equal the values of the trees removed, are suggested. Procedures are suggested to mitigate the damage that would be expected to the retained trees. A bond equal to 15% of the value of the trees that would be retained is recommended to assure their protection: Observations There are approximately 20 trees on Parcel 1 as shown on the Tentative Topographic Map previously noted. Thirteen of these trees may be exposed to some level of damage by this proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. With the exception of Trees # 1 and ,#6, which are located in a dense stand of poison oak (Toxiodendron diversiloba), each tree has been tagged with a metallic label indicating its assigned number. The 14 trees are classified as follows: Trees # 1, 3, 11, 13 -Valley oak (Quercus lobata) Trees # 2, 4-10, l2, l4 -Coast live oak (Quercus agrifolia) The particulars regarding these trees (species, trunk diameter, height, spread, health, and structure) are provided in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent - Extremely Poor) on the data sheets that follow this text.. The combination of health and structure ratings for the 14 trees are converted to descriptive ratings as follows: PREP.-IRED BF: ~1~1ICHAEL L. BENCH, CONSULTING ARBORIST DF.CFrt4BER 31. 2002 ti~Dai~~~ IttE[SSIJRt'E~/~IYUY((CJE%tl'HtIV:Vttr.1,UIlLM17ElYDHItV1YJ:1TlHEHVR1~,9tri/'RVCEt~tI.I~.EDElVROAD 2 ~~1It-9TOCs.9 • Exceptional Fine Fair Marginal Poor S ecimens S mmens S ecimens S ecimens S 'mess 2, 6, l0, 11 1, 3, 5, 8, 9 4, 7 12, 13, 14 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. Marginal specimens are typically worth retaining but could be removed if necessary to facilitate construction. Mitigations recommended here are intended to prevent significant decline. It appears that Trees #2, 6, 12, and 13 are located on the adjacent property toward the east. I recommend that these trees be treated as exceptional regardless of their condition. Also, there are additional large oak trees on this site that are not included in this evaluation, because it does not appear that they would be affected by the proposed construction. However, this does not imply that these trees are not protected by the city ordinance. All trees that are large enough to be protected by city ordinance are ~xotected trees and must be treated as such. That means that no activity may be allowed inside the . driplines of any of these trees without the approval of the city arborist. It may be useful to note that Tree #1 has suffered a major co-dominant leader failure at about 6 feet above grade and has left a very large open wound approximately 24 inches in diameter. The internal wood structure appears to be compartmentalized (preventing the rapid spread of decay) at this time. The present healthy trunk mass appears thoroughly adequate to support the canopy structure. However, this condition will likely change, and the large wound will probably develop major internal decay over time. I estimate the useful life of Tree # 1 to be 20-30 years, but this is only an estimate. If the tree remains healthy (currently it is very healthy), it could live much longer. There are numerous variables that affect the rate of decline. The large open wound on this tree is not repairable or effectively treatable. Tree # 1 is located in a bed of poison oak (Toxiodendron diversiloba) and for this reason, its trunk diameter is estimated from about 15 feet away. Tree #12 is a large twin stem coast live oak. It appears that this specimen in the early years was two separate trees that have partially grafted at the base. In my opinion, the connection between these two leaders is very weak. I strongly recommend that these two trunks be cabled together. If properly installed, cabling would virtually eliminate the risk of separation. If left uncabled, the risk of these two leaders splitting apart, in my opinion, is quite high. PREP.9RED BY: ~11CFL9EL L. BENCH, CONSULTING ARBORIST ~ DECEA9BER 31, znnz ~~®4~~a~ 7REESURY'E3'ANDPRESERY:4TIONRECOAti~lE1V'D.9TIONSATTHEHORV.4THPROPERTY,~LiT. EDE.NROAD j S.~1R-]TOGA Trees #2, 6, 7, 8, 9, and 10 are not shown on the plans provided. They have been added to t the map at#ached to this report. Their locations are estimated. , Risks to Trees by Proposed Construction ' Tree #1 is located,in the path of the proposed roadway. This tree could be preserved if the driveway were relocated approximately 20 feet toward the west, but this revision would sacrifice Tree #3, a much smaller valley oak (Quercus lobata) in only fair condition. In the event of this revision, the revised entrance would be in conflict with a power pole, ' which would require relocation. However, the presently proposed entrance is effectively in conflict with another power pole in any case. It appears that either entrance location would involve moving a power pole. Trees #2, 3, and 6 may be at risk due to bridge construction, because these three trees are located on the east and west sides of the entry of the new bridge. Although these trees are not in the path of a new bridge, they could be seriously damaged by bridge construction. Trees #4 - l 1 are located on the bank of the Calabasaz Creek and down slope of the proposed new driveway. These trees are as risk of having their root collars covered by fill soil during grading unless protected. Trees #7-11 currently have their root collars covered by some soil and organic matter. The root collars of these trees must to be cleaned down to original grade in order to reduce the risk of a root collar disease. To prevent further soil intrusion, dry laid cobblestones on the slope above the root collar may be essential. If the bank of Calabasaz Creek must be stabilized to revent erosion Trees #3 4 5 and p ~ , 7-11 may be at risk. The plan does not propose stabilization, but it is conceivable that this may be required. Trenching for underground utilities may expose Trees #2 and 3 to root loss, depending on the location of proposed utilities. This is not provided on the current plan. It would be essential that the trenches be planned prior to construction and that the trenches are located exactly as planned. This must not be left up to contractors or to the utility providers. It appears that Trees # l 2 and 13 would be exposed to minimal risk. These trees are the closest trees to the proposed residence and are fine large specimens. Recommendations 1. I recommend to retain Tree #1, which would require relocating the proposed driveway toward the west of Tree #1 by a minimum distance of 25 feet. In this event, the smaller and less valuable Tree #3 would be lost. If this recommendation is not feasible, I recommend that Tree # 1 be replaced by specimens equaling its value and by a species that is native to this area. 2. I recommend both a silt fence and protective fencing within 3 feet of the east edge of the proposed driveway to protect Trees #4, 5, and 7-11. PREP.9RED BY: MICHAEL L. BENCH, CONSULTING.4R73ORIST DECEA9BER 31, 2002 `~®~~~ TREE..SLIR1 E}'.4ND PRESERI~ATIONRECO.Adi1~fENDATIONS aT THEHORL:4TH PROPERTY, tLfT. EDENROAD _ 4 S.4R.-!TOGA ~. 3. , I,recommend construction period fencing for the protection of Trees #2-I3 as shown on the attached map. Fencing must be of chainlink, a minimum height of S feet mounted on steel posts driven 2 feet (minimum) into the ground. The fence 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. The contractor(s) and the owner must be made aware that refund of tree protection bonds are based on the correct location and dedicated maintenance of these fences. 4. Trenches for any utilities (gas, electricity, water, phone, TV cable, sewer, 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 that the city arborist must be consulted. 5. I recommend that the root collars of Trees #7-11 be excavated to expose the tops of the buttress roots without injuring the root bark. This must be done by an ISA certified arborist. The use of an air spade or pressure washer to remove the excess soil is preferred. A space of approximately 24 inches around the trunk must be exposed. Air spade operators include: Aire Excavating Company 650!298-8937 and Urban Tree Management 650/321-0202. 6. There must be no grading, trenching, or surface scraping inside the driplines of retained trees (either before or after the construction period fencing is installed or .removed). 7. Loose soil must not be allowed to slide down slope to cover the root collars of retained trees. 8. Any pruning must be done by an ISA certified arborist and according to ISA, . Western Chapter Standards, 1998. 9. Any landscape hardscape constructed under the canopies of trees must be d®ne completely on grade without excavation and without the severing of roots. 10. Landscape irrigation trenches (or any other excavations), inside the driplines of trees, must be no closer than 15 times the trunk diameter, if the trenching direction is across the root zone. However, radial trenches (i.e., like the spokes of a wheel) may be done closer if the trenches reach no closer than 5 times the trunk diameter to the tree's trunk, and if the spokes are at least 10 feet apart at -the perimeter. 11. Sprinkler irrigation must be designed not to strike the trunks of trees. Further, spray imgation must not be designed to strike inside the driplines of oak trees. • PREPARED BY: MICHAEL L. BENCH, CO_NSUL77NG.4RBORIST DECErI fBER 3!, 2002 TREE SL/RI EYAND PRESERVATION RECODI:IIENDATIONSAT THE HORYATH PROPERTY, ATT. EDEN ROAD 5 S~1R.~}70GA 12. Lawn or other plants that require frequent watering must be limited to a maximum of 20% of the entire root zone and a minimum distance of 7 times the trunk diameter away from the trunks of oak trees. 13. I suggest that the species of plants used in the root zones of oak trees be compatible with the environmental and cultural requirements of the oak species indigenous to this area. A publication about plants.compatible with California native oaks can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. l 4. Landscape materials (cobbles, decorative bark, stones, fencing, etc.} must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. 15. if trees are in the path of discharge of 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. 16. Materials or equipment must not be stored, stockpiled, dumped inside the driplines of trees, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. 17. I suggest that herbicides must not be sprayed to kill understory weeds if 20% or more of the tree's total root zone would be .affected. As an alternative, I suggest that undesired plants be mowed or cut to the ground, and the cut surfaces of the stems of larger plants may be painted with herbicide. Trees can absorb herbicides after being sprayed via the soil, but trees are not known to absorb herbicides from plants of different species. Value Assessment The values of the trees are addressed according to ISA standards, Seventh Edition. Tree #1 has a value of $11.,544. This value is equivalent to 9 - 36 inch boxed native specimens. If it is not feasible to preserve this tree, replacements equal to the tree's value are recommended. If the driveway would be relocated to the west in order to preserve Tree #1, Tree #3 would be lost. Tree #3 has a value of $2,181, which is equivalent to 1- 36 and 2- 24 inch boxed. native specimens. The combined value of the trees is $66,938. I suggest a bond equal to l5% ($1.0,040) of the total value of the trees, which would;be preserved, to assure their protection. Acceptable native tree replacements are: Coast live oak -Quercus agrifolia Valley oak -Quercus lobata PREPARED BY: AdICHAEL L. BENCH, CONSULTING.4R730RI5f DECEMBER 31, 2001 tiJ~®4~~V. • i• i~ TREESC.SRI'EY'AIVDPRESERYATIONRECO~LIMENDATIONS.4TTNEHORVATHPROPERTY,MT. EDENR0:4D 6 5,12-3TOGA Big leaf maple - Acer macrophyllum California buckeye - Aesculus californica Coast Redwood -Sequoia sempervirens Respectfully submitted, Michael L: Bey~11, ociat~e Ba ~ D. Coate, Principal MLB/sl.. Enclosures: Glossary of Terms Tree Data Accumulation Charts Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies Map PREPARED BI:• MICHAEL L. BENCH, CONSULTIeVG ARBORIST DECEA4BER 31. zonz r~ ~. e BARRIE D. COATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 GLOSSARY Co-dominant (stems, branches) equal in size and relative importance, usually associated with either the trunks or stems, or scaffold limbs (branches) in the crown. Crown -The portion of a tree above the trunk including the branches and foliage. Cultivar - A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Recurrent - A term used to describe a mature tree crown composed of branches lacking a central leader resulting in around-headed tree. Excurrent - A term used to describe a tree crown in which a strong central leader is present to the top of a tree with lateral branches that progressively decrease in length upward from the base. Girdling root - A root that partially or entvely encircles the trunk and/or large buttress roots, which could restrict growth and downward movement of photosynthates. Included bark -Bark which is entrapped in narrow-angled attachments of two or more stems, branches, or a stem and branch(es). Such attachments are weakly attached and subject to splitting . out. Kinked root - A taproot'or a major root(s) which is sharply bent and can cause plant instability and reduction of movement of water, nutrients, and photosynthates. Root collar -The flared, lower portion of the base of a tree where the roots and stem merge. Also referred to as the "root crown". Leader -The main stem or trunk that forms the apex of the tree. Stem -The axis (trunk of a central leader tree) of a plant on which branches are attached. Temporary branches - A small branch on the trunk or between scaffold branches retained to shade, nourish, and protect the trunk of small young trees. These branches are kept small and gradually removed as the trunk develops. Definition of Woody Parts Trunk -The main stem of a tree between the ground and the lowest scaffold branch. Scaffold branches - In decurrent trees, the branches that form the main structure of the crown. Limb - A major structural part. Branch - A smaller part, attached to a limb or scaffold branch. Branchlet - A small part, attached to a branch. Twig -Avery small part attached to a branchlet. Leaf- The main photosynthetic organ of most plants. • • • y~®~~8 ob Ti~Horvath ob Address:~Eden Road - Job #1241 J J -Jan. 13, 2003 Mea surem ents Con dltlon Pru nlno/ Cablin a Nee ds Pestl Dlseas e Pro blems R ecom mend . ~ ~ BARRIE D COATS ~ ~" . -and ASSOCIATES ~, w ~; ~ $ ~ ' ~ Z v ~ ~ Q ~ ~ ~ ,~ ~ ~, o N a (40613531052 $ LL ~ F O ? Z z ~ O ~ ~ ° ~ o ~ ,.- ~ ~ ~ O 23535SuwnilRoad ~' ~ F (~ v~ w Q ~ Z ~ w Z ? v~i r? ~ p W O a _ ~ ~ ..., ~ r Q ~ g ~ g Fw- _ ~ Z d LosOatee;U 95030 C } w ~ ~ O ~ v r=- ~ ~ W Z O w ~ Q ~ o JO ~ ~ ~ ~ Q ~ ~ _ ~ F- ~ > ~ Z H U 5 y U > ~' ~ _ _ ~ ~ ~ Q ~ Z Q ~ ~ ~ ~ ~ m ~ W W _ S 8 ~ ~ ~ ~ o O _ ~ x ~ ~ ~ U U U U ~ U d ? ~ ~ ~ z z K Key # Plant Name O ~ ~ ~ 8 Coast ive Oak 11.0 13 25 20 2 2 4 3 in 95 X $27/sq. in. _ $ 2,565. X sp. class 100% _ $2,565 X cond.. 75% _ $ 1,923 60% _ $ 1 154 Total Value 9 Coast Live Oak 11.0 13 20 20 2 3 5 3 . in 95 X $27/sq. in. _ $ 2,565 X sp. class 100% _ $2,565 X cond. 60% _ $ 1,539 X lac. 60% _ $ 923 Total Value 10 Coast Lnre Oak 17.0 19 35 35 1 2 3 3 . in 227 X $27/sq. in. _ $ 6,125 X sp. class 100% _ $6,125 X cond. 90% _ $ 5,513 X loc. 65% _ $ 3 583 Total Value 11 Vai Oak 25.0 27 50 75 1 2 3 3 in 491 X $27/sq. in. _ $ 13,247 X sp. class 100% _ $13,247 X cond. 90% - $ 11,922 X loc. 65% _ $ 7,749 Total Value- 12 Coast Live Oak 22.0 x 18.0 2913 30 60 1 3 4 x 3 1 3 . in 507 X $27/sq. In. _ $ 13,689 X sp. class 100% _ $13,689 X cond. 75% _ $ 10,267 X loc. 75% _ $ 7 700 Total Value 13 Vall Oak 25.0 x 21.0 19.0 282 45 60 1 3 4 23 . in 806 X $27/sq. in. _ $ 21,762 X sp. lass 100% _ $21,762 X cond. 75% - $ 16,322 X loc. 75% _ $ 12 241 Total Value 14 Coast Live Oak 24.0 25 35 45 1 2 3 . in 452 X $27/sq. in. _ $ 12,208 X sp. Gass 100% _ $12,208 X cond. 90% - $ 10,987 X bc. 75% _ $ 8 241 Total Value ~~ REPLACEMENT TREE VALUES 5-ga1= $36 15-gal = $120 24"box = $420 36"bvx = $1,320 48"box = $5,000 52"bvx = $7;000 72"box = $15,000 1 =BEST, 5 =WORST Page 2 of 2 Job Title: Horvath Job Address: Mt. Eden Road - Job #12-02-241 Jan. 13, 2003 Mea surem ents Con dttlon Pru ninal Cablin Nee ds Past/ Diseas e Pro blems R ecom mend . in ~ "1 BARRIE D. COATS s d ASSOCIATES °' ~ ~ o ~ "' ~ w Q ~ w vwi ¢ w Q 7 =- an m ~ z ~ > ° o v1 0: w O W a - (408) 3531052 8 ~ ~ ~ z ~ O O ~ °w o "' ~ = n i 235355uan1Road ~' ~ F ~ •- w ¢ ~ Z Q Z w z ? ~ Z ~ d ~ W O ' n ~ ~ O } U ~ g ~ g ~ H ~ ~ a O ~ Laefatae,CA 95030 ~ } w ,~ ~ ~ O ~ U ~ ~ ~ w Z a O _ cn ~ ~ p O 0 3 iwi. Q v ~ ~ ~ ~ O ¢ = ~' F O ~ o O ~ ~ ~ ~ ~ > O f4 w ? z H U - O w o Z U ~ 0 ~ o o O a ~ Z ~ 0 0 0 0 ~ m ~ w w ¢ ~ g g w w 2 a i ~ O U U U U ~ U a ? ~ O ~ z z K Key # Plant Name O ~ ~ ~ O i u i U = ~ ~ 1 Vall Oak 36.0 38 35 45 1 4 5 Quartos lobata . in 1017 X $27/sq. in. _ $ 27,469 X sp. class 100% _ $27,469 X cond. 60% _ $ 16,481 X loc. 70% _ $ 11 544 Total Value 2 Coast Live Oak 18.0 19 25 25 1 1 2 Querous rilolia . in 254 X $271sq. in. _ $ 6,867 X sp. Gass 100% _ $6,867 X cond. 100% _ $ 6,867 X loc. 70% _ $ 4 807 Total Vaiue 3 Vall Oak 14.0 16 40 35 2 2 4 . in 154 X $27/sq. in. _ $ 4,154 X sp. class 100% _ $4,154 X cond. 75% _ $ 3,116 X loc. 70% _ $ 2 181 Total Value 4 Coast Live Oak 14.0 15 35 35 3 3 6 . in 154 X $27/sq. in. _ $ 4,154 X sp. class 100% _ $4,154 X cond. 45% _ $ 1,869 X loc. 60% _ $ 1 122 Total Value 5 Coast Live Oak 20.0 22 40 20 2 3 5 . in 314 X $27/sq. in. _ $ 8,478 X sp. class 100% _ $8,478 X cond. 60% _ $ 5,087 X bc. 60% _ $ 3 052 Total Value 6 Coast Live Oak 10.0 11 20 15 2 1 3 . in 78.5. X $27/sq. in. _ $ 2,120 X sp. class 100% _ $2,120 X cond. 90% - $ 1,908 X loc. 60% _ $ 1 145 Total Value 7 Coast Live Oak 14.0 15 35 25 3 2 5 3 . in 154 X $27/sq. in. _ $ 4,154 X sp. Gass 100% _ $4,154 X cond. 60% - $ 2,493 X loc. 60% _ $ 1 496 Total Value ,~ ~~ REPLACEMENT TREE VALUES - 5-gal = $36 15-gal = $120 - " . 24"box = $420 36"box = $1,320 1 =BEST, 5 =WORST 48"box = 0 52"box = $7,000 - 72"box ~ ~ of 2 ., BARRIE D. COATS AND ASSOCIATES Horticultural Consultants (408) 353-1052- Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 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 off offending parts of 6" diameter or less, leaving an 18" long stub, which should be re-cut 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 '/z') 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 ofturf.or other frequently imgated plants beneath tree canopies. ~~®as51. 31 HAR TS I CO Tree Preservation A R S D. AND ASSOCIATES Protective Fencing 23535 Summit Rd Los Gatos, Ca 95030 (408)353-1052 Horticultural Consultants Consulting Arborists Construction period protection for trees should be provided before grading or other equipment is _ allowed on the property. ;` - k ~: _.`~, - ~. ~~ ~= _ .s -. _ i .. . ..._ - F T 0 0~ fence hun with P iz fluorescent f la _ ine to e ' t t' . P K i I every 10 feet. ~ t ~ 6' chain link or welded wire t mesh ' : ' - , -' ' ~ ~ 8' fence Host of 2" diameter H construction or paving is to take place i' ~ ~ ~ GI pipe or T-ankle post throughout the area beneath the canopy and / \ ~ dripline fencing is not practical, snow fencing I, ~ ~ should be used to protect trunks from damage F _ once t .aced a _ t drip-line. P _- ~,. , . ~ 9 ~~~ or 50% greater than'^the tree t ~_ . canon ra ,~- ,- ~ ~ - thus ~,..e_e ossib._e \ /.. ~ - ~ . \ ~ _, r ~ i Three layers of wire - - and lath snow fencin~\ ' ' ~ t -- ~ t 8 b ve round on o a o R -,, ,.r !i n t r trees where constructio _ , - 1 will take place beneath ~ 8 - d r ~ Roa y - - --- the canopy ; _ ;; ~~ Fence/ ' ~ ,. siting t -~"~ en construction is to take place beneath a ~ _ tp~ canopy on one side, the fence should be - d 2-3 feet be and that construction but ~ - _ b een cons nand the tree trunk. ~ _ ~ i ~. ~ ~ ~ -~ ~~ Barrie h. Coate f~ Associates (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 HORTICULTURAL CONSULTANTS Certified Consulting Arborist The Do's and Don'ts of Irrigation Trenching Beneath Tree Canopies Root Protection Zone 1'/z times the Dripline Diameter =-- ~a~h/~h P . IB ~h ~h es aPP p • • ~ - -.._ ---__ , ~r'P Line .~: ~, ,- ,. ~~-=~''" ~J "-~°- __ Shallow .~" -.-' ._~_=,r-~ trot ,ro; absorbing _^: /~~ % p _~ root ti s - ~,~%/ - - day ~_ ~- .--- ~ _ ^_ -- 'Gy ---- _.-_ -_ ~.i `~j.1 __--- ~ i~~ / ~~ _.. -r. . ~! % ~ - ~/: .~/ tiot `` -- :=' . Irrigation lateral lines may be installed (12-inches deep) in hand dug trenches in areas containing shallow absorbing roots if the trenches are at right angles to the trunk as opposed to cutting across the root-mass area. Mainlines (18-inches deep) must be installed outside Of the root protection zone: In no case. may sprinklers wet. the area within S times the trunk diameter of the trunk. ~_:~ fJi ~~1 .. - =, _--.~ S times trunk diameter ~~~ ~.~ ~ =~~ _ / ` ~~~ ~~ _ ... -- .. ~~~~_ `~" °~~~ ateral line 12-inches deep t ;. ;~ ... . i0 . W ..~.-r. ~.~ ' - u_' ~• / ~ I~, ----635 ~ _ -- ~ ~ ~, ~ ;.. ., - ••_~ ~ PROTECTIVE FENCE --- -'767s . ~ ~~, ~.•••••••y SILT FENCE ` ~ -1Z + i ~ _ ~yh+. • . as ,~. ~ , P~~POSE ESIDENE 1;~ . - -,-•-..-- -•,- /'~ ~ _ ~, - ~ / _ ENTRY \ ~' . ~ ~ ti / ~ ~--- -- -...._ -_.. ... ~. - - -._ ~._ ~.~3 1.1~ ~ ~ -~•~ \1~ ~~_ ._ _ _. -•-595 - '''~''r ~ '! ... ~P Of SLO -~ X ~~ ~ -.------s9c -. J~ F .. .,~ ~ ^~ , - _ ,~ ~. , AVEMENT•t ~ ~ ~ 11 •. i '~ 9. y .~ // -, h ~ ,, 4 .. ~ . 7 ~ -~ ~. i ' ~ ~ i5 , ,~ RELOCATE DRIVEWAY ,`~ • ~ ~ •~ _ . ~ .,. ~1 ,yam r . -- - - . _ ~ ~~~ ~- ~y ~~ ~~~ ~ ~ ~, • j •~. v ~~~5~ • i~ • Attachment 3 ~~®~ss • DEPARTMENT OF THE ARMY - .- ~~~ SAN FRANCISCO DISTRICT; CORPS OF ENGINEERS ~1 - 333 MARKET STREET SAN FRANCISCO, CALIFORNIA 94105-2197 DEC 4 6 20~ Regulatory Branch SUBJECT: File Number 27467S Ms. Judy Chapel. 22122 Mt. Eden Road Saratoga, California 95070 Dear Ms. Chapel: Your request for comments on the submitted tentative map concerning the construction of abridge over Calabasaz Creek was received on November 27, 2002, by the City of Saratoga's notice dated, November 8, 2002. It appears the realignment of the lot line will require a bridge to. be constructed over Calabasaz Creek. The Corps of Engineers regulates fill below the ordinary high water mark of this creek. The construction of this bridge may require fill below the ordinary high water mark, therefore requiring review by the Corps of Engineers. All proposed discharges of dredged or fill material into waters of the United States must be authorized by the Corps of Engineers pursuant to. Section 404 of the Clean Water Act (CWA) (33 U.S.C. 1344). Waters of the United States, generally include tidal waters, lakes, ponds; rivers, streams (including intermittent streams), and wetlands. Your proposed work appears to be within our jurisdiction and a permit maybe required. Application for Corps authorization should be made to this office using the application form in the enclosed pamphlet. To avoid delays it is essential that you enter the file number at the top of this letter into Item No. 1. The application must include plans showing the location, extent and character of the proposed activity, prepared in accordance with the requirements contained in this pamphlet. You should note, in planning your work, that upon receipt of a properly completed application and plans, it may be necessary to advertise the proposed work by issuing a public notice fora period of 30 days. ,~-. If an individual permit is required, it will be necessary for you to demonstrate to the Corps that your proposed fill is necessary because there are no practicable alternatives, as outlined in the U.S. Environmental Protection Agency's Section 404(b)(1) Guidelines A copy is enclosed to aid you in preparation of this alternative analysis. • '~®~.~5~ • R Should you have any questions regarding this matter, please call Corrie Veenstra of our Regulatory Branch at 415-977-8717. Please address all correspondence to the Regulatory Branch and refer to the file number at the head of this letter. Sincerely, ;~~ ~ y~ ~, Enclosures Copy Furnished: City of Saratoga, Ann Welsh, Saratoga, CA r ,~. ,. 2 Edward A. Wylie Chief -South Section ,. ~JOO(~5'~. Attachment 4 ~oooss _ ~ iu ? ~.~, ~~~; ~ ,, y~y-,. • ~ 5750 ALMADEN EXPWY SAN JOSE, CA 95 1 1 8-3614 TELEPHONE (408j 265-2600 FACSIMILE (408) 266-0271 www.valleywater.org _ AN EQUAL OPPORTUNITY EMPLOYER File: 4649 Calabazas Creek November 26, 2002 Mr. Frank J. Horvath 1850 Pruneridge Avenue, Suite No. 27 Santa Clara, CA 95050 Subject:. Request to Build a New. Bridge to Access a Proposed Residence at 22122 Mt. Eden Road Dear Mr. Horvath: The Santa Clara Valley Water District (District) staff has reviewed the subject plans, submitted to us on October 22, 2002. The plans show a creek labeled as "Calabazas Creek," which is incorrect. The creek is a tributary to Calabazas Creek, which flows through the southerly corner of the property. The proposed bridge to access the proposed residence at the subject property crosses over the tributary and is very close to Calabazas Creek. According to District Ordinance 83-2, any work within 50 feet of the top of the creek banks requires a District permit; therefore, the proposed construction of the bridge requires a permit from the District. The District prefers a clear span bridge crossing over the creek. Please show the location of the bridge, details of the bridge (to scale), and cross sections that tie to the creek and the tributary on the revised plans. The bridge should be designed so as to not impede the passage of a 1 percent flood event. Please submit two complete sets of revised plans to us for our review and approval prior to the issuance of a permit. I can be reached at (408) 265-2607, extension 2731, if you have any further questions. Sincerely, ~~~ ~ C~-~wz~ Usha Chatwani, P.E. Associate Civil Engineer Community Projects Review Unit cc: Kirkeby Engineering ; City of Saratoga S. Tippets, J. Micko, R. Bramer, U. Chatwani; File (2) uc:fd 1126k-pl.doc ~~~~$9 The mission of the Santa Clara Valley Water District is a healthy, safe and enhanced quality of living in Santa Clara County ~y through the comprehensive management of water resources in o prgciicol, cost~ffective and environmentally sensitive manner. ~~ Attachment 5 ~aooso . ~~~ o ~ ~ ~ ~ ~ ~0 ~ o 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 • (408) 868-12.00 Incorporated October 22, 1956 January 29, 2003 Mr. Frank J. Horvath 1850 Pruneridge Ave. #27 Santa Clara, CA 95050 RE: 22122 Mt. Eden Road Geotechnical Clearance Dear Mr. Horvath: COUNCIL MEMBERS: Stan Bogosian Kathleen King Norman Kline Nick Streit Ann Waltonsrnith Attached please find Supplemental Geotechnical Review prepared by .the City Geotechnical Consultant, dated. January 24, 2003. . Based on the referenced letter, Geotechnical Clearance with conditions has been granted for Building Site Approval and Lot Line Adjustment. Conditions of approval are attached. Please note, that Residential Development Plans and Associated Geotechnical Documents shall be required for Geotechnical Clearance for Design Review application. If you have any questions regarding this, please do not hesitate to call me at (408) 868-1274. Sincerely, I~ Iveta Harvancik Associate Engineer Public Works Department Attachments Cc: Ann Welsh, Community Development Department, City of Saratoga • ~®~s1 MEMORANDUM • TO: Community Development Department ' CC: Applicant ~ , FROM: Iveta Harvancik, Associate Engineer SUBJECT: Geotechnical Clearance Conditions for Horvath, 22122 Mt. Eden Road DATE: January 29, 2003 Geotechnical Clearance is approved for the Building Site Approval and Lot Line Adjustment for the above referenced project. Conditions of approval, based on the review memo from the City Geotechnical Consultant dated January 24, 2003, are: 1. As needed, the Project Geotechnical Engineer shall consult with the Project Civil Engineer to assure that adequate drawings are prepared to depict the proposed project. At this time, it appears that the following may be warranted: (1) plans and sections depicting the final driveway alignment and specific criteria for associated walls, earthwork and drainage improvements; (2) grading and drainage plan and sections for the entire development, including proposed landslide repair activities; (3) civiUarchitectural drawings for planned structures; and (4) civil drawings and design criteria for the proposed bridge. Supplemental geotechnical design criteria may need to be provided to fully address all aspects of the development plan. For example, slope stability analyses of nearby creekbanks and geotechnical design criteria for the bridge foundation should be provided per the Project Geotechnical Engineer's recommendation (in report dated October 11, 2002). In addition, supplemental drainage measures may be needed for the proposed structure, including subdrains below the slab, gravel drains in lieu of drain panels (which may be more susceptible to clogging), and the use of 10 mil polyvinyl plastic above rock and below sand to fizrther protect the slab. The Project Engineering Geologist shall prepare: (1) a detailed engineering geologic map (scale of 1 inch=40 feet or better) of the property, and (2) engineering geologic cross sections (scale of 1 inch=l0 or 20 feet) depicting the thickness and extent of earth materials (e.g., landslide deposits, -1- ~~~`6Z in-place .bedrock, artificial fill, and soil-colluvium), geologic features (e.g., ,scarps, bedrock orientation, etc.), and improvements (e.g., walls, structures, existing and proposed cut and fill slopes,,etc.). The map shall specifically depict upslope earth, movement features and creekbank stability conditions at the bridge location. ' The engineering geologic map and cross sections, civil drawings, and documents confirming review and input from the geotechnical consultants, shall be submitted to the City for review and approval by the City Engineer and City Geotechnical Consultant prior to Geotechnical Clearance for the Design Review. 2. The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan review shall be summarized by the geotechnical consultants in a letter and submitted to the City for review and approval by the City Engineer prior to issuance of a Grading Permit. 3. 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 swimming pool, foundations and retaining walls prior to the placement of steel and concrete. Following completion of the inspections, the Project Engineering Geologist and Project Geotechnical Engineer shall prepare technical drawings (maps and cross sections) of as-built conditions, including final interpretations pertaining to the depths and extent of landsliding. The results of these inspections and the as-built conditions of the project shall be described by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s), and on accompanying technical drawings, and submitted to the City Engineer for review and approval prior to finalization of the Grading Permit. -2- ~~®~63 ~ .' 4. The owner a licant shall a an outstandin fees associated with the Ci Geotechnica~ ( Pp ) p Y Y g tY Consultant's review of the project prior to Building Site Approval. ~ , 5. The owner (applicant) shall enter into 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. • •. -3 - ~~~~64 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 867-3438 MEMORANDUM TO: John Cherbone, Public Works Director FROM: City Geotechnical Consultant SUBJECT: Supplemental Geotechnical Review (S0012A) RE: Horvath, 02-062 22122 Mt. Eden Road (Parcel l) DATE: rariuary 24, 2003 At your request, we have completed a supplemental geotechnical review of the subject application using: • Geotechnical Addenda (addendum to October 11, 2002 report) .prepared by Terrasearch, Inc., dated January 13, 2003; and • Tentative Map (1 sheet, 40-scale), prepared by Kirkeby Engineering, dated October 9, 2002. In addition, we have reviewed pertinent technical documents from our office files, and performed a recent site inspection with the Project Geotechnical Engineer. DISCUSSION It is our understanding that the applicant is proposing alot-line adjustment for future construction of a single-family residence in the southern corner of Parcel 1, which is the eastern of two parcels accessed by Mt. Eden Road. Anew single-family residence is under construction on Parcel 2 (Chapel-Anderson). Access to the Parcel l residence would be via a new access driveway from Mt. Eden Road (along an easement across Parcel 2): According to the referenced Tentative Map, the proposed driveway alignment will require construction of a bridge across Calabazas Creek. In the referenced "Geotechnical Addenda", the Project Geotechnical Engineer also provides general recommendations for a modified driveway alignment located further away from the southern swale. Detailed civil design drawings have not been submitted to our office. In previous geotechnical review memorandums addressing earlier development applications of -the ~roperty, we have noted that site development is constrained by slope instability (existing landslides, and potential failure of creek banks and artificial slopes), downslope soil creep, steep artificial and natural slopes, v~0~~~ John Cherbone Page 2 January 24, 2003 S0012A potentially expansive surficial and bedrock materials, adverse drainage conditions, and the susceptibility of~ the site to strong seismic ground shaking: According to the City's Ground Movement Potential Map of the Calabazas Creek Watershed Area,, the southwestern portion of the property, including most of the proposed residential footprint, is situated within a "Pd" zone. The "Pd" category is defined as: "moderately steep to very steep slopes underlain by, or adjacent to, relatively unstable landslide debris commonly more than 10 feet in depth which is susceptible to deep landsliding:' The "Pd" category coincides with adeep-seated, Old landslide (Ols) in the south-central portion of the property that partially underlies the proposed development site. In order to assure a stable building site, the Project Geotechnical Engineer has provided recommendations for excavating and removing the upslope portion of the landslide (i.e., the portion on the subject property), and then replacing the material with geogrid- strengthened fill. Two Active earthflow-type landslides ("Als") are present along the northwestern and southeastern property boundaries. These two earthflow complexes are several hundred feet long and generally 50 to 100 feet wide. The areas in and around these active landslides have been identified as "Ms" zones on the City' Ground Movement Potential Map of the Calabazas .Creek Watershed Area. The "Ms" category is defined as: "moving shallow landslides, commonly less. than 10 feet in thickness." Recent erosion and sloughing has occurred within these earthflow swales, including significant erosion of the southeastern Swale, immediately southeast of the proposed residential site and along the proposed driveway alignment. In our latest review memorandum (dated December 24, 2002), we noted that the previously submitted documents did not fully depict significant geotechnical constraints, including the deep erosional ravine along .the southern property margin, debris flows and debris source area located upstream from the incised ravine, nor the full extent of the earthflow complex along the northern property margin. In addition, the technical drawings did not depict appropriate subsurface information and proposed grading and mitigation measures discussed in the text of the. referenced reports. Consequently, we recommended that the Project Engineering Geo: Geotechnical Engineer perform appropriate evaluations of the site constraints, and formulate grading and mitigation measures to ensure long-term performance of proposed improvements. CONCLUSIONS AND RECOMMENDED ACTION a~~~u7~6 .^ John Cherbone ' Page 3 January 24, 2003 S0012A The Project Geotechnical Engineer has provided modified recommendations for the driveway and retaining wall drainage, and clarified landslide repair recommendations. Based on our review of the referenced documents, it appears that the proposed residential development on Parcel 1 is feasible from a geotechnical standpoint. Consequently, it is our opinion that the proposed lot-line adjustment can be granted. However, detailed plans and design criteria for certain aspects of the development have not, yet been prepared, including: (1) the final driveway alignment and locations and specific criteria for associated walls, earthwork and drainage improvements; (2) grading and drainage plan, and: sections for the entire development, including proposed landslide repair activities; (3) civil/architectural drawings for the actual structures; and (4) civil drawings and design criteria for the proposed bridge. In addition, a thorough engineering geologic map of the property, depicting all geologic and geomorphic features that may impact, or be impacted by, site development has not yet been prepared. All of the preceding information should be prepared, and submitted to the City for review and approval; prior to Geotechnical Clearance for the development of Parcel l: 1. Residential Development Plans and Associated Geotechnical Documents - As needed, the .Project Geotechnical Engineer shall consult with the Project Civil Engineer to assure that adequate drawings are prepared to depict the proposed project., At this time, it appears that the following may be warranted:. (1) plans and sections depicting the final driveway alignment and specific criteria for associated walls, earthwork and drainage improvements; (2) grading and drainage plan and sections for the entire development, including proposed landslide repair activities; (3) civil/architectural drawings for planned structures; and (4) civil drawings and design criteria for, the proposed bridge. Supplemental geotechnical design criteria may need to be provided to fully address all aspects of the development plan. For example, slope stability analyses of nearby creekbanks and geotechnical design criteria for the bridge foundation should be provided per the Project Geotechnical Engineer's recommendation (in report dated October 11, 2002). In addition, supplemental drainage measures may be needed for the proposed structure, including subdrains below the slab, gravel drains in lieu of drain panels (which may be more susceptible to clogging), and the use of 10 mil polyvinyl plastic above rock and below sand to further protect the slab. ~~0~6'7 Johr. Cherbone Page 4 January 24, 2003 S0012A ' The Project Engineering Geologist shall prepare: (1) a detailed engineering geologic map (scale of 1 inch=40 feet or better) of the property, and (2) engineering geologic cross sections (scale of 1 inch=l0 or 20 feet) depicting the thickness and extent of earth materials (e.g., landslide deposits,, in-place bedrock, artificial fill, and soil-colluvium), geologic features (e:g., scarps, bedrock orientation, etc.), and improvements (e:g., walls, structures, existing and proposed-cut and fill slopes, etc.). The map shall specifically depict upslope earth movement features and creekbank stability conditions at the bridge location. The engineering geologic map and cross sections, civil drawings, and documents confirming review and input from the geotechnical consultants, shall be submitted to the City for review and approval by the City Engineer and City Geotechnical Consultant prior to Geotechnical Clearance. 2. Geologic and Geotechnical Plan Review -The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve.all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. T'he results of the plan review shall be summarized by the geotechnical consultants in a letter and submitted to the City for review and approval by the City Engineer prior to issuance of grading permits. 3. Geologic and Geotechnical Field Inspection -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 swimming pool, foundations and retaining walls prior to the placement of steel and concrete. Following completion of the inspections, the Project Engineering Geologist and Project Geotechnical Engineer shall prepare technical drawings (maps and cross sections) of as-built conditions, including final interpretations pertaining to the depths and extent of landsliding. ~:~0~°68 r ~' John Cherbone rage 5 January 24, 2003 S0012A The results of these inspections and the as-built conditions of the project shall be described by the. Project Engineering Geologist and Project Geotechnical Engineer in a letter(s), and on accompanying technical drawings, and submitted to the City Engineer for review and approval prior to final project approval. This review has been performed to provide technical advice to assist the City of Saratoga in its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are ;made in accordance with generally accepted principles and practices of the geotechnical profession: This warranty is in lieu of all other warranties, either expressed or implied. • ~~®i~6~ _.-.. .... . ... _. .,. _~~. ... ...... ..___, ~ .. ,.- _. _ - . _- _ _ ... -.--.. -- - ... _ .._ . _- .. ._ . _. - -_ ._.. - . .... ~, .... ~U U 11 (• itaaKeer .~49.SfEYENfiGRfEN B01nEYABO. . . ~SW A'~ CA R+7ta ffDB/9BI. OJd! tip' R fRANN S tN)RYAiN PARCEL 1 SI '' -: ~ ~ ~ ~ ~ ~ i' ~ ~ tB.'m fWUNEIUDGE AvEKIf SullE PI ~ 5 d ~ Aq 4y i ! _ _ . ~' ~ SAN!A CEARA U 93030 (f408~ P4! 0694 {~ N ~ ~ i' omits 7UgY CHAPEL PARCEL 2 - ~. i Ng9 l ~ 2221Zpp MI. EDEN -ROAD _ 45l ~b5.13~ '. ~!% b SARA106A,CA _. - -- y i • i / ~ "' ~173lsauSE YACANL"~:51X6EE'FAATtGY~RE5IDENTIAL, - - ~~ i3 . - ~ ~.. ,~ / ,,~ -- --ys P,P~YASE'DUiE SlNBLE fANl1Y RESIDfN1lAl . ~ ~' '~ttsTfNG Za14AGr N C:R R 'se~r~.. -- ~~ a33®~ / ~ ~ / ~' ~ ~ ~~ ~~ ,~ ,/ ~6EhER4CM.AA'AfSKAlA7KNERESIOFNIIAt(IAWDENSITY~ d~ ,~ ,~ ~ ~ ~ ~ ~ i ~ ~1pl~{gs(F~CV,•SAN~IDSENyfA. it ~`~- ~~ ~~ '~ ~% /~ ~ ~~ ~ .~~ t4f)111Cf0aN014GCidDERi1N0:5ANITARYasIRlf! X40 /` ~ _ -- ~ ~ ~' ~/~'.;' ~~~ ~ ~~ ~ ~ ~' ---x°~ STA'AVA4AiNGEC17Y0FSdRATOGA. . _ ~: {\,` 73~---___~•i._ --- , ~~ / i ~ / -_' e£LECJRKVAC7fICGA! f2E11N1t ~~ ~- _ '~ - ~ ; r ~ / ~ /' ~ ~~~° '' --~ ~arapo~ovrx `NONE - ~ -.- -- - -- - ii /~/~~/ / /i i N~.'~! /~~ yST~RYT NONf _. / i '6°f~SEM~ ngcBUCEwxk NONE ~ UNDER CONSTRUCTION. _ ~ ~ i i ~ / .~p'TRAIC PARC'ECAUVt4E1~503 13-134 (35136" 3 . `- - _- - ~~ ~' - -{ , ~ ~ 46E_ ~AtRE4 PARCEL l v: ~ ~ ~ ~ " / ,~ , `~ ,~ ~ ;Y---bn 36'_ ACRES PARCEL Z _ __ _- - --- ~ ~ ~ ~ ~ ~ /~~ .ODD ACRES - _ i ~~ ^' _ _ - , 1 V x ..._ 47. ~T{ '-'- ~ ;' - i / /~ \Tl/ i /i /.•' / 1 ~-_655 _, _- >' ._ °~ --- --- ~ ~ ~ ~4gt~NT ,.~ ,~ to _ p ('y ~~,' - -s¢° _ ~ 5Ey 11" ,~ 136. i E -__ - _ __ __- E a ~ ~ ~ti. ,_ ~~eg \~1~`~6~,4~u IML68 g~7 Paf0Po6E ESIDENCt ti`I~~o ~~ as,---- --- ~ x/935 0 '\,~ ~ :'EArA _trf~f.MiO "~ eu ~' m~ r •.:~4~0~ 5'f ~ , . .: i"~" ~~W°62 J _--\ ~ / , e~R' ~ , ~/ ~.~~' OP..O~S A1f)__~ .. _ ._ . ,.- 1 6 _.- ~-. 1 i °f ~-~~ 3!778 - _;~ _; \J , _ - 2~0 ,% ~ ~ : 3D r. '~~`' - / 56X8'; ~ ~, ~ ~ ~ ~ ----sao b20 I~~ 6,5' ~ ~ ~~ ~, ~ ' j/ ~ ' ~, ~ `t -~-- 610 -- i _ _ ,ti U _ E ~ ~, '-~.; PAR CE L,.. 2 ,-~ - ' nD~u~rME ~r ~,~ -~ ~ 6 -- _l (~~~~ ~_ - r -- - r I '- ~'- ~ ~ ~` ~~ ~' ~~~:~I~ rJJ~ J'1.7 590 ~S ~ ,; ~~~__ ~~ psi, ~~~ar~,l ~~~ a -~ r 1 ~ ~. -~ ~a h ,; --=- - SOA ,' A ~~'~~, %^C~ Y,'~~ '~la r X15 ' ' / ~- - " ~ ~ nR~40.'%x , i ,~ y15~~`, 1 ~ ~ ~ ~~ ';AQ. Y C~""t` •i 1. • ,__ ; . - „ -~ ;'tea .,i. ..~ . ~ .~,~ ~-~ 'j` LINE ~,~.t71BASAZ., EE ,~ ~--x'935- i wX ~~ ~ r _ - <~ _ ' ."(fA13DdGRIGN1.f61~(Yt....,~. ~ \- -._ _ _-ses_~_ 'y ~ -. a ~ ~ '-~~.. ~_ ~- ~) ~ - 1-7~'---- _-'- ~ --~ -~!r----- ' ` /- 56 .~ T .... .. ~ . ~_ _ _~~. ..::(CONC..- -1~6 "` _.._... _ _.__-~- . _YS~-~.~. __. _ -z-==~== -- -- ,. -- 1~ ~ J Iy 7 ~ ~ ~ ~1 ~ Fl,ti~R~ ~ ~ ~ _._ .. I--_ ..__ _..._.- ____ DRIVEWAY PROFILE SCA[EiNOR12:f 40 AVERT, _i`•_20'.. SlOPEDENSITY• OD 4622 i~=32.58% NET LDT51ZE=4,623~4356D~.z40%=80,551 S.F. MAdIMUM HOUSE SIZ =6800±.0.55 x 10° 6805.5 .S.F. -- S6D ~ H r . W 20 ora f s~ OF f': ~I I ~ ~~ ~ a I N TY MAP ~o;. a"°~ V I CI I, NO SCALE ~ ° n W 44 Z ~. a~pp SAW W Wao , is Z>a ~~ .-:__ - --- -- A5~AC8fRM ~ w~ ~. ; °~ 2j ~ CU! OA fl11'~ ~ ~ Q% ~~~~ ~ Ad'~ _ I "` m p U ~•W o~rd ~'~ o ~ ~,~z?~ ~ - ~'* 5~,~ ~' z Y'a a ~ q TYPICALSECTION ~ ~ PRIVATE DRIVE ~ NOTE: 'NO'SCAIE ~~ ± ~ _ TREES AS SHOWN IN TREE REPORT PREPARED BY ~m;\ DARRIE D. COATE, DATED, APRIL 3,1995. s x c0 i ~ § >.I a'+ - 3 a -. _._ _ __ - _ . _ ----- - ---- 63D ~ ' .. - -- ------ . $ _ _~ _ --.. y~ - - ~` =- 62D I ~ . - ---- - - ~' --- ----- b10 z FINISNfDE ~¢- ~ .. (fzlsr 6RaDf,A! 2' 13 wrDr%k') 0. ~ --- --- ~ --'--- 1-~O~ 5 ,, _ _ -- --- - 6~0 0: Q ~ -5-'0 -_ 5.-1.5%- : - - --- --- ---- ---- -- b9D ~ ~ V . - ------- - ---- - -SBA ' ~, ~ 570 1 ,. _ ~,. ` ~ • • AREA SCHEDULE LOT AREA 4,923 Ad"'. ' ~ ... ~ A A LIVABLE REA p~ 59~ ,y /1 / ' t5o ~ UPPER HOOR 7blc 60 9 F ?,~,p,~ ,~. Vie.:. Ib03.00 3F ~`-i ~~% !~~ ~~ % .P.+ TOTAL 1,019.50 B. F. ~~} /~ - ,GARAGE 199.75 S.F. ~~5 13 ~ - __itv CABANA/GARAGE 191.75 S.F, ~ ~~ ~ ~' COVERED PORCH 31.50 S.F. _ ~ ~1 Po9~05_~ ~f~ / ~ % FLOORAREA..rj _/ / - / i ~ _ _, ji0 - O '' -~ ~ %~ ~ / - ~ i /~~ ..7n5~ PROPOBED 1550.759E ~+ y' ~ .~ - ~ ---- - ! / / / ~/ / .'c ~ ~ ~ / 4:3860X4096 90.551 S.F ~~gg. . _ _~~ 1rA/i////~- // /,.~~'!~ % __.'_~„ ~°t..`AYEF9R©E 19 °i6 ~b ~~~n r ~. % 1Q0 M IR - " 1 ~ ~~~~ .. ,_ .--"~, .; ~._ ~ ~ ~ / r " _-- -'" ~.. x'125 / / -- ' .. «"~ ~~ ~ ~ ~ / i / ~ / / j-, - 4e^ d0' ~ _._ .. -- - ~~/ ~ ~/ ,~~/ ~ ~~~ - bb~ ~. --- , ~ _. ,, i - "' ~\ '~.__ ~ V ~ ~' i ~ / i ~ F ~-~- 613 .~ / / / ~. / / i5 lY; / / •-~.-.: (.-610 - .. f _- . ~ ~~ ~ - LW-, f i. -w~~'1 ~ r~3e~~S9~TP'J~a~l~l~ / ~ / ~ ' ~EDPO~`D ° I / ~ l ' ~~ ~ ~ .f F. 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WS\ 2-BNED fBtEPLACE . ; 1 0 CLG.~ ' ' 3a r r 1' ;: - .(7- ~ ~ . i . b h . '. ; \ I. Id3TA0. PE0. NFRA \ ~ . HGX. GUARORAW - ~ -3l ~ nA%. OPa RG.Ir . , ., . I ~ I ~ `~ ~ i DDdn .' ~ `:`PHa~T I L ~. ' ~~ 1 , (~:: Q . ~ ' -. ~,7:.,0 ' ' A0. '„fiIOPE tlG .: x _ ~ Oe ' ~TYP ER 6EDRM I MA51 ' t - ' ' c. .. uXIGND BAlU6TER~RAILING tIA% OPENNIG N' ~ 7'ff~ I '. M 0 7P-a - - CLG. .I~ WI RN6ED~ ~ 1 'I: I d I ~ ~ ~ 0 , Q ~- 1'-a Cl4___._J f~ 1111 r ~ 2 ~Xi ~ rtFi00R &EIOw ~ ~lnY) EAL :~`F ~ i ~ ' - I I a . E / ~ ~ I ' • 30b0 C6XT gNOWFk 7EE PLOOR!- a ~ 7 WALE BTEMP: GLAB ~. ~ 3418 ~ ST ~//C~0' I ~ / ~ 1 I I ~ ~ ~ ~ O - ~ ~ _ ~ ENClOBURE n DOOR ~ I~CEG .- ' ~' .I " J ~ f I r-3. y ~7 TILED iUB PNIATFORD ~. ~ ~ ~ ~ LL 0 LG ~ ~ ~ ~ I ~ - - . ' 1'O' TEE WAM6COAP. a, d 6lOPC 1 ~q ~! ~ - 3, ' n ~. 4 I ~ . ~ ~ . 2 NDF~k cIG I ~ ' ~ 7 . ' PLAN- ' ¢ ~~ !y' ~ ' G,G °` I Jj -/~. 0 I ~ w/ ~ YO .. ! ' ~. ~_ ~ .. , ... t . 8070 Fl%. TEMP. \ . ~.. .,. 7 11 ~~ ... :. `.. - ~ .~ --- - '.,_ ` ~ r. ;:, -.: ~ ,' .owl 2902; i -D. e r ' r-v i ~~A=~lflll . ;.. . ,a be _ UPPER F"LOOK .`PLAN i .,, -- li~~ = r-o, `- - ..... a...5 sn7.n b fr MAIn F100R TO' &IBFLOOR ~ ~~~ ~ i \~ m ~~ ;I ~ ~ ~ ~ ~ ~ ~ ~ ~ I)~ ~ i ~ ~ ~ i ~ ~ ~ ~ ~ ~~ XuX FLR i ~ ~ T0. B~FL.~ _~ -~-. ITEM 2 REPORT TO THE PLANNING COMMISSION Application No./Location: App # 01-039/ Old Oak Way Applicant/Owner: David House-Olsen Residence Staff Planner: John F. Livingstone AICP, Associate Planner~~ Date: April 9, 2003 APN: 503-15-065 Department Hea 500 foot line from P.L. Old Oak Way Olsen Residence Properties w ithin 500 feet of OId Oak V W E S 1 ~-" `~ 300 600 900 1200 1500 ~~i Old Oak Way C3Q®001 EXECUTIVE SUMMARY CASE'HISTORY Application filed: 09/19/01 ~ , Application complete: 02/10/03 . Notice published: 03/26/03 Mailing completed: 03/24/03 Posting completed: 03/20/03 PROJECT DESCRIPTION Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The gross lot size is 11.56 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 24-feet. STAFF RECOMMENDATION 1. Approve the application for Design Review and Grading over one thousand cubic yards with conditions by adopting the attached Resolution. ATTACHMENTS 1. Resolution with conditions 2. City Arborist Reports (2) 3. Letters of Support 4. Applicants Neighborhood Meeting Noticing and Attendance records S. Ciry of Saratoga Noticing Labels, Noticing Affidavit, and Notice 6. Applicant's Plans, Exhibit "A" • •i ~~ Q~®~©2 File No. 01-039; Old Oak Way, House/Olsen Property STAFF ANALYSIS' ZONING: HR Hillside Residential GENERAL PLAN DESIGNATION: RHC (Residential Hillside Conservation) MEASURE G: Not applicable. ' PARCEL SIZE: 11.56 Acres gross, 4.62 Acres net or 201,247 sq. ft. net AVERAGE SITE SLOPE: 44% GRADING REQUIRED: The applicant will be required to obtain a grading .permit. The applicant is proposing 53 cubic yards of fill and 1,690 cubic yards of cut. The City Code does not count basements as grading therefore the basement is not included in this calculation. ENVIRONMENTAL DETERMINATION: The proposal is Categorically Exempt from the Environmental Quality .Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. Proposal Code Requirements Lot Coverage: Maximum Allowable 6.06% 25% or 15,000 sq. ft. Building Footprint 4,202 sq. ft. which ever is greater Driveway, Patios, Pool and Walkways 8,041 sq. ft. TOTAL 12,245.21 sq. ft. 15,000 sq. ft. Floor Area: Maximum Allowable Main Floor 4,130 sq. ft. Lower Floor .3,774 sq. ft. (Wine Cellar) not (102 sq. ft.) counted TOTAL 7,904 sq. ft. 8,000 sq. ft: Setbacks: Min. Requirement Front 90 ft. 54 ft. Rear 68 ft. 67.5 ft. Left Side 480 ft. 92 ft. Right Side 250 ft. 92 ft. Height: Maximum Allowable Residence 24ft. 26 ft. Detached Garages N/A 12 ft. • C:\MyDocuments\Old oak Way House- OISEN Parcel IStall Repo.doc /~ ~?, ®~ ®3 File No. 01-039; Old Oak Way, Horase/Olsen Property PROJECT DISCUSSION . Design Review . The applicant is requesting approval for Design Review and Grading over one thousand cubic yards to construct a new two-story 7,904 square foot house on a vacant lot: The maximum height of the residence will be approximately 24-feet. The proposed house is located iri a unique location not directly associated with a neighborhood. Due to the lot size and location there is only one other existing house in close proximity to the proposed structure. The owner of the existing house is the same as the owner of the proposed house. Although each home will have its, own individual character, they will also compliment each other. The proposed house will have the same natural cedar wood siding and stone veneer as the nearby existing house. The proposed exterior finish will be a combination of vertical cedar wood siding and a stone veneer. The wood siding will have a light beige stain. The roof will be a dark composition shingle. Color and material samples will be available at the public hearing. The proposed project implements the following Residential Design Guidelines policies. • Policy 1,"Minimi.Ze Perception of Bulh" The project meets this policy in that the proposed house will be built into the hillside to visually reduce the height and bulk of the structure. The majority of the house is below 24-feet with the appearance of a one- story house from the west and southwest elevations. The floor plan of the house is divided into two sections connecting in the middle that reduces the length of the elevations and bulk. The windows provide additional articulation and break up the facade creating interest and reducing mass. The applicant has proposed a landscape plan that will line the house with 24-inch to 48-inch boxed trees that will reduce the visibility of the home from the public and neighbors across the canyon. The proposed house will also have varying rooflines that will break up the elevations of the building. • Policy 2, "Integrate Structures with the Environment" The proposed project meets this policy in that the applicant has chosen cedar wood siding for the exterior of the house and a natural stone to accent the facade that will help blend the structure into the hillside. The dark composition shingle roof will blend in with the dark. green canopy of the Oak trees in the undeveloped areas of the lot. The applicant is also maintaining the numerous Oak trees throughout the site in addition to providing an extensive landscape plan around the property. The structure will be built into the hillside lowering the height and reducing the bulk to integrate it into the surrounding landscape. • • • C:\MyDocuments\Old Oak Way House- OISEN Parcel 1 Staff Repo.doc ~~®~ ®~ File No. 01-039; Old Oak Way, House/Olsen Property • Policy 3; "Avoid Interference with Privacy" The proposed project will protect the privacy of adjacent properties with its isolated location and large lot size. The applicant will also maintain the existing Oak trees that surround the .property. in addition to ,providing an extensive landscape plan. • Policy 4, "Preserve Views and Access to Views" The 'proposed house is not in a view corridor and will not have an adverse affect on neighbor's views. A narrow portion of the proposed house will be visible from across the canyon. This part of the house will have new trees planted in front of it to screen the elevation. The proposed materials and colors will be monochromatic earth tones that will benon-reflective to help blend the proposed house into the hillside: Policy 5, "Design for Energy Efficiency" The project meets this policy in that the location of the proposed house has not altered the solar access of adjacent properties. The proposed house will be set into the hillside on the lower floor that will reduce exposure to wind and provide thermal mass. The house will meet the State Energy Guidelines through the use of wall insulation and high-energy efficiency heating and cooling appliances. Major Ridgeline Zoning Code Section 15-13.100 states that no structure shall extend to an elevation within eight feet from the top. of the nearest adjacent major ridge that does not have dense tree cover. The proposed house is located on a designated ridgeline that has limited tree cover. In order to meet the above requirement the applicant is providing large box trees to screen the house from across the canyon. All of the trees will Coast Live Oaks consistent with the trees on the rest of the site. The majority of the trees planted will be 24" box with some 36" and 48"box Oaks: Grading over one thousand cubic yards Zoning Code section 15-13.050 states that the combined cut and fill of any grading shall not exceed one thousand cubic yards, including any excavation for a swirmning pool, unless a larger quantity is approved by the Planning Commission upon making all of the following findings: The additional grading is necessary in order to allow reasonable development of the property or to achieve a reasonable means of access to the building site. The proposed project meets this finding in that the majority of the grading is for access to the site. If the grading for the access was not included uz the grading totals the amount could fall under the one thousand cubic yard threshold • The natural land forms and vegetation are being preserved and protected The area where the home is proposed has limited natural vegetation. The area was graded flat by a previous owner. The proposed structure will impact some existing Oak trees, but C:\MyDocuments\O1d Oak Way House- OLSEN Parcel 1 Sraff Repo.doc ~ (~ Q ~ ~S File No. 01-039; Old Oak Way, Hovse/Olsen Property the applicant will be providing replacement trees and plantings to revegetate the ' hillside. • The increased grading is necessary to promote the compatibility of the construction with the natural terrain The grading for the house is not extensive and allows the house to be,cut into the hillside reducing the bulk and height of the structure allowing the proposed house to blend in with the natural terrain. ' • The increased grading is necessary to integrate an architectural design into the natural topography. The grading for-the house takes advantage of the natural topography by locating the majority of the lower floor into the hillside reducing the structures bulk and ]uniting the disruption of the natural topography. • The increased grading is necessary to reduce the prominence of the construction as viewed from surrounding views or from distant community views. The largest quantity of grading is for access to the site. The 504 cubic yards of cut required for the house is not excessive and allows the majority of the structure to be well below the maximum allowed height limit of 26-feet and reduce the view of the structure from surrounding areas. No building site shall be graded so as to create a flat visible pad surrounding the main residential structure. The applicant is proposing to cut 350 cubic yards of soil at the rear of the house. This will create a hidden area for the pool and spa between the house and the top of the nearby ridgeline. The front of the house will have minimal soil disturbance with the slope naturally fa]]ing away from the structure. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The applicant is proposing athree-car garage with open parking provided in the driveway. Trees Staff estimates that there are over 100 trees on the site.: There are 24 trees considered protected that may be impacted by construction. The applicant is proposing to remove six trees on the property. The City Arborist has recommended replacement trees. The applicant is proposing 24-replacement trees of which 18 are 24" box; five are 36" box, and one 48" box tree. The City Arborist reports dated September 10, 2002 and May 15, 2002 (attached) contain recommendations for the protection of existing trees on the site. The Arborist's recommendations shall be conditions of project approval. A certificate of deposit is also required as a condition of project approval for tree protection. Fireplaces The applicant plans to have one wood-burning fireplace uz the family room. • • • C:\MyDocuments\Old Oak Way House- OLSEN Parcel I Staff Repo.doc ^ ~ ®~ ~ L+ File No. 01-039; Old Oak Way, HoUSe/Ol,~en Property Correspondence ' No negative correspondence was received on this application at the date that the staff report was distributed to the Planning Commission. The applicant has shown the proposed plans to the adjacent neighbors as documented by the applicant and hosted one neighborhood meeting. Staff has received five letters of support for the project. GENERAL PLAN CONFORMITY Conservation Element Policy 6.0 Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Land Llse Element Policy 5.0 The Ciry shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. The proposed new house. is consistent with the above General Plan Policies in that the proposed project will be located in an isolated location and surrounded by existing and proposed trees thus protecting the rural atmosphere of Saratoga. The proposed materials and colors will be monochromatic earth tones that will be non-reflective and blend the proposed house into the hillside. The proposed house will be compatible with the nearby existing house with the;same natural cedar wood siding and stone veneer accents. HILLSIDE SPECIFIC PLAN CONFORMITY Ecolog~4.0 Revegetategradedareas assoon asfeasible with nativeplants. The applicant has submitted a landscape plan that includes. a mixture of native plants to be planted on the slopes and along the roadside. The plantings will include jute netting in areas with slopes greater than 2.5:1. The proposed plantings. will act to revegetate the area and assist with storm water runoff. FUTURE SITE IMPROVEMENTS The applicant is proposing several other site improvements that have been included in the project plan as a courtesy to the neighbors and the Planning Commission.. Most of these improvements will not require discretionary review but have been included as information due to the sensitivity of the site on a hillside. The applicant is planning a future horse stable at the bottom the parcel. Details of the horse stable have not been established and a permit will be required. It is being shown as an informational item only. The applicant is also planning to install an additional five acres of vineyards on one of the vacant parcels of land north of the proposed project location. The applicant also plans to build an accessory structure near this proposed vineyard area for the storage of farming equipment. The proposed accessory structure will require a building permit and review. The equipment i~ C:\MyDocuments\Old Oak Way House- OISEN Parcel l Sraff Repo.doc /~i (~ ~ ~ ~py File No. 01-039; Old Oak, Way, House/Olsen Property temporarily being stored where the proposed Olsen residence will be located. The proposed vineyards do not require any special approval, but are included as attachments to provide the Commission with an overall view of the future site improvements. As part of this application the applicant is proposing a Lot ,Line Adjustment. This can be processed administratively and has been made a condition of project approval. The applicant has also requested to have the City of Saratoga abandon the existing right-of- way of Old Oak Way. This requires approval by the City Council. The applicant has indicated this on the plans as a future item. The roadway does not serve any other properties past the applicant's parcels and is occasionally used as a party spot for people not associated with the immediate neighborhood. The owner could limit this activity with a gate under private ownership. If the City Council decides to abandon the right-of-way, the applicant will become responsible for the property. In exchange for the property the applicant has prepared a draft agreement with the City that-will provide a trails easement across the applicant's parcels. The abandonment of the right-of-way and negotiations for the trail easement will be part of a separate application with the City Council. CONCLUSION The proposed project 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 v~ith the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height, impervious coverage, and findings for Grading over one thousands cubic yards. STAFF RECOMMENDATION Staff recommends the Planning Commission approve the application for Design Review and Grading over one thousand cubic yards with required findings and conditions by adopting the attached Resolution. • C:\MyDocuments\Old Oak Way House- OLSEN Parcel l Staff Repo.doc ~~®~ Y,Jp i• i~ Attachment 1 ~~©~~~ APPROVAL OF RESOLUTION NO.03- CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA House/Olsen; Old Oak Way WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The maximum height of the residence will be approximately 24 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 proposed project consisting of construction of a new single-family residence is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small~Structures", Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences; 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: Policy 1,"Minimize Perception of Bulh" The project meets this policy in that the proposed house will be built into the hillside to visually reduce the height and bulk of the structure. The majority of the house is below 24-feet with the appearance of a one-story house from the west. and southwest elevations. The floor plan of the- house is divided into two sections connecting in the middle that reduces the length of the elevations and bulk. The windows provide additional articulation and break up the fa~acle creating interest and reducing mass. The applicant has proposed a landscape plan that will line the house with 24-inch to 48-inch boxed trees that will reduce the visibility of the home from the public and neighbors across the canyon. The proposed house will also have varying rooflines that will breakup the elevations of the building. Policy 2, "Integrate Structures with the Environment" The proposed project meets this policy in that the applicant has chosen cedar wood siding for the exterior of the house and a natural stone to accent the facade that will help blend the structure into the hillside. The dark composition shingle roof will blend in with the dark green canopy of the Oak trees in the undeveloped areas of the lot. The applicant is also maintaining the numerous Oak trees throughout the site in addition to providing an extensive landscape plan around the property. The structure will be built into the hillside lowering the height and reducing the bulk to integrate it into the surrounding landscape. • ~~~©A.® • Policy 3, "Avoid Interference with Privacy" The proposed project will protect the privacy of adjacent properties with its isolated location and large lot size. The applicant will also . maintain the existing Oak trees that surround the property in addition to providing an extensive landscape plan. • Polity 4, "Preserve Views and Access to Views" The proposed house is not in a view corridor and will not have an adverse affect, on neighbor's views. A narrow portion of the proposed house will be visible. from across the canyon. This part of the house will have ' new trees planted in front of it to screen the elevation. The proposed materials and colors will be monochromatic earth tones that will be non-reflective and blend the. proposed house into the hillside. • Polity 5, "Design for Energy Efficiency" The project meets this policy in that the location of the proposed house has not altered-the solar access of adjacent properties. The proposed house will be set into the hillside on the lower floor that will reduce exposure to wind and provide thermal mass. The house will meet the State Energy Guidelines through the use of wall insulation and high-energy efficiency heating and cooling appliances. WHEREAS, the applicant has .met the burden of proof required to support said application for Design Review and Grading Approval, and is consistent with the following General Plan Policies: Conservation Element Policy 6.0 Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Land I.Ise Element Policy 5.0 The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. The proposed new house is consistent with the above General Plan Policies in that the proposed project will be located in an isolated location and surrounded by existing and proposed trees thus protecting the rural atmosphere of Saratoga. The proposed materials and colors will be monochromatic earth tones that will be non-reflective to blend the proposed house into the hillside. The proposed house will be compatible with the nearby existing house with the same natural cedar wood siding and stone veneer accents. WHEREAS, the applicant has met the burden of proof required to support said application for Design Review and Grading Approval, and is consistent with the following Hillside Specific Plan Policies: Ecology 4.0 Revegetategradedareas assoon asfeasible with nativeplants. • ~~®®~1 The applicant has submitted a landscape plan that includes a mixture of native plants to be planted on the slopes and along the roadside. The planting will include jute netting in areas with slopes greater than 2.5:1. The proposed plantings will act to revegetate the area and assist, with storm water runoff. WHEREAS, the applicant has met the burden of proof required to support said application for Grading Approval over one thousand cubic yards, and all of the following findings can be made in the affirmative: • The additional grading is necessary in order to allow reasonable development of the property or to achieve a reasonable means of access to the building site. The proposed project meets this finding in that the majority of the grading is for access to the site. If the grading -for the access was not included in the grading totals the amount could fall under the one thousand cubic yard threshold • The natural land forms and vegetation are being preserved andprotected The area where the home is proposed has limited natural vegetation. The area was graded flat by a previous owner: The proposed structure will impact some existing Oak trees, but the applicant will be providing replacement trees and plantings to revegetate the hillside. • The increasedgrading is necessary to promote the compatibility of the construction with the natural terrain The grading for the house is not extensive and allows the house to be cut into the hillside reducing the bullz and height of the structure allowing the proposed house to blend in with the natural terrain. • The increased grading is necessary to integrate an architectural design into the natural topography. The grading for the house takes advantage of the natural topography by locating the majority of the lower floor into the hillside reducing the structures bulk and limiting the disruption of the natural topography. • The increased grading is necessary to reduce the prominence of the construction as viewed from surrounding views or from distant community views. The largest quantity of grading is for access to the site. The 504 cubic yards of cut required for the house is not excessive and allows the majority of the structure to be well below the maximum allowed height ].unit of 26-feet and reduce the view of the structure from surrounding areas. No building site shall be graded so as to create a flat visible pad surrounding the main residential structure. The applicant is proposing to cut 350 cubic yards of soil at the rear of the house. This will create a hidden area for the pool and spa between the house and the top of the nearby ridgeline. The front of the house will have minimal soil disturbance with the slope naturally falling away from the structure. 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 David House for Design Review and Grading over one thousand cubic yards, has been approved and is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1, The development shall be located and constructed as shown on Exhibit "A" date stamped March 26, 2003, incorporated by reference. All changes to the approved plans' must be submitted in writing with plans showing the changes and are subject to the Community Development Director's approval. 2. The following shall be included on the plans submitted to the Building Division for the building and grading permit plan check review process: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following revisions: i. A maximum of one wood-burning fireplace is permitted and it shall be equipped with a gas starter. All other fireplaces shall be gas burning. ii. The site plan shall be stamped and signed by a Licensed Land Surveyor. iii. 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:' 3. The final landscape plan submitted during the building permit plan check review will need to meet all of the requirements outlined in Section 15-47 of the Ciry Zoning Ordinance. 4. No retaining wall shall exceed five feet in height. S. 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. Any existing fences or walls not meeting the zoning ordinance standards shall be removed. ,prior to the project being final. 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. 7. Landscape plan shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize use of fertilizers and pesticides that can contribute to water pollution. ~~©®~i.~ 8. Where feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. 9. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. 10. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. 11. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent possible. 12. Proper maintenance of landscaping, with minimal pesticide use, shall.- be the responsibility of the property owner. 13. The height of the structure shall not exceed 26-feet as defined in Section 15-06.340 of the City Zoning Code. 14. The applicant shall have an approved lot line adjustment prior to issuance of a Grading or Building Permit: PUBLIC WORKS 15. The applicant or its designated representative shall apply for and secure a grading permit. 16. The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements, and design parameters for foundations and retaining walls) to ensure that their. recommendations have been properly incorporated.. 17. The results of the plan review shall be summarized by the Project Engineering Geologist ,and Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to issuance of a Grading Permit. 18. The Project Engineering Geologist and Project Geotechnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading (including the foundation pad preparation on both parcels and access road grade preparation), site surface and subsurface drainage improvements, and excavations for swimming pool, foundations and retaining walls prior to the placement- of steel and concrete. ~~~~~.4 . 19. The results of these inspections and the as-built conditions of the project shall be described by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to finalization of the Grading Permit. 20. The owner (applicant) shall pay any outstanding fees associated with the City. Geotechnical Consultant or City Surveyor's review of the project prior to project Zone Clearance. 21. The owner (applicant) shall enter into 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 andlor erosion related conditions. CITY 1~RBORIST 22. All recommendations. in the City Arborist's Reports dated September 10, .and May 15, 2002 shall be followed and incorporated into the plans. This includes, but is not limited to: a. 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. i 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. 23. Prior to issuance of a Building, Grading or Demolition Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount recommended by the -City Arborist to guarantee the maintenance and preservation of trees on the subject site. 24. Prior to Final Building approval, the City Arborist or Staff 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. 25. The applicant shall submit one complete set of plans with the Building Permit submittal to be routed to the City Arborist for review of the final landscape, irrigation and grading plan. C ~~0~~5 FIRE PROTECTION DISTRICT 26. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. (Reference Uniform Fire Code Appendix 3, City, Code 16-20:210). 27. 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]). Automatic sprinklers are also required for the residential dwelling (including the square footage of the basement). Documentation of the proposed installation and all calculations shall be submitted to the fire district for approval. A four head calculated sprinkler system is required. A licensed contractor shall install the sprinkler. 28. All driveways shall have a minimum width of 14 feet plus 1-foot shoulders. 29. Slopes form 11% to 15% shall be surfaced using 2.5" of A.C. or better on a 6" aggregate base from a public street to the proposed dwelling. Slopes from 15% to 17% shall be surfaced using a 4" PCC concrete rough surfaced on a 4" aggregate base from a public street to the proposed dwelling. 30. Provide an Early Warning Fire Alarm System throughout all portions of the structure, installed per City of Saratoga standards. 31. Provide parking for two emergency vehicles at he proposed dwelling site or as required by the fire District. 32. The width of the security gate shall not be less than 14'. Gate access shall be through a Medeco lock box purchased from the. fire department. Details shall be shown on the plans. 33. The developer shall install one fire hydrant that meets the Fire District standards. The hydrarit shall have a bump out and be shared with Lot 2. 34. Driveways shall have a minimum radius of 21-feet. 35. The developer shall provide a passing turnout 10 feet wide and 40 feet long as required by the Fire District. 36. Provide aturn-around at the proposed dwelling site having a 33-foot outside radius subject to the approval of the Fire District. ~f~~~~6 CITY ATTORNEY 37: 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. Section 2. A Building Permit must be issued and construction commenced within 24 months from the date of adoption of this Resolution 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 9th day of Apri12003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission • This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date ~~~®~'7 Attachment 2 I ~~~~~8 BARRIE D. COATS end ASSOCIATES Horticutural Consultants 23535 Surnrnit Road . ~ Los Gatos, CA 95033 408353-1052 September 10, 2002 John Livingstone Assistant Planner City of Saratoga, Planning Division 13777 Fruitvale Avenue Saratoga, CA 95070 Subject: House Property, Old Oak Way Lots 1 & 2 Comments: 1 have studied the comments and recommendations presented by Mr. JetTrey T. Berg, Architect, Steinberg Group, dated July 29, 2002. • Lot 1 1 agree with the comments concerning this site. Trees #5-lU would be replaced {instead of trees #6-]0 described in the.Tree Survey prepared by this office dated. May 15, 2002. Trees #1-4 and 11-24 would be protected by fencing. The value of trees #5-10 is $18,232. An equivalent value is: 1'wo - 48 inch boxed native specimens, and Six - 36 inch boxed native specimens, and One = 24 inch boxed native specimens. Replacements are recommended. The value of trees #l 1-24 is $90,377. I recommend a minimum bond of 15%, which equals $13,556 of the total value of these trees to assure their protection. If this is not sufficient to motivate the developer or'contractors to assure the preservation of the retained trees, then, I would recommend a higher bond amount. However, this appears sufficient considering the procedures which would be required to protect the retained trees is minimal. Lot 2 Trees #17 and 18 would be replaced because of conflict with roadway construction. It appears that it is not possible to relocate the footprint of the residence to preserve tree # 19, an exceptional coast live oak. This tree has a trunk diameter of 30 inches at 2 feet above grade. A specimen of this size requires a minimum distance of 18-20 feet from the trunk away from any construction requiring excavation or grading in order to protect a sufficient pofion of its root system to expect that the tree would survive. This is based on assumptions concerning the morphology of the root systems of oak trees that have been excavated to expose the full extent of their root systems. Another method that is sometimes more ~~0~~9 House Lots 1 & 2 accurate (sometimes not) is to perform a series of careful excavations starting (in this 'case) approximately 25 feet from the trunk on the side in which construction would occur. The procedure would be to dig a hole with a backhoe at this distance. The cut face of this hole would then be inspected by the city arborist for absorbing roots, about the size of 18-gauge wire. If no absorbing roots are discovered, another hole is dug about 1-2 feet closer to the tree's trunk. This process continues until sufficient absorbing roots are discovered to mark the limit of acceptable excavation for construction. The footing of the residence is proposed within approximately 10 feet of the trunk of tree #19. In my opinion, this would result in severe root loss, resulting in slow canopy decline for several years. In the absence of a careful excavation which would determine the acceptable location of the proposed construction, I would not expect the long-term survival of tree ##19. Another factor is that a workspace is required around the perimeter of a residence that is constructed on a slope. Typically, an area of 5-10 feet around the perimeter'of the building is made level enough to provide a path for workers. This is also part of the construction area, in which large quantities of absorbing roots, typically located just under the surface of the soil, would be destroyed.. Although absorbing roots would regenerate in time in this area, their loss cannot be ignored as part of the initial impact. Recommendation regarding Tree #19: 1. The fact that several elements hinge upon the Exceptional condition rating, I recommend that a second opinion by Barrie Coate to consider again whether or not tree #19 be rated as exceptional. Although I have been to this property two or three times, the actual time spent evaluating an individual tree is not very long. Perhaps this would be worth a second but very careful observation. 2. If tree #19 is still considered Exceptional after a re-inspection, I recommend that the excavation procedure be done to determine the limit of excavation or whether or not tree # 19 would be expected to survive. 3. If the excavation procedure yields the same conclusions as my assumptions about the root system's morphology, I recommend that this tree be allowed to be removed for construction, provided that it be replaced at a ratio of twice its value. Trees are appraised in Saratoga by the ISA (International Society of Arboriculture), Seventh Edition, Trunk Formula Method. The .fact that this (now 20 year old) method significantly undervalues oak trees compared to more current appraisal methods, I believe this recommended approach is reasonable for the removal of an Exceptional specimen. Respectfully submi A„e-~-~ r~®.. Michael L. Bench, Associate ` ~, Ba ~D. Coate, Principal MLB/sl... • ~'°~~~~0 BARRI E D. COATE end ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gatos, CA 95033 408353-1052 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE OLSEN (HOUSE) PROPERTY OLD OAK WAY LOT 1 SARATOGA Prepared at the Request of: Community Planning Department City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 i• i~ Site Visit by: Michael L. Bench Consulting Arborist May 15, 2002 Job # 07-94-194-02 Plan Received: 4.23.02 Plan Due: 5.26.02 D ~~C~Od[~ JUN 1 0 2002 CITY OF SARATOGA "IMMUNITY DEVEL,OPMFnrr ~~Q~~l: TREE SURVEY AND PRESERVATION RECOI~IlvIENDATIONS AT THE OLSEN (HOUSE) PROPERTY OLD OAK WAY LOT I, SARATOGA Assignment At the request of the Community Development Department, Planning Division, City of Saratoga, this report reviews the proposal to construct a new residence on a vacant lot in the context of potential damage to or the removal of existing trees. This report rates the condition of the trees on site that are protected by City of Saratoga ordinance. Recommendations are included to mitigate damage to these trees during construction. The plans reviewed for this report aze the architect firm The Steinberg Group, San Jose,' Sheets Al-A14, dated 4-10-02, the Landscape Plan prepared by the Land Studio, Albany, Sheet L-1, L-2, dated 4-12-02, and the Grading and Drainage Plan prepared by Westfall Engineers, Saratoga, Sheet C-1, C-2, dated 3-02. Summary This proposal may expose at least 24 trees to some level of risk by construction: Three trees (#6; 8, and 9) are to be removed by implementation of this design. However, 2 additional trees (#7 and 10) would be severely damaged and would not be expected to surnve. Replacement trees, which equal the values of the trees removed, are suggested. Procedures are suggested to mitigate the damage that would be expected to the retained trees. . A bond equal to I S% of the value of the retained trees is suggested in accordance with the levels of the expected risks. Observations There are numerous trees on this site, but it appears that there are 24 trees large enough to by protected by city ordinance that may be exposed to some level of risk of damage by proposed construction The attached map shows the location of these trees and their approximate canopy dimensions. Each tree has been tagged with a metallic label indicating its assigned number. Trees #1-17, 2l, 23, and 24 are classified as Coast live oak (Quercus agrifolia). Trees # 18, 19, and 22 are classified as Blue Oak (Quercus douglasii). The particulars regarding these trees (species, trunk diameter, height, spread, health, and structure) are provided in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent - Extremely Poor) on the data sheets that follow this text. The combination of health and structure ratings for the 24 trees are converted to descriptive ratings as follows: PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY I5, 2002 ~a~~22. TREE SURVEY AND PRESERVATION RECOA~IlvfENDATIONS AT THE OLSEN (HOUSE) PROPERTY 2 OLD OAK WAY LOT 1, SARATOGA ' • Fine S ecinlens Fair S ecimens 1 2-7, 9-12, 15-24 2 8 13 14 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. Tree #24 is located on~the adjacent property toward the west. I recommend that this tree be treated as Exceptional regardless of its condition. All of the trees have been excessively pruned and the interior of the canopies have been stripped. This process is called "Lion's Tailing" and is considered destructive by the ISA, CAA and ATAA. This has the effect. of producing greater branch-end growth in the following 3-5 years, which results in branches breaking. In the interim, it reduces the trees capacity to produce carbohydrates and starches to carry on the production of new tissue, and trees sometime starve and die. ' Bear in mind that all trees that aze lazge enough to be protected by the, city ordinance are "protected" trees, whether they are included in this survey or not. The owner and the contractor(s) are responsible to prevent the use of equipment or to prevent any construction activity inside the dripline of any tree that is 10-inch diameter or larger at 2 feet above ground. Thus, trees that are not included in this report are not excluded from protection. It is our practice to include only those trees that appear to be affected by proposed construction. Risks to Trees by Proposed Constructian Trees #6, 8, and 9 are in conflict with proposed construction. • The pathway to the front entry will require soil fill across a large area of the root zone of Tree #7. A fill that covers a large area of the root system is as damaging as a soil cut, but the trees decline often is extended for a much longer period. I do not expect Tree #7 to survive the long term. Tree #5 also may be at risk for the same reason. The footprint of the proposed residence would be located within 6-7 feet of the trunk of Tree # 10. This tree has a trunk diameter of 23 inches at 54 inches above grade. A large percentage of the root system on the south side of the trunk would be lost by trenching for the footing. Tree # 10 is not expected to survive the long term. A tree this size would require a minimum distance of 14 feet between its trunk and any construction. Tree # 1 Q would-not be expected to survive the long term. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY 15, 2002 ~~~ ~~~ TREE SURVEY AND PRESERVATION RECOM1viENDATIONS AT THE OLSEN (HOUSE) PROPERTY ~ _ OLD OAK WAY LOT 1, SARATOGA The soil .from the excavations of the house footing, and the excavations for the retaining wall located on the northwest side of the house must not be allowed to move downslope over soil beneath tree canopies or against the root collars. ; The north side of the house will require roof drains. Any trees that are located down slope, from the discharge maybe exposed to a risk of contracting a root collar disease resulting from the drainage that is concentrated in a small area. It will be essential to divert the runoff where the trunks of trees are in the path of the flow. Where underground utilities must be installed, it will be essential that the trench locations be planned prior to construction and that the trenches aze located exactly as planned: This must not be left up to contractors or to the utility providers. It appears that all of the other trees can be protected adequately by construction period protective fencing. The Landscape Plan provides for plants that are compatible with the existing oak trees. However, if the surface soil is significantly disturbed (approximately 10% of an existing tree's total root zone), the affected trees maybe exposed to significant risk. Bear in mind that these trees live a fi-agile existence on these hot dry slopes, and the fact that they. have already been stressed by the excessive pruning that has akeady occurred. Also, sprinkler irrigation, which strikes the trunks of oak trees, exposes them to root collar diseases that can potentially kill them. Reco®mendations 1. 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 2 feet (minimum) into the ground. The fence 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. The contractor(s) and the owner must be made aware that refund of tree protection bonds are. based on the correct location and dedicated maintenance of these fences. 2. I recommend that a silt fence be installed in conjunction with the protective fencing on the north side of the residence and on the north side of the retaining wall located on the northwest side of the house. 3. If trees are in the path of discharge of 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. 4. There must be goo grading, trenching, or surface scraping inside the driplines of retained trees (either before or after the construction period fencing is installed or PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBOI2IST MAY 15, 2002 TREE SURVEY AND PRESERVATION RECONIIv1EENDATIONS AT THE OLSEN (HOUSE) PROPER'T'Y 4 OLD OAK WAY LOT i, SARATOGA removed). Where this may conflict with drainage or other requirements, the city arborist must be consulted 5. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be located outside the driplines of retained trees. For any tree where this cannot be achieved, I suggest that the city arborist be consulted A 2-foot section of each trench adjacent to any tree must be left exposed for final inspection by the city arborist. 6. Excavated soil must 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. 7. Any pruning must be done by an International Society of Arboriculture (ISA) certified arborist and according to ISA, Western Chapter Standards, 1998. 8. Landscape pathways and other amenities constructed under the canopies of trees must be installed completely on grade without excavation. 9. Landscape irrigation trenches (or, any other excavations), inside the driplines of trees, must be no closer than I S times the trunk diameter, if the trenching direction is across the root zone. However, radial trenches (i.e., like the spokes of a wheel) may be dug closer if the trenches reach no closer than S times the trunk diameter to the tree's trunk, and if the spokes are at least 10 feet apart at the perimeter. 10. Sprinkler irrigation must be designed not to strike the trunks of trees. Further, spray irrigation must not be designed to strike inside the driplines of oak trees. 11. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. l 2. Materials or equipmem must not be stored, stockpiled, dumped inside 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 values of the trees are addressed according to ISA standards, Seventh Edition. Trees #6, 7, 8, 9, and 10 have a value of $15,802. An equivalent to this value is: two - 48 inch boxed native specimens, and four - 36 inch boxed native specimens, and one - 24 inch boxed native specimens. t PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY I5, 2002 ~~f ®~~ TREE SURVEY AND PRESERVATION RECO1~RulENDATlONS AT THE OLSEN (HOUSE) PROPERTY 5 OLD OAK WAY LOT 1, SARATOGA An alternative equivalents are twelve 36 inch boxed native specimens or thirty-eight 24 inch boxed native specimens. There are of course other possible equivalent combinations. Replacements are suggested for removed trees. The combined value of all of the other Trees (# 1-5, 11-24) is $105,223. I suggest a bond equal to 15% (_ $15,783) of the total value of the trees to assure their protection Acceptable native tree replacements are: Coast live oak - Quercus agrifolia Valley oak - Quercus lobata -Big leaf maple - Acer macrophyllum California buckeye - Aesculus cal fornica Coast Redwood -Sequoia sempervirens Respectfizlly sub , ~' .~_..- Michael L. Bench, Associate a~~.~'ga~I"- -'" B ~~D. Coate, Pnnci MLB/s Enclosures: Glossary of Terms Tree Data Accumulation Charts Tree Protection Before, During and After Construction Protective FencinglSilt Fencing Specifications Radial Trenching Beneath Tree Canopies Map PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST. MAY 15, 2002 ~~~~.l~V BARRIE D. COATS AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238, 23535 Summit Rd. Los Gatos, CA 95033 ' GLOSSARY Co-dominant (stems, branches) equal in size and relative importance, usually~associated with either the trunks or stems, or scaffold limbs (branches) in the crown. Crown -The portion of a tree above the trunk including the branches and foliage. Cultivar - A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Decurrent - A term used to describe a mature tree crown composed of branches lacking a central leader resulting in around-headed tree. Excurrent - A term used to describe a tree crown in which a strong central leader is present to the top of a tree with lateral branches that progressively decrease in length upward from the base. Girdling root - A root that partially or entirely encircles the trunk and/or large buttress roots, which could restrict growth and downward movement of photosynthates. Included bark -Bark which is entrapped in narrow-angled attachments of two or more stems, branches, or a stem and branch(es). Such attachments are weakly attached and subject to splitting out. Kinked root - A taproot or a major root(s) which is sharply bent and can cause plant instability and reduction of movement of water, nutrients, and photosynthates. Root collar -The flared, lower portion of the base of a tree where the roots and stem merge. Also refereed to as the "root crown". Leader -The main stem or trunk that forms the apex of the tree. Stem -The axis (trunk of a central leader tree) of a plant on which branches are attached. Temporary branches - A small branch on the trunk or between scaffold branches retained to shade, nourish, and protect the trunk of small young trees. These branches are kept small and gradually removed as the trunk develops. DeSnition of Woody Parts Trunk -The main stem of a tree between the ground and the lowest scaffold branch. Scaffold branches - In decurrent trees, the branches that form the main structure of the crown. Limb - A major structural part. Branch - A smaller part, attached to a limb or scaffold branch. Branchlet - A small part, attached to a branch. Twig -Avery small part attached to a branchlet. Leaf- The main photosynthetic organ of most plants. ~~~~~"~ Job Title: Olsen, House Lot 1 Job Address: Old Oak Way Job #07-9194-02 _ 5.15.02 Measurements Condition Prunin Cablin Needs Pest/Disease Problems Recommend . { { { ~ I I ~ { I { I ~ { I BARRIE D.COATS d ; ~s, ~ ~ I ~ ~ , ~ ~ ~ ~ ~ { .- `" and ASSOCIATES ~ ; { I 1 { ~ { { I ~{ I I ~, ; ~ I { O I _ ~, F ; ; _~ ~ ; g ~ , ; ~ ~ ~ j '> ~ ~ `~ ~ W ; ~ ~. (408)3531052 g j ~ ~ ~w ~ G? ~Z i O ~ 1O ~~" {o~ Z iz a O i Z i i w I ~ I~}~! !o r i ~ ' 0 {N {~ ~= J' ~ O , , , ~ i Z , ~ i ~ Z ~ Q . i i i 1' ~ t i 23535SuaaitRaad Los Gal G 95030 os y = ' ~ i { , ~ ~ ~ ~ I w ~ I 0' , Z i ~ ~ ~ ~ O J ~ W i W w i U ; ~ ~ ~ ~ ~ ~ z { d C7 v i 0' , W i J I J ~ ~ 1 0 i O I O ¢' w{ W 3 ~ LL ~ ~ J a , ~ ~ ~ ~ , ; ~ ~ ~$ ~ ; ~ ; ~ { O ~ w { rn { U p ; z { ~ ~ D { O 0 ~ ~ { I = ~ _ ~ ~ ~ ~ ~ j p ~ 2 { O O = O { O ~ ~ m ~ ~ I N ~ W ~ { p { p 8~ ) W { w c w w w _ ~ o m i m~¢ w a ~ ~ ~ O ~ ~ ~ o! K{~ I tr w a U ~ U { U I U ~ ~ ~ U ~ o! a ~ O ~~ ~ ? I D! ~ ~ ~ I z ~ Z ~ ~ a: Key ~ Plant Name ~ ~ O I D { ~ 2 rn rn U = 1 Coast Live Oak 18.0 ; 19 140 ~ 15 1 2 3 { I ~ ~ ~ ~ ~ { { ~ ~ { { { { i I { 2 1 ~ ~ I _ { Quercus a rffolia I ~ 1 { ~ ~ ~ { { ~ ~ ~ ~ { { . in 254 X $27/s q. in. _ $ 6,867 X sp. class 100% _ $6,867 X cond. 90% _ $ 6,180 X kx. 60% _ $ 3,708 Total Value 2 Coast Live Oak 12.0 ~ , I ~ ~ { { ~ ~ 13 ~ 20 ~ ~ { ~ 20 1 ~ 3 j 4 ~ ~ { { I ~ ~ ~ ~ { { { { ', ; ~ . in 113 X S27/s q. in. _ $ 3,052 X sp. class 100% _ $3,052 X cond. 75% _ $ 2,289 X loc. 60% _ $ 1,373 Total Value 3 Coast Live Oak 18.0 ? x ~ 10.0 ~ = 20 ~ 25 ~ 30 1 ~ 2 3 ~ ~ ~ _ ~ ~ ~ ~ I 2 _ 1 s . in 294 X $27ls q. in. _ $ 7,938 X sp. class 100% _ $7,938 X cond. 90% _ $ 7,144 X loc. 70% _ $ 5,001 Total Value 4 Coast Live Oak 18.0 ; x 1 14.0 ; 119\15~ 30 135 1 ~ 2 . ~ 3 ; ! ~ ~ Z { { 2 { { I ~ , { 1 { . in 331 X $27/s q. in. _ $ 8,937 X sp. class 100% _ $8,937 X cond. 90% _ $ 8,043 X loc. 70% _ $ 5,630 Total Value 5 CoastLive Oak 14.0 { ' ~ ~ 1 15 ~ 25 ~ ~ 20 1 1 2 ~ 3 ~ ~ ~ ~ ~ ~ { { i I 1 { i 1 { ~ ~ ~ { { I ~ i i ~ { ~ ~ ~ i { { . in 154 X $27/s q. in. _ $ 4,154 X sp. class 100% _ $4,154 X cond. 90% _ $ 3,739 X loc. 65% _ $ 2,430 Total Value 6 Coast Live Oak 13.0 ; x 7.0 3 15 130 35 1 ~ 2 3 _ { t _ I 2 ~ _ i , { { i 1 ~ { i ~ ~ { { { { ~ I { 1 { i { { { I 1 { {. { ~ . in 152 X $27/s q. in. _ $ 4,104 X sp. class 100% _ $4,104 X cond. 90% _ $ 3,694 X Ioc. 65% = $ 2,401 Total Value ~~ REPLACEMENT TREE VALUES 5-gal ~ $36 15-gal = $120 24"box = 0 36"box = $1,320 1 ffi BEST, 5 ~ WORST 48"bo 52"box s $7,000 72"box .~ ~1 of 4„ ob ~: Olsen House Lot 1 ob Addres~d Oak Way _ Job #07-402 J J 5.15.02 ~~ ~J Measurements Condition PruninNCablin Needs Pest/Disease Problems Recommend . . ~ ~ ~ ~ ~ ~ , i i i i i i i i i ~ i i { i 'i i '? ~ ; i i i ' BARRIE D. COATS , m ; i I ; i ~ i ~ ~ ; i ~ i i ~ i i i f = W - ! W W j ;. J , , a ~, and ASSOCIATES ~ ~ ~ ~ ~~ Z , O .F _ i . ;~;~_ ~ ~ ~~ ~~Q>~ , ~`~;~ ~ >' ~ i ~ i W ' '~ i Z i i F U Z' U= 2' Z _ i U i ~ U 2 ~ i N i~ i ! V ~ ~ U `~' ~ N { w 0: ~ (~~ 3531052 d ilR 435355 ~~~ ~ ; LL ~ NJ i ? , i i~~ F ~ { W i 0 Z i ~3 ~z~ W i Z i ~N'Z i°w; ~ i i ~ i} i fr i D: ~iE~ ~o'vlg ig ~ i J i k';~!°z O. d oa uam t~c.~~,u~5o3o i , }? , Ew i E ~, (Y , Z i ~ i io i J 2 W ~~ ~~ w i a i w ~~w Z~ ~ i ~ ~ p W i J J ~ ~ °~ ~°i ° ° , Q i W i W ~ ~ J w U ~; Q U i] ~ ~ ~_~ i~ i O 1 W i z ~c ~ c U w i o; Z i ~- F- ~ i O O F , _ ~ O u l ~ J O Z~ ~ ~ ~ ~ ~ O i 0 i 0 ~ ; i 0 ~' m i ~ ¢ i K : ~ w i w i. Q i> i ~ ~ w w U i i ~ z ~ ~ ~ ~ m ; m ¢ ~ m w a O u i o! a: ~ U i U i U w ~ 4 U i lY ~ U i n ~ z ~ . ~ ~ o ~ ~ ~ z ' Key # Plant Name 0 p ;~ i o i o 2 i cn x S i v~ i U . ~ 7 Coast Live Oak 12.0 ~ x ~ 11.0 ~ 10.0 ~ 30 ~ i 35 ~ 30 1 I 2 ~ 3 ~ 1 ~ ; ~ 2 ; i i i i i i i i ' { i i i i ; , . in X $271sq. in. _ 201 $ 5,427 X sp. class 100% _ $5,427 X cond. 90% _ $ 4,884 X loc. 65% _ $ 3,175 Total Value 8 Coast Live Oak 10.0; x i 9.0 ~ 8~5 ;11110 25 i 35 i i 1 i 3 4 ~ i i ~ ~ ~ i i i ~ ~ i ; i ; i i ! ; 9~6 ~ ~ i ~ ~ , ~ i ~ i ; : i i I i . in 146 X $27/sq. in. _ $ 3,942 100% X sp. class _ $3,942 X cond. 75% _ $ 2,957 X loc. 65% _ $ 1,922 Total Value 9 Coast Live Oak 10.0; i i i 11 i 30 ;. 20 . 1 i 2 ~ 3 ~ i ; ~ ~ i ~ i i i i i i ~ ' i , i ~ i ' ; ' ~ ~ i i ; ; i i i i , X $27/sq. in. _ . in 78.5 $ 2,120 X sp. class 100% _ $2,120 X cond. 90% _ $ 1,908 X loc. 65% _ $ 1,240 Total Value 10 Coast Live Oak 23.0 f i ~ 24 ~ 25 ~ 30 i 1 1 2~ 3~ I ; i i ; i i i ~ ~ i ~ i i i ~ i ~ i ~ i i i i ; i i i i , 1. ~ . ~ ~ i . in 415 X $27/sq. in. _ $ 11,212 X sp. class 100% _ $11,212 X wnd. 90% _ $ 10,091 X loc. 70% _ $ 7,064 Total Value 11 Coast Live Oak , 24.0 ~ i i 25 i 35 135 i 1 2 3 ~ i i i i ~ i i i i i i ' ~ i i i I i i ' i ; = i i i i i i i ; ~ i ' , i i . in 452 X $27lsq. in. _ $ 12,208 X sp. class 100% _ $12,208 X cond. 90% _ $ 10,987 X loc. 70% _ $ 7,691 Total Value 12 Coast Live Oak 18.0 ; x i 16.0 , =19117{ 35 ; 35 1 t 2 3 _ ~ ~ ~ ~ ~ ~ _ ~ : E ~ ~ , , , , , . in 355 X $27lsq. in. _ $ 9,585 X sp. class 100% _ $9,585 X cxlnd. 90% _ $ 8,627 X loc. 70% _ $ 6,039 Total Value 13 Coast Live Oak , 19.0 ~ x ~ 16.0 ;2011 T 35 ~ 40 1 ~ 3 ~ 4 i i ~ i ~ ~ ~ ~ i ~ ~ ~ ~ ~ ; . i ; i ~ i i ; ; i i I i . in 385 X $27/sq. in. _ $ 10,395 X sp. class 100% _ $10,395 X cond. 75% _ $ 7,796 X loc. 75% _ $ 5,847 Total Value REPLACEMENT TREE VALUES 5-gal = $3d 15-gal m $120 - 24"box ~ $420 36"box = $1,320 1 ~ BEST, 5 =WORST 48".box m $5,000 52"box =. $7,000 72"box . $15,000 Page 2 of 4 ~~ Q Job Tifle: Olsen,. House Lot 1 Job Address: Old Oak Way Job #07-9¢194-02 5.15.02 Measurements Condition PruninNCablin Needs PesUDisease Problems Recommend . i i i i i i i i i ~ ; i ~ i ; i ; ~ , fq i i '? ; BARRIE D COATS ~ ' ' i ~ ' v i i i ' w o w I : ; ~ Q _ and ASSOCIATES ~' ' ~ i i i i i i ~ i i ~ ; i i i iN.. i 01 ; ~ ~ Z i i i p i- -i = i F i it? i ^ ~ W i N i i i~ W i~ i~ : " , i - i p '~'~ ~ ~ m > ~ ~ ~ ; w w i : Z; v ~ ~ ~ p, ~,;~,, ~ ~ ~ Z ag j o U ~Z ' ~ _ ~~ rn ~ i p i N i ~ ~ ~ ~ U O ~ o ~ ; w ' .., ~ N i ~ ~ (468)3531052 235355u ilRo d i~ ~ i ;~ i ~ ; ~ i u_ ~ ;~ i f !~F c i .., ; I Z i w i~ ~ F i i ;S w z~ o i z~ i o Z , u~ i Z i m i N~ Z i w~ O a ~ i i i i i~ i a: i o: ~~ p i¢ = g g ~ ; ~~ -~ , D i F i Z ¢ o a d aa a LosOatos,G950fi0 ~ ~ N ~ ~ ~ i 3 ~ i tr ~ ~ ~ , rj ~- 4! z ~ I O ~ ~ ~ ~; ~ w i w 1° U ~ Fz tr i ~ ~ ~ Z I w C9 O ~ w `~ i ~ t] i O m ~Q: ~~ I w ~ w ~ i u_ ; ~ -Q ~ l~ ~ F I i ~ ~ i ~ i w i t- O 2 i ug ~ i ; ~ ~ _F ~ o ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ > ~n O ~ ~ i ~ ~ ~ ~ ~ ~ Z z F- U i i x ~ i U i F- i ~- U i w i D i Z w ~ ~ ~ ~ o w U w ¢~ _ ' J _ ~ _ ~ ' ' ' Q ~ ' ~ a a W i ~ i O ' ~ ' ~ ~ ~ ' ~ ' w ' Q i ~ Z i -~ i ~ i ~ i o Z i Z i R' LL' Key # Plant Name ~ ~ ~ ~ O ~ ~ o = ~ t n = ~ U ~ U ~ U ~ U ; U i o! ; U ~ a [L i ~ i 14 Coast Live Oak 23.0 ~ x 111.0' ~ .24\1 ~ 30 ~ 35 i i 1 ~ 3 ~ 4 i i { ; ; ; i i i ~ ; i i ~ i ; i i ~ ' ; ' i ' ; i i ~ ~ ~ ~ i ~ ~ ~ ~ i ' i ; . in 463 X $27/s q. in. _ $ 12,501 X sp. class 100% _ $12,501 X cond. 75% _ $ 9,376 X loc. 75% _ $ 7,032 Total Value 15 Coast Live Oak 16.0 ; 17 = 35 30 1 2 3 _ ~ ~ ~ ~ ~ ~ ~ ~ 3 ~ ; I i ; ' ; i i l l ~ i ' . in 201 X $27/s q. in. _ $ 5,426 X sp. class 100% $5,426 X cond. _ 90% _ $ 4,883 X loc. 70% _ $ 3,418 Total Value 16 Coast Live Oak 21.0 ; i 23 i 40 40 ~ 1 ~ 2 ~ 3 I S ~ i ~ ~ i i ; ; ~ I = ; i - ; i i ; i ' l ~ ~ ~ i i ~ ' . in 346 X $27/s q. in. _ $ 8,347 X sp. class 100% _ $8,347 X cond. 90% _ $ 8,412 X loc. 75% _ $ 6,309 Total Value 17 Coast Live Oak ' 22.0 ~ x ~ ~ 21.0 ~ ~ 24\23= 40 ~ 50 1 ; i 2 ~ 3 ~ i i ~ i ~ i ! ~ i ~ i i { i ' i } I ~ 3 ~ ~ i i ~ ~ . in 555 X $27/s q. In. _ $ 14,985 X sp. class 100% _ $14,985 X cond. 90% _ $ 13,487 X loc. 75% _ $ 10,115 18 Blue Oak 17.0 i 18 } 45 j 35 1 1 { 2 3 ~ ~ ~ ; ~ = i ; i i i i i i ; i ; i i i Quercus dou lassi ~ ; ~ i i ; i i i ; i i . in 227 X $27ls q. in. _ $ 6,125 X sp. class 100% _ $6,125 X cond. 90% _ $ 5,513 X loc. 75% _ $ 4,135 Total Value 18 Blue Oak 16.0; ' ~ ~ 18 i 45 ~ 25 i 1 2 i 3 ~ ~ i i i E ; = ; i i i 4 i i i i ~ I i i _ ~ i i i i ; i ; ~ ~ ; i i i i ; i . in 201 X $27/s q. in. _ $ 5,426 X sp. class 100% _ $5,426 X cond. 90% _ $ 4,883 X loc. 75% _ $ 3,662 Total Value 20 Coast live Oak 19.0 i ~ ~ ~ 20 ~ 30 135 1 i = 2 ~ 3 1 ~ ~ ~ i ~ i ~ ~ i ~ j i - j ~ ~ _ ; ; i i ~ ~ ~ ~ ; ~ ~ I . in 283 X $271s q. in. _ $ 7,651 X sp. class 100% _ $7,651 X cond. 90% _ $ .6,886 X loc. 75% ._ $ 5,165 Totial Value REPLACEMENTTREE VALUES 5-gal = $3d 15-gal m $120 24"box = $420 36"box = $1,320 48"bo 000 52"box =$7,000 72"box~.~ 1=BEST, 5 =WORST ~3of4„ Job Tl~ Olsen, House Lot 1 Job Address Oak Way .> job #07- 2 .15.02 Measurements Condition Pruning/Cablin Needs PesUDisease Problems Recommend . I I ~ ~ ~ I ~ ~ ~ ~ ~ ~ ~ ~ ' ~ _ ; I t ~_ .I Gj BARRIE D. COATE I I I I ~ ~ ~ ~ ~ I ~ I ~ ~ s ~ ~ I ~ ~ I l ~ w ; ~ ' W W a ~ and ASSOCIATES ~I I I I ~ I I 1 ~ H ~ ' ~ ~ ' I I ~ ' ~ ~ °' ~ C7 ch z ,~ ~ ~ ~ ~ ~ _ ~ I ~ FQ I I C7 I at I ~ ~ `~ _ ~ ; W I ~ I ~ ~ ~ ~ I( O y ~ ; ; o .- ~ w ~ ~ 1 1052 h 353 $ ~ i ~ = W ; I~ i Z i (~ F Z i Z K ~ C7. i~ I O t ~ ~ ~ ~~~ r ; V; ~ ' `.' ; N;~ ~ K . 4t 1 ~ A'~ i i iLL 1 i t i # v i i Z w ~~ I F Z ~ z ~ O i Z ~ i ~ ~ ~~ u~ I Z{ N ~~ I z w a ~ i ~ ..i ~ Q I d `~ U~ g g ~ ~ O ~~ Q=~ i w a o. 235355~a+milRoad Gt 95030 LosGatos ~ I U N!N~ ~ ~o! ~ I ~ ~I~IZ~~ V~~I~I~ w z~ = z v~ ; o Iwp o!o ~ ~ U I ~ILLIg ' ~ ~ , ~~~~ ~ ~~u i ~ ~ w ~~ ~ D ~ I~ { U~ F~~ { ~ o ~ ~ i i ~ j I y I ~ I~~~{~ I O I w z Y U ~ U U 1 w O z -- ~ y i I O I~ O ~ ~ _ ~ ~ m m ~ a w a { I u~ ~ ~ O ~ a ~ ~ ~ ~ I w I a ~ N ~ w ~ ~ ~ ~ I O I~ I~ ~ ~~ w I w t z~ z~~ rc Key # Plant Name ] O~~ ~ D~ D~ ~ _~ y S N~ U Z U. I U I U I U I~ U~ a t- ~ O I 1 21 Coast Live Oak 30.0 ~ ~ ~ ~ 32 ~ 30 ~ 35 1 I 2 ~ 3 ~ j I ' i I I I I I I ~ ~ ~ I ' ; , $19,076 X wnd. 90% _ $ 17,168 X loc. 75% _ $ 12 876 s . in 707 X $27/sq. in. _ $ 19,076 X sp. class 100% _ Total Value 22 Blue Oak 18.0; x ;17.0; 24 { 35 35 1 2 3 ~ ~ ~ i i I ~ ~ I I I i I ; ~ I I 1 ~ ? 1 ~ ~ 1 = 1 ~ 1 I I I I ~ ~ ~ I . in 368 X $27/sq. in. _ $ 9,923 X sp. class 100% _ $9,923 X cond. 90% _ $ 8,930 X loc. 75% _ $ 6,698 Total Value 23 Coast Live Oak 13.0 ; 14 15 1 15 1 1 2 3 1 I = ~ I I~ I 1 1 _ I ~ ~ 1 I I I 1 I 1 I I 1 I I 1 I ' 1 I I 1 I ~ I 1 I _ I I I , ' X $27lsq. in. _ $ 3,582 X sp. class 100% _ $3,582 X cond. 90% _ $ -3,224 X loc. 65% _ $ 2,095 . in 133 Total Value 24 Coast Live Oak I 19.0 ~ x ~ 18.0.17\1 S 54 ~ 30 ~ 65 I I I I I I I 1 ~ 3 4 1 I I 1 i l I ~ ~ ~ ~ ~ 1 I 1 I ~ I 1 I I I I I I I ~ ~ I I I I I I 1 l at 1' , I I I l I I I I . in 612 X $27/sq. in. _ $ 16,524 X sp. class 100% _ $16,524 X cond. 75% _ $ 12,393 X loc. 75% _ $ - 9,295 Total Value ~a ~"- REPLACEMENT TREE VALUES 5-ga1= $36 15-gal = $120 24"box ° $420 36"box = $1,320 48"box m $5,000 52"box = $7,000 72"box . $15,000 1=BEST, 5 =WORST Page 4 of 4 BARRIE D. COATS AND ASSOCIATES Horticultural Consultants, (408) 353=1052 ~ ~ - Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 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 off offending parts of 6" diameter or less, leaving an 18" long stub, which should be re-cut 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 '/z') 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 may be 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 imgated plants beneath tree canopies. • • • ~~~~~~~ B IE D COATL Tree Preservation . AND ASSOCIATES Protective Fencing 23535 Summit Rd Los Gatos, Ca 95030 (408)353-1052 Horticultural Consultants Consulting Arborists :~ _ r t`F- i ' `\ ~ ~ - :'• ~ ~~ - - - , ~~ \ ' `k~ .= .=- ~. _ ~_ •h~ t i /l I, t \ ~ ~ ____ Construction period protection for trees should be provided before grading or other equipment is allowed on the property. Top of fence hung with fluorescent fla~gine tape every 10 feet. 1 ~- 6' chain link or welded wire mesh ~ 8' fence post of 2" diameter GI pipe or T-angle post ' \ x \ _ ~ .Fence placed at drip line t ~~~_ or 50% greater t!~.an the tree ~ canopy radius w>-ere possible Roadway en construction is to take place beneath a e canopy on one side, the fence should be wed 2-3 feet beyond that construction but between construction and the tree trunk. W Fence/ ,; siting. t nt .~ O 3 _ fa If construction or avin is to take lace P 9. P ~, throughout the area beneath the canopy and to dripline.fencing is not practical, snow fencing should be used to protect trunks from damage ~ 9- is Three layers of wire and lath snow fencing to 8' .above ground on~ ~~~ ~- ~ - -trees where construction ~'~ ~~i , ..will, take. place beneath ( '_- 8 the canopy "' '`~ ~~~ ~~ Barrie D. Coate F.t Associates (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 HORTICULTURAL CONSULTANTS Certified Consulting Arborist _. ... - Radial Trenching -- -:- ="""- - - D "" iP .fine ~l - The Do's and Don'ts of Irrigation ~-- .r - ~ ---~'''. _ _ . _"-~ " . Trenching Beneath Tree. Canopies i_.--='==--'_" - - _ ~ "" :-~ _ _ .`~~'" .... -- -.: .. '. r .., .. . - ,:"_.~ -i=1.~-~-- f~=::=~ ,Vol ~.~~~ absorbing _" - Root Protection Zone ; j ~ "~~-~ root ti s 1'/2 times the Dripline =/ - _" _ ~~ay `''~~~ -~=-= Diameter -~ _ ... _ - -~--~ _- z- .=~ - w- ~" !/ • / - - - ~hiih~,'~~%..~ - ~ • _ _ 5 times trunk diameter ;~~~ - - . j Not. ."~ _ ~; :.- . O,~ay Ok . ~ -1 - ~` a _-= _ Irrigation lateral lines may be installed %•'!~"" f'""`"''~'~~~"~~ ~~'" -` -" .: ~ x.,:::~ ;-~-; ": ;~,~ Lateral line 12-inches eep -" r:.. (12-inches deep) in hand dug trenches in areas %-~-`'.~~`,":~' :~ %:',` ~-pkay - containing shallow absorbing roots if ~~ %`'~- the trenches are at right angles to the trunk ~ _" as opposed to cutting across the root mass area. Mainlines (18-inches deep) must be installed outside Of the root protection zone. In no case may sprinklers wet - the area within 5 times the trunk diameter of the trunk. _ - ~~ - - f~ - ~ _ G.~ EA ~ ~ ~~ „ _ in • • • - Tree Survey and Preservation Recommendations at the tRIE D. COATE d ASSOCIATES - House Property, old Oak way 14oa~3s~-tosz Prepared for: . d dN 5S une m _ t757 lasG'lm,G 95070 City of Saratoga, Planning Department URAL CONSULTANT Date:. Ma I S 2002 ' TING ARBORIST Job # 07-94-194-02 d'',. ~ _-_ ~ ' ~ .Protective Fence -a '~ / ~ orrespond to evaluation charts. ,.' ,, i, j/ j // . / ~ _:Y# _ _ ~ ? ~ ~' ~,.~% and tree locations ! // / /// q' ~• - "' _ r--~ `"' / ,/~%~ e. i ~ ~ ~~•~'",/ / ~ j~~j/ice /~---~.- _ • 19 a~ _~~~,~ /. 15 f 'Tl l.• / T~~ '" ~--~\ ;` ~:~. ~~-` ~~ ~, ',~if''~~~ /// %~ ~~ ;;- ~~ ;^ ~ Silt Fence / - 15' . ~ ~~ 'X / / i i+! ~ ' ~ ~1 O -~ ~ •- - - -~- ~-I- Protective Fencr ~ ..'' ~~ ~, ;~~ ~, .. ~ I I ~~_ i~ ~~ ~ ~: ~ it ~ .. 1 ~' ~ ".+e.... \ \ ` I \ '-, ^~ ` i I ~~~ ,_- ____ ~~ ~ - ._ ~- ~_ '~ 7O `,~ - ` +f . ~. S ~~V61 ~~ • 24 f~,~X~ f:~~', ~- ,--- ~- ~/~ ~ i ~~~ 'I. ' . ••\ ~,~ '~ - /; . t '"~ ~ _ ...~ . - t ~ ~~ j// ?` ' ~i r~ ~~~.. ~-~' mss- . AEI w•anc .mu Attachment 3 •i I ~~'~~~6 GARRODTRUST March 9, 2003 To: City of Saratoga Planning Commission RE: CargilUOlsen Residential Housing Projects The Garrod Trust has reviewed the Cargill and Olsen housing proposal packages. This proposal is right next to our land and we find that it is well thought out and well designed. It is an appropriate use for the land. It is compatible with other existing and adjacent properties and would not lead to any known adverse impact on any of these properties:" There will b_ a no subdividing of parcels and Lot 1 on Oak Way will be merged with another parcel and the construction site relocated. The majority of the land will remain as open space with only two houses proposed. Also the dedication and improvement of a trail to the „Fremont Older Open Space Preserve indicates a willingness to cooperate with the community. We understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. We would like to support this proposal and also add that the Garrod Trust would also offer their assistance and support if at any future time another trail is proposed that would roughly follow the boundaries of this project and the lands of Garrod Trust. ' ce ely ~. Vince S. Garrod, Trustee S t~~~~~7. To: The. City of Saratoga, Planning Commission Date: 319/03 RE: Cargi(I/Olsen Residential Housing Projects We are submitting this letter of support for the Cargill and Olsen residential housing proposal packages. We are encouraged by the factors surrounding this project, which include but are not limi#ed to the following. This project is an appropriate and good use for the land. The project is also compatible with other existing, and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing of parcels and Lot 9 on Oid Oak Way wiN be merged with another parcel and the construction site relocated. Only two houses are proposed and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rural habitat, we are please with the dedication and improvement of a ,trail, which will connect to the Fremont Alder Open Space Reserve. • We understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, Sign: a- Print: _ ~Jz3 f~ A ~ P~ Enl'~ Address: ~ 1 d ~ ~ ~~~ wav Date: I ~ ~ `~ o ~ C~~'n ~m ~ 4 ° rZ g ~ ....~~ • ~ ~, vz~.c. ~ FO ~ ~' ~ u~~~J~.~8 ('` mr~~~ Mar 31 03 11:04a i• House [408)867-5699 ~ ~~~p~/~ MAR 3 1 2003 CITY OF SARATOGA i• i~ 3/21!03 Mr. Dave House 13340 Old Oak Way Saratoga, Ca. 95070 Dear Mr. House Thank you for your thoughtful invitation to review your future site plans. Unfortunately we have a previous engagement and wil( be unable to attend. I would like to tell you, that short of building a factory up there, you have our full support on anything you. wish to do The residence of this street owe, you an enormous. debt of gratitude for blocking any further discussion of making Old Oak Way a through street. We wish you. and yours the best in this endeavor. r ~-~ `~, ~.__ Mr. & Mrs. Robert Wold 13570 Old Oak V~lay Saratoga, Ca 95070 p.1 v~~~~9 To: The City of Saratoga,. Planning Commission Date: 319/03 ' RE: Cargill/Olsen Residential Housing Projects INve are submitting this letter of support for the Cargill and Olsen residential ..housing proposal packages. I/we are. encouraged by the factors surrounding this project, which include but are not limited to the following. This project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing of parcels and Lot 1 on Old Oak Way wi11 be merged with another parcel and the construction site relocated. Only two houses are proposed -and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rural habitat,l/we are please with the dedication and improvement of a trail, which will connect to the Fremont Alder Open Space Reserve. l/we understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects.- Sincerely, Sign: Print: T I fvt. ~ lk~- Q ~P-~(' Address: 13 5 3'~ o LD o P~V~ ~~' S~'P-f~`f~~A , ~-A 9 S d'7 D Date: 3 l °I ,~ 0 3 • ~~~~~® To: The City of Saratoga, Planning Commission Date: 319103 RE: Cargilll0lsen Residentia! Housing Projects We are submitting this letter of support for the Cargill and Olsen residential housing proposal packages. We are encouraged by the factors surrounding this project, which include but are not limited to the foAowing. This project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing. of parcels and Lot 1 on Old Oak Way will be merged -with another parcel and the construction site relocated. Only two houses are proposed and the majority of the land. will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rural habitat, we are. please with the dedication and improvement of a trail, which will connect to the Fremont Alder Open Space Reserve. We understand that the houses will. follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, Sign: Print: ~~/l~.~' GYr' Address: f ~3 3 ~-a Bw o*~~ tv-,~G Date: 3 mil' 43 • ~~~~~~ To: The City of Saratoga, Planning Commission Dater 3/9103 RE: CargilVOlsen Residential Housing Projects 1 am submitfing this letter of support for the Cargill and.Olsen residential housing proposal packages. I am encouraged by the factors surrounding this project, which include but are not limited to the following. This project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing of parcels and Lot 7 on Old Oak Way will be merged with another parcel and the construction -site reloca#ed. Only two houses are proposed and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rural habitat, I am pleased with; the dedication and improvement of a trail, which will connect to the Fremont Alder Open Space Reserve. • I understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, ____~.-- Sign: r Print: / ~. ~ ~~ l L. Address: ~ ~ ~ ~ Z. QGt~ ~ ~ ~ ~° W ~1 Date: 3 J q I ~~ • ~~~~Q2 ~~~~~3 To: Our Neighbors Date: March 13, 2003 RE: Property Development Plans For several years, I .have been acquiring adjacent parcels and developing a plan to build homes-for my two children on our property at the end of Old Oak Way. My family and I ' would like to share with you our plans for the. property and the development of these . homes. We invite you to an open house at our home at 13340 Old Oak Way on Sunday ' March 23~ from 2:00 pm until 4:00 pm to review the plans. The project will also be reviewed at a meeting of the City of Saratoga Planning Commission on Apri19. At this open house we would like to share the positive stewardship role we have assumed in planning this project and show that this project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and will - not lead to any adverse impact to any of these properties. These homes will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage.' There are only two houses proposed for the thirty=acre parcel and the majority of the land will remain as rural hillside oak woodland habitat. An existing approved building site just down the hill from my home (lot 1 on Old Oak Way) will be eliminated as part of this project and integrated into the parcel .containing my present home. As a further demonstration of our commitment to the rural habitat, we are dedicating and improving a trail through our property and other parcels including the Parker Ranch Open Space that will lead from Chiquita Way and provide access via other existing trails to the Fremont Alder Open Space Reserve. We would enjoy .meeting with- our neighbors and introducing our children and- their families who will be living in the homes at the open house on March 23`x. We will have our architectural plans and supporting design materials available for review. We will be prepared to discuss any details of the project as well as give tours of the building site. Thank you for your time and consideration. Sincerely, Dave and. Karla House and the Cargill and Olsen Families • • ~~'~~~~ ;i C 1 . :~f OPEN ~c7vSc 2:~C7~ m- ~-:G~i,`}~/~'? ~ ~.,~ ~ LL ~ ~ t_ s C ry tZL S i ~ i... ~ c. i.. .;: ~„ t ~ ,~t Aj~{ E ~. ~p i2 EIS ~~-~ __r:_ _ ._ ..............................____ ........ _.,.. _........ .. .: s~J 3i?~ ,,, L . . ~ , DC~ ~ LYn~~a C~-w~~ ~~~,~. ~ i 2 ~ C: i-tA ~~~ iG ~ ;37 ~ - 5 3 9~ . _... .. _tt .. .. _.. ._ ._ ...... _ ..... _. -. _...... _._ ...- '''-~-._ .. ... .. .._ ..._ _.. _ ~,~ ~j~ i~' r~jv ~~- C.'.%1"TI~.Z~,~_ .r'.~. .-L]~•~.....~~-~~(..~~..~~ll..G'~k i~!~.i 7L, j - .~a ~~-- .. ... .. .. .... 1tb.q/ ._ ~1 ~'~~ , ......rte ~m~r il~rnc~~.. nl~%~ -./~.`~~.u-~{i~ 133~~3 ~~~__~'~~.. 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CJ~ ~ '~. ~k~ i- ya?' ,J ~ ~ ~ - 1wu u far. r ~ ~ ~ ~ ~ ~ O ..Y _' JiY' ~~Y`~Al. nY'wfaftY /1.av at 3 q~i~~ / ; ~ ~ P .~i p4 4 ~c is I ~ ~. hx t"~ ~!"~ /~M ~ s.,~~ 1rl~~~~esj~ nii.ter.• t ~ i9. ~ .. a'Y.V.f•M-~3 - M4 ~tV~ r. o ~ - .. ~ ~ o ~ ~ AGT H0. 1. ~ - ~ m O ~ - ~ ~ AfQNO~ W T 0lDi ~~ ~ _ m M c a F1' a ~ !~('~/ V / .ate f uW - ~1. t .: . '^~ I ! ~ °; o -~4Nnc _ - - = r w -- a _ ~-. - N _ ~ ~ i Mar 10 03 08:O7p House [4081867-5699 p.ll HaR 10:'03 19:23 i0-SG?So99 FRON•alatri Plriia REal10l~ 1.404 P.93 F-6tt ~~ ~ufttl~ itrliut•Is - I~tutt •1'ar};it 1'nlj~crty l'a~o 1 tit,.? ;, ~' ~~ '' 1' ~. goTitis Reports • Fine! Target Propotty NQ``~~ Find Target P'roparty -~ ~~] V ~~i~ VIEW ratrrd,!l i~cc s Tr, 2?651 Mount Edca Rd Sµ ato;a, CA 9507 ~ GM~`~~ ~ Ge0 Lryeh 0. Goad APN.' Sn)1:001 ~ ~~ . ~~ }'l~N'..Nawmnrt,Dcnald 18c Rosemary S, 22611 lvlotutt Eden Rd, Saratoga, CA 95070 Geo LrreL• 4. GaaA AYN: SG3: ?028 V W Kt;itnedy.]emes Etal, 0 Edencrest Ln, Saratoga, CA 95070 Vr° tr+ef• !. Uoarf APN: !ON:029 yIEW A>jderson,Dsviti T & Corot A 7r Etal, 0 Edenereat Ln, 3arutoge CA, Ca 9500 Cro tech 1. Gnat AP'N: !0?t:030 VIF~'V Kitx,Dennis S & Hye 0, 22L•33 ;vfount Eden Rd, Saratoga, CA 95070. rro Lo+er.~ o. coon APN• aoa;?ot? '~~W I~nll,Eleane & Tocn L, 22637 Mount Eden Rd, Satatoge~ CA 95070 Gco Lrwl: 0. Gold APN• ~C]1?0)J V }~Stringes,lohn R & Pemeln L, 22653 Garrod dtd, Saratoga, CA 95070 GeC tc+~'rl.' O, GOed Al N: ~01120J f V~Few G ~ w t..at,a Jav, Z:G57 ~atrod Rd, Sararoga, CA 93070 rm L~r, o. r;ond aPr:• sail?niA YIF,1V. David i• Anderson'I'rustee, 226ti1 Ganod Rd, Saratoga, CA 95090 Gco Lr~•et: G. food APN. !B3t?0!V VIEW Heusc David L,0 F,de~crat Ln, Saratoga, CA 95070 Geq Levih !, roeA .SPA" !0! f701I V3EV-I Giverrs,Krr„ieth dt Mary, 0, 0 C.ro level: 9. Pew APN•!0!;1?00 ~ ]1 ~~ V ~ ~f r •_ ; - ~, ? =0 2 c -i-bin%2Frc tt.as &dbad=%... 3I10i2G03 1~ttp:l/H~~w.gotitle.comcgz b.Nfind.xtbet.asp.dgood /o F g po P s . or ~. - ~.. 0 -: 3 ~ OwS bmT<rr ~®1- tMA way munv, rusarr. ~ -- °O O 't7 _~ ? o fJ .~. ~ ~ 8 K TiMYk" ;1 R E 2 ~' $G7 _ f 5 ~ 4°,,- O ~6 ~ m m . P ~ . I iNt G~ o ~ (,/- c~+ . 2 °' (. ~ ~ I ;~ O cr ~ ~ C ;~ r ru. noo-+t^ay fA ev ~ wx ~ f ~mcr ~ vs. ~~wr^ 1 'p _ ~ V.~ ~~ f 3r re - • ' ~ '-' •~ f , ~ I i. rwA 16 _ v ~° ~ is / IOrA ~ ..r t. .~_.P1'.~--~ $ ~ x. n I~ >3tNAG,~ • ~ ~ f~ 1 ~ ~ u~~if(d~f / ,771 ~,~~ [.J 'rte I;l ~ AMC ~' ~ ~ - `~` ~ - ~ - r ~. FTS ~~ g ,\ 86 ~_ ~ c s _~ ~ . ...~ .. . 7 _ ~ TRttt K!7)i4~ •tNJ' 1CM OcaCE~ ~ [j ~ ~ ~ ~ . - ,~ .-~ , ~'. o s7 ~. w ~ ~ 37 C I .. m ~~(~ ~ [tl ' f ~' Ii a 1 ~ -' .-+ d~ Q ~ J J a ~~ ~ ~.. ~. ° • • • Mar 10 03 Ot3:07p Huse [4081867-5699 p.9 MJ;R 10 'G3 19:24 TO-9675G99 FROH•AIAiN, P1.NEl REaITGRS 1-406 . P..OS/13 f•611 '. . ~;u~CiUc• It~~purts,- l~int!'f•:;rbca l'r~ip~rtY t';i~c t ut~: .~ A• ., _ .~ 1E~~='~',1. gaTiile Reports • Find Target Property Fin d Target Prcperiy S'a~W House Daiid L, C Come: Dr, Sararcga, GA ?5070. cam, L~+~r: ,. carol arN: soJUOO~ . VIEW Bannet,Tr,1:943 Pierce Rd, Saratoga, CA 9SG70 ~'1 'V1' S C V W D, 0, Saratoga, CA 950 i0 ob t.-.1.1, o~d eAV: lo3r~Di~ ~~' I'zanklvi,Lewia6cnancy Tnsctae, ) 3x09 Pader~ CT, $arsto=a, CA 95070 Cm Lrrd 4. Gnarl gPN:.0! I SD31 t•')i'~`~-+ ~Iiemartillemard G ?r.4c 2_c;,:inc Tr, 23217 Padcio CT, °arsto£s, CA 95070 Gre Le.ef: 0. Goad APNc 10!! <09J ~'I VJ Clti.n,Yvn~-iaiil~ & o+isi2ei Tr, 1.:23 Padero CT, Saatoga, CA 95G70 Gee Lewr: 0. Geod dPN.• 103JJD16 ~~'~±` Hnng,Renry Y & Marsaret I Eta1, 21210 Chadwick CT, SaratrgA, CA 9507U cev r.c~er: O, ooal AfJ+t~ lG111o+0 \.T]~l~5! Mnrcinkcu•sk:,Bo~u:2:+u J tk i3attara, 2! t43 Ch:dw2:k CT, S°teioga, CA et0?~ Gro liveh D. Goad APN• t0!7lOf-s ~~% ~'~,~~3' ?anr'ao2y,:-carj.et K a: Ycay J, 22:25 Ci-rdwick CT, Saratoga, CA 9SC70 Geo t..,;~r: 0. Goan APN~ sO1r30i9 YlE W,Khan,2mdad H & Si!ara A Tr, 0 Ord Oak VI'av, Sa:a~oga, CA 950?0 r.~., L.wr: r. r.,,a ,i: N: s~rsau ~ ' ~~.1~,.}~,Kh:n,L^:dad H .~ SiG.ra A T:, 0 2_and Gray, Sa:atcgn, CA 95970 , f"itOLPYIf: 1, riots Ai+N.• S93r10e3- YfE~'1' yabib,C2+:rartl ] S MiCDeUe i:, 13341 Oltl OaY lVay, Sa-atoga, 4A 95D70 G.+,i1.«..d• A. Cns,t.. ADN: i7311At~ htt :1,'www, otitle.cesnlc '-bin/andtarget,asp?d~ood=~n2Pegi•bui%2Frepor..asp&dbad=°/a... 3!10;2003 p 8 ~ ~~~~`$9 Mar 10 03 08:06p House (4081867-5699 p,8 ' ~ !~R IO '03 ;9:24 14-86iS699 IRa'1•A1AIK Pi~fl. REAI?ORS T•d04 P.06I13 f-611 ou I'itlc R~~tw is - I~tud '1'ar~.a f'rnpt:rty, 1'abc ? 4t ? i ,.. ' , r ~ c k.1.~.W )'-Iaune David L, 0 01d Oak Woy, ..arDtogD, CA.95070 ~ , crol.ev,M: 1, Carl ~fPN: SnJi30fD ' V1F'W ~'iflitrms,Phlip C 8:dcborah L, Z12?2,Chiquirr, Way, Ssrataga, CA 45070 • Gera Lrhrf• 0. Good APN.• 103130E0 ~'~.F.13' C'arphcll.Dor. H R. Lynda C, 21258 Chadwick CT, Sacatega, CA 95010 Gro Lrnf: D, Gaol dPN: iCilSOOI V1EV~' Yabib,Ocrard J.a Michelle ~, 1i34] C~Id Oak Way, Saratoga, 0119:070/ G~roievtl: 0. Guar! LPN: SOJl3DQ7 Y1.F13'. Hesse David L, 0 Old Oak Way, Saratoga, CA 95070 Gro Lrrtl: !. Goad APN: fD?! f06) . V 1 EK' House,David L, 13340 Old Qsk Way, Saratoga, CA 95070 eeDt~w<r:o. egad . ,trN: Se3isoc~ 1'!![rW Housc David L, 4 01d Oak Way. Saratoga, CA 95070 Gco :rsv'. !Goad .lP,U: i031 ~OQf _. V1 F W House David L, 0. 0 GcoLt+ry:?,faar APN•:Qf/f066 vilEW Wong,I:?arsy K & Rosemary T. 21252 Chadwick CT. Saratoga, CA 95070 fKa cr~r: c, c,~d ,t P.".~ Sa~l3oe~ VI~E'W Biind,loanne L & Ro~ez H Tr Esa1,13345 Padero CT, Saratoga, CA aSG70 Giro LrvcJ C. CooA APN: f037SnHr ( Start New_Re~rt j [ Address Se~rt;,h j i owner Sear tc! j (APN.~es'1r_ch ( H.;1.P ] (~uF?(?ort j (Download j , [ ~ataQuick Home J. http://www.gotitie.cornlcgi-birJfindtsrge'..asp?dgood=%2Fcgi-bin°%2Frcpott.asp~d'uad=%... 3/1012003 ! ! _ ~ ~~ .. 3 N 7 r O . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ rna s fw•a ufnafa - ffne a•n •OMf, e•~r•eta. ~~ ~ ~_= ~ - ~ . ° ~ o - lj Q ~ ~,. m ~ w ?. ~ n - ~ i~4' f G / ~• ~ f ''f•j'a MIS. '~M- ` ~ ~a~ a~ji^•~ A ~: _ ...~_ ff z /~ V ~ Ib ~ ~ ~ ~ ~ - ~ ~ ~~~<r..t+~.Or.v}~ °y r-"'*p~`C~~,tri~~ •+E o „ _r•~;=•~"t SW ~ - ~ ra.. ~ .' . t R~ ~ ..~'• w o f ! i. i)Y " ~t~. IJ ~ ...I~l. ! ~ pt f VVV ~ c~ t. QI o a ' 9K ~ ~~ o CD w r-~ ® - - ~. Mar 10 03 O8:O6p House (408)867-5699 p.6 . Hap ld'03 18:24 T~-$6it,699 . ~Rtkt•AlA(M PINE', REAlTOEtS: T•e0A .P.08113 F-611. E;~t l~tllt: It~ltorls • I~itltl •l~,lrS~f I'~itlk`tly I'a~~ I itl' - . ,. ~. r, , ~,. ', r,- ..:~i. ~: I~..I III goTitle Regatta • Find Tarset Property ~ . . Find Target Rropwrty Y1E1'1' Yanp.Mnu H Tr. 212a5 Comm Dt, Saratoga, CA 95070 Can Level: 0. Good tiPN~ ,tddier+il! VIEW. Nuat>g.1,'ae•i~en,?1273 Diamond Oaks CT, Santoga, CA 95070 ~. Goo Lerei: 0. Cood APN.: 3e6yQ(W: . Y1FW Lee.,Eng Rt Tracy, 21?O1 Uiamoad t3el;s CT, Saratoga, CA 95070 ~ Gao tev~J: 0, Cwod ~Fx: 3ob3aaa3 yiEVY Fesatari,Earco & lrem, I1J29 Diamond Oaks CT, Saratoga, CA 95070 • Gen Levek a, Good dPN: ?6670!Mf V1~W B1acYwell Trull, 21357 Diamond f7.ks CT, SetElog&; CA 95070 Gen le.,rt °. CneM APA+~ i6d7D00! VIEW Kazato,Funu7tira ~ Masako, 21356 Diamond Oaks CT, Saratoga, CA 95070 GeoLewM.A.Gond ~PN.•366SOM16 V1E1?V_ Koenett,A{chsrd A & Jeaa M Tr Etal, 12720 Sfax Ridgs CT, Saratoga, CA 95010 Gee Lief: Q, Cvvd aPN' !dG1Q0J! Y2EW Goscila Trust, 12665 Stu Ridga CT, Saratoga, CA 95070 ~..,....~, a. ~,~ ,.N. a~onr, V~;~C.hen,Cbntles T dt Jiedy,1:305 Picea CT, Saratoga, CA 95070 Ceo J.nrl: 2 eesA ePN' 36:'aPll y.~ W Vu,iChar~h H d: Lan N, 1:551 Chiquaa t1', Saratogo, CA 95070 Ceo 4evd.' a, vC°d qPN: )6f.a0?! VIEW Yang,Ka•zet~ ~ Lan C, 12889 Chiquitu CT, Sarataaa, CA 95070 Cect.rei: Q. Good AI N. ioo330:0 Vt1EW ]anac,George & Gloria. 12b32 Star Ridge CT, Saratoga, CA 95070 GvLevol.U,G,wA apA'.lbdi/.r)3a hrtp:/,`www~.gotitln.com/cg:•bin'findiargt.asp?dgood=°roZFcgi-bit;%ZFt~port.asp ~.db~d=%..: 3/1q/2003 I ~t~~~~2 Mar 1 10 03 08:05p House [4081867-6699. p.5 haR 10 'OJ 19:2d Ti)-8b75699 FR~i-a>s1~ P1NEl. REaI~ORS t-6Qd P.o9i13 f-611 h~tl'tllr hellttrt~ I~itld •I•aiy;~l I'1'Ifp~rny f Pc~bt~ ? ~t,l' ~ ' ' C Y~V1_.Gupta,Vipan K & Suttita, 12493 ~.ar Ridgt CT, Sartoge, CA 950?0 Ccv ln~rl• O, Ocod dPr'r• 34`~JOO.t/ V.~F;W.L'iait,Gary L & Paruela H Etal, 12721 Scat Ridge CT, Saratoga, CA 95070 Grntrvtt•C,Ci~OA riPN:3o430013 YiE}~ Chartb,l;dwa:d C oc kargastt C, 12749 Star Ridge CT, Stvataga, CA 95fl70 C~a l.ewl: 0, Coa/ aPN• 16/;401) ~ {E~&' Cavailini,l}ia8io & Maria G Tr, 117 i7 Picoa CT, SaratcRa, Cq 95U70 Ces Lcx•1, 0. Grcd .tPN: 30030n31 ~V1' Grt,pe:tvnic P Tr, i2g33 Stst Ridge CT, Saratoga, CA 950?0 ~, ~ Cco LiIY'~: a, GCOA .l..°7V: _'tbirre3~ ~ - ~ ~ ~ ~ ~ ~ - ~ .. V! ~W San Jost Watts Works, 0 pitta CT, Saratoga, t„A 95070 t?ro [eveC :. Cnod ~tf.'w: 366J903d Z'iEW ~angali:.k,rJinesh C 8t Kusttm,126d6 Sta: Ridge CT, Saratoga, CA 95070 ' ' .. G ro Levci: 0, Goat /, PN. 36QSOt7±7 V ~.~~/ Sywak,ingrid, 12Sb0 Staz A;cge Cf, i;rzctoga, CA 95074 ~ • ' ~ Gro Lsre, n, Cmort: ;PN: ?dttli C Jd )?T,~W_Coy,William 7;12906 Chiqui;a C'f, Saratoga, CA 95070 cro L~~r~ o. ~p~xr ~,°N: rsa ~!wi9 V1F1~StetnSerg,lCeaneih J& llena, 22ESE Chiquita CT, Saratoga, CA 4507 ere trhy. o, e~cd ~rlr• ~ee;nnro [ Stott New Repot ~ [ Address Search ~ [ nw~er Search ] [ A N S arc ] ( 1ic1R ~ [ ~131R9IS ~ [ Jjc~.rvt7load ] [ DataQh?cnC ] / 3!10/2003 2F a dl d=% F i bi ° ' ° / rcport.asp r. ;a ... http:, /n2 cg - r, , a ~gi-ts;n/finc'.arget.asp?dgood= /wwwsotitie.core ~~~~~~3 3 d } ~ 5' L~ :- ~~~ ~ n a..,, A p wfcet0 ar yR{HV Nr•as 366 .iqW ~n . xui. RrP6/~6 ~~'~ ~ _ . - - _.. ~ '~ ^'-_ ~ +~-- r q '~ q I~t k tsf ha!0. ~ `` $~r i' eu+ - r . 7 e -.~ 5 Ft~ 4 ,,.. - ~~, m ff °' ~ O l' ~ ~ ~ .~ i_ ~ tMtsK,~ "a ~~ .~-_~Q. 3 ~. - lD ~ ~m.nrm, . ~~ ~ v ~ ~ ~ ~ O rub _ ~ _ o ~~ ' ~~ 1 I ~~- ~--'vim y A '~ I • ~%' i \ w r i1 ~ •.j~i :' r •.~ ~ ~ wdaoc~~ m~ W .mod ~ re. r+r.+rr y .~• •'~ ~ o ~_ _~ krb ~+S - _ v r . .Q. lµ'« v~ , l _ .. fJ ~ ~ ~ • av ~! i vr•sssr.•N c ~~ ..e r..,.., ~,. : E '-~~ p rta t t~:n - recetor+:aownsra~ '1: - _ - ^ 1 ~ ~~~ F ~It}y ? ~SDO 4 t J .~~se.-:: 'M1+t•. ant .c• G rp ae: - p ~ ~$- ,. ~ ~ . ~ TsACT Ye scat tw i6.M.N I~ie• ~ ~., w m.. e ~~ ~ ~ ,, .. a ~. aanc r.r ' ~ , s ^~ ~ .. ~ ~ //~ ~ a !a {r3•M.IR ~..•~...... RafE f :9ppj 1 fi`Q.!/J~ f o r r Pe 11~ Fuss. ' aj /,ls ~. ~ ~ f0 f ~iI W i ~ '`ti/~ ~ ftl 1 ~_ IF / `a .1 - ~°`p ~~ ~ +r ~ 7a-v ~ '- ~ ~~ 7'~ u. ~ - N ~ I. .. l_'_ -. c r' . ~"' ~ W - ~' ~ _ - a a ~I1 • . rP _ ,. :, Mar 10 03 09e05p House [4081867-5699 p.5 Halt ~o •o~ tsza to-8bi5699 FR~•1-ata1P1 PtNEI REaltoes T-cpi P.o9ii3 F-811 - • t;itllllc htlt~,t;is l~iutl •fai~;~l I't'np~`t`ty habl~) ~-1' ~: . ~ c Y~VI_•Gupta,Viptirt K & Bonita, i ZS93 ~.ar Ridge CT, Sartog>a, CA 95070 ; CrvlnchC.t3ca! .fPlL•3CCJ0011 }'aFW.~'iaie,Gary L & Patoeta H Eta1,12721 Star Ridge CT, Saratoga, CA 95070 . Gro G(trf Q JxA rSPN:1ca:OQ32 YZ~}~ Chang,Edward C o°c l~argastx C, I2749 Star Ridge CT, Suatoga, CA 95070 . • C~c l.ewlr 0. Caal '. ePN• J6{id0)3 ~ {B~' Cavallini,$ia8io & ;•daria G Tr, 117 i7 Picoa CT, SnretcRta, Cq 95470 , Z'.~.V1' Grr,pertvaic P Tr,. iZ8:13 Star Ridge CT, Saratoga, CA 950?0 Cco tc•:d: 0, Gcod APN: !aLSJLt3t V! ~ W San Jost Wattr Worlca, 0 Picca CT, Saratoga, CA 95070 Qeo Icrer: r. Gnod AFX: 1661903E }SEW Mangali;,k,Dinesh C & Kusesm,118d6 Star Ridge CT, Satatora, CA 95070 ' ' G taCe~er: 0• Goal /,PK~ 1aE100~1 .. VI.FW Sywak,ingrid, 1ZSb0 StarR.idge CI', Srrctoge, CA 95070 reo rare, • a, coax: ;rN: ~aatania VIIEW Coy,W;liiam 7, 11906 Chigti;a Cf, Saratoga, CA 95470 c(o ca.~r• a. Loaf .;; N. ?6a ~!a~9 Vr F W Stern~erg,TCenntth J& lleas, 12$SE Clucluita CT, Saratoga, CA 9507 • Sea tP0l0 Ger LrnV. 0. GucJ dPN ~ St1ri New RepoEt ] [ Adliress Search ] [ nw,rt8r Searc}~ ] [ APN Search ] . [ ~ielR l [ S~tS~ [ Anwntoad ] [ DataQ~ic~C ~?'em0 ~ http:,!lwwwsotitie.cocr':.gi-t~in/fittdtarget.asp?dgaod=0/a2Fcgi-bir,°,'o2Frcport.asp&•dt;ad-%,.. 3!10/2003 ~Q~-~~~3 Mar 10 03 08:05p House (4081867-56991 p.3 h14R 10 '03 19.25 ,TQ•8675fia9 (nOM-QiA1N D(NEl REALTORS T•40' P,11t13 E-611 ~u~l'ttl~ R~t,~,t•Is 1~111tt 1•tir};ca 1't;,p~'rly ~Pu~c I ul' 1 b . ,' ,' l 1 ~ . gaTitle ReForts • Find Target €troperty Find Target Property Yl~w re<Saz rt~t, ioasa wa,~~u Rd, sare~oea. CA 95070 . t;~ trvrrC e. coca ~ok• sot; ant Vl~'W Bc-Sart,Andre & E3izebetis Tr, 20800 Wardell Rd Saratoga, CA 05070 Gn tcrrf: 0. Gbod AP1': J011?O11E - v t ~w Ga,xireau,Aaniel A cgnasrin, 21045 Comer Dt, Saratoga, Ch 95070 C.o L.•.•d~ G, CceJ 1PN: SaJr JOadt . Vl EW Ln~~,ul,Datiid C & Karen W, 21006 Comrr Dr, i:aratoge, CA 95070. • C • 1 . ~ .ro rrA a. Goal ~ dPA: I R317Cl~ ~',~~~~ Torre,James V, 21 bS0 Vr'ar3c11 Rd, Saratoga, CA 95070 c~t~•rr: e. Cuod ;+rV: Jntr:%t ~....ik.K, S C V W n, 0 A.•r+~yo DE Arguclia, Saratoga, CA 950]0 Ceo te.rt• t. Goad APk• JOl1.'01: V ES~4 Chaalcs&vugiria,Maridon Trust, 21083 Wnrdca Rd, SaratoSs, CA S507Q cM<<br o. corn ~P~~,sctr-o:1 VI1i:W Fvane,Jamoe W & Judith K Tr, 2!229 Comer Dr, 6nrotoge, CA 95070 c«t~t. o, cord ~Px: JQJrJOZe V1EW Gui.hard,Tr, 2t 130 Wardell Rd Saratoga, CA 95070 cmtwrt: o ~;ooa ertr: leir;tiw Y1~.W Christiaao,~f art, ? i 120 Wardcil Rd, Sarotcgs, CA 95070 cro t~~.l~ o, roof a,,°N J:31 JQ3P VIEW Guidu:rd,Tr, 2ls10 urer6tl! Rd, Saraiega, CA 95070 . ~ C~uLc.cP 0, Cooe ~ ~ APH: JCSl;Orr VIEW Tang,Tr, 1x:2'1 Arroyo DE Argaol)a, Swotvbp, CA 55070 • CroL~:el•D.Coe/ dPN:YJJl:01J httpalwww.EotitJe.corr/cgi-biNfindtargel.asp: dgood=O'e2Fcgi-bin°'r2Freport.aspc~dbad=°1e... 3/t 0/003 . ' Mat^ 10 03 090 05p House (409J 86?-5699 , p~ ? ' ' 1 t",~R 10 0., i .: 19:25 TC-8675E99 FJiON-At>;1N P.NFI RJ:pllOAS T-4C! P. 12113 F 61t Via, l,11c lt~nl,r-, !•t,i~1 ~l ilr~ra l'rul,rr(y 1',I~c ? ul' 1 - ~~ • s'IF:VY SchwarU,lrysel,'rr 1 & Sar:zuel A, 127A1 Arroyo DE Arguello, Saratoga, CA 95070 Cpe Linel: 0. Cwe~ dlN' JO!/70l1 171.EW StrYriit,Anthary E,12755 Arroyo DJ:'Argtralo, Szmtoge, CA 45070 ~ , , • Cee cr.~rC a. 'mod .,rrr: ac+/7o~J . ~!il~VJ Robiyscm,Kenarth W & Liana M,12757 Atzoyo DE Arguelie, Sarntoga, CA OS070 ~~~. Cho,Leu:•li L, 11781 Arroyo DE Arguello, Scrotage, CA °.'5070 GroLra/~o.~~ ~PN~rr,.,;roa7 VI.E..W Su,Wzn L & SiuC1z: Htr, 12823 Arroyo DE Arsuclio, Serswga, CA 95070 Cro Le••cf: 0, Gnc~d tt'N: SG3170SQ V;(E W Chou Trust, ; 2fi25 Arroyo Rl: Arguello, Snrntnga, CA 95070 t;re cew(~ n. Ga+d ArN: ?o3f`09D E W Chang,?ia J & Cecilia, 12647 Arroyo DB Arguello, Sartoga, CA 45070 Cox tr,~d: o, caod ,tPx.:oa1~Oro ~F~, S2rpesi,Tamaa & Evcb, 12846 Ancyo DE Aegusllo, 3orntoba, CA 95070 Gro Lrxh 7 GneA ~ AP.N.• '031'del ~ .. Vl EW Gavers,Tuno0y 3 & Sheridan M Tr, 12812 Areyo DE Argutllo, S2rato¢a, CA 45070 Gro Lr+w!• 0. Geed d?M 303t7v~. 11EW SandaAl,Linda C, 3?800 Arroyo DE Arguello, Saratoga, CA 95070 Geo ~errl.• 0. Gccy/ APN: 5031703. VTZW ;)efaii,Howsrd H, 12786 Artojo D)r A.rguello, SarrJ~oga, CA 95070 deo /ar,•(: 0. Gua! eYN ~Ob 70N ~,}}.'tsai,Lii•jou & ieh-yuh Tr, ]2768 Arroyo DL Arguello, Saratoga, CA 95070 C.v LarE C'. f.'ood .1 P.V. SGJl:Pt3 Y1]EW Reeves,)nrttes R & Ellen M,127a2 Arroyo DE Atrucllo. Saratoga. CA 95070 G~~o Lrrel• D. (OrMA ,fPN: 3Dd - 70Ift VY1:V~'.Holmquist,(.`herles E& Diane M, 12720 Arroyo DE Arguello, Sarntoga, CA 45070 _ Cre t~..•/: o. c°var ~Ir'x: +~3r~oer 111;r;i'V Eastl,o'un,Jrmts W & Carmtl M Tr, 12946 Arroyo 1)E Arguello, Saratoga, CA 45070 nro Lrwf: r, Ooory dfN~ J4l1?@7D V~F1Y Tirg,C?:iu H 6'c Bttryy T[, :?S32 ATioyo ~,E Arguello, Saratoga, CA 95070 Grr Li.~l: 0. Goad 6",~5:G3; 7011 YlEVV 13:.rre ~Roasld W & Sharon 5 Tr f tat. 1YS00 Arroyo Dfi Arguello, $a,atoga, CA 95070 Cen (.r.+r• n, GneA eP.N: J0:1 X01? • h :1/www. oti le`.cum/c i-bin/findtat et.~ ?d ood=%2Fegi-bin9'a2Frepart.usp&dtad=%... 3/IO/2003 ~P l; t g 8 P 8 .. +~s~~4~`ar36 Bert & Jeanne Lee 1 ?360 Old Oak Wa Santo a, CA 95070 Jim ~ Nanc t~icGutfin 13363 Old Oak Wa Sarato a CA 95070 t Tam & Il4ar!ene Sleek 13382 Old Oak Wa Sara#o a, CA 95070 Car( Ri 13385 Old Oak Wa Sarato a, CA 95070 I iott Swanson & Alice Yo 13427 Old Oak Wa Sarat a, CA 95070 Dor nda Johnston 13434 Old Oak Wa Saratoga, CA 95070 Ge ~ Patricia De ~ 134°9 Old Oak Way Sarato a, CA 95070 i Walt $~ Dora Grens 13451 Old Oak Wa Santo a, CA 95070 bill & Esther ~hrsam 13456 Old Cak Wa Sarato a, CA 95070 Bob & Vick Johnson 13d8301d Cak'.Na Sarata a, CA 95070 Fred Goodfellow 13478 Old Oak Wa Saratoga, CA 95070 ~ ~ Kathleen Ferretti 13485 Old Oak Wa Sarato a, CA 95070 r $cwman 13492 Old Oak Wa Sarato a, CA 95070 ee & Gem Davidson 13497 41d Oak Wa Sant a, CA 95070 e & Ste hanie Wilk 13518 Old Oak Way Sarato a, CP, 95070 e ~ Pam Smith . 13531 Old Oak Wa 8arat a, CA 95070 ane Hall ~ 3534 Old Oak Wa Sant a, CA 95070 Tim ~ Janet-Herbert 13534 Old Oak Wa Sarato a, CA 95070 Ron 8~ Carol n 1=as2no 13516 O!d Oak Wa Sarato , CA 95070 Jim 8 Stacey Vakac 13553 Old Oak Way Sarato a, CA 95070 Lewis 13558 Otd Oak Wa Sarato a, CA 95070 Bob & Karen Wold 13570 Old Oak Wa Sarato a, CA 95070 Sam 8~ Mary Kuo 13594 Old Oak Wa Sarat a, CA 95070 Z2ch 8, Vered Whitman 1397 Old Oak Wa Sarato a, CA 95070 03/12/2003 18c09 F.A~ 4083958916 Gibbons!Cra~er I~003 - ' ~. ~ ~, - ~ VIE1V`ivlams~lice J, 13427 Old Gak Way, Saratoga, CA 95070_ , 'Coo LeVCI. 0. Coed APN.• 30351 009 ~ 1 ~. • V'X~+'4V ©oryz~da,Jehnaton Trust, 13439 018 Oalc Way, Saratoga, CA 95070 _~i'r Ccro LcwL o. Good AYb': 50356009 ~yV,D;.rg;Ge & Patricia'N, 13439 Old Oak Way, Saratoga, CA 95070 ' G~!evd: 0. Loud APN: 50337001 VIEW Grens,Wa]trr B ~, Dora 13, ,]3451 Gld Oat: Way, Saratoga, CA 95070 Gcv,~r.t3: 0, Cvs+d APN: 303370Qf ~~I EW P~rsam,WilIisan A ~C Estltot M, 13456 Old Oak Way, Saratoga, CA 95070. Cao Lc+~L• 0, Cool APN..: 30350001! ~!'J.~E.,.~4'~'.Jel^nsen,Robert L Tretal, 13453 Old Oak Way, Saratoga, CA 95070 . Geotew~: 0. Good APN: 30337006 `SEW Goodfellow red W, 13»i8 O]d Oak 9Jay, Saratoga, CA 95070 Geo tcvrr: 0, Good APN: SQ?50007 VIEW=P.ei;Stiiyon,a3.~$S 0]d~'.Oak Way, Sazatoga~GA-95070,,. Gm tevrf.• 0, Goad APN. 30357007 V : Kaucr t~nclt J ~:G - tlua ~ 13492:O1a C)ak Way;'S~u$toga CA 95070 Geolever: D. Goed APN: 503.6006 - VIFW"Mfatajcicl•,Geraldiue,1~497 Old:~ak~'aYSaiatoga,.CA 9503U~,~;:;: Goa tN~r: a. Good .APN. 50357008 Vl F W~'srmonlviic'hnc7 L, 1351:9 Old Oak'~Way, ~sratoga CA";950%6~~ Cco Lcvek D. Cood APN: 3J337016 ' Y ga, CA`9507b'O ~;~'~'1~'Fiidy";Jay;"1353'] Old-0alt'~Wa , Sa~rato GcoLtveL 0. Cuod APM.3033T017 ykE~Hebbert,TTmothy R 8cjanet 5,13534 Old Oak Way, Saratoga, CA 95070 Geo LeveL• P, Good APN: 3D356DDS VfE1'V ~asarro,Ronald F & Carolyn J Tr,1354G 01d Oak Way, Saratoga, CA 95070 Crotevrl: 0. Good APN: SL3360P1 i~W ti*okac,lames P'1k,13553 Old Oak O~Yay, Saratoga, CA 95070 GeoteveLO.Good APN.'303370/1 ~'Vy'°zzushyai,Tr` (3558 Old Osk Way, Ssiatoga; CA 95070 ' Ccc Lr+•ei: 0, Coed ~.PA': 3036003 V,~~~:'~! Wold,]tobert A & Xarcn S, 13570 Oid.Oak Way, Saratoga, CA 45070 Cco Lcvsh D, Goad APN.• S03SL002 ~~~~~~ d. 7 b °•' N I, .~ ~ ~ ~.- fANTA CLAPA COUNiY, CA11i011M11 ealc PKX ~ 5~3 78 y eF. oouNTr As{cssoa `'' o .~ OflICE b 41 ~. ~'` ~ ~ ~ v '~ 00 12 ~ - .A r a ®_.1,_~_ . ~'~ A O p O dom. ~ Trtacr Ne. ~~e~ k+~~..._ s - u .. 4 e a. ~ v. w. eot-w-2s P.4IENDED i~g w.a s _ U 1 / ~ IAUUHT EDEN .ESTATES ~ ~« god ID < ~~ ` P. N. 692 - tJ - 'w '~ t H L~ `~ IaO AC • t, ~ ~y otie.sP~cE Esc ~ Y.° ` - `~,~ ~ ~ ~ ~ '~~`~p.:.`. . t.~lAG . ~ ~ ~. OAC i zl ~ t - ;~:~!,. ~«...~ .,".,yi ~, - PTH. PCL 1 ~ 1 . ••,~, ~~ ~~ P711 PG. 3 2S ~n g ~~ Los.a +d . `, * ~i ~,~ ~~ i.e0 AG PL1M. ~ !`~ o °t` b ~ tla - •~ ~. ~ 11iA4 >!C `~ ~M {pl I8 /~.~ `~~- 4~ . ({.12 I1G IOT~Lj _ . . ~ y'~ ,~%~ t 1 i ~ L6I AC. ~ ~ ~ m ~ , t °~ ~ 1 =1 ~ ~ .. ~ •• l71 A0. ~ •_ _". u PTN PCL. 2 ~ •~~@4p_~_ DEER (lNLy C v ~ L2 3'i~~17 ~ ~ PCt- 3 !J7 AG :i`i`i '{~ ¢ /2 ~~ CCU ~ L~GAG ,D ~ ~ a~ !01 AC.. N ~ y~ ~ ~ ~ ~- 1 La-c 4y , e~ „ 1JO AG -„~,.~ ~1~SI ~iJL/ ~ @' CI tasA[. t '~ ~ 'N~'1 .= PCL. 1 *r ~•+. L:U1C. ~ M ~ coisc. ~ , .. ~ ~.. ~ .. ~ E~,~Y QUARR D} m OAks ~ ,o ~ ~ ' ,~,c lr ~ .a a ~Frr' "i1` ~ jt, p . rt'{ 10 ~' :i ~ ~ ~i -h _; tY z3~:' ~ ~y{ 1 ,eaa~ y\b ~` ~ ~. . . ~!e'1tn- r.s+AC. ILax, i LAAG i~sfAt. s p `.JJ ~ Lse-c.1; ~ 7.ooAt. o - ~ ~ 779rR.:M~ ~ - 9~ 1 b ~ ~~ ~ i~ ~ !,a i _ earn aa.•s ~.w. a ,_ a~ ~ .. a*' ~ - fn ~ 3 . f0 ~~ ~ 69 ~ - ~ 4~ xe~.-s~cle t3 -.d ~ a ~`'~.:k`i Kam.. ~ww~+: ~ a~ Etaxuv. ca Ima YW T I°8-`•~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ IAMR/0: C S1pK ~ LfsLS{A N ' .r O IJ - W S. ~ ~ w .A Mar 12 03. 02:44p House [408)86?-5699 goTitle Reports -Find Target Property '. P • 1 ICI Page 1 of 3 •r ~ ~ . 1 ~1 ~. ~i~~' iii ~"~; ; ' ` ~.{'r~ n ~~J r •-~z ~~ll ~- ~~ • . I i goTitle Reports -Find Targek Property ,Find Target i'raperty ~, VlCV1';VgTr;'=2'1730 Villa'Oaks Ln'$~ratoga;~CA 95074 ~.~ ~ ' Geo Le~~el: 0. Goal APN: J03i800! VIEW' S1ueu,l~Iark S ~ Yunw; 21778 Villa Oaks La, Saratoga, CA 95070* ~ ~~ - /~~ .. Geo Level: 0, Good APN: 50? i 8001 ~ \ 1 1 + YV Riding;Kenneth L & Marilyn G Tr, 2183b Villa Oafs Ln 1800, Saratoga, CA 95070 ~~ Ceo.'.eveL• 0, Good APN: 30]73003 •~~~ e ~~ `l~,ti~ Blsi~ler Construction Inc, 21888 Villa Oaks Ln, Saratoga; CA 95070 `'~''-~ A~ __. ..~ V~E~,'V Bov_crit;Aiid'r'c"w`J dtPzm.,]a=E,'•'21.952`V,lla Oaks"Ln; Sa'ratoba;•~:~ 95/0 Gco Lere1; C, Good aPN: 103i 8003 ~IF~IviaridavaSufi``ndra B'Tr l;tal 20010`~Vrila 0alis~Ln, •8aiatoga, C~.9~0~0 • Geo Level: O, Goad APN: 50379006 VHF W Quc"s~I,Gregory'3:&ruchelle"L 7r; ~2Z068 Villa 0al<s`Jn; Saratoga; CA' 95~ Gco LeveL• 4, Good . APN: 50378007 ~ IEW G'lia~'oun:Sazid 3i Atousa, 22126 Villa Oa1c§ Ln, Sar2foga, CA 95®70 CeoLevel 0 Gcod APN: JC378006 . VI + W CaistensCliris & Angela, ?2138 Villa Oaks Ln, Saratoga, CA 9570 ' Gm LcvcL• 0, Good. aPN: 503iF00A Yl~:'~'+'• KingSley,JeiiTey R & Beth A, 13625 Leer Trzii CT, Saratoga, CA 95070 Geo Level: 0, Good .4PA:• 50378011 1'~I»;~Kao,Roo J, 22071 Deer Trail CT, Saratoga, CA 95070 Cco Level: 0. wood dPN: 30378C13 1_IE 13' MaGner•,John A & Heidi L, 13575 Deer Trail CT, Saratoga, CA 91070 ' Cco Lc~tl: 0, Good APN: 303780/4 1~~~ •~ http;/Iv,nvw.getitle.comlegi -binlfi ndtarget.asp?dgoo4=%2Fcgi-bin%2Freport.ssp&dbad=%.... 3/12/2003 v~~~~'~~ Mar 12 03 02: 44p House . goTitle Reports - Fird Target Property [4081867-5699 p.2. Page 2 of 3 ~. VI~W7 Pappanastos,P~te,13475 Decr Ttail CT, Ssratoga, CA 95070 Gro Level: 0, Goat APN.• 30378015 V1E1'~. 7ue.Jiauny & Eileen R Tr, 21903 Villa Oaks Ln, Saratoga, CA 95070 ~w Geo Level: O. Good dPN:9D3i8016 . '~ LEVi'• Liet~ke,David vI & Nancy K Tr, 21847 Villa Oaks Ln, Saratoga, CA 95070 Geole~~el: 0, Good APN: 50578017 VIh.1?1'_Rosendin,Michael L & Stella D Tr, 13506 Deer Trail CT, Saratoga, CA 95070 ~ GeoLevrl:O,Good .dPN:90518D19 . ~'1:EW Beach,Richa;d G & Sharon T;, ] 3536 Deer Trail CT, Saratoga, CA 95070 Geo LeveC 0, Good- APN: 50375020 1% ~ Yan,Tr,1356b Deer Ttail CT, Saratoga, CA 95070 Geo Level: G, Good VIEVIW' Rogers,Robert A & Dpbbra H, 13596 Deer Trail CT, Saratoga, CA 95070 Ceolevel: 0, Good APN: 503780?2 V l1/VV Coi~nzll,Edward P & Carol S, 13634 Decr Trsil CT, Saratoga, CA 95070 APN: 50378023 Geo level: 0, Good V1EV~' Ha~~nes,Steven D & Khanna D, 22l 11 Villa Oaks Ln, Saratoga, CA 95070 APN:5057S02I Geo Level: 0, Good Vt,~Uppal,lnderjit S & Paramjit K, 22183 Villa Oaks Ln, Saratoga, CA 95070 Gm Ln~el: 0, Good A?N: 50378026 41EW Cocciardi,Anthony, 22631 Niount Eden Rd, Saratoga, CA 95070 Coa Leval: 0, Good APN: 30378021 V!E\tY Cocciardi,Anthcny &.giovatma, 0, 0 Geo Leveti 9. Poor APN: 50378028 VIEW Haynes,Steren D ~ P.hsnna D, 0 Vills Oaks Ln, Saratoga, CA 95070 Geo Level: i. Good APN: 5037S01D 1~~~~co.gy,Rathtn &~'GeTaldine G Ti; 226G5 Garrod Rd, Saratoga, CA 95070 .' APN: 50375030 Gea Lcvel: 0, Good V_.ILW 1~'oo8y~athin & Geraldine G Tr, 0 Garrud, Sazatoga, CA 95070 _y Geo fevol: 1, Good AFN: 30318031 1 1~ ~~ ~ ~ ~~ ~~;~,,1; ~.t~"" ~~D ~ 1~'I~w A4ostaan,Paniz, 0, 0 APN: SU37F03? Gro Level: 9, Puo~ _YIL''.~'_Mestaau,Par~zz, o, o Geo Level: 9, PJ01' ePN: ,SC37SU33 htrp://vvww.gotitle.com/cgi-binifindtarget.asp?dgood=%2Fcgi-bin°%2Freport.asp&a'bad=%... 3/] 2i21J03 •~~'®c~'~,'' ~ 03/12/2009.18c08 F.~ X1083958978 Gibbonr;iCra~er, 0002 ' .. ,.~ '~~, p goTitlt: REposts - Find'rarget Property Find Target Property `. 4i~ lrada.d H & Sitars A TY, 0 Old nak Way, Saratoga, CA 95070 Cw Lrvd: 1, Good APN.• JG3JJOt4 + V lX+,'SV House David L, G Gld Osk VVay, Saratogw., CA 95070 ~ ~+~ GeolwaJ: 1. Good APN: 3D3J3059 - House David L, 0 Old Oak Way, Saratoga, CA 95070 Geale~aLi.Good. APN:303JSOOS Y1E~House David L, 0 Gid Oak 1~Vay, Saratoga, CA 95070 GroLeveL• 1. Good APN: SD3JSOdS VIEZ'61 Houae,Dsvid L, 13340 Old Oak Way, Saratoga, CA 95070 Cso LnX~1: D, Cuod APN: 30313064 ''"~ Habb,Gezard J dt ?~Schclk E, 133A1 Old Oak Way, Sa*atoga, CA. 93070 1/~' CwLcvcl: D. Goad .t.'N: JOSIJOI2 VTE~~V Yiabi~,,Gccard J' & Michcllo 1;,.13343 01d Usk Way, Saratoga, CA 95070 . CaoLcvcL- 0, Coal dPN: SO?11061 ~'W Leclasato Trust, ]3360 Old Oak Way, Saretoga, CA 95070 CeoteveL 0. Good dPN: 50336017 VIE;4V I~cgufiSn,Sames O,133b3 Old Oak Way, Saratoga, CA 95070 Ste" Ceo Leve,': 0. Goad APN: 30337001 V'I~Sleek,Tr,13382 Old Oak Way, Sara:oYa, CA 95070 CroLe~Yl: 0. Cool APN: 10316011 VIEW 121;;g,Csrl W, 13385 Old Oak Way, Saratoga, CA 95070 Cco LaJc(: D. Good APN: 30357002 ...~ ro aitey, Saratoga, CA 95070. 13410 C~Jd O V W Ha lean~° ti* & Tom1, ';ii ~~ ~ . ~A.Y.,13'„yc~~~~ rpa{tw14 4a... Gdo ~wal. D, Caad ~ ~'"~ iJPN: 3D336010 • i• i• Attachment 5 ~~®~~5 AFFIDAVIT OF MAILING NOTICES • STATE OF CALIFORNIA ) ' ) SS. ' COUNTY OF SANTA CLARA ) I, John F. Livingstone, being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga Planning Commission on the 24th day of March, 2003, that I deposited in the mail room at the City of Saratoga, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to- wit: (See list attached hereto and made part hereof) that said ersons are the owners of said ro ert who are entitled to a Notice of Hearin P P p Y g pursuant to the Zoning Ordinance of the City of Saratoga in that said persons and their addresses are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within S00 feet of the property to be affected by the application Old Oak Way; that on said day there was regular communication by United States Mail to the addresses shown above. ohn F. Livingston ICP Associate Planner r 1 Attachment 5 v~~~~5 City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 408-868-1222. NOTICE OF PUBLIC HEARING The City of Saratoga's Planning Commission announces the following public hearing on Wednesday, the 9~' day of Apri12003, at 7:00 p.m. Located in the City Council Chambers at 13777 Fruitvale Avenue, Saratoga, CA 95070. Details, are available at the Saratoga Community Development Department, Monday through Friday 8:00 a:m. - 5:00 p.m. APPLICATION #O1-039 (APN 503-15-065) -HOUSE/OLSEN, Parcel 1, Old Oak Way; - Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The gross lot size is 11.56 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 24 feet. APPLICATION #O1-040 (APN 503-12-041) - HOUSE/CARGILL, Parcel 2, Old Oak Way; - Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 26 feet. 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 maybe limited to raising only those issues you or someone else raised at the Public Hearing. In order for information to be included in the Planning Commission's information packets, written communications should be filed on or before the Tuesday, a week before the meeting. This notice has been sent to all owners of property within 500 feet of the project that is-the subject of this notice. The City uses the official roll produced by the County Assessor's office annually, in preparing its notice mailing lists. In some cases, out-of -date information or difficulties with the U.S. Postal Service may result in notices not being delivered to all residents potentially affected by a project. If you believe that your neighbors would be interested in the project described in this notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone in your Community has as much information as possible concerning this project. John F. Livingstone, AICP Associate Planner 408.868.1231 • ~~~~"~ t r •~ C~ .I 600 900 12001500 • r~ ~l.P • DAVID L HOUSE ' Or Current Owner Mrs. Nieman 13340 OLD OAK WAY 13217 Padero Ct. TOGA CA 95070 Saratoga CA 95070 PHILIP C & DEBORAH GERARD J & MICHELLE HABIB TERRY J BOWMAN WILLIAMS Or Current Owner Or Current Owner Or Current Owner 13341 OLD OAK WAY 13492 OLD OAK WAY 21272 CHIQUITA WAY SARATOGA CA 95070 SARATOGA CA 95070 SARATOGA CA 95070 FRED W GOODFELLOW WILLIAM A & ESTHER JAMES O & FITTON MCGUFFIN Or Current Owner EHRSAM Or Current Owner 13478 OLD OAK WAY Or Current Owner 13363 OLD OAK WAY SARATOGA CA 95070 PO BOX 8018 SARATOGA CA 95070 INCLINE VILLAGE NV 89452 CARL W RIGG ALICE J MORRIS GE & PATRICIA DENG Or Current Owner Or Current Owner Or Current Owner 13385 OLD OAK WAY 13427 OLD OAK WAY 13439 OLD OAK WAY SARATOGA CA 95070 SARATOGA CA 95070 SARATOGA CA 95070. WALTER B & DORA GRENS JOHNSEN SHIYOU & JIELIN PEI Or Current Owner Or Current Owner Or Current Owner 13451 OLD OAK WAY 13463 OLD OAK WAY 13485 OLD OAK WAY SARATOGA CA 95070- SARATOGA CA 95070 SARATOGA CA 95070 ~ HIN & GERALDINE MANSOUR SAFAI NEOGY Or Current Owner Or Current Owner 21789 VILLA OAKS LN 22665 GARROD RD SARATOGA CA 95070 SARATOGA CA 95070 ~-,~, ~~~~~~ Smooth Feed SheetsT'" Ranjeet Pancholy 21215 Chadwick Ct Saratoga CA 95070, George Marcinkowski 21143 Chadwick Ct Saratoga CA 95070 Harry Wong 21252 Chadwick Ct. Saratoga CA 95070 Don Campbell 21258 -Chadwick Ct. Saratoga CA 95070 , Use template for 5160® ~..;; Philip Williams ' 21272 Chiquita Saratoga CA 95070 March 27, 2003 TO: Tom Sullivan e FAX: 868-1280 Please send a Planning Commission m®eting notice for April 9 to the foi-owin addresses. We are particularly interested fn any information on fihe two houses seeking approval on Old Oak Way. RANJEET PANCHOLY 21215 CHADWICK HARRY WONG 21252 CHADWICK PH1UP VIlILLIAMS 21272 CHIQUITA GEORGE MARCINKOWSKI 21143 CHADWICK DON CAMPBELL 21258 CHADWICK SARATOGA 95070 Thanl~~you -~ ~AVEiZY~ Address Labels • •i •- -----.--- M~~~_3~zg1~~~z QrQ'~C V M ~~ ' N ,~ •7 • In u Y ~~-,~ ff ~. ' ' ' ^' ~ - F ~ rr ,nl~ ~: ~ ~ ~ '" `~-" , - _~ ~ ~J, = M~ ~ I 111 j ' ~ ~ l I G ~~f .~ ' ~' _ T ~. ~ ~ ~ 'Y IiT Yo- ~ ~' ~ DAVID ®USE i~ l _ _ ' ; I I I ~~ ~ I ~ ~ ~ ~ ~ ..H K 3 .~" H .t -~ %c ~' ~I ~~ i Y' ~R ~ ~,k..~~jlft~p rtit~G~+. r ` `" ~_ fJ~\ I l ~ I _ - II _ -.- '~Ty ~ b ° - a..r v.. _ _z w Pf . m. 1~~N u. -~ I - ._ ' _ i"~ Y y~ - ' ii ~f ~J ~ R f ~.... - ~ i ®LD OAK WAY a /-~ `°"~:~' , ~F4~ - _ ..,~ ._ - _. , _ CALIFORNIA SARATOGA -- PERSPECTIVE , pERSPEC TIVE OLSEN RESIDENCE (PARCEL 1) CARGIItL RESIDENCE (PARCEL 2) VtEW f DR~07-040 7 LDT LINE ADJUSTMENT @ LL-Ot-010 ' DESIGN R I DESIGN REVIEW @ DR-OhOB9 !LOT LINE AD-JU57,MENT @ ! C01~009 I I VICINITY MAP FIRE PROTECTION NOTES PROJECT DATA PROJECT ~ IRECTORY DRAWING INDEX LETTER BY CHEF ERN1E KRAULE, DATED 9 l 26 / D¶ . ' ~ 11 THE FOLLOWING NOTES APPLY TO THE AUi OMATiC FIRE SPRINKLER SYSTEM : LARGRL RESIDENCE IPARCEL 2 nxxlraT: tHE STEINBERG GROUP tt{ A~0 TITLE SHEEET ' ' m "" A k TRUCTURE5 IN w FIERCe ave. ioel enovb soo@wm d srnN@eav, rm Aer r bertG, Au s pl TENTATIVE MAP ~ LOT LINE ADJUSTMENT PLAN " ~\ LL S AI AN AUTOMATIC FIRE SPRINKLER 5Y5 i EM SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 13R 4-HEADI, 1889 PER CITY OF SARATOGA FIRE CHIEF. 7. PROJECT ADORE&6~. T.6 O, 2. ASSESSORS PARCEL NUMBER: T-B.O, ser rose, c. ssna fool evom re% ~ P nnn ~r nlMMeA L-1 PS .10N CDNCEPNAL GRADIN6 8 ORACNAGE PLAN I CONCEPTUAL GRADING d DRAINAGE PLAN 11"•10'1 + THE SYSTEM SHALL ALSO HAVE FOL. )ZONING HR ownert: DAVID HOUSE G4 BUILDING PAD d ROAOWA7 GR055 SECTIONS ~ \ B THE"LICENSED SUPRESSION CONTRACTOR SHALL PROVIDE TW03 COPIES OF WORKING 4, SITE AREA IGRO55: 4.44 ACRES ;NET, 444 ACRF6 Iv4o aG OeAS war ~ ~q@el eeA-s+u oarvo xa~Gt ~ DRAWINGS AND CALCULATIONS TO THE FIRE DISTRICT. 5. SLOPE @ BUILDING 51TE, 1SSX sAUt@sA w esmG 9oel bbA-wea Fax \ ro" ~ n n 6. AVG SITE SLOPE: 33% CARG[LL RESIDENCE ~ C THEFIRE DISTRICT SHALL ISSUE A PERMIT PR?OR TO THE INSTALLATION OF THE FIRE 7, pROPOSEO SETBACKS I A-1 MAIN LEYFL FLOOR PLAN -~ NORTH ~ 5P~RINKLER SYSTEM, A. FRONT, 66' 8. REAR 825' cmL Encmeex WES7FALL ENGINEERS, tASU etc MsIN w,Ar NC, W4 eblL1A1 JITYJ. crM@u, RE. A-1 IOWER-LEVEL FLOOR PLAN D THE SPRINKLER CONTRACTOR SHALL HAVE A C[TY BUSINESS LICENSE d WORKERS C RIGHT 5@ sMATGOAusw7o ~4 enesm FA» AJ ROOP PLAN COMPENSATICN CERTIFICATE ON FILE WITH THE CITY OF SARA70GA OUiLDING DNISION, D. LEFT; 5@ ~' A-f E%TERIOA ELEVATIONS & 512E OF STRULTUPE :SEE 6HEET A-8 A•5 BUILDING SECTIONS 21 THE FOLLOWNNG NOTES APpL7 TO THE EARL7 WARNING ALARM SYSTEM : GeGTecxNluL. TERRASERCH, MG A-6 BUILOtNO SECTION6 AI AM EARLY WARNING ALARM SYSTEM IEWA5 SHALL BE INSTALLED IN CCMPLiANCE W! eNSlneeA sew vu @tt oeq score LG SAN aou, cA Fsne 4@el @ba4Rm yoN 161~1a1b G!@AGe MAAGIRAEY, PE. p.7 gUiLDING SECTIONS _ NFPA 72A Oft 74 FOR RESIDENTIAL STRUCTURES 8 NFPA CH. 5, DOCUMENT 7 FOR OL6EN RESIDENCE IPARLEL 9 . ' - A.e FLOOR AflEA CALCULATIONS s~r~A'M COMMERCIAL STRUCTURES d THE SARATOGA CITY CODE CH. 16 ART. 16-60. . 7 PROJECT ADDRESS T.BA, uv@scevE LAND STU010 ' Aw+weGtxtav OLSEN RESIDENCE SITES B THE ALARM CONTRACTOR SHALL PROVIDE THREE 131 COPIES OF WORKING OWGS. tOTHE PIC7 FOR REVIEW AND APPROVAL FIRE DIST 1. ASSE950ftS PARCEL NUMBER: 5hJ-12-41 AaHITecT Isbn scurro eve, u-NeNr, cA Mrat alol asaaen ~ol 61b~sws Fnx %rtls Fo% q-e MAIN LEVEL FLOOR PLAN . , 7. ZONING: HR A-f0 LOWER LEVEL FLOOR PLAN C THE FIRE D[5T, MUST ISSUE A PERMIT PRIOR TO THE INSTALLATION CF THE EWAS 576TEM. 9. 517E AREA GR055'. 12.06 ACRE$ NET: IlSfi ACRES I5X 6 SLOPE @ BUILDING SITE Y @NM Nr Y S flATOGA A-fI ROOF PLAN DI THE ALARM CONTRACTOR SHALL HAVE A CITY BUSINESS LiCEM1'SE d WORKERS COMPENSATION . , 6.'. AVG SITE SLOPE: 44% AG E E , CIT OF A GENCf Ism FAUfiYaLt AVE. ) b6e~llst ~ JOHN F. LIYInGetONe A-11 A-73 E%TERfOA ELEVATIONS BUILDING fiEC1lON5 n'rt a°o we CERTIFICATE ON FILE W/ THE CITY OF SARATOGA BLDG. 01VISION. 7 PROPOSED SETBALK6 sMAtoGA aewrG A-I4 BUILDING 6FCT[ONS ~ "O °M ne n B THE ROOF COVERING SHALL BE FIRE RETARDANT. UDC CLASS 'A' PREPARED OR BUiIT-UP ~ A, FRONT 66' B, REAR, 7q A~15 6UILDING SECTIONS ~ i~ ""T's ' st ROOFING REF, UNIFORM FIRE CODE APPENDIX 0, CITY OF bARATOGA CODE 16-20:2101- C. RIGHT: 9B' D LEFT 9B' A-16 A~I7 BUILDING 9ECTION6 F!OOR AREA CALCULATIONS ,,4~ ~ ~ P' p $ ~' ' 4. ALL DRIVEWAYS SHALL HAVE A MINSMOM 14'-0" WIDTH PLUSI'-0" SHOULDERS, CURVES SHALL HAVE A MINIMUM INSIDE RADIUS OF 21'-0" . , 8. 6fZE OF StAUCtURE 6EE SHEET A-I6 L-1.0 SCHEMATIC PLANTING PLAN I ROADWAY IMPROVEMENT A L~20 SCHEMATIC PLANTING PLAN I DETAIL - A'M Sj ALL FIRE HYDRANTS SHALL BE LOCATED WITHIN 500' FROM THE RESIDENCE d DELIVER NO LE55 THAN 1000 GALLONSIMIN, OF WATER FOR A SUSTAINED PERIOD 2 HRS. DITY OF SARATOGA CODE 1440,040 ICI, PROJECT DESCRIPTION: ADJUbT LOT LINES OF FOUR 141 ADJACENT PARCELS IONS WITH 6 F[RE HYDRANTS: DEVELOPER.SHALL INSTALL 111 HYDRANT THAT MEETS THE FSRE DI5i R(CT'S EXISTING RESIDENCE TOTALING APPRO%IMATELY 46386 ACPE6 70 "sr, robwxrowN' ''S, ' °' SPECIFiCAT[ONS. HYDRANTS SHALL 0E INSTALLED d ACCEPTED RR?OR TO CONSTRUCTION ESS 6 BE SHAR" D BETW! R ACCOMMOOA7F TWO SINGLE FAMILY 3ESIDENCE6. 9ESIDENGE6 WILL sAAaroaA 4r +. ~ Iq ep a - c ACC OF 0.NY BUILDMG. HYDRANT SHALL HAVE A BUMP-0UT FO L0T5 d SHALL 0E MIN, 10' % 90' LN SIZE. BE ACCE66ED YIA PRIVATE DRNEWAY LOCATED AT THE END OF OLO OAK WAY, q , ~' 71 TURN~AROVNDS~, CONSTRUCT A TURN-AROUND AT THE PROPSED DWELLING SITE HAVING A 33' ~ ro OUTSIDE RADUIS, OTHER AR°ROVED TYPES MUST MEET THE REO'TS OF TH'c FIRE DISTRICT. ' H,,,A DETAILS SHALL BE SHOWN ON THE BUILDING PLANS 6 APPROVED 9Y THE F[RE DISTRICL ' 81 PARKING: PROVIDE A PARKING AREA FRO 121 EMERGENCY VEHICLES AT THE PROPOSED DWELLING ' - SITE OR A5 REOU(RED BY THE FLRE DISTRICL DETA]L5 SHALL BE SHOWN ON dVILOWG PLANS. 9] SECURITY GATES, GATE W(OTN SHALL NOT BE !E55 THAN 14'-0". GATE ACCESS SHALL BE THROUGH A MEDECO LOCK BO% PU~4CHASEO FROM THE F[RE DEPARTMENL DETAILS SHALL BE SHOWN ON BUILDING PLANS, I' .~ ARCHITECTURE ee nA~A.~• ApAOm.nawe um PLANNING e•A.~aame ~mH INTERIGRS Pu':A6L~~ ~:rG@~wl COPYRIGHT ©3@01 ' ~~~~~ CUSTOM RESIDENCES FOR DAVID HOUSE OLD OAK WAY SARATOGA, CALIFORNIA TITLE SHEET NO SCALA 7SG dDltl28 pDlat9 1116/07 A•0 7~ ' UNTCN0:2J ~PENSP~EI _ \ '\\~ __ \ '. ~\\` ' - .- ~~ '" 11-1 I f 1 ~ ~ / j ~ j ~1 ~~ / ~/ ~ /// ~i'' ,- ~ ~~,\\~\ ~\~\\ I\•Lai ~ ~ \ ~,I ~ ~ ~ \ \. __ _ ~ : \~~~_,_ ~ 1 I i I,. 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A~ ~ \\~ ~ ~ ~///~~ ~,, ~ 1 ) ~ I ,1~~1~~ I 1 / i - Jj)' 1 4 4.48 ~ 193749 - 7931 - (p POSED) ~ ~.~~ ~ .. ~ ~ ~ ~~\ r ~ /~rir~ .~~~ , ~ ~ ~ i4'/J, / •1 ~ I. owNEa: ~ nAVmxass~ ~~~$~ ~A ~" ~ ~~ ~,/ -~ r `.7{ ~ L III/ ~-~ /ii/y% ~~~ 1 1 .' ~ A ~~V~A~ ~ ~ ~ \~'` 1~~IIIIIf// ~ iii/ ~i / I ~ / / ~ ~ ~ z BARATOGA, CA 9397(1 ~ ~ ~~ ~ ~ I r 1 `_ ~ ~ ~ ~ ~ 1 ~~~ \.~ ,~~VAI ~ ,• , I,IIII,III, ~V ~ . - ~~ ~- ~I,1A~5 TBL.106-06'1.Sd14 ~ ~i--, v-t~": sill,+w ~~v,~ V~ r ' b. -.. ~'6~5-\,~ ~~ ~~ I II 11 I V - i - ~ FAA 10&~ia212 II _ 1 ~ / \`~ 1111 ~N / i~_ / _~ v . A. ~ , ~ ~ ~ / -~ ~~.' -., III 11„. ),?a \ _. / ~ , , r~;,;a - - ~rrFEx WESirui eNanvesRS, n+c \ ', ~ / ~ ~ ~ ~~~ ~/~~/'~ I 1 ~ / - _~ ~ ~~ 14387 BH'i BA9IN'WAY ~~ ~ ~ r ~ ~. r vAA ~ I-~,m_ „~(~,,~' ~.~~ ~~ ~I ~ ~~ ~~~I:1 ~ ,~ I II~lI ~ -'' ~~~ ~'~' i° ~~ L _ sAxArocA,cA95ma ~~ __ i ~'.• ~ ` ~~~ 1 I.1~ ~ ~//~..~_ ~ ~ ,~~ ~ rE>w emu `k11\~~\\\ a ~ < J ~ I i I 1 r w L4 I ~._ _ .i / .~ _ - _ FAX 401.9676261 .. u H ~ ~~~~~~~~~.~~ ~I~~ ~~ I I I I ~ °~tx ~ (II ~~- •A-~S~ ~S~L~'_ OWNERSH[PBOUNDARY ..._ ~ - ~ ~ ~ ) ~- ~I -._ DATE OF IREPARATk7N ~-J1A4E2901 ~ ~~/\ ~ I ~ 1 ~ ~ I ! e64~.cc~fiae = J ExIS77rrcPARCELLINEs • "`~/ `~~• ~~~,~~~~\ - j 1 ~ ~ y 1 ~ I / y s. I UTILI97E8: WATER- ~ OA9ROD idUTYIAL WATER CO. '. ~ _ sue. 4s° _7f1P ° ~~ .~ YV tt ~~-- j®l I ITS y l ~ r•. A~ PROPOSED PARCEL I,RNIES Y- ~ SANITARY SEWER CUPERTR409,AN1TARY DISTRIET~ ~ I ~ ~ ~:"~ 3~yv A~~y'.A, `~ L~iITOFEASEMENt' --- OASBELECTRtB -P.08E. ~,OT LINE Ak33~JSTMENT ~ ~ i i ~ I E 1~1. ~ ~, ~'~ ~~ ,' ~v : `~ ~ ~ CAELET.V~. -A.T. ~T. -^ ~~ ~ . ~ r ~ II I I II ~~~\\4~"~`~,, ~~~~ ~~,~~ ~ID sTORIenxAwAOe-roe>osTwcl4ATUnAr,sWACes PARCEL ~ ~ 'MO$TAAN . ~. , THE STfE IS NOT 9U13ffCT TO RSUNDATION EMSTM(} PROP~DY3ROSS PR~OSED NET P~IA4UM B ~ ~ ~ '~ ~ 1 s.E ACRES 1aa6 ACRES I1.%RCRES 6.~ ACRES I I 1 o ,^- -' ~ '~ \ ` ~ s 0" AROPOSED TURNAROI7ND NOTE: - ~ 2 ?0:4 ACRES 4.44 ACRES ~ ~d.24 ACRES 4.24 ACRES. ~ 1 ~ :.:! ~\ '+'' ' ~ ' ? s.o aiatES 19 m acRES a9,f a ACRES e.w ACRES' ~ ' ~ ~.~ ~ ~ PARTlA1, VACATIQid OF OLD OAK WAY IS PEPIDING 4 s.d ACRES u4o ACRES li 20 ncRES s a2 AtRes SETBACK CALCULATIONS I ~ ~~~~ `"'~ ~ -~ i ~'^.~~s _, ,, ~ ~~ ~ APPROVAL PROM CITY OF SARATOGA IMPARTMENT OF oLnoax ; o.sACRPS osACnes 4,2ACaES ~ ~ I\~-1-'-"` - "~ ~D pak u4Y p~ ~~ \ \ ~ PIJBLICIVORKS. WAYR9W I tcrtn~.~ LOTI LOT2 LOT3 LUT14 1 \ * __" \\ "•---~ ~ TOTAL 47.4 ACRES 47.4ACRE3 ~ 47.4 ACRES . w W iii 92f1'' Sb3' d ',SQQ~ S'Po' \~ pier ~ ~~„ -' ~ Q_ `Ai w, ~ \ _ pEP1'EI 270' 330' soo' 600' \ _ __---1 ~\ ~~~~~ -~~..,+~',~ -_,~_„ ~ N ~~ : . P•ROrrrsETaecK(2u~> sa' ' ss a~^ I2a' _ _ -_ ~~-- ;~Y~ -_~ ~\ I!•. ~~ .. .; R~i+RS~A~[t(~sss) a7s' sus ~~w' . iso' - ,- - ~ ~ ~--------- - ~H Hne' - SIDESE78ACK(30%) 92° 56 ~' ~ ST __ -- - \ \ o so h '- 1 I~ • ~ N0. BY DATr AEV 151DN - 9Y DATE DATE: JoRUl7Yy l6,?1103 SUBMITTED ' f JOB N0. ' SGALE. HDA. I'..7o0' ~ ~ TENTATIVE ~UTAP.... ~5o39y - VEAT WESTFALL ENGINEERS INC. DE5IGNED: JC ~ I - L[?'-l (W~~l7 OT~~5'I']AYIDI~A InllO. IdOE ~ SHEET . R ~ DRAUN: , BY KAAEY CYMBAL -~ rt. O41J OAR!NAY, SARATO(EA ~~ ~ M ~. ~ - CHECKED: KC DATE: ~ A.C.E.74574 14507 BIG BASIN UAY. SARATOGA. CR 95070 f1081867-0244 ..._ ~ ~ ~~ ~P,ROJ. ENGR: JC EXP. a • • • __. ,REY1SIgN._....,_... ...BY,QATE DATE_.JaAPAk 162GQ3._. ~T..,...._.. .,.. ...,,...,.. ,. ~ _ RAD I NG:,:AND DR-A Lf~AGE PLAN- 9~ae9H :_.... BCALE:`"°" ' .2°~ ~ 4dESTFALL E~1G i NEERS;FI NC , . VERT. 1"=I0' DESIGNED: JC. BY:KAREL CYtlBAL, RCE 34534 LANDS OF DAVID HOUSE BHEET C KC BATE: 14583 BIG BABIN t1AY, SARATOGA, CA 95070 (4087867-0244 ~ OF C3 - r _. _ . _ _. _.. ~ .. (80 H 51Df$j _ • TA 4+ 0' .:_° - __ :. - ~.: ... _ .; AESIQENCE .. .. ~ " _ .. : II -. _ ... F~.F.809.0 ~ ... _ .. I _ __ _ .. lB0 H SIDfS] - . _: ... _ ,: :: . .: : .. .. _.. .:: ~':. •:. '::.. `:.: ST A 3+54,0 - ....-, ,. .. .. :. ... _ . . _ :.. .. ... .. .F. .809.0 .~ ~ . .. .. ~. ... , _ . .. .. .., _ STA. .3*40 0 , . _ _. [BO H SIDE37 T 0 _ ~~ _ .. _.,,._. 1,......._ ...._.._ :.... .. ., _ _ 1. ~.. . -- .. -__ F.F 615: _____ ..... . ', ' . ~ ' . , _ ; . . .. _ . _ _. _.. STA +00'.0 ; _. l _ -~ ,, __ _ ; IBO H S}DE5 __ GRADING SECTIONS ~ VERTICAL SCALE: t ihch = 20 feet _ . _. . HORIZONTAL 5CALE: 1 in4h 20 feet . .D:ash.e.d L.tR$,.° NQ t.uroL,Ground. .:..._ '.., _ ......... .. ... _. ,... .., ._.. .. _. .... ... .... .... _, .. . .....~ ~ ~ __ _ - So Ltd Clne =Proposed Ground _. _ (BO H S[DES . , , T. + .p __ _. _ ............._ ..._.... .. ._. ..,.....__ _..._._.. _, ~.::. ....,~.._._ .... ._,_ ~e_ r. . Oi S .- .._ ... .... I . _. ST _.._. .. ..., .. _. ,; . _ Street Name: ACCESS ROAD - 5ECT3flN5 ._ .. _ . VERTICAL SCALE: i inch 20 feat ....._ _. .. ._._...... _ ............. .....: ~. _ . : ' ~ .. _. ^ ._ . HORIZONTAL SCALE: f inoM: 20`f"e'eC" " : . . . .'.... .. .Dashed Llne =:ExTSLtng "X=septio~ . . - • ~ .. ~ . ~ ~ - !l6 J ~ TE D Zl ' ,. _ _. NO. BY DATE REVI510N . 9Y .DATE ~ : n A t 3 i SCALE: NDR i,.<2D~ VEfiT. Im=2D~ ~ ~IESTFALL ENG I NEERS-, I NC , .... _.. .. .. , L _ .... ~ GLAD I N0 =SECTIONS ~~ _ , 9306 SHEET - JC DESIGNED REL CYMBAL RCE 34634 K BY ~ LANDS OF DAVID .HOUSE : - . - - : CHECKED: KC ,, : A DATE: ~ I4583 SIG 6ASIN AAY. SARATOGA, CA 95b70 !4081067-0244 I _ GF 04 PROD. ENGR: JC ~i i ,_ , .. ARCHITECTURE wX~r~. uesom,uuwXw PLANNING ~?u~ww 2a,'~nm~aXOu INTERIORS ti:X~=~X1! ~ =~aeX~ COIRRWXT 92001 CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA d ur=ea TSG A040t8 MAIN LEVEL.. "'~°' FLOOR PLAN ~ A~l I ~~~ MAIN LEVEL FLOOR PLAN „~.,_a~ • I• I oa P.~ LINE OF oEGK ABOVE ~~ ~ ~.f P~ `\ ~ ~ ~~~~~ ~/ ~ eFP" f s . _ ~ ., peoa°p8 , s\` ao~ WeOIP\ 1\ I \ ~,, \ ~ 8-9 ~ ..~ A-5 ~ {I I ~ L PAtH ~ 1 O OFfItE UUNO lEORGO4 1 ~~ 11 u~c< 9ATN ., ARCHITECTURE qkm x~ou sosaalm sc ma uw PLANNING ~. ~ ~Asmu INTERIORS euaovmena rv;?us~ai corrwaxT ~2aos ~,L P,6 NPLLWAC N`. _~ W,e ~O~~Op` pGE n WME G ~ _ // 1 \~-LINE OP Vim/ \ N SiMPJB ABOVE t ~ Y~ i \ \\ ~O P~ E~~~ Pi, LOWER LEVEL FLOOR PLAN „E• , ,~-0• iilu I VIII ~__~ Liu ~__~ ,~,. I \\~ PqT\ / ` / O i ;'~lwE of a Aeove iw n:~ reEe / s j. / llJi / j: \` % HALLWAY J ~ ~E-uNe of ~ / 6UMLAG Aeove / / ~ 1I(~If ,~ s++o~A. ~{ / Oq,u~ ~ CGNGR[1E COLIMN UP POyVOp 1 LVVII // i/ // / I MECXA CAL r/ \\~\ /~ / I I % / I I WIN! LE I // / i 4 1 i WfNE 6I / / ~ P F OR4GE i /iV ~ ~ ~ ~ i / ~ > / ~ II I IF LINE OF / J ~ O I ENi RTIPOYEE ABWE / % i i i i ~ iFuue oP , I I i I / BNLOINC~A60 L_~ _ ~ / B-B /; \.S A-5 ~ // CARGILL RESIDENCE OLD O~K WAY SARATOGA CALIFORNIA r ur=ra TSG 801021 LOWER LEVEL 116f °' FLOOR PLAN A•2. tDpFM6 . ~ \ i ' - ~.E P~ '• .~ .. ARCHITECTURE ®w~e~ as=owett~wm use PLANNINd a ~~~au ~ ~~~~~ INTERIORS e~avunuvv w:~rKV~ai coeruoxr ~:aoi CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA ROOF PLAN p x~¢e-0'. rsa am.ase I ! 161 O7 A•3 1 • • REAR ELEVATION • NORTH 1 2 3 4 5 6 7 8 9 10 10,3 _ I ~ ---._~ -_~ --}-_`_ ---- ---~--- ---~a6~amox PAINreD MEr ~ i aLLaxaeu xelsNr sraeDlNC seats R P 6 __ I _- _ ____ - --' -' - - ~- ~ MeraL CAPS t- r'i - ~ l~ - ~~ -_ ~ ~ ~~ ~~, ' _ ~I ~ _ C r ~ r . I ~ I I I ~~ 1 ~ -' ` - a- -+ I ~_ ceDAR wooD simNG ~ i ~ _ - ~ _ ~~~~ ~~ -_ ~ ~ i - ~~I -- I~ - II -- _ ~soenmFmiseFLOnR 001.6 ~ ~5 -_ 4 G 6i MWN ENTR! ANO B) BOB ' 008 ' STEEL WINDOW BO] LOW 6TONe WALL BOa ]i STONE COLDMN6 0 ANOe5L10iNGEGLA55 00085 I ' ~; FRONT ELEVATION • SOUTH ~ sEr°~^i `----- ~--------ieeoa .~ ARCHITECTURE wFN~. A•M• ezROUDUms ru PLANNING wB~P w.i~ima~ INTERIORS Pu:1E416H911 r•:aw~6wl COPYRIQHT X2001 CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA 4 EXTERIOR ELEVATIONS I~r : rw 75a k01-016 I~16~as A•4 E 4D) C B I ~ __ ~' i ~ ~~ ------• - /" -_ _=__ caef RAiuNa ~- _-_ - _ - --_ WOOD P0.5T6 -- ~ ___ ¢ ____- W! METAL CPPS --- '"" - DECK j ~ F-- _ _ _ OPEN L_ A_ B C D E -180" MA% R6'-W I -~ _ _,,,~_ _ ALLOWABLE HEIGHI At.LOWI lP HEI6Ni . i I - -METAL GAP _ i" ~j -ceoAR xro°G S~D~ms u6u RAaau _ _ WOOD PO675 _. __ ,_ ___ I a ~ ~ W!, METAL CIF4 _ GEO0.R W000 SIO1N6 9~(HI6H FLDOR `_ ~' / - ~ BDO. FINISH PLWR ~ - .Y y ~ - ~ Y ~;C7~i --_ ~ B ~ . I -_ -- 08 ~ -- `aD4 -6+" Du ca+crtETt cmuw+- - - 000 ]0a _ ' ~ GARAGE OOOA LONERETE WALL- RIGHT SIDE ELEVATION- • EAST 9 8 7 6 5 4 3 2 1 i .PALMED METAL ANDE6lt01~hGE$LA550DDORS \ - p ~ RIDGE OETOl9 1d~0'MA% STANDING SFAM ftDOF 6 ~ AILOWApLe HEI6NT " __ __ __ METAL CAP f ~ Z ~ i i. ~ v W _ = X .Y {.-.:] 5' ',.1 . `; ~ ::'p ~r C7 • ewoo _ .iOP OF PtAiE =~_-_-_-__- ~__ eaeoa I tOP OF OLAR _`-~- 80800 _ TOP OF PLT -z ' ~ ~' FOYER ~ I ~~ ' I GALLERY I i "~ L ~; ~ ~ ~w `'C ~i WINS CEL! AR ~ HA !j ~ ~ ~ L~~ CHIMNEY I 1 ' _ ` ~ _ PAT10 I j KiTDHE D[NiNG s i OPEN FAM[LY ROOM DECK II ~__ ~' ----- - ~', ,.. ... i~ k ~ ~ ~. COLUMN -- / a \ •~\`~, BEYOND WINE ~) GARAGES ~ ~ ~~PATH f` STORAGE iae.oo _ ~ A \ ~ / ~ ~ ~- TOPOF6LAE ---_~ - ``~ ~~~~x-Z' - /~'JATURAL / GRADE aeLBO --- ' i0P OF P_ASE A BUILDING SECTION e~aaa _ _ _ ro of tore a~oa __ raP a= n r ]98.00 RJP OF BIAB --~'---~, B ., ARCHITECTURE NMpoAmu wsaunuswu use PLANNING ~, ~%~ ;;,^~~~ INTERIORS Fa:~a7b1fL ~ _~~~ coerx~axr ®aao~ 26'•0" MAX. ALLOW. ~.~ HEIGHT `~ CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA u u~•=i rsc sm•o~a BUILDING 116'°' SECTIONS A~S LJ -----------_ ._ A ~ ~ D E i `~-~ -\ -~ -~. ~~_ ~- -~,_ ~ -~„`-~ '. . -_-TOP OF PLAiE ----------~--- ~ ~~~ ~' .. "` - - -- --- -- i 'i A1500 ~ .,_:.W ~_..:~ ,_. TOP OF PLATE ITT __ ~~~ ~ ~I HALL ~, i ~ 5 BEDROOM 3" ~~ ~ I ~ ~ ~ ill `I i _ PATIO I ~ ~ ! ~ ~ ~- ~~ ~ I 'i __ 50900 _ _ ~-'i l i ~ ~~_ .~ ._ ¢~' ~ _ 4 -_-_~_ tOP OF PLY _~~_ --~~_ -_ ~~._ ~ ~_ _ / - _ ~ ab ~ ~ ~ ~ ; GUEST HALL ~ { ~~ i ~ ~_ ~ _ BEDROOM 2 WINE I~ i' ~ ~ > J ~ ~ jl STORAGE \ I ~ ~ ~ PATH 18500 _____~. `.~~ ~ ~ \ J I TOP OF 5LAp 261-011 MAX, ALLOW. HEIGHT .\ NATU GRAD C .BUILDING SECTION • .. ARCHITECTURE wr~5,~, ,~,~,,~„~„~ PLANNING Wi~a ~uils°~5noaxmx INTERIORS Rv,L5L19S1R1 m,ro5wal CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA 7so- so~~o~e BUILDING "'~~ SECTIONS A•6 A B C O E -\ '\, ~T,\ . ,~ ~,, - ~ \ ~.- ,---,- ~" "~^-,_~-\ 25'-0" <. eoP6oF Pure ------- ~, f.a ..~.~ ~~-->'~-~' -a ~ar LL'S-' ?`-" ~ MAX ALLOW, _ _~ ~ \ HEIGHT TOP OF PLAiE _, i~~ MASTER B H W LK~IN CI,A ET MASTER BEDROOM ~, ~~'~ a~ ~ ~ / 'll ji `~' ill I `~~~' ~ I, r --- . ~ __ iOP OF PIY _ _____ _ ~~_.. _. J ~~ .~ _~: ~ i ~ MEDIA ROOP~I il) ~ STAIRS ~- - iOP OF SUB - .__ -_ _, - . ~.. ~ ~ ~i~ NATURAL GRADE I,: D BUILDING SECTION MASTER BEDROOM/CLOSET/SPA A tOP OP PLA7E --~ - ~ = /~l GARDEN " ~_,, ~; e~° 18&Da .OP OP SUB • 1 1 ARCHITECTURE weaaeA. aaPnounx,wm„~ PLANNING r,~~~ ni,r~um~oe~ INTERIORS w;wim»u ~,.munewi C PYRIGIiT ®7A01 CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA ------_~ \ 26'-0° \'~ MAX. ALLOW. ~.~ FiE1GHT ~' ' SHOWER BUILDING SECTIONS o' w., ly . ~ 1SG YOIAZI ] / 16103 A•7 • U r~ 1 PARCEL #2 I~~. ALLOWABLE FLOOR AREA CALCULATIONS ~ (CITY OF SARATOGA, ZONING CODE SECTION i5-06.420 ~e~; DATED 17 JULY 2002 1 ~. ~-1 i -- "'~ - " L_,-___-~ ~~ __ ___ ~ . -, , "~ AREA 4 ~~~ - L7 / ~~~ AREA 2 741 SF ~ _ ,~,\ 659 SF,.~ `~,I Q r AREA 6 " 1 ~ 1 - 1298 SF / \1 ~ '~ Y- .YI .J 4 ~ ..,~ y __ ~ ~i i ~\l 15 ~ 1~ 'I~ ~~ __ II 1- IIiJI ~ ~L ~ l1 s" / AREA 1 ~"~ ~,~ h :~ ;,~ ' ; i- ~ ~ ~ -' 1 ,. J ~ ~ , , ~ 825 SF ~ ` ~ ~ . , U _ i ~ A~ A~~~3 _. , AR EiA 5 (~° , ` ~~ r u I :~ i ~ ,} ~A _ ~ r ~ ~ ~ 283`,~S;~ ~~ 413 i5F ,~ . ~ ~ ~x~; a ~, ~~ I_ ~ r ~_ ~-. ~ ~ / i 4 v ~1 . " ~ ~ ~ ti~ ~, , ~~ r c ~: AREA 8"~- ~ G 15'-0"~ ~ ' , ~ , ~ ~,; ~ , r 44 SF ~ ~r ;, / ' I F `\ i. GROSS SITE AREA; 4,24 ACRES BLESS RIGHT-OF-WAY) 2. AVERAGE SITE SLOPE 33% 3. AREA TOi BE DEDUCTED; 60% 4, NET SITE AREA~~ 424 x~ 60% = 2.54 424 -; 2.54 = 1,7 ACRES X74,052 S.F.~ 5. FLOOR AREA STANDARD~~ 6,000 S.F. + 20 S.F. FLOOR 11,000 S.F. OF SITE AREA OVER 40,000 S.F. 74,0521 S.F. - 40,000 S.F. = 34,052 S F. 34,0521 / 1,000 = 34 34 x 20 S.F. = 680 S.F. ALLOWABLE. FLOOR AREA; 6,000 S.F. + 680 S.F. = 6~6$O S~F, 5 ,_ ~~J~~ ° ;% r %, 7 ~, ` `~~ ~ 1 ~~"~ °\~ , I v., ~''' ' I ~~~ ` -~` REA 7 '~< PLANNING DEPT, AREA C ALCULATIONS ~ .~ ~.~ ~~,~` ,. ~ 43 SF ,l ,- ~ ` MAIN FLOOR ` ~ ~ _..__._--.._:_._-_==__=__- -~ AREA 1 ~ 825 SF MAIN LEVE L FLOOR PLAN ,~ ';~" ~ =___'-----~ , `_,._:_-, ~ _`__;_ `_ --- AREA 2 I 659 SF ~ , ..,,, ~ _ ----- _ ~ ~~ --- ---- _----- - __ AREA 3 ~ -_ 283 SF ; :;; I~~ i.,~ r,d~- ~ ~,' I _ _, _ .. _______-~ AREA 4 ~ 741 SF ~ _ w ,~ /'- r ? ~ ~:r~ ~ _ J ~,~ ,. 1=, ~ ~ ,a„ ~ ~~~ ~ ~ h .1i~ i YI i ~ ~ ~~ ~ ~ AREA 5 ~ 413 SF ~ ,1 1yp~~; , ~ -. o ~ ~~~ '~ 1~ .l, ill ~ I Mf'1 ~i1~~ I _ \ ~ AREA 6 ~ 1298 SF 7 ~~ ,"~~ j` r~~~ -~1;`~AREA~iB ~', ~!~ ~ ~ ~Y ~~T""ii ~ 'q ~~> ~ _ ~ AREA 7 ~ 43 SF ';a~, 2,341 SF ~se~~ ~~,~~ ~ ~,a~ (~~ ~I ' - - --- ~ ,_ ~ ~ AREA 8 1; 15'-0" H~ 44 SF ~ ~ ~ ' ~~~~ ;ice r _'- `~ " ~ ; `~ ° ~ _, u , ,` ~ ~ '~_-_ - ! ~ ~ ~ SUBTOTAL 306 SF 4 ( ~ ~ 4 w \ ~ ~' 411 b} 174A, ,. ~' iI 1~ ~ (1 C, / \h^ ~~' ~ , ' ~. _. r ~ ~~ ` % ~ ~~ \, ~ ~ ~ . ~ ~ rt~tl~ r ~ ~ ~ ~~ ~ i LOWER FLOOR / ``~° ~~` ~ ~ a. ~ - ~ ` - ~ r <` ' '~ 1%~ ~ ~1% ~ / AREA iB ~ 2,341 SF ~~~ BASEMENT ., ~~; = - _'' ` _ ^ ~ ~ , -- -"-- ~( ,~. ~~ ~~ %~~ ~~~ , 1907 SF~ ' ~ " l ~ , ~ ~~ '. ~ ~` ~~ ~ ~ '% _ ~ ~,i, ,.~ ~ , ~, lnof counted ~ - ___~ '( ~I . _ -- _, '~ ~ ~ ' ~ / ~q ~~ ~ rr~ _ li i . ° ~ iii ~ i ~ i ti ~ i ~ f ~~~~ ~`~ °~ WINE STOR. ~ ~~~~ WINE STOR ~ '~ / ~~~ ~~ ~~°~'"~ 1200 SFl 1200 SFJ ~ ~~ WINE CELLAR (nof counted . ~ nof counted / ' ~ ~ ` 1112 SF) ` / , "~ (nof counted) 1 LOWER LEVEL FLOOR PLAN • ~ ARCHITECTURE w~~• easamure~va PLANNING ~ w~+zw INTERIORS Pu:u~mam r•:nwwwi CARGILL RESIDENCE OLD OAK WAY SARATOGA CALIFORNIA FLOOR TOTAL AREA CALCULATIONS MAIN FLOOR 4,306 SF LOWER FLOOR 2,341 SF TOTAL FLOOR 6,647 SF AREA ALLOWABLE AREA AREA CALCULATIONS 6,680 SF rsa #m~o~a 1116! OS A•8 OUTDOOR LIVING AREA & POi A ~ c c2 A-73 A-17 A-79 A-14 D A-13 100' ~;1-a ~ b 0" _--- _ - uca~wr~ VESTIBULE -- _ --- _ ax -- ---- ox - ~f]~ GALLERY - z ~ ecoRSx v e csx ves ~ cem OPEN TO BELOW ~_ ~ FAMIyr KyOM ~ E ~ °5 KITCHEN oven ., DINING ROOFI ~ LIVING ROOM ~1 -- gg lJ :~ - -- p Free - -- ~~~ eurpr ~ ur AeP ENTRY -- AP~t Z .-___, i _____ _ __________ '~,W. ___ __ ___ ___ _ ________ _ ~___.-~.~-- _ STOVE Wl Q ~- _-- REAKFAS oven ~~~`\~ __- ~_-- ~-3 ~rx c E~ v wcuxo oece- - >a xicx M1uxs eexcx ~ eexcx AWND fkK wr cttxaere cola ns A 0 CI C7 D p-13 A-N A-1! A-14 A-10 MAIN LEVEL FLOOR PLAN /4'=i-o' \/ ~~ /J e /~0jk'r .. A ~y s+ 4~~V~ 0~ \` 9 ~d ~~, ~, ;~ ;~ i en~e Or en0 e¢ow ~ b P I i i I ,~~;~ .. ARCHITECTURE wrm•ewaw easDUwnsvneuw PLANNING ~.~~,~ a;x~4oew INTERIORS P.§:+~~A§,n p•, CO-Y0.IGNi ®2001 OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA /\ Q b T P / ~~ 1 ,13 ~ ~ ~A 1 ~ I / 3~s 'C ~'° ~' ® I ~~~ ~ N ~N ~Pme /~ e~ax. wu~ §OOr wove I ~ f~~-- I ~ i I I ~~ i I ~ \\\ ~ / ~ ~ \%\ j ~ I i ~~ I I /~ \~~ I I ~ \~ I ----------- ~t-- rut! wnuet §HIN§LES ' 5 MetAL GJi1EP4 -~ §~ ixr wo0o rosr --- ~ s! x _ ~ nuisx cpAOe cew4 slows FUTURE STABLE e[,a°erlon MAIN LEVEL FLOOR PLAN Y IM-1'L' T36 401.039 OI / 16103 A•9 • • • pAEH i0 ABOVE ~ , ARCHITECTURE ww~e~m W510NeA6tlu lNp PLANNING ~!~~~ ~;weu INTERIORS Pa:«~~:on ~ _~~ OLSEN RESIDENCE SARATOGA, CALIFORNIA LOWER LnEVEL rLV~-'R-rL~i~v ~" VT a I'-0' TS(i X01.019 av le r o1 Ala i ~Q Q j~,;~ ~, c ~ cs ,~ .: ~'~ /, I P ;' ~ i s`~ ~ '~~ ~ % ~ I ~~F ,~` ~' ~ % . / / q~-0! ip /i / I h i ' / l 6yk \Y• hQy ~ \/ / / I' F ~ A / A N(+~ /~ ~ i 4 ~ A+ ~ Q 1+~ 0 s~ a ~ o~/~ ' (~ T ~ IIUE OP ~ ¢~/ ~ IDWER LEYEI EELOYI I QZ'~C A B CI C2 ~ uA !f ~~ % ~ `YJ`~` I A-13 1 A-13 ~ A-14 ~-14 ~ ~ &p\^T, ~ ~ ~~P / \`~ _ gggly~ (~1 ~ ~ i s~~ j RO A~Gtp ~ ~ ~0`,AV I A-15 F ~ i OGEELCCKW ~ I~ _____ _ ~ AVI'~lO NG CELOW ~~~~x'`1 ~ ~ ~/ I ~. b _ ~i I ~ IIICC~ I A I I ; ~ ~a~~. ~' ~'~ 1. --- i I ~ ,I2 `` 9` h ~~P -- p i-----------' ~ - --- ------ ~~ l ~~ I I T~ WTo ~ ~ aTN ,a wTo ; .T° ;; , I I I I .IN /~ I I _ V - W , ?G~ / A I ~ \W T I a" ~ i I I h n gIpGE A!OOE ~ e ~ gSPHALT bNINGIE I ~ ~ `" ~P~ ! I f A A ROOFING ~ I ~ / / ( (D I Asv~ur~swRae I ~ i ~ II `"m. ijA ~m~ I i 2 / ~ ROCFING I / / i I ~ II W000 1 1 ~ N n RIDGE -----~ I PIREPUCE ~ w N ~ i -- I I - C __ I Q ~___________~ ~ g`, I I ROOF GLGPE4~i1 - SPHALT 6NINGLE AOOFING i W ~r i ~ r I i I__________J I 11 I RO 'R F i~ ~IIP A6N B - ~ '~1~ T i -t OF SLOiE ll0 P. OGILi PNAL7 ROOFW II II D ___- L________________ ____O________i___ _ ~}~_ _______ _~{~__ ___i___ __s~m_ _______ ___+~~__ ___{ Sh1RElCONCR_i. COLUMN ~. I ~ •. -- I OEGR i I e scw GGTfER~ ~________ _____ ________________. . a A ~ cI c2 0 A-13 A-13 A-14 A-I4 A-IS n ROOF PLAN- i• .. ARCHITECTURE Rae~..e~. aRSOIMas~mlao PLANNING ~ ~ „~~,~ INTERIORS w:wvuns re:lwromi COPYRIGHT ®3001 ' OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA ROOF PLAN ~~ a' 1a•=rrr 75G #01.029 01/16!03 A•11 82450 i0 H"010. CONOAEi _815.5° iGP ___ _ _ 80150 i0P `~°` FRONT ELEVATION -EAST 08 7.2 (~ 6 5 I I n I _ „ 1 ~ ASPHALT 6NINALE w ~ - ~- AOONNG, iYP. i .I: M,~iI ' ~~i' ~ ~ --- ~,; - - I ~' I I IIII ~I II I'I I ~IIi I ~ ~! I ~ I IIII i;. IIIIIIII iIVII II III I I'lll ~il 111 IIII ,p I IIII I; I IIII I II~ ICI. 4~II~IIr~II' IIIIiIi~ISI Iu,iI ~~ III IIIIII ~ ~ I~ I ~I ~ I III,I'I IIII - ~ anra wacD smlNC ~ I 11111 III V I I I II ~ I I I I I IIII (I h L'I ) ~ IIIIII) ~IeI III ~ III(Iilll I I'il IIII rylI II III I Ii IIA ~ I. (IIII .r ~I VIII rI III;~I IIII IIIUilll'IIII',~I LI IIiI I~I IIII IIII i I'III lip, I. 8125 eo en ' 811 ~ 812 fin 912 NA iaPAt 8105 NpiURp1 °R"DEAR ELEVATION -SOUTHWEST B'° GRADE vB'•t0 BI ~ D I I II i III'I11I1 III . I IIII II I II,I~ p IIIIII III e21sDTOPDPPLATE I ~_~~I In~~ I IIII I III IIIPI, ___-- I IIII I. i 1, II III ' I I srEEL PRAM D-{~, ~ i i IIII ~ fa" o~ wlNDOws ~ IIII I I ~ ~ I III IIII III IIII I ~ ~ 1 CONLI6ETE COLIIfAN .. iii III III - _- _ _- - _ _ [-uerAL Psis 6 -_ _ cneLE RpnmG 81550 TOP OP PLY_.-_ I IIII. _ _ _ - ____ DECK IIII i~ll~ I~ i I III IIII I`I I NANRAL I1' IIIIIIII III III I III III I III III DRpoe I IIII ~I IIIIII Ii 7 I I I~ wean -~~~ l~~ll~ ~I~ i~It~l' coNCRereOaLUNN 078 8015 ~ ' 80150 TOP aF SLAB _ _ _ __ _~--~--~---~---- 1 BO6 ~ BOf SOUTH ELEVATION „~.,a I .. ARCHITECTURE w,~A,~ eace9unnsw lsw PLANNING ~!~~~ i~pv:t~aNm~e95oou ' INTERIORS Prt:M429e1%I M:21K2AIk1 wrralalrr ®:001 eoaso ioP of sue 804 i; ,, I ,A II ` 1 I III III IIIIIIII IIII 61150 fOP OF PLATE III NI III IIII IIIIIIIIIII )~I VI~ I III IIII IIII IIIIIIIIIII 1~, ~1 EDAR WOOD AIDING IIII~~~p ~ IIIIIIII~~~I''li~ I ~I;~~ ____ IIII III ~~ ~; II 'i ,i{„III I IIIIII I _____ BI859 i0P OP PLY I BN ~IV ~II ~ ~IiII~III ~I' IeI2 ~A~s III) I ( Ill i, ' 1 i. I 910 I IV 808 I NATURAL I I ' 905. O8 ~~ 804.50 TOP OF, ALAe 6RALE ..-~~------------ _ - _ _ ecw B°~IORTHWEST ELEVATION v,.,~ r OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA 6 7 7.2 8 I2 4~ I Is A - -___ ' - 9 ~ 011E0 i0P OF PLATE __ I i ~ ~ ,ygIIIIIi~I,i III ~ ~ I~ II''I I ~~ 'I III, I . I! I I , I I I ~ I ~ ~ ~I I IIII 1 I I II III ~f (I I 1 III II L I I CEDAR WOOD SIDINA i III ,S4 II IIII I .I) N~ ~~ VII I .l , IIII III ~ III III VI I I IIIIII II; I IIIIII i ~~I Ii IIJ VIII 81850 i0P OF PI,Y -_ -_. ,' d III ~, I, ,~ ~~ ~ I` III ~i(jIII~ III I J~IIIIII I (I ~ ~ -~ ( II I I I II III I I I I I I ,III ~ r -9 ( II ~ ~ elo~ao rDP bP ~~ I I ~ II I~11 t~ I II I ~ I II I I I I ~I ~ I B I eoss r1X.l3LTOY---~ HO II' II JJJ % ) II I I 1 Ii i.i II I i I" ~,I I 80160 TOP OP SUB _~A55-_-_- 0/ I STEEL FA 80 AYE 48 O W81DOW6 _ , ~1 8Op5 FRONT ELEVATION - NORTHERS ANO AL10 MG OU95 DOOR9 NATURAL , 6AADE 4 3 2 1 12 I I l/ I ~1j ~I ~ ~I ,~' r ~ ~~IiI i ,ii ~ _- l lli 1. -- / -i ~ I I It.L I I f I I'. I ---- _-_- 82150 TOP OF PLATE __- " I , i I , II~ ; ~ III ~ I ~ 'F ~~ I I' i , IIIIIIII ~ ~ 4. I ~ ~ I I I f III I N II ~ A I I OI0.. 1ti LONCA[R CDLUNN ~~ ~~~I~ I G III h Ifllll ~ I ~~ ~~ ~ ~ ~~ -- 11 ' I e15sD rw o_Pn - -- - - --- A15 L-J-------- BTEEL PPAN[0 WINDOWS ~-1---1 BI4 METAL PO5T56 CPBLE AAILWG 8 .. _ 6 SLIOIN6 GLA55 DOORS REAR ELEVATION -WEST 12 AI ~9 G~ceAL 6°e va. rd DC.SC EXTERIOR I ELEVATIONS i I I I r urern tS0 104029 01(16107 A•12 GRADE • _.01430 TOP OF PLAtf_ _ I WET bl 81B ~ __ AI] PATIO WINE CEL GALLERY ,gAMILY ROOM BREAKFAST I ~ ~ ~ I ~- DECK BIS50 i0P OF PLY I `'~x' r - I.1 B.BS A11 NATURAL GRADE HALL 1 ~ BOB'S OFFICE COLUMN ~ ~ PATIO !04,54 10P.DF SLAB • .. ARCHITECTURE «~e~o, wcemma5w,no PLANNING ~!~~~ Ta;S~smoatau INTERIORS eu:ularsm ra:nurm5l corxawer ®mal OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA BUILDING SECTIONS v 119-~f~V Esc eol•ot9 . OV 16!03 A•13 • _____ ~ Q ___ ~ -- -_____ _-~-261.pu_--_-- ~ MAX ALL01^1 HEIGHT I 02150 TOP OF P! ATE • I II ~ ~~ GALLERY ~ ~ DINING ROOM _ B ~ i -~~- l I ---__ __- 810 ~i i_ ~"' _ i _ I' i --- OEGK ''_ _ I ~ ~~ ( dfdsa roP aF PlT -"---~ p A T I 0 eis -- _ ' - _ _ ~- ---- -- ' i i °l ~ ~ ~ ~' ~ -'`--5~s- j ~ ~ ~ I { i i ( I NATURAL GRADE ~' WINE CAVE HALL 1 ~ y GUEST j ~ ! m 6EDROOM } COLUMN ~' ~ ~ '' ; ~ 'I ~ ~ jPAT [0 ~ ~ ~ , ~'~` --__-- __-- _ _~lsarnenFSUa- ,... _.. GALLERY ~ DINING ROOM Cl BUILDING SECTION i P A T I ~Id.d ~' ~~e~~r i e155 ~' WINE CAVE ~~ HALL 1 POWDER 7 ~ MFCH '; '~ r~ P ~I ,.' D ~--26f-0" MAX ALLOW HEIGHT I ~~-I -- ' ~ - I~ .. _- _-_:~.J TIO 81150 TOP OF PLAT[ DECK Bi5.50 TOP OP PlY - 0! NATURAL GRADE COLUMN 80150 ttIP OF 61A0 C2 BUILDING SECTION ~~ • ~. ARCHITECTURE uP~. A,~ sxsow.xdmnf55e PLANNING r<i's°~`ni «" m:u°~ess wM°" INTERIORS eu:uius»u Pu:N@FBRi OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA ". a 1. 7S6 YOIA29 01116 / 03 BUILDING SECTIONS ~~ A•14 --_~_~ ~_`_~` -~_~ ` _--~-- 261-0~~ MAX ALLOW HEIGHT ./'~`~` ~'\` I \_ ~~ \ BN,BO TOP OP PLATE 5 VESTIBULE i II ~~'~ I ~i ~'I ~ ii i II I I (~ 6. I I A1660 TOP DF PLY ~~~~~~'~ EN ftY s„ ~. ~ ~ i _ ~ ~~ B'78 I I ///T _.I1~_ \ .. I I NATURAL GRACE J I _ I I ~l - __ I I _ BIODD iDP OF RY I ENTRY GAME/ACTIV i Y, BAD III AREA a eos L---- STOR !{ - ~ BOI,ED i0 OF SVd ' ~ -_- D BUILDING SECTION ., ARCHITECTURE a,~,~q ~isomeaxlm uw PLANNING ~~~~~ ar+mu INTERIORS w:w~Hms vss:wawwl COPYRIGHT ©1001 OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA C ~C.S i 26~.pn \'\,\ ~ MAX ALLOW -~ HEIGHT I/fi T ivr i ~i~n~ oi~n~~ ~. ARCHITECTURE ~~„A,,,,, maemu~rsm iaao PLANNING w~~.u~nm ~~auroou INTERIORS i~: corruaxr ®7A01 OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA BUILDING SECTIONS i i aoa~ 0' U4' =1'4' ' 1SG /01.019 01116/03 A•16 c• n~nnaT ui • ENTRY 1204 SFI (BELOW 5'-0" H not counfedJ 1. GROSS SITE AREA: 11,56 ACRES (LESS RIGHT-OF-WAYI 2 AVERAGE SITE SLOPE: 44.% 3 AREA TO BE DEDUCTED: 60% 4. NET SITE AREA: 11.56x60%=6.94 1156 - 6.94 = 4,62 ACRES (201,247 S,F,1 5. FLOOR AREA ST~NDARD: 6,800 S,F. + 10 S.F. FLOOR 11,000 S.F. OF SITE AREA OVER 80,000 S.F. 201,247 S.F. - 80,000 S.F. = 121,247 S.F. 121,247 11,000 = 1221,2 (use 1211 121 x 10 S.F. 1,210 S.F. I ALLOWABLE FLOOR AREA~~ 6,800 S.F. ~ 1,210 S.F. = 8,010 S.F. MAX ALLOINABLE~~ 8,000 S,F, • 11d A TAT T II~7L'T L'T !1l~D T1T A AT ~ a ~%~ I~ '~ Jai I ~ \~i=~„~,~-~ C 311 ~ III I h ~~ I ~ Y` _]C ~~i`-, k i i h -.. JC .~ 1~~ 'ii ~ ~ u11~1 4 ii ---- -- - - - -- 6 ~ ~. ~~ ,~ `~ ~ ~ ., -, ~. ~ ~- ~. LOWER LEVEL FLOOR PLAN • . ARCHITECTURE wwae~ xcsum,aeon mo PLANNING ~~ ;~,~~„~ INTERIORS eo am rc~m w~mu~mm ~~e.o~nWr ~~ro, ALLOWABLE FLOOR AREA CALCULATIONS IC1TY OF SARAT06A, ZONING CODE SECTION 15-45,0301 PLANNING DEPT. AREA CALCULATIONS MAIN FLOOR AREA 7 2,095 SF AREA 2 583 SF AREA 3 118 5F AREA 4 1,334 SF SUBTOTAL ~ 4,130 SF LOWER FLOOR AREA 1B ~ 698 SF AREA 2B ~ 1,263 SF AREA 3B ~ 401 SF AREA 4B ~ 1,412 SF SUBTOTAL ~ 3,774 SF OLSEN RESIDENCE OLD OAK WAY SARATOGA, CALIFORNIA TOTAL AREA CALCULATIONS MAIN FLOOR 4,130 SF LOWER FLOOR 3,774 SF TOTAL FLOOR ],g04 5F AREA ALLOWABLE AREA 8000 SF ~,~_ 750 !01.019 FLOOR o,,,b,o, AREA CALCULATIONS A-17 r ,,, (1'~f • L \~~ / rwE J ;':~~ . ~ ~ ~ ;, ~, ~.... _.._.... ..- nt 11 'i llmpervious Surfaces Area Count (Olsen Residence House Horst Stable Total net acreage Total net sq fl Cargill Residence House Patio Pool Spa WaILs Drivecourt Driveway Total ~ Total net acreage !Total net sq fl 4204 sq ft 1707 71 sq N 508.76 sq Fl 50.27 sq ft 621.68 sq ft 161556 sgfl 1309.7 sq ft 400 sq fl 1767,53 sq fl 1214SZ1 sq fl of area covemd by impervioua aunc~es 4,64 ec 2021 t8.4 sq H 6.06 % of area covered by impervioua aurfaea 4044 sq ft 3085 sq fl 540 sq ft 50 sq ft 193 sq ft 1088 sq ft 3527 sq ft 12527 eq ft of area wvered by impervious surfaces 1.6 ac 69696 sq ft 17.97 %of area covered LANDS OF1 HORSE _....___-~.\ i r _ ' ~ ,~ i r ~\,~, I' i I ~ _..----- - ~EJ -"_-~. ~, _ '~- \ j ~ 1 OLSEN __ `~~ \• f RESIDENCE v .... „4 _..__ - ~ ~...._.. ~ X Y~ ~ ~~... , o 'rA., -~~~ , LANDS OF GARROD EXISTING ~WNEYARD ~~ _ Y ' ~, = ::~ =, ~~_ ;; ,~ ~ _: ~~~ . ~ .,. ,, -- ~~ ~ ,-' ~~. _--_ i j (E),HOUSE ! RESIDENCE.-----~~-_,, __. ~~ A ~: .~ I~ \ ~ I ~~ ~ ~ ~ ~~ ~ ` ~ ~~~ END OF (E) OLCr'OAK WA ,. ,. .. - ~ t I ~ `~ ~ ~ ___ ~ ' __ ` `'-- ~ ~ ~~ ~ ~ ~ _ `~ CARCILL RESIDENCE FUTURE HORSE STABLE Q END OF OLD OAN WAY IMPERVIOUS SURFACE AREAS DRAWING NTS v ~~ _" /~i __ ~~ ' _. _. ~ ; - _' - /; i / ~~ ~~ ~% -- ~ ~ / ,'EXISTING OAK GROVE _-. i : `i --_ ,... ~ ,. \s-\\ ~. ,. ~ .. ,, ~, ~~ ., ~ ~ ~, ~~, - ._ - ttlmNal ~~ ~ ~ ~ ~ '. r,A~. __ _ ,, ~~ ~, __- , ~~ ~~~~ ~ ~ t' ~ ~ ~ ~ - y~__ A ~~ ~ _ _~ ~ __---_ __ 7 ~ ., ,,a ~ LANDS `~F` H~I.J SE ,;,~ .,, ~ --_____ ~ _ ~~ ~ t l ~ ` ~V A ~ ~ ~ A / % 1 t ~ s' ~ ~ ~\ ~~ ' E ~ •~ ~ \ ` ` PAVING LEGEND ._ ` ~, TRE LEGEND j `, ~ --~( / ~ (rmuR[) NORSE SY,~ ~ ~gluxa WaAAL ~ t I ~ ~\7RE MROE 60i{Nt4 NW[ [WYR! NUar 9II G f ~~ ~ -` ~ I ~ ~ '~ PBN~-done ddn,courts ~" • l ~ `F' ' ~ ~ ~ Propoead Wer~ s Coad Live Ool; I 26' BOM E ~ -- ~~-.Integral ealaed concrele~Walkavys ag rf~olw t /i I I Cv ~ ~ ~ , f I ,, ` t L ~, I f ~ ~ ~ '~ ~ / v y ProppsedlDderws Coosf Live k._ J6: B4k % ~ ~ ~~ ~ ~ SYMBOL LEGEND ~ ~ 1 ~ ~ , ~~ ~ s w~ i ~N j ~~. t ~ / ------ Property Luce ". _ ~ ` ( 1 i ~ '•~ ` , P - s i ' ~/ ~ ~ roposed Querau •~ Codst L ve Ode agnloM1O , 48 BON .. ~ ~^r„'`\. ~P opLsed\OrnomeMol Trce ~. 4 ~~. =~'\ . Y4'_~A'' .` NOTE: PUN SHOWS PROPOSED TREES ONLY l _ rr ___. 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Livingstone AICP, Associate Planner~o~ Apri19, 2003 nt Head`/~ 503-12-041 Departure 000001 Old Oak Way EXECUTIVE SUMMARY CASE HISTORY Application filed: 09/19/01 Application complete: 02/10/03 Notice published: 03/26/03 Mailing completed: 03/24/03 Posting completed: 03/20/03 PROJECT DESCRIPTION Request Approval for Design Review and Grading over one thousand cubic yards to construct anew-two story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 26-feet. STAFF RECOMMENDATION 1. Approve the application for Design Review and Grading over one thousand cubic yards with conditions by adopting the attached Resolution. ATTACHMENTS 1. Resolution with conditions 2. City Arborist Reports (2) 3. Letters of Support 4. Applicants Neighborhood Meeting Noticing and Attendance records 5. City of Saratoga Noticing Labels, Noticing Affidavit, and Notice 6. Applicant's Plans, Exhibit "A° s • •i • Q~Q+®~2 File No. 01-040; Old Oak Way, Hovse/Cargill Property STAFF ANALYSIS ZONING: HR Hillside Residential GENERAL PLAN DESIGNATION: RHC (Residential Hillside Conservation). MEASURE G: Not applicable PARCEL SIZE: 4.24 Acres gross, 2.54' Acres net or 74,052 sq. ft. net AVERAGE SITE SLOPE: 33% GRADING REQUIRED: The applicant will be required to obtain a grading permit. The applicant is proposing 40 cubic yards of fill and-1,587 cubic yards of cut. The City Code does not count basements as grading therefore the basement is not included in this calculation. ENVIRONMENTAL DETERMINATION: The proposal is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. Proposal Code Requirements Lot Coverage: Maximum Allowable 6.06% 25% or 15,000 sq. ft. Building Footprint 4,044 sq. ft. which ever is greater Driveway, Patios, Pool and Walkways 8,483 sq. ft. TOTAL 12,527 sq. ft. 15,OOD sq. ft. Floor Area: Maximum Allowable Main Floor 4,306 sq. ft. Lower Floor 2,341 sq. ft. (Wine Cellar and (102 sq. ft.) Basement not counted) (907 sq. ft.) TOTAL 6,647 sq. ft. 6,680 sq. ft. Setbacks: Min. Requirement Front 66 ft. 66 ft. Rear 230 ft. 82.5 ft. Left Side 60 ft: 56 ft. Right Side 340 ft. 56 ft. Height: Maximum Allowable Residence 26ft. 26 ft. Detached Garages N/A 12 ft. C:\MyDocuments\Old Oak Way House-CARGILL Paz 2 Staff Repo.doc r ~~~ ~ ~3 File No. 01-040; Old Oak Way, HoUSe/Cargill Property PROJECT DISCUSSION Design Review ' The applicant is requesting approval for .Design Review and Grading over one thousand cubic yards to construct a new two-story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hill Side Residential. The maximum height of the residence will be approximately 26-feet. The proposed house is located in a unique location not directly associated with a neighborhood. Due to the lot size and location there is only one other existing house in close proximity to the proposed structure. The owner of the- existing house is the same as the owner of the proposed house. Although each home will have its own individual character, they will also compliment each other. The proposed house will have the same natural cedar wood siding and stone veneer as the nearby existing house. The proposed exterior finish will be a combination of horizontal cedar wood siding and a stone veneer accents. The wood siding will have a light beige stain. The roof will be a dark composition shingle roof. Color and material samples will be available at the public hearing. The proposed project implements the following Residential Design Guidelines policies. • Policy 1,"Minimi,Ze Perception of Bulh" The project meets. this policy in that the proposed house will be built into the hillside to visually reduce the height and bulk of the structure. The majority of the house is below 26-feet with the appearance of aone-~ story house from the south elevation. The floor plan of the house is curvilinear that reduces the length of the elevations and bulk. The modest pitch to the roof and horizontal wood siding acts to reduce building mass. The applicant has proposed a landscape plan that will line the house with 24-inch to 48-inch boxed trees that will reduce the visibility of the home from the public and neighbors across the canyon. • Policy 2, "Integrate Structures with the Environment" The proposed project meets this policy in that the applicant has chosen cedar wood siding for the exterior of the house and a natural stone to accent the facade that will help blend the structure into the hillside. The dark composition shingle roof will blend in with the dark green canopy of the Oak trees surrounding the lot. The structure will be built into the hillside lowering the height and reducing the bulk to integrate it into the surrounding landscape.. • Policy 3, "Avoid Interference with Privacy" The proposed project will protect the privacy of adjacent properties with its isolated location and large lot size. The applicant will also maintain the existing Oak trees that surround the property in addition to providing an extensive landscape plan. • C:\MyDocuments\Old Oak Way House- CARGILL Paz 2 Staff Repo.doc ~ l.f ~ ©®4 File No. 01-040; Old Oak Way, House/Cargill Property • Policy 4, "Preserve Views .and Access to Views" The proposed house is not in a view corridor and will not have an adverse affect on neighbor's views. The view of the proposed house from the south will be screened by a row of proposed Oak trees. Existing Oak trees will screen the north elevation of the home that will be less visible to other hillside homes. The proposed materials and colors will be monochromatic earth tones that will be non-reflective and blend the proposed house into the hillside. • Policy 5, "Design for Energy Efficiency" The project meets this policy in that the location of the proposed house has not altered the .solar access of adjacent properties: The proposed house will be set into the hillside on. the lower floor that will reduce . exposure to wind and provide thermal mass. The house will meet the State Energy Guidelines through the use of wall insulation andhigh-energy efficiency heating and cooling appliances. Major R.idgeline Zoning Code Section 15-13.100 states that no structure shall extend to an elevation within eight feet from the top of the nearest adjacent major ridge that does not have dense tree cover. The proposed house is located on a designated ridgeline that has ]united tree cover. In order to meet the above requirement the applicant is providing large box trees to screen the house from across the canyon. All of the trees will Coast Live Oaks consistent with the trees on the rest of the site. The majority of the trees planted will be 24" box with some 36" and 48"box Oaks. Grading over one thousand cubic yards Zoning Code section 15-13.050 states that the combined cut and fill of any grading shall not exceed one thousand cubic yards, including any excavation for a swunming pool, unless a larger quantity is approved by the Planning Commission upon making all of the following findings: The additional grading is necessary in order to allow reasonable development of the property or to achieve a reasonable means of access to the building site. The proposed project meets this finding in that the majority of the grading is for access to the site. If the grading for access was not included in the grading totals the grading amount could fall under the one thousand cubic yard threshold The natural land forrrts and vegetation are being preserved and protected The area where the home is proposed has limited natural vegetation. The area was graded flat by a previous owner. The proposed structure will impact some existing Oak trees, but the applicant will be providing replacement trees and plantings to revegetate the hillside: • The increased grading is necessary to promote the compatibility of the construction with the natural terrain. The grading for the house is not extensive and allows the house to be cut C:VvlyLbcuments\Oldoak Way House- CARGILL Par 2 Staff Repo.doc ~ ~®®~5 File No. 01-040; Old Oak Way, House/Cargzll Property into the hillside reducing the bulk and height of the structure allowing the proposed ' house to blend in with the natural terrain. • The increased grading is necessary to integrate an architectural design into the natural topography. The grading for the house takes advantage of the natural topography by locating the .majority of the lower floor into the hillside reducing the structures bulk and limiting the disruption of the natural topography. • The increased grading is necessary to reduce the prominence of the construction as viewed from surrounding views or from distant community views. The largest quaritity of grading is for access to the site. The 483 cubic yards of cut required. for the house is not excessive and allows the majority of the structure to be well below the maximum allowed height limit of 26-feet and reduce the view of the structure from surrounding areas. • No building site shall be graded so as to create a flat visible pad surrounding the main residential structure. No significant grading will be needed to create a flat yard area in that the front of the proposed residence will be at grade and has a large existing flat area. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The applicant is proposing atwo-car garage with open parking provided in the driveway. 7~rees Staff estimates that there are over 100 trees on the site. There are 34 trees considered protected that may be impacted by construction. The applicant is proposing to remove three trees on the property. The City Arborist has recommended replacement trees. The applicant is proposing nine replacement trees of which six are 24" box; two are 36" box, and one 48" box tree. The City Arborist reports dated September 10, 2002 and May 15, 2002 (attached) contain recommendations for the protection of existing trees on the site. The Arborist's recommendations shall be conditions of project approval. A certificate of deposit is also required as a condition of project approval for tree protection. Fireplaces The applicant plans to have one wood-burning fireplace in the family room. Correspondence No negative correspondence was received on this application at the date that the staff report was distributed to the Planning Commission. The applicant has shown the proposed plans to the adjacent neighbors as documented by the applicant and hosted one neighborhood meeting. Staff has received five letters of support for the project. C:\MyDocuments\Old Oak Way House- CARGILL Pat 2 Staff Repo.doc ~ ~~ ~® File No. 01-040; Old Oak Way, House/Cargill Property GENERAL PLAN CONFORMITY Conservation Element Policy 6.0 ' Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development.. . Land Lase Element Policy 5.0 The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. The proposed new house is consistent with the above General Plan Policies in that the proposed project will be located in an isolated location and surrounded by existing and proposed trees thus protecting the rural atmosphere of Saratoga. The proposed materials and colors will be monochromatic earth tones that will' be non-reflective and blend the proposed house into the hillside. The proposed house will be compatible with the nearby existing house with the same natural cedar wood siding and stone veneer accents. HILLSIDE SPECIFIC PLAN CONFORMITY Ecolo~4.0 Revegetategradedareas assoon as feasiblewith nativeplants. The applicant has submitted a landscape plan that includes a mixture of native plants to be planted on the slopes and along the roadside. The plantings will include jute netting in areas with slopes greater than 2.5:1. The proposed plantings will act to revegetate the area and assist with storm water runoff. FUTURE SITE IMPROVEMENTS The applicant is proposing several other site improvements, that have been included in the project plan as a courtesy to the neighbors and the Planning Commission. Most of these improvements will not require discretionary review but have-been included as information due to the sensitivity of the site on a hillside. The applicant is also planning to install an additional five acres of vineyards on one of the other vacant parcels of land north of the proposed project location. It is being shown as an informational item only. The proposed vineyards do not require any special approval, but are included as an attachment to provide the Commission with an overall view of the future site improvements. As part of this application the applicant is proposing a Lot Line Adjustment. This can be processed administratively and has been made a condition of project approval. The applicant has also requested to have the City of Saratoga abandon the existing right-of- way of Old Oak Way. This requires approval by the City Council. The applicant has indicated this on the plans as a future item: The roadway does not serve any other properties past the applicant's parcels and is occasionally used as a party spot for people not associated with the immediate neighborhood. The owner could limit this activity with a gate under private ownership. If the Ciry Council decides to abandon the right-of-way, the C:\MyLbcuments\Old Oak Way Horse- CARGILI. Paz 2 Staff Repo.doc ~ ('~ ~ ~ ®7 File No. 01-040; Old Oak Way, House/Cargill Property applicant will become responsible for the property. In'exchange for. the property the applicant has prepared a draft agreement with the City that will provide a trails easement across the applicant's parcels. The abandonment of the right-of-way and negotiations for the trail easement will be part of.a separate application with the City Council. CONCLUSION The proposed project 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, impervious coverage, and findings for Grading over one thousands cubic yards. STAFF RECOMMENDATION Staff recommends the Planning Commission approve the application for Design Review and Grading over one thousand cubic yards with required findings and conditions by adopting the attached Resolution. • • C:\MyLlocuments\Old Oak Way House- CARGILL Paz 2 Staff Repo.dod ~ ~ ^ ©© Q Attachment 1 ~~~~®9 APPROVAL OF RESOLUTION NO.03- CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA House/Cargill; Old' Oak Way WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review and Grading over one thousand cubic yards to construct anew-two-story 6,647 square foot house on a vacant lot. The gross lot size is 4.24 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 26 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 proposed project consisting of construction of a new single-family residence is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences; 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: Policy 1,"Minimize Perception of Bulh" The project meets this policy in that the proposed house will be built into the hillside to visually reduce the height and bulk of the structure. The majority of the house is below 26-feet with the appearance of a one-story house from the south elevation. The floor plan of the house is curvilinear that reduces the length of the elevations and bulk. The modest pitch to the roof and horizontal wood siding acts to reduce building mass. The applicant has proposed a landscape plan that will line the house with 24-inch to 48-inch boxed trees that will reduce the visibility of the home from the public and neighbors across the canyon. Policy 2, "Integrate Structures with the Environment" The proposed project meets this policy in that the applicant has chosen cedar wood siding for the exterior of the house and a natural stone to accent the facade that will help blend the structure into the hillside. The dark composition shingle roof will blend in with the dark green canopy of the Oak trees surrounding the lot. The structure will be built into the hillside lowering the height and reducing the bulk to integrate it into the surrounding landscape. • Policy 3, "Avoid Interference with Privacy" The proposed project will protect the. privacy of adjacent properties with its isolated location and large lot size. The applicant will also maintain the existing Oak trees that surround the property iri addition to providing an extensive landscape plan. ~~~~~® • Policy 4, "Preserve Views and Access to Views" The proposed house is not in a view corridor and will not have an adverse affect on neighbor's views. The view of the proposed house from the south will be screened by a row of proposed Oak trees. Existing Oak trees will screen the north elevation of the home that will be less visible to other hillside homes. The proposed materials and colors will be monochromatic earth tones that will be non- . reflective and blend the proposed house into the hillside. , Polity 5, "Design for Energy Efficiency" The project meets this policy in that the location of the proposed house has not altered the solar access of adjacent properties. The proposed house will be set into the hillside on the lower floor that will reduce exposure to wind and provide thermal mass. The house will meet the State Energy Guidelines through the use of wall insulation and high-energy efficiency heating and cooling appliances. WHEREAS, the applicant has met the burden of proof required to support said application for Design Review and Grading Approval, and is consistent with the following General Plan Policies: Conservation Element Policy 6.0 Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Land Lase Element Policy 5.0 The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. The proposed new house is consistent with the above General Plan Policies in that the proposed project will be located in an isolated location and surrounded by existing and proposed trees thus protecting the rural atmosphere of Saratoga. The proposed materials and colors will be monochromatic earth tones that will be non-reflective to blend the proposed house into the hillside. The proposed house will be compatible with the nearby existing house with the same natural cedar wood siding and stone veneer accents. WHEREAS, the applicant has met- the burden of proof required to support said application for Design Review and Grading Approval, and is consistent with the following Hillside Specific Plan Policies: Ecolog~4.0_ Revegetategradedareas assoon as feasiblewith nativeplants. The applicant has submitted a landscape plan that includes a mixture of native plants to be planted on the slopes and along the roadside. The planting will include jute netting in areas with slopes greater than 2.5:1. The proposed plantings will act to revegetate the area and assist with storm water runoff. C ~~®E~11 WHEREAS, the applicant has met the burden of proof 'required to support said application for Grading Approval over one thousand cubic yards, and all of the following findings can be made in the affirmative: The additional grading is necessary in order to allow reasonable development of the property or to achieve a. reasonable means of access to the building site. The proposed project meets this finding in that the majority of the grading is for access to the site. If the grading for access was not included in the grading totals the grading amount could fall under the one thousand cubic yard, threshold • The natural land forms and vegetation are being preserved and protected The area where the home is proposed has limited natural vegetation. The area was graded flat by a previous owner. The proposed structure will impact some existing Oak trees, but the applicant will be providing replacement trees and plantings to revegetate the hillside. • The increased grading is necessary to promote the compatibility of the construction with the natural terrain. The grading for the house is not extensive and allows the house to be cut into the hillside inducing the bulk and height of the structure allowing the proposed house to blend in with the natural terrain. • The increased grading is necessary to integrate an architectural design into the natural topography. The grading for the house takes advantage of the natural topography by locating the majority of the lower floor into the hillside reducing the structures bulk and limiting the disruption of the natural topography. • The increasedgrading is necessary to reduce theprominence of the construction as viewed from surrounding views or from distant community views. The largest quantity of grading is for access to the site. The 483 cubic yards of cut required for the house is not excessive and allows the majority of the structure to be well below the maximum allowed height ].unit of 26-feet and reduce the view of the structure from surrounding areas. • No building site shall be graded so as to create a flat visible pad surrounding the main residential structure. No significant grading will be needed to create a flat yard area in that the front of the proposed residence will be at grade and has a large existing flat area. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Sectional. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of David House for Design Review and Grading over one thousand cubic yards, has been approved and is hereby granted subject to the following conditions: • ~~~~~2 COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A° -date stamped March 26, 2003, incorporated by reference. All changes to the approved plans must be submitted in writing with plans showing the changes and are subject to the Community Development Director's approval. 2. The following shall be included on the plans submitted to the Building Division for the building and grading permit plan check review process:. a. Four (4) sets of complete construction plans. incorporating this Resolution as a separate plan page and containing the following revisions: i. A maximum of one wood-burning fireplace is permitted and it shall be equipped with a gas starter. All other fireplaces shall be gas burning. ii. The site plan shall be stamped and signed by a Licensed Land Surveyor. iii. 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." 3. The final landscape plan submitted during the building permit plan check review will need to meet all of the requirements outlined in Section 15-47 of the City Zoning Ordinance. 4. No retaining wall shall exceed five feet in height. 5. 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. Any existing fences or walls .not meeting the zoning ordinance standards shall be removed prior to the project being final. 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. 7. Landscape plan shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize use of fertilizers and pesticides that can contribute to water pollution. 8. Where feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide . detention of water, plants that are tolerant of .saturated soil conditions and prolong. exposure to water shall be specified. i ~+~~(~13 9. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. " ' 10. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. 11. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent possible. 12. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. 13. The height of the structure shall not exceed 26-feet as defined in Section 15-06.340 of the City Zoning Code. 14. The applicant shall have an approved lot line adjustment prior to issuance of a Grading or Building Permit. PUBLIC WORKS 15. The applicant or its designated representative shall apply for and secure a grading permit. , 16. The Project Engineering Geologist and Project Geotechnical Engineer shall review and approve all geotechnical aspects of the firial development plans (i.e., site preparation and grading, site .drainage improvements and design parameters for foundations and retaining walls) to ensure that their recommendations have been properly incorporated. 17. The results of the plan review shall be summarized by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to issuance of a Grading Permit. 18. The Project Engineering Geologist and Project Geotcchnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading (including the foundation pad preparation on both parcels and access road, grade preparation), site surface and subsurface drainage improvements, and excavations for swimming. pool, foundations and retaining walls prior to the placement of steel and concrete. 19. The results of these inspections and the as-built conditions of the project. shall be described by the Project Engineering Geologist and Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to finalization of the Grading Permit. ~~~'~ 20. The owner .(applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant or City Surveyor's review of the project prior to project Zone Clearance. 21. The owner (applicant) shall enter into 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. CITY ARBORIST 22. All recommendations in the City Arborist's Reports dated September 10; and May 15, 2002 shall be followed and incorporated into the plans. This includes, but is not limited to: a. 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. b. Five (5) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist v~ith a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Building Permit. S 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. 23. Prior to issuance of a Building, Grading or Demolition Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount recommended by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 24. Prior to Final Building approval, the City Arborist or Staff 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. 25. The applicant shall submit one complete set of plans with the .Building Permit submittal to be routed to the City Arborist for review of the final landscape, irrigation and grading plan. FIRE PROTECTION DISTRICT 26. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. (Reference Uniform Fire Code Appendix 3, City Code 16-20:210). • ~~®~~S 27., 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]). Automatic sprinklers are ,also required. for the residential dwelling (including the square footage of the'basement). Documentation of the proposed installation and all calculations shall be submitted to the fire district for approval. A four, head calculated sprinkler system is required. A licensed contractor shall install the sprinkler. 28. All driveways shall have a minimum width of 14 feet plus 1-foot shoulders. 29. Slopes form 11% to 15% shall be surfaced using 2.5" of A.C. or better on a 6" aggregate base from a public street to the proposed dwelling. Slopes from 15% to 17% shall be surfaced using a 4" PCC concrete rough surfaced on a 4" aggregate base from a public street to the proposed dwelling. 30. provide an Early Warning Fire Alarm System throughout all portions of the structure, installed per City of Saratoga standards. 31. Provide parking for two emergency vehicles at he proposed dwelling site or as required by the fire District. 2. The width of the securit ate shall not be less than 14'. Gate access shall be throu h a 3 yg g Medeco lock box purchased from the fire department. Details shall be shown on the plans. 33. The developer shall install one fire hydrant that meets the Fire District standards on Lot 1. The hydrant shall have a bump out and be shared with Lot 2. If Lot 1 is not developed Lot 2 shall install the hydrant. 34. Driveways shall have a minimum radius of 21-feet. 35. The developer shall provide a passing turnout 10 feet wide and 40 feet long as required. by the Fire District.. . 36. Provide aturn-around at the proposed dwelling site having a 33-foot outside radius subject to the approval of the Fire District. CITY ATTORNEY 37. 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. ~~~~~~ Section 2. A Building Permit must be issued and construction commenced within 24 months from the date of adoption of this Resolution or approval will expire. • Section 3. All applicable requirements of the .State, County, Ciry 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 9th day of Apri12003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission • This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date t~~~f~17 Attachment 2 •i III aoo~gs BARRIE D. COATS John Livingstone Assistant Planner City of Saratoga, Panning Division 13777 Fruitvale Avenue and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gatos, CA 95033 408J353-1052 September 10, 2002 Saratoga, CA 95070 Subject: House Property, Old Oak Way Lots 1 & 2 Comments: I have studied the comments and recommendations presented by Mr. Jeffrey T. Berg, Architect, Steinberg Group, dated July 29, 2002. Lot l . 1 agree with the comments concerning this site. Trees #5-10 would be replaced.{instead of trees #6-10 described in the Tree Survey prepared by this office dated May 15, 2002. Trees #1-4 and 11-24 would be protected by fencing. The value of trees #5-10 is $18,232. An equivalent value is: Two - 48 inch boxed native specimens, and Six - 36 inch boxed native specimens, and One - 24 inch boxed native specimens. Replacements are recommended. The value of trees #l 1-24 is $90,377. I recommend a minimum bond of 15%, which equals $13,556 of the total value of these trees to asswe their protection If this is not sufficient to motivate the developer or'contractors to assure the preservation of the retained trees, then, I would recommend a higher bond amount. However, this appears sufficient considering the procedures which would be required to protect the retained trees is minimal. Lot 2 Trees #17 and 18 would be replaced because of conflict with roadway construction It appears that it is not possible to relocate the footprint of the residence to preserve tree # 19, an exceptional coast live oak. This tree has a trunk diameter of 30 inches at 2 feet above grade. A specimen of this size requires. a minimum distance of 18-20 feet from the trunk away from any construction requiring excavation or grading in order to protect a sufficient portion of its root system to expect that the tree would survive. This is based on assumptions concerning the morphology of the root. systems of oak trees that have been excavated to expose the full extent of their root systems. Another method that is sometimes more ~~0~~~ House Lots 1 & 2 accurate (sometimes not) is to perform a series of careful excavations starting (in this case) approximately 25 feet from the trunk on the side in which construction would occur. The procedure would be to dig a hole with a backhoe at this distance. The, cut face of this hole .would then be inspected by'the city arborist for absorbing roots,,about the size of l 8-gauge wire. If no absorbing roots are discovered, another hole is dug about 1-2 feet closer to the tree's trunk This process continues until sufficient absorbing roots are discovered to mark the limit of acceptable excavation for construction. The footing of the residence is proposed within approximately 10 feet of the trunk of tree #19. In,my opinion, this would result in severe root loss, resulting in slow canopy decline for several years. In the absence of a careful excavation which would determine the acceptable location of the proposed construction, I would not expect the long-term survival of tree #19. Another factor is that a workspace is required around the perimeter of a residence that is constructed on a slope. Typically, an area of 5-10 feet around the perimeter of the building is made level enough to provide a path for workers. This is also part of the construction area, in which large quantities of absorbing roots, typically located just under the surface of the soil, would be destroyed Although absorbing roots would regenerate in time in this area, their loss cannot be ignored as part of the initial impact. Recommendation regarding Tree #19: 1. The fact that several elements hinge upon the Exceptional condition rating, I recommend that a second opinion by Bame Coate to consider again whether or not tree # 19 be rated as exceptional. Although I have been to this property two or three times,. the actual time spent evaluating an individual tree is not very long. Perhaps this would be worth a second but very careful observation. 2. If tree #19 is still considered Exceptional after a re-inspection, I recommend that the excavation procedure be done to determine the limit of excavation or whether or not tree # 19 would be expected to survive. 3. If the excavation procedure yields the same conclusions as my assumptions about the root system's morphology, I recommend that this tree be allowed to be removed for construction, provided that it be replaced at a ratio of twice its value. Trees are appraised in Saratoga by the ISA (International Society of Arboriculture), Seventh Edition, Trunk Formula Method. The fact that this (now 20 year old) method significantly undervalues oak trees compared to more current appraisal methods, I. believe this recommended approach is reasonable for the removal of an Exceptional specimen. Respectfully submi ~- ~- Michael L. Bench, Associate c~ ~, Ba ~D. Coate, Principal MLB/sl... • ~~~~2® BARRI E D. C4ATE and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gatos, CA 95033 408353-1052 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE CARGILL (HOUSE) PROPERTY OLD OAK WAY LOT 2 SARATOGA Prepared at the Request of: Community Planning Department City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 Site Visit by: • Michael L. Bench Consulting Arborist May 15, 2002 Job # 07-94-194-02 Plan Received: 4.23.02 Plan Due: 5.26.02 p C~~~~~~ JUN 1 0 2002 . CITY OF SARATUGA !'.(IMMUNITY DEVELOPMENT ~~~~~1 TREE SURVEY AND PRESERVATION RECOMIv>ENDATIONS AT THE CARGILL {HOUSE) PROPERTY OLD OAK WAY LOT 2, SARATOGA Assignment At the request of the Community Development Department, Planning Division, City of , Saratoga, this report reviews the proposal to construct a new residence on a vacant lot in the context of potential damage to or the removal of existing trees. This report rates the condition of the trees on site that are protected by City of Saratoga ordinance. Recommendations are included to mitigate damage to these trees during construction. The plans reviewed for this report are the architect firm The Steinberg Group, San Jose; Sheets Al-A14, dated 4-10-02, the Landscape Plan prepared by the Land Studio, Albany, Sheet. L-l, L-2, dated 4-12-02, and the Grading and Drainage Plan prepared by Westfall Engineers, Saratoga,. Sheet C-1, C-2, dated 3-02. Summary This proposal may expose at least 34 trees to some level of risk by construction. No trees are to be removed by implementation of this design. However, Tree #19 is located so close to the proposed footprint that it is considered in conflict with the design. Tree #19 is Exceptional and, in my opinion, is well worth the relocating of the footprint several feet to retain this outstanding specimen. Trees#17 and 18 would be severely damaged by road construction, unless a pier and beam retaining wall is constructed as recommended. If this is not feasible, I recommend that Trees #17 and 18 be removed and replacement plants provided. Replacement trees, which equal the values of the trees removed, are suggested. Procedures are suggested to mitigate the damage that would be expected to the retained trees. A bond equal to 50% of the value of Trees #17,18, {if retained), 19 and 31 combined with a bond equal to 15% of the value of all of the other thirty trees is suggested in accordance with the levels of the expected risks. Observations There are numerous trees on this site. Most are coast live oak (Quercus agrifolia), which are indigenous to this azea. However, 34 of these trees are located either near construction of the new residence proposed for Lot 2 or are located adjacent to the new roadway. These 34 trees are considered to be at risk of damage by proposed. construction. The attached map shoves the location of these trees and their approximate canopy dimensions. Each tree has been tagged with a metallic label indicating its assigned number. A1134 trees are classified as coast live oak (Quercus agrifolia). PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY 15, 2002 ~G~~~~ TREE SURVEY AND PRESERVATION RECOA~A4ENDATIONS AT THE CARGILL (HOUSE) PROPERTY 2 OLD OAK WAY LOT 2, SARATOGA . The particulars regarding these trees (species, trunk diameter, height, spread, health, and structure) are provided in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent - Extremely Poor) on the data sheets that follow this text. The combination of health and structure ratings for the 34 trees are converted to descriptive ratings as follows:. Exce tional s imens Fines ecimens Fairs imens 5,19, 20, 23, 31, 34 3, 4, b, 7, 9-16, 21, 24-27, 29 30 32 33 1, 2, 8, 17,18, 28 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. ' Bear in mind that all trees that are large enough to be protected by the city ordinance are "protected" trees, whether they are included in this survey or not. The owner and the contractor(s) are responsible to prevent the use of equipment or to prevent any construction activity inside the dripline of any tree that has a trunk diameter of 10 inches or larger at 2 feet above grade. Thus, trees that are not included in this report are not excluded from protection. It is our practice to include only those trees that would appear to be affected by proposed construction. . Risks to Trees by Proposed. Construction Only one small coast live oak tree (Quercus agrifolia) is directly in conflict with the footprint of the residence. However, this small oak tree is not large enough to be protected by the city ordinance. Tree # 19 is located within 2 feet of the footing for the path, which is shown as extending the full length of the building at the lower level. The root damage would be too severe to expect the survival of this tree. It has a trunk diameter of 30 inches at 2 feet above grade. A tree this size would require a minimum distance of 18 feet between any construction or grading and the trunk. In my opinion, Tree #19 must be preserved This would require that the footprint of the residence be relocated: There are no trees on the south side of the proposed footprint, and there is a large open space in the same direction. If any of the utilities aze to be underground, it will be essential that the location of the trenches be planned prior to construction and that the trenches are located exactly as planned. These trench locations must not be left up to contractors or to the utility providers. These trenches must be located outside the driplines of all protected trees. If PREPARED BY: MICHAEL L: BENCH, CONSULTING ARBORIST MAY 15, 2002 ~(~®~23 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE CARGILL (HOUSE) PROPERTY 3 OLD OAK WAY LOT 2, SARATOGA any utilities are planned to connect with the existing utility services in Old Oak Way, all of the trees adjacent to the roadway may be at risk. Presently no utilities are shown on the plans provided. If Trees #1, 2, 3, 17, and 18 aze expected to survive, any trenches for utilities in the Old Oak Way must be a minimum of 20 feet from the trunks. The Grading and Drainage plan shows that fill soil would cover at least 50% of the root zones of Trees # 17 and 18. It appears that the root collars would also be covered by fill soil. This would not only slowly kill a large percentage of the absorbing root mass but. would also expose these two trees to root collar diseases. This could be prevented by the construction of a retaining wall between the trunks of these trees and the edge of the roadway. However,. this would only be effective if the retaining wall were constructed by a pier and beam method without a footing. In fact, the soil between the piers must not be disturbed. If this is feasible, Trees # 17 and 18 can be retained. If this is not feasible, Trees #17 and 18 should be considered a loss, despite the fact that it would likely take several years for them to die. The grading of Old Oak Way to construct the new roadway would typically result in soil. movement down slope. Trees # 1-6 may have their root zones and their root collars covered, or partially covered, by the soil movement. The north side of the house will require roof drains. Any trees that are located down slope from the discharge maybe exposed to a risk, possibly a significant risk, of contracting a root collaz disease resulting from the drainage that is concentrated in a small area. It will be essential to divert the runoff where the trunks of trees are in the path of the flow. It appears that all of the other trees can be protected adequately by construction period protective fencing. The existing roadway will be widened to 18 feet. This leads me to suspect that Trees #7, 8, 9,10, and 33 may suffer some root loss by a cut in the existing slope. However, the Crrading and Drainage plan does not indicate that a cut will be made into the slope on the north side of the existing roadway. if the roadway can be widened to 18 feet without a cut into the slope, Trees # 7, 8, 9, 10 and 33 would not be affected. In this event, no protective fence would be required to protect these trees and no-bond would be required to assure their protection. The Landscape Plan provides for plants that are compatible with the existing oak trees. However, if the surface soil is significantly disturbed (approximately 10% of an existing tree's total root zone), the affected trees may be exposed to significant risk. Bear in mind that these trees live a fragile existence on these hot dry slopes, and the fact that they bout already been stressed by the excessive pruning that has already occurred. Also, sprinkler irrigation, which strikes the trunks of oak trees, exposes them to root collar diseases that can potentially kill them. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY I5, 2002 ~~Q~~~3 TREE SURVEY AND PRESERVATION RECON~AENDATIQNS AT THE CARGII.L (HOUSE) PROPERTY tl OLD OAK WAY LOT 2, SARATOGA ~tecommendations 1. I recommend that the footprint of the proposed residence be relocated in order to retain Tree #19. This would require that the footprint be relocated a sufficient distance so that there would be no construction or grading within 18 feet of the trunk. The same distance would also be required between the trunk of Tree #31 and any construction or grading. 2. 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 S feet, mounted on steel posts driven 2 feet (minimum) into the ground. The fence 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. 'Phe contractor(s) and the owner mast be made aware that tree protection bonds are based on the correct location and dedicated maintenance of these fences. 3. I recommend that a silt fence be installed in conjunction with the protective fencing as shown on the attached map. 4. I recommend that a pier and beam retaining wall be installed between the edge of the roadway and the trunks of Trees # 17 and 18. In this event, there must be no grading or excavation between the piers. If this is not feasible, I recommend that Trees #17 and 18 be considered as lost. 5. There must be no grading, trenching, or surface scraping inside 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, the city arborist must be consulted. 6. For the survival of Trees #1, 2, 3,17 and 18, I recommend that any trenches for utilities in the Old Oak Way must be located a minimum of 20 feet from the trunks. Otherwise, the trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be located outside the driplines of retained trees. For any tree where this cannot be achieved, I suggest that the city arborist be consulted. A 2-foot section of each trench adjacent to any tree must be left exposed for final inspection by the city arborist. 7. Excavated soil must not be piled or dumped (even temporarily) under the canopies of trees. Loose sail must not be allowed to slide down slope to cover the root collars of retained trees. 8. Any pruning must be done by an International Society of Arboriculture (ISA) certified arborist and according to ISA, Western Chapter Standards, 1998. • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY 15, 2002 ~-~0025 TREE SURVEY AND PRESERVATION RECOA~IIvIENDATIONS AT THE CARGILL {HOUSE) PROPERTY 5 OLD OAK WAY LOT 2, SARATOGA 9. Landscape pathways and other amenities constructed under the canopies of trees must 'be built completely on grade without excavation. 10. Landscape irrigation trenches (or any other excavations), inside the driplines of trees; ' must be no closer than 1 S times the trunk diameter, if the trenching direction is across the root zone. However, radial trenches (i.e., like the spokes of a wheel) maybe dug closer if the trenches reach no closer than 5 times the trunk diameter to the tree's trunk, and if the spokes are at least 10 feet apart at the perimeter. 11. Sprinkler irrigation must be designed not to strike the trunks of trees. Further, spray irrigation muss not be designed to strike beneath the canopies of oak trees. 12. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. 13. Materials ar equipment must not be stored, stockpiled, dumped inside 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 values of the trees aze addressed according to ISA standards, Seventh Edition. In the event that the pier and beam retaining would not be feasible to protect Trees #17 and 18, these trees would be considered a loss. Tree # 17 has a value of $3,791, and Tree #18 has a value of $4,699. This total value of $8,490 is equivalent to six 36 inch boxed and one 24 inch boxed or one 72 inch boxed and one 36 inch boxed native specimens. Replacements are suggested. However, large specimens may not be available at the end of the project unless the trees are secwed with a grower at the onset of construction. I recommend that it be required that replacement trees be secwed within 60 days of the issuance of permits. Growers will hold trees upon request, and delivery may be scheduled after construction is completed. I recommend a bond equal to 50% of the total value of Trees #17, 18 (if these two are retained), and 19 and 31, (_ $13,982) combined with a bond equal to 1 S% of the total value of all of the other thirty trees (_ $26,778) to assure their protection. (A total bond of $40,760) In the event that Trees #7, 8, 9, 10 and 33 would not be affected, no protective fence would be required to protect these trees and no bond should be required to assure their protection. Acceptable native tree replacements are:. PREPARED BY: MICHAEL L. BENCH, CONSULTIlVG ARBORIST MAY 15, 2002 ~~~~2~ TREE SURVEY AND PRESERVATION RECOMiv~NDATIONS AT THE CARGILL (HOUSE) PROPERTY 6 OLD OAK WAY LOT 2, SARATOGA , Coast live oak - Quercus agrifolia Valley oak - Quercus lobata Big leaf maple -Ater macrophyllum California buckeye - Aesculus cal fornica ' Coast Redwood -Sequoia sempervirens Respectfully s itt Michael L: Bench, Associate Barrie D. Coate, Pnnclpal MI.B/s Enclosures: Glossary of Terms Tree Data Accumulation Charts Tree Protection Before, During and After Construction . Protective Fencing/Silt Fencing Radial Trenching Beneath Tree Canopies MaP i~ PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST MAY 15, 2002 ~~~~~ BARRIE D. COATS AND ASSOCIATES Horticultural Consultants , (408) 353-1052 ~ ' Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 GLOSSARY Co-dominant {stems, branches) equal in size and relative importance, usually associated with either the trunks or stems, or scaffold limbs (branches) in the crown. Crown.- The portion of a tree above the trunk including the branches and foliage. Cultivar - A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Recurrent - A term used to describe a matwe tree crown composed of branches lacking a central leader resulting in around-headed tree. Egcarrent - A term used to describe a tree crown in which a strong central leader is present to the top of a tree with lateral branches that progressively decrease in length upward -from the base. Girdling root - A root that partially or entirely encircles the trunk and/or large buttress roots, which could restrict growth and downward movement of photosynthates. Included bark -Bark which is entrapped in narrow-angled attachments of two or more stems, branches, or a stem and branch(es). Such attachments are weakly attached and subject to splitting out. Kinked root - A taproot or a major root(s) which is sharply bent and can-cause plant instability and reduction of movement of water, nutrients, and photosynthates. Root collar -The flared, lower portion of the base of a tree where the roots and stem merge. Also referred to as the "root crown". Leader -The main stem or trunk that forms the apex of the tree. Stem -The axis (trunk of a central leader tree) of a plant on which branches are attached. Temporary branches - A small branch on the trunk or between scaffold branches retained to shade, nourish, and protect the trunk of small young trees: These branches are kept small and gradually removed as the trunk develops. DeSnition of Woody Parts Trunk -The main stem of a tree between the ground and the lowest scaffold branch. Scaffold branches - In decurrent trees, the branches that form the main structure of the crown. Limb - A major structural part. Branch - A smaller part, attached to a limb or scaffold branch. Branchlet- A small part, attached to a branch. Twig -Avery small part attached to a branchlet. Leaf -The main photosynthetic organ of most plants.. ~J • • Job 13!'. Cargill (Douse Lot 2) Job Address~l Oak Way _ Job # 07-94-02 5.15.02 Measurements Condition Pruning/Cabling Needs Pest/Disease Problems Recommend . , } , , } 1 ; ; 1 1 1 ; } 1 1 1 1 } ; ; 1 } ~ } Z t ~? } ~ 1 BARRIE D COATS v 1 } 1 ~ 1 ~ ' 1 ~ } } ~ } ~ } ~ ~ ~ N d .~ . and ASSOCIATES v 1 @ } ~ ; } }. } , ~ 1 1 } } } 1 ~ ' } } ~ } } z l } F- 1 1 ~ F } ~ 1 1 ; ' ~ ~ I w } ~ } ' } } i w 1 ~ > S , >O ~! ; ~ . - , } ; , w i ~ F } i~ ' ~,~, ;~} W Z } z ~ ~ ~ Q' }~, '~ }~1 }~ ~l4 i p `+ i W W .i , N }~ ~ (408)3531052 i , ~ i i i } , u. , }. , ~ 1 v ~ i ~ z i i } i i z ~ z O , z p i O } p } ~ . , 1 >- 1 ~ 1 ~ ~ } -~ z ~ o a 235355mmilRoad U 95630 LosCalo~ i ~ } } } ~ , ~~ } } 1 ~ i } ~ ~ ~ w 1 r' 1 ~ , O } 1= ~ n Z w u~ . ~ z W ~ w U ; ~ ; ~ ; ~ ; W } z 1 ~ a c9 ~ } p ~ ... ; O } } U j g } g . J~ J } ~ O } O i ~ ~ < w y 1 uw. } ~ d a , } ~ ~ , , i ~ 1 p ~ i ~ F } V ~ p D: w t4 1 > 1 w } ~ 1~ 1~ 1 ~ z Z ~ } ~ w 1 U } Y ~ U U ~ t ~' F" N } ua ~_ p 1 } > ~ i l- _, J p 1 w i i , ,_, 2 1 Q 1 1~ , ~; 0.' w a ; p 1 J , ~ , , i ' z' u~ ~ 1 O ~ . O , , , , , J 1 ~ i 0'~ i ~ i~' m' a: o: D: ~ w 1 a} ~ o: } p W N, w 1~ z}~ ! z , Q , Q ~ i V i V ~ W ~ W ~ V W i W i W. z; z I~ Key # .Plant Name m p I~ m m 1 p 1 p} o = 1 N 2 I y I U~ = U. ~ U~ U~ U ~~ 1 U~ a p o: I o: 1 1 Coast Live Oak 28.0 f x ; 21.0 ;17116~3012~ 35 } 50 1 3 4 } 1 1 } i 1 } } } } 1 } } , I i , } Quercus a rifolia ~ 1 1 1 , 1 , 1 } I 1 1 , } } 1 . in 1004 X $27lsq. In. _ $ 27,108 X sp. class 100% $27,108 X cond. _ 75% _ $ 20,331 X loc. 75% _ $ 15,248 Total Value 2 Coast Live Oak 22.0 } x } 22.0 } }24124 30 } 50 1 } 3 4 ; } } ~ ~ I ' ; ; ; 3 1 } 1 1 1 , } } } 1 I 1 } } 1 } } 1 1 1 , . in 570 $ 15,390 X $27/sq. in. = X sp. class 100% _ $15,390 X cond. 75% _ $ 11,543 X loc. 65% _ $ 7,503 Total Value 3 Coast Live Oak 17.0 } } , } 19 } 25 } 30 1 2 } 3 ~ 1 } } ~ ~ ~ , 1 } 1 2 1 } } 1 , , ; ; ; } 1 } 1 1 } } } } ~ ' - . in 227 X $27/sq. in. _ $ 6,125 X sp. class . 100% _ $6,125 X cond. 90% _ $ 5,513 X loc. 65% _ $ 3,583 Total Value 4 Coast Live Oak 39.0 } } } 1 41 } 40 } 55 1 } 1 } 3 } 4 } 1 1 } } } } ' 1 1 } } } ~ } } 1 ~ , 1 1 1 1 1 i 1 ; , . in 1194 X $27/sq. in. _ $ 32,238 X sp. class 100% _ $32,238 X cond. 75% _ $ 24,178 X loc. 70% _ $ -16,925 Total Value 5 Coast Live Oak , 25.0; x , i 24.01 }27126: 30 ; 50 , 1 1 1 1 1 1 2 1 1 1 1 , ~ 1 1 1 } 1 S ; 1 } , 1 I } } , 1 i ; ; , , ~ 1 } 1 I } ;. 1 1 ; 1 ; 1 1 1 1 1 1 1 1 . in 717 X $27/sq. in. _ $ 19,359 X sp. class 100% _ $19,359 X cond. 100% _ $ 19,359 X loc. 70% _ $ 13,551 Total Value 8 Coast Live Oak 16.0 ~ } 1 } 18 } 25 25 1 1 } 3 } 4 } } } 1 } } } 1 } ~ 1 } } 1 1 1 } ; 1 ~. , , ~ } 1 , } , , 1 { 1 1 1 1 ; . in 201 X $27/sq. in. _ $ 5,426 X sp. class 100% _ $5,426 X cond. 75% _ $ 4,069 X loc. 70% _ $ 2,849 Total Value REPLACEMENT TREE VALITES 5-gal = $36 15-gal = $120 - N 24"box = $420 36"box = $1,320 1=BEST, 5 =WORST (Q 48"box = $5,000 52"box =.$7,000 72"box s $15,000 Page 1 of 6 Job Title: Cargill (House Lot 2) Job Address: Old Oak Way Job # 07-9194-02 5.15.02 Measurements Condition Prunin Cabling Needs PestlOisease Problems Recommend . i i ; i l I i i i { i ; i i i i { ; { ~ I { i I ; { ~ ~ i ; I { ~? i i i I ; i I i . ~ ~ v BARRIE D. COATE m l i i I i I 1 I { ~ ~° ~ i ~ I ; ~ i i z i I I I F i ... l i ° I" ~ i W~ ~ ~ ~~ ~ N i i J i ~> ~ andASSOCIATES ~ i ; i I I I v, 1071 ~ ~ ! ; o' iii ! .~ ! F ~ ~' ; ~ ~ rn w ~ o ~, ~ _ i ' ; ~ c W { -o ~io!.~- - ~ m i I ~ i ; W w Z o ~ ~, ~, . ° z 4a:o ~ ~ .Z. ~ o! ; I i~i iU° ° ~, ~ i~ o (401p353,052 $ I m i d I i I u. i ~ j ; ~ F i z ~ i Qd I F I w ~ I W 1 Z i 1 0 i z ~~ Z I~ ~ N~ CS i w i Z 0 ~ ~. ,~ I a` l a! I ~? I~ I° { Q I I g ~ g U ~ F i g ~ ' a 23535 Susmit Road losGatos,G 95000 ~`1 i N ~ t~f ~ ~ i ~ ~ ~ ~ D: I ~ { ~ ~ i d' I Z i ~ { O { ~ ~ ~ Z ~ J ~ ~ W I! ~ W U ~ ~ ~ ~ ~ v I I I O~ ~ W~ I o ; y i D! ; I ~ ~ ~ F ' F '" ~ ~ LL g ~ W~ i I g 0 ~ i° J Q 'Q p~ i _r { i I W Q S i W ~ i~ i~ i ~ l ~'~ l -! O i J i Z o i ' Z i p V i W' i ND i J l i m i~ (7 i~ ~ ~ Z ~ I ~ ; ~ I O i O i O i O{~ m aC ~ w ~ a i tr D: ~ a_ O o! QQ N S W ~ W' 7 i 0 i 0 ~ Y W i W W K z W Key # Plant Name m 17 °{~ ; Q I m { I o I°; o w { a = N ' O u = I rn U; ~ I U I U I U~ U I D: U n a { o: { ~ - z i i i ° I ~ . z ~ i ° 7 Coast Live Oak 22.0. x . . 18.0 i I ~ 39 i 30 i 30 ; { 1~ 2 i 3 i ~ { I i i i i { ~ ; I ; { { i i i i i i in i 507 ; X $27/sq. ; ; in. _ $ 13,689 ~ { X sp.lclass 100% ' = 1$13,689 ,X cond. ~% _ $ 12,320 X loc. 70% _ $ 8,624 . Total Value 8 Coast Live Oak 21.0 i x i 20.0 i i23\2~ 30 i 30 2 i 2 i 4 i i i i i i {;{ I i { i i i i i{ i i c' ; I { I i { I i ~ ~ ~ ~ i { ~ ; { I i 1 ~ I { ' . in 503 X $27/sq . in. _ $ 13,581 X sp. class 100% $13,581 X cond. = 75% _ $ 10,186 X loc. 75% _ $ 7,639 Total Value 9 Coast Live Oak 15.0 i ~ ~ i 17 ~ 25 ~ 20 1 1 3 1 4 i i i i i i i i i I I { ' ~ ' ' - I {- { - i I ~ i i ; i i ; ~ i i { { ' i . in 177 X $27/sq . in. _ $ 4,769 X sp. class 100% _ $4,769 X cond. 75% _ $ 3,577 X loc. 65% _ $ 2,325 _ Total Value 10 Coast Live Oak 18.0 ~ x ~ 16.0 ~ ~ 31 ~ 25 ~ 25 1 ~ 2 ~ 3 I I i i ~ { i ~ I I I i i ; I I I at 1' { i I . in 355 X $27/sq . in. _ $ 9,585 X sp. class 100% _ $9,585 X cond. 90% _ $ 8,627 X loc. 65% _ $ 5,607 Total Value 11 Coast Live Oak 19.0 ~ x 13.0' ' ~ t ~ 34 ~ 30 30 ~ ~ i i 3 1 4 i ~ ~ ~ I i I i i ~ ~ 1, { ; I i i I i i ; ; { ' { ~ 1 ~ ~ I { ~ i I ~ { 1 ~ { ~ ~ I ~ I . in 351 X $27/sq $ 9,477 . in. = X sp. class 100% $9,477 X cond. 75% _ $ 7,108 X loc. 70% _ $ 4,975 -Total Value 12 Coast Live Oak 12.0 ~ x ~ 9.0 ~ X13\10i 25 i 25 { 1~ 3 i 4 i ~ _ ` i i i{ i { i i i i i i i . I { I i ; i i i i . in 145 X $27/sq . in. _ $ 3,915 X sp. class 100% _ $3,915 X cond. 75% _ $ 2,936 X loc. 65% _ $ 1,909 Total Value ~ REPLACEMENT TREE VALUES ~ 5-gal = $36 15-gal = $120 24"box m $420 36"box = $1,320 ~ 48"bo000 52"box = $7,000 72"bo .~ 1 ~ BEST, 5 ~ WORST - !2 of 6, Job T~argill (House Lot 2) Job Address: Oak Way _ Job # 07-9-02 5.15.02 Measurements Condition PruninNCablinp Needs Pest/Disease Problems Recommend . i i i i i i i i i i = i i i f i j G'j i~ i i i i i i i ~ i i ~ i Gj i I ~., ~ i i BARRIE D COATS = i I i d i i i i i °~ i i i i = ~ i' -' i w i ! W~ w i Q '? and ASSOCIATES , , , , m W , , i v ' iZ~ i ~ ~ i i = ~ i ~~,~FQ; i~i~ ~" ~ i N i i~lo~ ~ i< , , ~ ~iw~~w ~ > , , , , W ~ i i ~F Z , Z i VY i (7 i ~ ' 0 , ~ _ , ( j , ' V ; ~ io ~ I ... ~ N i K ~ ~ K o (408)3531052 $ i i i iu_ ~ 1 i ~ i Z i w i~ i F zZ i0 iz i ip ~ i z i w Z i W N O a ~ ~ i~.i ~~ i o g i g ~ io i w ¢ . ~ P35355ma$RoaL los Gat U 95080 ~ ! l ~~ E` !i ~ 2 0 i i i ~ z i w i { ~ i i w ~ ~ ~` ~ i Q ~ i~ i i i~ , , , ~ W 1 1- ~ O ='~ ~ i t i F i i V i D I~ i~ ~~> j i W~ ~ E O J _ Z U ~ V' i Y i , W, ~ .Z I- g N N i 0_ R i o ~ > 1B 1 F i i ~ m~~= m ~ m i a c9 i w i a J i 7 Z t ~ ~ i~ i 0 I , O= o i 0 i~ OO i o: o: i Q: i o' i w i a~ ~ o: N w i~ O ~ g g i : i~ i~ i w i w z t Z i Key # Plant Name D ~ o O i o { I I x i u~ u = v~ U I U I U~ U V ~ I U I ~ a Q i o! 0 ? 1 i 13 Coast Live Oak 16.0 ~ x ~ 14.0 ~ X16\1S 30 ~ 60 1 ~ 3 ~ 4 ~ i i i i i i I i i i , i 1 ~ i i i ' i ! i i i i i i i i in 278 X $27/sq. in. _ $ 7,506 X sp. class 100% _ $7,506 X cond. 75% _ $ 5,630 X loc. 65% _ $ 3,659 . Total Value 14 Coast Live Oak 22.0 ; i i i 24 i i 35 i 45 1 i 2 3 i i i i ' i i i ~ i i i i i , ; ; , ; ~ i i i i i , i i i i i i i i i i . in 380 X $27/sq. in. _ $ 10,258 X sp. class 100% _ $10,258 X cond. 90% _ $ 9,233 X loc. 70% _ $ 6,463 Total Value 15 Coast Live Oak 10.0 ~ x 9.0 i ;~ 14 i i ' I i ' ' 25 125 I i 1 2 3 i i i ' ' i ~ i i i i i i ~ ; ; ; i i , i i ~ i i ~ ; i i ' i i . in X $27/sq. in. _ 111 $ 2,897 class ,100% X sp. _ $2,997 X cond. 90% _ $ 2,697 X loc. 70% _ $ 1,888 Total Value 16 Coast Live Oak i , 23.0 ~ t i ~ 25 , ' ~ 35 i 30 , , , 1 ~ 2~ 3~ i i , i i i i i = ~ i i i i i i i i i i ' i i i i ' ' i i i, , ; ; ; . in 415 X $27/sq. in. _ $ 11,212 X sp. class 100% _ $11,212 - X cond. 90% _ $ 10,091 X loc. 70% _ $ 7,064 Total Value 17 Coast Live Oak 12.0 ~20\1 T 15 150 14.0 i x ~ 14.0 1 ~ 3 i 4 = ~ ~ f i i i ~ ~ i i i _ ~ ' . in 288 X $27/sq. in. _ $ 7,776 class 100% X sp. _ $7,776 X cond. 75% _ $ 5,832 X loc. 65% _ $ 3,791 18 Coast Live Oak i i ; i 16.0, x , 15.0, 13.0,17\16` 15 i 30 , i i i 1 3 4 I i i i i i i , ; i i i i I i i i , i ; 14' ; i i i ' i i i ' ~ ; , . in 357 X $27/sq. in. _ $ 9,639 X sp. class 100% _ $9,639 X cond. 75% _ $ 7,229 X loc. 65% _ $ 4,699 Total Value ~ REPLACEMENT TREE VALUES ~ 5-gal = $36 15-gal = $120 24"box = $420 36"box @ $1,320 48"box = ~~~ 52"box m $7,000 72"box = $15,000 1=BEST, 5 =WORST Page 3 of 6 Job Title: Cargill (House Lot 2) Job Address: Old Oak Way Job # 07-94-19402 5.15.02 Measurements Condition Pruninp/Cablins~ Needs Pest/Disease Problems Recommend . , ' ~ ; ~ ~ 1 1 ~ ; ~ ~ ~ 1 ~ I t ~ I 1 1 ' BARRI E D. COATS , m I 1 ~ _ 1 ~ ~ I ~ 1 ~ ~ ' ~ 1 ~ ~ ~ ~ ~ ~ ~ i ~ ~ 1 ~ ~ ~ z~ I I 1 ~ ' ~ ' w I ' ~ ~ ~ W ' W ~ N - a '7 and ASSOCIATES v 1 1 ~ I ! ~ : ~ ~ - v ~ 1 ~ 01 °' v ~ ~ O ~ I- ~ ; 1= ~ ' ~ : F '~1 1 ~ ' ~_ ~ cn ' ~ 1 ~ ~ i~ > : ~ O~n ~ > - ~ ~ ° - ~ ~ ~ (406)3531052 > i i i ~ I 1 i W 1 iWi i 1 1 i Z i 1 ~ 1 F 1 (~ , : c ~ 1 , , , i Z 1 Z ~ I C7 ; ~ ; °w ; O ~ , N, ~j ~ p ; ~ ' ~ ~ ~ U ; ° ' ' W' 1 " ; ~ I J a ~ 23535SmnmiLRoad , ~ ~ m = ~ ' . ~ ~ lq- ~ ~ .r.. ; i ~ w 1 ~ ~ Z ~ _ ~ Z_ ~ ~ Z i ~ u~ ~ z ~ N I U ~ Z w O ~ ~ ; ... r? ; ~ o , Y' ~ U 1 i !r R g i g i O ~ ~ ~ Z d losGaloe,('A 95060 ~ 1 N 1 ~ ~ ~ I ~ ~ 1 ~ ~_ 1 a: 1 z 1 ~ ~ ~ ~ ~ ~~ I w w w U ; ~ 1 m ~ ~ Z W a Z ~ O ~ ~ w f o pJp ~ 0 1 w ~ LL ~ 1 a ~' I 1 ~iF1 I 1 ~ 1 0 i;~ 1 F 1 ~;Ui 1 o ~ y I I I 1 I ~1~$1~$1$~.1 ;w' J= ~ Z H U 1 $ UE 1o ' W' Y ~z U U ~i~ d(dlo e ~ ~ _ ~ J~_; m 0 1 m ~~ = Q m~ O i , 0.' w~ a J i= i Z i ~ ~ ~ r ~~ O~ i i i i i m O ~ O~ O, O, o: tY a: o: ~ w~ a O m N' W i a z~~ 1 ~ l= 1~ V i V a: 1~ W i W I ll, z 1 z R' Key # Plant Name o I~ 1 o f o I o Z 1 t4 Z 1 to U 1 U~ U 1 U~ U 1 lY 1 U a 19 Coast Live Oak 28.01 I 1 130 130 135 1 1 1 1 1 2 1 1 ~ ~ ~ ~ _ ; 1 ; ~ ~ I 1 S 1 1 ~ 1 1 1 1 1 1 1 ~ 1 1 1 , 1 1 ~ ; . in 615 X $27/s q. in. _ $ 16,617 class 100% X sp. _ $16,617 X cond. 100% _ $ 16,617 X loc. 75% _ $ 12,463. Total Value 20 Coast Live Oak 20.0 ; 1 21 30 30 ~ 1 1 1 2 1 1 1 1 1 1 1 i ~ 1 1 ~ 1 1 1 t 1 ' ~ 1 ~ 1 1 1 ~ 1 . in 314 X $27/s q. in. _ $ 8,478 class 100% X sp. _ $8,478 X cond. 100% _ $ 8,478 X loc. 70% _ $ 5,935 Total Value 21 Coast Live Oak 16.01 x 1 14.0 = 14:0;19\151 30 150 1 1 2 t 3 1 1 1 i 1 i 1 1 ~ i ~ 1 1 1 ~ 1 ~ 1 ~ ; =1 - 1 1 1 1 1 1 1 1 1. 1 ' ~ 1 1 1 ' . in 355 X $27/s q. in. _ $ 9,585 class X sp. 100% _ $9,585 X cond. 90% _ $ 8,627 X loc. 70% _ - $ 6,039 Total Value 22 Coast Live Oak 14.0 ~ ~ ~ ; 15 ~ 30 ~ 25 1 ~ 3 ~ 4 ~ ~ _ ~ ~ ~ 1 ~ 1 1 1 ~ ~ ~ 1 ~ 1 . in 154 X $27/s q. in. _ $ 4,154 X sp. class 100% _ $4,154 X cond. 75% _ $ 3,116 X loc. 90% . _ $ 2,804 Total Value 23 Coast Live Oak 12.0 ~ x 1 12.0 1 ; 16 ~ 30 ~ 30 1 ; 1 2 ; ~ 1 1 1 ~ ~ 1 ~ ~ i 1 ~ 1 1 1 ~ 1 ~ 1 1 ~ 1 1 1 ~ ~ ~ 1 1 ~ ~ ~ 1 ~ ~ ~ = I ~ ~ 1 . in 170 X $27/s q. in. _ $ 4,590 X sp. class 100% _ $4,590 X cond. 100% _ $ 4,590 X loc. 70% _ $ 3,213 - Total Value 24 Coast Live Oak ' 1 19.01 ~ 20 1 45 ` 25 1 ~ 3 4 1 1 ~ i i ~ ~ ~ 1 1 1 1 ~ 1 3 i ' , 1 ~ 1 1 ~ ; 1 1 1 1 ~ 1 1 1 1 1 1 1 s . in 283 X $27/ sq. in. _ $ 7,651 X sp. class 100% _ $7,651 X cond. 75% _. $ 5,739 X loc.. 65% _ $ 3,730 Total Value ~~ REPLACEMENT TREE VALUES - 5-ga1= $36 15-gal = $120 24"box = $420 36"box = $1,320 1.= BEST, 5 ~ WORST 48"box 52"box = $7,000 72"box. ~ ~ of 6„ Job '~ Cargill (House Lot 2) Job Address~d Oak Way _ job # 07-4-02 5.15.02 Measurements Condition Pruning/Cabling Needs Pest/Disease Problems Recommend . i i j i 1 ~ ~ ~ ~ ~ ~ ~ ~ ; ~ i i ~ ; , ~ i BARRIE D COATS I _ i I ; ; ~ ; ~ ~ ` ~ m i i 'o ~ i ; i , i i~ i ; ~ ' i i ; , Z i i i ~ `~ i i- i W i W w i , J i ~ Q e? and ASSOCIATES ~ ~ m :~ W i i_~ ~ ~ O ~ i F 1 c9 i i ;' ~ ~ ~ Q i i; w ~ i w i o ri^j ~ ~ ~ aos~31os2 ( ~ . $? ~ ' iw i u ~ ' 9~iiF! ~, ' ' zz_ i~:c~ i i O i i~ip~ w i i ~ iv~;~;~~~ io i p i ' i v;N i~ i a 235355wnmHRoad i m i d, i ~ = ~ i ~ i i ~ i i ~ Z i v i i ~ ~ F i w l ; Z Z Z,~, ~ ; _z N ~ N i ; , p i a i Z i W i 0 a ; ,% i ~- 0' , D: ~ ~ Q i~ i' p i U g i~ J ~ , i i ~ i m z a O 8 ~ LosG4o~U 95000 _ i '~ i i 1- ~ i ~ , 1 , ~ I~ i p~ , , , ~ ; U ~ i~ i~ i ~ i w ; Z , i w C7 ~ i O i i w J i -~ ; , , p O ~ O ~~ i w I w ~ ~ 1L. ~ ~ J - ; ~ , ~ i i~ , W F- ~ i = F_ i p ~ i U i , ~ p I ~ ~ , ~ ~ i ~ i y i i ~ > , W ; O _Z Z U i U ~ i U i ; Y , F- p ce U f i~ N , N , p i p i 0 i F i ; =,J,=,= a i ~,~ J l i i ,z, 2 ~ i i ; o• ,o o ` i J, i~ gym; ~ , Z i i W ; w'W i '~'$ g ~ w iW'~ Q 2 ,2 Key # Plant Name o ~ ~ ~ ~ ~ O a = ~ ~ ~ ~ U U ~ U ~ ~ U ~ U ~ U d ~ ~ D: ~ ~ ? ~ ~ Z ~ z ~ ~ ~ 25 Coast Live Oak ' = 23.0 ~ i ; i 24 ~ i 45. ~ 30 1 ~ 2 ~ 3 ~ ~ ~ ~ ~ , i ~ ' , i I i i i i 1 i ~ I 1 i ~ i ; i I i ' , s . in 415 X $27/s q, in. _ $ 11,212 X sp. class 100% _ $11,212 X cond. 90% _ $ 10,091 X loc. 65% _ $ 6,559 Total Value 26 Coast Live Oak 24.0 i i ~ 1 i i i 25 i i i 45 i 50 i 1~ 2 3 i i i i i i ; i i i i ~ i i ; , , i i i i i i i I i i i i i 1 , , ; . in 452 X $27/s q. in. _ $ 12,208 X sp. class 100% _ $12,208 X cond. 90% _ $ 10,987 X loc. 65% _ $ 7,142 Total Value 27 Coast Live Oak , 11.0; ; I 12 i 20 i 10 1 3 4 ~ ~ _ ; i ; ; ; 1 ; i , ~ ; i I , i , i ~ ~ ~ i i ~ i , , , s . in 95 X $27/s q. in. _ $ 2,565 X sp. class 100% _ $2,565 X cond. 75% _ $ 1,923 X loc. 60% _ $ 1,154 Total Value 28 Coast Live Oak , 27.0 i x ; 26.0 ; 17.0 i55h a3; 40 i 50 1 i 4 I 5 ~ ; ; ; i i ; ; i ; ; 1 , i , 1 , i i I , , . in 953 X $27/s q. in. _ $ 25,731 X sp. class 100% _ $25,731 - X cond. 60% _ $ 15,439 X loc. 70% _ $ 10,807 Totai Value 29 Coast live Oak , 23.0 { ~ 3 ; 24 ; 30 ~ 35 1 ~ 2 ~ 3 i ~ i = ; i ~ ; ; , i i . in 415 X $27/s q. in. _ $ 11,212 X sp. class 100% _ $11,212 X wnd. 90% _ $ 10,091 X loc. 65% - $ 6,559 Total Value 30 Coast Live Oak i i 15.0, i 16 30 ; 25 i i 1 3 4 i ; ; ; ; ; ; i i ' 1 I i , i i i i 1 i i I i , i i , . in 177 X $27/s q. in. _ $ 4,769 X sp. class 100% _ $4,769 X cond. 75% _ $ 3,577 X loc. 65% _ $ 2,325 Toil Value ~~ REPLACEMENT TREE VALUES 5-gal = $36 15-gal = $120 ~ 24"box = $420 36"box a $1,320 1 ~ BEST, 5 =WORST W 48"box ~ $5,000 52"box ~ $7,000 72"box ~ $15,000 Page 5 of 6 Job Title: Cargill (House Lot 2) Job Address: Old Oak Way Job # 07-9194-02 5.15.02 Measurements Condition PruninplCablinp Needs Pestft)isease Problems Recommend . 1 1 i i 1 I ~ 1 1 ~ 1 1 1 ~ 1 j i t ! _ 1 ~ ~ 2 ~ G,~ ~ I BARRIE D. COATE ' i ~ ~ ` i ` i ' i O~ i I ~ ~ i i i i ~ ~ ~ ~ ~. 1 `~ = W I W ~ ~ ` ~ ~ v ~ ~ = i J - and ASSOCIATES ~ i i i ' i 1 r i 1 - i Z v i ~ 1 ~ ~ ~ i O i F~ Z 1 ~ ~ - x ~ ; ~ ~ ~ ~ 1 N~ i I W i N 1 ; > 1 ~ N ` ~ ~- ~? I ~ ~ ~ ~ ~ m 1 .W ~ , B IZ1 ;~i;i=; ~ ;~; ; ; ~;~,; z~z;~;c~;~;W~ ~ ; , 1~i01 io;~;~ i~=S ~ W. --iNl a ~aoe~3s3•lo5s dR L I I~ 1 '' 1 ~ i i v i Z ^ w~ j F Z i Z~~ i Z i I ~ i u`~ t Z 1~ j N I Z I w~ O ~ i ~~~ ~' ;~~~ O ~~~ 1 1 U 1~ i g ~~ J i O ~ ~ d oa 23535Summ LosGios fA 95030 ~~~ i I N ~ ~ 1 ~ ~ i rT ~ 1 ~ 1 p ~ ~ 7 U 1 ~ ~ ~ ~ w = Z ~ o_ Q q v ~ O ~ w ~ O ~ O Q: N O ~ i uw. ~ -~ Q' , eF ~- 1 ~ li F ~ ~ 1 ~ 1 O _ _' ~ F 1 0 ~ ~ ~ ~ ~ ; W ; ~ y~ O ~ ~ ~ ~ ~ I ~ I w ~ Z Z c ~ U 1 U 5 I- 5 U U Y 1 ~ ~ ~ ~ Z I 1~ ~ V ® ~ ~ m = ~ m I m ~ a ~ W w ~ ~ ~ o ~ ~ ~ ~ ~ O ~ ~ ~ J ~ i ~ ~ ~ ~ ~ ~ ~ ~ _ ~ ~ w ~ a 1 ~ ; , , W ~ W ~ N ~ 1 u~ 1 O 1 8 1 g ~ ; W ~ w w ~ w Key S Plant Name o 1~~ 0 1 t7 O a x 1 ~n u x 1 ~n I U I U I U I U I U I tY 1 U 1 a z -- I p I I~ Q: Z z o: 31 Coast Live Oak 21.0 i x ~ 8.0 ~ ~ 23 ~ 30 = 35 1 j 1 ~ 2 ~ ~ _ 1 1 ~ ~ 3 ~ ~ i 1 1 ~ ~ 1 ~ 1 ~ ~ ~ ~ ~ I ~ ~ I I I I 1 1 ~ i . in 371 X $27/sq. in. _ $ 10,017 X sp. class 100% _ $10,017 X cond. 100% _ $ 10,017 X loc. 70% _ $ 7,012 Total Value 32 Coast Live Oak 15.0; x ; 15.0; 14.0;1B\1Cr, 30 40 1 ~ 3 ~ 4 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 3 _ I ~ ~ 15 . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 1 1 . in 343 X $27/sq. in. _ $ 9,261 X sp. class 100% _ $9,261 X cond. 75% _ $ 6,946 X loc. 70% _ $ 4,862 Total Value 33 Coast Live Oak 11.0 ; x 1 11.0 ~ 1 X12\12; 20 = 25 ~ ~ ~ 1 2 3 ~ ~ I ~ ~ ~ ~ ; 1 1 1 ~ ~ ~ 1 I ~ ; - I 1 ~ 1 . ; I 1 I 1 ~ 1 ~ 1 ~ 1 ~ 1 s . in 143 X $27/sq. in. _ $ 3,861 X sp. class 100% _ $3,861 X cond. 90% _ $ 3,475 X loc. 70% _ $ 2,432 - Total Value - 34 Coast Live Oak 18.0 ~ ~ ~ ~ 20 = 25 135 1 1 ~ 1 ~ 2 ~ ~ ~ 1 i ( 1 ~ i t ~ ~ ~ ~ , ~ 1 1 ~ ~ ~. 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ _ ~ ~ ~ 1 ~ ~ 1 1 . in 254 X $27/sq. in. _ $ 6,867 X sp. class 100% _ $6,867 X cond. 100% _ $ 6,867 X loc. 75% _ $ 5,150 Total Value C~ f~ REPLACEMENT TREE VALUES 5-gal = $36 15-gal = $120 24"box = $420 36"box = $1,320 48"bo 00 52"box = $7,000 72"box .~ 1=BEST, 5 =WORST • ~6 of 6„ BARRIE D. COATS AND ASSOCIATES Horticultural Consultants (408) 353-1052 ' ~ ~ Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 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 off offending parts of 6" diameter or less, leaving an 18" long stub, which should be re-cut 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 '/z') 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. Barrie D. Coate F.~ Associates (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 F~ORTICULTURAL CONSULTANTS Certified Consulting Arborist _. . Radial Trenching ~!._^ ~:--=.:f~:;.J - -.~if~~\, ._.. .. _-- ~r~P Cihe - - - The Do's and Don'ts of Irrigation / ~.------- .;:: '=~ ~ .-,r~Y Trenching Beneath Tree.CanoPies i_.--=---'" _ .~ _.::~ `-'--~ - yip=::_ _--_ -- _. `-~°-~-~. Shallow - .._~ -- ~<- Root Protection Zone -:==~,, 1'/z times the Dripline ~~ ;; =i r"~ =" Diameter --- ~_ fir,- :'~_:'-- Nod _r`°?. absorbing O,~a •-~ root ti s M ~~" =- _ 1 e 8~h .!~;. she ~ - : ~~ s Ce f ~~- . ep ~/ Not ~;` .. . Irrigation lateral lines may be installed (12-inches deep) in hand dug trenches in .areas containing shallow absorbing roots if the trenches are at right angles to the trunk as opposed to cutting across the root mass area. Mainlines (18-inches. deep) must be installed outside Of the root protection zone. In no case may sprinklers wet ~a~e area within S times the trunk diameter of the trunk. . ~~ ems: , ~ • • ~.~~- ~~= _::,. • ~ Imes trunk diameter ~~~~ --._`-~-~-- -~,.~ - ~- - ~rr~` ``- ~"~~~ Lateral line 12-inches deep . `' ~ ~'~ ^~%~~~ ;'~ "~' ~ s-Okay - ':`-. ; • ~n ~ IE D COATL+' Tree Preservation . AND ASSOCIATES Protective Fencing 23535 Summit Rd Los Gatos, Ca 95030 (408)353-1052 Horticultural Consultants Consulting Arborists r-'r Z ' \ t~ ~y _ -. ~ ~ _~ ~ _ `k~: :_= .: i ' " ~. f( 1 /, t ~~_~ ~' i \ ~ ~ ___._ Construction period protection for trees should be provided. before grading or other equipment is allowed on the property. Top of fence hung with fluorescent flagging tape t every 10 feet. ~- 6' chain link or welded wire mesh ~ 8` fence Host of 2" diameter GI pipe or T-angle post ' \ f ~ ; ~}~. Fence placed at drip line '\ 1 ~~~_ or SO% greater than the tree ~ canooy radius w!-ere possible Roadway Fence/ ~1 siting. t en construction is to take place beneath a e canopy on one side, the fence should be z; sued 2-3 feet beyond that construction but Arc tween construction and the tree trunk. ~ ~ _ !'~. If construction or paving is to take place throughout the area beneath the canopy and dripline.fencing is not practical, snow fencing should be used to protect trunks from damage V Three layers of wire and lath snow fencing to 8' .above {round on~ i~~ ;- trees where construction i'~ _ i~~ will take place beneath = the canopy "' '`~ rr• ~~ i ~--_' 8' Tree Survey and Preservation Recommendations at the - BARRIE D. COATS dlld ASSOCIATES House Property, Old Oak Way _ Laos) 3S3 io52 23535 Sun~il Amd Prepared for: , LosCalas,U 95000 City of Saratoga, Planning Department HORTICULTURAL CONSULTANT Date: Ma 15, 2002. CONSULTING ARBORIST Job # 07-94-194-02 ::: Tree numbers correspond to evaluation charts. / • ~~ 1 .~.•~~ All dimensions and tree locations ~ ~ / ~ ~ f i ~~~~~ ~ areapprox~mate. ~ ~~.-~~.~ / ----- y~ rte. ~ 16 ._ . _ -_ ... - - -- 11 ~ ~ ~ - _- ~.. _ ~ ,~ ..~ __ ~. ~ ~ - c>L ~: .. , ~. .. . ~_ .: ..---•---..._ ..... ~._-------- ---- -r---._- ....:..__ .. ........ l.. __.. ; $ ~.. . •. _ _ y ~ . '7 '~~ 1 1. ~ ~ ~3~` ~..~~r: ~~~ ~ ~~i , - 1 /.~.r... ., Silt Fence _ _ _ f - y:. .: „ .. ~.:: ~ f~ _ ~___. \~. -a. _ a.._ , ~ _ ... _ o - ~ ~~~-'~ _ - -•-• Protective Fence' _ ~. ~, :. o - s , ~ air' . c~ l~ o . 12 •, _.. ~ .,•d~o Q' -ti . z / .` ~ ' ). wit ;i,y.?' l \ 1. n ~N~ Imo. ~ l~Q? s _. '. ~ _-.~~~ ti .- . , ,--' , ~. ~~~Z ~_• ~ . 'ii~ _ .. _..._ ...1_.•- ...~.._:'~ .._ .._ _. ;~~ --' :.\' " _~~_.. .__ j- .- _~ .:~~ i. _ _.~:Pier and Beam _ ,i ~~-Retatntng Wall .. ~._~.... ... t . _.. ....... .. .. .. :... c J m • • • Attachment 3 ~~®~39 . 22600 Mt Eden Rd Saratoga, CA. 95070 408 967 9145 Fax 408 867 1223 )email vs4arrod(a~comcast.net March 9, 2003. To: City of Saratoga Planning Commission RE: CargilUOlsen Residential Housing Projects The Garrod Trust has reviewed the Cargill and Olsen housing proposal packages. This proposal is right next to our land and we find that it is well thought out and well designed. It is an appropriate use for the land. It is compatible with other existing and adjacent properties and would not lead to any known adverse impact on any of these properties. There will be no subdividing of parcels and Lot 1 on ,Oak Way will be merged with another parcel and the- construction site relocated. The majority of the land will remain as open space with-only two houses proposed. Also the dedication and improvement of a trail to the Fremont Older Open Space Preserve indicates a willingness to cooperate with the - community. We understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. We would like to support this proposal and also add that the Garrod Trust would also offer their assistance and support if at any future time another trail is proposed that would roughly follow the boundaries of this project and the lands of Garrod Trust. '~ce ely ~, Vince S. Garrod, Trustee To: The City of Saratoge, Planning Commission Date:3/9/03 RE: Cargi(1/Olsen Residential Housing Projects We are submitting this letter of support for the Cargill and Olsen residential housing proposal packages. We are encouraged by the factors surrounding. this project, which include but are not limited to the following. This project. is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing of parcels and Lot 1 on Old Oak Way will be merged with another parcel and the construction site relocated. Only two houses are proposed and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rural habitat, we are please with the dedication and improvement of a trait, which wi11 connect to the Fremont Alder Open Space Reserve. We understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site. coverage. Please . accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, Sign: ~- Print: ~ z3 fZ !~ ~ P~ En/S Address: S 1 C~ ~ ~ ~~~. wc~. Date: 1 ~ ~ ct,~.~- ~ o ~ ~,;~s--,,,~,.H,. em n. X13 ~~ ` ~ ~ s-~.~ T~ ciw~vu~4.wa ~ ~ ~ ~, ~~ ~, ~~~•~• a~J~- (~' ~_~ . - _ ... Mfr .. ~ ~..,.. ~ ~ , ... M ~' ., • • V O To: The City of Saratoga, Planning Commission Date: 3/9/03 RE: Cargill/Olsen Residential Housing Projects I/we are submitting this letter of support for the Cargill and Olsen residential housing proposal packages. I/we are encouraged by the factors surrounding this project, which include but are not limited to the following. This project is an appropriate and good use #oc the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impac# to any of these properties. There will be no sub- dividing of parcels and Lot 1 on 01d Oak Way will be merged with another parcel and the construction site relocated. Only two houses are proposed and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitment of the rust habitat, I/we are please with the dedication and improvement of a trail, which will connect to-the Fremont Alder Open Space Reserve. 1/we understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area,. building height and site. coverage. Please accep# this letter of support for the Cargill and Olsen Housing Projects. Sincerely, Sign: Print: T I ~ J`~~-~~-13 ~-~ Address:, i 3 ~;3 ~{ ©LO o A~ ~~ Sk~'P-~`fa~A , c-A qS o~ a Date: 3 ~ °f f o 3 • ~~0~43 To: The Ci#y of Saratoga, Planning Commission Date:3/9/03 RE: CargilllOlsen Residential Housing Projec#s We are submitting this letter of support for the Cargill and Olsen residential housing proposal packages. We are encouraged. by the factors surrounding this project, which include but are not limited to the following. This project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact #o any of these properties. There will be no sub- dividing of parcels and Lot 1 on Old Oak Way will be merged with another parcel and the construction site relocated. Only two houses are proposed. and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration #o the commitment of the rural habitat, we are please with the dedication and improvement of a trail, which will connect to the Fremont Alder Open Space Reserve. We understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, - Sign: , Print: ~~/~~G~ ~" Address: f 3 3 ~-a gGy o-•~~ ~,~ Date: 3 ~ 43 • ~ ~~'~~4 To: The City of Saratoga, Planning Commission Date:3/9/03 RE: CargilUOlsen Residential Housing Projects I am submitting this letter of support #or the Cargill and Olsen residential housing proposal packages. l am encouraged by the factors surrounding. this project, which include but are not limited to the following. This project is an appropriate and good use for the land. The project is -also compatible with other existing and adjacent properties, and it would not lead to any known adverse impact to any of these properties. There will be no sub- dividing of parcels and Lot 1 on Old Oak Way will be merged with another parcel and the construction si#e reloca#ed. Only- two houses are proposed and the majority of the land will remain as rural hillside oak woodland habitat. As a further demonstration to the commitmen# of the rural habitat, ! am pleased with the dedication and improvement of a trail, which will connect to the Fremont Alder Open Space Reserve. 1 understand that the houses will follow the City of Saratoga's Residential Design Guidelines for the floor area, building. height and site coverage. Please accept this letter of support for the Cargill and Olsen Housing Projects. Sincerely, Sign: Print: / Address: I ~ ~ ~ ~ QLt~ ~ ~ ~ ~ ~ Date: ~ ~ ~ ~ • 6~~~~45 Mar 31 03 11:04a House 3/21 /03 Mr. Dave House 13340 Old Oak Way Saratoga, Ca. 95070 Dear Mr. House [408]867-5699 ~(~~~d~ MAR 3 1 2003 CITY OF SARgTOGA ^9'~~At11ViTV n~tr~- ~n~..-., . Thank you for your thoughtful invitation to review your future site plans. Unfortunately we have a previous engagement and will be unable to attend. I would like to tell. you, that short of building a factory up there, you have our full support on anything you wish to do. The residence. of this street owe you an enormous debt of gratitude for blocking any further discussion of making Old Oak Way a through street. We wish you and yours the best in this endeavor. ~~ ~~ i l.y~ , . < <_. Mr. & Mrs. Robert Wold 13570 Old Oak Vyay Saratoga, Ca 95070 P• 1 • • ~~®~~$6 • Attachment 4 i~ ~~0~~7 Ta: ~ Our-Neighbors Date: March 13, 2003 RE: Property Development Plans For several years I have been acquiring adjacent parcels and developing a .plan to build homes for my two children on our property at the end of Old Oak Way. My family and I would like to share with you our plans for the property and the development of these homes. We invite you to an open house at our home at 13340.Old Oak Way on Sunday March 23rd from 2:00 pm until 4:00 pm to review the plans. The project .will also be reviewed at a meeting of the City of Saratoga Planning Commission on April 9. At this open house we would like to share the positive stewardship role we have assumed in planning this project and show that this project is an appropriate and good use for the land. The project is also compatible with other existing and adjacent properties, and will not lead to any adverse impact to any of these properties. These homes will follow the City of Saratoga's Residential Design Guidelines for the floor area, building height and site. coverage. There are only two houses proposed for the thirty-acre parcel and the majority of the land will remain as rural hillside oak woodland habitat. An existing approved building site just down the hill from my home (lot 1 on Old Oak Way) will be eliminated as part of this project and integrated into the parcel containing my present home. • As a further demonstration of our commitment to the rural habitat, we are dedicating and improving a trail through our property and other parcels including-the Parker Ranch Open Space that will lead from Chiquita Way and provide access via other existing trails to the Fremont Alder Open Space Reserve. We would enjoy meeting with our neighbors and introducing our children and their families who will be living in the homes at the open house on March 23rd. We will have our architectural plans and supporting design materials available for review. We will be prepared to discuss any details of the project as well as give tours of the building site. Thank you for your time and consideration. Sincerely, Dave and Karla House and the Cargill and Olsen Families • ~~®~~8 • ;~4 2?~~ 2 vC, `~ ~ N .F FF .. .. ..... ._... _ _ .. ... _ .... _. .. .. .._.._ ». ... _.._.... _ _._._ . ......_ ..... ..- .. .. .. .. ~' ~ ~ ~.~ i LL ~ C~ ~ S L ~ (ZL S - D ice. ~1 c. i.. L~L~ r'7~ k F O io. 0 ~: u' ~~ ti N w b ~' -. ~ ~ w ~ e ~+ Iv 0 a N ~ k Y .~ O N '71 ~. w d d w ~ y~y ' ~ s rr ~~ dl • 3 d 7 -.. a O _~ b OffIC1 Of GOUN tY ~ /S SI7S ON ~- SAN IA CIA~IA CO PIITt, CFIIF OR MII - ~ COQ ' ~ rt A.l n- \1NaM7 ~#1~ ~ yeli• CI/1• ob/Kil, L~l1i01'>tY ~ ..~ _ _ - ± ~ r- ~; 366 l 36fi J c°.. O i a SW- Qu+ItrEi SIn10n ]L iV 7f BTM N.O.i.?~JB ~ _ c° - _ v 1. _y / O a 6 . :1.7 11 ~ to 0 C~ ~~ ~~~ _ ,. ~ so,. 11 fD ,~ ~. n ~ i1M !~~~! aY'vr~etft s ~~ __ i n 4'0 y ~ ~ ~ ~ ~ ~ •, 4 1 S _ _ z -i ./~~ ~ '~ t Kl: !Pit's j~ -HL tQ. • - f vo ~ ~ ~ a A4. .~ _.....f ~ tlns r ~ ~} /~ u 1 -~ ~ ~ ~( ~ ~ . O 1 ACT N0. ~ 1 m . (y Y T E-101 SRS m 2 yU~ _, Ql 'ate ~I LI .r.~'J:~ 7 °m I UI 1~ \ ~ ~ QI t ~ ~ e~ CD _ ~wtie' ./w...... n i a. ,~ f0 .. ~ r. • i as n o,.aw res.al- f: . pasati w tea rywlflQ-' l/ ..+iu/a c srw - sftaw~ ' 1= j ~'~ t - ~+ "0 - r N -' ~ .. - Mar• 10 03 08:07p House [408]867-5699 p. 11 HAR i0 '03 19:23 i0-$GiS699 FROM•AIAIN Plh;El REALT01~ T•404 P. 03 F-61t t;tt f tllc lirlttsrls - f~lptl 7•tn'tivt i'ttlitcriy l'aEd I t-I ? ~~ ~, aA,(~ :, ~ ~' ) Jry \Y ' .... +. S goTlti+B ReparSS • Fitts! Target Propotty Or,Gf1~. ~~ N v `~ Finn! Target f~'~operty VIEW Garrsd,!~i:tcc S Tr, 22651 Meurtt Edrit Rd, Sn:atc~, Cn 9507 ~ ~ OM~Vu ~~1~1/ Geo Leret• (J Goad APN' s011 _00! ~ !~~`- }~l~~i'..Novrmnrt,Donatd ! 8c Roscraaty S, 226+} t Mount Edcn Rd, Sarewga, CA 95070 Gm LrreL• Q. Uar~ AYN: SC3: ?QI8 - V1EW IiettneGy.James Etal; 4 F.dencrest Ln, Satato~a, CA 95070 fmaLnx!• I. Uoad AP`N: !0!/:029 y~AAdersort,!?avict T Bc Caret A Tr Etal; 0 Edenerclt La, 3amtoge CA, Ca 95470 Cro Leak !.Good Al'N: 54?13014 v1F W Kam,Dennis S & Hye 0, 22L•33 Mount Eden Rd, Ssretopa, CA 95070 GrnLnrl.G.Gootl AP,V,.tDl7?0+? ' W Ha]l,Eleane & Totn L, 22637 Mount Eden Rd, Snrrtogq CA 95070 Gco L~xl: G. Goad APN• sG) I?013 Y~~Stringer,Jotttt R & Pnrncla L, 22653 Garrod Rd Saratoga, CA 95070 Gie tcwrY °, riood ArN: 707120! ~ V~~V!? C ~ W Land fnv, 2;657 ~atzvd Rd, Sar*sroga, CA 95070 OM Leveh 0. Goad ~f PN• ~T l70 i1! Y! F+1'V. David i• Anderaon ?'rustee, 226b1 Ganod Rd, Saratoga, CA 95010 Gm Leval: 4, vaod APN. 503!?0±9 YI£W Heusc David L, 0 F,dettcresr Lp, Saratoga, GA 95070 lGm Lavrh t, GeM AAK• i07la011 VIEW. Givens,Ker~ieth & Mary, 0, 0 C,ro level: 9. Paar APN• !4?13790. o~ ~D . ,~- i http://www.gotitIe.com,'cgp-binlfindttuoct,asp?dgood~%2Fcgi-bin%2Frcport.asp&dbad=%... 31101~.G03 ~~~®~51. b P in' 0 Oc _v' 'Z -b N ~ ' •~ IZ ~ ~v Y~ w 0 N 'rf «h . E -Cj 0 w -„ E 0 W ~~ ~~~R VI 3 d . ~. ~-.... - 3 OqT OFmrrr ~ _ toa 4YU mum. T.uFlrr. p' - ~~v O TJNYii R [~E 7 \J~57 `arG~ 5 0 w O 3~..-.------~------- ~_.____~__...~ _ ~ w o v aarc _ ~ -a . 6 L/ rV v - b Q> - ~ ~ • - T p~ _ t0 ro _. 1 O N 1 ltrr u. 0 7 i _ lJPK,~ IaeKI.O ~j / l ^.L ~' f jm 1 g ~ ~R 9 ~ # L~~IJ ge a A.M t, ~ '~ 30 • i' ~ ~ IOTA ~ ~ ~ aK~ ~- ~ .~AC---,may. ~~ ~ i aFtK i _ .T ~ % ~ i r~ W ~ 6 ~ ..Nl'~.. t L ~ ANC ~ ~ r--' 1MR/~~~ ~ _ -'rte l ~ ma ~ ~ ~ ~ ` ~ ~ ~ de ~ . ~~wN~t~`..~~tr.• l 06 lem~ ~# ~ ~~ .~.. prn ~ ~ . ~ 1 TRft~ M!7>i~~ •GN~GY/CM Pc~CE~ ~ !p _ `~ _ _ - ~ S7 C 1 51 ~ ,y4~ ~". ~ r `~' OD r. I- --• m ~r ~ 4 0 w~ V G LL~~~`YYJJ//~~ t ~ .T6 a ~ - U - .- m 1~ :l _ Of - F+ Mar 10 03 08:07p Huse MAR 10 '03 59:24 10-&675649 FROM•AIAIN PINEI REALTORS l;u!•itlr K~~lturts - l~intl ! ~: rbta 1`t~tp~rly. • i~ (4081867-5699 T-444 . P.45/!3 f -611 I'al;~ I ~,tC P•9 ;;.~ JL V 1 , .~,~ gaTiile Rep~octs • Find Target Property Find Target Prcp~rty ~lI1vW House David L, C Camer Dr, Snratcga, CA 95070. c~,~~•ror;r,cQmt aPN:303J1003 VIEW Bannzt,Tr,1:943 Pierce Rd, Saratoga, CA 45070 Crolc»•zl•Q. Goal dYN: f0?15019 1'1 'V1' S C V W D, 0, Saratoga, CA 9507Q ' Ore L.-.f• !. Oced APTK• !03130!! vr1Ew Fxank2in,LcwiaBcnancy Truttce, ) 3aQ9 Padcre CT, Saratoga, CA 95070 Gco irrr4 ?. Gnod A-N: 3?! 1303: ~'~~`~1!.Niemar~,I3emard G Jr,4c Lnartite Tr, 23227 Padero CZ, Sa:•stoEs, CA 45070 Gca LareJ; 0. Goa! ~-N: 10313035 V l~'JJ Chen,Yvng-2uittg & ~~ aalei Tr, 13:13 Padero CT, 5s:s:oga, CA 95u74 Goo Lorer: 0, Geod dPN.• 30315016 '(irf±'l~.r Hnng; Henry Y iJt Margaret 12:ta1; ZlTld Cl~dwick Cf, Saratn~a, CA 95070 caora~er: u, toad 6PN w31~wu \'T1E:~ Matrintcwrki,23ogu:tx~~ J ~. Barbara, 21243 Chadwt:k CT, Snratcga, CA S!07~"~` J cca L.r.r o. sees APN• snrtJaz `[Y s L'd,f/~~' Pancboly,RatsjPet K & Yuay J, 21:15 Chsdwich CT, Saratoga, CA 95G70 Geo t~„~r: a. coax ~,PJV: soir3o:3 VIEVIJ, h:han,imdad H & Sitars A Tr, D Oid Oak Wov, Saraioge, CA 45490 i...oldwJ: t, i,u+A a"h': fOli301t ~ • Y~.F.~'4!,.Khan,l^:rlsd ?? ~. Sitars A Tr, O lard Qnly, Saratoga, CA 951)70 Cm iov~l: ,. Coed ei+N: St71rSWi YfE~i' :-IoClb,aerartl S S MiCT-eUe 1'_, I33v1 t7i0 Oak lYay, Saratoga, CA 95070 GM,lr..d A. Qn~ . ADN: 094/1013 h ttp:/; www, got i tIa cortt/egi-binl:lndtar;et, asp?dSood=~°2Pegi-bin%2Frepor..asp&cibad=°lo... 3/ 10JZO03 ~'~~~3 Mar 10 03 08:06p HousQ (4081867-5699 !{AR TO '43.19:29 T0~~86i5698 FROfi•AIAIl1 P1kEl.REAI?ORS T•949 P.46J13 F-6 tics I'it14 .~c:jtut Is - l~uu1 'largcl' N.'uj-~:rty 1'abc ~ u r ti.j.~W 1•touse David L, 0 Oid Qak Way, Sarotagq, CA 95070 ~ ~ 4rol.rreH: /. Goov! .fFN.• SllllSOfD V1F'~' ~'iliiedu,Philip.C &deborah L, 21212 Chiquita VTay, Saratage, CA 95074. Ccro £aref• D. Gocd .1PN.• !0313060 ~'?E\~` !`oaT;.hcll,Dn~. }i &. Lyric's G, 212;8 Chadwick CT, Sccatega, C.A 95Q70 , G!0 Ltvrl: D. GooA dPN: 1Cr1706/ ~ V!)/ W 1-tat?ib,Creratri J .2 Michelle $, 13361 Okt psk way, Saratoga, CA 9:070/ CiroLevt!: D. Goad LPN: SOA/5067 l1.F13'. House David L, 0 ©1d Qak Way, Sarataga, CA 93070 Gr° £rrd: !. Goad dP!!: !D3!l063 i y1EK' House,David L, 13340 Qld Oak.Way, Saratoga, eA 95070 Grp Lrnl.~ D. eead . -ark: fD7i.cou. ti'lLvW.Housc David L', OOId Oak Way. Saratoga, CA 95D70 ca°L.r~4. r cord . .tP.u: sas!.was _ ~F~! House bavld L. 0.4 GroLrv'1:9,Poor APN•:@)IfD66 Vi~W Wongacarry K & Rosemary. T, 21252 Chadwick CT. Saratoga, CA 95U70 fKO Lr~i G. Cnwd ,tP :~ 30113067 Vh W Blind,loarsne L & Boger H Tr Etal, 13245. Padero CT, Sararoga, CA Q5070 L~° 1rv.J C. Co~xt .IPN~ SD7tfnRx (Start New..Repc?rt ) [ AQclress Search ] i nwnet• Search ] [ AP.N.Seslrch ] (NeiP][SuF?.RQrsl(Dow»loadj I DataQuick Ho,~,e ) http:/Iwww.gotitie.cotnlcgi-birJfindt~rget.asp?dgood=%2Fcgi-bin%2Frcport. asp~d'oad-%... 3/3 QI2003 .~~~~~~ ~r x~ ~e~= '\a^~ '' 1 d 1 • ;~ A O 0 M w W O N O d W 3 d ~ I `.. O vns d eo^«. ua1uN - ferv « ae mwns, ea~••veNr ~ ~ ~ ~_~-~ µt _ - ~ w ~ _ ~•. 4 - twat sSZ. ~ ~~ - ' cNe -ew^n «atw ~ S y ~ 1iy ~ ~ _ ' _ ~ . c ((( FC J• '' ~ _ t v cr• sv y - VI ~ :w a / . r. ~~ . f ~ ~ •..,~ Ip ! per ~rOA S ~`,i 14,.M3 ~J°y, ~".Tprt t'?~.eii~~ I ~~ 4 P _r•1! •-" t 31H ~ - a - ~ .~ .,.Jere .5~~' ~~r f ec~: •a9^~yil. ~--•-- ~ ~ ~` 'k "i .~ e 'L 4 f ~ `~~ `\ +~: ~ i'• ~'e~'J1 4 ter- °''~~ •~ I ~f ~~• ~' i. / l.! 17 ~± ~~ _ ,ICI. ~ ~ ~. 4 :1 ~ t ~ :~ 07 F ~ t ~~.r^ N~° ...-may... J,2n« ... .. .o.a .s+ ~-~ ~ ,~ ' a (fl o f0 . ._ ,. ~ ~ . ~ _ _ - ~~ w . - ~ .. ~A~'e.resx -+sru r . os Mar 10 03 08:06p House (4081967-5699• HAR 14'03 19'24 t0_S57S699 ~ ~AOH•A14[H PfI~E1.REAEtORS: T•J10A P. 48/13 f-6t1 ~, t l'Itlt: h~Itrtt~ls •. I~iJtt! l~.tt'S~t Ptitltc'11y i'a~r f ill' ~ ,;yi~r, *F~' .: i~~ S. goTitle Reports • Find Target Property Fi1>;d Target Prupwrty Y~E?~' Yanl;.Mau H 7r. 212x5 Corr>Er Dr, Sara:ogo, CA 95070 ( ~"_,/ Goa LnveJr 0. Cood APry .idtt9l~1J4J YLEW Huang.Nae•z~en, ? 1273 Diamond Oaks CT, Saratoga, CA 45070 Geo Lsrel: 0, Goad APM.: 3ed1000: Yl)/W Lee,Eng ck Tracy, 21?O1 Diamond Qal:s CT, Saratoga, CA 95070 f Goo Level: 0. Crowd er:x: 36riSGa03 YiEVY Fesatari,Enrieo & Irene, Z1~29 Aiatrrond Oaks CT, Saratoga, CA 95070 Gra level o, eoad aPK: lddsrClOf Vi.fiW Blackwell Tract, 21357 Diamorui O~ake CT, Saratoga. CA 95070 Genltvel.• °, CnnA APN iseiaaoi YiEW Kozato,Fumt7tira & Masako, 21356 Diamond Oaks CT, Secatoga, CA 95070 Geo lewk a, Land APN.• 366SOMr° VIEW.. Koenen,Rtchard A & ]eon M Tr Etal, 12720 Star Ridg: CT, Saratoga, CA 450?0 eea l.~+•eJ: 0.C-vod ~ . - ~tPN~ +ealootJ VIF.1't! Goscila Trust,12ti65 Star R,ciga CT, Saratoga, CA 95070 Y,.]]F~C11en,t:`itnrles T 8t ]lady, t 2845 Picea CT, Saratoga, CA 95070 Gen lnYl: 0. G°oA RPM !6°:OP1! ~(~1'V Vu,KAarth H d: Lan N, 1:851 Chiga;ta CT, Saratoga, CA 95070 Ceo Le~tJ: 0, vCUd lPN: J°t<5071! VIEW Yartg,KJ!•2ett & Lan C, 12889 t;lt-quita CT, Saratoga, CA 95070 Gnotewrl: 0. Good AJN. iool06:d VC1EVV Jattac,t"seorge & Gloria. 12832 Star Ridge CT, Saratoga, CA 95070 cw te,dr. ~ caoa wPA~: laai~o7n h rtp:/r'www,goti tlrt.colnlcgi-bin,'findtargt.asp?dgo0d=°ro2Fegi-birt%ZFrepoet.asp$:dbad=%... 3/1 U/Z003 P.6 •i • • ~~®~~~~ Mar 10 03 08:05p House (4081867-5699 p.5 MAR 10 '09 19:24 TO-8fiiS699 FRO'1-alalal P;NEL REAliORS T-a0d P.09i1~ F-811 t;ullllr h ta~ntt+ I~itxf •I ~u};ca 1'tnp~`I'ly E';t~;t• ? pit' ~ 1 ' '~ ,j~W..Gu ta,Vi 8n K & Bonita 12493 StBt Rid t C a D P ~ g T, S r~toga, CA 95010 GcvtorrhC.Acod .tP11.•36JJCQ31 VaF W. Viait,Gary L & Patuela H Etal, 12721 Stat RidFc CT, Saratoga, CA 95070 Grv Lcrrf' 0, .^i^od RPN: l6h;003? YT>G3Y chang,l;award C & I~argasa C, I27a9 Star Ridge CT, SarataRa, CA 95fl70 Goa /.ewk 0, Coad !PN• ]6lid013 V'Lr~$` iCavallini,$iagio & Marie G Tr, 11777 Picoa CT, SaratcRe, CA.95070 Crr Lcrcl, o. lined APrv: ?e4Jnnll '~.VV Grr,lierni]sic P Tr, iZ833 Star Ridge CT, Saratoga, CA 45070 Cea Lc~Yd 0, Gcvd .lPN.' aeds0033 V! kW San Jose Wattr Works, 01'icca CT, Saratoga, CA 95070 (trolcvel:.. Good dFN: ]660036 y~.EW Mangaiick,I)inesh C Bz Kusttm,1284d Sta: Ridge CT, Satatoga, CA 95070 Geo Levrl.• 0, Gnat LPN: 366f00?7 _ V1~W sywak,ingrid, tas6o suzRidga C1', S.ratos~ cA ~so7o/,.~--p • \~ Gro lire, n. Gaod ~Pt+t: 1dQlOOtB Vl•~1v.Coy,William 7. ~ 290G Chiquita C'r, Saratoga, CA 95070 c+oee~l•a, (pal ~t,°N: !da~J079 V Sterns ,Kenneth ]& llena, 1288P ' uiW CT Saratn a, CA 950? nFW ~ ~ ~ B ' • GerLrW+l.O.Gued Af 3d630tN0 N • [ Stott New Repot ] [ Address Search ] ({~w11er Search J (APN Search J (fLG1R } [ ~--V31R.QLS) [ 1).nwnload [ DatsQuick ~ctIle ~ http://www.~oti tle.cortt/cgi-bittlfindtarget.asp?d~ood=%2 Fcgi-bin%2Frcport.asp8t.d6ad=%... 3/10/2Q03 I ~~®~%~~. 3 N . /v • ~ ~ I r ° ~~~'~ - ~ fueoao er xReev flfMa,•s 366 / '~~- 'w . 70etJ. tt6'l6 a~ .O ~~ 1 ~ ~ g ~ ~ .~~f4 ~ ° Rl~t k 2sr• Ac!il. ~ i''~ our - O ~ r /.~a ,~ ~_.m bo ~ 31 `~ ~ M_ ~..~c V `° O o ie.rrrm~ q~ ,,~5'~f~C` M~4 3 ` ~ ~ ~ lIl6KM~lT ~ 'a O ~ s - m ~\ _~J. i ~ W4ROt4l 1mD _~ ..n arm, ~ .jr: ~ t ~' '~ ,..J~ ~~~a " t a: ~ f s ''~ ~'' J s S ~ 1• /FNS ~ t~~M•t~ ~ tJM% ~ .. _ - r '+9 e . ~ kr~b5 #S a M ~ y '~. ~ ~ ~ ~~ V10.S5~y4 t ~ _ ~\~ -Gi 2 ~>•~yq RlcetOKS~M[1'iirll . ~ ' ~~~` ~'Ori.`.7wr'~Y'. ~ INK M[ Ip jG. ~ _ ~' n 1 ~ w ~ , a ttALT YL 66>tS ~ O 't r , of 6 v~ ~ _i z ~ifl1 ._ r~~ 1f--/b~ _ g - -M 6L5•M•N IfFf Iir n ~ r Is ~ 1 ~// m _ ~V6 ~ C~ 1 . ? OL 018~M..19 ~ 7~.-.~..er. KLLE -!'•9D0' ~- 1 _ rat ~./ ~• ° ~ . r . ~ qt tea. F r~-lc. ~~+ 1s ~\,~ K~. ~ f !0 S Q fOD w ~ ~, Q{, PCt f _ M1 a / ~I ~,y~~p ~~~ ~?ZS~i+b~. ~-^ T ~ O ~ ~ 1/t fJ~/ FL65. ~~/ ~ ' r~ r fJ ' VVV ~ rlY' s~ 7D6•If-L rJJL~ -~ M . .. ..~~~ ~ - ~v ~' . Q.;: ~ _. - _ - ~ _ _ _ _ Mar 10 03 08:05p House (408)967-5689 p.3 MAR 10 'OJ 19~2~ TO-8675699 FROM-A[A!,N D(NEl REAl10RS 7.404 P.1ti)g r:-6tt ~nl'itlc Rehr+rls I~ittt! I•,tr~sl 1'{;ilt~•rty P:t~c I ul• i ~$t • l 1 goTitle ReCorts -Find Target Rroperty bind Tat•~~t Aro~aerty •~'llv~'~! Pecsar Tnut, 20880 Wardcil Rd, Saratoga, CA 95070 . Gro Lrve1: Q. G°cd APN• 303; ><N11 VIEW Bc~art,Andre & EIizabeth Tr, 2080D Wardell Rd Saratoga. CA U5070 Geo Lrrrl:, 0, Goal APh': SQJITD+JC - ~.~ti'V ~Gaudrzau,Aanial A ~nasrin, 210~t5 ComzrDr, Saratoga, Ch 95070 C+o Lc,wJ~ 0. Caa,~ dYN~ 5111 J 304Y VIEW lsitiul,Bavid C & Karcn W, 21008 Comer Dt, Saratoga, CA 95070 C,~nl,tvrJ•O.Goai dPN:1n317C10 ~. Y.IE~'V Torre,James V, 21bS01k'ar3d1 Rd, Saratoga, CA 95070 crocntr: D. r,~,~r ;1PN: so3r'D1r ~~T' S~'_S C V W A, C Asr+oyo DE Arguello, Saratoga, CA 95070 Ceolertl• !. Gwad .1PM• 1011 ?021 V EW Charlcs$avugir,ia,Maridor, Trust, 21085 Wardell Rd, SPratoRs, CA 95070 c..:cry„r o, eooa er3:: sc3lroa Vl)~W Evaaa,7amoe W & 3udirh K Tr, 2 (225 Comar Dr, 6arotoga, CA 950?0 Ge° l.rtitiN. D, Goad aPN: 10l17C'6 VIEW Gui:.l:ar<t,Tr, 21134 Wardell Rd, Saratoga, CA 95070 Gto7.n~etr 0 CIa°4 dPA'; 10Jl70:D V1E.W: Christiano,'~tati, 21120 Wardcl] Rd, St-rotcgs, CA 95070 VIEW, Guiclutrd,Tr, 211~41Wardtl! Rd, Saratoga, CA 95070 Cru7.c.rP 0, foot APN.• Joll70r( VIEW Tung,'f~, t372t Arroyo DE Argw:Ito, SomSogR, GA 95070 CroL~•,bJ' D, Caa~ APN: JJ)l70JJ httpalwww.gotirle.corrJcgi-Isirvtindtarget.asp?dgood=0.'o2Fcgi-bin%2Frepurt.asp8idbatl=%... 3/10/~Ot13 ~~®~~9 Mar-10 03 08:05p Huse [4081867-5699 p.2 ° MAR 14 '03 19:25 TO-8075699 ` ~ FROM->rtAlt4 PINE1 REAl10RS T-404 P. 12/13. f-611 hat l ul~ ltul,~rJ'ts I'ttt~l I ~~e~vt l'rvlrc~~ly l'.iEe ? uG.1 ' S ! : W chw2rta,Joselyn I & Sar:tuel A, 12741 Arroyo D& Ar alto, Sorato a, CA 95070 - s t.~ Cre tcrol: 0. C-wd ATN' JO!fT0~1 ' VLE'W Sitimle,Anthory B, 12755 Arroyo DE Arguaio, 5amtoga, CA 45070 ' . rieo trVe/: d. '~md APN: }Cll?OJJ Yi~~;' Robir-son,ICtns»ih W & Liana M,1Z767 Arroyo DE Arguello, Saratoga, CA ?5070 e.e ~...N: o carer .~T~K > > 1C. t OJQ J.I•.~. Cho,Leura >w 12781 Arresya DF :4rguello, Sorotagt:, CA 95070 Gro ~r:•d ~ 0. G°al d PN~ Sq,1 i ?4J) 'VLEW Su,Wzn L & Siuchi J?tr, 22823 Arroyo DE Argue?io, Saratoga, CA 95070 Cratrvu:0, GnrA af'.k: ?Q9t1Cl' V 1! E W Chop Trust, 12&25 Arroyo RE Arguello, Saratoga, CA 95070 Crc cri+!~ ~. Good ~trr+: SoJr-oJv V7 E W chang,Jia J & Cecilia, I26a7 Arroyo DE Arguello, Saratoga, CA 91070 Ciz LrYri: d, Ga°d dP•u. SPJ: ?040 ; ~,~!, 52epesi,7amae & Evab, 1284ti Arroyo DE Arguello, Saratoga, CA 95070 Cro Lrreh 7 GrxHi AP.N.• Shc!'PIJ VIEW Govers,Timothy J & Sheridan M Tr, iZ623 Aaoyo DE Arguello. Saratoga, CA 95070 G ° N 5031 TNf. re t:+n ~ 0, Geer! i. 1'].EW Sandanl,Linda C, 22800 Arroyo DE Arguello, Sarata~a, CA 93070 Cdo Levr1. 0, G'caf dPN: J03t:dll ~~' Jelaii,Howard K, 12786 Arroyo DE Arguello, Saratoga, CA 95070 tlee trrr/: 0. Goal ePN: ]o.H70N ~'~~.'fsai,Lii-jou & teh-yuh Tr, 12768 Arroyo Dlr Arguello, Saratoga, CA 95070 Gro Lcvrl: V. [;oot! ,1 P4'. SOJI iCS3 ~~EW Reeves,Jatrtes R & Ellen lvi, 12742 Arroyo !~E Atgucllo, Snratota. CA 95fl70 CvoLrrrl•D.l:rn,l APN: f4J1741F. ' VYLV~'. Eolmquist,Charies E& llieae M, 11720 Arroyo DE Arguello, Saratoga, CA 85070 ere Lsv,•h. o. CooA .iPN. Snlt?orr V1~itV Eastltoim,Jahtt W & Carmtl M Tr, 1 2946 Arroyo DE Arcu.ello, Saratoga, CA 95G70 OroLrvrc o, Ocat dPN~ 591!?B70 V~Fti1' Ting,Chin FI & Bcttyy Tr, :2932 Arroyo t'3E Arguello, Saratoga, CA 95070 Gm Lr.~ l: 6. Goad RPN.• :-0+; 7QS l ViEVV Bsrrett,Rooald W & Sharon S Tr Etai. 12900 Arroyo Dn Argue$o, S~rntoga, CA 95070 Cm t.rwh n. GneA dPN: JDd 11011 htsp://www.gotit le.cum/cgi-birJfindtargrt.~p?dKood=%2Fcgi-biu%2Frepon.asp&d~bad=%... 3/10/2003 ~'~~~'~® ' Mar 10 03 08:04p Hcuse [4081867-5699 p.1 AAR 10 '03 19:36 TO.86i~699 FROM-A~A3)i PtN'tl RERlTOAS T•d09 P.13,'i3 f-617 , ~u l 1114 I~rptirh - I~iiki ~) a:~rl {'r~~l~~'i'iy ' ~~ +. .. _ . , go;ills ~2opr-rt5 -Finn Target Pfflperty find Tarp®4 Prflpert~ ''' ~~' •~9~a~g,Flan•ey L Tr, ?1116 Comtz Ar, S3zeto~a• CA 55070 Geo ie,~ek U, Gerod ~+PN' S?J!?Dd6 t Si~vyew.Report ] j Addre~s.~.e.a.rc;h j j Owa~er Scsrch j t ApN Search j tH~lts~l.?~3iD.~~i1 [ Da:.aQuis4EHoni~ ] I i hnp:l/www.goaitle.canvcgi-biNfindtargei.asp?dgood=v/oZFegi-bin%?Frepart.i~p&dbad=%... 3/1012GG3 ~r~~~61 Bert & Joanne Lee 13360 Old Oak Wa Sarato a, CA 950'r 0 ~ Jim $, Nanc ~iicGuffin 13363 Old Oak Way Sarato a CA 95070 Tom $ h4arlene Sleek 13352 Old O2K Wa Sarato a, CA 95070 Carl Ri 13385 01d Oak Wa Sarato a, CA 95070 ifltt Swanson & Alice Yo 13427 OId Oak Wa Sarat a, CA 95070 Dor nda Johnston 13434 Old Oak Wa Saratoga, CA 95070 Ge $ Patricia Den 13439 Old Oak Way Sarato a, CA 95070 Walt $ Dora Grens 13451 Old Oak Wa Sarato a, CA 95470 bill 8~ Esther ~hrsarn 13456 Ofd Oak Wa Sarato a, CA 95070 Bob & Vc Johnson 1346301d Oai` Wa Sarato a, CA 95070 Fred Goodfellow 13478 Old Oak Wa Saratoga, CA 55070 ~ $ Kathleen Perretti 13485 Oid Oak Wa Sarato a, CA 95070 r l3cwman 13492 Old Oak Wa Sarato a, CA 95070 ~e & Gerri Davidson 13497 Old Oak Wa Sant a, CA 95070 e $ Ste hanie Wilk 13519 Old Oak Way Sarato a, CA 95070 e $ Pam Smith 13531 Old Oak Wa Sarat a, CA 95070 ane Halt 13534 Old Oak Wa• Sant a, CA 95070 Tim & Janet~Herbert 13534 Old Oak Wa Sarato a, CA 95070 Ron ~ Carol n Fasano 13546 Oid Oak Wa Sarato , CA 95070 Jim $ Stacey Vokac 13553 Old Oak Way Sarato a, CA 95070 Lewis 13558 Otd Oak Wa Sarato a, CA 95070 Bob i~ Karen Wold 1357Q Old Oak Wa Santo a, CA 95070 Sam 8~ Mary Kuo 13594 Old Oak Wa Sant a, CA 95070 Zach $ Vered Whitman 13597 Old Oak Wa Saratoga, CA 95070 ~`~4~63 Gibhons!Cra~er ~ 003. 03/12/2003 18:09 FAY 40839589/8 y~1+ 'y~Mti~isAlice ], 13427 Old Oak Way, Sazstoga, CA 95.070. Cw Lcryef: 0, Good APN.• 5035/003 V~'E`4V ©oryada,JohnstonT~ust, 13434 01d Oak Way, Saratoga, CA 95070 ~" Ccro LeueL 0, Good APA': 50356005+ ' ~IEyV, A~rg;Ge & Patricia W, 13439 Old Oak Way, Saratoga, CA 95070 Gev Ltvet: 0, Good APN: 50357004 VIEW Grens,t'Yaitcr B ~ Dora 13, ]3451 Gld Oak Way, Saratoga, CA 95070 ' GCV.L<eK1: 0, Gvod dPN: 50357005 Vii EW ~rsam,WilIia,Tn A, & Esthor M, 13456 Old Oak Way, Saratoga, CA 95070 CeoLa~k.A, Coed APK S03Sd008 . r!•~E•.,1'~, r.Jolnnsen,Robert L Tretal, 13463 Uld Oak Way, Saratoga, CA 95070 Geotew~: 0, Ca6d APN.• 50337006 VIEW GoodfellowFred W,13478 Old On2clNay, Saratoga, CA 95070 CCO Level: 0, rood APx.• sa35doo7 ~/ Pei;Shiyon,L13?t85 Old Oak Way; Saiatogak!CA,95070.~ ,¢ Geolaval: 0. Good APN. 50357007 .. ~~% ~'1~Raucr,Bc~nctt_J ~ Cynthia L,.13492'O1d 0ulc Wsy Stoga; CA 9507t1's~ Geolevei: 0, Goad APN: 50356006 `.~ VIEW``1ldatajciehGeraldIue, 13:4,97 Old~Oak:Way:Saratoga, C1- 9507U+;.~.,:.. Geolcvch 0, Gvod APN. 50337008 V1 F.VU~°HarmoaMichacT L, 13519 Q1'd Oak Wap Saratoga, CA' 950%6~ Ceo LcvoL• Q Good APN: SJ3570i6 e ~~:~~. Y~ Y, 3_3101d'Oak~Way, Saratoga; GA-9_070'O ~I Geo Level: 0, Good APN:,SU357017 ~ ' ~ YIE~Hebbert,'ISmothy R &janet S, 13534 Old Oak Way, Saratoga, CA 95070 Gea Level: 0, Good APN.• 50356005 I VIEW ~asauo,R.onald F & Carolyn J Tr,1354GOld Oak Way, Saratoga, CA 95070 I! Geo levet: 0. Goad APN: 5033dOPI ~I V Vokac,la-nea P'Sk, 13553 Old Oak VVay, Saratoga, CA 95070 Gao Levu: 0. Goof APN.• 50357011 V~'S~''IZuSbyar,Tr' 13558'OId Oak Way, Saratoga, CA 95070 ' O Cco ln•er: 0. Good APN.• 50336003 V,~~~! wola,Robert A ~ Karcn s, 13570 013 Oak Way, sarasosa, cA 95070 Gco Lcvcl: D, Good APN.• 50356002 I ~~~~~~~ ~ eeu~ - ~ - ~ .--- SANTA CLAPA COU __ 5~3 ,T8 7 ~ _ OfFICE 0i COSNTT~ A58eSSON ~ `"a' O. N ~ p - oa t2 A .a U .A _~~~~ ~ - rn ~s~ o ~ a °~ ~ TRACT NG`. 7761 0 v' ~ ~~•' Z8`u~ r P. h! &el-N-89 PFAENDED t'¢aa 'et` t d C ~ 1 • 200' ~ I ~ ~ -i{Ol1MT EDEN ESTATES N ,~ I ~~ ;, ~~~ P. N. 692 _ >J - 4U 1 ~/r',yr a ^ \~ " ~ 1 • awn W "Irr'J., ~ ~ ~, v S4 • aae IC •. ~~ :.7'~-.~_. ~ , 7 o~4e~t~~cc fsur. x ~ ^.o s ~ n' ^' f'A ~ ; PTn Pq. 3 2S ~~~` aoAC Ir 4osae. ~P~,_ r'1~'~_"". ...,._.,sh ~~~ PTtd. PGI. t - . ~ 9t 'J) ~ ~ c.eo ac Pt1N. ` II c~u 6 ~ ~ w "`~ .t . ~ t~ ~ '~ -~! ~ 416A420 ~ ~~ n4~ ~e~"'~^S~~var "4' p.t2 Aa mT~W :. II '~ '~ ~kl~,'~` ` i it ~ ~~ X19 a'.'s,+ ~~~~3 ~ PCI. 2 ~ - ._" n~.~_. "__". 1c~ - .~..~~ t .~ aar AC. t~+ p ~ ` -_~~-__ :..a ~ v ~.osAC: .rte .". 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O N ~~ ; 35 ... ~aa,a _, r wa .._ ago r , as ~~~~---.~... t•D ~ ` CD O V , ,~.~' xea-~Yee 13 6q - - a. t ea°r+ i my,.,°° .a a. m a a ~ e 4 t. sae. to eamwaA wry bM W EMcrMa w aa4 Yw 1 @4H-99 ~ f u+e+rxx c sax - At~ssat N r ~. I O `~~ 1J W II ~ I ® w -p. . ~ _ _ I Mar 12 03 02:44p House (408J867-5699 p.i go?itle Reports -Find Target Property Page 1 of 3 ` ~~, ,r ~ ~ 1. III ~,~ ,~~ a~-t-E-~ :.~+~ ~ , I ... ~. goTitle Reports -Find Target Property 'Find Target Property ~ ,~ Y'1131V1'-1vg;TY;~=21720'Villa'Oaks Lny~Saratog'a CA 9501.0: ~ .n ~ Geo Level: 0; Goad APN: 10378001 VIEW'_Sliieu,:vlark S & Yuraw; 21778 Villa Oaks La, Saratoga, CA 95070'" ~ t~; H^'~. !: 0 Good .tPN: 50378001 / \~ Geo Leve ~ l VVV (~n~.l" ~.~ Riding;I:enneth L &: Marilyn G Tr, 21836 Villa Oa2:s Ln IS00, Saratoga, CA 95Q70 ~~" Geo,'.evel:O.Good APN: 50378003 •~~~' ~ ~ 1 ~ `~~` VIEti~ Blait*1er Construction Inc, 21888 Villa Oaks Ln, Saratoga, CA 95070 `=1 `"~ v~,xv :9'i ~- :.... VIE~'V Bro~~id;Andrew" J Bt>Pantela^E;'21952Yilla Oa"lss 7:n; Sarstbba, CA~ 95 0 Gw Level, 0. Good APN: 30378005 W Maidava;SiEendra B`'I`r Trtal; 22010 Vrlla Qals~Ln; Saratoga, CA 9a0~0 Geo Level: 0, Cood APN: 5037800b VIEW Quesii~l'Greg~ryL&iiichelle`LTr;~~2068-Viil'aOaFs'I:n,Saiatoga,~~9` Geo Level: 0, Cood APN: 50378007 :.-., , VIEW G~tafoun Saeid & :4tousa, 22126 Villa Oak§ Ln, Saratoga, CA 95®70 Goo Leve! 0 Gaod APN: SCJ 7800E V1EW:_CaistensCliris & Angela, L188 Villa Oaks Ln, Saratoga;'CA:450'10 Ceo LevcJ.• 0. Good .lPN: 5037300.9 YEW. Kingsley,Jeirrey R & Beth A, 1362.5 Leer Tt-ail CT, Saratoga, CA 95070 Geo Level: 0. Goad dPN: 50378011 ~'~' Kao,Rao J, 22071 Deer Trai] CT, Saratoga, CA 95070 Gea Level: 0, Goad APN: 303;80!3 1~ IEV41, Magner,John A & Heidi L, 13575 Deer Trail CT, Saratoga, GA y5070 Gco Le~~l: 0, Good APN: 30378014 ~l~ • httpJlww~u.gotitle.comlcgi-binlfindtarget.asp?dgood=%2rcgi-bin%2F; eport.asp&dbad=%... 3/12/ZUU3 ~r~~~~6 iMar 12 03 02:44p Howse-, goTitle Reports - Fird Target Property • • (4081867-5699 p.2 Page 2 of 3 VI, + 1.~1~. Pappanastos,P~te, 13475 Decr Trail CT, Saratoga, CA 95070 Geo Level: 0, Good .9PN.• 5037801 S VIEW'. Jue,Jimrny & Ei]een R Tr, 21903 Villa Oaks Ln, Saratoga, CA 95070 ~+ Geo level: D. Good ,lPN: 503;8016 YI.EV!', Lie(,1ce,L~avid M & Nancy K Tr, 21847 Villa Oaks Ln, Saratoga, CA 95070: Geolc~•ef: Q Goiu! APN: 503780/7 'VII+,4V Rosendin,Micha~l L & Stella D Tr, ] 3504 Deer Trail CT, Saratoga, CA 95070 Geo!.evel: 0, Good .dPN: 90378019 ~'1EW Beach,Richard G & SharonTr, 13536 Deer Trail CT, Saratogz, CA 95070 Geo LeveL• 0, Good APN: 50378020 VL~'_Yan,Tr, 1356b Deer Trail CT, Saratoga, CA 95070 ~' APN: So37soal cea Le~~er: o, Good YIEVV Rogers,Robert A & Debbra H, 1356 Deer Trail CT, Saratoga, CA 95070 . ~ Geotevel: 0, Good APN: 50378021 . y~?V Cotuell,Edward P & Garol S, 13635 Deer Trail CT, Saratoga, CA 95070 "~ APN: 5037d023 Geo Level: 0. Good VLE~'~' Haynes,5teven D c~c Khanna D, 22111 Villa Oaks Ln, Saratoga, CA 95070 Geo Level: 0, Good APN: 503780a~ VI,~~Uppal,inderjit S & Paramjit K, 22183 Villa Oaks Ln, Saratoga, CA 45070 Geo Level: 0, Good .A?N: 50373026 VIEW Coceiatdi,Anthony, 22631 Nlount Eden Rd, Saratoga, CA 95070 Cea Level.• 0, Good -APN: 50378017 YiEVV_Cocciardi,Anthcny ckgiavatma, 0, 0 Geo Level: 9. Poor APN: 50378028 VI.EtiV Haynes,Ste~~ru D c@ P.hattna D, 0 Vi11a Oaks Ln, Saratoga, CA 95070 . Geo Level: !, Good APN: 50373019 . +~ ~~E~L,~Tcq~.;Rathin'&: Geraldine G 7r; 22665 Garrod Rd, Saramga, CA 95070 . Geo Level: 0, Coon APN: 50373030 V1I_W Neogy,t~athin & Geraldine G Tr, 0 Garrad, Saratoga, CA 95070 /// __y Geo Level: /, Goad APN: 50373031 •~ ~'I;~+~'.Mostaan,P:iniz, 0.0 r~ ~~ ,- ~~ Geo Leve/: 9. Poor AP.'J: 3037303? \ ~, y,~~~ U`~' VIL~Mestaan,Parvu, 0, 0 / Geo Level: 9, Poa• APN.• 50373035 http://www.gotitle.com/cgi-birvfindtarget.asp?dgood=0/n2Fcgi-buy%2Freport.asp&dbad=%... 3! 12i2+J03 ~;~~~'7• 03/12/2003 18:08 F.4.Y 4083953976 GibbonslCra~er [002 ' ~ ~ ,. &a:w.:L. .x~b~' ^~c~;y4 afi'r~'~~ i i ~ ~ ~ ~ .' . r~ ~ . .~ gaTitle Repprts - Find target Property Find Target Property ' ~ . 4V Imdad H & Sitara A Tt, 0 Otd nak Way, Saratoga, CA 95070 Cw Level: 1, Coad APN.• 5031 SOu VIY+,`4V House David L, G Gid Oak Way, Surotoga, CA 95070 GeoLevd: I, Goad APN: J031JOSD - V~~.House David L, G Old Oak Way, Saracoge, CA 95070 GeoLesel: I. Goad APN: JOJIJOOJ v~~House David L, G Old Oak Way, Saratoga, CA 95070. GeoLeveL• 1, Good APN: J031JOSS VIFV~ House,l7avid L,13s40 Old Oak Way, Saratoga, CA 95070 CsoLcvsl: D, Cuod ,lPN: 10313064 ~V Y'~ Habib,Getard J dt Michelle E,1334I Old Oak Way, Sa*atoga, CA 93070 GeoLcvci; 0. Gao~d A.aN: 30115012 + ~~V Habib,Gcrard J & Miaholla E, 13342 01d Gak Way, Saratoga, CA 95070 ' CsolcvcL• P, Good +lPN: 50313062 ~'W Lec/asato Trust, ]33b0 Old Gak VPay, Saratoga, CA 95070 GsatcveL 0, Goad dPN: JC3J6012 VIE~Y Mcguffin,James 0,133b3 Old Oak Way, Saratoga, CA 95070 Ceo Level: 0, Goad APR9 JC3J700I VIE1~ S1ee1~.Tr, 13382 Old Oak Way, Saratoga, CA 95070 CeoleHYl.• 0, Cood APN: fD3J6011 .VIEW ?L~g,Carl W, 13385 Old Oak Way, Saratoga, CA 95070 GwLavel: D, Good dPN: 50357002 ~;~W~.HaIlsElean> ~T &_roml,-13410 01~ Qat,W ay, SarawtaQa. CA 95070 Gdo LavaL• 0, Gcad .APh J035d01D • • ~~~ ~~~ STATE OF CALIFORNIA COUNTY OF SANTA CLAR.A SS. •I I, John F. Livingstone, being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga Planning Commission on the 24th day of March, 2003, that I deposited in the mail room at the City of Saratoga, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to- wit: (See list attached hereto and made part hereof) that said persons are the owners of said property who are entitled to a Notice of Hearing pursuant to the Zoning Ordinance of the City of Saratoga in that said persons and their addresses are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within S00 feet of the property to be affected by the application Old Oak Way; that on said day there was regular communication by United States Mail to the addresses shown above. sociate Planrier • • AFFIDAVIT OF MAILING NOTICES ~~~~"i City of Saratoga Community Development Department 13777 Fruitvale Avenue , Saratoga, CA 95070 408-868-1222 ' NOTICE OF PUBLIC HEARING The City of Saratoga's Planning Commission announces the following public hearing on Wednesday, the 9`h day of Apri12003, at 7:00 p.m. Located in the City Council Chambers at 13777 Fruitvale Avenue, Saratoga, CA 95070. Details are available at the Saratoga Community Development Department, Monday through Friday 8:00 a.m. - S:OO p.m. APPLICATION #O1-039 (APN 503-15-065) -HOUSE/OLSEN, Parcel 1, Old Oak Way; - Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 7,904 square foot house on a vacant lot. The gross lot size is 11.56 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 24 feet. APPLICATION #O1-040 (APN 503-12-041) - HOUSE/CARGILL, Parcel 2, Old Oak Way; - Request Approval for Design Review and Grading over one thousand cubic yards to construct a new two story 6,647 square foot house on a vacant lot, The gross lot size is 4.24 acres and zoned Hillside Residential. The maximum height of the residence will be approximately 26 feet. 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 maybe limited to raising only those issues you or someone else raised at the Public Hearing. In order for information to be included in the Planning Commission's information packets, written communications should be filed on or before the Tuesday, a week before the meeting. This notice has been sent to all owners of property within 500 feet of the project that is the subject of this notice. The City uses the official roll produced by the County Assessor's office annually, in preparing its notice mailing lists. In some cases, out-of -date information or difficulties with the U.S. Postal Service may result in notices not being delivered to all residents potentially affected by a project. If you believe that your neighbors would be interested in the project described in this notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone in your. Community has as much information as possible concerning this project. John F. Livingstone, AICP Associate Planner 408.868.1231 r~ v~~~'~1 ~e • 300 600 900 12001 • PENINSULA RECREATION INC ORR Or Current Owner Or Current Owner P OX 2759 ~ 12833 STAR RIDGE CT S~TOGA CA 95070 SARATOGA CA 95070_ JOSE W SAN Or Current Owner 374 W SANTA CLARA ST SAN JOSE CA 95113 VINCE S GARROD JOHN R & PAMELA STRINGER C & W LAND INV Or Current Owner ~ Or Current Owner ~ Or Current Owner 22600 MOUNT EDEN RD 22653 GARROD RD 841 BLOSSOM HILL RD SARATOGA CA 95070 SARATOGA CA 95070 SAN JOSE CA 95123 DAVID F & CAROL ANDERSON GERARD J & MICHELLE HABIB DAVID L HOUSE Or Current Owner Or Current Owner Or Current Owner 22661 GARROD RD 13341 OLD OAK WAY 13340 OLD OAK WAY SARATOGA CA 95070 SARATOGA CA 95070 SARATOGA CA 95070 GERARD J & MICHELLE HABIB DAVID L HOUSE Or Current Owner Or Current Owner 13341 OLD OAK WAY 13340 OLD OAK WAY SARATOGA CA 95070 SARATOGA CA 95070 WALTER B & DORA GRENS Or Current Owner 13451 OLD OAK WAY TOGA CA 95070 ~~ RATHIN & GERALDINE NEOGY Or Current Owner 22665 GARROD RD SARATOGA CA 95070 • DAVID M & NANCY LIETZKE Or Current Owner 21847 VILLA OAKS LN SARATOGA CA 95070 MANSOUR SAFAI Or Current Owner 21789 VILLA OAKS LN SARATOGA CA 95070 CARGILL GE & PATRICIA DENG Or Current Owner 13.439 OLD OAK WAY SARATOGA CA 95070 MICHAEL L & STELLA ROSENDIN Or Current Owner 13506 DEER TRAIL CT SARATOGA CA 95070 ~~®~`~3 Smooth Feed SheetsT"" '~ Ranjeet Pancholy 21215 Chadwick Ct Saratoga CA 95070 George Marcinkowski 21143 Chadwick Ct Saratoga CA 95070 Harry Wong 21252 Chadwick Ct. , Saratoga CA 95070 Don Campbell 21258 Chadwick Ct. Saratoga CA 95070 ~, Use template for 5160® , ~, .Philip Williams 21272 Chiquita . "Saratoga CA 95070 • March 27, 2003 TO: Tom Sullivan G FAX: 868-1280 Please send a Planning Commission meeting notice for April 9 to the fol-owin addresses. Vile are particularly interested in any information on the two houses seeking approval on 0Id Oak Way. RANJEET PANCHOL,Y 2129 5 CHADWICK HARRY WONG 21252 CHADWICK PHILIP WI1.LlAMS 21272 CHIQUITA GEORGE MARCINKOVVSKI 21143 CHADWICK ooN CAMPBELL 21258 CHADWICK SARATOGA 95070 Thank,~ou 11~~ AVEIZY~ Address Labels • • ~~ ~~~~'~~ ITEM 4 • C7 REPORT TO THE PLANNING COMMISSION Application No.: #03-052 (Revisions to the R-1, Design Review and Subdivision Ordinances Location: CITYWIDE Applicant/Owner: City of Saratoga Staff Planner: Thomas Sullivan, AIC Date: April 9, 2003 Project Description In an on going effort to make the Ciry of Saratoga. processes and ordinances consistent with one another, Staff is presenting to the Planning Commission a set of amendments to three sections, of the Saratoga Ciry Code. These sections are;15-12 R-1: Single Family Residential Districts;15-45 Design Review: Single Family Dwellings, acid Chapter 14: Subdivisions. These three sections were selected as they are the most widely and often used portions of the Saratoga City Code. The three sections are also inter-related to one another. The proposed amendments not only move towards rectifying practices and the letter of the law but also provide much needed streamlining and clarification. Staff is recommending that the distinction for setbacks before and after May 15,1992, in the R-1: Single Family Residential District be removed. The sections related to allowing commercial parking lots in residential areas are recommended to be removed. Staff is also recommending that section 15-45.030 (f), which penalizes floor area by 1.5% for every one foot of height over 18-feet be deleted. The design review handbook and the Design Review ordinance findings are far better guides to good design than are arbitrary penalties. It is being recommended that the expiration of Design Review approvals be increased from two years to three years. It has become clear that due to the complexity of the single family dwellings designed and constructed in Saratoga along with the uncertain economic climate the two-year limit is not enough time. The requirement for a public hearing aone-year time extension is also recommended to be eliminated. Many of the application requirements that have been put in place by current Staff have been placed in the proposed ordinance. These are simple items that if followed streamline the review process. The 50% percent rule for the reconstruction of existing dwellings has been clarified. In the Administrative Design Review section, the noticing requirement calls for the 10-closest properties to be noticed. Staff is recommending that the noticed area be enlarged to a radius of 250-feet. There are only two amendments being proposed to be made to the Subdivision Ordinance; first is the removal of all references to Building Site Approvals, the second is simply updating the title from Planning Director to Community Development Director. As such, only the individual sections proposed to be amended have been included in the Staff Report and attached ~~~-~ 01 Resolution. Section 15-45.100 is recommended to be removed, as it is confusing and in part contradictory with ARTICLE 15-65 NONCONFORMING USES AND STRUCTURES. Staff has provided the typical for deletions, and bold italic for additions. This seems the best method to present the proposed changes to the Commission. R-1: SINGLE FAMILY RESIDENTIAL DISTRICTS ORDINANCE SECTION Article 15-12 R-1: Single-Family Residential Districts' 15-12.010 Purposes of Article. 15-12.020 Permitted uses. 15-12.030 Conditional uses. 15-12.040 One dwelling unit per site. 15-12.050 Site area. 15-12.060 Density of hillside subdivisions. 15r12.061 Location of building sites. 15-12.070 Site frontage, width and depth. 15-12.080 Site coverage. 15-12.090 Front yard, side yards and rear yards. 15-12.100 Height of structures. 15-12.110 Accessory uses and structures. 15-12.120 Fences, walls and hedges. 15-12.130 Signs. 15-12.140 Off-street parking and loading facilities. 15-12.150 Design review. 15-12.160 Storage of personal property and materials. 15-12.010 Purposes of Article. In addition to the objectives set forth in Section 15-05.020, the single-family residential districts are included in the Zoning Ordinance to achieve the following purposes: (a) To reserve appropriately located areas for family living at a reasonable range of population densities consistent with sound standards of public health and safety. (b) To ensure adequate light, air, privacy and open space for each single-family dwelling unit. (c) To protect single-family dwellings from the congestion and lack of privacy associated with multi-family dwellings. (d) To provide space for community facilities needed to complement residential areas and for institutions, which require a residential environment. (e) To protect residential properties from the hazards, noise and congestion created by commercial and industrial uses. (f) To protect residential properties from fire, explosion, noxious fumes, noise, excessive light or glare and other hazards. ,~ 15-12.020 Permitted uses. The following permitted uses shall be allowed in the R-1 districts: (a) Single-family dwellings. (b) Accessory structures and uses located on the same site as a permitted use, including garages and carports, garden sheds, greenhouses, shade structures, recreation rooms, home hobby shops, cabanas, structures for housing swimming pool equipment, one second dwelling Unit and one guest house. (c) Raising of fruit. and nut trees, vegetables and horticultural specialties, not including nurseries, greenhouses or storage of landscaping equipment products or supplies for commercial uses. (d) Home occupations, conducted in accordance with the regulations prescribed in Article 15-40 of this Chapter. (e) Stables and corrals for the keeping for private use of one horse for each forty thousand square feet of net site area; provided, however, that in the equestrian zone only, one additional horse maybe permitted on the first forty thousand square feet of net site area, and an additional horse may be permitted for each additional forty thousand square feet of net site area. All horses shall be subject to the regulations and license provisions set forth in Section 7-20.220 of this Code. (f) Swimming pools used solely by persons resident on the site and their guests. (g) The keeping for private use of a reasonable number of domestic dogs, cats and other small mammals, birds, fish and small reptiles, subject to the regulations as set forth in Article 7-20 of this Code, and subject also to the restrictions and standards prescribed in Section 15-11.020(h) of this Chapter. (h) Except as specked in section IS-12.030, recreational courts, to be used solely by persons resident on the site and their guests. 15-12.030 Conditional uses. The following conditional uses may be allowed in the R-1 districts, upon the granting of a use permit pursuant to Article 15-55 or Article 15-56 of this Chapter: (a) Accessory structures and uses located on the same site as a conditional use. (b) Community facilities. (c) Institutional facilities. (d) Police and fire stations and other public buildings, structures and facilities. (e) Religious and charitable institutions. (f) Nursing homes and day care facilities, in excess of6clients. (g) Public utility and public service pumping stations, power stations, drainage ways and structures, storage tanks and transmission lines. (h) Recreational courts, to be used solely by persons resident on the site and their guests, where the lot is located in ari R-1 district that is combined with a P-C district or ate is part of a planned residential development. (i) Boarding stables and community stables, subject to the regulations prescribed in Section 7- 20.220 of this Code. (j) Model. homes utilized in connection with the sale of new single-family dwellings in a subdi~rision, located upon a lot within the same subdivision or, in the discretion of the Planning Commission, upon a lot within another subdivision developed by the applicant, for such period ~~~~®3 of time as determined by the Planning Commission, not to exceed an initial term of one year and not exceeding a term of one year for each extension thereof. (k) Cemeteries. ' (1) One second unit, as authorized by a use permit granted pursuant, to Article 15-56 of this Chapter. ~ . comr ErtY~' `JI 1VV 1V1,Q1 JLl l.l. 1, 0.J lAl.lllllu ul v`~..uvia 1 ~ iv.~~v~s~ vi ..+« v~..v»i.i..i..+=~ ~. +....~--.-..-.. ~-, -------- ..~- ------ t ~ • 1 {nj (m) Antenna facilities operated by a public utility for transmitting and receiving cellular telephone and other wireless communications. (Amended by Ord. 71-163 41(part),1996) 15-12.040 One dwelling unit per site. Not more than one dwelling unit shall be located on each site, except for a second dwellingunit pursuant to Article 15-56 of this Chapter. 15-12.050 Site area. The minimum net site area in each R-1 district shall be as follows: ,Intl erior .;Corner Flag. Hillside District Lot .Lot Lot Lot -.= .-- ~.. i ~ 000 j10,000 sq. ft. ;12,000 sq. ft. ,20 00 sq, ft. ~40,000_sq. ft. R-1-10, • ~~~~Q4 500. 12,500 s , ft. ~ , 5,000 s ft. _. R-1-12, q q. ~ ,20,000 sq. ft. 40,000 sq, ft. 1 : R-1-15,000 15,000 sg. ft. ;18,000 sq, ft. ,20,000 sq, ft. j40,000 sq. ft. 'R-1-20,000 20,000 sq. ft. .;24,000 sq. ft. _ 20,000 sq. ft. 40,000 sq. ft. ' R-1-40,000 ,40,000 sq. ft. , :;48,000 sq; ft. (40,000 sq. ft. ~ 40,000 sq. ft. : (Amended by Ord. 71.99 ~ 7,1991) 15-12.060 Density of hillside subdivisions. In the case of a hillside subdivision, as defined in Section 14-10.140 of the Subdivision Ordinance, located within any R-1 district, the maximum number of dwelling units (density) shall be as follows: (a) Determination of density. Except as otherwise provided in subsection (c) of this Section, the maximum density of a hillside subdivision shall be determined by dividing the net site area of the property to be divided by the average acres per dwelling unit, rounding up to the next whole number where a fraction of more than .50 is obtained. (b) Average acres per dwelling unit. The average acres per dwelling unit shall be determined by the following slope/density formula: Average acres per dwelling unit = 1/1.089 - .01778 (S) Where: S =average slope in percent, as calculated in accordance with Section 15-06.630 of this Chapter. (c) Reduction of density. The City may require a reduction in the number of dwelling units below the maximum number otherwise permitted under subsection (a) of this Section if the City determines that such reduction is necessary or appropriate by reason of site conditions Including, bzrtnotlimited to, geologic hazards. 15-12.061 Location of building sites. The average natural grade of the footprint underneath any dwelling unit, swunming pool or other structure shall not exceed thirty percent slope, and no dwelling unit, swimming pool or other structure shall be built upon a slope which exceeds forty percent natural slope at any location under the structure between two five-foot contour lines, except that: (a) A variance pursuant to Article 15-70 of this Chapter may be granted where the findings prescribed in Section 15-70.060 can be made, and (b) An exception under Article 14-35 of the Subdivision Ordinance may be granted where the findings prescribed in Section 14-35.020 can be made. ~_J C~~~~®~ 15-12.070 Site frontage, width and depth. (a) The minimum site frontage, width and depth in each R-1 district shall be as follows: ;Sits e - ;Sitr e 'Site _ _. ;District Frontage Width Depth ' ~ ~ I R-1-10,000 , 0 t. ;85 ;115 ft. ~y ~ R-1-12,500 {65 ft. _ 90 ft. ~ _ _ X120 ft. R-1-15,000 X70 ft. j100 ft, ;125 ft. R-1-20,000 ,80 f~- ;110 tf ,~40 ft: `R-1-40,000: , 100 tf 150 ft. _ ;150 ft. (b) Notwithstanding the provisions of subsection (a) of this Section: (1) The site width of a corner lot shall be not less than one hundred feet. (2) The minimum site frontage on a cul-de-sac turnaround shall be sixty feet where seventy-five percent or more of the frontage abuts the turnaround. (3) The frontage and width of an access corridor to a flag lot shall be not less than twenty feet. 15-12.080 Site coverage. The maximum site coverage, as defined in section IS-06.620(, in each R-1 district shall be as set forth in the following table: ;District .. ;Coverage (percent), ; (. _ . sR-1-10,000 60 ~. _ R-1-12,500 55 R-1-15,000, 'R-1-20;000 j50 i45 R-1-40,000 135 (Amended by Ord. 71.99 4 8,1991; Ord. 71-1114.1,1992; Ord. 71-185 41 (part), 1998) 15-12.090 Front yard, side yards and rear yards. (a) The minimum yard requirements for all lots in the R-1 district, ,are as follows: (1) Front yard. The minimum front yard of any lot in each R-1 district shall be the distance indicated in the following table: • • ~~~~~~ i District Front Yard ' R-1-10,000 ~ 25 ft. R-1-12,500. 25 ft. R-1-15,000 25 ft. R-1-20,000 30 ft. R-1-40,000 30 ft. (2) Side yards of interior lots. The minimum side yard of any interior lot in each R-1 district shall be the distance indicated in the following table for each side yard: First Floor Individual Second Floor Individual District Side Yards Side Yards R-1-10,000 10 ft. 15 ft. R-1-12,500 10 ft. 15 ft. R-1-15,000 12 ft. 17 ft. R-1-20,000 15 ft. 20 ft. R-1-40,000 20 ft. 25 ft. (3) Side yards of corner lots. The minimum side yard of any corner lot in each R-1 district shall be the distance indicated in the following table: First Floor Second Floor First Floor Second Floor Interior Interior Exterior Exterior District Side Yard Side Yard Side Yard Side Yard R-1-10,000 10 ft. 15 ft. 25 ft. 30 ft. R-1-12,500 10 ft. 15 ft. 25 ft. 30 ft. R-1-15,000 12 ft. 17 ft. 25 ft. 30 ft. R-1-20,000 15 ft. 20 ft. 25 ft. 30 ft. R-1-40,000 20 ft. 25 ft. 25 ft. 30 ft. (4) Rear yards of corner lots. The minimum rear yard of any corner lot in each R-1 district shall be the distance indicated in the following table: V~~~~~ i 'District First floor Second floor ' Rear Yard , ~ Rear Yard R-1-10,000 10 ft: 10 ft. R-1-12,500 10 ft. 10 ft. R-1-15,000 12 ft. 12 ft. ~ R-1-20,000 15 ft. 15 ft. R-1-40,000 20 ft. 20 ft. (5) Rear yards of interior lots. The minimum rear yard of any interior lot in each R-1 district shall be the distance indicated in the following table: First floor Second floor District Rear Yard Rear Yard R-1-10,000 25 ft. 35 ft. R-1-12,500 25 ft. 35 ft. R-1-15,000 30 ft. 40 ft. R-1-20,000 35 ft. 45 ft. - R-1-40,000 50 ft. ~ 60 ft. eft R~}~586 ~5-fr R~15;~@6 ~-5~t: R~fr886 3~6-ft: fr,868 ~~ fle i$fr i5-ft: i~-fr. ~6-ft- X566 i$ft: i~-fr. i~-ft: ~6~t: x;668 i~~t eft- irrft ~$fr ~=}=2866 i5-fr ~frfr ~frft eft: 888 ~8-ft: mfr ~-5~-ft: 38~t: X6;@88 ~5-fr. ~rfr. ~i~68 eft X5;688 ~6-fr. 3~-ft: ~~6;6@8 3sft: 35 ft T 7lCT~T~ JC~I ~ ~ ~ . n ~~~©~ ~,~96 2rfr 3rft: 8~ 38-ft: ~$ft ~@~66 3~-ft: ~-5-ft: 6@ ~9--fr. 66-ft (b)-(c) For the purpose of this Article, `bacant lot" means a parcel with no existing single-family dwelling. (c) {~ Determination of yards for flag lots. On a flag lot with an average width that exceeds its average' depth, the longer dimension may be considered the depth for the purpose of measuring the front, side and rear yards, unless to do so would adversely affect the lot's normal yard orientation in relation to adjacent lots. (Amended by Ord. 71.99 4 9,1991; Ord. 71-106 ~ 2,1992; Amended during 5/95 supplement: Amended by Ord. 205 4 2, 2002) • 15-12.100 Height of structures. (a) No single-family dwelling shall exceed twenty-six feet in height and no other type of main structure shall exceed thirty feet in height. Exceptions to these limitations may be approved pursuant to a Use Permit and Design Review issued in accordance with Article 15-SS of this Code if the additional height is necessary in order to adhere to a speck architectural style. The additional height may only be granted in the R-I 20,000 and R 140,000 zoned districts. (b) No accessory structure shall exceed trovelve fifteen feet in height; provided, however, the Planning Commission may approve of an accessory structure extending up to fifteen twentyfeet in height if the Commission finds and determines that: (1) The additional height is necessary in order to establish architectural compatibility with the main structure on the site; and (2) The accessory structure will be compatible with the surrounding neighborhood. (c) No structure shall exceed two stories, except that pursuant to a use permit issued under Article 15-55 of this Chapter, athree-story. structure may be allowed for an institutional facility located upon a site designated for quasi-public facilities (QPF) in the General Plan, where the average slope underneath the structure is ten percent or greater and a stepped building pad is used. (Amended by Ord. 71.87 41,1991) 15-12.110 Accessory uses and structures. ~~~~~~~ Accessory uses, and .structures shall comply with the special rules as set forth in Section 15- 80.030 of this Chapter. 15-12.120 Fences, walls and hedges. Fences, walls and hedges shall comply with the regulations set forth in Article 15-29 of this Chapter. 15-12.130 Signs. No sign of any character shall be erected or displayed in any R-1 district, except as permitted under the regulations set forth in Article 15-30 of this Chapter. 15-12.140 Off-street parking and loading facilities. Off-street parking and loading facilities shall be provided for each use on the site, in accordance with the regulations set forth in Article 15-35 of this Chapter. 15-12.150 Design review. The construction or expansion of any main or accessory structure in an R-1 district shall comply with the applicable design review regulations set forth in Article 15-45 -_ "- =_ -' - ' °- " ` of this Chapter. 15-12.160 Storage of personal property and materials. (a) , . Unenclosed storage of personal property is not permitted in anyR-1 district. (b) ''ter No portion of any required front yard, and no portion of any required exterior side or rear yard of corner lots, and rear yards of double frontage lots, except as hereinafter provided, shall for any period of time in excess of five consecutive days be used for the unenclosed storage of any of the following: (1) Motor vehicles except automobiles in fully operational condition and currently registered and licensed for operation on public highways and in normal daily use by the occupants of the site. (2) Trailers of any kind or make. Camper units detached from the truck or other motor vehicle for which they are designed or customarily used shall be considered trailers for the purpose of this Section. (3) Boats. (4) Parts of any of the-items of property described in (1), (2) or (3) of this subsection. (5) Building or construction materials, except those materials reasonably required for work under construction on the premises pursuant to a valid and effective building perrmt issued u1 ~~~~'~.1 accord with Chapter 16 of this Code. (6) Trash, garbage or refuse, except as provided by Article 7-OS in Chapter 7 of this Code. Any of the foregoing items of property which have been stored on a site or yard described herein for ,less than five consecutive days and then removed, shall not again be stored on such site or yard unless in compliance with subsection (c) of this Section. or pursuant to a temporary use permit issued pursuant to subsection (d) of this Section. (c) The items of property described in subsection (b) of this Section may be stored in exterior side and rear yards of corner lots and rear yards of double frontage lots for periods in excess of, five consecutive days where a fence has been legally constructed of sufficient height and of a type which screens the stored property from public view and reasonably prevents such property from becoming a nuisance. (d) The Plarming-i3irettor Community Development Director shall have power arathority, in cases of practical difficulty or hardship, to grant temporary use permits for storage of the items of property described in subsection (b) of this Section in front, side or.rear yards of sites for limited periods of time in excess of five consecutive days. Application for such storage permits shall be in writing, on forms furnished by the Ciry, and any permit issued pursuant thereto shall be in writing, shall describe the personal property to be stored, and the location and time limit of the storage. The P}anrring-~irector Community Development Director may impose reasonable conditions in any such storage permit, which shall be agreed to in writing on the face of the permit by the applicant prior to the permit being issued. (e) For purposes of this section, the term `~anenclosed storage" means storage of items which are not completely enclosed within a structure or completely screened from public view by a permanent solid fence or wall which structure, fence or wall has been constructed or installed in accordance with Chapter 15 of this Code. (Amended by Ord. 71-156 ~ 1,1995) DESIGN REVIEW ORDINANCE SECTION Article 15-45 Design Review: Single-Family Dwelling 15-45.010 Purposes of Article. 15-45.020 Compliance with development standards. 15-45.030 Allowable floor area. 15-45.040 Setbacks. 15-45.045 Creek protection setbacks. 15<45.050 Underfloor clearance. 15-45.055 Residential Design Handbook. 15-45.060 Requirement for design review; public hearing. 15-45.065 Administrative design review. 15-45.070 Application requirements. 1S-45.080 Design review findings. 15-45.085 Off Site Improvements 15-45.090 Expiration of review approval; extension; tolling of time period. 15-45.100 Replacement of destroyed structures. 15-45.110 Appeals to Ciry Council. 15-45.010 Purposes of Article. It is the policy of the City to review the proposed construction or significant expansion of single-family dwellings and certain accessory structures under circumstances where such structures might have the reasonable potential to constitute an invasion of privacy, unreasonable interference with views, light or aYrcl air, azrcl or create adverse impacts upon the aesthetic character of neighboring residential structures. The purpose of this Article is to establish standards and procedures to be followed with respect to the design review of single- , family dwellings and certain accessory structures to ensure that new development occurs in a manner, which is consistent with the objectives of this Chapter and the policies of the General Plan. 15-45.020 Compliance with development standards. No single-family main- structure or accessory structure shall be constructed or sign~cantly expanded within any A, R-1, HR, R-OS or R-M district unless the proposed structure or expansion complies with the floor area standards contained in Section 15-45.030 of this Article and the setback requirements contained in Section 15-45.040 of this Article. In the event of a conflict between the floor area and setback requirements in Article 15-45 and the standards set forth in the R-OS zone district, the more restrictive standard shall govern. For the purposes of this Article, the terms "significantly expanded or "significant expansion" shall mean an expansion exceeding 100 square feet. The Planning Commission shall have authority to grant a variance from such regulations pursuant to Article 15-70 of this Chapter. (Amended by Ord. 71.98 ~ 10,1991; Ord. 71.113 ~ 9,1992) 15-45.030 Allowable floor area. (a) Definition. As used in this Article, the term "allowable floor area" means the maximum gross floor area of the main structure (including any garage constituting a portion thereof), plus any accessory structures. For purposes of calculating allowable floor area, any space with an interior height of fifteen feet or greater shall be doubled: The allowable floor area is based upon the net site area size and slope of the lot and the height of the main structure to be constructed or existing thereon as computed in accordance with the provisions of this Section. Net site area shall be calculated in accordance with section IS-06.620 of this Code. (b) Maximum standards. The standards set forth in this Section are intended to be maximum figures and the Planning Commission may, in consideringany case application, require that the floor area be reduced below the applicable standard if such reduction is necessary in order to make the findings prescribed in Section 15-45.080 of this Article. (c) Slope adjustment. If the average slope of the lot is more than ten percent, the net site area of the lot shall be reduced by a percentage amount based upon the average slope and calculated as follows: f Average Slope o f the Lot ~ Percentage o f Net Site =Area to be Deducted ~' 10.01--20% 10% plus 2% for each 1 percent of slope over '; 10%~ • a 20.01--30% 30% plug 3% for each 1 percent of slope over 20%~' ~, Over 30% ~ 60% Where the average slope is a fractional number, 'it shall be rounded up to the next whole number. (d) Floor area standards. After reducing the net site area by the amount required for. the slope adjustment under subsection (c) of this Section, if any, the floor. area standard for the lot shall be determined in accordance with the table set forth below: Size of Lot Net Site Areal Floor Area Standard __~_ a E ---- --~ LCJJ Llldll J,VVV Jl.l. ll. ~ , 1 V I.JL u~.. ~,l.iiiuu~u ~~ i •cauuui~ vvaiuaai..~v.vi. i E 5,000--10,000 sq. ft. 2,400 sq. ft. plus 160 sq. ft. for each 1,000 sq: ~ ft. of net site area over 5_;000 sq. ft's ~ 10,001--15,000 sq. ft. 3,200 sq. ft. plus 170 sq. ft. for each 1,000 sq. `' ~ ft. of net site area over 10,000 sq. ft.'s 15,001--40,000 sq. ft. i 4,050 sq: ft. plus 78 sq. ft. for each 1,000 sq. i ft. of -net site area over 15,000 sq. ft.'s € 40,001--80,000 sq. ft. 6,000 sq. ft. plus 20 sq. ft. for each *,000 sq. ~ ft. of net site area over 40,000. sq. ft. ~ d- ---- y --- 80,001--200,000 sq. ft. ~ 6,800 sq. ft. plus 10 sq. ft. for each 1,000 sq. f 's 80 000 f ~ sq. t. , net site area over ft. o 200,000 + 8,000 sq. ft. is the maximum allowable square footage. ~ -- - _ ._~ 'Where division of the net site area by 1000 results in a fractional. number the product shall be rounded up to the next whole number. {fj (e) Maximum floor area allowed for R-1, HR and A Zone districts. In the Zone Districts listed below the ~re maximum allowable floor area shall be the lesser of the Floor Area Standards or the Maximum Floor Area specified as~n-escribed in the following table: Zone District Maxirnum Floor Area • • • R-1=-10,000 ___. ~R-1-=(2,500 _~ 4,400 ' _ ~_ __V___~ 4,830 R-1--15,000 ~ ~ ~ 5,220 ~ ~ ~ ~ ~ ~ R-1--20,000 ~~ ~ ~ _ ! 6,000 ---~-_ R-1--40;000 7,200 HR and A 8,000 T 1 ll1 !1/ , 1!1 T ~ 1 , - '1 Gl1l1 T 7 7 G nnR , , , T l 1 /1 !1!1/1 ~• , LUI1C 111bL _ 111W. • ~ e ~ ~ v e e i i ~ f 1L~ AC AAA (~__'___-'___ 1 ) 1 - ) ) 1 > > 15-45.045 Creek protection setbacks. . (a) Purpose, application. Where a protected creek passes through or along a building site or is otherwise located on the site, and in order to provide for the future protection of creeks, including creek banks and riparian habitat, building setbacks for any new construction shall be . measured from the top of the creek bank(s) on the site rather than from the property fines of the -site. The required setback shall be the minimum setback prescribed for the applicable zoning district. (b) Existing structures. Any existing structure, which .encroaches into the creek protection setbacks, shall be considered nonconforming, and shall be regulated by Article 15-65, Nonconforming Uses and Structures. Any new additions to an existing structure shall comply with the creek protection setbacks requirements. (c) Accessory structures. An accessory structures may be permitted within a the creek protection setbacks subject to compliance with the special rules as set forth in Section 15-80.030 of this Chapter. . (d) Location of top of creek bank. The site plans for the proposed new construction shall show the location of the top of the protected creek bank. "Creek bank" means the sides of a ~~~~~5 watercourse, the top of which -shall be the topographic line roughly parallel to stream. centerline where the side slopes intersect the plane of ground traversed by the watercourse. Where creek banks do not distinguishably end, the City or Santa Clara Malley Water District shall determine the top of such banks. 15-45.050 Underfloor clearance. Each r4~1 new single-family main structures accessory structures, or additions thereto, shall be designed to follow the slope of the site so as to reduce the clearance between ground floor levels and natural or finish grade, whichever measurement is greater, to not more than five feet. This does not apply to any decks or balconi-esy above ground floor level. . (Amended by Ord. 71-106 4 8, 1992; Ord. 71-178 4 3,1998) 15-45.055 Residential Design Handbook. All projects for the construction or expansion of asingle-family main structure or an accessory structure shall be consistent with the policies and implementation techniques described in the City of Saratoga Residential Design Handbook. , The Residential Design Handbook embodies and illustrates the intent of the design review findings prescribed in Section 15-45.080 of this Article.. A copy of the Residential Design Handbook shall be kept on file and available for public review at the offices of the Community Development Director. The Residential Design Handbook was adopted by the City Council on November 2,1988. 15-45.060 Requirement for design review; public hearing. (a) In each of the following cases, no building permit shall be issued for the construction, reconstruction or significantexpansion of asingle-family main structure or accessory structure in any A, R-l, HR, or R-OS district until such structure has received design review approval by the Planning Commission pursuant to this Article: (1) Any newmulti-story main structureor multi-story accessory structure: (2) Any conversion of a single-story structure to a multi-story structure, except where such conversion does not result in any exterior modifications to the existing structure beyond the installation of skylights in the roof. (3) Any new single-story structure or addition to a single story structure over eighteen feet in height. (4) Whenever design review is .specifically required under the terms or conditions of any tentative or final subdivision .map, ,use permit, variance or conditional rezoning. (5) Any main structure to be constructed upon a lot having a net site area of less than five thousand square feet. (6) Whenever, as a result of the proposed construction, reconstruction or expansion, the gross floor area of all structures on the site will exceed six thousand square feet. {$) (7) Whenever, in the opinion of the i~larnrirtg Community Development Director, the construction, reconstruction or significant expansion of a main or accessory structure may be incompatible with the neighborhood, or may create a perception of excessive mass or bulk, or may unreasonably interfere with views or privacy, or may cause excessive damage to the natural environment, or may result in excessive intensification of the use or development of the site. (8) Whenever as a result of reconstruction, replacement or expansion of a single story structure over eighteen feet inheight ormulti-story main or accessory structure more than SO% of existing exterior walls are removed or altered. The reconstruction of more than SO % of the existing exterior walls of a single story structure over eighteen feet in height or a multi-story main structure or an accessory structure shall be processed as new construction and considered a newstructure. (b) A public hearing on the application for design review approval under this Article shall be required. Notice of the public hearing shall be given not less than ten days nor more than thirty days prior to the date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the applicant and to all persons whose names appear on the latest available assessment roll of the County as owning property within five hundred feet of the boundaries of the site which is the subject of the application. Notice of the public hearing shall also be published once in a newspaper having general circulation in the City not later than ten days prior to the date of the hearing. (Amended by Ord. 71.98 411,1991; Ord. 71.113 410,1992; Ord. 71- 179 41,1998) 15-45.065 Administrative design review. (a) In each of the following cases, no building permit shall be issued for the construction, reconstruction, replacement or significant expansion of asingle-family structure or structure in any A, R- 1, HR, or R-OS district until such structure has received administrative design review approval by the Community Development Director, pursuant to this Article: (1) New single-story residences and accessory structures greater than 250 square feet in gross floor area. (2) Major additions in size, defined as: (a) The addition expansion by or reconstruction of, fifty percent or more of an existing main or accessory structure. (b) or-as A one hundred square feet or greater addition to or reconstruction to ofthe second story of a main or accessory structure. (c) The replacement, removal and replacement of fjfty percent or more of the exterior walls ofa main or accessory structure. (3) Addition of a basement to an existing structure and enlargement of basements. (b) The, application for administrative design review approval shall comply with Section 15- 45.070. , . The Director shall not grant design review approval unless the findings set forth in Section 15-45.080 have been may be made. (c) If the Director intends to approve the application , a "Notice of Intent to Approve" will be mailed to all thr rreigh~oring property owners within 250 feet of the subject property and to others as deemed appropriate. All d interested parties will have ten ~.~ ~~~s~~.`7 IS-calendar days from the date of the "Notice of Intent to Approve" in which to review or appeal the application and provide written comments to the Community Development Director., The Community Development Director shall approve or deny the application within IS-days of the close of the review period and shall mail notice of the decision to the applicant and to any party that has requested a copy of such notice. The Community Development Director's decision is appealable to the Planning Commission within IS- calender days of the Director's decision to approve the application.. The Planning Commission at a public hearing will review any appeal. Notwithstanding, Section 15-45.110 or Section 15- 90.020, the decision of the Planning Commission on the appeal shall be final and not subject to appeal to the City Council. (d) If the application is not approved by staff the Community Development Director, then the applicant may file an appeal within 15 calendar days of the Director's decision or deadline to render a decision and have the application heard by go through the Planning Commission at a de novo public hearing process. 15>45.070 Application requirements. (a) Application for Design Review approval, or Administrative Design Review approval shall be filed with the Community Development Director. , sliall-presctibe. The application shall include the following exhibits: (1) Site plan showing property lines, easements and dimensions, all existing and proposed structure setbacks, building envelope, existing and proposed fencing, topography, location of all trees over twelve inches in diameter as measured two feet above grade, and-areas of dense. vegetation and creeks and creek banks. The site plan shall be oriented with north towards the top of the page. The scale of the drawing shall be clearly noted. The site plan shall be prepared and stamped by a Licensed Land Surveyor or Registered .Civil Engineer authorized to conduct surveys. (2) A statement of energy conserving features proposed for the project. Such features may include, but are not limited to, use of solar panels for domestic hot water or space heating, or production of electricity, passive solar building design, insulation beyond that required under State law, insulated windows, or solar shading devices. Upon request, the applicant shall submit a solar shade study if determined necessary by the Community Development Director. (3) Architectural ~ elevations of the existing and proposed structures showing exterior materials, roof materials and window treatment. The scale of the elevations shall be clearly noted. (4) Cross sections for all projects located on a hillside lot, together with an aerial photograph of the site if requested by the plain ' Community Development Director. The scale of the cross sections shall be clearlynoted. (5) Engineered grading and drainage plans, including cross sections if the structure is to be constructed on a hillside lot. Disposition of on-site storm water shall be consistent with the ~~~~~~~~ provisions of the. Santa Clara valley Urban Runoff Pollution Prevention Program requirements. The scale of thegrading and drainage plans shall be clearly noted. (6) Floor plans that indicate total gross floor area, determined in accordance with Section 15- 06.280 of this Chapter. A small-scale schematic demonstrating how the total floor area was calculated shall be provided. (7) Roof plans which showridges, valleys and skylights. (8) Landscape plans showing landscape design, plant selection and irrigation design that conforms to the provisions of Article IS-47 of this code and with the provisions of the Santa Clara [alley Urban RunoffPollution Prevention Program requirements. (9) Preliminary title report, not more than six months old,. skoro~ing listing all parties having any interest in the property. The preliminary title report shall also showarrd any easements, encumbrances and restrictions, which benefit or burden the property. (10) Such additional exhibits or information as may be required by the Community Development Director in order to allow the City to determine whether the findings set forth in section IS-45.080 can be made. All exhibits shall be drawn to scale, dated and signed by the person preparing the exhibit. Copies of all plans to be submitted shall consist of two sets drawn on sheets eighteen inches by twenty-eight inches in size and eleven reduced sets on sheets eleven inches by seventeen inches in size. (11) A geotechnical clearance as defined in Section 15-06325 of this Code, if required by the City Fngine~er-Public Works Director. (IZ) A written statement describing how the proposed project is consistent with the required design review policies and techniques shall be provided at the time ofapplication. (13) The cover or title sheet shall contain a technical data box containing the following information: (a) Owners name, address and phone number. (b) The General Plan Land Use designation and Zoning of the property. (c) The Assessor`s Parcel Number of the property. (d) Gross and net site area of the property. (e) Site coverage, setbacks and floor area. (f) Square footage ofproposed new construction (g) Square footage ofany structures proposed to be demolished. (14) A written statement verifying that each adjoining landowner and the landowners In general vicinity have been consulted regarding the specific plans for the proposed project and describing the process used for these consultations. b) The application shall be accompanied by the payment of a deposit to cover the cost of ,processing the application. The amount of the deposit is set by City Council Resolution and may change from time to time. All time and material used to process the application shall be charged against the deposit. If .during the processing of such proposed project the deposit amount has been reduced to 20% of the initial deposit amount an additional deposit will be required. If there are funds remaining after the proposed project has been approved the remaining funds shall be returned. fee, ' 15-45.080 Design review findings. ~~~~~~ Design Review or Administrative Design Review approval shall not begranted unless all of i . the following findings have been made in the affirmative by the reviewing authority.• (a) ,Avoid unreasonable interference with views and ,privacy. The height; elevations. and placement on the site of the proposed main structure or accessory structure, , w111 avoid. unreasonable interference with views and privacy, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhoods; and (ii) community viewsheds ~ •; (b) Preserve natural landscape. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimizing 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. (c) Minimize perception of excessive bulk. The proposed main structure or accessory structure 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. (d) Compatible bulk and height. The proposed main structure or accessory structure will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the unmediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and/or air of adjacent properties nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. (e) Current grading and erosion control. methods. The proposed site development or grading plan incorporates current grading and erosion control standards adopted by the City and/or imposed by the Santa Clara Valley Urban RunoffPollution Prevention Program. (f) Design policies and techniques. The proposed main structure or accessory structure 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. (Amended by Ord. 71.99 4 27,1991) IS-45.085 Off Site Improvements. . The findings specified in section IS-45.080 may be made subject to conditions reasonably related to the project and to the findings required for approval. Conditions may include, but are not limited to, the following.• (a) Construction orrepair ofcurb, gutters and sidewalks. (b) Water or sewermain extensions. (c) Storm drain installation. (d)Dedication of property or easements for utilities, street lighting, public right-of-- way, trails, etc. (e) Installation ofstreet trees. (~ Completion ofstreet wideningpaving to propertyline. (g) Repair or reconstruction of street paving prior to the issuance of a certificate of occupancy. (h) Undergrounding of existing overhead utility lines from closest exiting distribution pole to the new structure. 15-45.090 Expiration of Design Reviewapproval; extension; tolling of time period. (a) Fach Hdesign review approvals granted pursuant to this Article shall expire t^n~nty=four thirty-six months from the date on which the approval became effective, unless prior to such expiration date a building permit is issued ' and construction thereof is commenced. (b) A Ddesign review approvals maybe extended for a period orperiodsof twelve months time by the .Community Development Director. Any ate application for extension shall be filed prior to the expiration date, and shall be accompanied by the payment of a fee in such amount as established from time to time by resolution of the Ciry Council. . .Extension of design review approval is not a matter of right and the approving authority may deny the application or grant the application carne subject to conditions. Neither the period of time specified in subsection (a) of this Section nor any extension period shall include the period of time during which a lawsuit involving the approval or conditional approval of the design review is or was pending in a court of competent jurisdiction., ' (c) A Ddesign review approvals approvecl in conjunction with an approved tentative subdivision map or approved use permit, or both, may be extended for a period or periods of time rrot - not to exceed the time authorized Under section 14-20.080(b) of this Code. The application for extension shall be filed in the manner prescribed in and shall be reviewed in accordance with the standards set forth in, Section 14-20.080(b) or Section 15- 55.090(b) of the Code, respectively. (Amended by Ord. 71-119 41 (part), 1993) ~~ - 7.7 V 1 L1llJ L11 lll.lL, iJ uauia~~u vi u~.~a.i ~,~~..~ .~.+ .~. ~.-~.^- ~ ~-- - ---, --__ __ __-._---- , , e i 15-45.110 Appeals to City Council. Except as otherwise specified in this Article, a z~rtp decision or determination made by the Planning Commission under this Article may be appealed to the City Council in accordance with the procedure set forth in Article 15-90 of this Chapter. SUBDIVISION ORDINANCE SECTIONS 14-05.020 Purposes of Chapter. The purposes of this Chapter shall be to promote and protect the public health, safety and general welfare, including the following more specific purposes: (a) To regulate and control the division of land and the development of single undivided sites ~~Q~~~1 within the City. (b) To,implement and supplement the provisions of the State Subdivision Map Act with respect to the design and improvement of subdivisions, the form and content of maps, and the procedures to be followed in securing approval by the City of such maps , sm~gle~ites ' (c) To promote orderly growth and development, preservation of open space, and proper use of land. (d) To provide for adequate services and public facilities and proper traffic circulation. , (e) To implement the goals and policies of the City's General Plan and any applicable specific plan. 14-05.030 Conformity with General Plan and Zoning Ordinance. (a) Nothing contained in this Chapter, nor any act or forbearance done or permitted hereunder, shall waive or relieve compliance with any other ordinance of the City. Neither final map shall be granted for any lot, site or subdivision which is not in conformity with the Zoning Ordinance as contained in Chapter 15 of this Code, or which has been or is created in violation of such Zoning Ordinance, or which is not consistent with the General Plan or any applicable specific plan, or for any intended use which would not be in conformity with the district regulations in which said lot, site or subdivision lies at the time of final approval. (b) The advisory agency may, but need not, tentatively approve a map dirrgsite for lot sizes or uses contrary to existing zoning regulations governing the lot, site or subdivision, in contemplation of a change in zoning regulations to make such lots or uses conform therewith, but only after recommending such change to the City Council after public hearing thereon in accord with the Zoning Ordinance, and so long as it is still consistent with the General Plan. and any applicable specific plan. Any such tentative approval shall be at the sole risk of the subdivider or owner, and shall not become binding on the City for any purpose unless and until such change in zoning regulations is legally and finally adopted.. 14-OS.040 Designation of advisory agency. (a) The Planning Commission is hereby designated as the advisory agency for all decisions and determinations under this Chapter. (b) There is hereby delegated to the advisory agency the power to approve, conditionally approve or disapprove tentative maps arrc~-bui~r~fmg-sites, together with extensions and modifications thereof, the power to determine consistency or lack of consistency of a proposed tentative map with the General Plan and any, applicable specific plan, and without limiting the foregoing, the power to make the determinations prescribed in Sections 66473.5, 66474 and 66474.6 of the Subdivision Map Act. 14-05.050 Fees and deposits. (a) Each applicant for any approval or other action pursuant to this Chapter shall pay to the City such fees and deposits as established from time to time by resolution of the City Council, including, but not limited to the following: (1) Filing fee for the processing and review of the application. ~~~~~~~ (2) Deposit for the cost of noticing any public hearing to be conducted. (3) Environmental assessment fee and deposit for the cost of an environmental impact report, if required. (4) Public health service fee. (5) Administrative fee and deposit for the cost of geological analysis, if required. (6) Improvement plan checking fee. (7) Inspection fee. (8) Map checking fee. (9) Storm drainage fee, if applicable. (10) Park and recreation fee, if applicable. (11) Street light service and energy fee, if applicable. (12) Fire hydrant service fee, if applicable. (13) Recording fees. Such fees and deposits or portions thereof shall be paid at the time or times specified in the resolution of the City Council, or if not so specified, at the time or times as determined by the Community Development Director. The Applicant shall also pay to the City, at such time as specified by the Community Development Director any fees and costs as may be charged by other public agencies for the review of any application, drawing, plan or other document submitted pursuant to this Chapter which is furnished by the City to such other agencies for comment or approval. 14-05.060 Exclusions from Chapter. This Chapter shall not apply to any of the following: (a) The financing or leasing of apartments, offices, stores or similar space within apartment buildings, industrial buildings, commercial buildings or mobile home parks, or the financing or leasing of existing separate commercial or industrial buildings on a single site. (b) Mineral, oil or gas leases. (c) Land dedicated for cemetery purposes under the State Health and Safety Code. (d) The construction, financing or leasing of a second unit for which a use permit is granted pursuant to Article 15-56 of the Zoning Ordinance, but this Chapter shall be applicable to the sale or other transfer of ownership of such units where the sale or transfer does not include the entire site upon which the second unit is located. (e) Short term leases, terminable by either party on not more than thirty days notice in writing, of a portion of the operating right-of-way of a railroad corporation defined as such by Section 230 of the State Public Utilities Code. (f) Any division, conveyance, development, financing or leasing of land by the Ciry. (g) Land conveyed to or from a governmental agency, public entity (other than the City) or public utility, or land conveyed to a subsidiary of a public utility for conveyance to such public utility for rights-of-way, unless it is determined by the Planriin~~irretor Community Development Director that-the public interest or public policy requires the application of this Chapter to such conveyance. 14-10.020 Advisory agency. "Advisory agency" means the official body charged with the duty of making investigations and. reports on proposed subdivisions and building sites, imposing requirements or conditions thereon, and hiving the authority to grant or deny tentativesubdivision orsite approval: The advisory agency shall be either the Planning Commission or the Site Review Committee, as designated in Section 14-05.040 of this Chapter. 14-10.090 Final map. "Final map" means a' map showing a subdivision for which a tentative and final map is required by the Map Act or this Chapter, prepared and approved in accordance with the provisions of the Map Act and this Chapter and designed to be recorded in the office of the' County Recorder. 14-10.330 Tentative map; vesting tentative map. (a)Tentative map means a map made for the purpose of showing the design and improvement of a proposed subdivision and the existing conditions in and around it. • 14-15.030 Building and grading permits. No building or grading permit shall be issued for construction of improvements upon any site for which a subdivision map is required under this Chapter, until an approved final map has been filed for record with the County Recorder, in the case of a subdivision, a parcel- map for 'the site, if required, has been filed for record with the County Recorder. 14-15.040 Certificates of occupancy. No final certificate of occupancy shall be issued until all streets, curbs, gutters, utility services, sewer and storm drain facilities and other subdivision or site improvements as required by the tentative map ,are installed and completed to the satisfaction of the City Engineer and the Community Development Director 14-20.010 Application of Article. The procedures and requirements set forth in this Article shall apply to all applications for ~~~~n ~~ tentative subdivision map approval 14-20.020 Preliminary geologic report. The plarnm~Bn-ectIIr Community Development Directormay require the applicant to submit a preliminary geologic and soils investigation report on the site, prepared by a certified engineering geologist or a registered civil engineer qualified in soil mechanics, prior to the acceptance of any application for tentative map approval for a hillside subdivision or terrtat~ive for a hillside lot or in any other case .where the ' -ector Community Development Director deems such report to be necessary or appropriate. The geologic and soils report shall fully and clearly present: 14-20.030 Filing application for tentative approval. . Applicatioris for tentative subdivision map shall be filed with the Community Development Director on such forms as he may prescribe. The Director shall examine the application and the documents submitted therewith, and shall not accept the same until all of the rec{uirements of this Article with respect to the form, content and number of maps, information to be furnished and documents to be submitted with the application have been fully satisfied and all fees and costs due and payable at the time of filing the application have been paid in full. The time of filing the application shall be the date on which the application is accepted by the ~Hirector Community Development Director as being complete. 14-20.040 Contents of application. Eighteen copies of the proposed tentative subdivision map, ' ,shall. be submitted to the Community Development Director .Additional copies may be required for transmittal to the designated official of any adjoining local agency, which has requested the same as provided in the Map Act. In the event the State Department of Transportation has filed the requisite map with the City relating to existing or proposed State highway routes upon which it believes subdivisions would have an effect and the property is located within the- area covered by such map, two additional copies of the tentative map shall also be filed, which shall be transmitted by the advisory agency to the district office of such Department with a statement that the advisory agency will consider any recommendation of said Department made within fifteen days after receipt by,it of said copies of the map ' The tentative map shall be clearly and legibly drawn by a registered civil engineer or licensed land surveyor. It shall have a dimension of not less than eighteen inches by twenty-six inches, and the scale shall be as follows: One inch shall be equal to twenty feet for a subdivision of two or less acres; one inch shall be equal to fifty feet for a subdivision m~ui}dnrg~ite of two acres through twenty acres; and one inch shall be equal to one hundred feet for all subdivisions over twenty acres in area. The tentative map ar ' ing shall contain, or be accompanied by, the following information: (a)The name of any existing recorded map applicable to the subdivision rr-site, the date. of recording such map, and the book and page of the official records where such map is recorded • (w) A preliminary geologic and soils report as described in Section 14-20.020 of this- Article, unless such report has already been furnished prior to the filing of the application; provided, however, where the average slope of the proposed subdivision or site does not exceed ten percent, the 'or Community Development Director may require such report to be submitted with the improvement plans for the subdivision or site as part of the application for building permit; and provided, further, that the Community Development Director may waive the requirement of a preliminary geologic report if he determines that, due to the available knowledge of the Ciry as to the soil qualities of the site, no such preliminary geologic report is necessary. z) When requested by the ~lar~ming-Director-Community Development Director, a scale drawing of the surrounding area for a distance of at least five hundred feet from each boundary of the proposed subdivision or building site, indicating the names and last known addresses of the owners of all property located within five hundred feet of such boundaries, as shown the latest available assessment roll of the County. In addition to the foregoing, the Cornrnunity Development Director may require the applicant to submit such additional maps, documents, information and materials as the Director deems necessary for the review, processing and evaluation of the proposed tentative map . If any such additional maps, documents, information or materials are required, the Director shall so advise the applicant in writing within thirty days from the filing of the application 14-20.050 Distribution for review; departmental reports. (a) Distribution. Upon receipt of the application and acceptance thereof as being complete, the Community Development Director shall distribute the map or site drawing and accompanying documents to the following persons and agencies: (b) Departmental reports. Upon receipt of ,the map or drawing and other documents, each of said persons and agencies shall make an investigation and written report to the advisory agency, setting forth any recommended conditions. The alarming-Director Community Development Director shall also cause a written staff report to be prepared and. submitted to the advisory agency and shall furnish the applicant with a copy of such report not later than three days prior to any hearing on the application to be conducted by the advisory agency. The reports referred to herein shall include, but need not be limited to, the following: 14-20.060 Public hearing by advisory agency; notice. The advisory agency shall conduct a public hearing on the application for tentative subdivision or-site-approval. Notice of the hearing shall be given not less than ten days nor more than thirty days prior to the date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the applicant and to all persons whose names appear on the latest available assessment roll of the County as owning property within five hundred feet of the boundaries of the subdivision or site which is the subject of the application. Notice of the public hearing shall also be published once in a newspaper having general circulation in the City not later than ten days prior to the date of the hearing. 14-20.070 Action by advisory agency; findings. (a) Within fifty days after the application is accepted as complete, unless such time is extended by mutual consent of the advisory, agency and the applicant, the advisory agency shall approve, conditionally approve or disapprove the application for tentative map ~~ , and 'shall report such action to the applicant. A copy of said report shall be kept on file in the City offices for a period of not less than five years, and in all events, until -final acceptance of construction of improvements and the termination of the applicant's responsibility to maintain such improvements. 14-20.080 Expiration of tentative approval; extensions. (a) An approved or conditionally approved tentative subdivision map shall expire twenty-four months from the date on which the advisory agency, or the City Council on appeal, granted its approval or conditional approval. (b) An extension of the expiration date may be granted by the advisory agency for a period or periods of time~not exceeding thirty-six months. The application for extension shall be filed prior to the expiration date, and shall be accompanied by the payment of a fee in such amount as established from time to time by resolution of the City Council. A public hearing shall be conducted on the request for extension and notice thereof shall be given in the same manner as prescribed in Section 14-20.060 of this Article. Extension of tentative map 'te approva} is not a matter of right and the advisory agency may deny the application. 14-25.070 Preservation of existing trees. (a) No native, ornamental or orchard trees required to be shown on the application for tentative map under Subsection 14-20.040(v) of this Chapter shall be removed or destroyed without a prior permit to do so issued by the Community Development Director pursuant to Article 15-50 of the Zoning Ordinance, unless such removal is specifically authorized as part of the tentative approval granted under this Chapter. No such trees may be removed or destroyed. prior to the filing of an application for tentative map or burldin with the intent of circumventing the requirements of this Chapter. (b) The advisory agency may deny approval of any application for tentative map ngsite approv-~, and revoke any previous such approval, upon the violation of this. Section by the subdivider or owner. (c) The approval of a tentative map orbui~ng-site by the advisory agency shall automatically constitute authorization to remove all trees within all portions of street rights-of-way which are, to be improved, and to remove trees from the area as designated by the subdivider or owner to be covered by the envelope of the proposed structure or .structures to be erected on the lot or site, and the area of the proposed driveway on the lot or site. 14-25.080 Park and recreation dedication and fees. (a) Purpose, application and exemptions. As a condition of each final map, 'te ~, and to be detailed in the conditions of tentative map ,every subdivider or owner shall be required to, and shall dedicate a portion of land or pay a fee in lieu thereof, or a combination of both at the option of the City, for the purpose of providing park or recreational facilities reasonably related to serving the development and in accord with the . standards- and provisions as hereafter set forth. The provisions of this Section are enacted ~~~~.:?~ pursuant to Section 66477 of the Government Code and are hereby found to be in accord with the recreational element of the General Plan. The requirements of this Section shall not apply to any of the following: c) Fees in .lieu of land dedication. In the ,event there is no park or recreational .facility designated in the recreational element of the General Plan to be located in whole or in part within the proposed subdivision or site, or in the event that the proposed subdivision contains fifty or less lots or parcels, then the subdivider or owner shall pay a fee to the City in lieu of dedicating land, which shall be in an amount equal to the fair market value of the amount of land which would otherwise be required to be dedicated pursuant to Paragraph (b) of this- Section. "Fair market value", as used herein, shall be either the average estimated fair market value for all residentially zoned real property located in the City, or the fair market value of the land in the subdivision or site, based upon its then assessed value modified to equal market value in accord with the current practices of the County assessor and as determined by the Flarn ' , Community Development Directorwhichever shall be the greater. (f) Property not included in General Plan. Where the proposed subdivision or building site lies within an urban service area not yet shown and delineated on the General Plan of the City, by reason of it not having been a part of the Ciry at the time of the adoption of the General Plan, but intended to be included within the General Plan, the subdivider or owner shall dedicate land, or pay a fee in lieu thereof, or both, in accord with the adopted park and recreational policies and standards of the General Plan and the provisions of this Section, and whether land dedication, or fee in lieu thereof, or a combination of both shall be required, shall be determined upon consideration of the following: 14-25.090 Reservations. (a) Requirement for reservation of land. As a condition for tentative map m agprovaf; the advisory agency may require the subdivider or owner to reserve an area or areas within the subdivision or site for parks,- recreational facilities, fire stations, libraries or other public uses, according to the standards and conditions set forth in this Section. c) Contract with City. At the time of final map ,the Ciry shall enter into a binding agreement to acquire the reserved land within two years after the completion and acceptance of all improvements, unless such period of time is extended by mutual agreement. The purchase price shall be the market value of the reserved land at the time of filing the application for tentative map ,plus taxes against the reserved land from the date of the reservation and any other costs incurred by the subdivider or owner in the maintenance of the reserved land, including interest costs incurred on any loan covering the reserved land. (e) Other authority not limited. The authority of the City under this Section is additional to all other authority under this Chapter, or granted by law to local agencies, relating to subdivisions approvals and shall in no way be construed as a limitation on or diminution of any such authority 14-25.100 Site development plan. . (a) Site development plan required. At the time of filing an application for tentative map ~~Q~ ~~ approval for a hillside subdivision, or any subdivision containing .a hillside lot, the applicant shall ,also submit a site development plan for the subdivision or lot. In addition, the Comrnvnlty Development Director or the advisory agency may ,require a site development plan to be furnished for any commercial or .multi-family project or because of the peculiarity of the terrain or changes in grade or other circumstances relating to the site or the surrounding area although the average slope of the subdivision, lot or site does riot exceed ten percent. (c) Approval of site development plan. Where a site development plan is required to be filed in~ accord with this Section, no tentative subdivision map approval shall be granted by the advisory agency until tentative approval thereby of the site development plan, which approval may be prior to or simultaneously with the approval of the tentative map. At or prior to the filing of the final map with the City for approval, a final site development plan shall be prepared and filed with the Fla~~irector Community Development Director substantially in accord with the approved tentative site development plan. Where a site development plan is required to be filed in accord with this Section, no ' final subdivision map approval shall be granted by the City Council unless and until the final site development plan is submitted to the Flaw ' Community Development Director and approved by said Director. Notwithstanding the foregoing, if in the opinion of the advisory agency it would be preferable to postpone that portion of the site development plan which would consist of the final grading plan at the location of each building site, the same may be postponed so long as a notation of such. postponement is placed upon the face of the final subdivision or parcel map, in which case no building permit may be issued for any site unless and until a subsequent final grading plan is submitted to and approved by the advisory agency. 14-25.110 Early warning fire alarm system. (b)Residential structures. As a condition for tentative map under this Chapter, the advisory agency shall require the installation of an early warning fire alarm .system in accordance with Article 16-60 in Chapter 16 of this Code, and the connection of such system to the digital alarm communicator receiver maintained by the Saratoga Fire District; in each of the following cases: (c) Commercial structures and community facilities. When so required by the Chief of the Fire District having jurisdiction over the project, the advisory agency shall impose as a condition for tentative map approval under this Chapter, the installation of an early warning fire alarm system in accordance with Article 16-60 in Chapter 16 of this Code, and the connection of such system to the digital alarm communicator receiver maintained by the Saratoga Fire .District, in new commercial structures or community facilities, or an existing commercial structure or community facility which is expanded by fifty percent or more in gross floor area. As used herein, the term "commercial structure" ircludes, but is not limited to, office buildings, retail stores, restaurants, repair shops, and industrial buildings, and the term "community facility" includes, but is not limited to, schools, theatres, churches, meeting halls and conference centers. In determining whether to require installation of such system, the Fire Chief shall be guided by the following considerations: ~~Q~~:.~~f~ 14-30.030 Storm water and sewage. (d) Sanitary sewers. The subdivider or owner shall connect the subdivision and each of the lots thereof or the building site to the facilities of such sanitation or sanitary district as has jurisdiction, by the installation of such additional mains and laterals as is necessary in the opinion of the Health Officer to adequately sewer the same by sanitary sewers. In the event the subdivision or the building site or any part thereof is not within the boundaries of a sanitation or sanitary district, the advisory agency may require annexation to or otherwise inclusion in such a district as a condition of tentative map approval. Sanitary sewers shall be. installed to grades, standards, location, design, lengths and sizes, as approved by the sanitation engineer for the district having jurisdiction, and in accord with all laws and regulations of said district. Other than as might be permitted under Article 14-35 of this Chapter, disposal of sanitary sewage may not be by septic tank methods, or any other method other than by connection to a sanitary sewer system. 14-30.060 Trees. The subdivider or owner shall plant trees on each lot or site and maintain them for a minimum of one year after planting. All such trees shall be of a number, variety and type as determined or approved by the advisory agency, which may delegate such authority in any particular instance to the ' ector Community Development Director.. Any such trees, which may be planted in a street .right-of-way, shall constitute encroachments subject to removal in accordance with Article 10-20 in Chapter 10 of this Code. . , ~~~~;`~1 .. ~_....._. ~.,_ _t._____, 14-50.010 Application. Application for a lot line adjustment shall be filed with the pianimrg-~Bire~ctor Community Development Director on such form as he shall prescribe. The application shall be signed by the owners of all properties which are the subject of the proposed lot line adjustment. The Manning $irector Community Development Director shall examine the application and shall not accept the same until all of the requirements of this Article with respect to the form and content of the application and the documents to be submitted therewith have been fully satisfied and all fees and costs due and payable at the time of filing the application have been paid in full. The time of filing the application shall be the date on which the application is accepted by the planrrixrg ~nector Community DevelopmentDirectoras being complete. • ~~Q~~~2 14-50.020. Contents of application. (m) In addition to the foregoing, the Community DevelopmentDirectormay require the applicant to submit such additional documents, information and materials as the Director deems necessary for the review, processing -and evaluation of the proposed lot line adjustment. If any such additional documents, information or materials are required, the Director shall so advise the applicant in writing within thirty days from the filing of the application. ' 14-50.030 Investigation and report by CommunityDeveloprnentDirector. (a) The Ala Community Development Director may transmit a copy of the application to such persons and agencies as he may deem appropriate for review and recommendations thereon, including, but not limited to, the Health Officer, the Santa Clara Valley Water District, the sanitation and fire districts having jurisdiction, and any utility companies. (b) Upon receipt of any recommendations from the persons and agencies referred to in subsection (a) of this Section and completion of his own review and analysis of the application, the Community Development Director shall cause a written staff report to be prepared and submitted to the advisory agency and shall furnish the applicant with a copy of such report not later than three days prior to the date on which the application is first considered by the advisory agency. • 14-60.010 Improvement agreement. Prior to the commencement of any improvement work, the owner of the subdivision or building site shall enter into a written agreement with the City, which shall contain the following provisions: (a) That all improvements will be constructed in accordance with the plans and specifications as previously approved by the City Engineer, and will be satisfactorily completed within one year from the date of final subdivision rn approval (or .such other date as may be specified in the agreement). (g) Such other terms, covenants, conditions or provisions as the City Council, the Ciry Engineer or the Community Development Director may deem necessary or appropriate. 14-65.020 Notice of intended merger. Whenever the ' -ector Community Development Director believes that a parcel or unit of land may satisfy the requirements set forth in Section 14-65.010 and ought to be merged, or whenever the Planning Commission or the City Council makes such determination and instructs the Community Development Director to initiate proceedings under this Article, the Director shall cause to be mailed by certified mail to the then current owner of the property a notice of intention to determine status, notifying the owner that the affected parcels may be merged pursuant to the standards of this Article, and advising the owner ~;~Q~3 of the opportunity to request a hearing on determination of status, and to present evidence at the hearing that the property does not meet the criteria for merger. The notice of intention to ' determine status shall be filed for record in the office of the County Recorder on the date such notice is mailed to the property owner. 14-65.030 Request for hearing; notice. At any time within thirty days after recording the notice of intention to determine status, the' owner of the affected property may file with the Community Development Director a request for. a hearing on determination of status. Upon receiving such request, the Director shall fix a time,. date and place for a hearing to be conducted by the Planning Commission and shall so notify the property owner by certified mail. The hearing shall be conducted not less than sixty days following the Director's receipt of the property owner's request therefor, but maybe postponed or continued with the mutual consent of the Planning Commission and the property owner. 14-70.020 Form of petition; fee. (a) The petition shall be filed with the Community Development Director on such form as he may prescribe and shall contain or be accompanied by the following information: (1) Adequate evidence of title to the real property within the subdivision. (2) Sufficient data to enable the City Council to make all of the determinations and findings required by this Article. (3) A final map, which delineates dedications, which will not be vacated, and dedications, which are a condition to reversion. (4) Such other pertinent information as may be required by the Community DeveloprnentDirectoror the City Council. (b) The petition shall be accompanied by the payment of a processing fee, in such amount as established from time to time by resolution of the City Council, together with a deposit for the cost of noticing the public hearing required under Section 14-70.030 of this Article. 14-75.030 Vacancy surplus required. (b) Prior to submitting the application for tentative map approval for a conversion to community housing, the applicant shall furnish to the dam ' Community Development Director a current survey. of all existing rental apartments and community housing units in the City, showing the vacancy rate. The form and content of the survey shall be subject to approval by the Director: The Director shall not accept the application unless the survey, as approved by the Director, establishes the existence of a vacancy surplus as required by this Article. 14-80.020 Rights of vesting tentative map; expiration and extension. (a) The approval or conditional approval of a vesting tentative map shall confer a vested right to proceed with the development in substantial compliance with the ordinances, policies and ~5~~~~~~ standards of the City in effect as of the time the application for tentative map approval was determined by the Community Development Director to be complete; provided, however, in the event Section 66474:2 of the Government Code is repealed, such approval 'shall confer a vested right to proceed with the development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally approved. ' 14-90.010 Duty to enforce. (b) Other than as set forth in Paragraph (a) of this Section, the Community Development Director shall have the duty.and responsibility to enforce the provisions of this Chapter. For this purpose, he may call upon the Community Service Officers to issue citations and upon the City Attorney to prosecute criminal proceedings and to institute civil proceedings to enforce this Chapter: STAFF RECOMMENDATION Adopt the attached Resolution recommending that the City Council amend the R-1, Design Review and Subdivision Ordinances of the Saratoga City Code. ATTACHMENTS 1. Resolution ~~~~ ~5 • RESOLUTION NO. CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA WHEREAS, the City of Saratoga Planning Commission has received an application to amend various sections of Article 15-12: R-1 : Single Family Residential Districts, Article 15-45: Design Review: Single Family Dwellings and Article 14: Subdivisions for ;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, information has been submitted that supports said application, .and the following findings have been determined: • The proposed amendments is in accord with the objectives of the Saratoga General Plan in that Land Use Policy 5.0 states, "The City shall use the design review process to assure that new construction and major additions thereto are compatible the site and the adjacent surroundings" ^ That the proposed: amendments will not be detrimental to the public health, safety or welfare, nor be materially injurious to the properties or improvements in the vicinity in that said amendments implement sound planning techniques and widen the public notification of Administrative Design Review. ^ That the proposed .amendments provide clarification and implement planning practices that protect neighborhood integrity. NOW, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the proposed amendments to various sections of Article 15-12: R-1: Single Family Residential Districts, Article 15-45: Design Review: Single Family Dwellings and Article 14: Subdivisions as detailed below. Section 2. That 15-12: R-1: Single Family Residential Districts is amended to read: R-1: SINGLE FAMILY RESIDENTIAL DISTRICTS ORDINANCE SECTION ~y~~~ ~~ Article 15-12 R-1: Single-Family.Residential Districts 15-12.010 Purposes of Article. 15-12.020 Permitted uses. 15-12.030 Conditional uses. ' 15-12.040 One dwelling unit per site. 15-12.050 Site area. 15-12.060 Density of hillside subdivisions. 15-12.061 Location of building sites. 15-12.070 Site frontage, width and depth. 15-12.080 Site coverage. 15-12.090 Front yard, side yards and rear yards. 15-12.100 Height of structures. 15-12.110 Accessory uses and structures. 15-12.120 Fences, walls and hedges. 15-12.130 Signs. 15-12.140 Off-street parking and loading facilities. 15-12.150 Design review. 15-12.160 Storage of personal property and materials: 15-12.010 Purposes of Article. In addition to the objectives set forth in Section 15-05.020, the single-family residential districts are included in the Zoning Ordinance to achieve the following purposes: (a) To reserve appropriately located areas. for family living at a reasonable range of population derisities consistent with sound standards of public health and safety. (b) To ensure adequate light, air, privacy and open space for each single-family dwelling unit. (c) To protect single-family dwellings from the congestion and lack of privacy associated with multi-family dwellings. (d) To provide space for community facilities needed to complement residential areas and for institutions, which require a residential environment. (e) To protect residential properties from the hazards, noise and congestion created by commercial and industrial uses. (f) To protect residential properties from fire, explosion, noxious fumes, noise, excessive light or glare and other hazards. 15-12.020 Permitted uses. The following permitted uses shall be allowed in the R-1 districts: (a) Single-family dwellings. (b) Accessory structures and uses located on the same site as a permitted use, including garages and carports, garden sheds, greenhouses, shade structures, recreation rooms, home hobby shops, cabanas, structures for housing swimming pool equipment, one second dwelling unit and one guest house. (c) Raising of fruit and nut trees, vegetables and horticultural specialties, not including ~~~~3'7 nurseries, greenhouses or storage of landscaping equipment products or supplies for commercial uses. (d) Home occupations, conducted in accordance with the regulations prescribed in Article f5-40 of this Chapter. , (e) Stables and corrals for the keeping for private use of one horse for each forty thousand square. feet of net site area; .provided, however, that in the equestrian zone only, one additional horse maybe permitted on the first forty thousand square feet of net site area, and an additional horse may be permitted for each additional forty thousand square feet of net site area. All horses shall, be subject to the regulations and license provisions set forth in Section 7-20.220 of this Code. (f) Swimming pools used solely by persons resident on the site and their guests.: (g) The keeping for private use of a reasonable number of domestic dogs, cats and other small mammals, birds, fish and small reptiles, subject to the regulations as set forth in Article 7-20 of this Code, and subject also to the restrictions and standards prescribed in Section 15-11.020(h) of this Chapter. (h) Except as specified in section 15-12;030, recreational courts, to be used solely by persons resident on the site and their guests. 15-12.030 Conditional uses. The following conditional uses may be allowed in the R-1 districts, upon the granting of a use permit pursuant to Article 15-55 or Article 15-56 of this Chapter: (a) Accessory structures and uses located on the same site as a conditional use. (b) Community facilities. (c) Institutional facilities. (d) Police and fire stations and other public buildings, structures and facilities. (e) Religious and charitable institutions. (f) Nursing homes -and day care facilities, in excess of 6 clients. (g) Public utility and public service pumping stations, power stations, drainage ways and structures, storage tanks and transmission lines. (h) Recreational courts, to be used solely by persons resident on the site and their guests, where the lot is located in an R-1 district that is combined with a P-C district or is part of a planned residential development. (i) Boarding stables and community stables, subject to the regulations prescribed in Section 7- 20.220 of this Code. (j) Model homes utilized in connection with the sale of new single-family dwellings in a subdivision, located upon a lot within the same subdivision or, in the discretion of the Planning Commission, upon a lot within another subdivision developed by the applicant, for such period of time as determined by the Planning Commission, not to exceed an initial term of one year and not exceeding a term of one year for each extension thereof. (k) Cemeteries. (1) One second unit, as authorized by a use permit granted pursuant to Article 15-56 of this Chapter. (m)Antenna facilities operated by a public utility for transmitting and receiving cellular telephone and other wireless communications. (Amended by Ord. 71-163 ~ 1(part),1996) ~~~~~ 15-12.040 One dwelling unit per site. Not more than one dwelling unit shall be located on each site, except for a second dwelling unit pursuant to Article 15-56 of this Chapter. 15-12.050 Site area. The minimum net site area in each R-1 district shall be as follows: Interior ,Corner ;FlagHillside District~Lot Lot ;Lot ~ Lot i 'R-1-10,000 ;10,000 sq. ft. ;12,000 sq. ft. ;20,000 sq. ft. X40,000 sq: ft. 'R-1-12 500 12 500 s ft. X15,000 s ft. 20,000 s ft q• ~ q• q• .• 40,000 s ft. q, R-1-15,000 X15,000 sq. ft. '18 000 sq._ft. ;20,000 sq, ft. ~, 40,000 sq. ft. 'R-1-20,000 ;20,000 sq. ft. ;24,000 sq. ft. X20,000 sq. ft. .40,000 sq. ft. R-1 40,000 ~ 40,000 sq. ft. '48,000 sq. ft. 40,000 sq. ft. ;, 40,000 sq. ft: (Amended by Ord. 71.99 4 7,1991) 15-12.060 Density of hillside subdivisions. In the case of a hillside subdivision, as defined in Section 14-10.140 of the Subdivision Ordinance, located within any R-1 district, the maximum number of dwelling units (density) shall be as follows:- (a) Determination of density.. Except as otherwise provided in subsection (c) of this Section, the maximum density of a hillside subdivision shall be determined by dividing the net site area of the property to be divided by the average acres per dwelling unit, rounding up to the next whole number where a fraction of more than .50 is obtained. (b) Average acres per dwelling unit. The average acres per dwelling unit shall be determined by the following slope/density formula: Average acres per dwelling unit = 1/1.089 - .01778 (S) Where: S =average slope in percent, as calculated in accordance with Section 15-06.630 of this Chapter. (c) Reduction of density. The City may require a reduction in the number of dwelling units below the maximum number otherwise permitted under subsection (a) of this Section if the City determines that such reduction is necessary or appropriate by reason of site conditions including, but not limited to, geologic hazards. 15-12.061 Location of building sites. The average natural grade of the footprint underneath any dwelling unit, swimming pool or ~~Q~~ other structure shall not exceed thirty percent slope, and no dwelling unit, swimming pool or other structure shall be built upon a slope which exceeds forty percent natural slope at any location under the structure between two five-foot contour lines, except that: (a), A variance pursuant to Article 15-70 of this Chapter may be granted where the findings prescribed in Section 15-70:060 can be made, and (b) An exception under Article 14-35 of the Subdivision Ordinance may be granted where the findings prescribed in Section 14-35.020 can be made. 15-12.070 Site frontage, width and depth. (a) The minimum site frontage, width and depth in each R-1 district shall be as follows: ~~`,te ,Site ;Site ;District Frontage ~ iath Depth f R-1-10,000 , 60~--ft. X 85 t. X115 ft. 'R-1-12,500 65 ft. ~ 0 ft. ;120 ft. R-1-15,000 70 ft. X100 fr t ;125 ft. ~R-1-20,000 80 ft. ,110,110 f~ t. ---_-_ -;140 ft. ~R-1-40,000 100 ft. X150 ft. ;150 ft. (b) Notwithstanding the provisions of subsection (a) of this Section: (1) The site width of a corner lot shall be not less than one hundred feet. (2) The m;n;mum site frontage on a cul-de-sac turnaround shall be sixty feet where seventy-five percent or more of the frontage abuts the turnaround. (3) The frontage and width of an access corridor to a flag lot shall be not less than twenty feet. 15-12.080 Site coverage. The maximum site coverage, as defined in section 15-06.620(f), in each R-1 district shall be as set forth in the following table: District Coverage ,(percent) R-1-10,000 60. R-1-12,500 X55 __ R-1-15,000 50 {R-1-20,000 45 R-1-40,000 35 (Amended by Ord. 71.99 g 8,1991; Ord. 71-111 ~ 1,1992; Ord. 71-185 ~ 1(part),1998) r~ ~~~~~~~~ 15-12.090 Front and side ards and rear ards. Y ~ Y Y (a) The minimum yard requirements for all lots in the R-1 district, are as follows: (1) Front yard. The minimum front yard of any lot in each R-1 district shall be the distance indicated in the following table: District Front Yard R-1-10,000 25 ft. R-1-12,500 25 ft. R-1-15,000 25 ft. R-1-20,000 30 ft. R-1-40,000. 30 ft. (2) Side yards of interior lots. The minimum side yard of any interior lot in each R-1 district shall be the distance indicated in the following table for each side yard: First Floor Individual Second Floor Individual District Side Yards Side Yards R-1-10,000 10 ft. 15 ft. R-1-12,500 10 ft. 15 ft. R-1-15,000 12 ft. 17 ft. R-1-20,000 15 ft. 20 ft. R-1-40,000 20 ft. 25 ft. (3) Side yards of corner lots. The minimum side yard of any corner lot in each R-1 district shall be the distance indicated in the following table: First Floor Second Floor First Floor Second Floor Interior Interior Exterior Exterior District Side Yard Side Yard Side Yard Side Yard R-1-10,000 10 ft. 15 ft. 25 ft. 30 ft. R-1-12,500 10 ft. 15 ft. 25 ft. 30 ft. R-1-15,000 12 ft. 17 ft. 25 ft. 30 ft. .-, ~ ~~~ R-1-20,000 15 ft. 20 ft: 25 ft. 30 ft. R-1-40,000 20 ft. 25 ft. 25 ft. 30 ft~ (4) Rear yards of corner lots. The minimum rear yard of any corner lot in each R-1 district shall be the distance indicated in the following table: ' District First floor Second floor Rear Yard Rear Yard R-1-10,000 10 ft. 10 ft. R-1-12,500 10 ft. 10 ft. R-1-15,000 12 ft. 12 ft. R-1-20,000 15 ft. 15 ft. . R-1-40,000 20 ft. 20 ft. (5) Rear yards of interior lots. The minimum rear yard of any interior lot in each R-1 district shall be the distance indicated in the following table: Second floor First floor District Rear Yard Rear Yard R-1-10,000 25 ft. 35 ft. R-1-12,500 .25 ft. 35 ft. R-1-15,000 30 ft. 40 ft. R-1-20,000 35 ft. 45 ft. R-1-40,000 50 ft. 60 ft. (b) For the purpose of this Article, `vacant lot" means a parcel with no existing single-family dwelling. (c) Determination of yards for flag lots. On a flag lot with an average width that exceeds its average depth, the longer dimension may be considered the depth for the purpose of measuring the front, side and rear yards, unless to do so would adversely affect the lot's normal yard orientation in relation to adjacent lots. (Amended by Ord. 71.99 4 9, 1991; Ord. 71-106 4 2, 1992; Amended during 5/95 supplement: Amended by Ord. 205 4 2, 2002) 15-12.100 Height of structures. <:r ~~~~~•~~ (a) No single-family dwelling shall exceed twenty-six feet in height and no other type of main structure shall exceed thirty feet in height. Exceptions to these limitations may be approved pursuant to a Use Permit and Design Review issued in accordance with Article 15-55 of this Code if the additional height is necessary in order to adhere to a specific architectural style. The additional height may only be granted in the R-120,000 and R-140,000 zoned districts. (b) No accessory structure shall exceed fifteen feet in height; provided, however, the Planning Commission may approve of an accessory structure extending up to twenty feet in height if the Commission finds and determines that: (1) The additional height is necessary in order to establish architectural compatibility with the main structure on the site; and (2) The accessory structure will be compatible with the surrounding neighborhood. (c) No structure shall ,exceed two stories, except that pursuant to a use permit issued under Article 15-55 of this Chapter, athree-story structure may be allowed for an institutional facility located upon a site designated for quasi-public facilities (QPF) in the General Plan, where the average slope underneath the structure is ten percent or greater and a stepped building pad is used. (Amended by Ord. 71.87 ~ 1,1991) 15-12.110 Accessory uses and structures. Accessory uses and structures shall comply with the special rules as set forth in Section 15- 80.030 of this Chapter. 15-12.120 Fences, walls and hedges. Fences, walls and hedges shall comply with the regulations set forth in Article 15-29 of this Chapter. 15-12.130 Signs. No -sign of any character shall be erected or displayed in any R-1 district, except as permitted under the regulations set forth in Article 15-30 of this Chapter. 15-12.140 Off-street parking and loading facilities. Off-street parking and loading facilities shall be provided-for each use on the site, in accordance with the regulations set forth in Article 15-35 of this Chapter. 15-12.150 Design review. The construction or expansion of any main or ,accessory structure in an R-1 district shall comply with the applicable design review regulations set forth in Article 15-45 __ "-`_-'- "-"Lof this Chapter... 15-12.160 Storage of personal property and materials. (a) Unenclosed storage of personal property is not permitted in any R-1 district. ~~~~~~ (b) No,portion of any required front yard, and no portion of any. required exterior side or rear yard of corner ,lots, and rear yards of double frontage lots, except as hereinafter provided, .shall for any period of time in excess of five consecutive days be used for the unenclosed storage of any of the following: (1) Motor vehicles except automobiles in fully operational- condition and currently registered and licensed for operation on public highways and in normal daily use by the occupants of the site. (2) Trailers of any kind or make. Camper units detached from the truck or other motor vehicle for which they are designed or customarily used shall be considered trailers for the purpose of this Section. (3) Boats. (4) Parts of any of the items of property described in (1), (2) or (3) of this subsection. (5) Building or ,construction materials, except those materials reasonably required for work under construction on the premises pursuant to a valid and effective building permit issued in accord with Chapter 16 of this Code. (6) Trash, garbage or refuse, except as provided by Article 7-OS in Chapter 7 of this Code. Any of the foregoing items of property which have been stored on a site or yard described herein for less, than five consecutive days and then removed, shall not again be stored on such site or yard unless in compliance with subsection (c) of this Section or pursuant to a temporary use permit issued pursuant to subsection (d) of this Section. (c) The items of property described in subsection (b) of this Section may be stored in exterior side and rear yards of corner lots and rear yards of double frontage lots for periods in excess of five consecutive days where a fence has been legally constructed of sufficient height and of a type which screens the stored property from public view and reasonably prevents such property from becoming a nuisance. (d) The Community Development Director shall have authority, in cases of practical difficulty or hardship, to grant temporary permits for storage of the items of property described in subsection (b) of this Section in front, side or rear yards of sites for limited periods of time in excess of five consecutive days. Application for such storage permits shall be in writing, on forms furnished by the City, and any permit issued pursuant thereto shall be in writing, shall describe the personal property to be stored, and the location and time, limit of the storage. The Community Development Director may impose reasonable conditions in any such storage permit, which shall be agreed to in writing on the face of the permit by the applicant prior to the permit being issued. (e) For purposes of this section, the term "unenclosed storage" means storage of items which are not completely enclosed within a structure or completely screened from public view by a permanent solid fence or wall which structure, fence or wall has been constructed or installed in accordance with Chapter 15 of this Code. (Amended by Ord. 71-156 41,1995) Section 3 That 15-45: Design Review: Single Family Dwellings is amended to read: Article 15-45 Design Review: Single-Family Dwelling 15-45.010 Purposes of Article. 15-45.020 Compliance with development standards. 15-45.030 Allowable floor area. U%~~'~ ~~ 15-45.040 Setbacks. f 15'-45.045 Creek protection setbacks. 15-45.050 Underfloor clearance. 15-45.055 Residential Design Handbook. ' 15-45.060 Requirement for design review; public hearing. 15-45.065 Administrative design review: 15-45.070 Application requirements. , 15-45.080 Design review findings. 15-45.085 Off Site Improvements ' 15-45.090 Expiration of review approval; extension; tolling of time period. 15-45.100 Replacement of destroyed structures. 15-45.110 Appeals to City Council. 15-45.010' Purposes of Article. It is the policy of the City to review the proposed construction or significant expansion of single- - family dwellings and certain accessory structures under circumstances where such structures have the reasonable potential to constitute an invasion of privacy, unreasonable interference with views, light or air, or create adverse impacts upon the aesthetic character of neighboring residential structures. The purpose of this Article is to establish standards and procedures to be followed with respect to the design review of single-family dwellings and certain accessory structures to ensure that new development occurs in a manner, which is consistent with the objectives of this Chapter and the policies of the General Plan. 15-45.020 Com liance with develo ment standards. P P No single-family main structure or accessory structure shall be constructed or significantly expanded within any A, R-1, HR, R-OS or R-M district unless the proposed structure or expansion complies with the floor area standards contained in Section 15-45.030 of this Article and the setback requirements contained in Section 15-45.040 of this Article. In the event of a conflict between the floor area and setback requirements in Article 1S-45 and the standards set forth in the R-OS zone district, the more restrictive standard shall govern. For the purposes of this Article, the terms "significantly expanded or "significant expansion" shall .mean an expansion exceeding 100 square feet. The Planning Commission shall have authority to grant a variance from such regulations pursuant to Article 15-70 of this Chapter. (Amended by Ord. 71.98 410,1991; Ord. 71.113 4 9,1992) 15-45.030 Allowable floor area. (a) Definition. As used in this Article, the term "allowable floor area" means the maximum gross floor area of the main structure (including any garage constituting a portion thereof), plus any accessory structures. For purposes of calculating allowable floor area, any space with an interior height of fifteen feet or greater shall be doubled. The allowable floor area is based upon the net site area and slope of the lot and the height of the main structure to be constructed or existing thereon as computed in accordance with the provisions of this Section. ~ Net site area shall be calculated in accordance with section 15-06.620 of this Code. (b) Maximum standards. The standards set forth in this Section are intended to be maximum figures and the Planning Commission may, in considering any application, require that the floor area be reduced below the applicable standard if such reduction is necessary in order to make ~~~~~ ~~ the findings prescribed in Section 15-45.080 of this Article.. (c) Slope adjustment. If the average slope of the lot is more than ten percent, the net site area of the lot shall be reduced by a percentage amount based upon, the average slope and calculated as follows: ' ;Average Slope of the Lot , Percentage of Net Site ~ - _ 'Area to be Deducted 10.01--20% 10% plus 2% for each 1 percent of slope over i 10%~ 20.01--30% ~ 30% plus 3% for each 1 percent of slope over 20%* 3--- Over 30% 60% Where the average slope is a fractional number, it shall be rounded up to the next whole. number. (d) Floor area standards. After reducing the net site area by the amount required for the slope adjustment under subsection (c) of this Section, if any, the floor area standard for the lot shall be determined in accordance with the table set forth below: S~ of Lot (Net Site Areal Floor Area Standard Less than 5,000 sq. ft. ~ To be determined by Planning Commission __ 5,000--10,000 sq. ft. 2,400 sq. ft. plus 160 sq. ft. for each 1,000 sq. ft. of net site area over 5,000 sq. ft~ ~ ~ -~ 10,001--15,000 sq. ft. ~ 3,200 sq. ft. plus 170 sq. ft. for each 1,000 sq. j z ft. of net site area over 10,000 sq. ft.'s ' 15,001--40,000 sq. ft. 4,050 sq. ft. plus 78 sq. ft. for each 1,000 sq. ~ ~ ft. of net site area over 15,000 sq. ft.'s ~_ ~I 40,001--80,000 sq. ft. ____ ~ 6,000 sq. ft. plus 20 sq. ft. for each 1,000 sq. j - ft. of net site area over 40,000 sq. ft.'s ---- 80,001--200,000 sq. ft. ~ 6,800 sq. ft. plus 10 sq. ft. for each 1,000 sq. ~ ft: of net site area over 80,000 sq. ft.'" 200,000 + 8,000 sq. ft. is the. maximum allowable `square footage. • ,~ Where division .of the net site area by 1000 results in a fractional number the product shall be rounded up to the next whole number. (e) Maximum floor area allowed for R-1, HR and A Zone districts. In the Zone Districts listed below the maximum allowable floor area shall ~be the lesser of the Floor Area Standards or the Maximum Floor Area specified in the following table: Zone District '. Maximum Floor Area o R-1--10,0_00_ ~ 4,400 _R-1-.12,500 _._._~___.-.._ __ ..__._ 4,830. R-1--15,000 5,220 ~ ~ ~~ R-1--20,000....___. ._ ____. 6,000 ~~~ R-1--40,000 _ _ _ _ E 7,200 HR and A ~ ~ 8,000 15-45.045 Creek protection setbacks: (a) Purpose, application. Where a protected, creek passes through or along a building site or is otherwise located on the site, and in order to provide for the future protection of creeks, including creek banks and. riparian habitat, building setbacks for any new construction shall be measured from the top of the creek bank(s) on the site rather than from the property lines of the site. The required setback shall be the minimum setback prescribed for the applicable zoning district. (b) Existing structures. Any existing structure, into the creek protection setbacks, shall be corisidered nonconforming, and shall be regulated by Article 15-65, Nonconforming Uses and Structures. Any new additions to an existing structure shall comply with the creek protection setbacks requirements. (b) Accessory structures. An accessory structure may be permitted within a creek protection setback subject to compliance with the special rules as set forth in Section 15-80.030 of this Chapter. (c) Location of top of creek bank. The site plans for the proposed new construction shall show the location of the top of the protected creek bank. "Creek bank" means the sides of a watercourse, the top of which shall be the topographic line roughly parallel to stream centerline where the side slopes intersect the plane of ground traversed by the watercourse. Where creek banks do not distinguishably end, the City or Santa Clara Valley Water District shall determine the top of such banks. 15-45.050 Underfloor clearance. Each new single-family main structures accessory structures, or additions thereto, shall be designed to follow the slope of the site so as to reduce the clearance between ground floor levels and natural or finish grade, whichever measurement is greater, to not more than five feet: This does not apply to any decks or balcony above ground floor level. (Amended by Ord. 71-106 ~ 8, ~~Q~~`7 1992; Ord. 71-17~ 4 3,1998) 1'S-45.055 Residential Design Handbook. All, projects for the construction or expansion of asingle-family main structure or an accessory structure shall be consistent with the policies and implementation techniques described in the. City of Saratoga Residential Design Handbook. The Residential, Design Handbook embodies and illustrates the intent of the design review findings prescribed in Section 15-45.080 of this Article. A copy of the Residential Design Handbook shall be kept on file and available for public review, at the offices of the Community Development Director. The Residential Design Handbook was adopted by the City Council on November 2,1988 by the adoption of Resolution 2522. 15-45.060 Requirement for design review; public hearing. (a) In each of the following cases, no building permit shall be issued for the construction, reconstruction or significant expansion of asingle-family main structure or accessory structure in any A, R-1, HR, or R-OS district until such structure has received design review approval by the Planning Commission pursuant to this Article: (1) Any new multi-story main structure or multi-story accessory structure.. (2) Any conversion of a single-story structure to a multi-story structure, except where such conversion does riot result in any exterior modifications to the existing structure beyond the installation of skylights in the roof. (3) Any new single-story structure or addition to a single story structure over eighteen feet in height. (4) Whenever design review is specifically required under the terms or conditions of any tentative or final subdivision map, use permit, variance or conditional rezoning. (5) Any main structure to be constructed upon a lot having a net site area of less than five thousand square feet. (6) Whenever, as a result of the proposed construction, reconstruction or expansion, the gross floor area of all structures on the site will exceed six thousand square feet. (7) Whenever, in the opinion of the Community Development Director, the construction, reconstruction or significant expansion of a main or accessory structure may be incompatible with the neighborhood, or may create a perception of excessive mass or bulk, or may unreasonably interfere with views or privacy, or may cause excessive damage to the natural environment, or may result in excessive intensification of the use or development of the site. (8) Whenever as a result of reconstruction, replacement or expansion of a single story structure over eighteen feet in height or multi-story main or accessory structure more than 50% of existing exterior walls are removed or altered. The reconstruction of more than 50% of the existing exterior walls of a single story structure over eighteen. feet in height or a multi-story main structure or an accessory structure shall be processed as new construction and considered a new structure. (b) A public hearing on the application for design review approval under this Article shall be required. Notice of the public hearing shall be given not less than ten days nor more than thirty days prior to the date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the applicant and to all persons whose names appear on the latest available assessment roll of the County as owning property within five hundred feet of the boundaries of the site which is the subject of the application. Notice of the public hearing shall also be published once in a newspaper having general circulation in the City not later than ten days °~~~~~~~ prior to the date of the hearing. (Amended by Ord. 71.98 ~ 11,1991; Ord. 71.113 410,1992; Ord. 71- 179 41,1998) 15-45.065 Administrative design review. (a) In each of the following cases, no building permit shall be issued for the construction, reconstruction, replacement or significant expansion of asingle-family structure or structure in any A, R-1, HR, or R-OS district until such structure has received administrative design review approval by the Community Development Director, pursuant to this Article: (1) New single-story residences and accessory structures greater than 250 square feet in gross floor area. (2) Major additions in size, defined as: (a) The expansion by or reconstruction of, fifty percent or more of an existing main or accessory structure. (b) A one hundred square feet or greater addition to or reconstruction of the second story of amain or accessory structure. (c) The replacement, removal and replacement of fifty percent or more of the exterior walls of a main or accessory structure. (3) Addition of a basement to an existing structure and enlargement of basements. (b) The application for administrative design review approval shall comply with Section 15- 45.070. The Director shall not grant design review approval unless the findings set forth in Section 15-45.080 have been made. (c) If the Director intends to approve the application, a "Notice of Intent to Approve" will be mailed to all property owners within 250 feet of the subject property and to others as deemed appropriate. All interested parties will have 15 -calendar days from the date of the "Notice of Intent to Approve" in which to review the application and provide written comments to the Community Development Director. The Community Development Director shall approve or deny the application within 15-days of the close of the review period and shall mail notice of the decision to the applicant and to any party that has requested a copy of such notice. The Community Development Director's decision is appealable to the Planning Commission within 15-calender days of the Director's decision to approve the application. The Planning Commission at a public hearing will review any appeal. Notwithstanding, Section 15-45.110 or Section 15- 90.020, the decision of the Planning Commission on the appeal, shall be final and not subject to appeal to the Ciry Council. (d) If the application is not approved by the Community Development Director, then the applicant may file an appeal within 15 calendar days of the Director's decision or deadline to render a decision and have the application heard by the Planning Commission at a de novo public hearing. 15-45.070 Application requirements. (a) Application for Design Review approval, or Administrative Design Review approval shall be filed with the Community Development Director. The application shall include the following exhibits: (1) Site plan showing property lines, easements and dimensions, all existing and proposed structure setbacks, building envelope, existing and proposed fencing, topography, location of all trees over twelve inches in diameter as measured two feet above grade, and areas of dense vegetation and creeks and creek banks. The site plan shall be oriented with north towards the top of the page. The scale of the drawing shall be clearly noted. The site plan shall be prepared ~~Q~~~ and stamped by a Licensed Land Surveyor or Registered Civil, Engineer authorized to conduct surveys. (2) A statement of energy conserving features proposed for the project. Such features may include, but are not limited to, use of solar panels for domestic hot water or space heating,, or production of electricity, passive solar building design, insulation beyond that required under State law, insulated windows, or solar shading devices. Upon request, the applicant shall submit a solar shade study if determined necessary by the Community Development Director. (3) Architectural elevations of the existing and proposed structures showing exterior materials, roof materials and window treatment. The scale of the elevations shall be clearly noted. (4) Cross sections for all, projects located on a hillside lot, together with an aerial photograph of the site if requested by the Community Development Director. The scale of the cross sections shall be clearly noted. (5) Engineered grading and drainage plans, including cross sections if the structure is to be constructed on a hillside .lot. Disposition of on-site storm water shall be consistent with the provisions of the Santa Clara Valley Urban Runoff Pollution Prevention Program requirements. The scale of the grading and drainage plans shall be clearly noted. (6) Floor plans that indicate total gross floor area, determined in accordance with Section 15- 06.280 , of this Chapter. A small-scale schematic demonstrating how the total floor area was calculated shall be provided. (7) Roof plans which show ridges, valleys and skylights. (8) Landscape plans showing landscape: design, plant selection and irrigation design that conforms to the provisions of Article 15-47 of this code and with the provisions of the Santa Clara Valley Urban Runoff Pollution Prevention Program requirements. (9) Preliminary title report, not more than six months old, listing all parties having any interest in the property. The preliminary title report shall also show arnl any easements, encumbrances and restrictions, which benefit or burden the property. (10) Such additional exhibits or information as may be required by the Community Development Director in order to allow the City to determine whether the findings set forth in section 15- 45.080 can be made. All exhibits shall be drawn to scale, dated and signed by the person preparing the exhibit. Copies of all plans to be submitted shall consist of two sets drawn on sheets eighteen inches by twenty-eight inches in size and eleven reduced sets on sheets eleven inches by seventeen inches in size. (11) A geotechnical clearance as defined in Section 15-06.325 of this Code, if required by the Public Works Director. (12) A written statement describing how the proposed project is consistent with the required design review policies and techniques shall be provided at the time of application. (13) The cover or title sheet shall contain a technical data box containing the following information: (a) Owners name, address and phone number. (b) The General Plan Land Use designation and Zoning of the property. (c) The Assessor`s Parcel Number of the property. (d) Gross and net site area of the property. (e) Site coverage, setbacks and floor area. (f) Square footage of proposed new construction (g) Square footage of any structures proposed to be demolished. (14) A written statement verifying that each adjoining landowner and the landowners in general vicinity have been consulted regarding the specific plans for the proposed project and describing the process used for these consultations. b) The application shall be accompanied by the payment of a deposit to cover the cost of processing the application. The amount of the deposit is set by City Council Resolution and may change from time to time. All time and material used to process the application shall be charged against the deposit. If during the processing of such proposed project the deposit amount has been reduced to 20% of the initial deposit amount an additional deposit will be required. If there are funds remaining after the proposed project has been approved the remaining funds shall be ' returned. 15-45.080 Design review findings. Design Review or Administrative Design Review approval shall not be granted unless all of the following findings have been made in the affirmative by the reviewing authority: (a) Avoid unreasonable interference with views and privacy. The height, elevations and placement on the site of the proposed main structure or accessory structure,, will avoid unreasonable interference with views and privacy, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhoods; and (ii) community viewsheds. , (b) Preserve natural landscape. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimizing 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. (c) Minimize perception of excessive bulk. The proposed main structure or accessory structure 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. (d) Compatible bulk and height. The proposed main structure or accessory structure 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/or air of adjacent properties nor (ii) unreasonably impair the abihry of adjacent properties to utilize solar energy. (e) Current grading and erosion control methods. The proposed site development or grading plan incorporates current grading and erosion. control standards adopted by the City and/or imposed by the Santa Clara Valley Urban Runoff Pollution Prevention Program. . (f) Design policies and techniques. The proposed main structure or accessory structure 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. (Amended by Ord. 71.99 4 27,1991) 15-45.085 Off Site Improvements. The findings specified in section 15-45.080 may be made subject to conditions reasonably related to the project and to the findings required for approval. Conditions may include, but are not limited to, the following: (a) Construction or repair of curb, gutters and sidewallzs. (b) Water or sewer main extensions. (c) Storm drain installation. (d) Dedication of property or easements for utilities, street lighting, public right-of-way, trails, ~~~~ etc., (e) Installation of street trees. , (f) Completion of street widening paving to property line. ' (g),Repair or reconstruction of street paving prior to the issuance of a certificate of occupancy. (h) Undergrounding of existing overhead utility lines from closest exiting distribution pole to the new structure. 15-45.090 Expiration of Design Review approval; extension; tolling of time period. ' (a) Each design review approvals granted pursuant to this Article shall expire thirty-six months from the date on which the approval became effective, unless prior to such expiration date a building permit is issued and construction commenced. (b) A design review approvals may be extended for a period of twelve months by the Community Development Director. Any application for extension shall be filed prior to the expiration date, and shall be accompanied by the payment of a fee in such amount as established from time to time by resolution of the City Council. Extension of design review approval is not a matter of right and the approving authority may deny the application or grant the application subject to conditions. Neither the period of time specified in subsection (a) of this Section nor any extension period shall include the period of time during which a lawsuit involving the approval or conditional approval of the design review is or was pending in a court of competent jurisdiction. (c) A design review approvals in conjunction with an approved tentative subdivision map or approved use permit, or both, may be extended for a period or periods of time not to exceed the time authorized under section 14-20.080(b) of this Code. The application for extension shall be filed in the manner prescribed in and shall be reviewed in accordance with the standards set forth in, Section 14-20.080(b) or Section 15-55.090(b) of the Code, respectively. (Amended by Ord. 71-119 41 (part), 1993) 15-45.110 Appeals to City Council. Except as otherwise specified in this Article, a decision or determination made by the Planning Commission under this Article may be appealed. to the City Council in accordance with the procedure set forth in Article 15-90 of this Chapter. Section 4. That the following sections of Chapter 14: Subdivisions are amended to read: 14-05.020 Purposes of Chapter. . The purposes of this Chapter shall be to promote and protect the public health, safety and general welfare, including the following more specific purposes: (a) To regulate and control the division of land and the development of single undivided sites within the City. (b) To implement and supplement the provisions of the State Subdivision Map Act with respect to the design and improvement of subdivisions, the form and content of maps, and the procedures to be followed in securing approval by the City of such maps. (c) To promote orderly growth and development, preservation of open space, and proper use of land. (d) To provide for adequate services and public facilities and proper traffic circulation. (e) To implement the goals and policies of the City's General Plan and any applicable specific plan.. 14-05.030 Conformity with General Plan and Zoning Ordinance. (c) Nothing contained in this Chapter, nor any act or forbearance done or ,permitted hereunder, shall waive or relieve compliance with any other ordinance of the City. Neither final ' map shall be granted for any lot, site or subdivision which is not in conformity with the Zoning Ordinance as contained in Chapter 15 of this Code,, or which has been or is created in violation of such Zoning Ordinance, or which is not consistent with, the General Plan or any applicable specific plan, or for any intended use which would not be in conformity with the district regulations in which said lot, site or subdivision lies at the time of final approval. (d) The advisory agency may, but need not, tentatively approve a map for lot sizes or uses contrary to existing zoning regulations governing the lot, site or subdivision, in contemplation of a change in zoning regulations to make such lots or uses conform therewith, but only after recommending such change to the City Council after public hearing thereon in accord with the Zoning Ordinance, and so long as it is still consistent with the General Plan and any applicable specific plan. Any such tentative approval shall be at the sole risk of the subdivider or owner, and shall not become binding on the City for any purpose unless and until such change in zoning regulations is legally and finally adopted. 14-05.040 Designation of advisory agency. (a) The Planning Commission is hereby ,designated as the advisory agency for all decisions and determinations under this Chapter. (b) There is hereby delegated to the advisory agency the power to approve, conditionally approve or disapprove tentative maps, together with extensions and modifications thereof, the power to determine consistency or lack of consistency of a proposed tentative map with the General Plan and any applicable specific plan, and without limiting the foregoing, the power to make the determinations prescribed in Sections 66473.5, 66474, and 66474.6 of the Subdivision Map Act. 14-05.050 Fees and deposits. (a) Each applicant for any approval or other action pursuant to this Chapter shall pay to the City such fees and deposits as established from time to time by resolution of the City Council, including, but not limited to the following: (1) Filing fee for the processing and review of the application. (2) Deposit for the cost of noticing any public hearing to be conducted. (3) Environmental assessment fee and deposit for the cost of an environmental impact report, if required. (4) Public health service fee. (5) Administrative fee and deposit for the cost of geological analysis, if required. (6) Improvement plan checking fee. (7) Inspection fee. (8) Map checking fee. ~f~Q~~ (9) Storm drainage fee, if applicable. (10) Park' and recreation fee; if applicable. (11) Street light service and energy fee, if applicable. (12) Fire hydrant service fee, >f applicable. (13) Recording fees. Such fees and deposits or portions thereof shall be paid at the time or times specified in the resolution of the City Council; or if not so specified, at the time or times as determined by the Community Development Director. The Applicant shall also pay to the City, at such time as . specified by the Community Development Director any fees and costs as may be charged by other public agencies for the review of any application, drawing, plan or other document submitted pursuant to this Chapter which is furnished by the, City to such other agencies for comment or approval. 14-05.060 Exclusions from Chapter. This Chapter shall not apply to any of the following: (a) The financing or leasing of apartments; offices, stores or similar space within apartment buildings, industrial buildings, commercial buildings or mobile home parks, or the financing or leasing of existing separate commercial or industrial buildings on a single site. (b) Mineral, oil or gas leases. (c) Land dedicated for cemetery purposes under the State Health and Safety Code. (d) The construction, financing or leasing of a second unit for which a use permit is granted pursuant to Article 15-56 of the Zoning Ordinance, but this Chapter shall be applicable to the sale or other transfer of ownership of such units where the sale or transfer does not include the entire site upon which the second unit is located. (e) Short term leases, terminable by either party on not more than thirty days notice in writing, of a portion of the operatingright-of-way of a railroad corporation defined as such by Section 230 of the State Public Utilities Code. (f) Any division, conveyance, development, financing or leasing of land by the City: (g) Land conveyed to or from a governmental agency, public entity (other than the City) or public utility, or land conveyed to a subsidiary of a public utility for conveyance to such public utility for rights-of-way, unless it is determined by the Community Development Director that the public interest or public policy requires the application of this Chapter to such conveyance. 14-10.020 Advisory agency. "Advisory agency" means the official body charged with the duty of making investigations and reports on proposed subdivisions and building sites, imposing requirements or conditions thereon, and having the authority to grant or deny tentative subdivision or. The advisory agency shall be either the Planning Commission or the Site Review Committee, as designated in Section 14-05.040 of this Chapter. 14-10.090 Final map. "Final map" means a map showing a subdivision for which a tentative and final map is required by the Map Act or this Chapter, prepared and approved in accordance with the provisions of the Map Act and this Chapter and designed to be recorded in the office of the County Recorder. ~~~~v~~ 1'4-10.330 Tentative m'a ; vestin tentative map. ' P g (a)Tentative map means a map made for the purpose of showing the design and improvement of a proposed subdivision and the existing conditions in and around it. 14-15.020 DELETED 14-15.030 Building and grading permits. No building or grading permit shall be issued for construction of improvements upon any site for which a subdivision map is required under this Chapter, until an approved final map has been filed for record with the County Recorder, in the case of a subdivision, a parcel map for the site, if required, has been filed for record with the County Recorder. 14-15.040 Certificates of occupancy. No final certificate of occupancy shall be issued until all streets, curbs, gutters, utility services, sewer and storm drain facilities and other subdivision or site improvements as required by the tentative map, are installed and completed to the satisfaction of the City Engineer 'and the Community Development Director. 14-20.010 Application of Article. The procedures and requirements set forth in this. Article shall apply to all applications for tentative subdivision map approval. 14-20.020 Preliminary geologic report. The Community Development Director may require the applicant to submit a preliminary geologic and soils investigation report on the site, prepared by a certified engineering geologist or a registered civil engineer qualified in soil mechanics, prior to the acceptance of any application for tentative map approval for a hillside subdivision or for a hillside lot or in any other case where the Community Development Director deems such report to be necessary or appropriate. The geologic and soils report shall fully and clearly present: 14-20.030 Filing application for tentative approval. Applications for tentative subdivision map shall be filed with the Community Development Director on such forms as he may prescribe. The Director-shall examine the application and the documents submitted therewith, and shall not accept the same until all of the requirements of this Article with respect to the form, content and number of maps, information to be furnished and documents to be submitted with the application have been fully satisfied and all fees and costs due and payable at the time of filing the application have been paid in full. The time of filing the application shall be the date on which the application is accepted by the Community Development Director as being complete. 14-20.040 Contents of application. Eighteen copies of the proposed tentative subdivision map shall be submitted to the Community Development Director. Additional copies may be required for transmittal to the designated official of any adjoining local agency, which has requested the same as provided iri the Map Act. In the event the State Department of Transportation has filed the requisite map with the City relating to existing or proposed State highway routes upon which it believes subdivisions would . have an effect and the property is located within the area covered by such map, two additional copies of the tentative map shall also be filed, which shall be transmitted by the advisory agency ' to the district office of such Department with a statement that the advisory agency will consider any recommendation of said Department made within fifteen days after receipt by it of said copies of the map. The tentative map shall be clearly and legibly drawn by a registered civil engineer or licensed land surveyor. It shall have a dimension of not less than eighteen inches by twenty-six inches, and the scale shall be as follows: One inch shall be equal to twenty feet for a subdivision of two or less acres; one inch shall be equal to fifty feet for a subdivision of two acres through twenty, acres; and one inch shall be equal to one hundred feet for all subdivisions over twenty acres in area. The tentative map shall contain, or be accompanied by, the following information: (a)The name of any existing recorded map applicable to the subdivision, the date of recording such map, and the book and page of the official records where such map is recorded. (x) A preliminary geologic and soils report as described .in Section 14-20.020 of this Article, unless such report has already been furnished prior to the filing of the application; provided, however, where the average slope of the proposed subdivision or site does not exceed ten percent, the Community Development Director may require-such report to be submitted with the improvement plans for the subdivision or site as part of the application for building permit; and provided, further, that the Community Development Director may waive the requirement of a preliminary geologic report if he determines that, due to the available knowledge of the City as to the soil qualities of the site, no such preliminary geologic report is necessary. (z) When requested by the Community Development Director, a scale drawing of the surrounding area for a distance. of at least five hundred feet from each boundary of the proposed subdivision or building site, indicating the names and last known addresses of the owners of all property located within five hundred feet of such boundaries, as shown the latest available assessment roll of the County. In addition to the foregoing, the Community Development Director may require the applicant to submit such additional maps, documents, information and materials as the Director deems necessary for the review, processing and evaluation of the proposed tentative map. If any such additional maps, documents, information or materials are required, the Director shall so advise the applicant in writing within thirty days from the filing of the application 14-20.050 Distribution for. review; departmental reports. (a) Distribution. Upon receipt of the application and acceptance thereof as being complete, the Community Development Director shall distribute the map or site drawing and accompanying documents to the following persons and agencies: (b) Departmental reports. Upon receipt of ,the map or drawing and other documents, each of said persons and agencies shall make an investigation and written report to the advisory agency, setting forth any recommended conditions. The Community Development Director shall also cause a written staff report to be prepared and submitted to the advisory agency and shall ~~~~5~. furnish the applicant with a copy of such report not later than three days prior to any hearing on the application to be conducted by the advisory agency. The reports referred to herein shall include, but need not be limited to, the following: 14-20.060 Public hearing by advisory agency; notice. The advisory agency shall conduct a public hearing on the application for tentative subdivision. Notice of the hearing shall be given not less than ten days nor more than thirty days prior to the ' date of the hearing by mailing, postage prepaid, a notice of the time and place of the hearing to the applicant and to all persons whose names appear on the latest available assessment roll of the County as owning property within five hundred feet of the boundaries of the subdivision or site which is the subject of the application. Notice of the public hearing shall also be published once in a newspaper having general circulation in the City not later than ten days prior to the date of the hearing. 14-20.070 Action by advisory agency; findings. (a) Within fifty days after the application is accepted as complete, unless such time is extended by mutual consent of the advisory agency and the applicant, the advisory agency shall approve, conditionally approve or disapprove the application for tentative map, and shall report such action to the applicant. A copy of said report. shall be kept on file in the City offices for a period of not less than five years, and in all events, until final acceptance of construction of improvements and the termination of the applicant's responsibility to maintain such improvements. 14-20.080 Expiration of tentative approval; extensions (a) An approved or conditionally approved tentative subdivision shall expire twenty-four months from the date on which the advisory agency, or the City Council on appeal, granted its approval or conditional approval. (b) An extension of the expiration date may be granted by the advisory agency for a period or periods of time not exceeding thirty-six months. The application for extension shall be filed prior to the expiration date, and shall be accompanied by the payment of a fee in such amount as established from time to time by resolution of the City Council. A public hearing shall be conducted on the request for extension and notice thereof shall be given in the same manner as prescribed in Section 14-20.060 of this Article. Extension of tentative map is riot a matter of right and the advisory agency may deny the application. 14-25.070 Preservation of existing trees. (a) No native, ornamental or orchard trees required to be shown on the application for tentative map under Subsection 14-20.040(v) of this Chapter shall be removed or destroyed without a prior permit to do so issued by the Community Development Director pursuant to Article 15-50 of the Zoning Ordinance, unless such removal is specifically authorized as part of the tentative approval granted under this Chapter. No such trees may be removed or destroyed prior to the filing of an application for tentative map with the intent of circumventing the requirements of ~~~~~ this Chapter. (b) The 'advisory agency may deny approval of any application for tentative map, and revoke any previous such approval, upon the violation of this Section by the subdivider or owner. (c), The approval of a tentative map by the advisory agency shall automatically constitute authorization to remove all trees within all portions of street rights-of-way which are to be improved, and to remove trees from the area as designated by the subdivider or owner to be covered by the envelope of the proposed structure ~r structures to be erected on the lot or site, and. the area of the proposed driveway on the lot or site. 14-25.080 Park and recreation dedication and fees. (a) Purpose, application and exemptions. As a condition of each final.map, and to be detailed in the conditions of tentative map, ,every subdivider or owner shall be required to, and shall dedicate a portion of land or pay a fee in lieu thereof, or a combination of both at the option of the City, for the purpose of providing park or recreational facilities reasonably related to serving the development and in accord with the standards and provisions as hereafter set forth. The provisions of this Section are enacted pursuant to Section 66477 of the Government Code and are hereby found to be in accord with the recreational element of the General Plan. The requirements of this Section shall not apply to any of the following: c) Fees in lieu of land dedication. In the event there is no park or recreational facility designated in the recreational element of the General Plan to be located in whole or in part within the proposed subdivision or site, or in the event that the proposed subdivision contains fifty or less lots or parcels, then the subdivider or owner shall pay a fee to the City in lieu of dedicating land, which shall be in an amount equal to the fair market value of the amount of land which would otherwise be required to be dedicated pursuant to Paragraph (b) of this Section. "Fair market value", as used herein, shall be either the average estimated fair market value for all residentially zoned real property located in the City, or the fair market value of the land in the subdivision or site, based upon its then assessed value modified to equal market value in accord with the current practices of the County assessor and as determined by the, Community Development Director whichever shall be the greater. (f) Property not included in General Plan. Where the proposed subdivision or building site lies within an urban service area not yet shown and delineated on the General Plan of the City, by reason of it not having been a part of the City at -the time of the adoption of the General Plan, but intended to be included within the General Plan, the. subdivider or owner shall dedicate land, or pay a fee in lieu thereof, or both, in accord with the adopted park and recreational policies and standards of the General Plan and the provisions of this Section, and whether land dedication, or fee in lieu .thereof, or a combination of both shall be required, shall be determined upon consideration of the following: 14-25.090 Reservations. (a) Requirement for reservation of land. As a condition for tentative map the advisory agency may require the subdivider or owner to reserve an area or areas within the subdivision or site for parks, recreational facilities, fire stations, libraries or other public uses, according to the standards and conditions set forth in this Section. c) Contract with City. At the time of final map, the City shall enter into a binding agreement to acquire the reserved land within two years after the completion and acceptance of all . improvements, unless such period of time is extended by mutual agreement. The purchase price shall be the market value of the reserved land at the time of filing the application for tentative map, plus taxes against the reserved land from the date of the reservation and any other costs incurred by-the subdivider or owner in the maintenance of the reserved land, including interest costs incurred on any loan covering the reserved land. (e) Other authority not limited. The authority of the City under this Section. is additional to all other authority under this Chapter, or granted by law to local agencies, relating to subdivisions approvals and shall in no way be construed as a limitation on or diminution of .any such authority 14-25.100 Site development plan.. (a) Site development plan required. At the time of filing an application for tentative map approval for a hillside subdivision, or any subdivision containing a hillside lot, the applicant shall also submit a site development plan for the subdivision or lot. In addition, the Community Development Director or the advisory agency may require a site development plan to be furnished for any commercial or multi-family project or because of the peculiarity of the terrain or changes in grade or other circumstances relating to the site or the surrounding area although the average slope of the subdivision, lot or site does not exceed ten percent. (c) Approval of site development plan. Where a site development plan is required to be filed in accord with this Section, no tentative subdivision map approval shall be granted by the advisory agency until tentative approval thereby of the site development plan, which approval may be prior to or simultaneously with the approval of the tentative map. At or prior to the filing of the final map with the Ciry for approval, a final site development plan shall be prepared and filed with the Community Development Director substantially in accord with the approved tentative ,site development plan. Where a site development plan is required to be filed in accord with this Section, no final subdivision map approval shall be granted by the City Council unless and until the final site development plan is submitted to the Community ,Development Director and approved by said Director. Notwithstanding the foregoing, if in the opinion of the advisory agency it would be preferable to postpone that portion of the site development plan which would consist of the final grading plan at the location of each building site, the same may be postponed so long as a notation of such postponement is placed upon the face of the final subdivision or parcel map, in which case no building permit may be issued for any site unless and until a subsequent final grading plan is submitted to and approved by the advisory agency. 14-25.110 Early warning fire alarm system. (b)Residential structures. As a condition for tentative map under this Chapter, the advisory agency shall require the installation of an early warning fire alarm system in accordance with Article 16-60 in Chapter 16 of this Code, and the connection of such system to the digital alarm communicator receiver maintained by the Saratoga Fire District, in each of the following cases: (c) Commercial structures and community facilities. When so required by the Chief of the Fire District having jurisdiction over the project, the advisory agency shall impose as a condition for tentative map approval under this Chapter, the installation of an early warning fire alarm ~~~~~ system in accordance with Article 16-60 in Chapter 16 of this Code, and the connection of such system~to the digital alarm communicator receiver maintairied~by the Saratoga Fire District, in new commercial structures or community facilities, or an .existing commercial structure or community facility which is expanded by fifty percent qr .more in gross floor area. As used herein, the term "commercial structure" includes, but is not limited to, office buildings, retail. stores, restaurants, repair shops, and industrial buildings; and the term "community facility" includes, but is not limited to, schools, theatres,'churches, meeting halls and conference centers. In determining whether to require installation of such system, the Fire Chief shall be guided by, the following considerations: 14-30.030 Storm water and sewage. (d) Sanitary sewers. The subdivider or owner shall connect the subdivision and each of the lots thereof or the building site to the facilities of such sanitation or sanitary district as has jurisdiction, by the installation of such additional mains and laterals as is necessary in .the opinion of the Health Officer to adequately sewer the same by sanitary sewers. In the event the subdivision or the building site or any part thereof is not within the boundaries of a sanitation or sanitary district, the advisory agency may require annexation to or otherwise inclusion in such a district as a condition of tentative map approval. Sanitary sewers shall be installed to grades, standards, location, design, lengths and sizes, as approved by the sanitation engineer for the district having jurisdiction, and in accord with all laws and regulations of said district. Other than as might be permitted under Article 14-35 of this Chapter, disposal of sanitary sewage may not be by septic tank methods, or any other method other than by connection to a sanitary sewer system. 14-30.060 Trees. The subdivider or owner shall plant trees on each lot or site and maintain them for a minimum of one year after planting. All such trees shall be of a number, variety and type as determined or approved by the advisory agency, which may delegate such authority in any particular instance to the Community Development Director. Any such trees, which may be planted in a street right-of-way, shall constitute encroachments subject to removal in accordance with Article 10- 20 in Chapter 10 of this Code. 14-45.010 DELETED 14-45.020 DELETED 14-45.030 DELETED.. 14-45.040 DELETED 14-50.010 Application. Application for a lot line adjustment. shall be filed with the Community Development Director on such form as he shall prescribe. The application shall be signed by the owners of all properties, which are the subject of the proposed lot line adjustment. The Community Development Director shall examine the application and shall not accept the same until all of the requirements of this Article with respect to the form and .content of the application and the documents to be submitted therewith have been fully satisfied and all fees and costs due and payable at the time of filing the application have been paid in full. The time of filing the application shall be the date on which the application is accepted by the Community Development Director as being complete. 14-50.020 Contents of application. (m) In addition to the foregoing, the Community Development Director may require the applicant to submit such additional documents, information and materials as the Director deems necessary for the review, processing and evaluation of the proposed lot line adjustment. If any such additional documents, information or materials are required, the Director shall so advise the applicant in writing within thirty days from the filing of the application. 14-50.030 Investigation and report by Community Development Director. (a) The Community Development Director may transmit a copy of the application to such persons and agencies as he may deem appropriate for review and recommendations thereon, including, but not limited to, the Health Officer, the Santa Clara Valley Water District, the sanitation and fire districts having jurisdiction, and any utility companies. (b) Upon receipt of any recommendations from the persons and agencies referred to in subsection (a) of this Section and completion of his own review and analysis of the application, the Community Development Director shall cause a written staff report to be prepared and submitted to the advisory agency and shall furnish the applicant with a copy of such report not later than three .days prior to the date on which the application is first considered by the advisory agency. 14-60.010 Improvement agreement. Prior to the commencement of any improvement work, the owner of the subdivision or building site shall enter into. a written agreement with the City, which .shall contain the following provisions: (i) That all improvements will be constructed in accordance with -the plans and specifications as previously approved by the City Engineer, and will be satisfactorily completed within one year from the date of final subdivision approval (or such other date as may be specified in the agreement). (g) Such other terms, covenants, conditions or provisions as the City Council, the City Engineer or the Community Development Director may deem necessary or appropriate: 14-65.020 Notice of intended merger. Whenever the Community Development Director believes that. a parcel or unit of land may ~~~~~~. a satisfy the requirements set forth in Section 14-65.010 and ought to be merged, or whenever the Planning Commission or the City Council makes such determination and. instructs the Community Development Director to initiate proceedings under this Article, the Director shall cause to ~ be mailed by certified mail to the, then current owner of the property a notice of intention to determine status, notifying the owner that the affected parcels may, be merged pursuant to the standards of this Article, and advising the owner of the opportunity to request a hearing on determination of status and to present evidence at the hearing that the property does not ,meet the criteria for merger. The notice of intention to determine status shall be filed for, record in the office of the County Recorder on the date such notice is mailed to the property owner. 14-65.030 Request for hearing; notice. At any time within thirty days after recording the notice of intention to determine status, the owner of the affected property may file with the Community Development Director a request for a hearing on determination of status. Upon receiving such request, the Director shall fix a time, date and place for a hearing to be conducted by the Planning Commission and shall so notify the property owner by certified mail. The hearing shall be conducted not less than sixty days following the Director's receipt of the property owner's request therefor, but may be postponed or continued with the mutual consent of the Planning Commission and the property owner. 14-70.020 Form of petition; fee. (a) The petition shall be filed with the Community Development Director on such form as he may prescribe and shall contain or be accompanied by the following information: (1) Adequate evidence of title to the real property within the subdivision. (2) Sufficient data to enable the City Council to make all of the determinations and findings required by this Article. (3) A final map, which delineates dedications, which will not be vacated, and dedications, which are a condition to reversion. (4) Such other pertinent information as may be required by the Community Development Director or the City Council. (b) The petition shall be accompanied by the payment of a processing fee, in such amount as established from time to time by resolution of the City Council, together with a deposit for the cost of noticing the public hearing required under Section 14-70.030 of this Article. 14-75.030 Vacancy surplus required. (b) Prior to submitting the application for tentative map approval for a conversion to community housing, the applicant shall furnish to the Community Development Director a current survey of all existing rental apartments and community housing units in the City, showing the vacancy rate. The form and content of the survey shall be subject to approval by the Director. The Director shall not accept the application unless the survey, as approved by the Director; establishes the existence of a vacancy surplus as required by this Article. ~~v~ 14-80.020 Rights of vesting tentative map; expiration and extension. a The a royal or conditional a royal of a vestin tentative ma shall confer a vested ri ht to () PP PP g P g proceed with the development in substantial compliance with the ordinances, policies and standards .of the Ciry in effect as of the time the application for tentative map approval was determined by the Community Development Director to be complete; provided, however, in the event Section 66474.2 of the Government Code is repealed, such, approval shall confer a vested right to proceed with the development in substantial compliance, with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally. approved. 14-90.010 Duty to enforce. (b) Other than as set forth in .Paragraph (a) of this Section, the Community Development Director shall have the duty and responsibility to enforce the provisions of this Chapter. For this purpose, he may call upon the Community Service Officers to issue citations and upon the City Attorney to prosecute criminal proceedings and to institute civil proceedings to enforce this Chapter. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary to the Planning Commission • ~~®-~~3 • ~ March 13, 2003 City of Saratoga 13777 Fruitvale Avenue Saratoga, CA. 95070 Attn: Erna Jackman Planning Commission Chair Re: APN: 503-12-029 Edencrest Lane, Saratoga, CA. Dear Ms. Jackman, I am requesting that you make findings to allow for us to grade the above mentioned site in accordance with the attached letters from Marvin Kirkeby and Daniel Dykman. Per the city of Saratoga Zoning Ordinance Section 15-13.050 (F) we are requesting that you make findings to allow remediation grading to mitigate the current site deficiencies. I have included only a copy of the above mentioned letters; however I do have a site drawing and floor plans and elevations for your review if needed. Please contact me directly at your earliest convenience. You can contact me at my office or cell phone (408) 314-7702. Respectfully Submitte Mark H. Snow Cc. Mr. James Kennedy 6455 Almaden Expressway Suite 218 San Jose, CA. 95120 (408) 997-2400 phone (408) 997-2610 fax mark(c~mhsnowassociates.com 10/16/2002 10:25 0000000000 Constilticg Swt ~nbn1OG'"'6 C~~j` phone; (650) 349-3369 FaX~ (~0) 571-1878 0~4R~N5IC5 ANC' `•' California 9440'4 561 Milgrim Dr•~ Suite D, Foster City, File: 200031 October 2, 2002 ~~ Jim Rogers Suite 202 3707 W'tlliama Road, San Jose, California 95117 Edencrest Zane Properh' Subject: garsitoga, California CO],VIMENTARX ON ~L CONS~UCTiON 'pear Mr. Rogers: aced this letter to address the ~ortance of constructin~>~~p% its At your request, we have prep veral geotechnical and g ravine till at the subject site. We have previously prepared sc ~ site benefits which the ro'ect, but have only discussed the beneficial affects that t1 ~ ~~ o ion would have on on p l the development poteutih the consttuctioon of the ravtnetfill. will be achieved thro g Roadway Stability -Currently, Edencrest Lane is in a poor state of repair fia o g ~~e°ng~ of downslope margins of the street are experiencing downslope crap mow the roadway. 'The construction of the proposed 511 on the subject lot would substantially reduce, or even eliminate this creep movement along those portions.of the street which pass along the proposed new fiQ. In addition to the obvious current distress, the potential for movements of the larger landslides which could destroy the roadway would be substantially reduced beyond the limits of the proposed fill, and eliminated adjacent to the proposed fill. If sliding dots occur, it would cut off access to the several residences which are currently only accessible from Edencrest Lane. Driveway Stability -Recent mapping by the Town's Geologist indicates that active laudsliding is occurring downslope of the driveway which lines the southern side of the subject site. The construction of the buttress .fill will stabilize that driveway, permitting the homeowner on that adjacent lotto continue to access his rc~dcnce. Erosion Reduction -The street drainage culvert on the northern side of the subject site is causing severe erosion on the steep slope on the subjeu property. Construction of the ravine fill will collect that water and safely convey it down to the base of the slope where it can be released in the center of the drainage ravine. Similarly, the erosion occurring on the existing fills on the subject lot will be corrected, leaving the runoff from the subject site area cleaner and substantially lower in sedimrnt load to be cleaned out of downstream City facilities. Tree Retention -While the construction of the fill will require the removal of some trees, the wrTent design minimises the number of trees required for removal, and will also help to preserve some trees outside of the fill arcs which are currently at risk of toppling due to the erosion problems discussed above. • C~ File: 200031 October 2, 2002 In ~~ary, the proposed ravine fill will have beneficial affects on the surrounding street, driveway, and,drainage conditions well beyond those for which the fill has aaually been designed Should you have airy questions regarding the information contained in this report, please contaa the undersigned. __-._._ Respectfully Submitted: ~ti~CF. Iyyckcnan, PE, GE Senior Geotechnical Engineer, GE 2145 /y Q,. ~_ ..~ 1 ~ T~• F OF CAi,.~/ cc: 5 to addressee • nu i ~i ~nn~ gin: t ~ vedyd4n.~.~5 K1KKGlSV tIW11VttK11W MARVDV D. IQRKEBY 3249 STEVEIVS CREEK BLVD. #101 SAN JOSE, CA 9Si 17 (448) 98+1-®331 February 20, 2003 Job No. 23008 Planning Department City of Saratoga 13777 Fruitvale Ave. Saratoga, CA Cendomea; Re: A.P.N. 503-12.029 Edencrat I.aue, Saratoga, CA rld~7G CJl I have reviewod the proposod grading Plan for the subject lot. This property has had an extensive geotechnical review and the reailting plan was reviewed for the amount of fill that would be required. The plan design is to fill to an dcwation of 500.00, which would be 4,948 cubic yards. If the pad was lowered w an elevation of 499.00 the fill would be 4,446 cubic yards and if lowered to elevation 498.00 the fill would be 3,961 cubic yards. If fiutbet infvrrnation is required please coact the undersigned, rs truly, ~. Marvin D. Kirkeby Registered Civil Engineer Na 11401 EYp. CIV11. • • YlDra ,Id„OY...-1 ~~ .N. Ec o-FbFA Eildkq i . ~ E RYON<f•Wry YtF.o L Elpw ELLrrt ` ~ Pad EALImd Y EVAE ' ERNlglrcy WNdA Aloa a EF. EepF d PmnXIL ICl NaRaaMnl w. 6aA Pp1 asp ~ B.mPak u. PSE PuokBWVic1 EaLAmrL BE v ~ u PsnE w , sro ~ Ewe ~ E ~ ~ C1 AP. J0Y[Pdx D/W ~ pXhny FF. ....~,.~~. - DS . DdID90aat(fypiW _ . ' Rd. Wtl . ~ pAniYq YAN a NOSES: +. 4LL GRADING SHALLBE iIACCY7aANLFWRNTHE 9Ol$ Eall'7EBi REdpDlEN11TYYfl a INSTALL SUB-0P.A416P ~i!£GF_°~r]I GFT`E 901_B+~:N ~7:~ 3. SEED OR PLANT SILf=5 PE9 SC15 ESfdlBiREC0AEA7Al1GN VIF 'iE.¢ T.W. Tap d WIO ~ ~- B.W, Bm[m d1YIA .. •:yn'~'--`~:'~ .~~ ~.c fir, // f - --_, ,r ~~, a ~, ~~ , .,\ K `• ~~~ i x i ~ ~" ~r ,,i; 3 ?"' : 3 ~ '~ ~~ 7 `Fi ` ~ c P ~y \a1 ~/iR ~. / X yi 1 `. ... I~. / , '~ ` ' i ~ ~ /' / i~.. f i..;~. TA r r~. ~ f ~ ~ ' ,y 1111 ~ ~ 4~~ ^y ~ ff~~~NNN /.J•''~Cs~` ~~ ~ ~~ ~ ~ ,~, r ~ -'' ~ aC 1 r =~ ,~ `~ ~.~~L~'~tago r." ~ ~~ ~~ y~r~ `\~ r ~` . 7% ':r, ii'~rk J \\~ f ~~. a1aN ~.~ ~ . PgKF%%y u. a~~. _._- . Lud,pLdad,N. F•T.~. kpdPLNddI p' 4h. - EANt09WU7Y~tlN G er•e A1.J. ~ I DwL ~ -~-- Nnr BauA Un BAS. IM An+DeN F/t BfD P xr Rm WN 4oa P.~,Pwml+~w+ma al,~ ~~ LmdgrA,mv ~ / ~-~.__ / .alss OAtlpl Canw Lod B.WLd1 Rat..- D.+r1 e..LX+ -. ~ - - [ddq 77u.cml d FAa. - ONIp+DS.olal dFb.m S[q p{. Oa/a BPaN ~+ wwyvw iiavi i. RHO \`~`~~~ \~ 4~~ ~% ,.• +~~r... ~ ~ ~'" ENURE ,N,n A~~;.,:::' i ~~ C wa. ~/1 ~ ~ ;iN~^gt 1 4AA~/ ,~, ,. ,/ i~ ~~ Z'[ot T~Yx18T. tAyM PARCELI /-~ ,`~ / * bhr ;~ G"`, ~ \ a \~V1 ~~\ ~ , r` dpd t ~ `~~ 4` ~lIP1-~' ~~~ Ead.C Roe ~I n `.. i EaA C Rtl _ ~ ;' .-T'r "'~ J I `~ ` ` _ - ~ ~~ ! ~.t - ~Y~ V rtccrt4 "~ __ { ~' ~=2525'18" ~ 2 ---,,.---~_•,~==_= ~ 9G ==~e.~o", S6°;i g c r .69' k' s o~~1 a .. A„~ ~:4 ~, _ ^_ _.J~,~a., 3s.ci: ~~. °iso+ J A r AC. DRTYEMAY ... p~;? AG a+[+~ 9w) Tp01 ,. _ ~I r i srtE~ I,..., . j >~~. f cp ,~~~,:~ •~ vdVxer NAP Nib •ZC' WGRESS, BGRi'S3 ANA ;}!f ~' INS RL! ATCN A^iU '?~?i;v?'i~`;J:E ~.'r P::CIi:. lj ~l~i't L:'kSt :?~pIT SITE PLAN SCALE t'=2T A.P.N. 503-12-029 m ~ " ~~ a' ~~ GRiDDg80UANTREB Dr_vidat f ~: YaM. Appn7dmNe Ynpod Fd BUNeeL Fm I,BNI ~,dcdlo0 ~~ , ., Y~ Aa i~ Ir, . •j- i...~i - ,,.~j' ~ tea/ 1~ _r Imp. 9.0'1 R" ~i ,.. , +~ / P,~q• IgTEB: t. iDPODRIPXY PREPAi®BY A9111 A39OCIATE9 AND PRCr10EDBY0ANER 2 C0NIOURINiERVAL 137 FEETArA td FEET. 7. BENCNNAPo(15 GDYDF 3ARATOQI DATUN 1 THIS T0PO0MPXIC NAPREPRE3ENT9 SURFACE FEANRE9 ONLY. a. PROPERTY UNES 91gN'N ARE RECOf>D DATA. 8 TNFAE YALL BE NO iRff REMDVAL OF ANY XINO. T ALL 0.MOINO 9WIL BE IN ACL0FIpANCE YaTN TXE RiE0TEC1[[GAWEOLDOIC '~NVE3iq.111fNIF0R PigP03ED NEYIRE910ENCE' PRE°ARED BY0EOFOPEN31C3, tlYG.N OCTOBEP aTao AxD THE SUPRDIEMAL 0E0.CGICA9E-0TECIINIGL REPORT' PREPARED BY GEOFORENSICS, INC. IN NARCII 7007, 8 THE SINOtE OPoYEWAY 9NALL NAYEY%NINIAIUIM TOI%NA%IIAUN CRO989DPE3. 9. 1xE LONGRUpNAL PgOFLEOF TXEORIYEWAYF01LOW9 THE NATllPALTERPAINT0 NN.Vff ORApNG.13EE FLAN) '0. Pg0VIDEA9Ag0TM FARTNBWALE OUPox6 FlxAL IANOSGPINOINTXE YA]NRY OF iNE NOUSE A9 SHOYM TOINTEIICEPi STOfIN RUNOFF. PO3fTiVE 9URFACF GPAOtENT SNALL BE C0NSTRUCTE9 ADJALEM 7OTNE RESIDENCE ANDPAVEMENTLO DRAIx WATER AYUY Fi1CN TNEN If. WaRAW NAIURAIDMNAOE PATIFPob ANO EA13TDq 9HEE1rR0WINf0 E70SDND SYYML +2 ALL DOWNSPDUT39NALL C0NNECFT0 THE 9T0R40HAIN SY3TENVNS PYC PIPE NTMA 3%NNINN SLOPE IS ALLSURFACE99MNLlUVEAI%MNMWBLOPE'MININS FEEFOF IxE PEPoAETER OF TXE IgLdE. IMPEPVl016 SURFACES SNALL NAVE A NNM1N ORAdFNT OF 1%AWAY FROM FQUNDAi[)N u ALL AO. WIEA ORAD613NALL BE DxW8T1'YI DPAIN8OAE90R EIXUL :3. ALL R8O D[FT99XALLBECNRL3T'1 U37 OR EQUAL )j\ ParcN'C N \."\. ra ncxao OWNED: u wntn. [ENNEDYI90GcR9 D70iwIw.AN3 BANJOBE.GOSn/ (IalY18LE00 ELISiTq USE YACANT LOi PRWOBlD 118E 301WE FANLY RE30ENTIAL 4fORM: ElU9fIN08WA1E9, .tAVER19 ANO 0ibE3 3ANTARY: SANRARY SEWEA EN3TINO IN EDExplE3i LANE ~ WATER: 0ARR00 MUTWL WATER pSR~C1 ErSTIW wEDENCPESi',ANE ~ OAe: P.O, I E EASTIND IX EDFNCPE37IANE F1ECI1tl0: P.0 1 E ' E70.RTN0 IN EDENCRE91 LANE ~~ ice itL0110NE: PACPIC BELL ,~'} L EtOSRNO wEDEYfJEBT UxE ' 1 I ~ l 1 ~ G6lTY: ATITNq.AOBAM I EA8TIN0 W EDEhCRFSi tANE ~, ~ v"0r ~'~7 mnar~ccaao: PAxaa[amAc.r~r d PAACauv aoa m AT PAGE n b; a bs i Y Y 8; 0. of ~ ~; ,~ l= "~ 0 ~ U • Z ` U~ HIF p ' 1 0 ~I_Ip~p N ~t p9p ~•N~i ~ ~_ ol~ U x i t = 3 V~ H, j ~, ~~E JI~ U Z z Q d Z'~r° W ~ m~ C7 aQ~ Q F.. C N ? Z ms Qa W ~'~ 0 ~a~~ dl ~ Y 9 J-- V Z > y~ D C ~ $. ~~ V IM[LT MVMLLII or ( ~ sxL[Ts DPAWIXd X0. D+xP~t MINUTES SARATOGA CITY COUNCIL SPECIAL MEETING MARCH 20, 2003 The City Council of the City of Saratoga met in a scheduled Special City Council Meeting on March 20, 2003 in the Administrative Conference Room, 13777 Fruitvale Avenue. Mayor Streit called the Special City Council meeting to order at 6:00 p.m. and lead the Pledge of Allegiance. ROLL CALL PRESENT: Councilmembers Kathleen King, Norman Kline, Stan Bogosian, Vice Mayor Ann Waltonsmith, Mayor Nick Streit ABSENT: None ALSO Dave Anderson, City Manager PRESENT: Lorie Tinfow, Assistant City Manager Cathleen Boyer, City Clerk Tom Sullivan, Director of Community Development John Cherbone, Public Works Director REPORT OF CITY CLERK ON POSTING OF AGENDA FOR MARCH 20 2003 Cathleen Boyer, City Clerk, reported that pursuant to Government Code Section 54954.2, the agenda for the meeting of March 20, 2003 was properly posted on March 14, 2003. COMMUNICATIONS FROM PUBLIC No one requested to speak at tonight's meeting. COUNCIL DIRECTION TO STAFF None NEW BUSINESS ADOPT RESOLUTION APPOINTING MEMBERS TO THE PLANNING COMMISSION AND ADMINISTER OATH OF OFFICE STAFF RECOMMENDATION: Adopt resolution and direct City Clerk to Administer Oath of Office. WALTONSMITH/KLINE MOVED TO ADOPT RESOLUTION REAPPOINTING CYNTHIA BARRY AND APPOINTING SUSIE V. NAGPAL, MICHAEL SCHALLOP, AND MIKE UHL TO THE PLANNING COMMISSION. MOTION PASSED 5-0. City Clerk Boyer administered the Oath of Office to the newly appointed Planning Commissioners. ~_ ADJOURNMENT There be no further business Mayor Streit adjourned the meeting at 6:15 p.m. Respectfully submitted, Cathleen Boyer, CMC City Clerk MINUTES SARATOGA CITY COUNCIL SPECIAL MEETING MARCH 20, 2003 The City Council of the City of Saratoga met in a scheduled Special City Council Meeting on March 20, 2003 in the Administrative Conference Room, 13777 Fruitvale Avenue. Mayor Streit called the Special City Council meeting to order at 6:00 p.m: and lead the Pledge of Allegiance. ROLL CALL PRESENT: Councilmembers Kathleen King, Norman Kline, Stan Bogosian, Vice Mayor Ann Waltonsmith, Mayor Nick Streit ABSENT: None ALSO Dave Anderson, City Manager PRESENT: Lorie Tinfow, Assistant City Manager Cathleen Boyer, City Clerk Tom Sullivan, Director of Community Development John Cherbone, Public Works Director REPORT OF CITY CLERK ON POSTING OF AGENDA FOR MARCH 20, 2003 Cathleen Boyer, City Clerk, reported that pursuant to Government Code Section 54954.2, the agenda for the meeting of March 20, 2003 was properly posted on March 14, 2003. COMMUNICATIONS FROM PUBLIC No one requested to speak at tonight's meeting. COUNCIL DIRECTION TO STAFF None NEW BUSINESS 1. ADOPT RESOLUTION APPOINTING MEMBERS TO THE PLANNING COMMISSION AND ADMINISTER OATH OF OFFICE STAFF RECOMMENDATION: Adopt resolution and direct City Clerk to Administer Oath of Office. WALTONSMITH/KLINE MOVED TO ADOPT RESOLUTION REAPPOINTING CYNTHIA BARRY AND APPOINTING SUSIE V. NAGPAL, MICHAEL SCHALLOP, AND MIKE UHL TO THE PLANNING COMMISSION. MOTION PASSED 5-0. City Clerk Boyer administered the Oath of Office to the newly appointed Planning Commissioners. . ADJOURNMENT There be no further business Mayor Streit'adjourned the meeting at 6:15 p.m. Respectfully submitted, Cathleen Boyer, CMC City Clerk • • MINUTES SARATOGA CITY. COUNCIL SPECIAL MEETING MARCH 20, 2003 The City Council of the City of Saratoga met in a scheduled Special City Council Meeting on March 20, 2003 in the Administrative Conference Room, 13777 Fruitvale Avenue. Mayor Streit called the Special City Council meeting to order at 6:00 p.m. and lead the Pledge of Allegiance. ROLL CALL PRESENT: Councilmembers Kathleen King, Norman Kline, Stan Bogosian, Vice Mayor Ann Waltonsmith; Mayor Nick Streit ABSENT: None ALSO Dave Anderson, City Manager PRESENT: Lorie Tinfow, Assistant City Manager Cathleen Boyer, City Clerk Tom Sullivan, Director of Community Development John Cherbone, Public Works Director REPORT OF CITY CLERK ON POSTING OF AGENDA FOR MARCH 20 2003 Cathleen Boyer, City Clerk, reported that pursuant to Government Code Section 54954.2, the agenda for the meeting of March 20, 2003 was properly posted on March 14, 2003. COMMUNICATIONS FROM PUBLIC No one requested to speak at tonight's meeting. COUNCIL DIRECTION TO STAFF None NEW BUSINESS 1. ADOPT RESOLUTION APPOINTING MEMBERS TO THE PLANNING COMMISSION AND ADMINISTER OATH OF OFFICE STAFF RECOMMENDATION: Adopt resolution and direct City Clerk to Administer Oath of Office. WALTONSMITH/KL1NE MOVED TO ADOPT RESOLUTION REAPPOINTING CYNTHIA BARRY AND APPOINTING SUSIE V. NAGPAL, MICHAEL SCHALLOP, AND MIKE UHL TO THE PLANNING COMMISSION. MOTION PASSED 5-0. City Clerk Boyer administered the Oath of Office to the newly appointed Planning Commissioners. ADJOURNMENT There be no further business Mayor Streit adjourned the meeting at 6:15 p.m. Respectfully submitted, Cathleen Boyer, CMC City Clerk • ~. •