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HomeMy WebLinkAbout04-26-2006 Planning Commission Packet• CITY OF SARATOGA PLANNING COIVIlVIISSION SITE VISIT AGENDA DATE: Tuesday, Apri125, 2006 - 3:30 p.m. PLACE: City Hall Parking Lot, 13777 Fruitvale Avenue TYPE: Site Visit Committee SITE VISITS WILL BE MADE TO THE FOLLOWING-ITEMS ON THE PLANNING COMMISSION AGENDA FOR TUESDAY, APRIL, 25, 2006 • ROLL CALL REPORT OF POSTING AGENDA AGENDA Application 04-210 Application 05-035 Application 06-266 BARATTA-LORTON 20626 Komina Avenue • MICHAELS 15230 Pepper Lane ROSSI 14111 Palomino Way The Site Visit Committee is comprised of interested Planning Commission members. The committee conducts site visits to properties that are new items on the Planning Commission Agenda. The site visits are held on the Tuesday preceding the Wednesday hearing, between 3:30 p.m. and 5:00 p.m. It is encouraged that the applicant and/or owner to be present to answer any questions that may arise. Site visits are generally short (10 to 20 minutes) because of time constraints. -Any presentations and testimony you may wish to give should be saved for the Public Hearing. During the Site Visit, the Planning Commission may only discuss items related to the project. The agenda does not allow any formal votes or motions on the proposed project or other matters. The Site Visit is afact-finding meeting where the Commission may discuss the item and ask questions from or hear. statements from members of the public attending the Visit. No comments made during the Site Visit by the Planning Commission are binding or required to be carried through to the formal public hearing where actions will be taken on the proposed project. CITY OF SARATOGA ~LANNIi~TG COIVIMISSION AGENDA DATE: Wednesday, Apri126, 2006 - 7:00 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Commissioners Manny Cappello, Jill Hunter, Robert Kundtz, Linda Rodgers, Joyce Hlava, Yan Zhao and Chair Susie Nagpal PLEDGE OF ALLEGIANCE ELECTION OF NEW CHAIR AND VICE CHAIR MINUTES: Draft Minutes from Regular Planning Commission Meeting of April 12, 2006 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 staff accordingly regarding Oral Communications under Planning Commission direction to Staff. ORAL COMMUNICATIONS- PLANNING COMMISSION DIRECTION TO STAFF: REPORT OF POSTING AGENDA: Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on April 19, 2006. 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 ~)• CONSENT CALENDAR: None PUBLIC HEARINGS: All interested persons may appear and be heard at the above time and place. Applicants/Appellants and their representatives have a total of ten minutes maximum for opening statements. Members of the Public may comment on any item for up to three minutes. Applicant/Appellants and their representatives have a total of five minutes maximum for closing statements. 1. APPLICATION #06-266 (503-68-013) ROSSI, 14111 Palomino Way; -The applicant requests design review approval to construct an arbor on an existing deck. The maximum height of the proposed structure is 15 feet above average grade. The lot size is approximately 45,716 square feet and the site is zoned HR. (Suzanne Thomas) P:~!'C Agendas~7A06~Agn 042606.doc 2. APPLICATION #04-210 (510-03-004) MICHAELS, 15230 Pepper Lane; -The applicant requests design review approval to construct atwo-story, single-family residence with an attached garage and a basement, and a secondary unit. The project includes demolition of an existing residence. The total floor area of the proposed residence, basement and garage is 6,260 square feet and the total floor area of the secondary unit is 626 square feet square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 52,453 square feet and the site is zoned R-1 40,000. (Deborah Ungo-McCormick) 3. APPLICATION # (517-08-026) BARATTA-LORTON, 20626 Komina Avenue; -The applicant requests design review approval to construct atwo-story, single-family residence, including a basement and attached garage. The existing house was damaged by fire and will be demolished. The total floor area of the proposed residence and garage is 2,706 square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 7,817.6 square feet and the site is zoned R-1-10,000. (Deborah Ungo-McCormick) DIRECTORS ITEM: - Training for new Planning Commissioners. - Explanation of City requirements to demolish a structure. COMMISSION ITEMS: - Joint meeting with City Council on June 7, 2006 at 5:30 pm COMMUNICATIONS: - None ADJOURNMENT TO NEXT MEETING: - Wednesday, May 10, 2006 at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). Certificate of Posting of Agenda:, I, Abby Ayende, ice Specialist for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission of the City of Saratoga was posted on Apri120, 2006, at the oj~ce of the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and was available for public review at that location. The agenda is also available on the City's website at www.sarato a~ ca_us If you would like to receive the Agenda's via a-mail, please send your a-mail address to plannin~(acr~,sarato a~ ca.us P:~PC Agendas~2006Wgn 042606.doc MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, April 12, 2006 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Nagpal called the meeting to order at 7:05 p.m. R(~11 [:~f-I I Present: Commissioners Hunter, Kundtz, Nagpal and Rodgers Absent: Commissioner Cappello (note: two Commission positions are vacant) Staff: Associate Planner Lata Vasudevan, Associate Planner Therese Schmidt, Assistant Planner Suzanne Thomas and Assistant City Attorney Jonathan Wittwer ELECTION OF NEW CHAIR Associate Planner Lata Vasudevan advised that the election of the new chair would be continued to the meeting of April 26, 2006. PLEDGE OF ALLEGIANCE ORAL COMMUNICATION There were no Oral Communications. REPORT OF POSTING AGENDA Associate Planner Lata Vasudevan announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on April 6, 2006. REPORT OF APPEAL RIGHTS Chair Nagpal 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. • Saratoga Planning Commission Minutes for April 12, 2006 Page 2 APPROVAL OF MINUTES -Regular Meeting of March 22, 2006. Motion: Upon motion of Commissioner Kundtz, seconded by Commissioner Hunter, the Planning Commission minutes of the regular meeting of March 22, 2006, were adopted with a correction to pages 2,6,8,13 and 15. (4-0-1; Commissioner Cappello was absent) *** PUBLIC HEARING -ITEM NO. 1 APPLICATION # 06-145 (386-57-022) Pro Signs, Inc., 12220-12228 Saratoga-Sunnwale Road: The applicant requests Design Review Approval to construct a freestanding identification sign. The total area of the sign is approximately 30 square feet and the height is 7 feet 3 inches. The net lot size is approximately 30,000 square feet and the site is zoned C-V. (Suzanne Thomas) Assistant Planner Suzanne Thomas presented the staff report as follows: • Stated that the applicant is seeking approval of a new freestanding monument sign to replace an existing single-tenant sign on the southeast corner of Kirkmont and Saratoga- Sunnyvale Road. • Explained that such amulti-tenant sign requires review and approval by the Planning Commission. • • Described the proposed sign as consisting of a bronze cabinet and a stone base. The sign is internally illuminated and would be illuminated between dusk and 10 p.m. The face of the panel is dark with white acrylic lettering that is identical on both sides of this freestanding sign. The total sign area is 35 square feet, which is less than the maximum 40 square feet allowed. The maximum height is seven feet, three inches. The individual sign letters are no larger than five inches. • Said that this sign is setback from the corner, outside of the required view triangle, and that the existing landscaping-would be maintained. • Reported that 180 notification letters were sent and no negative responses received. • Stated that this request is consistent with Code as it is identifying on-site uses. The sign is compliant as far as height and sign area. The sign's proposed dark colors are compatible with the building and the neighborhood. • Assured that the required Design Review findings can be made in the affirmative. • Recommended Planning Commission approval of this sign through the adoption of a Resolution. Commissioner Rodgers asked for confirmation that Condition No. 5 is intended to ensure that the maintenance of landscaping will remain at its current level of quality. Planner Suzanne Thomas replied yes. The same landscape service would continue to maintain this landscaping on a weekly basis. t mNo.1. Chair Nagpal opened the Public Hearing for Agenda I e Saratoga Planning Commission Minutes for April 12, 2006 Page 3 Mr. Bob Deschamps, Pro Signs, Applicant: • Advised that this monument sign would allow all tenants on site to be recognized. • Assured that this sign would be consistent with this building. • Said that the existing sign would be demolished. • Reported that the existing landscaping would be trimmed and enhanced with additional landscaping. • Stated that he would be available for any questions. Commissioner Hunter asked Mr. Bob Deschamps how bright the florescent lighting would be. Mr. Bob Deschamps replied that only the lettering would show through the light. Commissioner Kundtz asked Mr. Bob Deschamps if there was room to add additional future tenants to this sign. Mr. Bob Deschamps replied that there are only five tenant spaces in this building. Assistant City. Attorney Jonathan Wittwer pointed out Condition No 5 that ensures maintenance of the landscaping that is intended to be signed by the owner but that there is no signature line for the applicant, which is the Sign Company. He asked Mr. Bob Deschamps if he has any problem with an added signature line for him to sign on behalf of the Sign Company. Mr. Bob Deschamps replied no. He added that the property owner is represented by Saratoga Management Company. Assistant City Attorney Jonathan Wittwer asked if Saratoga Management Company is the property owner. Mr. Bob Deschamps replied no. Mr. Dick Norman, Saratoga Management Company: • Explained that Saratoga Management Company is authorized to sign on behalf of the property owners, the Adachi Family. Assistant City Attorney Jonathan Wittwer asked if Mr. Dick Norman could sign this Condition of Approval on behalf of the owners. Mr. Dick Norman replied yes. He clarified that he is the agent for the owners. Assistant City Attorney Jonathan Wittwer pointed out that the text from the staff report, which reads that the Community Development Director reserves continuing jurisdiction over the on- going maintenance of this sign, is not specifically included in the Conditions. He suggested that the Commission might want to add this to the Conditions. Commissioner Hunter supported putting this into the Conditions to deal with any problems in the future. Saratoga Planning Commission Minutes for April 12, 2006 Page 4 Mr. Dick Norman advised that the height of the existing landscaping plants is too high and this planting material will be updated. Chair Nagpal pointed to Item No. 6 on Page 8 that reads that all future landscaping must be maintained at or above current standards. Assistant City Attorney Jonathan Wittwer said that any requirement for additional enhanced landscaping is not currently called out for in the Conditions of Approval. Commissioner Hunter said that this is a nice looking sign. She added that she is very sensitive about the Gateway right now. Commissioner Kundtz thanked the applicant for their flexibility in changing from their original design. Chair Nagpal closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Kundtz, the Planning Commission adopted a Resolution granting Design Review Approval (Application #06-145) to allow a freestanding identification sign on property located at 12220-12228 Saratoga-Sunnyvale Road, as modified: ^ to require on-going sign and landscaping maintenance, ^ to require the use of native and drought tolerant plants, ^ that the City reserves continuing jurisdiction over the maintenance standards of said sign, ^ that a third signature be added to the requirement to maintain the landscaping at current standards, and ^ With a minor edit to the indemnification condition to read "State or Federal," by the following roll call vote: AYES: Hunter, Kundtz, Nagpal and Rodgers NOES: None ABSENT: Cappello ABSTAIN: None *** PUBLIC HEARING -ITEM N0.2 APPLICATION #03-254 (397-03-004) HO, 14289 Sobey Road; -The applicant requests Design Review Approval to construct a new 5,298 sq. ft. two-story residence with a basement, an attached garage, and detached carport on a vacant lot. The maximum height of the proposed residence will not be higher than 26-feet. The gross lot size is 47,045 sq. ft. and the site is zoned R-1-40,000. (Therese Schmidt) Associate Planner Therese Schmidt presented the staff report as follows: Saratoga Planning Commission Minutes for April 12, 2006 Page 5 • Advised that the Planning Commission at a May 2004 public hearing continued consideration of this application to a date uncertain. The applicant was asked to make changes to their proposed new home for 14289 Sobey Road. • Explained that the Planning Commission had concerns about the design proposed for this hillside property. • Stated that this home has since been redesigned. The home has been relocated 2'S feet off the slope. What is now proposed is a two-story single-family home consisting of 5,298 square feet with attached garage, basement, pool and accessory structure/gazebo. • Informed that the maximum height would be 26 feet. Roof tile, plaster and stone materials are proposed in muted colors. • Reported -that this project is exempt from CEQA and did obtain necessary- geotechnical clearance. • Said that 1,148 cubic feet of cut is required and 728 cubic feet of fill with 428 cubic feet of export. • Stated that neighbor notification occurred and four signed forms were submitted. No negative comments were received. • Added that there are 24 Ordinance-protected trees on this property and none are proposed for removal. • Said that this project meets Design Review findings and that staff is very pleased with this redesign. The applicant has done due diligence as requested. Commissioner Hunter expressed concern about the color looking bright white. ner Therese Schmidt assured that the ro osed colors are muted. Plan p p Commissioner Rodgers asked for clarification as to the placement of the pool. Planner Therese Schmidt said that the pool would be located to the rear of the parcel. The carport/gazebo opens to the patio, terrace and pool. Commissioner Hunter asked how close this gazebo would be to the adjacent neighbor. Planner Therese Schmidt replied that the setback exceeds that required at approximately 13 feet, 6 inches. Commissioner Hunter asked if the wall of the gazebo structure facing that neighbor would be solid. Planner Therese Schmidt replied yes. It would be completely enclosed on that side to assure privacy. Chair Nagpal opened the Public Hearing for Agenda Item No. 2. Mr. Louie Leu, Project Architect: • Explained that this new design is substantially different from the original. • Stated that they have worked closely with staff. Saratoga Planning Commission Minutes for April 12, 2006 Page 6 • Described some of the changes. The scale, placement and massing have been changed. The house is now 25 feet further down from the top of the hill resulting in less impact and more privacy to the neighbors to the rear. • Said that the architectural style has a Tuscan Mediterranean flavor. It has articulated elevations. Except for the master bedroom, the other bedrooms are facing now Sobey Road. • Assured that the color board is more accurate than the color rendering and said that they are willing to work with staff to-mute colors. • Reported that they met with the Arborist and adjusted hardscapes accordingly. He said that they would keep existing trees as well as plant two groves of Redwood trees. The owners will work with the neighbors to site these new trees. • Said that the neighbors have signed the forms. • Expressed his appreciation for s#aff support and asked that the Commission approve this project. • Stated he would be available for any questions. Mr. John Herringer: • -Said that he is a neighbor to the rear of this property. • Said that this new design represents a tremendous improvement over the original design of this home. • Stated that all of the things previously talked about have now been addressed. • Added that moving this home closer to Sobey is much better. • Stated that the question of drainage is of concern but that he was told that it would be addressed. • Thanked the Commission, Mr. and Mrs. Ho and staff. Ms. Priscilla Ho, Property Owner and Applicant: • Said that this was a good process and that she learned a lot. • Stated that she has lost some of the view for which she bought this land with the house being brought down and forward on the site. • Added that she would be able to paint from the carport/gazebo. Chair Nagpal closed the Public Hearing for Agenda Item No. 2. Commissioner Hunter: • Explained that she normally has trouble with carports. However, since the neighbors are happy, she can go along with one this time around. • Added that she hopes that the colors used would be muted as this is a home on top of a hill. • Stated that this is a lovely design. • Congratulated Mr. and Mrs. Ho as they start on this new adventure. Commissioner Rodgers: • Thanked the applicant for relocating this home on the site. • Suggested that the new view will even be better. • Said that this home would be lovely. Saratoga Planning Commission Minutes for April 12, 2006 Page 7 • Complimented and thanked the owners and their architect for integrating their carport into their design so that it looks like a gazebo from the rear. • Quoted from the staff report that this is a distinguished and unique neighborhood with a distinct sense of place. Commissioner Kundtz said he had nothing to add. Chair Nagpal thanked Mr. and Mrs. Ho and Planner Therese Schmidt for their efforts. This is a wonderful neighborhood and this home would be a nice addition to it. Assistant City Attorney Jonathan Wittwer suggested clarifying Condition 15 fora `Tree Bond or similar funding mechanism approved by the Community Development Director." Motion: Upon motion of Commissioner Rodgers, seconded by Commissioner Hunter, the Planning Commission adopted a Resolution (Application #03- 254) granting Design Review Approval to construct a new two-story residence on property located at 14289 Sobey Road, as modified, by the following roll call vote: AYES: Hunter, Kundtz, Nagpal and Rodgers NOES: None .ABSENT: Cappello ABSTAIN: None Ms. Priscilla Ho thanked the Planning Commission, Planner Therese Schmidt and Director John Livingstone for their assistance. *** PUBLIC HEARING -ITEM NO. 3 APPLICATION #04-068 (503-27-074) Malladi, 14345 Springer Avenue; -The applicant requests Design Review Approval to demolition a 1,169 sq. ft. one-story residence and construct a 3,349 sq. ft. two-story residence with a basement and an attached garage. The maximum height of the proposed residence will not be higher than 25-feet. The grass lot size is 10,265 sq. ft. and the site is zoned _R-1, 10,000. (Therese Schmidt) Associate Planner Therese Schmidt presented the staff report as follows: • Advised that in December 2004 this application was continued by the Planning Commission to a date uncertain to allow for changes to the design. • Explained that there was significant neighbor controversy regarding view impacts. • Said that the redesign includes a shift in the pad location. • Reported that an existing single-story home would be demolished and a new two-story single-family residence constructed with a total of 3,349 square feet. The maximum height would be 24 feet, 6 inches. The home has two stories and a basement. The proposed colors are muted grey tones. • Stated that a new multi-story residence requires Design Review Approval. • Said that geotechnical clearance was required and received. Saratoga Planning Commission Minutes for April 12, 2006 Page 8 • Stated that no protected trees would be removed but one Redwood would be relocated at . the request of the Arborist. • Informed that the neighbors were re-notified. Four signed forms were received and the Ryans raised no concerns. • Stated that this project meets Ordinance and General Plan requirements. • Recommended approval. Commissioner Hunter commended Planner Therese Schmidt on her staff report, which she said she enjoyed reading. Commissioner Kundtz pointed out that the Ryans provided a signed form marked off without contest. Planner Therese Schmidt explained that she was told that the Ryans would withhold comment until the site was staked and flagged. Since that time she has heard nothing else. Chair Nagpal opened the Public Hearing for Agenda Item No. 3. Ms. Glush Dada, Project Architect: • Said that a number of modifications were made following the December 2004 meeting, including in the design and location of the home on the site. • Explained that the home originally had more rounded shapes but is now squarer. Changes were made to remove any view impacts. . • Added that the house was rotated on the site and the second floor was designed accordingly. The building was pushed back further. Mass and bulk were eliminated, a bedroom relocated and a turret removed from the design. • Reported that following an email from staff,- they have selected a more shake looking concrete the for the roof. Commissioner Kundtz: • Explained that the original home design submittal pre-dated -his tenure on this Commission. • Said he would defer to his colleagues on whether their concerns raised at the original hearing have been met. • Stated that it appears that this project is sound in design and respectful of its neighbors. Commissioner Hunter said that she appreciates the fact that this project now fits in better in this neighborhood. Mr. Malladi, Applicant and Property Owner: • Explained that one of his neighbors was present earlier but had to leave. • Said that his neighbor is supportive. • Stated that the preservation of yard space versus neighbor views had to be considered. • Said that he is looking forward to the approval of this design by the Commission and thanked the Commissioners for their site visit. Saratoga Planning Commission Minutes for April 12, 2006 Page 9 Commissioner Rodgers said that this is an odd-shaped lot. She added #hat this is an even better design that is very nice. Commissioner Hunter asked where the tree would be relocated. Mr. Malladi said just a few feet as required. Commissioner Hunter said that it would be nice to have a tree in front. Mr. Malladi agreed. Commissioner Hunter asked if there is a landscape plan. Planner Therese Schmidt replied conceptual only. Chair Nagpal closed the Public Hearing for Agenda Item No. 3. Commissioner Hunter: • Said that she remembers the original design well and that it looked like a castle that was not in keeping with this simple neighborhood. • Reminded that lots of neighbors had concerns with the original design. • Stated that it is nice to have this project back and that it now is a nice addition to this • neighborhood. • Said she is pleased how this has worked out. Commissioner Rodgers thanked the applicants for addressing the issues of bulk and view impacts. Chair Nagpal said that she appreciates the time taken to reach this good design. It has been a long road. Assistant City Attorney Jonathan Wittwer suggested also clarifying Condition 15 for this project the same as the previous item thereby requiring a `Tree Bond or similar funding mechanism approved by the Community Development Director." Motion: Upon motion of Chair Nagpal seconded by Commissioner Kundtz, the Planning Commission adopted a Resolution granting Design Review Approval (Application No. 06-173) to allow the demolition of an existing one-story residence and construction of a new two-story single-family residence with basement and attached garage, as modified, by the following roll call vote: AYES: Hunter, Kundtz, Nagpal and Rodgers NOES: None ABSENT: Cappello ABSTAIN: None Saratoga Planning Commission Minutes for April 12, 2006 Page 10 *** DIRECTOR'S ITEMS There were no Director's Items. COMMISSION ITEMS Commissioner Hunter expressed concern over two homes recently demolished on Oak Street. She asked staff to clarify why the Commission never reviewed these demoli#ions. Has some procedure changed? Chair Nagpal suggested that Director John Livingstone field this question at the next meeting. Assistant City Attorney Jonathan Wittwer advised that a demolition permit can be obtained without first having a building permit. He agreed that Director John Livingstone would best be able to clarify this issue for the Commission. • Commissioner Rodgers: • Said that upon reading the minutes of the last meeting she realized that she had been more emphatic on the issue of story poles than she intended. • Added that she is confident that staff did what they could to get the story poles installed. • Stated that she wanted to offer a public apology to staff. • Commissioner Hunter said that she too was shocked when she read comments in the minutes that she herself made at that meeting. Assistant City Attorney Jonathan Wittwer distributed regulations on the Chair position for the consideration and information of the Commission. It is based upon the requirements in place for the Mayor's position rather than specific to the position of Planning Commission Chair. Commissioner Hunter said that the positions are not identical since no Commissioner can serve as Planning Commission Chair two times in a row while the Mayor can. Chair Nagpal asked if the election of the new Planning Commission Chair would occur at the next meeting. Planner Lata Vasudevan replied yes, the election would take place on April 26tH. Commissioner Rodgers asked if the two new Commissioners would be in place at that time. Planner Lata Vasudevan said staff hopes to have new Commissioners appointed in time for that meeting. COMMUNICATIONS • There were no Communications Items. Saratoga Planning Commission Minutes for April 12, 2006 Page 11 • ADJOURNMENT TO NEXT MEETING Upon motion of Commissioner Hunter, seconded by Commissioner Kundtz, Chair Nagpal adjourned the meeting at 8:08 p.m. to the next Regular Planning Commission meeting of April 26, 2006, at 7:00 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk • • • • ~J Item 1 • • REPORT TO THE PLANNING COMMISSION Application No./Location: App # 06-266/ 14111 Palomino Way ApplicantlOwner: Ron and Dawne Rossi Staff Planner: Suzanne Thomas, Assistant Planner ~ ` Type of Application: Design Review Approval Date: Apri126, 2006 APN: 503-68-013 Department Head: John F. Livingstone, AICP SUBJECT: ~ ° ~¢' x ~„_' ~ - "~• ` ~ ~.~ z.~z Ae.Net ~ ,T 14111 Palomino Way °~ ~ ~~ ~,•.•~{~~':.~~ ~ae•At.oa. 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ET.a - • c+ wa.r -~i ' --- -- .c~ 4w -... 14111 Palomino Way Application No. 06-266,• 14111 Palomino Way EXECUTIVE SUMMARY CASE HISTORY: Application filed: 02/17/06 Application complete: 04/04/06 Notice published: 04/15/06 Mailing completed: 04/08/06 Posting completed: 04/04/06 PROJECT DESCRIPTION: The applicant requests design review approval to construct an arbor on an existing deck. The maximum height of the proposed structure is 15 feet above average grade. The maximum permitted height for an accessory structure in the HR district is 12 feet. However, with Planning Commission approval, the height maybe extended to 15 feet. The lot size is approximately 45,716 square feet. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve this Design Review application. Application No. 06-266,• 14111 Palomino Way • STAFF ANALYSIS ZONING: HR (Hillside Residential) GENERAL PLAN DESIGNATION: RVD (Residential Very Low Density) MEASURE G: Not applicable PARCEL SIZE: 45,716 sq. ft; 27,887 sq. ft. (net after slope reduction) SLOPE: 23 % average site slope GRADING REQUIRED: There will be no changes to the existing grade. ENVIRONMENTAL DETERMINATION: The proposed new arbor is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (e) of the Public Resources Code (CEQA). This exemption allows for the construction and location of limited numbers of new, small facilities or structures, including accessory (appurtenant) structures. MATERIALS AND COLORS: The arbor will be constructed of weathered timber posts supporting an ironwork and cable trellis used to support vines. r~ L Application No. 06-266,• 14111 Palomino Way • PROJECT DATA: Lot Coverage: Floor Area: Existing coverage house, garage, pools, driveway, terrace, walks Proposed addition TOTAL Existing garage Existing residence TOTAL EXISTING Proposed addition TOTAL Height: Proposed addition Setbacks and Distance to Neighbors: Side setback Rear setback Distance to neighbors Proposal Code Requirements 22.4% Maximum Allowable (25% or 15,000 sq. ft., whichever is less) 10,241.8 sq. ft. NO CHANGE 10,241.8 sq. ft. 11,429 sq. ft. 580 sq. ft. Maximum Allowable 3,624 sq. ft. • 4,204 sq. ft. NO CHANGE 4,204 sq. ft. 5,064 sq. ft 15 ft. Maximum Allowable 15 ft. (With Planning Commission approval) Approx. 45 ft. 20 ft. Exceeds 50 ft. 50 ft. Approx. 125 ft. n ~J Application No. 06-266,• 14111 Palomino Way PROJECT DISCUSSION The applicant requests design review approval to construct a wood and cable arbor on an existing deck, which is located behind and below the existing residence. Pursuant to City Code 15-13.100 (b), an accessory structure in the HR district shall not exceed twelve feet in height without Planning Commission approval. Because height is measured from grade and the deck beneath the proposed arbor is approximately 7.5 feet above the existing grade, the arbor would only be permitted to reach approximately 4.5 feet above the deck. The Planning Commission may approve an accessory structure extending up to fifteen feet in height if the Commission finds 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. This approval would allow the arbor to be approximately 7.5 feet high above the deck for a maximum height of 15 feet above grade. The arbor will be constructed of weathered timber posts supporting an ironwork and cable trellis to receive vines. The vertical supports of the proposed structure will consist of reclaimed weathered timbers, which will be joined by horizontal cables used to support the vines. Trees The proposed arbor will not impact any of the overhead Oak branches that are larger than two inches in diameter. Neighbor Review Letters The applicant has notified the two neighbors whose properties lie adjacent to the sides and rear of the property. Public hearing notices were mailed to all property owners within 500 feet of the parcel. At the time of this report, no comments have been received from any other property owners. Grading and Drainage There will be no change to the existing grade because the arbor will be built on top of the existing deck. • Application No. 06-266,• 14111 Palomino Way General Plan Findings The proposed project is consistent with the General Plan, including the following Policies: Conservation Element Policy 6.0: -Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. No trees will be impacted by the project. The vine-covered trellis and weathered timbers will enhance the rural environment. Land Use Element Policy S.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 materials of the proposed structure will be compatible with the existing beam and ironwork detailing that is incorporated into the house and will blend with the rural surroundings. Findings Regarding Excess Height in an Accessory Structure in the HR District (a) The additional height is necessary in order to establish architectural compatibility with the main structure on the site. With the ridge of the house rising at least twenty-five feet above the top of the proposed arbor, it is necessary to allow the additional height in order to maintain the appropriate relative proportions between the two structures. The desired function of the arbor as a shaded retreat on the pool deck could not be achieved at the height of 4.5 feet above the deck (12 feet above grade). (b) The accessory structure will be compatible with the neighborhood The timbered posts and vine-covered canopy will be compatible with the rural neighborhood and will have the effect of softening the appearance of the new pool deck. CONCLUSION Staff finds that all the Design Review Approval findings can be made in the affirmative and the proposal is consistent with the General Plan. Staff also finds that the findings in favor of a 15-foot height for an accessory structure in the HR district can be made in the affirmative. STAFF RECOMMENDATION Staff recommends that the Planning Commission find this Application exempt from CEQA and approve the application for Design Review with required findings and conditions by adopting the attached Resolution. .7 Application No. 06-266,• 14111 Palomino Way • ATTACIiMENTS: 1. Resolution of Approval with conditions. 2. Affidavit of Mailing Notices, Public Hearing Notice, Mailing labels for project notification. 3. Neighborhood Notification Form. 4. Photos of proposed site. 5. Reduced Plans, Exhibit "A." • C7 Attachment 1 • • APPROVAL OF RESOLUTION NO. Application No. 06-266 CITY OF SARATOGA PLANNING COMiVIISSION STATE OF CALIFORNIA Rossi; 14111 Palomino Way WHEREAS, the City of Saratoga Planning Commission has received an application for design review approval to construct a 15-foot high arbor on an existing deck in the HR district; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the proposed project consisting of the construction of a new arbor is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (e) of the Public Resources Code (CEQA). This exemption allows for the construction and location of limited numbers of new, small facilities or structures, including accessory (appurtenant) structures; and WHEREAS, the applicant has met the burden of proof required to support the findings required for approving excess height of an accessory structure in the HR district, as set forth below: (a) The additional height is necessary in order to establish architectural compatibility with the main structure on the sites With the ridge of the house rising at least twenty-five feet above the top of the proposed arbor, it is necessary to allow the additional height in order to maintain the appropriate relative proportions between the two structures. The desired function of the arbor as a shaded retreat on the pool deck could not be achieved at the height of 4.5 feet above the deck (12 feet above grade). (b) The accessory structure will be compatible with the neighborhood. The timbered posts and vine-covered canopy will be compatible with the rural neighborhood and will have the effect of softening the appearance of the new pool deck WHEREAS, the applicant has met the burden of proof required to support findings of consistency 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. No trees will be impacted by the project. The vine-covered trellis and weathered timbers will enhance the rural environment. L~ Land Use Element Policy S.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 materials of the proposed structure will be compatible with the existing beam and ironwork detailing that is incorporated into the house and will blend with the rural surroundings. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the application, site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, Application No. 06-266 for Design Review Approval, as conditioned below, is hereby found exempt from CEQA and in compliance with the required findings set forth above, and based thereon 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 22, 2006, incorporated by reference. 2. Any changes to-the approved plans must be submitted in writing with plans showing the changes. Staff will approve no downgrading in the exterior appearance of the proposed structure. Proposed changes to the approved plans are subject to the approval of the Community Development Director and may require review by the Planning Commission. 3. The following shall be required and/or included as to the plans- submitted to the Building Division for the building permit plan check review process: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page. 4. The height of the structure shall not exceed 15 feet as defined in Section 15-13.100 (b) of the City Zoning Code. 5. All processing fees, in the form of deposit accounts on file with the community development department, shall be reconciled with a minimum $500 surplus balance at all times. In the event that the balance is less than $500, all staff work on the project shall cease until the balance is restored to a minimum of $500. 6. The proposed arbor will not impact any of the overhead Oak branches that are larger than two inches in diameter. CITY ATTORNEY 7. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State 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 36 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 26`" day of April 2006 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: John F. Livingstone, AICP 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 • • • Attachment 2 • AFFIDAVIT OF MAILING NOTICES . I, Denise Kaspar ,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 8`h day of April , 2006, that I deposited in the United States Post Office, 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 Section 15-45.060(b) of 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 described as: 503-68-013 - 14111 Palomino Way; that on said day there was regular communication by United States Mail to the addresses shown above. r ~ ;. ~t ~-% enise Kaspar Advanced Listing Services • 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 26 day of April 2006, at 7:00 p.m. The public hearing will be held in the City Hall theater located at 13777 Fruitvale Avenue. The public hearing agenda item is stated below. Details of this item are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. - 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding Friday office closures. APPLICATION/ADDRESS: 06-266 - 14111 Palomino Way APPLICANT: Rossi APN: 503-68-013 DESCRIPTION: The applicant requests design review approval to construct an arbor on an existing deck: The maximum height of the proposed structure is 15 feet above average grade. The lot size is approximately 45,716 square feet and the site is zoned HR. 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. In order for information to be included in the Planning Commission's information packets, written communications should be filed on or before Monday, April 17, 2006. 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. Suzanne Thomas Assistant Planner (408) 868-1212 Apri15, 2006 500' Ownership Listing Prepared for: 503-68-013 Ronald R & Dawne Rossi 74111 Palomino Way Saratoga CA 95070-5379 503-30-033 503-30-053 503-30-076 Wilson K & Virginia Kinkead Mark P Lencioni Anuradha L Maitra or Current Resident or Current Resident 14492 Pike Rd 13987 Pike Rd 14105 Pike Rd Saratoga CA 95070-5385 Saratoga CA 95070-5361 Saratoga CA 95070-5364 503-30-077 503-30=078 503-31-054 Kar K Tan Mark P & Chris Lencioni Sherman S & Lily Fan or Current Resident 14105 Pike Rd or Current Resident 13983 Pike Rd Saratoga CA 95070-5364 14150 Dorene Ct Saratoga CA 95070-5361 Saratoga CA 95070-9727 503-31-055 503-31-056 503-31-057 Nadi & Nawal Cotran Darko & Vesna Simunic Alberto Sevilla Ar Current Resident or Current Resident or Current Resident 1'4158 Dorene Ct 14152 Dorene Ct 14142 Dorene Ct Saratoga CA 95070-9727 Saratoga CA 95070-9727 Saratoga CA 95070-9727 503-31-058 503-31-059 503-31-113 Barrie Rosenberg James Cheng Denny Alff or Current Resident or Current Resident or Current Resident 14134 Dorene Ct 14128 Dorene Ct 14185 Teerlink Way Saratoga CA 95070-9727 Saratoga CA 95070-9727 Saratoga CA 95070-9735 503-68-001 503-68-002 503-68-003 William H & Linda Giannini Jagdish & S Belani Rina Pieters or Current Resident 14960 Sobey Rd or Current Resident 21670 Palomino Way Saratoga CA 95070-6236 14178 Palomino Way Saratoga CA 95070-5378 Saratoga CA 95070-5378 503-68-004 503-68-005 503-68-006 Maria J Ihucka Vincent N Morales Remy & Liliane Cromer cr Current Resident or Current Resident or Current Resident 4174 Palomino Way 14152 Palomino Way 14120 Palomino Way Saratoga CA 95070-5378 Saratoga CA 95070-5378 Saratoga CA 95070-5378 a03-68-007 503-68-008 503-68-009 Gerald K Miller Felix J & Katherine Schuda Bob & Katerina Vlahopouliotis or Current Resident or Current Resident 1520 Padres Ct 14098 Palomino Way 14066 Palomino Way San Jose CA 95125-1858 Saratoga CA 95070-5301 Saratoga CA 95070-5301 503-68-010 503-68-011 503-68-012 Eun Brettner Ali & Omolbanin Djabbari James A & Kathleen Christensen or Current Resident or Current Resident or Current Resident 14012 Palomino Way 14011 Palomino Way 14055 Palomino Way Saratoga CA 95070-5301 Saratoga CA 95070-5301 Saratoga CA 95070-5301 • • • 503-68-013 503-68-014 Ronald R & Dawne Rossi Robert Posadas or Current Resident or Current Resident 111 Palomino Way 14141 Palomino Way toga CA 95070-5379 Saratoga CA 95070-5379 :~03-68-016 503-68-022 Richard H & Sharon Kelkenberg Mao-Shen & Wu Lin or Current Resident or Current Resident 14014 Pierce Rd 13962 Pierce Rd Saratoga CA 95070-5347 Saratoga CA 95070-4875 503-68-026 City of Saratoga Curtis K & Yvonne Ching Attn: Suzanne Thomas or Current Resident 13777 Fruitvale Ave 21500 Mount Eden Ct Saratoga CA 95070 Saratoga CA 95070-5302 • 503-68-015 Tu Mike M & Shanli H or Current Resident 14040 Pierce Rd Saratoga CA 95070-5347 503-68-023 Fwurong M & Judy Pan PO Box 2386 Saratoga CA 95070-0386 Attachment 3 • 1960 The Alameda, Suite 200 San Jose, CA 95126 P (408) 261-4252 F (408) 261-4292 ~I f f s April 6, 2006 M VIA FACSIMILE & MAIL Suzanne Thomas,. Assistant Planner City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 Re: Rossi / Christensen 14111 Palomino Way Dear Ms. Thomas: I personally mailed the Neighbor Notification letter to my neighbors, Mr. and Mrs. Christensen, on or about March 28, 2006, instead of hand-carrying it to their home. If there's anything further, please advise. Thank you. rs, LD R. ROSSI RRR:mme P:\RRR\Properties\14111 Palomino\Thomas2.doc City of Saratoga Neighbor Notification Form' J Date: -?~1-d ~ , _ )~ MAR 2 7 2006 PROJECT ADDRESS: / // T/~-0 !tea bV CITY OF SAftATUGA ""MUNITY DEVELQ°"'- Applicant Name: ~ ~ ~,'~~- 0 ~ 1 Application Number: t7~ ~~o,~ Staff and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Regardless of the opinion expressed below, you reserve the right to amend your opinion at a Teter date during the actual public review and appeal periods. My signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I do NOT have any concerns or issues. which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following please attach additional sheets if necessary): Neighbor Name: ~ U ~~ ~ Neighbor Address: ,. _ ~ ~ ~. '^~ Neighbor Phone #: ~~ ~ v ~ %E 7' 7 ~ 7 `--~ Printed: ~~ • ~}NNA L sv • ~/-I'~-~c%rJ~~ /'.1~1 '• i~ • Attachment 4 • • ARBOR POST SUPPORT IN FOREGROUND WITH HOUSE BEHIND VIEW FROM HOUSE LOOKING DOWN ON ARBOR LOCATION (Four post supports identified) 'i • ~- ~ ., Attachment 5 r-~ ~~ • ~~ ~ ~~~ o ~ ~ ~sa~ ~~~~m W d N~y~(~ pp1 :7JL~C /M MI ~® ~ `~ ~~ ~~~ , Q . ,~ ~: g~~ ~ ~; ~, ~~ ~. ~ \ 1 _~-~ ~~\ . _ _ ~~~ ~~~.~ ~- ~~„ '~ ~„ ~~ ^3~1~ S~~ ~ ~ z W W Q m' p1 D O '7 1 ~ N \l ~~ ~ ~ ~ ~,~ ~ o ~~ -r-~ ~ ~_p ~ -~ .._. _r _. ~ B $ri , ~ i ~-~~~" ~ ~ $~ ~ N ~ ~ .; ~ ~ ~ ~~~ ~ ~. • • • 1 ~ ~~~~ N Q Bow ~. ~~~~~~ J~ fir.. o m m r~Zmo ~ tlL 1~_J Z ~ z C omm 03 W ~ ~ ~ ~ m ~ a m _p~ n 3 0 ~- +, ~ f ~ , ~- ~~ ~~ I~~ ~ ~I .I ~ ~ )1 I. ~ g j ~ t ~ .~'f ~r~ ~~-~ u ~ Z ~.z ~~ -I-~ '~ ~ Q o -P _~ s t ~ +~ ~~ ,~ .o _N a ~ fu ~~ _ ~ .. ~ ~ ~~ ~~ ~~ ~~ ~ i ~P~ j a ~ . ~~ - ~~~ >. .. ~J . _ I _.~ ~~ ~ r ri ~~ ~ ~~ ~ ~'~- - -- ~' --nwtearar~~ ~ ~br ~ A ~ ~. ~ ~ ~ ~ N~ ~ ~~ ~, ~~ ~, v ~ ~~ ~~ ~~~ ~ rr~a ~~'nNr ~v~rd~,! ~ntlxr~ x ~~ - --- -- -------- - -- ~ ~~~.- ~~ " ~ ~~ ~ ----=+ g ~X ~. `~n -$= - V i y ~' ~ • • ~J -e- ~~ ~~ J A au S i ~~ ~N - - ~b_ i • • Item 2 REPORT TO THE PLANNING COMMISSION Application No/Location: Type of Application: Owner: Staff Planner: Meeting Date: APN: 04/210 -15230 Pepper Lane Design Review Mike and Julie Michaels Deborah Ungo-McCormick, AICP, Contract Planner Apri126, 2006 510-03-004 Department Head: John Livingstone, AICP ~~ ~ 's= C 1~ ~ k - - I e o a a G 'e a o c s o. ~ ~ 13 •4 6z ~ - ~ ~ ~ tO _., rAak m., ~ oeWi ~ c ~•, i SC' > i - -71. n~ ~r to ° ; ~ • - f ' ro • ~` 500' i _ ~ tl r ~ ; > , RO&N - e WAY z ;S __.. ~ ._._.; ..............y......__..._._ O . ! 1 ~. f ' C = ~ ' 1 7 w ~ ~ _._ _. _. _ -" -- _ -- _ r W; _ w. ! ....a_ ' ~ ~ ' y I ° ~ ~ N n p m ~ ~ ~ w q - ~ _ ~' ~~ _. -.. . ~ . ~ I r -- _ _yu ._J---- ~_ .___ .~ - Fi ~ y ~ 's ~. ' r G s w LARK - _ ; - _.._ •r . • ~ ~f ! ti SUBJECT: 15230 Pepper Lane g ; ~ ~ ~ APN: 510-03-004 500' Radius a '_ ~ ____ ~~`•' 15230 Pepper Lane EXECUTIVE SUMMARY CASE HISTORY: Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION: OS/10/OS 04/05/06 04/ 15 /06 04/08/06 04/04/06 The applicant requests Design Review approval to construct a new two-story, single-family residence with a basement and a detached 620 square foot secondary dwelling unit. The total floor area of the proposed residence is approximately 5224.6 square feet, which includes the first and second floor. The proposal also includes a basement and a 1,035.7 square foot garage area in the same level as the basement for a total floor area of 6,62.3. The maximum height of the proposed residence is 26 feet and maximum height of the secondary unit is 19.2 feet. The lot size is approximately 52,493 square feet and is located within the R-1-40,000 zoning designation. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve the application for Design Review with required findings and conditions by adopting the attached Resolution. • Application No. 04-210;15230 Pepper Lane STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: Very Low Residential Density MEASURE G: Not Applicable PARCEL SIZE: 55,731 gross and 52,493 net square feet SLOPE: 6.57 % average site slope and 9.41 % at building site GRADING REQUIRED: Grading for the building pad (including basement) will result in approximately 1,000 cubic yards. Cut for the site, exclusive of the building pad area is approximately- 500 cubic yards and fill for the site is approximately 475 cubic yard. A grading and drainage plan is required for this project. ENVIRONMENTAL DETERMINATION: The proposed 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. D COLORS: Materials and colors include exterior cement Laster ainted in a MATERIALS AN p P grey/beige color, wood trim around windows painted tan brown, "El Dorado Stone" veneer and faux limestone accents, wrought iron railings at a windows/balconies and a dark grey slate roof. The secondary dwelling unit will have compatible colors, architectural style and roof pitch, with French doors and windows. A colors and materials board is available on file with the Community Development Department and will be presented at the site visits and public hearing. • Application No. 04-210;15230 Pepper Lane PROJECT DATA: Lot Coverage: (impervious) Residence/2nd umt Porches/patio/pool Walkways Driveway TOTAL Floor Area: First Floor Garage Second Floor Basement (Basement azea not included in floor azea calculation) Secondary Unit TOTAL Setbacks: Main Residence Front Reaz (1 S` floor) - Rear (2nd Floor) Right Side (ls` floor) Right Side (2nd floor) Left Side (ls` floor) Left Side (2nd floor) Second Unit Right Side Rear Height: Residence Lowest elevation pt. Highest elevation pt. Average At the topmost point of the structure Maximum height Second Unit Lowest elevation pt. Highest elevation pt. Average Topmost point of the structure Maximum height Proposal Code Requirements 31% Maximum Allowable 35% + 10% for secondary unit 4,956.9 sq. ft. 5,995.5 sq. ft: 1,641.2 sq. ft. 3,669.9 sq. ft. 16,263.2 sq. ft. 23;621.85.5 sq. ft. Maximum Allowable 4,064.2 sq. ft. 6,260 + 10% for 1,037.7 sq. ft. secondary unit 1,160.4 sq. ft. (1,549.5 sq. ft.) 620.0 sq. ft. 6,880.3 sq. ft. 6.886.0 sq. ft. Minimum Requirement 85.0 ft. 30 ft. 160.6 ft. 50 ft. 189.0 ft. 60 ft. 28.0 ft. 20 ft. 64.6 ft. 25 ft. 20.0 ft. 20 ft. 38.6 ft 25 ft. 20.0 ft. 25.ft 76.6 ft. 50 ft. Maximum Allowable 285.75 ft. 294.50 ft 290.13 ft. 320.0 ft 26.0 ft. 284.00 ft. 286.50 ft. 285.25 ft 306.16 ft 19.2 ft. 26 ft. Application No. 04-210;15230 Pepper Lane PROJECT DISCUSSION The applicant requests design review approval to construct atwo-story, single-family residence that includes a basement and secondary unit. The total floor azea of the proposed single-family residence is 6,260 square feet, which includes a 1,035.7 squaze feet garage at the same level as a proposed basement. A 620 sq. ft. secondary unit is also proposed in the reaz half of the lot. The proposed total floor azea for the site is 6,880.3 squaze feet. The maximum height of the proposed residence is 26 feet and the height of the secondary dwelling unit is 19.2 feet. The project also includes a swimming pool, and spa. The lot size is approximately 52,493 net square feet and the site is zoned R-1-40,000. The site currently contains atwo-story residence, a detached garage, a greenhouse, and two small sheds. The applicant is proposing to demolish all existing structures on the site. The site slopes gently to the north and east with an average slope of 6.57%. Design/Architecture The original two-story design submitted with this application raised concerns by staff regarding bulk and mass. The applicant has been very responsive and hired a new azchitect that made significant changes in the design of the proposed residence to address these concerns. The design of the current residence is terraced, following the natural topography of the site with cut and fills of 4 to 2 feet (with the greatest cuts at the gazage entry). The residence has been designed to present cone-story facade to the street and to the south. The reaz elevation will also appear primarily as a tall single story structure because the proposed windows aze limited to two small bedroom balconies. The garage entry is located along the north (left) side of the residence and is partially concealed below grade so that it will not be visible from the street. The proposed residence incorporates a French eclectic style of azchitecture. Identifying features of the proposed residence include varying gable rooflines, stone and faux limestone detailing, and French doors and windows. The front elevation is broken into smaller wall and roof elements with no two-story wall planes. The first floor of the residence includes the living room, dining room, kitchen, library, family room, two bedrooms and two bathrooms with walk-in closets. Interior stairwells provide access to the basement area that contains a media room, sewing room, storage area and gazages (with no direct access from basement azea to garages). The upper level includes two bedrooms with small balconies facing the rear of the property. A covered porch with outdoor pizza oven and wood burning fireplace will be located adjacent to the family room. All other fireplaces proposed will be gas burning. A condition of approval has been added that limits the use of wood burning fireplaces to one per residential unit. Secondary Dwelling Unit: The applicant is proposing a 620 square foot secondary dwelling unit in the reaz half of the lot. The secondary dwelling unit has been designed in the same style as the main residence and will be integrated into the design of the reaz yazd landscaping. A one car gazage that is Application No. 04-210;15230 Pepper Lane attached but separate from the two garage spaces at the main dwelling unit, will comply with the requirement for a covered parking space for the secondary unit. As part of this application for a secondary dwelling unit, the applicant is permitted a one time ten percent increase in allowable floor area and impervious coverage based on a deed restriction that only allows the unit to be rented to below market rate households. A condition of approval has been added that requires that a deed restriction be recorded with the County of Santa Clara which restricts rental of the unit to only households that qualify as low income households as defined in the most recent Santa Claza County Housing and Urban Development Program Income Limits. Trees The site contains 38 ordinance-size trees that are exposed to potential impacts during site development. They include ten Coast Live Oaks (#2, 16 24-30, 33), two Coast Redwoods (#32, 37), one Avocado (#13), one California Pepper tree (#1), one Deodaz Cedaz (#41), eight Douglas Firs (#9, 14, 15, 17-19, 21, 39), one Edible Fig (#31), one Flowering Plum (#36), one Fruitless Mulberry (#3), two Glossy Privets (#7, 11), one Incense Cedaz (#10), one Cypress (#40), six Monterey Pines (#8, 20, 22, 23, 34, 35), one Olive Tree (#12) and one Silver Wattle (#38). The majority of these trees are located at the perimeter of the property. Twenty-six trees are located in the adjacent properties but were inventoried because their root systems and/or canopies are vulnerable to potential damage during grading and construction. The Arborist Report dated October 21, 2005 indicates removal of trees #3, 8-13, 31 and 40. The Arborist Report indicated that removal of trees #3, 11-13, 31 and 40 would comply with the City's Ordinance based on their condition and/or species. Trees #8-10, however, provide significant contributions to the site and to the neighboring property to the south and should be retained. The applicant revised the plan accordingly and is proposing retention of both trees. The plan also includes removal of tree #7 and other fiuit trees in the rear yazd that were not inventoried because they did not meet the ordinance criteria. Removal of tree #7 also complies with the City Code based on its condition and/or species. The landscape plan for the project includes installation of 3 - 36" box trees, 3 - 24" box trees and 10 -15 gallon trees as replacements trees, with an equivalent value of $6,130. Because tree #7 is now proposed for removal, an additional tree with replacement value of $160 is required and this has been added as a condition of approval of the project. Based on the proposed plans and location of trees, the tree protection bond would have a combined value of $127,410. The landscape plan includes most of the new trees within the front yard setback, including a combination of deciduous and evergreen native trees. A fountain is proposed in the middle of the front yard and beyond the front yard setback, and will serve as a focal point of the design. The driveway has been designed to include a turnaround area that is incorporated within the landscape plan, and athree-foot wrought iron fence and five-foot gate with pillars along the front property line. These proposed features will enhance the view of the house and property from the street. • Application No. 04-210;15230 Pepper Lane Compatibility with adjacent homes The project site is located in a residential area that consists of a mix of two-and one-story homes, with varying lot sizes and setbacks. The azchitectural styles vary, including French eclectic, craftsman, English and colonial. There aze seven two-story homes on the east side of Pepper Lane and two two-story homes directly across from the site. These homes have smaller setbacks, which result in a greater sense of bulk. The proposed residence has been designed to present asingle-story appearance from the street and is compatible with the eclectic styles found on Pepper Lane. Additionally, it is set back faz in excess of the minimum requirement with an attractive front landscape design that will reduce a sense of bulk. The new home has been designed to minimize interference with views and privacy to adjacent properties. This includes first and second story setbacks that meet or exceed the minimum setbacks required by Code. In addition, there are no second story windows that face the adjacent neighbors on either side of the property. Two small balconies are included in the second story facing the reaz yazd. However, the setback to the rear property line is 189 feet to the second story facade. Additionally, the project has been designed to preserve and enhance most of the existing mature landscaping along the perimeter of the site. Neighbor Correspondence The applicant has provided the City's neighbor notification forms to adjacent property owners. No comments in opposition of the project had been received as of the writing of • this report. Geotechnical Clearance: The application requires geotechnical review. Geotechnical Cleazance was granted with conditions, which have been incorporated in the attached Resolution. Design Review Findings: The proposed project is consistent with all the following Design Review findings stated in City Code 15-45.080: (a) Avoid unreasonable interference with views and privacy The project has been designed in a manner that minimizes interference with views and privacy to adjacent properties. This includes setbacks that exceed the minimum setbacks required by City Code. No windows are proposed on the second story that will face the adjacent properties. Two balconies are proposed in the rear upper level of the new house facing the rear of the lot, where the setbacks will be 189 ft. from the reaz property line and is screened by significant mature landscaping. Additionally, the project has been designed to preserve most of the existing mature landscaping along the rear and other perimeter of the site and on adjacent sites. (b) Preserve Natural Landscape. The proposed residence and landscape plan incorporate the existing mature vegetation on the site, which will be enhanced with the planting of native trees. The use of earth-tone stucco and roofing materials will Application No. 04-210;15230 Pepper Lane blend with the natural environment. These measures serve to preserve and enhance the natural landscape of the site. (c) Preserve Native and Heritage Trees. The Arborist Report identified 38 trees regulated by the Tree Ordinance that could be exposed to potential damage. Of these, 12 trees are proposed for removal. The applicant is proposing to retain all other ordinance size trees, and will plant native trees as replacement trees while implementing recommendations by the City Arborist to ensure protection of the existing trees on the adjacent site. All Arborist Report recommendations have been made conditions of approval of the project to ensure a high degree of survival for all trees retained on site. (d) Minimize perception of excessive bulb The residence will be located approximately 85 feet from the front property line and the front yard will be landscaped with native evergreen and decidous trees. The house has been design to present asingle-story appearance from the street. Architectural details include varied rooflines and recessed wall planes. In addition, all elevations are fully articulated with stone veneer, faux limestone features and wrought iron balconies to create architectural interest and reduce mass and bulk. (e) Compatible bulk and height. The proposed residence will be located in an area which contains a mix of older and newer two-story homes with varied lot sizes and setbacks. The two-story residence has been designed in a manner that minimizes the . appearance of excessive height and bulk in relation to other homes in the neighborhood. In addition, the home will not exceed the maximum height allowed in the area and zoning district. (fl Current grading and erosion control methods. The proposal- will conform to the City's current grading and erosion control methods. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoidance of unreasonable interference with privacy and views as detailed in the findings above and staff report. Conclusion Staff concludes that all of the Design Review findings can be supported. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve the application for Design Review with required findings and conditions by adopting the attached Resolution. • Application No. 04-210;15230 Pepper Lane ATTACHMENTS: 1. Resolution of Approval. 2. Neighbor Notification forms. 3. Arborist Report, dated October 21, 2005. 4. Affidavit of Mailing Notices, Public Hearing Notice, Mailing labels for project notification. 5. Reduced Plans, Exhibit "A." • • Attachment 1 • ,• APPROVAL OF RESOLUTION N0.06-0_ Application No. 04-210 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Michae1s;15230 Pepper Lane WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review for a new 6,260 square foot, two-story home with attached garages and basement, a swimming pool and a 620 square foot secondary unit with a maximum height of 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 project, which proposes to construct a new single-family home, is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15303 of the Guidelines for the Implementation of CEQA. This Class 3 exemption applies to construction of a single family home in an urbanized area; and WHEREAS, the applicant has met the burden of proof required to support said application for design review approval, and the following findings specified in Municipal -Code Section 15-45.080 have been made m the affirmative: (a) Avoid unreasonable interference with views and privacy The project has been designed in a manner that minimizes interference with views and privacy to adjacent properties. This includes setbacks that exceed the minimum setbacks required by City Code. No windows are proposed on the second story that will face the adjacent properties. Two balconies are proposed in the rear upper level of the new house facing the rear of the lot, where the setbacks will be 189 ft. from the rear property line and is screened by significant mature landscaping. Additionally, the project has been designed to preserve most of the existing mature landscaping along the rear and other perimeter of the site and on adjacent sites. (b) Preserve Natural Landscape. The proposed residence and landscape plan incorporate the existing mature vegetation on the site, which will be enhanced with the planting of native trees. The use of earth-tone stucco and roofing materials will blend with the natural environment. These measures serve to preserve and enhance the natural landscape of the site. (c) Preserve Native and Heritage Trees. The Arborist Report identified 38 trees • regulated by the Tree Ordinance that could be exposed to potential damage. Of these, 12 trees are proposed for removal. The applicant is proposing to retain all other ordinance size trees, and will plant native trees as replacement trees while implementing recommendations by the City Arborist to ensure protection of the existing trees on the adjacent site. All Arborist Report recommendations have been made conditions of approval of the project to ensure a high degree of survival for all trees retained on site. (d) Minimize perception of excessive bulk. The residence will be located approximately 85 feet from the front property line and the front yard will be landscaped with native evergreen and deciduous trees. The house has been design to present asingle-story appearance from the street. Architectural details include varied rooflines and recessed wall planes. In addition, all elevations are fully articulated with stone veneer, faux limestone features and wrought iron balconies to create architectural interest and reduce mass and bulk. (e) Compatible bulk and height. The proposed residence will be located in an area which contains a mix of older and newer two-story homes with varied lot sizes and setbacks. The two-story residence has been designed in a manner that minimizes the appearance of excessive height and bulk in relation to other homes in the neighborhood. In addition, the home will not exceed the maximum height allowed in the area and zoning district. (fJ Current grading and erosion control methods. The proposal will conform to the City's current grading and erosion control methods. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoidance of unreasonable interference with privacy and views as detailed in the findings above and staff report. 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, Application No. OS-035 for Design Review approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A" (incorporated by reference, date stamped April 13, 2006) and in compliance with the conditions stated in this Resolution. Any proposed changes, -including but not limited to facade design and materials - to the approved plans shall be submitted in writing with a clouded set of plans highlighting -the changes. Proposed changes to the approved plans are subject to the approval of the Community Development Director. 2. Four sets of complete construction plans incorporating this Resolution and the Arborist Reports dated October 21, 2005, as a separate plan page shall be submitted to the Building Division. 3. A deed restriction shall be recorded with the County of Santa Clara which restricts rental of the second unit to only households that qualify as lower, very- low, or extremely-low income households as those terms are defined in the most recent Santa Clara County Housing and Urban Development Program Income Limits. If rent is charged, the rent level for the second unit shall not exceed that established by the Section 8 Program of the Department of Housing and Urban Development (HUD) or its successor for lower, very-low, or extremely low- income households. A copy of the recorded deed shall be on file with the City of Saratoga prior to final occupancy. 4. Front yard shall be installed prior to final occupancy inspection. A landscape bond may be submitted along with the applicable filing -fee in lieu of this requirement. 5. A maximum of one wood burning fireplace per residential structure may be installed. All other fireplaces shall be gas-fired fireplaces with gas jets, direct venting, convection chambers, heat exchanger, variable heat output, and flame control, and permanently affixed artificial logs. 6. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans." 7. A grading and drainage plan stamped by a registered civil engineer combined with 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, shall be submitted along with the complete construction drawings. An explanatory note shall be provided if all storm water cannot be maintained on site. 8. Water and/or runoff from the project site shall not be directed toward the adjacent properties. 9. The construction set shall include a final landscape, irrigation and utility plan. The utility plan shall show locations of air conditioning units and pool equipment enclosures. Any proposed undergrounding of utilities shall take into account potential damage to roots of protected trees, and shall follow the recommendations included in the Arborist Report. 10. The owner/applicant is responsible for all damages to curb, gutter and public street caused during the project construction by project construction vehicles at the public right away areas at/near the property frontage. Public Works Inspector will determine if any repair is required prior to Final Occupancy Approval. 11. Applicant shall obtain an Encroachment Permit from the City Public Works Department for any work in the public right-of--way including construction and curb, gutter and street repair. 12. Pest resistant landscaping plants shall be considered for use throughout the landscaped areas especially along any hardscaped area. 13. 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. 14. Property maintenance of landscaping with minimal pesticide use, shall be the responsibility of the property owner. 15. All processing fees, in the form of deposit accounts on file with the community development department, shall be reconciled with a minimum $500 surplus balance prior to building permit issuance until final occupancy is granted. CITY ARBORIST 16. All recommendations contained in the City Arborist Reports dated October 21, 2005 shall be followed. 17. In addition to the replacement value of $6,130 for replacement trees (as recommended in the Arborist Report), an additional tree at a value of $160 shall be added as replacement tree for the removal of tree #7. 18. Tree protective fencing and other protective measures, as specified by the City Arborist in review of the final plans, shall be installed and inspected by Planning Staff prior to issuance of City Permits. 19. The submitted final landscape and irrigation plan shall be consistent with the Conceptual Landscape Plan (Sheet 9), and recommendations stated in the City Arborist Report. 20. Prior to issuance of City Permits, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $127,410 to guarantee their maintenance and preservation. 21. Prior to Final Building Inspection approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. The bond shall be released ,• after the planting of required replacement trees, a favorable site inspection by the City Arborist, and the payment of any outstanding Arborist fees. Geotechnical Clearance: 22. The Project Geotechnical Consultant 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 the building foundation, . retaining walls, pool and driveway) to ensure that the plans, specifications and details accurately reflect the consultants' recommendations. 23. The results of the plan review shall be summarized by the Project Geotechnical Consultant in a letter(s) and submitted to the City Engineer for review prior to issuance of permits. 24. The Project Geotechnical Consultant 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, site surface and subsurface drainage improvements, and excavations for fill keyways, and foundation construction prior to placement of fill, steel and concrete. 25. The results of these inspections and the as-built conditions of the project shall be described by the geologic and geotechnical consultants in a letter(s) and submitted to the City Engineer for review and approval pnor to Final Project Approval. 26. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant's review of the project prior to issuance of a building permit. 27. 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 related and/or erosion related conditions. FIRE DISTRICT 28. Applicant shall comply with all Fire Department conditions. CITY ATTORNEY 29. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. Section 2. A Building Permit must be issued and construction shall commence within 36 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, the 26th day of April 2006 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: John Livingstone, AICP 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 ~_~ Attachment 2 • M • Neighbor Notification Template for Development Applications Date: ~' 6 6 PROJECT ADDRESS: t'`~Z~o ~E= P~~='t- ~~~~' Applicant Name: ~ 1 ~' ~ ~CLS Application Number: The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Sta,~`'and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. ~My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): ~. Neighbor Name: d" ~~0~~3~~~~~~ Neighbor Phone #: Signature: Printed: _ . ~p .e r~,~-~-- GAL ~~z-r~~ Neighbor Address: • • City of Saratoga .. Planning Department Neighlwr Notification Template for Development Applications S Date: 6 ~ PROJECT DRESS: t'.SZ~ P~: ~n~,~ ~~~~ Applicant Name: /~/etf/~t-~~S Application Number. The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Sta,~`'and the Planning Commission prefer that neighbors take this- opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. (~My signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. • aMy signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): ei bor Name: V1J S ~ ~ a ~ ~ ~ ~ ~ V ' e N gh Neighbor Address: .~ ~ ~ ~ S a~ cal ~ G , C~ l~~ 0 a q s D~ ~ Neighbor Phone #: ~I ~~ ~ `~ ~ ~~ ~ ~ °~ °2 Signature: Printed: ~rS ~ a eSSN e'C City of Saratoga Planning Department Neighbor Notification Template for _ Development Applications Date: 6 ~ ~ • PROJECT DRESS: ! ~ Z~i~ P~pn~a ~~~ Applicant Name: t~lL ~~E~-~ Application Number: The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Staff and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. My signature below certifies the following: I have reviewed the project plans; I understand the scope of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the sco a of work; and I have issues or concerns, which after discussion • with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): Neighbor Name: ~~t'~Ur-4 ~ ~ ~ti'7~ ~°`~~~' ~'~~ Neighbor Address: t 52.8 l ~ ~ ~' A Ems-- L.,,~,~~ Signature: Neighbor Phone #: Printed: City of Saratoga .. Planning Department Neighbor Notification Template or Development Applications Date: l~ 3~ 6 • PROJECT AD 1tESS: f 5Z~ 1~~ = ~' n~=~- ~~~~ Applicant Name: /mil ~ ~/~-c~LS Application Number: The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Sta~'and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a .later date and communicate it to the City of Saratoga. ~My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I do N4T have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): Neighbor Name: I ~J (t ~~.n~ ~~F~ ~ ~' L' `-'~'~ u' l ~' ~-S ~ Neighbor Add~re7ss: • ~~~Ati~ Neighbor Phone #: `TJ~ - 3~~'`r -~92 ~ Printed: S Y ~-TawSE .,.. ,.,, . _ _ _ Planning Department M ~ Neighbor Notification Template for _ Development Applications Date: ~O ~ ~ • PROJECT ADDRESS: f SZ~o Pc% n p~~- L!~f'~~ Applicant Name: /~/ ~ ~"~~LS Application Number: The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning Commission does not look favorably upon neighbors who fail to voice their concerns and issues when solicited by applicants prior to the public hearing. Sta,~`'and thePl~ vri sg Ceso t~~mayPhave at~ tly neighbors take this opportunity to express any conc ey to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at a later date and communicate it to the City of Saratoga. ~My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I Lave issues or concerns, which after discussion with the applicant, Lave not been addressed. My concerns are the following (please attach additional sheets if necessary): Neighbor Name: ~.G /Fig- ~--~'~~ ~~' ~'~ Neighbor Address: Neighbor Phone #: ~~d'' -.~ S"~- 8' ~~ `~' Si Printed: ~, ,, ~ , _ _ _ Planning Department • Attachment 3 • ARBOR RESOURCES - Professional Arhvricultural Consulting & Tree Care A TREE INVENTORY AND REVIEW OF THE PROPOSED NEW RESIDENCE AT 15230 PEPPER LANE SARATOGA, CALIFORNIA OWNER'S NAME: Michaels APPLICATION #: 04-210 APN #: 510-03-004 Submitted to: • Community Development Department City of Saratoga • 13777 Fruitvale Avenue Saratoga, CA 95070 Prepared by: David L. Babby, RCA Registered Consulting Arborist #399 Certified Arborist #WE-4001A October 21, 2005 P.O. Box 35295. San Mateo, California 94403 Email: arborresourcesC~,comcast.net Phone: 650.654.3351 Fax: 650.240.0777 Licensed Contractor#796763 David L. Babby, Registered Consulting Arborist _ October 21, 2005 • INTRODUCTION The City of Saratoga Community Development Department has requested I review the potential tree impacts associated with demolishing an existing residence and constructing a new one at 15230 Pepper Lane, Saratoga. This report presents my findings and recommendations. Plans reviewed for this report include Sheets l and L by Chris Spaulding Architect, dated 9/6/05. The trees' approximate locations, numbers and approximate canopy dimensions are presented on an attached copy of Sheet 1 (Site Plan). Information regarding the inventoried trees was derived from a previous report prepared by me, dated 7/14/04, which reviewed an earlier design of the proposed project. The trees are sequentially numbered from 1-3 and 7-41. The reason for the gap is that trees #4-6,2 which existed at the time of my initial review, were removed from the southern neighboring property. For identification purposes, round, metallic tags were attached to the trunks of accessible trees and contain engraved numbers that correspond to the inventoried trees. FINDINGS There are 38 trees of Ordinance-size that are exposed to potential impacts during site development. They include ten Coast Live Oaks (#2, 16, 24-30, 33), two Coast Redwoods (#32, 37), one Avocado (#13), one California Pepper Tree (#1), one Deodar Cedar (#41), e~ht Douglas Fir (#9, 14, 15, 17-19, 21, 39), one Edible Fig (#31), one Flowering Plum (#36), one Fruitless Mulberry (#3), two Glossy Privets (#7, 11), one Incense Cedar (#10), one Cypress (#40), six Monterey Pines (#8, 20, 22, 23, 34, 35), one Olive Tree (#12) and one Silver Wattle (#38). Specific data compiled for each is presented on the attached table. r ~ ~J The majority of these trees are situated around the property's perimeter. Twenty-six3 are located on neighboring properties and were inventoried for this report as their root zones and/or canopies are vulnerable to potential damage during grading and construction. Of these, trees #11, 15-30, 33-36, 38 and 39 are not shown (or not accurately shown) on the project plans and must be added. Their estimated locations can be viewed on the attached map but should not be construed as being surveyed. The canopy dimensions shown on the plans are not necessarily accurate for all trees; a more accurate depiction of their sizes is presented on the attached map. s These three trees were Coast Live Oaks with estimated diameters of 8, 7 and l 1, respectively. Additional information can be viewed in the previous report. 3 These include trees #1, 2, 11, 15-30, 32-36, 38 and 39. Michaels Property, 15230 Pepper Lane, Saratoga Page 1 of 5 City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist October 21, 2005 The proposed plans indicate the removal of trees #3, 8-13, 314 and 40. Of these, the removal of trees #3, 11-13, 31 and 40 would comply with the City's Ordinance based on their condition and/or species. Trees #8-10, however, provide significant contribution to the site and, as for trees #8 and 9, to the neighboring southern property. As such, their retention and adequate protection appears essential to achieve compliance to the Ordinance and setbacks for achieving this are presented in the next section (please note the setbacks apply to the proposed grading and landscape design). Per City Ordinance, a bond equal to 100% of the appraised value of trees planned for retention is required. My review reveals this amount to be $127.410.5 RECOMMENDATIONS All recommendations presented below are intended to serve as measures to mitigate the foreseeable impacts to Ordinance-sized trees on site and adjacent properties. They should be carefully followed and incorporated into the project plans. Should the plans be revised, the recommendations may require modification. Design Guidelines 1. To achieve the survival of trees #8, 9 and 10, I recommend the following minimum setbacks from their trunks for all grading and trenching activities:6 a. Tree #8: 25 feet towards the north. b. Tree #9: 17 feet towards the north, which should continue in a straight line towards the east until beyond its canopy. c. Tree #10: 11 feet towards the south and west. 2. The surveyed locations and canopy dimensions of trees #11, 15-30, 33-36, 38 and 39 must be shown on the project plans. The numbers assigned to each tree within this report should also be shown. 3. The proposed walkway, including edging, proposed beneath the canopies of trees #8, 10 and 37 shall be established entirely on top of existing soil grade (i.e. a no-dig design). Compaction of the soil subgrade must be avoided; the subbase materials can be but should not exceed 75-percent (the use of geotextile fabric or geogrid could help achieve this). 4. The drainage design for the project, including downspouts, must not require water being discharged beneath the canopies or towards the trunks of retained trees. a This tree is not shown on the plans to be removed but is in direct conflict with the grading design. 5 This amount represents the combined value of trees being retained and is calculated in accordance with the Guide for Plant Appraisal, 9`h Edition, published by the International Society of Arboriculture (ISA), 2000. e The setbacks shown on the plans for all other sides of the trees should be maintained; should this not be feasible, I suggest the setbacks be established a minimum of 10 times the trunk diameters. • Page 2 of 5 Michaels Property, 15230 Pepper Lane, Saratoga City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist - - - - - " October 21, 2005 ~- -- -- 5. Upon availability, the following plans should be reviewed for tree impacts: grading and drainage, underground utility and landscape (planting and irrigation). 6. All new underground utilities and services should be designed outside from beneath the canopies of retained trees. The same concept should apply to any trenching required for drainage features and plumbing lines for the pool. I should be consulted in the event this is not possible. 7. This entire report should be incorporated into the set of final building plans and be titled Sheet T-1 (Tree Protection Instructions). Additionally, the Site Plan should show the location of protective fencing as identified on the attached map. 8. The Site Plan should specify that the portion of hardscape beneath the canopies of trees #2 and 37 shall remain intact throughout the entire construction process. The purpose for this is to enable use of the existing driveway for equipment and vehicle access during development. 9. Mitigation for the removal of trees #3, 11-13, 31 and 40 shall include the installation of new trees approximately equal to their combined appraised value of $6,130. Replacement tree values are presented on the bottom of the attached table. Acceptable replacement species include Quercus agrifolia, Quercus lobata, Quercus kelloggii, Quercus douglasii, Quercus dumosa, Acer macrophyllum, Aesculus californica, Pseudotsuga menziesii and Sequoia sempervirens. The trees should be planted prior to final inspection- and, as necessary for support, be double-staked with rubber- tree ties. Irrigation should include a drip or soaker hose system placed on the soil surface and not in a sleeve. The trees should be established outside from beneath the canopies of retained trees and spaced at least 15 to 20 feet apart from another. 10. These additional recommendations should be incorporated into the landscape design: a. New plant material should be avoided or limited towards the outer portion of the area beneath the trees' canopies; it should comprise no more than 20-percent of the canopy area. Plant material installed beneath the Oak canopies shall be drought- tolerant and compatible with Oaks (or avoided altogether). b. Irrigation should not spray beneath the Oak canopies or within five feet from the trunks of all other trees. c. Any trenching for irrigation, lighting, plumbing lines or drainage should be designed beyond the trees' canopies. If irrigation or electrical lines for lighting are designed inside this. distance, the trenches should be in a radial direction to the trunks and established no closer than three to five times the diameter of the nearest trunk; if this. not be possible, the lines can be placed on top of existing soil grade and covered with wood chips or other mulch. d. Stones, mulch or other landscape features should be at least one-foot from the trunks of retained trees and not be in contact with the trunks of new trees. e. Tilling beneath the canopies must be avoided, including for weed control. f. Bender board or other edging material proposed beneath the trees' canopies should be established on top of existing soil grade by utilizing stakes. Michaels Property, 15230 Pepper Lane, Saratoga Page 3 of S City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist October 21, 2005 . Protection Measures during Demolition and Construction 11. Tree protective fencing shall be installed precisely as shown on the attached maps and established prior to any demolition, grading, surface scraping, construction or heavy equipment arriving on site. It shall be comprised of six-foot high chain link mounted on eight-foot tall, two-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. 12. Unless otherwise approved, all demolition and construction activities must be conducted outside the fenced areas (even after fencing is removed) and outside from beneath the canopies of Ordinance-sized trees not inventoried for this report. These activities include, but are not limited to, the following: grading, surface scraping, trenching, storage and dumping of materials (including soil fill), and equipment/vehicle operation and parking. 13. Prior to commencing excavation of the basement, afour-inch layer of coarse wood chips should be manually spread beneath the fenced portions of the canopies of trees #2, 8-10, 37 and 39. 14. As previously indicated, the portion of hardscape beneath the canopies of trees #2 and 37 shall remain intact throughout the entire construction process. Upon its removal, it should be first broken into small pieces using a jackhammer. The pieces should then be manually lifted onto a loader that shall remain on paved surfaces at all times. Immediately after the asphalt is removed, afour-inch layer of coarse wood chips should be manually spread over the exposed surface and remain moist and in place until the overlaying materials are installed. 15. All existing features proposed for demolition within the designated fenced areas should be manually performed prior to commencing demolition activities and the installation of fencing. Equipment shall not operate or park on unpaved soil within the fenced areas at any time. 16. All approved grading and trenching beneath a tree's canopy shall be manually performed using shovels. Roots encountered during the process shall be cleanly severed on the tree side of where the cut occurs; roots with diameters of two inches and greater shall be wrapped in a plastic sandwich bag that is sealed with a rubber band. In the case of any approved trenching, roots two inches and greater in diameter should be retained and tunneled beneath. 17. All underground pipes and irrigation lines planned for removal beneath the canopies of retained trees should remain buried and be cut off at existing soil grade. 18. Tree #8 -has an extensive amount of substantially large surface roots. They should remain intact and not be damaged. The fencing design on the attached map presumes design revisions will occur to protect trees #8-10. • Alichaels Property, 15230 Pepper Lane, Saratoga Page 4 of 5 City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist - October 21, 2003 19. Ivy shall be removed off and remain at least two feet from the trunks of retained trees. The removal of any plants, shrubs or groundcover beneath the trees canopies shall be manually removed; great care should be taken to avoid excavating soil during the process.. Additionally, the removal of stumps from trees or large shrubs that are beneath the canopies of retained trees must occur by being ground below grade rather than pulled up with an excavator. 20. Throughout construction during the dry months of May thru October, supplemental water must be provided to trees #7-10 and 37-39 every two to three weeks. In doing so, I suggest 10 gallons of water per inch of trunk diameter is evenly distributed beneath the trees' canopies through soaker hoses or low pressure soaking (the water should not be poured against the trunks). 21. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath canopies. In addition, fuel should not be stored nor shall any refueling or maintenance of equipment occur within 100 feet of the trees' trunks. 22. Herbicides should not be applied beneath the canopies of retained trees. Where used on site, they must be labeled for safe use near trees. 23. The removal and pruning of trees must be performed under the supervision of an ISA Certified Arborist and according to ISA standards. Information regarding Certified Arborists in the area can be obtained by referring to the following. website: http: //www. isa-arbor. com/arborists/arbsearch. html. Attachments: Tree Inventory Table Site Map (copy of Sheet 1) • Michaels Property, 13230 Pepper Lane, Saratoga Page 3 of 3 City of Saratoga Community Development Department TREE INVENTORY TABLE Fruitless Mulberry 5 18 35 3 (Mores alba) . 4 OAK REMOVED (8) - - - - (Poor) - - - _ - g OAK REMOVED (7) - - - - (Good) - - - - . (11) - _ - (Good) - - - " 6 OAK REMOVED 7 Glossy Privet (Ligustrum lucidum) 6, 6 25 20 100% 25% Fair Low 3 _ $160 Monterey Pine (Pious radiata) 53.5 80 g 9 Douglas-Fir (Pseudotsuga men_iesii) 32 95 65 100% 75% Good High 1 _ _ _ $9,400 10 Incense Cedar (Calocedrus decurrens) 24 40 30 100% 100% Good High 1 _ _ _ $8,000 Glossy Privet 7.5, 6, 2 5 25 20 0 100% 25% Fair Low - X X X $260 ]] (Ligustrum lucidum) . Olive Tree 6, 5(3), 4 20 30 100% 50% Good Low - X _ _ $1,620 12 (Oleo europaea) Avocado 11.5, 9, 6 9 25 35 100% 75% Good Moderate - X _ _ $1,540 13 (Persea americana) , 14 Douglas-Fir (Pseudotsuga men_iesii) 12 35 30 100% 75% Good High 4 _ }{ _ $1,190 LUES REPLACEMENT TREE VA 15- allon _ $120 24-inch box = $420 36-inch box = $1,320 48-inch box = 55,000 52-inch box = $7,000 72-inch box = 515,000 Site: 15130 Pepper Ln, Saratogn Prepnred jor: Cite ojSnrntoga Community Development Department ] o j3 IOR]/OS Prepnred by: Dnvid L. Bobby, RCA 25/o Fair Low - X - - $1,590 50 75% ° 80 75% 75% Good High 1 - - - $5,700 1 .. __ TREE INVENTORY TABLE _ - o • a ' 1 'fd r~ y ~ H 0 m 7 b y °A Q~ ,,, ~ 3 3 ~. c ~ o 0 0 ~ o :~ a II ~ °o' ~ R '~ , ., o . w ~ c y ~ c U ~, ,. y v S a ~ ~ ~ ~ ~ yo ^o. ~. ~ ~x s U in a ~ TREE :o ,^ ,_ d y a ~ o ~o o Co > ~ Q I 2 ~ H NO. TREE NAME [-.. c~ m . as ~ x .~ in ~ O ~ a Douglas-Fir 15 (Pseudotsuga men-iesii) I 1 35 30 100% 75% Good Fair 4 - X X $1,050 Coast Live Oak 16 (Ouercus agrifolia) 7 35 20 100% 50% Good High 4 - X X $1,080 17 Douglas-Fir (Pseudotsuga meru-iesii) 11 30 30 100% 75% Good High 4 - X X $1,050 18 Douglas-Fir (Pseudotsu amen: iesii) 11 35 30 100% 75% Good High 4 - X X $1,050 19 Douglas-Fir (Pseudotsugamertziesii) 12 40 30 100% 75% Good High 4 - X X $1,190 22 Monterey Pine (Pinus radiata) 18 50 25 75% 25% Fair High 4 - X X $470 Monterey Pine 23 (Pinus radiata) 19 50 30 75% 100% Good High 4 - X X $870 24 Coast Live Oak (Quercus agrifolia) 10, 9 20 30 100% 25% Fair High 4 - X X $2,100 25 Coast Live Oak (Quercus agrifolia) 6, 5.5 20 20 100% 25% Fair High 4 - X X $1,060 Coast Live Oak 26 (Quercus agrifolia) 15 35 30 100% 75% Good High 4 - X X $3,760 Coast Live Oak 27 (Quercus agrifolia) 19 45 40 100% 100% Good High 4 - X X $7,640 Coast Live Oak 2g (Quercus a rifolia) 18 45 40 100% 75% Good High 4 - X X $5,100 • REPLACEMENT TREE VALUES 15- allon = 5120 24-inch box = $420 36-inch box = 51,320 48-inch box = (5,000 52-inch box = $7,000 72-inch box = 515,000 Site: 15230 Pepper Ln, Saratoga Prepared for: City ojSnratoga Community Development Department Prepared by: David L. Bnbby, RCA 2 °f 3 lon_lios _.. TREE INVENTORY TABLE -- - - y ~ r~ ^` 0 r Q'y ^ ~fC r. N p y p A > y y y by y ~ ~., c a ~ 3 3. ~~ o c A ~ C ~ Q : >, a Ib . ~ Ib ~ ~ o c o a . :a s ri : y,~ ~ ~. o ~ .yc do + '.: ty ` II ~ ~r1 .' . c ~ -, a Q ~ y ~ ~ Fy~ ~y n a n ~ p C ' i ` ~ b V b ~ a o v = ° o ~ d s : o . a o m ~ ='' > x o U ~ ~ ~ c a TREE. ' . : ~ . NO. TREENAME ~ c7 w w v~ x ... rn .. O ~ A `- z Coast Live Oak I I I I ° ° I I g I I - I I 29 (Oitercus agrifolia) 10 40 25 100% 50% Good Hi h 4 X X $1,770 Coast Live Oak 30 (Ouercus a rifolia) 12 35 30 100% 50% Good High 4 - X X $2,320 Edible Fig 31 (Ficuscarica) 14 15 25. 100% 75% Good Moderate - X $1,120 32 Coast Redwood (Segouiasem ervirens) 36 75 40 75% 100% Good High 4 - - X $18,100 33 Coast Live Oak (Duercus agrifolia) 7, 6 15 15 100% 75% Good High 4 - X X $],740 1 36 Flowering Plum (Prunus cerasi era) 11 35 30 0% 25% Poor Low - - X X $0 37 Coast Redwood (Se uoiasempervirens) 46 90 65 100% 100% Good High 2 - - - $23,100 3g Silver Wattle (Acacia dealbata) 14 35 35 100% 75% Good Moderate 2 - X X $260 39 Douglas-Fir (Pseudotsugametziesii) 20 45 35 75% 100% Good High 2 - X X $2,860 40 Leyland Cypress (Cupressocy aris le landii j 15 35 20 0% 25% Poor Low - X - - $0 41 Deodar Cedar (Cedrus deodara) 16 35 35 100% 25% Fair Moderate 4 - - - $1,070 REPLACEMENT TREE VALUES 15- allon = 5120 24-inch box = 5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = $7,000 72-inch box = 515,000 l~ u Site: 15230 Pepper Ln, Saratoga Prepared jor• City ojSarntoga Community Development Department ]0/21/05 Prepared bv: David L. Babby, RCA 3 oj3 • 0 N ~a ~~ a ~, W a a w a 0 M N • N .-~ O 0 .~ U ..., `~ O. .. ~ O ~ . M ry _ f N r~ - .___ N ~ N -- _~ - ip 7.' _ _ ~ ~ _ ~ N ' Nt` ,, ~ ~' i ~ N / ti ~,: 1 ~ M~ ; -~ ~! : ~ ~ 4 Q ~ ~~ _~ I, ' ~ ~ ~ L - ~ 3 ~ '~ V ' 1 i .. ~ ~ W i • ~ ~~ ~ i ~ C ~ _ N . M ` ' ~, yam- ,1 ~ Tr ~ ~ ~ ~ ~ _ ax, 1 1'~j_ a r<. ~ ,~ c N t - : yr [..t I.- I GavY~;N O~.I: ~_ - 1 '' - - ~4 c 8 ~} ~= ~. ~: .-d Ci fi 4M 6 ~ ' - ~J F ~ I S. ~'.~; ,-~ V "} ~ ~ r----J i` ~ ~ 1 z ~~ , ,, _ ~ _- - ~ - ~ ~ i\ ,~ tj ~ I ~ ~ ~ ~ '.., ~" c i 1 i e ! ~ I f ~ i ~ ~ ~ ~~ -__ ~ „ _ _ a _ _ ? .; =~F n~~c..^ La.ME 1 J F ~t ~_ _+< JIB ~~ _ ;- - c 4 • Attachment 4 • • AFFIDAVIT OF MAILING NOTICES I, Denise Kaspar ,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 8~ day of April " 2006, that I deposited in the United States Post Office, 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 Section 15-45.060(b) of 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 500 feet of the property described as: 510-03-004 - 15230 Pepper Lane; that on said day there was regular communication by United States Mail to the addresses shown above. lJ • erase Kaspar Advanced Listing Services 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 26 day of April 2006, at 7:00 p.m. The public hearing will be held in the City Hall theater located at 13777 Fruitvale Avenue. The public hearing agenda item is stated below. Details of this item are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. - 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding Friday office closures. APPLICATION/ADDRESS: 04-210 - 15230 Pepper Lane APPLICANT:. Michaels APN: 510-03-004 DESCRIPTION: The applicant requests design review approval to construct atwo-story, single- family residence with an attached garage and a basement, and a secondary unit. The project includes demolition of an existing residence. The total floor area of the proposed residence, basement and garage is 6,260 square feet and the total floor area of the secondary unit is 626 square feet square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 52,453 square feet and the site is zoned R-1 40,000. 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: In order for information to be included in the Planning Commission's information packets, written communications should be filed on or before Monday, Apri117, 2006. 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. Deborah Ungo-McCormick Contract Planner (408)868-1232 • ~-~ . ~ ~ ~ C. ~'' s ~ ~ i b - s j n ~ p # w r m i a e C ~ ~ - e o ~ * . a ~ 3~ -... ` hio' ~ is ~ C. .._... Pr ~ 5 ~i s r' ~ ` ~ ~~ o ~ , 1 ..., ' ~ - % ~ ~~ ~ ~ OANE PANK ~ ~ C ~ ~ 'Y~ ~ ~ ~ = 5 . _ ( ~6 ~ K ~~ ~ ~ ~, ~ ~ b, ~ ~ p .. .. t ~ ~ + "Pi ' t ~... ~ : .N1L..K..~..... ...._i~...m.......~ 4.... ~.i_...y~0.. a { ~ e~ ~ ., ~ p ~.. Q,P t '. e _ P ~ o i i p~ t 7 ~ 6 s ~ a Ik N ~ ~ ~ ro ro• .W. M -- l ~.~.~i6~. ... f 500' . ~ ~ r ~. i '^ ~ ~ ' F RO&W WAY l CL' ... ~,.. ... .... _. ~ . .. me........_.. ' - r- - /` G 'oY R t i ~ ~ 1 f ,. ~ _ -~~ 1 t t' h y M - Ni k i 1~4 h ~ ~ .~ I a ' ~+ , O f = ~ ~ ---'-- - -- a ~ LARK • _ g ~ 15230 Pepper Lane SUBJECT '3 = g ~ a ~ ~ APN: 510-03-004 " '."- " 500' Radius i t, - ~ - - ---• . • April 7, 2006 500' Ownership Listing Prepared for: 510-03-004 Robert & Julianne Michaels 15230 Pepper Ln Saratoga CA 95070-6461 510-03-001 510-03-002 510-03-003 Jannie Wu Charles & Barbara Bocks James B & Gail Barton or Current Resident or Current Resident or Current Resident 15310 Pepper Ln 15290 Pepper Ln 15260 Pepper Ln Saratoga CA 95070-6427 Saratoga CA 95070-6461 Saratoga CA 95070-6461 510-03-004 510-03-005 510-03-006 Robert & Julianne Michaels Helmut A & Ursula Moessner Richard D Vieaa or Current Resident or Current Resident or Current Resident 15230 Pepper Ln 15200 Pepper Ln 15180 Pepper Ln Saratoga CA 95070-6461 Saratoga CA 95070-6461 Saratoga CA 95070-6450 510-03-007 510-03-008 510-03-009 David M & Amy Williams James W & Pamela Frankola James & Eleanor Perazzo or Current Resident or Current Resident PO Box 2222 15160 Pepper Ln 15140 Pepper Ln Saratoga CA 95070-0222 Saratoga CA 95070-6450 Saratoga CA 95070-6450 510-03-011 510-03-012 510-03-013 Oscar & Soraia Bakhtiari Burton N Kendall Clifford R & Ina Gard or Current Resident or Current Resident or Current Resident 15181 Bellecourt Ave 15211 Bellecourt Ave 15235 Bellecourt Ave Saratoga CA 95070-6406 Saratoga CA 95070-6406 Saratoga CA 95070-6406 510-03-015 510-03-016 510-03-014 Richard G White Frieda Mckenzie Robert Maxfield or Current Resident or Current Resident 12930 Saratoga Ave B3 15285 Bellecourt Ave 15311 Bellecourt Ave Saratoga CA 95070-4661 Saratoga CA 95070-6406 Saratoga CA 95070-6466 510-03-019 510-OS-001 510-OS-002 Sasan Teymouri Dmitriy N & Tanya Vasilev James A & Sonja Pedicini Current Resident or or Current Resident or Current Resident . 39730 Saratoga Los Gatos Rd 15310 Bellecourt Ave 15280 Bellecourt Ave Saratoga CA 95070-6449 Saratoga CA 95070-6407 Saratoga CA 95070-6407 X10-OS-003 510-OS-004 510-OS-005 Charles F & Heather Goodman David D & Jennifer Yang Chyi-Rong & Tzuu-Chyi Jeng or Current Resident or Current Resident or Current Resident 15256 Bellecourt Ave 15234 Bellecourt Ave 15214 Bellecourt Ave Saratoga CA 95070-6407 Saratoga CA 95070-6407 Saratoga CA 95070-6407 510-04-001 510-04-010 510-02-005 Frieda Mckenzie Warren J Kaplan Frederick W & Regina Schwertley or Current Resident or Current Resident or Current Resident 15311 Bellecourt 15340 Pepper Ln 15300 Hume Dr Saratoga CA 95070-6466 Saratoga CA 95070-6427 Saratoga CA 95070-6417 • • • X510-02-006 510-02-007 510-02-008 Vahid & Marita Lahijanian Partha Srinivasan Byron J & Lynda Anderson ent Resident or Current Resident or Current Resident ~10 Robin Way 19880 Robin Way 15281 Pepper Ln Saratoga CA 95070-6429 Saratoga CA 95070-6429 Saratoga CA 95070-6425 510-01-024 510-01-025 ~~ i 0-02-009 Otis P & Tessie Young Jean C Klein Richard E Bocks or Current Resident or G~urent Resident PO Box 2130 15101 Pepper Ln 15121 Pepper Ln Sunnyvale CA 94087-0130 Saratoga CA 95070-6423 Saratoga CA 95070-6423 510-01-026 510-01-027 510-01-028 James A Parden Hugh B Underwood Harold & Betty Hodges or Current Resident or Current Resident or Current Resident 15141 Pepper Ln 19853 Park Dr 19875 Park Dr Saratoga CA 95070-6423 Saratoga CA 95070-6445 Saratoga CA 95070-6445 510-01-030 510-01-031 510-01-032 David S & Barbara Silverstein James A & Heidi Grassman Ravinder S & Risham Sethi or Current Resident or Current Resident 405 Chenab Ct 19896 Park Dr 19874 Park Dr Fremont CA 94539-6800 Saratoga CA 95070-6444 Saratoga CA 95070-6444 x.10-01-033 510-01-034 510-01-035 ~4yra Reinhard Douglas & Michele Helmuth Ira B & Regina Oldham or Current Resident or Current Resident or Current Resident 185 Pepper Ln 19831 Robin Way 19861 Robin Way toga CA 95070-6424 Saratoga CA 95070-6428 Saratoga CA 95070-6428 510-01-036 510-01-037 City of Saratoga Mohsen S & Behnaz Salek Leon Rabinowitz Attn:Deborah Ungo-McCormick or Current Resident or Current Resident 13777 Fruitvale Ave 19891 Robin Way 19921 Robin Way Saratoga CA 95070 Saratoga CA 95070=6428 Saratoga CA 95070-6428 r~ ~~ • Attachment 5 • _~~ ~ c~ ® ~ ® eu < :.~ ~: ; ~~=. :_ .. 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W - m T EZ zs ,..•.~.., al ~ .^ $1~`HJl?C7'. ^~ YCL- C i ~ ~ <E r 21 ~ ~Y 11 i; f1 20626 Komina Avenue APir: 517-08-026 ~ 500'Radius , i . etOli4 ~"pyE -"' .ntaw ^,.. L..-~. :. se 20626 Komina Avenue EXECUTIVE SUMMARY CASE HISTORY: Application filed: OS/10/OS Application complete: 04/05/06 Notice published: 04/15/06 Mailing completed: 04/08/06 Posting completed: 04/04/06 PROJECT DESCRIPTION: The applicant requests design review approval to construct a new two-story, single-family residence with a basement. The total floor area of the proposed residence is 2,705.9 square feet. The maximum height of the proposed residence is approximately 26 feet. The lot size is approximately 7,818 square feet and the site is zoned R-1-10,000. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve the application for Design Review with required findings and conditions by adopting the attached Resolution. • Application No. 05-035; 20626 Komina Avenue STAFF ANALYSIS ZONING: R=1-10,000 GENERAL PLAN DESIGNATION: Medium Residential Density MEASURE G: Not Applicable PARCEL SIZE: 7,818 gross and net square feet SLOPE: approximately 3.5% average site slope and 2% at building site GRADING REQUIRED: Minimal grading required since most of the construction is at grade. ENVIRONMENTAL DETERMINATION: The proposed 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. MATERIALS AND COLORS: Materials and colors include smooth stucco exterior (troweled, not sprayed) painted in a dark tan exterior with beige colors for window and door trim, operable louvered shutter painted wood with black iron shutter doors, leaded glass windows at entry facing Komina Avenue, weathered wood composition shingle roof. A colors and materials board is available on file with the Community Development Department and will be presented at the site visits and public hearing. • Application No. 05-035; 20626 Komina Avenue PROJECT DATA: Proposal Code Requirements Lot 51% Maximum Allowable 60% Coverage: (impervious) Residence 1,620.00 sq. ft. Porches/patio 394.00 sq. ft. Walkways 646.00 sq. ft. Driveway 1,342.00 sq. ft. TOTAL 4,002.00 sq. ft. 4,690.6 sq. ft. Floor Area: Maximum Allowable First Floor 1,644.90 sq. ft. Second Floor 1,061.00 sq. ft. Basement (not included in (1,113.50 sq. ft) Floor Area) TOTAL 2,705.90 sq. ft. 2,880.00 sq. ft. Setbacks: Minimum Requirement • nt Fro 27 ft 25 ft. Reaz 43 ft 10 ft. Interior Side (1St floor) 6 ft. 6 ft. Interior Side (2°d floor) 12 ft. 11 ft. Street Side (1St floor) 15-9 ft. 15 ft. Street Side (2nd floor) 20 ft. 20 ft. Height: Maximum Allowable Lowest elevation pt. 94.8' Highest elevation pt. 99.8' Average 96.3' At the topmost point of 122.3' the structure Maximum height 26 ft. 26 ft. • . Application No. 05-035; 20626 IComina Avenue • PROJECT DISCUSSION Background: The applicant requests design review approval to construct- atwo-story, single-family residence that includes a basement and an attached garage. The total floor area of the proposed. single-family residence and garage is 2,705.9 square feet. The proposal also includes a basement, which is not included in the floor area calculations. The maximum height of the proposed residence is 26 feet. The lot size is approximately 7,818 square feet and the site is-zoned R-1-10,000. The average slope of the property is 3.5 %. The site recently contained atwo-story residence with a small basement and a detached carport. However, the residence was demolished on April 3, 2006. The original structure was constructed in circa 1900 and was damaged by a fire in 2004. Because of it's age, staff notified the applicant during the processing of this design review application that a historic resource evaluation would be required for review by the Heritage Preservation Commission to process a demolition permit. The applicant was in the process of retaining a historic consultant when a second fire occurred and further damaged the structure on September 2005. At this stage, Staff directed the applicant to proceed with the historic evaluation as part of the request for demolition of the fire-damaged structure. The applicant retained the services of Carey & Co., a qualified historic preservation consultant with the California Office of Historic Preservation. Carey & Co. prepared a historic resource evaluation on December 12, 2005 (attached) and assigned the property a "6Z'' rating, indicating that the property does not appear individually eligible for National Registry of Historic Places (NRHP)) or California Registry of Historic Places (CRHR) or a local resources list based on criteria set forth in City Code Article 13-15. On January 14, 2006, the Historic Preservation Commission considered the historic resource evaluation by Carey & Co. and recommended approval of the demolition of the structure. The site contains 4 trees regulated by the City Ordinance. In addition, the adjacent site contains a 52-inch oak tree with a dripline extending into the subject site. The landscape plan for the project proposes to retain all ordinance size trees. The project includes a landscape plan for the front setback areas on Oak Street and Komina Avenue. Architectural Style: The proposed structure most closely relates to the style category called Eclectic, using elements from the Colonial Revival period (1880-1955) and the Tudor period (1890-1940). This relates to the era of the original structure dated 1905. (Refer to The Field Guide to American Houses by McAlester for architectural references). The dominant style can be categorized as Tudor, although not a literal reproduction or interpretation. Typical of Tudors, the proposed structure's overall form of the cross gables and steeply hipped garage roof are reminiscent of Tudors. Many recognize the Tudor style, • due to its distinctive wood trim pattern applied over a stucco finish, although only about 1/2 of all examples use this detail. Application No. 05-035; 20626 Komina Avenue Tudor houses are typically stucco, and sometimes stone or brick, but stucco buildings dominate. Another feature of the Tudor house is an elaborate, dominant facing chimney on the front or side of the house. In the proposed structure, the chimney is prominent in both location and style, although not elaborate. The detailing of the chimney coordinates with the other, more subtle nature of the design. The leaded glass and long, narrow windows centered in the gables are also characteristic of the Tudor style. The proposed structure also uses some elements from the Colonial Revival Style. The center hall, and balanced front facade (facing Komina Ave.) are reminiscent of this style. The proposed structure is balanced, but not symmetrical as is the typical Colonial. In the early part of this period, about 1/3 of all Colonial Revival houses prior to 1900 were asymmetrical. With the popularity of the tract home, the less expensive, symmetrical style became common toward the end of the period (post WWII), and are still popular today. The Colonial Revival Style was first inspired by the rebirth of early English styles along the Atlantic Seaboard. Details from many classical examples are freely combined in buildings of today. Pure reproductions are rare, and the style has evolved into a more eclectic range of architectural details. Compatibility with adjacent homes: The project site is located at the corner of Komina Avenue and Oak Street, in a residential area near the downtown, which consists of structures that are varied in use. Directly across Oak Street are apartments, and directly across Komina Avenue is a school. Oak Street consists primarily of early 20~' century two story structures, while Komina Avenue consists of newer construction with more eclectic architecture and a combination of one and two- story residences. The homes on either side of the project site are two-story homes. The home immediately adjacent to Oak Street has a narrow two-story facade with symmetrical windows. Because it is located on a comer lot and the street side setbacks are greater than for an interior lot, the site is faced with additional design challenges. Typically, the setback limitations for corner lots result in homes that have a narrow and long configuration. The proposed new home consists of a two-story facade with a narrow, symmetrical facade facing Oak Street. The bulk has been minimized by lowering the second floor plate height to 7'-0", as opposed to 8'-0" or higher for recently built structures. Similarly, the proportions of the building are similar in nature to the adjoining house on Oak Street. Both are narrow two- story structures, with gable roofs facing the street and have symmetrical windows and porches rnnning the full length of the house facing Oak Street. The front porch element, as well as the second floor window immediately above it, are recessed into the facade and add architectural interest. The elevation facing Komina Avenue is longer and has the potential of looking very massive and bulky. The elevation includes various techniques that help minimize the potential bulk, such as varying roof lines, recesses along the face of the building and • architectural details such as stained glass windows. The two-story gable on this elevation is Application No. 05-035; 20626 Komina Avenue set back both reducing the bulk and adding consistency to the design by repeating the two- story gable facing Oak Street. The design also has a recess and arched window, followed by a one-story roof over the garage, both of which help create a rhythm to this long facade. The garage structure has been fully integrated in the design of the residence. The project also includes a landscape design along Komina Avenue and Oak Street that includes a combination of open fencing and solid stucco walls to help create visual interest from different angles. The proposed home has been designed to minimize interference with views and privacy in relation to adjacent properties. The location of the garage allows for privacy with the adjoining parcel on Komina Ave. Thus, the only area of concern is the adjoining property on Oak Street. The second floor windows have been oriented toward the street. The only second floor windows facing the adjacent property are for light and air only, and are high on the walls to minimize view impacts. In addition, additional landscaping is proposed to provide more privacy. In addition, the orientation of the house and main public area of the yard are designed to have the "play area" in the front yard facing Oak Street. Additionally, the project has been designed to preserve all of the existing mature landscaping along the rear of the property, consistent with the mature landscaping on the adjacent properties. Neighbor Correspondence The applicant has provided the City's neighbor notification templates for the adjacent properties with the initial submittal. Two comments were received with concerns regarding the style and bulk of the proposed structure. Since then, the architect has met and/or contacted the neighbors and incorporated details to address their concerns. Subsequent to resubmittal, staff has received email communications from two neighbors; one neighbor lives three houses away from the subject property on Oak Street. This neighbor's concern questions the completeness of the historic evaluation report approved by the Heritage Preservation Commission and the compatibility of the proposed design of the home in relation to the character of the existing homes on Oak. Street. (See attached neighbor correspondence) Trees The Arborist Report by David Babby identified six trees regulated by City Ordinance that will be exposed to potential damage. They include one Coast Live Oak (#1), three Valley Oaks (#3, 5, 6), one Pittosponim (#2) and one Privet (#4). Tree #3, which is located on the adjoining properly, is one of the largest and mature Valley Oaks in Saratoga. It has a trunk diameter of 52.5 inches and its canopy spans approximately 100 feet across. The Arborist Report dated February 23, 2005 concluded that the original design would adversely impact trees #3, 5 and 6 and revisions to the building and landscape design were essential to achieve a reasonably high assurance of their survival. Specific guidelines for redesigning the plans were presented in the `Recommendations' section of this report to achieve a reasonably high assurance of their survival. The applicant revised the plans accordingly in the most recent resubmittal shown in Exhibit A. The Arborist Report includes specific design recommendations that are included as conditions of approval of the project to ensure that all ordinance size trees will be protected during demolition and construction. As a Application No. 05-035; 20626 Komina Avenue condition of demolition, the construction fencing was installed and monitored by the City Arborist in accordance with the original Arborist Report. The City Arborist is also recommending additional protective fencing during construction to ensure protection of trees #3 and #4, details for retaining walls beneath trees #1 and #6, and a condition that no excavation shall occur under the canopy of tree #6, and that a planting bed in that location shall be removed. These measures have been added as conditions of approval of the project and will be monitored by the City Arborist during the construction phase of the project. Based on the proposed plans and locations of trees, the tree protection bond will have a combined value of $56,090. Geotechnical Clearance: .This application requires geotechnical review. Geotechnical Clearance was granted with conditions. The geotechnical conditions have been incorporated in the attached Resolution. Design Review Findings: The proposed project is consistent with all of the following Design Review findings stated in City Code Section 15-45.080: (a) Avoid unreasonable interference with views and privacy. The project has been designed in a manner that minimizes interference with views and privacy to adjacent properties. This includes setbacks that meet the minimum required by Code and design and placement of windows in a manner that minimizes privacy impacts. Second story windows facing the adjacent home on Oak Street are non-viewing windows used for ventilation and air, and the large play area of the site is located in the front area of the property. Additionally, the project has been designed to preserve and enhance most of the existing mature landscaping along perimeter of the site. (b) Preserve Natural Landscape. The proposed residence and landscape plan incorporate the existing mature vegetation on the site. The use of earth-tone stucco and a wood weathered composition roofing in earth tone colors .will blend with the natural environment. These measures serve to preserve and enhance the natural landscape of the site. (c) Preserve Native and Heritage Trees.. The Arborist Report identified 5 trees regulated by the City Code that could be exposed to potential damage. Of these, one 52-inch Oak tree is located on the adjacent lot. The applicant is proposing to retain all ordinance size trees while implementing recommendations by the City Arborist to ensure protection of the trees, including trees on the adjacent site. All Arborist Report recommendations have been made conditions of approval of the project to ensure a high degree of survival for all trees retained on the site. (d) Minimize perception of excessive bulb Architectural details such as varied rooflines, varied and recessed wall planes and architectural detailing have been Application No. 05-035; 20626 Komina Avenue incorporated in the design. In addition, the elevations include hand-troweled stucco siding complemented by operational wood shutters, weathered wood composition shingles and fenestration details such as stained glass windows in the front entry and a carnage style garage door to create architectural interest and reduce mass and bulk. (e) Compatible bulk and height. The proposed residence is located at the corner of Komina Avenue and Oak Street, across from a school and an apartment complex. The site is located at the entrance to two areas of different styles and periods of construction. Oak Street consists primarily of early 20~' Century two story structures, while Komina Avenue consists of structures that are relatively newer with more eclectic architecture and a combination of one and two-story residences. The two- story residence has been designed in a manner that minimizes the appearance in height and bulk through the use of varied planes, while relating to the characteristics of both residential streets. In .addition, the home will not exceed the maximum height allowed in the area and zoning district. (fl Current grading and erosion control methods. The proposal will conform to the City's current grading and erosion control methods. • (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above. Conclusion Staff concludes that the Design Review fmdings can be supported. STAFF RECOMMENDATION Staff recommends the Planning Commission approve the- application for Design Review with required findings and conditions by adopting the attached Resolution. ATTACHMENTS: 1. Resolution of Approval. 2. Neighbor Notification templates. 3. Correspondence 4. Arborist Report by David Babby dated February 23, 2005 and Arborist Report Memo by City Arborist Kate Bear dated April 12, 2006. 5. Historic Evaluation Report by Carey & Associates. 6. Affidavit of Mailing Notices, Public Hearing Notice, Mailing labels for project notification. 7. Reduced Plans, Exhibit "A" ~~ Attachment 1 • ~~ APPROVAL OF RESOLUTION. N0.06-0 • Application No. OS-035 CITY OF SARATOGA PLANNING CONIlVIISSION STATE OF CALIFORNIA Baratta-Lorton; 20626 Komina Avenue WHEREAS, the City of Saratoga Planning Commission- has received an application for Design Review for a new 2,706 square foot, two-story home with an attached garage and basement, and with a maximum height of 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 project, which proposes to construct a new single-family home, is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15303 of the Guidelines for the Implementation of CEQA. This Class 3 exemption applies to construction of a single family home in an urbanized area; and WHEREAS, the applicant has met the burden of proof required to support said • application for design review approval, and the following findings specified in Municipal Code Section 15-45.080 have been made in the affirmative: (a) Avoid unreasonable interference with views and privacy. The project has been designed in a manner that minimizes interference with views and privacy to adjacent properties. This includes setbacks that meet the minimum required by Code and design and placement of windows in a manner that minimizes privacy impacts. Second story windows facing the adjacent home on Oak Street are non- viewing windows used for ventilation and air, and the large play area of the site is located in the front area of the property. Additionally, the project has been designed to preserve and enhance most of the existing mature landscaping along perimeter of the site. (b) Preserve Natural Landscape. The proposed residence and landscape plan incorporate the existing mature vegetation on the site. The use of earth-tone stucco and a wood weathered composition roofing in earth tone colors will blend with the natural environment. These measures serve to preserve and enhance the natural landscape of the site. (c) Preserve Native and Heritage Trees.. The Arborist Report identified 5 trees regulated by the City Code that could be exposed to potential damage. Of these, one 52-inch Oak tree is located on the adjacent lot. The applicant is proposing to retain all ordinance size trees while implementing recommendations by the City Arborist to ensure protection of the trees, including trees on the adjacent site. All Arborist Report recommendations have been made conditions of approval of the . project to ensure a high degree of survival for all trees retained on the site. (d) Minimize perception of excessive bulk. Architectural details such as varied rooflines, varied and recessed wall- planes and architectural detailing have been incorporated in the design. In addition, the elevations include hand-troweled stucco siding complemented by operational wood shutters, weathered wood composition shingles and fenestration details such as stained glass windows in the front entry and a carnage style garage door to create architectural interest and reduce mass and bulk. (e) Compatible bulk and height. The proposed residence is located at the corner of Komina Avenue and Oak Street, across from a school and an apartment complex. The site is located at the entrance to two areas of different styles and periods of construction. Oak Street consists primarily of early 20th Century two story structures, while Komina Avenue consists of structures that are relatively newer with more eclectic architecture and a combination of one and two-story residences. The two-story residence has been designed in a manner that minimizes the appearance in height and bulk through the use of varied planes, while relating to the characteristics of both residential streets. In addition, the home will not exceed the maximum height allowed in the area and zoning district. (f) Current grading and erosion control methods. The proposal will conform to the . City's current grading and erosion control methods. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above and staff report. 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, Application No. OS-035 for Design Review approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT The development shall be located and constructed as shown on Exhibit "A" (incorporated by reference, date stamped April 13, 2006) and in compliance with the conditions stated in this Resolution. Any proposed changes, -including but not limited to facade design and materials - to the approved plans shall be submitted in writing with a clouded set of plans highlighting the changes. Proposed changes to the approved plans are subject to the approval of the Community Development Director. 2. A maximum of one wood burning fireplace per residential structure may be installed. All other fireplaces shall be gas-fired fireplaces with gas jets, direct venting, convection chambers,. heat exchanger, variable heat output, and flame control, and permanently affixed artificial logs. 3. Four sets of complete construction plans incorporating this Resolution and the Arborist Reports dated February 23, 2005, and April 12, 2006, as a separate plan page shall be submitted to the Building Division. 4. Front yard and exterior side landscaping shall be installed prior to final occupancy inspection. A landscape bond may be submitted along with the applicable filing fee in lieu of this requirement. 5. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans." 6. A grading and drainage plan stamped by a registered civil engineer combined with 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, shall be submitted along with the complete construction drawings. An explanatory note shall be provided if all storm water cannot be maintained on site. 7. Water and/or runoff from the project site shall not be directed toward the adjacent properties. 8. The construction set shall include a final landscape, irrigation and utility plan. The utility plan shall show locations of air conditioning units and pool equipment enclosures. Any proposed undergrounding of utilities shall take into account potential damage to roots of protected trees, and shall follow the recommendations included in the Arborist Report. 9. The owner/applicant is responsible for all damages to curb, gutter and public street caused during the project construction by project construction vehicles at the public right away areas at/near the property frontage. Public Works Inspector will determine if any repair is required prior to Final Occupancy Approval. 10. Applicant shall obtain an Encroachment Permit from the City Public Works Department for any work in the public right-of--way including construction and curb, gutter and street repair. • 11. Pest resistant landscaping plants shall be considered for use throughout the • landscaped areas especially along any hardscaped area. 12. 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. 13. Property maintenance of landscaping with minimal pesticide use, shall be the responsibility of the property owner. 14. All processing fees, in the form of deposit accounts on file with the community development department, shall be reconciled with a minimum $500 surplus balance prior to building permit issuance until final occupancy is granted. CITY ARBORIST 15. All recommendations contained in the City Arborist Reports dated February 23, 2005 and April 12, 2006 shall be followed. 16. Tree protective fencing and other protective measures, as specified by the City Arborist in review of the final plans, shall be installed and inspected by Planning Staff prior to issuance of City Permits. 17. The submitted final landscape and irrigation plan shall be consistent with the Conceptual Landscape Plan (Sheet L-1 and L-2), and recommendations stated in the City Arborist Report. 18. Prior to issuance of City Permits, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $56,090 to guarantee their maintenance and preservation. 19. Prior to Final Building Inspection approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. The bond shall be released after the planting of required replacement trees, a favorable site inspection by the City Arborist, and the payment of any outstanding Arborist fees. Geotechnical Clearance: 20. The Project Geotechnical Consultant 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 the building foundation, retaining walls, pool and driveway) to ensure that the plans, specifications and details accurately reflect the consultants' recommendations. ~~ L J • 21. The results of the plan review shall be summarized by the Project Geotechnical Consultant in a letter(s) and submitted to the City Engineer for review prior to issuance of permits. 22. The Project Geotechnical Consultant 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, site surface and subsurface drainage improvements, and excavations for fill keyways, and foundation construction prior to placement of fill, steel and concrete. 23. The results of these inspections and the as-built conditions of the project shall be described by the geologic and geotechnical consultants in a letter(s) and submitted to the City Engineer for review and approval prior to Final Project Approval. 24. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant's review of the project prior to issuance of a building permit. 25. 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 related and/or erosion related conditions. FIRE DISTRICT 26. Applicant shall comply with all Fire Department conditions. CITY ATTORNEY 27. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. Section 2. A Building Permit must be issued and construction shall commence within 36 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. ~~ ~.J PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, the 26th day of Apri12006 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission • ATTEST: John Livingstone, AICP 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 • Attachment 2 • Neighbor Notification Template for. Development Applications Date: ~ t PROJECT ADDRESS: ',1 y (v ~ ~ I(~ v„ ~ n a ,applicant Name: ~ o ~ ~ a ~ a ~ t ~ - ~. o r ~o n Application Nwnbei = The Saratoga Planning Commission reguires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning n~ ~~~owhen sol'cited by favorably upon neighbors-who fail to voice their concerns applicants prior to the public hearing. Sta,,~`'and the Planning Commission prefer that neighbors take this opportunity to express any concerns or issues they may have directly to the applicant. Please_ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed .below, you. may reserve the right to amend your opinion at ~a later date and communicate it to the City of Saratoga.. ~Mysignature below~certifies-the-following:-I-have reviewed the project plans; I understand the scone of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed pmject. ^My signature below certifies the following: I have reviewed the project plans; I understand the scone of work; and I have issues or concerns, which after discussion with the applicant, Lave not been addressed. Myconcerns are the following (please attach additional sheets if necessary): i ',` ~ 1,; Neighbor Name: ~ ` ~ ~~f 1 ~ ~ ~' "~""' ~`~ S Neighbor Address: Neighbor Phone #: 3 7l '' ~ 1 ~ 3 Signatwe: Printed: ~~ • • • ~~ .7 • Neighbor Notification Template for. Development Applications Date: ~~ti ~ _ -°~S PROJECT ADDRESS: 2c7io2 ~ I<D w~ ~ rt.~, ,/~J.~~.u~G Applicant Name: ~d ~ ~ ~ra1~ ~"~. - Lo r ~ J ~ Application Number. The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. -The Planning ~m~ when solicited by favorably upon neighbors who fail to voice their concerns applicants prior to the public hearing. Sta,~`'and the Planning Commission prefer that neighbors take this opportunity to express.any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you. may reserve the-right to amend your opinion at ~a later date and communicate it to the City of Saratoga. tJMy-signatwe below~certifies-the--following;~I-have reviewed the project plans; I understand the scone of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. signature below certifies the following: I have reviewed the project plans; I nderstand the scone of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if 1 essary): y~ / \ ic~~ ~ . e' bor Nam I e~ghbor Address. ~ ~- S-~ 5~~0 c~- i ~ ~ ~a ~~ 1 ~~~ ~!~ ~ C~ -. ~~ Nei hbor Phone #: ~ ~'/ g Printed: JJ~uaaau v. ~ N-.-_ _ eC -I • Neighbor Notification Template for. Development Applications Date: 2 4 D 5 PROS DRESS: "~ a ~ ~, ~ Gc b m .• ~g ~ y ~a ra ) ~a .. ~n r -1-b •~ Applicant Name: ~ Application Number: The Saratoga Planning Commission requires applicants to work with their neighbors to address issues and concerns regarding development applications prior to the evening of the public hearing on the proposed project. The Planning ~ ~~~ when sol cited by favorably upon neighbors who fail to voice their concerns applicants prior to the public hearing. Sta,~`'and the Planning Commission prefer that • neighbors take this opportunity to express-any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the-right to amend your opinion at •a later date and communicate it to the -. City of Saratoga. ~My-signaiwe below~certifies-the--following:-I-have reviewed the project plans; ~ understand the scope of work; and I do NOT have any concerns or issues which need to be address by the applicant prior to the City's public hearing on the proposed project. ^My signature below. certifies the following: I have reviewed the project Plans; I understand the scope of work; and I have issues or concerns, which after discussion with the applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): Neighbor Name: ~ ~rcC ~ C~°«'~' ~~~~ Z Neighbor Address: ~,~-~'-ru 6 ~°' Neighbor Phone #: Signature: Printed: ~ • ~c ~ ~ ~+ ~1 ~ y~~ a~ t+v ~ CJ~ ~~ ~Yw. L• SC1~ i ~ Z • • • ~~ • • Neighbor Notification Template for. Development Applications Date: ~ l~<6 PR07EC'T ADDRESS: ~ O b a. (o Ko ~- i na Applicant Name: ~ o ~ ~A r~ ~ ~ 6c - ~ O r ~ n''` Application Number: The Saratoga Planning Commission reguires applicants to work with. their neighbors- to address issues and concerns regarding development applications prior to the evening of -- thepublic hearing on the proposed project. -The Planning ~ ~~~ when sol'cited by favorably upon. neighbors who fail to voice their concerns applicants prior to the public hearing. Sta,~'and the Planning Commission prefer that neighbors take this opportunity to express-any concerns or issues they may have directly to the applicant. Please ensure the signature on this document is representative of all residents residing on your property. Irrespective of the opinion expressed below, you may reserve the right to amend your opinion at -a later date and communicate it to the City Saratoga. . My-signatwe below certifies-the--following;-I-have reviewed the project plans; I understand the scove of work; and I do NOT Lave any concerns or issnes which need to be address by tLe applicant prior to the City's public hearing on the proposed project. ~My signature below certifies the following: I have reviewed the project plans; I understand the scove of work; and I Lave issues or concerns, whicL after discussion witL tLe applicant, have not been addressed. My concerns are the following (please attach additional sheets if necessary): Nei bor Name: ~~ ~ ~~ ~~~'`-~ ~ T gh • Neighbor Address: Si afore: Neighbor Phone #: ~y ~ ~ ~ ~ ~ Z ~ Printed: fi Attachment 3 • • RE: KOMINA House/Corner of Oak Street -with historical significance to Saratoga. TO: Saratoga City Council, Planning Commission - City of Saratoga, Fruitvale Avenue The recent application for reconstruction of the burned out house in my neighborhood troubles me a great deal. I have read through the reports and looked at the drawings of the proposed project. As currently submitted, I do not feel this project is appropriate for my historic Oak Street neighborhood. In addition, the Historic Report seems to be both incomplete and in error. Since the report did not give a complete picture of the historic nature of the site and the surrounding neighborhood, I feel that the applicant may not understand that the design that has been submitted is not appropriate for Oak Street. A more complete report would have provided some important information to the designer. The historic report that has been submitted copies the Foreword. verbatim word for word, from Saratoga Heritage. While the author at least credits this source, information in the Saratoga book is neither reliable nor substantive, which should have been noted by the Heritage Preservation Commission when the report was reviewed. Sources for the information in the Foreword are not listed, although it is presumed that Florence Cunningham's book, Saratoga's First Hundred Years provided some of the references. The historic report should have mentioned that the subject property was originally owned by pioneer Hannah McCarthy and was gifted to the Congregationalist Missionary Society for their use. The report should have discussed the importance of this individual and her many contributions to our community. The report should have also discussed the nature of the historic Oak Street neighborhood and the impact that the loss of this structure will • have on the adjacent homes. Saratoga Village is a community that dates back before California statehood. Our entire Village is a State Landmark, listed as Landmark #435. This designation includes-not only the buildings along Big Basin Way, it also includes the houses along Oak Street, platted originally in 1852. Design Guidelines are in effect for the commercial buildings along Big Basin Way in order to preserve the character of the area. While guidelines are not as stringent for residential structures, it is important that new structures in this historic neighborhood show sensitivity to the styles and scale of the neighboring buildings. The proposal that has been submitted is not sensitive to the design traditions and values of this particular neighborhood. Oak Street is an area that features comfortable modest homes with porches and pedestrian friendly set-backs. Garages are either detached or at the rear. Typical house styles are late 19`h century cottages with either Victorian or Craftsman design features, styles that are currently enjoyed a resurgence of popularity. The design that has been submitted is more typical of late 20`" century tract home development. Clearly the existing structure cannot be rebuilt. Three fires have now rendered the building dangerous and it must be razed. But it is my hope that the replacement structure will be as charming as the original and an asset to the neighborhood. _,~ L • Very ~ Y Yom rI --___ ~ ~ ~ ~ I C~, -- era O Oak Strew,' Saratoga, CA 70 ~~i'~~o 006 ~= ~~R182 G1TY OF SAiLyIOGA Re: 20626 Komina Avenue • • Page 1 of 2 Deborah Ungo McCormick From: Jeff Barco ~barco01@comcast.net] Sent: Thursday, April 07, 2005 2:08 PM To: Innerhouse Design Cc: Deborah Ungo-McCormick Subject: Re: 20626 Komina Avenue Cindy, thank you for your thoughtful response. This is very good news that you've lived in this neighborhood and thus, have a sense of the specific location. I think this should be quite helpful to mitigating some of the issues that I described in my email to Deborah. Just so we're clear---I have enormous respect and appreciation for architects. I have an art background from the Kansas City Art Institute, but more importantly, have worked on numerous projects with architects, from the design of the first Apple Computer store to a remodel of a historical farm, to Saratoga elementary school's redesign and --- the extensive remodel of my own home on Komina. I've learned a lot from all these projects and personally found the design process-the most enjoyable and one of the most important phases of any project. So=along these lines, my interest is to help-not obstruct. As I said in the previous email-the location is a showcase site-one which hundreds of people see daily and thus, physically represents what's great about this somewhat eclectic village neighborhood. -And, I'm absolutely certain that when executed properly, you'll get lots of attention, accolades--- and new design business (a business guy's perspective). Just let me know when you have more details. Be glad to provide my thoughts. Sincerely, Jeff Barco 408.858.4665 (mobile) 4/7/05 10:43 AMInnerhouse Design Mr. Barco: I received a copy of your email sent to the City of Saratoga planner Deborah Ungo-McCormick dated March 22nd. I decided to send you an email to make contact, as I did not see a phone number in your email. I appreciate the time you have taken to express your concerns regarding the design for the new residence we are proposing at the corner of Komina and Oak Streets. The Owner and I are committed to creating a beautiful home to add to the wonderful character of the neighborhood. I lived on 5th street for several years, and am glad to be able to contribute to a neighborhood that I once called home. I am putting together a variety of new drawings in order to better illustrate the character, mass and scale of the proposed design. 1. I am providing drawings that will show the existing house and its relation to the proposed design to show the scale, this will be in the form of elevations and site plan. 2. I am also preparing a perspective drawing from the corner, which will show both the elevations on O:ak and Komina. 3. In addition, I am assembling photographs of existing • buildings that have similar details, character, and overall feeling we are trying to achieve. I have found some examples of this in historic houses of England. I want to address your concerns, contribute to the neighborhood, while also designing a beautiful space for my client that will meet his needs, and the needs of his family. I believe we can all ~i~i~nnc Re: 20626 Komina Avenue' ~ Page 2 of 2 benefit from a more thorough depiction of the design, and would be happy to review these- drawings with you when they are ready. I look forward to working with you in the future, I know we all have the best interest of Saratoga in mind. Again, I appreciate you feedback, and I-will contact you in about 2 weeks to review the new drawings and details.. Please feel free to contact me via email, or by phone: 408-868-9475: Best regards, Cindy Brozicevic InnerHouse Design Tel/Fax : 408.868.9475 4/7/~(1~5 • • Deborah Un o-McCormick Jeff Barco [jbarco01@comcast.net] From: Tuesday, March 22, 2005 12:06 PM Sent: To: Deborah Ungo-McCormick Cc: xcaliburx@comcast.net Komina Ave Residence -- Appl #05-035 Subject: Deborah, thanks for brief meeting today to discuss the new residence proposal on Komina Avenue. I thinks its best to start with my vision. The owner, architect, neighbors, and city need to have a design for this home that expresses something positive and welcoming to those who walk and drive by this home every day. The location simply begs for something unique and creative, warm and inviting. Personally, I believe this should be an architects dream project -- its highly visible---over 400 cars (people) pass by this location every day--Monday thru Friday, delivering their children to Saratoga School. What a great opportunity...to do it right! But, there are challenges that I've seen from reviewing the proposed plans. The greatest challenge for this project is in fact, how appropriate this new home fits the highly visible narrow corner lot and the neighborhood (Oak and Komina). There are three issues. 1. As currently proposed, the residence simply overpowers the lot. The shear mass of the two story structure makes it appear that it literally sits on the street (only 15 foot setback). The large uninteresting design--basically a large rectangular stucco box with 18 foot vertical height will overwhelm this corner location. Not too friendly--not too welcoming. Just BIG. Too BIG. 2. The design itself, in my opinion, doesn't fit the neighborhood's uniqueness. There's a special charm to this area-- a 150 year old elementary school immediately across the street, a private tennis club, and a mix of older style homes, including Cottage, Victorians, Spanish, and semi-modern ranch designs. The design integrity of this neighborhood should be honored and respected. Once again--a large two story stucco modern home is inconsistent with the integrity of the Komina & Oak Street neighborhood. 3. A sense of urgency versus "doing it right". I believe that I speak for the neighbors on this issue--this project needs special attention because this neighborhood is lived with blight for many many years and desperately want something done immediately. My greatest fear is that the owner will leverage the neighbors disgust with this blight situation, in order to gain quick support and approval, even if the design is grossly inappropriate. The goal should be to move this project quickly--but ONLY when the project has been thoughtfully and appropriately designed for this location and neighborhood. So far--from what I've seen--this project is far from acceptable. Given the uniqueness of this neighborhood, I'd like to see the city planners providing explicit direction to the owner and architect to be more "sensitive" to the neighborhood and this highly visible location. Do they really think this is an acceptable design? I would think not--but, who manages this? Can you specify requirements that are unique to a specific location? Can you fundamentally "redirect" a design or is it more of an editing process? So that you are clear, the goal that I have and those in this neighborhood, is to work with the owner, architect, and city to ensure this new HOME becomes a showcase and welcoming beacon for this entire neighborhood! We've waited a long, long time for this opportunity! • • 1 Deborah, thank you for your~tention to this project and th~ issues. If I can be of any help to you--please don't' hesitate to contact me. Best regards, Jeff Barco • • • Attachment 4 • • of SAR9 ~'~ ~ ,'': 'gyp V~ ~ ~ZIFOB~~ Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 20626 Komina Avenue ARBORIST REPORT APN 517-08-026 Owner: Baratta -Lorton Introduction A set of plans dated March 13, 2006 has been submitted for planning review prior to.the planning:. . commission hearing. The existing house has been demolished. Findings Sheet T-1 is missing page 6 of the arborist report dated February 25, 2005-and is also missing the tree inventory and appraisal data. Also missing is page 2 of the arborist report dated February 17, 2006:- ; These must be added to the plan set. Concrete and asphalt that was designated to remain as a staging area has been removed.- As a result, additional tree protection fencing is required. It is shown on the attached-map: This map shall replace the • one currently in the plan set. The following items were listed in the report dated February 17, 2005 and have not yet been addressed on the plans: Sheet A1, the Site Plan, does not show the location of protective fencing as identified on-the attached map. Include locations of protective fencing on the site plan. There is no detail for the retaining walls beneath trees #1 and #6. Retaining walls must be established on top of soil grade and consist of a post and beam construction. Details shall be included in the plans. Sheet L1 shows a planting bed beneath the canopy of oak #6 within 10 feet of the tree's trunk. No excavation shall occur under the canopy of the oak and the planting bed in this location should be removed. Attachment: Map showing tree protection fencing and placement of wood chips for construction traffic ~J Page 1 of 1 ~~ ~ ~ ~~~ ~~ ~ ~ a~ a~ m v z 7 ~~ '~a~~' •d ~~ B ~ o ~, a 'J~ tFP ='~ d ~' '~ ~~ ~ .$~ . ~:~, ~ r e x ~~ ~~ ..~ A s .~ ~~~~ ~~~ i ~ e it~ ~ ~ ' ~ • c~ i~~ i~ ---- ~ c' z--------- v ------------------------------ .~~~ -~"'~ ~~ ~ ~~ ~~.~f5 OAK STREET ,~ u L ~~ - - ARB~ RESOURCES ~ Professional Arboricultural Consulting & Tree Care A TREE INVENTORY AND REVIEW OF A PROPOSED NEW RESIDENCE AT 20626 KOMINA AVENUE SARATOGA, CALIFORNIA OWNER'S NAME: Barrata-Lorton APPLICATION #: 05-035 APN #: 517-08-026 Submitted to: • Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 Prepared by: David L. Babby, RCA Registered Consulting Arborist #399 Certified Arborist #WE-4001A • February 24, 2005 P.O. Box 25295, San Mateo, California 94402 • Email: arborresources@earthlink.net Phone: 650.654.3351 • Fax: 650.654.3352 • Licensed Contractor #796763 David L. Arborist February 24, 2005 SUMMARY Six trees of Ordinance-size were reviewed for this report. All are planned for retention. Plan revisions are necessary to the building and landscape design for promoting the trees' protection and can be viewed within the `Recommendations' section of this report. Additional project components must also be submitted to the City and reviewed to fully ascertain the anticipated impacts to trees, such as the existing conditions, grading and drainage. The tree protection bond amount required for this project is determined to be $56.090.1 INTRODUCTION The City of Saratoga Community Development Department has requested I review the potential tree impacts associated with the demolition of an existing residence and construction of a new one at 20626 Komina Avenue, Saratoga. This report presents my findings and recommendations. Plans reviewed for this report include the following by Interhouse Design: Sheet A-1, dated 12/29/04, and Sheets A-2 thru A-6 and L-1, dated 1/31/05. The trees' locations, numbers and approximate canopy dimensions2 are presented on an attached copy of Sheet A-1 (Site Plan). Please note all references to bearings within this report regard `plan north' as being towards Komina Avenue. Tree #3 is situated on the southern neighboring property and is not shown on plans reviewed. It has been included as its root zone is exposed to damage from the proposed project. Please note its location as shown on the attached map is approximate and should not be construed as being surveyed. FINDINGS The proposed project exposes six trees regulated by City Ordinance to potential damage. They include one Coast Live Oak (#1), three Valley Oaks (#3, 5, 6), one Pittosporum (#2) and one Privet (#4). Specific data compiled for each tree is presented on the attached table. Each tree is shown on the plans to be removed. However, trees #3, 5 and 6 will be adversely impacted and revisions to the building and landscape design are essential to • • 'This value represents the sum of the appraised tree values shown on the attached table for trees anticipated to be retained. The values are calculated in accordance with the Guide for Plant Appraisal, 9`h Edition, ~ublished by the International Society of Arboriculture, 2000. The canopy dimensions shown on the plans aze not necessarily accurate; all references to canopy size should be derived from the attached table. Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page I of 6 City of Saratoga Community Development Department David L. Babby, Registered Coruulting Arborist • February 24, 2005 achieve a reasonably high assurance of their survival. Specific guidelines for .redesigning the plans are presented in. the `Recommendations' section of this report. Regarding tree #3, it is one of the lazgest and mature Valley-Oaks within Saratoga. It has a trunk diameter of 52.5 inches and its canopy spans approximately 100 feet across. My assessment of this tree reveals it has structural defects of concern that should be .further investigated by the owner of the neighboring property. For planning purposes, however, this tree must be regazded as extremely valuable and the plans revised accordingly. In doing so, the proposed basement3 must be redesigned so a minimum cleazance of 22 feet is established between the trunk and nearest excavation. This may require the basement being designed at least 27 feet from the trunk so a five-foot overcut can be achieved for constructing and sealing the walls, as well as installing drainage components. Additionally, the first-floor foundation shall be established at least 22 feet from the tree's trunk and any overcut minimized to 18 inches. The proposed plans do not show ali existing site features, such as the residence, hazdscape, walls, carport or shed. I recommend a plan be designed that shows these features and identifies which will remain, be removed and/or improved. Sheet A-1 indicates "minimal" grading of the site will occur. Though minimal, grading can expose the trees to significant damage. As such, the existing and proposed grading contours must be shown to accurately assess the project impacts. RECOMMENDATIONS All recommendations presented below aze based on the proposed plans. Should the plans be revised, the recommendations may require modification. Design Guidelines 1. The proposed basement must be redesigned so the nearest excavation between tree #3's trunk and the basement walls is at least 22 feet. This may require designing the basement and light wells at least 27 feet from the trunk. 2. The first-floor foundation must be designed to be at least 22 feet from tree #3's trunk. The overcut or trenching beyond the foundation should not exceed 18 inches and the any drainage or trenching around the perimeter must be designed accordingly. 3. With the exception of the azea within 18 inches from the first-floor foundation, any trenching (such as for drainage, utilities, services, lighting, irrigation, etc.) should be designed at a distance from the trees' trunks of 10 times their diameter. If irrigation lines are designed inside this distance, the trenches must be in a radial direction to the trunks and be no closer than five times the diameter of the nearest trunk; if this not be s Any reference to `basement' within this report is intended to also include `light wells'. Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page 2 of 6 City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist • February 24, 2005 possible, the lines can be placed on top of existing soil grade and covered with wood chips. 4. The location of tree #3's trunk must be surveyed and shown on alI site related plans (to include Sheets A-1 and L-1). 5. The canopy sizes shown on Sheets A-1 and L-1 must correspond with sizes presented on the attached map. 6. A plan should be prepared that shows all existing features, such as the residence, hazdscape, retaining walls, carport, shed and lawn area. Additionally, the retention, removal and/or improvement of each feature must be identified. 7. A grading and drainage plan must be prepazed that shows the existing and proposed topographical contours and any proposed drainage features. 8. Crrading shall not occur beneath the trees' canopies. The exception to this is where the new home and basement will be designed beneath tree #3's canopy as well as south of the designated fenced area for tree #6 (approximately 10 feet from its trunk). 9. Any new retaining walls proposed beneath the trees' canopies must be established either entirely on top of soil grade (i.e. a no-dig design) or a post and beam design (i.e. no soil excavation except for the posts). If the latter is used, the beams shall span over and above existing soil grade, and the posts minimized in diameter and established as far apart from a tree's trunk and another. Details regazding the walls should be shown on the project plans. 10. The proposed driveway (including any curb or edging) and other hazdscape beneath the trees' canopies shall be established on top of existing soil grade and require no excavation (i.e. a no-dig design; the hazdscape must not exceed the depth or width of the existing). Plans should also show this detail. 11. The Iandscape plans must be revised so no grass- or other plant material requiring regulaz water use is proposed beneath the canopies of trees #l, 3, 5 and 6. Only drought-tolerant plant materials shall be installed. 12. The portion of planting beds within 10 feet of tree #6's trunk must be removed from the design. 13. The following recommendations should be incorporated into the landscape design and implemented by the landscape contractor: a. Lawn or plant material requiring regulaz watering should comprise no more than 20-percent .of the area beneath a tree's canopy. Plant material installed beneath an Oak's canopy should be drought-tolerant and compatible for planting beneath Oak trees; contact the California Oaks Foundation at www. cal iforniaoaks. org for obtaining a list of suitable plants. Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page 3 of 6 City of Saratoga Community Development Department .- David L. Babby, Registered Consulting Arborist February 24, 2005 b. Irrigation should not spray beneath an Oak's canopy or within five feet from the trunks of all other trees. Please note this may require converting the existing irrigation system. c. Stones, mulch or other landscape features should be at least one-foot from the trunks of retained trees and not be in contact with the trunks of new trees. d. Tilling beneath the canopies must be avoided. e. Bender boazd or other edging material proposed beneath the trees' canopies must be established on top of existing soil grade. Protection Measures during Demolition and Construction 14. Tree protective fencing shall be installed precisely as shown on the attached map and established prior to any demolition, grading, surface scraping, construction or heavy equipment arriving on site. It shall be comprised of six-foot high chain link mounted on eight-foot tall, two-inch diameter galvanized posts, driven 18 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. 15. Unless otherwise approved, all construction activities must be conducted outside the fenced areas (even after fencing is removed). These activities include, but aze not limited to, the following: demolition, grading, surface scraping, trenching, equipment cleaning, stockpiling and dumping materials, and equipmentlvehicle operation and pazking. 16. To allow for sufficient site access (such as for staging azeas and routes of access), the following existing hazdscape must remain intact throughout construction and removed just prior to landscaping commencing: [1] the section of concrete pad within 20 feet north of tree #3's trunk and 50 feet in all other directions, [2] the section of concrete pad beneath tree #4's trunk, [3] the portion of walkway within 13 feet of tree #6's trunk, and [4] the section of existing asphalt within 10 feet of tree #5's trunk (to include the portion below the existing carport structure). When-the handscape is removed, it must be first broken into small pieces using a jackhammer. The pieces should be manually lifted onto a loader that must remain on pavement at all times and off exposed soil and roots. Within one hour after handscape removal, afour-inch layer of clean sand or coarse wood chips from a tree company shall be spread over the exposed areas and remain moist until the overlaying materials are installed; the placement and removal of the chips or sand must be by hand. Should soil be placed within the voids created by the handscape being removed, it should have a percolation rate of approximately 0.5 inches per hour. 17. Prior to construction, afour-inch layer of coarse wood chips from a tree company should be manually spread within the designated fenced azea for trees #1 and 6. The mulch should not be in contact with the trees' trunks. i 18. If the wall within the designated fenced area for tree #6 is to be removed, a small and temporary opening in the fence can be created to allow for foot and wheelbarrow Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page 4 of 6 City of Saratoga Community Development Department David L. Gabby, Registered Consulting Arborist ~ February 24, 2005 access only. The removal of the wall must be manually performed, such as by using a jackhammer. Immediately after the work is performed, the fence must be closed. 19. Should any future walls be constructed of a post and above-grade beam design, the post footings must be manually dug to the required depth and width using shovels. Any roots with diameters of one-inch and greater that aze encountered during the process shall be cleanly severed at the soil cut line. The freshly cut end of roots two inches and greater in diameter shall be immediately wrapped in a cleaz, plastic sandwich bag and tightly sealed with a rubber band or electrical tape. Prior to digging the footings, plywood or plastic tarps shall be placed on soil grade azound the footing perimeter. All soil dug shall be placed on the material and either hauled from the site or spread outside from beneath the canopies of retained trees. Access within the designated fenced areas shall be by foot and wheelbarrow traffic only. 20. Prior to excavating soil for the basement, aone-foot wide trench shall be manually dug where excavation is planned nearest to tree #3's trunk. The trench should include the entire length of the wall within 50 feet of the trunk and be at least three-and-a-half feet below existing soil grade. All visible roots encountered during the process should be cleanly severed at the soil cut line (on the tree side of the trench). The freshly cut ends of roots with diameters of two inches and greater should be immediately wrapped in a cleaz sandwich bag and tightly sealed with a rubber band or electrical tape. 21. Any unused, existing underground utilities or pipes beneath the trees' canopies should • be abandoned and cut-off at existing soil grade. 22. The removal of any existing plants or brush material beneath the trees' canopies shall be cut to grade and the roots left intact. The stumps can either be axed away or ground below grade. 23. Throughout construction during the months of April thru November, water should be supplied every three to four weeks to tree #1. I suggest 10 gallons of water per inch of trunk diameter is applied using soaker hoses placed beneath the trees' mid- to outer- canopies. 24. Upon availability, plans showing all existing conditions, proposed underground utilities and services, proposed grading and drainage, and proposed landscaping (both planting and irrigation) should be reviewed for tree impacts prior to implementation. 25. Trenches .for any new drainage features or underground utilities must be designed outside from beneath the canopies of retained trees. 26. Discharge from any drainage features, including downspouts, should be directed away from the trees' canopies. Downspouts shall be situated at least 15 feet to the side and directed away from the trunks of retained trees. 27. Ivy should be removed from and remain two feet away from tree #6's trunk. • Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page S of 6 City of Saratoga Community Development Department David L. Babby, Registered Consulting Arborist February 24, 2005 . 28. Herbicides should not be applied beneath the canopies of retained trees. Where used on site, they must be labeled for safe use near trees. 29. Any tree pruning must be performed under supervision of an International Society of Arboriculture (ISA) Certified Arborist (not by construction personnel) and according to ISA standards. Information regarding Certified Arborists in the area can be obtained at http: //www. isa-arbor. com. The pruning should be limited to the removal of dead branches one-inch and greater in diameter, establishing sufficient clearances from the home and paths of travel, and reducing any heavy limb weight. Attachments: Tree Inventory Table Site Map (a copy of the Site Plan) • • Barrata-Lorton Property, 20626 Komina Avenue, Saratoga Page 6 of 6 City of Saratoga Community Development Department ~ •. ' ARBC~. RESOURCES ~ •~ - Professional Arboricultural Consulting & Tree Care TREE INVENTORY TABLE • i ,-, ~ ,.. ' a q ~ ., . v c : `" c v., mss' 3 q ~ o ~ b ~ b ~~ •y~ ~~ ~ 8 Q TREE > ~ o o . ~ ;~ . ~ 6 x U ~ :: .+ .. ~ ~`. ~ NO: TREE NAME ~ .$ v ~ ~a o. ~ o > ~ ~ ..~ n • ~ . c c w . Coast Live Oak 16,12, 1 (Quercus o folio) 11 35 40 100% 25% Fair High 2 - $8,750 Pittosporum 2 (Pittosporum eugenioides) 6, 6, S, 5 40 25 75% 25% Fav Low 4 - $850 Valley Oak 3 (Querrus lobaw 52.5 70 100 75% 25% Fair High 1 - X X $39,400 Glossy Privet 7, 6.5, 5, 4 (Ligustrum lucidum) 4 25 25 75% 25% Fair Low 3 - $280 Valley Oak S (Quercus lobata) 9.5 30 30 100% 50% Good Moderate 1 - $2,390 Valley Oak 6 (Quercus lobata) 13 40 35 100% 50% Good Moderate 1 - . $4,42 REPLACEMENT TREE VALUES 15- allon = 5120 24-inch box =5420 36-inch box = 51,320 48-inch box = 55,000 52-inch box = 57,000 72-inch box = 515,000 Site: 20626 Xomiha Avenue, Saratoga Prepared jar: City ojSaratoga Com»wnily Denelopmeru Depart Prepared by: David L Bobby, RCA February 2~, 2005 r 1 ~J ,L~'I~1 r1.LS' 11 v v -- ~ s ~T --------~' ~ ------ s ---- T e ASPMK ~ p} X63 y ,' ; ~4 I ~~i~~~~~~~e • a ~ ~ ~~ ~ '; ~~~ ~~~~ ~ R ~~ • s~v saar sw~~s ~~ a V oUC "s O a ^m R ~ SS W s ~~ g ~ g ~~ ae ~ 4 ! .~ 0 _~ T ~~ T w Q •~ U Z J a w ~~~~ ~~a ~~~~~ ~~~~~ . ~~ ~ ~~ • Attachment 5 • • CAREY & CQ INC. nxcx~rECTV~ December 12, 2005 Bob Baratta-Lorton P.O. Box 2070 .Saratoga, CA 95070-0070 RE: 20626 Komina Avenue HRE Dear Mr. Baratta-Lorton: Carey & Co. has been retained to prepare a Historic Resource Evaluation of the building at 20626 Komina Avenue in Saratoga, Califomia. Carey & Co. is listed as a qualified historic preservation consultant with the Califomia Office of Historic Preservation. The president of the firm, Alice Ross • Carey, and I meet and exceed the United States Secretary of the Interior's Qualifications Standards' educational and experiential requirements for historic preservation professionals. Additionally, Carey & Co.'s Director of Preservation Planning, Hisashi B. Sugaya, meets and exceeds the United States Secretary of the Interior's Draft Revised Qualifications Standards' educational and experiential requirements for historic preservation professionals. Enclosed you will find the Historic Resource Evaluation, consisting of DPR 523 A, B, and L forms. To prepare this Historic Resource Evaluation, Carey & Co. made site visits to the subject structure and we conducted archival research at various local and regional repositories, including the Saratoga Historical Foundation, the Saratoga Library, the Califomia Room at the San Jose Library, the City of Saratoga Community Development Department, and the online collections of University of Califomia/Berkeley Earth Sciences and Map Library. Representative site visit photographs and a complete list of the documentary sources we consulted are included on the attached DPR 523E forms. Carey & Co. has assigned property a "6Z" rating, indicating that the property does not appear individually eligible for NRHP, CRHR or local listing. Sincerely, Carin Petersen, • Architectural Historian Preservation Specialist Enclosure • • 20626 Komina Avenue Saratoga, California HISTORIC RESOURCE EVALUATION December 12, 2005 • Prepared by Carey & Co. Inc. San Francisco • • Pegs 1 of 16 Resource Name or #: (Assigned by recorder) 20626 Komina Avenue P:1. tDther Identifier: ~ 'P2. Location: ^ Not for Publication ®Unrestricted 'a. County: Santa Clara County, Calif. ~ 'b. USGS Quad: Date: T: R: S: I c. Address:20626 Komina Avenue City Saratoga, Calif. ZIP 95070 d. UTM (Give more than one for large or linear resources) Zone mE/ mN I e. Other Locational Data: (e.g. parcel #, diredioru to resource, elevation, etc. as appropriate) APN: 517-08-026 'P3a. Description: (Describe resource and its major elements. Indude design, materials, condition, alterations, size, setting, and boundaries) This residence, sited at the comer of Oak Street and Komina Ave, has recently suffered two fires leaving only foundation, forms and openings distinguishable. Prior to these events, a tvw-story wood framed structure stood on a brick faced concrete foundation above a basement. The building was dad in v-gnmove horizontal wood siding with comer boards and ahalf-round watertable, and topped by a composition shingle coved hip roof. Moderate roof ovefiangs featured exposed soffit and rafter tails. Projecting from the roof were two parged chimneys. The primary (east) entry was composed of a bride stair flanked by bride pillars at the sidewalk, leading to a covered wood. wrapping porch with bride side walls. windows were mostly wood double-hung with shaped stile ends and simple wide trim. Single-story additions appear to have been made to the south facade. Interior remnants indipte that materials and finishes induded lath and plaster walls and ceilings, hardwood flooring, and molded baseboards and opening trim. The site also features athree-car prport composed of concrete masonry units, brick walls and a vwod framed roof. `P3b. Resource Attributes:(Dstatiributes and codes) HP2. Single Family Property 'P4. Resources Present: ©Building ^ Structure ^ Object ^ Site ^ District ^ Element of District ^ Other PSb. Description of Photo (view,date,etc): Oak Steet facade, view looking southeast, 11/4/05 'P6. Date ConstructedlAge/Sources: © Historic ^ Prehistoric ^ Both 1900 (estimated), County of Santa 'P7.Owner and Address Bob Baratta-Lorton P.O. Box 2070 Saratoga, CA 95070-0070 *P8. Recorded By: Carey and Co. Inc. 460 Bush Street San Francisco, CA 94108 'P9. Date Recorded: 11 /4/05 'P10. Survey Type: Intensive survey 'P11. Report Citation: (Cite survey report and other sources, or enter "none") Carey 8 Co.. "20626 Komina Avenue Historic Resource Evaluation," November 2005. 'Attachments: ^ NONE ^ Location Map ^ Sketch Map CI Continuation Sheet LJ Building, Structure, and Object Record ^ Archaeological Record [! District Record ^ Linear Feature Record ^ Milling Station Record ^ Rock Art Record ^ Artifact Record ^ Photograph Record ^ Other (list): __ DPR 523 A (1/95) 'Required Information • • a r ~ ~ `~~ `y~ ® 4°l, a ~,~, ~ r wit ..t,,. -~ ~.. ~~ ..._¢.c_....6.e ~' .v.,_......s;.....vt.P...........~i........_ _ .;.. :,{"....~L~._S I..'. - .,, ~:c.......,,..~__.__~. ..~L~.'~ ~. ~ 'Z?',. x ..k_... ..~dt~i4 ': _xv. Page 2 of 16 61. Historic Name: NRHP Status Code: 62. Common Name: 20626 Komina Avenue B3.Original Use: Residential 84. Present UseResidential `B5. Architectural Style: PloneerNemacular •B8. Construction History: (construction date, alterations, date of alterations) Originally constructed in 1900. Alterations include early additions to the southeast elevation, seismic repair/upgrades, concrete foundation with brick veneer, electrical and plumbing upgrades, and interior alterations. The building has suffered two recent fires. `B7. Moved? ~ No Yes ©Unknown Date Original Location •B8. Related Features: Three-car carport southeast of house. B9a. Architect: Unknown b. Builder. Unknown `B10. Significance: Theme: Residential Development Area: Saratoga; Califomia Period of Significance: 1900 Property Type: Residence Applicable Criteria: (Discuss importance in terms of historica~hor architecgtural context as defined by theme, period, and geographic scope. Also address integrity.) Evaluation Summary: .Carey 8 Co. has assigned the residence at 20626 Komina Avenue, Saratoga, Califomia, a "6Z" historic status code, indicating that though survey evaluation lt has been found ineligible for listing on the National and Califomia Registers, and that lt has been found ineligible for designation at the local level. In our professional opinion, the property does not possess sufficient historic significance or integrity under any of the National Register of Historic Places or Califomia Register of Historical Resources Criteria for Evaluation, and lt does not qualify for listing as a City of Saratoga local landmark under criteria fisted in the Municipal Code, Sec. 13-15.010. See attached continuation sheet for Background History and Evaluation, and appended summary of Califomia Historical Resources Status Codes updated August 2003. B11. Additional Resource Attribute Nst attributes and codes) 812. References: See attached continuation sheet for References. 613. Remartcs: Historic Resource Evaluation NORTH SIC 'A ~ SpiD~. W K N Y a 0 KOMINA AVENUE CEt.M •B14. Evaluator: Carin Petersen, Carey & Co. Inc. 'Date of Evaluation: 11/4/05 (This space reserved for official comments) Resource Name or #: (Assigned by recorder) 20626 Komina Avenue 5TH STREET KOMINA AVENUE ~~ ~~ z,~. • • DPR 523 B (1/95) "Required Information • State of California -The Resources Agency Primsry # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial ,,..,. t.--~-- ------._ ,~~, Page 3 of 16 ~xesource ~vame or ~ (ASS~gnea oy recomer~ ~.,o~~ r~u~~a ~•~~~~ ~_~-•-~ *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ®Continuation ^ Update PSa. Photos/PSb. Description of Photos Continued Oak Street (northwest) facade, 11/4/05 ~1 Komina Avenue (northeast) facade with primary entry, 11/4/U5 DPR 523E (1/95) 'Required information • State of California -The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Page 3 of 16 *Recorded by: Carey & Co. Inc. PSa. Photos/PSb. Description of Photos Continued *Date: 11/4/2005 ®Continuation [7 Update C, • Komina Avenue (northeast) facade with primary entry, 11/4/05 Primary # HRI# Trinomial *Resource Name or # (Assigned by recorder) 20626 Komirta Avenue (HRE) DPR 523E (1/95) *Required information Oak Street (northwest) facade, 11/4/05 • r1 LJ U State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 4 of 16 *Resource Name or # (Assigned by recorder)LUbLb 1COmuta Avenue (rte) *Recorded by: Cazey & Co. Inc. *Date: 11/4/2005 l7O Continuation O Update Primary entry stair and opening (northeast facade), 11/4/05 DPR 523E (1/95) •Required information Northeast facade looking west, 11/4/05 • ,;,:_ r• --' ~'` ` mate n1 Cnlifornia -The Resources Agency Primary # OF pAR'fMENT OF PARKS AND RECREATION IiRI# ~r CONTINUATION SHEET Trinomial pAge 5 of 16 *Resource Name or # (Assigned by recorder) 20626 Komina Avenue (HRE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ®Continuation ~ Update Detail showing horizontal wood siding, curved watertable, and sill (southeast facade), 11/4/05 DPR 523E (1 /95) *Required information • • • Southwest facade showing additions, l l/4/05 • • State of California -The Resources Agency Primary # ,DEPARTMENT OF PARKS AND RECREATION 13RI# CONTINUATION SHEET Trinomial Page 6 of 16 *Resource Name or # (assigned by recorder) 20626 Komina Avenue (13RE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ®Continuation ^ Update DPR 523E (1/95) 'Required information Interior wood flooring, 11/4/05 ~_ • • ~~~ !{tarnis -The Resources Agency Primary # ~HAlt7'MENT OF PARKS AND RECREATION I3RI# ~, . ` C~JNTINUATION SHEET Trinomial • .....:Page ? o! 16 *Resource Name or # (Assigned by recorder) 20626 Komina Avenue (HRE) "Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ~ Continuation ^ Update • END. • DPR 523L(1/95) *Required information Carport at southwest end of property, 11/4/05 ~.":' • • :~._ ~' ,~ it 6t California -The Resources Agency Primary # ~` ~i~PARTMENT OF PARKS AND RECREATION 13RI# CONTINUATION SHEET Trinomial Psge 8 of l6 *Resource Name or # (assigned by recorder) 20626 Komina Avenue (HRE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 D Continuation B10. Significance: CON'T Background History: ^ Update The following section provides a general overview of the early history of Saratoga followed by a more specific history of the property at 20626 Komina Avenue. The Saratoga history statement was excerpted from "Saratoga's Heritage," A Survey of Heritage Resources, published by the City of Saratoga in 1992. The property history was compiled by Carey & Co: from archival sources and visual observation. Summarized History of. Saratoga "Saratoga's setting, against the eastern foothills of the Santa Cruz mountains, seems such an ideal location for a pleasant late 20th century suburb that one might think it has always been this way. But suburban Saratoga is only the latest stage in a rich history that goes back before the gold rush, a history which has left its traces in our historic resources. Among the homes and shops of the modem town, the buildings remaining from these earlier eras are clues to that past. "The first settlers in Saratoga, ancestors of the Ohlone Indians, arrived thousands of years ago, and have left traces which are visible only to the trained eye of the archeologist. The oldest remaining buildings in Saratoga date from around the middle of the nineteenth century, a few years after the first European-Americans settled near the banks of Arroyo Quito. The community they built followed a pattern quite different from most areas in the United States, for Saratoga began as an industrial town and then evolved as an agricultural center and finally into the residential suburb of today. "Although the De Anza expedition of 1776 camped in or near Saratoga, it wasn't until the 1840s that William Campbell saw the potential of the local redwood trees as lumber to build homes for the settlers coming west from the United States to Alta California. In 1847 he signed a contract with Manuel Alviso, owner of the Rancho Quito, to build a mill on the banks of what is now Saratoga Creek to process the lumber he planned to remove from the steep sides of the canyon. A small community formed at the foot of the canyon, called informally, Campbell's Gap. "The end of the Mexican-American War, the discovery of gold, and the admission of California to the Union in 1850 all stimulated interest in the industrial potential of the small community. Flour milling was added to Campbell's enterprise, and soon other lumber and grist mills were established along the creek. The growing settlement was surveyed for the first time in 1852, and when it acquired its first Post Office, it was named not for Campbell, who had sold out his holdings, but for another early settler, Martin McCarty. McCarty, an Irish immigrant, had realized. the need for better transportation into this growing area, so he built a road through the tiny town and set up a toll gate at what is today Big Basin Way at 3rd Street. The town came to be know as Tollgate (or Toll Gate), but officially it was McCartysville. "These first settlers built simple pioneer cottages for themselves, a few of which survive, such as the McWilliams • house, now the office of the Chamber of Commerce in the Historical Park, and the John Henry house, at the comer of Big Basin Way and 6th Street. They also began to develop community institutions, such as the Sons of Temperance, whose meeting hall on Oak Street served as the site of Saratoga's first publtc school. They DPR 523L(1/95) 'Required information • • State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION 13RI# CONTINUATION SHEET Trinomial Page 9 of 16 *Resource Name or # (assigned by recorder) 20626 Komina Avenue (HRE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ~ Continuation O Update established churches, a Post Office, and Madronia cemetery, and despite the active Sons of Temperance, McCartysville was reported to be well supplied with saloons. "Industry continued to be attracted to the small community where the creek provided a ready supply of power. Lumbering also continued to be important, and the main street of McCartysville was called Lumber Street by the inhabitants. In 1871 the Saratoga and Pescadero Turnpike was opened, improving the lumber routes to the little town of Felton over the hill. The flour and lumber mills were joined by a tannery and by a successful paper milling industry. One of the most colorful and visionary of these early industrialists was Charles Maclay, who bought up one of the mills, renaming it Bank Mills, and then had the Post Office rename the small town after his enterprise. Although he went on to a noted career in finance, real estate and the state legislature, he never succeeded in convincing the settlers of McCartysville to call their town Bank Mills. • "Milling was not the only industry to excite the early city fathers. There was great hope for Saratoga as a mining center, first from copper, and then silver, but the only successful extractive industry was lime quarrying for use in brick building and in processing quicksilver. More successful was the exploitation of the healthful water which came from several springs above the town. The springs had been located in the 1850s, and in 1864 the townspeople, hoping to emphasize the similarity of their water to that of the famous New York spa, voted to rename their town Saratoga. So it was that a California town came to have an Iroquois Indian name. "Shortly before the name change, a corporation had been formed to develop the springs, and in 1866 the Congress Hall resort hotel opened, its name echoing a site at Saratoga Springs, New York. The original hotel was later expanded, and became the center of the large Pacific Congress Springs resort area, surrounded by vacation homes, trails and picnic spots. Saratoga's reputation as a resort center spread in the 1880s and 90s, and other mineral spas, picnic areas and resorts began to attract visitors. One of the most popular of these new resorts was at Long Bridge, on Congress Springs Road, where the Saratoga Springs resort is today. The hotel at the Pacific Congress Springs resort burned down on June 15, 1903, but Saratoga's reputation as a vacation site, both for day trips and for long stays, was firmly established. "As Saratoga was developing as a resort, it was also being transformed from an industrial center to an agricultural producer. There had always been farmers in the area, but as the easy supply of timber began to give out and the mills moved away, ranching became the economic core of Saratoga. Early farmers had produced mostly grain, but in the 1880s fruit ranching began to replace it. 'The problems with successful fruit production are preservation and transportation. The fruit that launched Saratoga's industry was the French prune, which could be inexpensively dried and thus preserved and reduced in bulk. The demand for dried fruit grew rapidly, and large tracts around Saratoga were planted to fruit trees. Soon prunes were followed by apricots and grapes and to a lesser extent by pears and apples. "As fruit ranching grew, the community continued to focus on its core around Lumber and Oak streets. New and larger schools were built near the site of the Sons of Temperance hall in 1869 and again in the 1890s. Two churches built during this era remain, now adapted to different uses: the Methodist-Episcopal church building which now serves as a photography studio and St. John's Episcopal church, which has been remodeled into a private home. Many of the shops in-the central business district also date from our agricultural era. Two which are easily identifiable are the Cloud store building and the Hutchinson building which flank 3rd Street at Big Basin Way, at the site of Martin McCarty's toll gate. New commercial buildings continued to be mixed with DPR 523L(1/95) 'Required information • • • State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION I3RI# CONTINUATION SHEET Trinomial Page 10 of 16 *Resource Name or # (Assigned by recorder) Z()6Z6 Komuta Avenue (tixt;) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ©Continuation D Updste residences on Lumber Street into the new century, including the Saratoga Bank building with its reassuring brick strength, (1913) and the Ken building, built in 1910 and remodeled many times over the years. "Saratoga's reputation as a beautiful spot for an outing or vacation continued to grow with the fruit orchards and the first Saratoga Blossom Festival in 1900 drew new visitors. The festival was conceived by the Reverend Edwin S.'Sunshine' Williams, a retired Congregational minister, as a thanksgiving for the end of a drought. It brought dozens, and in later years thousands, of visitors to Saratoga to ride through a sea of pink and white fruit blossoms. "Early visitors to the Blossom Festival had come by train to Los Gatos and were then transported by wagon to the orchards of Saratoga. The festival's popularity led the Southern Pacific Railroad to print special excursion tickets for the guests, and after 1904 they could travel all the way to Saratoga in modem cars of the San Jose and Los Gatos Interurban Railway, whose tracks carried passengers along Saratoga- Los Gatos Road, up Lumber Street to the resorts of Congress Springs, and down Saratoga Avenue toward San Jose. "One-day excursions to the Blossom Festival brought many to town, but it also became popular as a longer vacation site. Small hotels like Lunblad's Lodge, still located on Oak Street, or the Saratoga Inn catered to guests from the San Francisco area. Wealthier visitors began to build imposing second homes in Saratoga, many of them echoing historic architectural styles, with Greek columns or Mediterranean arches. "The 1930s were a difficult time in Saratoga, as elsewhere, although agriculture continued to be the firm foundation of the area's economy. For a few years the programs of the Blossom Festival had to be cut back because of hard times, and it was eventually abandoned with the coming of World War II. Although fruit ranching continued as the center of Saratoga's economy into the early 1950s, the forces that were to change the town were already working. The interurban railroad was abandoned in 1933, a victim of the growing popularity of the automobile. "Saratoga had always served to a small extent as a bedroom community for the larger San Jose, for many members of ranching families made a part of their living from commercial and professional lives in the city. With the easy availability of the automobile Saratoga became a more attractive commuter haven, and when the Silicon Valley economy of the post-war years began to explode, Saratoga's desirability grew. Acres of fruit orchards were tom out beginning in the 1950s, to be replaced by neat tracts of single-family homes, as well as churches, schools and shops to support the growing population. Much of this new development took place away from the traditional center of the town, which had changed its name from Lumber Street to Big Basin Way in 1926. As it grew toward the north and east, it met the rapidly expanding San Jose, and to protect itself from being swallowed up Saratoga became an incorporated city in 1956. In an effort to keep a tie with the past, one of those new schools was named Congress Springs. It too is now gone, a victim of a declining population of young people in the 1970s."' Summary Histor~of the Property The residential area of Saratoga located southeast of Big Basin Way began its development in the mid to late 19~' century and included pioneer residences, the Congressional Church, -and Madronia Cemetery along Oak Street.Z ~ Elizabeth Ansnes, introduction to Saratoga's Heritage, A Survey of Heritage Resources, (Saratoga, CA: Heritage Preservation Commission, 1993): 5-7. Z Ibid. DPR 523E (1/95) *Required information • • State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# ~ CONTINUATION SHEET Trinomial _ ir~nr.~ Page 11 of 16 "Kesource ivame or ~ (ASSIgIIea oy IeCOlner) cvocv nvilua~a ~avca.uc ~_.+...~ *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ©Continuation ^ Update Throughout the early 20.x' century residential growth continued including the addition of public schools into the neighborhood. In keeping with the tree species theme which included Oak Street and Pine, Komina Avenue was originally Elm Street, remaining so into the mid-20~' cenrury 3 The subject building, currently located at the comer of Oak Street and Komina Avenue (Elm Street), was constructed in 1900.4 Archival research was inconclusive as to whether the building was constructed at this site or moved from the east comer of the public school lot on Oak Street near 3`~ Street s The 1918 Sanbom map illustrates the current building, atwo-story residence with asingle-story reaz portion and a corner wrapping single-story porch. The updated 1930 map shows little change. Permit history, as well as visual observation, indicate that although the interior was greatly altered, the building retained a majority of its original exterior physical fabric and characteristics over the past 100 years. During the 1989 Loma Prieta earthquake, the building suffered some strucrural damage resulting in the addition of a new concrete foundation and brick veneer base. Most recently, the residence has endured two separate interior fires, the latest rendering its historic fabric virtually unrecognizable and unsalvageable: The foundation and masonry work are among few elements that remain intact. • Although conclusive ownership and occupant information was not found for the building's first 30 years, oral history links the Fred Gardner family, a branch of the Saratoga pioneer David Gardner family, to .the strucrure e However, city directories, as well as census records indicate that orchazdist/carpenter Fred Gardner and family resided on Fruitvale Avenue throughout their alleged period of association with the property. Archival reseazch was unable to confirm this connection. The first conclusive ownership information dates to 1929-30, when Jack Clarke and his wife, May, purchased the property. Mr. Clazke worked for Standard Plumbing and Heating and resided in the house with his wife and two sons, John and Henry. Henry Clarke later became the Saratoga fire chief and continues to reside in the city. The Clarke family maintained the property until the 1940's when they sold it to Al Bosworth, a brick mason/contractor.l More recent owners include John Felsingea and Robin Huber. The property's current owner is Robert Bazatta- Lorton. Mr. Baratta-Lorton co-owned the property with Ms. Huber for several yeazs before becoming the sole- owner. 'The azchitecrural style of the house located at 20626 Komina Avenue is best classified as Pioneer/Vemaculaz. Many of the surrounding residences have been labeled Pioneer style as examples of early Saratoga settler architecrure. However, 20626 Komina Avenue was constructed upwards of thirty years later than many of these buildings and does not appeaz to have exemplified any particular established style. s Sanborn Fire Insurance Company Maps. "Saratoga, Calif." 1918, map 1 & 2; 1918 updated to 1930, maps 1 & 2. 4 "517-08-026 Characteristics Inquiry," Santa Clara County Assessor's Records. s Henry Clarke. Oral History. Saratoga Historical Foundation, Henry Clarke file, November 2001. 6 Ibid. ~ Polk-Husted Directory Co.'s San Jose Ciry and Santa Clara County. (San Jose, Calif.: Hillis and Co. Press/Mercury Publishing Co., 1930). •Requin~ information DPR 523E (1/95) • • State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 12 of 16 *Resource Name or # (Assigned by recorder) ZU6Z6 Komina Avenue (HKr;) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ~ Continuation ~ Update Evaluation: The National Register of Historic Places (NRHP) evaluates a property's historic significance based on the following four criteria: ^ Criterion A (Event): Properties that are associated with events that have made a significant contribution to the broad patterns of our history. ^ Criterion B (Person): Properties that are associated with the lives of persons significant in our past. ^ Criterion C (Design/Construction): Properties that embody the distinctive characteristics of a type, period or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. ^ Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history. In addition to historic significance, an NRHP evaluation includes a determination of physical integrity, or the property's ability to convey its historic significance. Integrity consists of seven aspects: location, design, setting, materials, workmanship, feeling, and association. The residence at 20626 Komina Avenue in Saratoga, CA, is currently not listed on the NRHP. In Carey & Co.'s professional opinion the building does not appear to be individually NRHP eligible. To be potentially eligible for individual listing on the NRHP, a building must usually be over 50 years old, must have historic significance, and must retain its physical integrity. Since this building was constructed approximately 105 years ago, it meets the age requirement. However, it does not appear to possess sufficient significance or integrity for individual listing. Archival research yielded no conclusive evidence indicating an association with historic events, individuals or entities "significant to the broad patterns of our history" (NRHP Criteria A and B). Under NRHP Criterion C, the building does not sufficiently embody the distinctive characteristics of its style, type, or period to be individually eligible. Finally, archival research provided no indication that the building has the potential to yield exceptionally important information (NRHP Criterion D). The issue of integrity is only considered if a property is found to possess historic significance. Therefore, the integrity of the structure at 20626 Komina Avenue has not been evaluated. However, Carey & Co. would like to note that the building has suffered two fires, destroying a majority of the buildings structure, architectural elements and finishes. Portions of the building less affected by these fires are largely additions and recent alterations. The California Register of Historical Resources (CRHR) evaluates a resource's historic significance based on the following four criteria: DPR 523E (1 /95) *Required information • State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 13 of 16 *Resource Name or # (Assigned by recorder) 20626 Komina Avenue (HRE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ®Continuation ~ Update ^ Criterion 1 (EventZ; Resources associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. ^ ..Criterion 2 (Person): Resources associated with the lives of persons important to local, California or national history. ^ Criterion 3 (Design/Construction): Resources that embody the distinctive characteristics of a type, period, region or method of construction, or that represent the work of a master or possess high artistic values. ^ Criterion 4 (Information Potential): Resources that have yielded or have the potential to yield information important to the prehistory or history of the local area, California or the nation. In addition to historic significance, a CRHR evaluation includes a determination of physical integrity, or the authenticity of an historical resource's physical identity evidenced by the survival of characteristics that existed during the resource's period of significance. Any resource listed in or determined eligible for listing in the NRHP is automatically eligible for listing in the CRHR. • Since 20626 Komina Avenue was constructed 105 years ago, it meets the CRHR age requirements. However, it does not appear to possess sufficient historic significance or integrity for listing. In Carey & Co.'s opinion, under CRHR Criterion 1 archival research yielded no information indicating association with significant historic events. Under CRHR Criterion 2, archival research yielded no conclusive information indicating an association with significant historic individuals or entities. Under CRHR Criterion 3, the structure's vernacular style does not sufficiently embody the distinctive characteristics of the style, type, or period or possess sufficient integrity. Archival research provided no indication that the property has the potential to yield exceptionally important information (CRHR Criterion 4). Since physical integrity is based on historic significance, and the building does not appear to possess historic significance, its physical integrity was not be evaluated. The City of Saratoga, Municipal Code, Sec. 13-15.010, gives the City Council authority to by ordinance designate "a historic landmark, heritage lane or historic district if it satisfies any two or more of the criteria listed below and also retains a substantial degree of architectural and structural integrity with respect to the original design, as determined by the Heritage Commission. (a) It exemplifies or reflects special elements of the cultural, social, economic, political, aesthetic, engineering or architectural history of the City, the County, the State or the nation; or (b) It is identified with persons or events significant in local, county, state or national history; or (c) It embodies distinctive characteristics of a style, type, period or method of construction, or is a valuable example of the use of indigenous materials; or (d) It is representative of the notable design or craft of a builder, designer, or architect; or (e) It embodies or contributes to unique physical characteristics representing an established and familiar visual feature of a neighborhood or district within the City; or (f) It represents a significant concentration or continuity of site, buildings, structures or objects, unified by past events or aesthetically by plan or physical or natural development; or DPR 523E (1/95) ~ 'Required information h `~ ' State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 14 of 16 *Resource Name or # (Assigned by nocotder) 20626 Komina Avenue (1-iRE) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ©Continuation ^ Update (g) It embodies or contributes to a unique natural setting or environment constituting a distinct area or district within the City having special character or special historical, architectural or aesthetic interest or value." Designated structures are regulated under procedures outlined in the Municipal Code. Archival research and visual observation yielded no conclusive evidence that the structure at 20626 Komina Avenue is associated with any events or persons of local, state, county or national significance. Nor does it exemplify any cultural elements or distinctive architectural character, design or method of construction. While the building is part of a historic neighborhood, it was not identified in the 1992 survey of heritage resources, when neighboring residences, including 14666 Oak Street, were featured. The building may have been a contributor to the neighborhood aesthetic; however it no longer possesses "a substantial degree of architectural and structural integrity with respect to the original design." The building received rear additions, a new foundation, and brick veneer base over the years. It also suffered from two separate fires recently, rendering its historic fabric and character unrecognizable and unsalvageable. In Carey & Co.'s professional opinion, 20626 Komina Avenue does not satisfy two or more of the local designation criteria or the integrity requirement set forth by Municipae Code to be designated a local historic landmark or contributor to a district. Carey & Co. recommends assigning the building at 20626 Komina Avenue the status code of "6Z" indicating that the property does not appear individually eligible for NRHP, CRHR or local listing. • END. DPR 523E (1/95) *Raquired information • E State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION ARI# CONTINUATION SHEET Trinomial Page 15 of 16 *Hesource N ame or ~ (assigned by recorder) ~ub1t- xomina Hvenue (rucn) . *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ©Continuation ~ Update B12. References: CON'T 1920 U.S. Federal Census, Census Place: Saratoga, Santa Clara, California.; Page: 9B. JPEG image, (Online: MyFamily.com, Inc., 2005 ), subscription database, [Digital scan of original records in the National Archives, Washington, DC], <http://www.ancestry.com>, accessed November. 2005. 1930 U.S. Federal Census, Census Place: Saratoga, Santa Clara, California; Roll: 277; Page: 11A. JPEG image, (Online: MyFamily.com, Inc., .2005), subscription database, [Digital scan of original records in the National Archives, Washington, DC], <http://www.ancestry.com>, accessed November 2005. Ansnes, Elizabeth. Saratoga's Heritage, A Survey of Heritage Resources. Saratoga, Calif: Heritage Preservation Commission, 1993. Cunningham, Florence R. Saratoga's First Hundred- Years. San Jose, Calif.: 1967. Bennett, Mardi, Ed. Images of Long Ago: A Century of People, Places ~ Progress in the Town of Los Gatos and the Cities of Saratoga and Monte Sereno. Los Gatos, CA: Marben Assoc., 198?. Clarke, Henry. Oral History.. Saratoga Historical Foundation, Henry Clarke file, November 2001. DeMers, Donald O. and Ann M. Whitesell. Santa Clara Valley: Images of the Past. San Jose, Calif.: San Jose Historical Museum Association, c.1977. Foote, H.S. Pen Pictures from the Garden of the World, or Santa Clara County, California. Chicago: The Lewis Publishing Co.,1888. McAlester, Virginia and Lee McAlester. A Field Guide to American Houses. New York: Alfred A. Knopf, 1986. National Park Service. How to Complete the National Register Form, National Register BuUedn 16A. Washington D.C.: National Park Service, 1991. Payne, Stephen M. Santa Clara County, Harvest of Change. Northridge, CA: Windsor Publications, 1987. PoUc-Husted Directory Co.'s San Jose City and Santa Clara County. San Jose, Calif.: Hillis and Co. Press/Mercury Publishing Co.,1911-1930. Sanborn Fire Insurance Company Maps. "Saratoga, Calif" 1918, map 1 & 2; 1918 updated to 1930, maps 1 & 2. Santa Clara County Assessor records, Characteristics Inquiry for APN: 517-08-026, accessed from Santa Clara County Assessor on November 16, 2005. Santa Clara County and its resources ;historical, descriptive, statistical. A souvenir of the San Jose Mercury. San Jose, Calif: San Jose Mercury ublishing and Printing Co., 1896. • • • DPR 523E (1/95) 'Required information • • • 5~ State of California -The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 16 of 16 *Resource Name or # (Assigned by recorder)1U6161COm1Tla Avenue (tiKlr) *Recorded by: Carey & Co. Inc. *Date: 11/4/2005 ®Continuation O Update Santa Clara County Heritage Resource Inventory. San Jose, Calif: Santa Clara County Historical Heritage Commission,.1999. Saratoga History clippings file, Saratoga Library, Reference Desk. Sawyer, Eugene T. History of Santa Clara County California. Los Angeles: Historic Record Co., 1922. Thompson & West. Historical Atlas of Santa Clara County, California. San Francisco: Thompson & West, 18?6. END. DPR 523E (1/95) 'Required information California Historical Resource Status Codes • ~ Propelfies;,listtd in the National R _. egrster {NR), of the California Register (GR) 1D Contributor to a district or multiple resource property listed in NR by the Keeper. Listed in the CR. 15 Individual property listed in NR by the Keeper. Listed in the CR. 1CD Listed in the CR as a contributor to a district or multiple resource property by the SHRC iC5 Listed in the CR as individual property by the SHRC. 1CL Automatically listed in the California Register - Indudes State Historical Landmarks 770 and above and Points of Historical Interest nominated after December 1997 and recommended for listing by the SHRC. ;.... ... , . .. _. ._ ._.. N, .. .,. , e 2 Properties determined eligible for listing to the:Nadonal Register (NR) or file California Register:{CI2~ 26 Determined eligible for NR as an individual property and as a wntributor m an eligible district in a federal regulatory process. Listed in the CR. 2D Contributor to a district determined eligible for NR by the Keeper. listed in the CR. 2D2 Contributor to a district determined eligible for NR by consenws through Section 106 process. Listed in the CR. 2D3 Contributor to a district determined eligible for NR by Part I Tax Certification. Listed in the CR. 2D4 Contributor to a district determined eligible for NR pursuant to Section 106 without review by SHPO. Listed in the CR. 25 Individual property determined eligible for NR by the Keeper, Listed in the CR. 2S2 Individual properly determined eligible for NR by a mnsenws through Section 106 process. Listed in the CR. 2S3 Individual property determined eligible for NR by Part I Tax Certification. listed in the CR. 254' Individual property determined eligible for NR purwant to Section 106 without review by SHPO. Listed in the CR. 2C8 Determined eligible for CR as an individual property and as a contributor to an eligible district by the SHRC. 2CD Contributor to a district determined eligible for listing in the CR by the SHRC. 2CS Individual property determined eligible for listing in the CR by the SHRC. ~, _~ _ _ __ ,~ .._ _ _ _ ~; Appears, eligtb, ,for National Register {NR) or Cahforinia Register {CR) through 5unreY:Etiraluation 3B Appears eligible for NR both individually and as a contributor to a NR eligible district through wrvey evaluation. 3D Appears eligible for NR as a contributor to a NR eligible district through survey evaluation. 35 Appears eligible for NR as an individual property through wrvey evaluation. 3CB Appears eligible for CR both individually and as a contributor to a CR eligible district through a wrvey evaluation. 3CD Appears eligible for CR as a contributor to a CR eligible district through a wrvey evaluation. 3CS Appears eligible for CR as an individual property through wrvey evaluation. 4 ...., :Appears eligible for National.IRegster {NR) or Cahf6rnia iRegister (Clt) through other evaluation 4CM Master List -State Owned Properties - PRC y5024. ,,x S ~' Properties. Recogn'ized,as Historically 5ignrfical> by Local Government 5D1 Contributor to a district that is listed or designated locally. SD2 Contributor to a district that is eligible for local listing or designation. SD3 Appears to be a contributor to a district that appears eligible for local listing or designation through survey evaluation. 551 Individual property that is listed or designated localy. 552 Individual property that is eligible for local listing or designation. 553 Appears to be individually eligible for local fisting or designation through wrvey evaluation. 56 Locally significant both individually (listed, eligible, or appears eligible) and as a contributor to a district that is locally listed, designated, determined eligible or appears eligible through wrvey evaluation. ,r. _ , .. - . ,~= b Not Eligib~`e.'~ir luting or.,Designation as peafJetl 6C Determined ineligible for or removed from California Register by SHRC. 6J Landmarks or Points of Interest found ineligible for designation by SHRC. 6L Determined ineligible for local listing or designation through local government review process; may warrant spedal consideration in local planning. 6T Determined ineligible for NR through Part I Tax Certification process. 6U Determined ineligible for NR pursuant to Section 106 without review by SHPO. 6W Removed from NR by the Keeper. 6X Determined ineligible for the NR by SHRC or Keeper. 6Y Determined ineligible for NR by consensus through Section 106 process -Not evaluated for CR or Local Listing. 6Z Found ineligible for NR, CR or Local designation through wrvey evaluation. . ,., ..: 7 Not Evaluated for National Register (NR) a-r Calbrn>Ia Register'{CR) or Needs Revaluatlton . 7] Received by OHP for evaluation or action but not yet evaluated. 7K Resubmitted to OHP for action but not reevaluated. 7L State Historical Landmarks 1-769 and Points of Historical Interest designated prior to ]anuary 1998 -Needs to be reevaluated • using current standards. 7M Submitted to OHP but not evaluated -referred to NPS. 7N Needs to be reevaluated (Formerly NR Status Code 4) 7N1 Needs m be reevaluated (Fomieriy NR SC4) -may become eligible for NR w/restoration or when meets other spedfic conditions. 7R Identified in Reconnaissance Level Survey: Not evaluated. 7W Submitted to OHP for action -withdrawn. 1 1 /2 1 2003 • • • .~ ~ v ~ ~ ~ X005 DE`' ~o~p c`1, o~`,~` ~~, ..,~~~~ • L` • Attachment 6 • AFFIDAVIT OF MAILING NOTICES I, Denise Kaspar ,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 8th day of April , 2006, that I deposited in the United States Post Office, 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 Section 15-45.060(b) of 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 500 feet of the property described as: 517-08-026 - 20626 Komina Avenue; that on said day there was regular communication by United States Mail to the addresses shown above. ~ti %~ e 'se Kaspar • Advanced Listing Services 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 26 day of April 2006, at 7:00 p.m. The public hearing will be -held in the City Hall theater located at 13777 Fruitvale Avenue. The public hearing agenda item is stated below. Details of this item are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. - 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding Friday office closures. APPLICATION/ADDRESS: OS-035 - 20626 Komina Avenue APPLICANT: Baratta-Lorton APN: 517-08-026 DESCRIPTION: The applicant requests design review approval to construct atwo-story, single- family residence, including a basement and attached garage. The existing house was damaged by fire and will be demolished. The total floor area of the proposed residence and garage is 2,706 square feet. The maximum height of the proposed residence is 26 feet. The .lot size is approximately 7,817.6 square feet and the site is zoned R-1-10,000. 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. In order for information to be included in the Planning Commission's information packets, written communications should be filed on or before Monday, Apri117, 2006. 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. Deborah Ungo-McCormick Contract Planner (408) 868-1232 r~ ~J '/~ E /~ .~~ //. \~ Y f 1 ~T,b, - C°N ~ ~ ..J~es °°s ~---- • wnvf ii~di P, ~~ ~"'; ~i n ; ., • SUBJECT/: '~ • 1 20626 Komina Avenue APN:517-08-026 = • 500' Radius , ~ awH a avE •ALOHQ ~RpTAGh w Pt 1. o 7.tf~C. NCT PCI. 0 j PCI. C i ~' ~€ 5 sa I <...e L•--- v w. aes-w• Se • 1~pri17, 2006 Ownership Listing Prepared for: 517-08-026 Robert Baratta-Lorton 20626 Komina Avenue Saratoga CA 95070 503-25-003. 503-25-007 503-25-008 San Jose Water Works Accounting Big Basin Llc Paul L & Frances Flanagan 374 W Santa Clara St or Current Resident or Current Resident San Jose CA 95113-1502 14573 Big Basin Way 14577 Big Basin Way Saratoga CA 95070-6801 Saratoga CA 95070-6804 5(f3-25-025 503-25-028 503-25-032 Cathleen M & Mark Petersen Paul L & Frances Flanagan Klaus W & Yvonne Pache 'O Box 817 14658 Nelson Way or Current Resident 1,os Gatos CA 95031-0817 San Jose CA 95124-3517 14555 Big Basin Way .. Saratoga CA 95070-6013 503-76-001- 503-76-002 503-76-003 Eeng-Ying Lin Eugene Chow Catherine Y Kwei 603 Forest Ave 1125 Humboldt Rd 1125 Humboldt Rd Alto CA 94301-2623 Brisbane CA 94005-1728 Brisbane CA 94005-1728 503-76-005 503-76-006 . 503-76-004 Michael Rubenstein Ovidio & Wendy Calvo Catherine B Hirschman or Current Resident or Current Resident 530 Railway Ave 722 14593 Big Basin Way 14595 Big Basin Way CAmpbell CA 95008 Saratoga CA 95070-6069 Saratoga CA 95070-6069 ~~3.=76-007 503-76-008 503-76-009 titlark W Hirth Vadim D Stepanchenko June F Chen a Current Resident or Current Resident PO Box 2963 1:45.97 Big Basin Way 14599 Big Basin Way H Saratoga CA 95070-0963 Saratoga CA 95070-6069 Saratoga CA 95070-6069 i17-08-001 517-08-002,003 517-08-004 Walter S & Marilyn Marchetti Louise Palla Michael & Carol Mauldin ~r Current Resident 8350 Raintree Ave 15345 Bohlman Rd ?0701 Saint Charles St Riverside CA 92504-2861 Saratoga CA 95070-6356 Saratoga CA 95070-6032 i17-08-005 517-08-010 517-08-011 tuth Long Frank Behnke Charles J & Elsbeth Stauss ?O Box 2095 14510 Big Basin Way 161 PO Box 1848 :aratoga CA 95070-0095 Saratoga CA 95070-6090 Los Gatos CA 95031-1848 517-08-017 517-08-018 8-012 Craig Ambrose Jeanne Alexander ':ciiis K & Frank Behnke or Current Resident or Current Resident :3691 Beaumont Ave 14683 Oak St 14701 Oak St >aratoga CA 95070-4968 Saratoga CA 95070-6029 Saratoga CA 95070-6029 April 7, 2006 500' Ownership Listing .Prepared for: kt7-08-026 Robert Baratta-Lorton X20626 Komina Avenue Saratoga CA 95070 503-25-003 503-25-007 503-25-008 San Jose Water Works Accounting Big Basin Llc Paul L & Frances Flanagan 374 W Santa Clara St or Current Resident or Current Resident San Jose CA 95113-1502 14573 Big Basin Way 14577 Big Basin Way Sazatoga CA 95070-6801 Sazatoga CA 95070-6804 503-25-025 503-25-028 503-25-032 Klaus W & Yvonne Pache Cathleen M & Mark Petersen Paul L & Frances Flanagan or Current Resident PO Box 817 14658 Nelson Way 14555 Big Basin Way >~~s Gatos CA 95031-0817 ::;-•~ San Jose CA 95124-3517 Saratoga CA 95070-6013 ;,, . _ X03-76-001 503-76-002 503-76-003 Deng-Ying Lin Eugene Chow Catherine Y Kwei 603 Forest Ave 1125 Humboldt Rd 1125 Humboldt Rd Palo Alto CA 94301-2623 Brisbane CA 94005-1728 Brisbane CA 94005-1728 503-76-004 503-76-005 503-76-006 Catherine B Hirschman Michael Rubenstein Ovidio & Wendy Calvo 530 Railway Ave 722 or Current Resident or Current Resident CAmpbell CA 95008 14593 Big Basin Way 14595 Big Basin Way Sazatoga CA 95070-6069 Saratoga CA 95070-6069 503-76-007- 503-76-008 503-76-009 Mark W Hirth Vadim D Stepanchenko June F Chen nr Current Resident or Current Resident PO Box 2963 ).4597 Big Basin Way 14599 Big Basin Way H Saratoga CA 95070-0963 Saratoga CA 95070-6069 Sazatoga CA 95070-6069 ~`! 7=08-001 517-08-002, 003 517-08-004 'Walter S & Marilyn Marchetti Louise Palla Michael & Carol Mauldin or Current Resident 8350 Raintree Ave- 15345 Bohhnan Rd 20701 Saint Chazles St Riverside CA 92504-2861 Sazatoga CA 95070-6356 Saratoga CA 95070-6032 517-08-005 517-08-010 517-08-011 Ruth Long Frank Behnke Charles J & Elsbeth Stauss PO Box 2095 14510 Big Basin Way 161 PO Box 1848 Sazatoga CA 95070-0095 Saratoga CA 95070-6090 Los Gatos CA 95031-1848 517-08-012 517-08-017 517-08-018 Doris K & Frank Behnke Craig Ambrose Jeanne Alexander ~ 3691 Beaumont Ave or Current Resident or Current Resident Saratoga CA 95070-4968 14683 Oak St 14701 Oak St Saratoga CA 95070-6029 Sazatoga CA 95070-6029 • • 5.17-08-021 517-08-022 517-08-023 Jan & Linda Krain G & Ann Covell Ron & Linda Ringsrud ent Resident PO Box 1202. or Current Resident 0 6Th St CArmel CA 93921-1202 14706 6Th St aratoga CA 95070-6055 Saratoga CA 95070-6055 517-08-024 517-08-025 517-08-026 Paul T Ginouves Marguerite Burket Robert Baratta-Lorton or Current Resident 14200 Woodview Ln PO Box 2070 14700 Saint Charles St Saratoga CA 95070-5556 Sazatoga CA 95070-0070 Saratoga CA 95070-6096 517-08-027 517-08-028 517-08-029 John K Howazd Schultz Trust Cheri-Jeanne Kinley-Bazco or Current Resident or Current Resident or Current Resident 20620 Komina Ave 20606 Komina Ave 20588 Komina-Ave :Saratoga CA 95070-6022 Saratoga CA 95070-6022 Sazatoga CA 95070-6022 X17-08-030 517-08-031 517-08-032 Arthur & Hazehnari Anderson Roy S & Helen Cameron John J & Aleda Cook or Current Resident or Current Resident or Current Resident 20574 Komina Ave 20560 Komina Ave 20550 Komina Ave Saratoga CA 95070-6022 Saratoga CA 95070-6022 Saratoga CA 95070-6022 517-08-033 517-08-034 517-08-035 Veis Family Trust Asim & Isha Abdullah Deborah Biondolillo or Current Resident or Current Resident or Current Resident 2 40 Komina Ave 14755 Aloha Ave 14771 Aloha Ave oga CA 95070-6022 Saratoga CA 95070-6006 Sazatoga CA 95070-6006 517-08-036 517-08-037 517-08-038 Gloria N Manning Steven & Heather Metz Alan H Rosenus or Current Resident or Current Resident or Current Resident 20601 Lomita Ave 20611 Lomita Ave 20621 Lomita Ave Sazatoga CA 95070-6023 Saratoga CA 95070-6023 Sazatoga CA 95070-6023 517-08-039 517-OS-040 517-08-041 ?~eith G Rieken Robert & Elizabeth Nast Roeland P & Mazgazet. Van Krieken or Current Resident or Current Resident or Current Resident -20633 Lomita Ave 20645 Lomita Ave 20655 Lomita Ave Sazatoga CA 95070-6023 Saratoga CA 95070-6023 Saratoga CA.95070-6023 517-08-042 517-08-043 517-08-044 David A Katz John & Kathryn Holt Lupe Compean or Current Resident or Current Resident 936 Harriet Ave 20665 Lomita Ave 14690 Oak St CAmpbell CA 95008-5120 Saratoga CA 95070-6023 Saratoga CA 95070-6030 517-08-046 517-08-047 517-08-045 Jennifer Taylor Michael J & Debra Cummins George Mc Kenzie or Current Resident or Current Resident PO Box 184 14672 Oak St 14666 Oak St Saratoga CA 95071-0184 Sazatoga CA 95070-6030 Sazatoga CA 95070-6030 517-08-053 517-08-054 -08-048 ` Ketan A & Shilpa Padwekar Marc Hoffinan ;ladys P Hernandez or Current Resident or Current Resident 19641 Charters Ave 20713 Saint Charles St 20723 Saint Chazles St Saratoga CA 95070-4407 Saratoga CA 95070-6032 Saratoga CA 95070-6032 517-08-055 Oscar & Elaine Hardisty or Current Resident 20729 Saint Chazles St Sazatoga CA 95070-6032 S i7-08-060 .Doris Behnke :b Current Resident `f4655 Oak St 1 Saratoga CA 95070-6050 517-08-063 517-08-064 Srinivasam Trust 400 Hamilton Ave Palo Alto CA 94301-1833 517-08-067 Alden T & Mazcelle Bloxham PO Box 333 Saratoga CA 95071-0333 5-17-08-071 ;Trafalgar Inc ~?47 N 3Rd St San Jose CA 95112-5209 517-08-079 Trafalgaz Inc 15492 Monte Vista Dr Sazatoga CA 95070-6278 517-09-013 BkOfAmerNT&SA PO Box 2818 Alpharetta Ga 30023-2818 517=09-045 ~onrealty Company Inc °~ E591 Saratoga Creek Dr Saratoga CA 95070-3538 517-09-053 Jacquelyn Glass 14110 Squirrel Hollow Ln Saratoga CA 95070-5418 517-09-056 Tony & Shazon Chang ]416 Johnson Ave San Jose CA 95129-4115 517-08-056 Nanda Gopal or Current Resident 20719 Saint Charles St Sazatoga CA 95070-6032 517-08-061 John Hollingsworth or Current Resident 14739 Oak St Saratoga CA 95070-6029 517-08-065 Delos Knight or Current Resident 14602 Big Basin Way Saratoga CA 95070-6041 517-08-068, 069 S Srinivasan or Current Resident 14598 Big Basin Way A Saratoga CA 95070-6077 517-08-077 Trafalgar Inc or Current Resident 20711 Saint Charles Sts Saratoga CA 95070-6032 517-08-080 Nahm H Lee or Current Resident 14618 Big Basin Way Saratoga CA 95070-6041 517-09-031 Audrey Sutton or Current Resident 20576 3Rd St Saratoga CA 95070-6053 517-09-051 Mihai T & Mihae Popescu-Stanesti or Current Resident 14613 Oak St Sazatoga CA 95070-6015 517-09-054 Magdalene Lavine or Current Resident 14607 Oak St Saratoga CA 95070-6015 517-09-058 Richard R Kocher 438 W Campbell Ave CAmpbell CA 95008-1953 517-08-058 Charles & Doris Behnke 13691 Beaumont Ave Sazatoga CA 95070-4968 517-08-062 William E Brown or Current Resident 14755 Oak St Sazatoga CA 95070-6029 517-08-066 Tsaoyu Wang or Current Resident 14608 Big Basin Way Saratoga CA 95070-6041 517-08-070 S Srinivasan or Current Resident 14598 Big Basin Way B Sazatoga CA 95070-6077 517-08-078 Trafalgaz Inc POBox 555 Saratoga CA 95071-0555 517-08-081 Richard Sermone or Current Resident 14620 Big Basin Way Saratoga CA 95070-6041 517-09-032 Richard J & Laurel Hess or Current Resident 14563 Oak St Sazatoga CA 95070-6027 517-09-052 Lexie A Smith or Current Resident 14611 Oak St Saratoga CA 95070-6015 517-09-055 Joseph A Fitzpatrick or Current Resident 14605 Oak St Sazatoga CA 95070-6015 517-09-059 Mike G & Monica Salinas or Current Resident 14560 Big Basin Way Saratoga CA 95070-6014 • 517-09-060 517-09-061 517-09-068 Patrick Kirk Peter La Bazbera Cali Investments Montalban Dr PO Box 26190 14510 Big Basin Way Jose CA 95120-4829 San Jose CA 95159-6190 Saratoga CA 95070-6090 517-09-071 517-09-072 517-09-073 Zambetti Trust James B Schrempp Ray D Redmon PO Box 34 or Current Resident or Current Resident Saratoga CA 95071-0034 14587 Oak St 14589 Oak St Saratoga CA 95070-6075 Saratoga CA 95070-6075 517-09-074 517-09-075 517-09-076 Walter Miller Gary D Alford James P Lally or Current Resident or Current Resident .21764 Congress Hall Ln 14591 Oak St 14593 Oak St Saratoga CA 95070-9714 Saratoga CA 95070-6075 Sazatoga CA 95070-6075 517-09-077 517-09-084 Patrick Mcgill 517-09-078, 083 William & Lorraine Wright or G~rrent Resident Saratoga City Of or Current Resident 14597 Oak St Saratoga CA 95070 20661 5Th St 1 Saratoga CA 95070-6075 Sazatoga CA 95070-6803 517-09-085 517-09-086 517-09-087 Derald R Kenoyer Charles M & Diane Skinner David Shen or Current Resident or Current Resident or Current Resident 661 5Th St 2 20661 5Th St 3 20661 5Th St 4 oga CA 95070-6803 Saratoga CA 95070-6803 Saratoga CA 95070-6803 517-10-023 517-10-024.- 517-09-088 Perry G & Patty Constantine Yaolun Jiang Michael J & Alina Moretti or Current Resident or Current Resident 530 Irven Ct 14725 Aloha Ave 14735 Aloha Ave ?alo Alto CA 94306-3950 Saratoga CA 95070-6005 Sazatoga CA 95070-6005 517-10-025 517-10-027 517-10-036 Daniel I; & Carolyn Casas Michael A Oliver Sazatoga Tennis Club or Current Resident or Current Resident p0 Box 202 20545 Komina Ave 20589 Komina Ave Sazatoga CA 95071-0202 Saratoga CA 95070-6021 Sazatoga CA 95070-6021 517-12-005 517-12-006 517-10-047 Gerald & Lynne Gurley Geneva & Howazd Baker Saratoga Union S D or L~rrent Resident or Current Resident 17421 Farley Road 14724 Oak St 14700 Oak St Los Gatos, CA 95030 Saratoga CA 95070-6058 Saratoga CA 95070-6058 517-12-007 517-12-008 517-12-009 Robert C & Patricia Himel Leanne R & Edward Popa James H & Jane Hopkins or Current Resident or Current Resident or Current Resident ?.0670 Lomita Ave 20660 Lomita Ave 20650 Lomita Ave Saratoga CA 95070-6024 Saratoga CA 95070-6024 Saratoga CA 95070-6024 ~12-010 517-12-011 517-12-012 Jean Bogosian Michael J & Susan Mcchesney Sudholt Trust or Current Resident or Current Resident or Current Resident 20630 Lomita Ave 20620 Lomita Ave 20610 Lomita Ave Saratoga CA 95070-6024 Saratoga CA 95070-6024 Saratoga CA 95070-6024 City of Saratoga Attn: Deborah Ungo-McCormick 13777 Fruitvale Ave • Saratoga CA 95070 • • r~ u • 90/0L/E ~31b'41NIFJd EO/E4/E ~31t10103EOdd ''d'N ~31Ha /~3f.~ 0310N S'd 3~b'OS ~ "~ ?~ ~ cscs-ICZloesl,~~vnssveo scve-eseteoalveoievvs 0 0 o s~rvla~ina ~dllNSals~r~ ~~~~ ~~ ~F ~ y~w~€~g° ~ `d b'NIWO>i 9Z90z ~~= b'~1dS ~ ' ' ` Z Q g ~ ~ /~ ~(1N JOl b OL056 b IN~IO~I~t~~ ~~~~ ~ o O~~~ ~~ Nzz, LL~ _1~ IJO~WJ(.mQ -~4JW Qz~ ~ Q 4 LJ ~~~~aa~~~ ~o~~o~ ~~~r~~~ ~ ~~~~~g~~~g~ ~ 0 0 00 d0 ('7 N ~~ O ~ L O Z w ~ w NMmmm r Q ~o ~ ° F w ~cn II Cn m ~ WW ° 4 Y~ 3a °~ W CLLL ~ ~ ~ w 1- O ~ Z O ~ ~O UZ~r JO O I..L Q LL1 ~ ~ ~O (7 Z O ~~~ U O ZC7~ ° ~ LL~ Z O W W ZZ ~ OW ° m to w, ~ r Z} v cAa Q O ~ ° C7Q >0) W Z rn J w~ LL O a ~ ~ m In Q x C7Q xx W ww X Qwmv X O XX NO ~x O J a ~ W u O > ~ ~ 00 ~m LL ~ ~ ~ rn W ~U LL ZF-Q LL W C7QU LQi U WOE LQi Z~O LL Ow Q Z ~-' Q pQ>- 2U Z Q -W ~ ~ O ¢ ~ ~ ? z UU ~Q w ~ry'~ ~~ U7 V Q ~CArr ~ F O N Q Q~ Z O O Q~U(O lL C7 Jrr U WC7N00 F¢ W V V ZC7 z ~o `'~ LJJ¢ J V'v Z>p~ ot~ C7 J ~v =Z~ vln O rr ~ ¢ g ~ ~ 0 - O U m Z a U` LLO Q ~~ OJ 000 zq~ U QNQO ~OQrnrn } m(nQuOO z ~ ~ O V Z Z n Z Z Q V 7 U m w O W r[xU I Z O W>aoao W ~Q(~L7ln W m~cryr~r W }U~LOLO W d1cpQ~`'~ W =~ z a~ ¢~ 2¢ Z a U ~ WQ ~ N ~ w Z0 ~ mm J W I-Q F-H d O~vC~-'- i O}~m~n cn.up~W~-ai g cn~a 2Zmc *~ ~QwQc '~a o > c nQv~ _ U zmmQr CL~(~ O F,.., JO J.-.~ W Q,-.,-. 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