HomeMy WebLinkAbout05-28-1986 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION
MINUTES
DATE: Wednesday, Msy 28, 1986 - 7:30 p.m.
PLACE: City Council Chambers, 13777 Fruitvale Avenue,
Saratoga, CA
TYPE: Regular Meeting
ROUTINE ORGANIZATION
Roll Call
Present: Commissioners Peterson, Guch, Harris, Siegfried,
Pines and Chairman Burger
Minutes
Commissioners Harris/Peterson moved to approve Minutes of May
14th as amended. Commissioner Siegfried abstained because
he was not present at that meeting. Consensus to have more
detailed minutes and Chairman Burger to meet with City Manager
and. Planning Director.
ORAL COMMUNICATIONS - None
CONSENT CALENDAR
1. SC-3 - Stern, request for approval of 40 sq. ft. of
identification sign for Bank of the West, in-
cluding relocation of the existing 28 sq. ft.
· ' sign from the east to the west side of the
bank and installing a new 7' x 20" interior
illuminated sign on the east side of the bank.
Property located at 18860 Cox Ave. in C-N zone.
Passed 6~0.
PUBLIC HEARINGS CONSENT CALENDAR
2. SDR-1537- Missakian, request for a one-year extension
of time to complete requirements of tentative
map in order to construct a residence on Winn
Rd. in the R-1-40,000 zoning district. Passed
6-0.
3. A-1202 - Bennett, request for design review approval
to construct a two-story garage addition to
an existing residence at 13811 Beaumont Ave.
in the R-1-10,000 zoning district. Passed
6-0.
4. V-734 - Saratoga Office Center Limited, request for
variance approval for on-site directional signs
to exceed the allowable signage at 12900, 12930
12950 & 12980 Saratoga Ave. in the P-A zoning
district.
Planning Director Hsia presented staff report,
and Commissioner Harris presented her site
visit report. She noted that signs for the
individual buildings are brass lettering.
The signs are of the same wood to match the
buildings. The lettering is on a white back-
ground. Commissioner Hsrris felt the white
Planning Commission Minutes - 5/28/86 Page 2
background takes away from the background,
and she felt a different type of material could
be used. Commissioner Harris wanted bronze
color paint or something that would look more
natural than the white.
Commissioner Guch would like a different design
of sign, a natural-type of sign.
The public hearing was O~ened~at 7:45 p.m.
Steve Douglas represented Saratoga Office Center
Ltd. He stated the purpose of the sign was
to orient once within the project and to make
them readable, simple"a~d easy"'to understand.
It's important to be easy to read.
Commissioners Peterson/Harris to close the
public hearing.
Commissioner Peterson stated he wants to be
able to find an office easily.
COmmissioner Harris felt the plastic is incom-
patible and other materials could be used.
Commissioner Guch was concerned about the white
background and felt another treatment may be
more suitable and be seen.
Commissioner Harris recommends going to a
different material, not the plastic white and
prefers something that blends more with the
buildings.
Commissioners Peterson/Pines moved for approval.
Passed 4-2. Commissioners Guch/Harris opposed.
5. SDR-1565- Hopkins, request for extension of time to complete
A-954 - requirements of a tentative map and design
review'COnditions to expand an existing resi-
dence over 50% at 20650 Lomita Ave. in the
R-1-10~000 zoning district. Passed 6-0.
6. A-1184 - Mr. & Mrs'i Ken Holmgren, 'request for design
review approval to construct a two-story resi-
dence'and approval of grading permit to move
more than 1,000 cu. yds. of dirt on Lot 1,
Tr. 7382, Ten Acres Rd. in the R-1-40,000
zoning district. (continued to 6/11/86)
7. A-1155 - E. J. Henry Kopatschek, Inc., request for design
review approval for the construction of a two-
story, single-family residence which exceeds
the 6,200 sq. ft. allowable floor area and
approval of the grading permit to move more
than 1,000 cu. yds. combined cut and fill on
Parcel C at the northerly end of Blue Gum Ct.
Passed 6-0.
Planning Commission Minutes - 5/28/86 Page 3
PUBLIC HEARINGS
8. A-1198 - Zicovich, request for design review approval
to construct 247 Sq. ft. rea~ addition to existing
single family home at 14035 Saratoga Ave., in
the R-1-20,000 zoning district.
Planning Director Hsia presented staff report
recommending denial of a 247 sq. ft. sunroom
addition to the existing single family home
on substandard lot. Commissioner Guch reported
on her land use report, stating the apricot
tree would have to come down if the sunroom
is constructed. There· are homes built in close
proximity to the property lines. The home to
the east may be impacted as the addition may
block the winter sun.
· 'Michael Rosa is the owner and applicant. He
stated it was never intended that the apricqt
tree come down. He summarized that the main
problem is one apricot tree which he would try
to save. He would be willing to replace it
with another apricot tree.
Commissioners Guch/Peterson closed public hearing.
Commissioner Harris agrees with staff. The
City worked long and hard for square footage
given the substandard size of the lot and felt
it would be overbuilding to build further.
Commissioner Siegfried agreed with Commissioner
Harris.
Chairman Burger stated we went through a lot
of trouble before we approved the size of the
home that we did.
Commissioner Pines didn't have a problem with
design but didn't want to reverse-the decision
made just months ago. He didn't understand
why this addition wasn't discussed several months
ago. He states as soon as the construction
was finished, the applicant wants to add 200
sq. ft.
Commissioners Siegfried/Harris moved to deny
per the staff report. Commissioner Siegfried
stated the project was not rejected because
of the apricot tree but because of the substandard
lot. Passed 6-0. Chairman Burger advised
applicant has 10 calendar days to appeal decision
to the City Council.
9·. A-12-1 - Fremont Union High School District, request
for design review approval for the grading,
landscape, erosion control and emergency access
road barrier plans for Tract 7763, Prospect
and Stelling Roads, in the NHR zoning district
as per a condition of the subdivision approval.
Staff report was presented by Planning Director
Hsia.
Planning Commission Minutes - 5/28/86 Page 4
Dick Oliver, applicant, stated he wants finished
drawings approved. He also stated he has a
problem planting southern magnolias 50-.60 feet
apart. It would take 30 years to reach full
height and doesn't achieve the full effect.
Applicant suggests planting magnolia trees 6'
from any paved area and planting trees in the area
'of' 30-40 feet apart. After listening to the
applicant, Planning Director Hsia stated it was a
lot more fair to have trees 30-40 feet apart.
The applicant also wanted to know if the par
course is acceptable and if so, they will proceed
with the plans.
Bill Hise, civil engineer for the applicant,
summarized that the horticulturist recommended
saving the trees if possible.
Commissioner Pines requested clarification on
backyards. If grading is approved, he wants
i't clear whether people can grade their backyards
later on. Discussion was held about elevation
and fill with Bill Hise stating the project
is baianced regarding the fill.
Russ Krother was concerned about a grading con-
tour map for this project because of flooding
on his property. This year his property was
flooded up to his house. He wanted to be sure
the drainage was not going into his property.
Mr. Hise stated the present contours did run
into Mr. Krother's property. What is contem-
plated will be to intercept the water that
presently comes off the hill. Storm drain was
put in because Mr..Krother's property is a natural
drain.
Mr. Krother also expressed concern over access
to the court near his residence, 14 foot cuts,
and fences and open space easements.
Commisioners Pines/Harris closed the public
hearing at 8:30 p.m.
Chairman Burger shares applicant's concern about
landscaping and par course.
Commissioner Pines would like to go along with
Mr. Oliver, but wants more information on magnolias.
Staff sugges. ted that we should plant 8-10 feet
away from any paved surface. Consensus that
any decision about magnolias should be made
by horticulturist.
Commissioner Peterson goes along with the appli-
cant's grading, compromise position, and goes
along with #4 for conceptual plans and then
later spend the money for a detailed plan.
The City Attorney discussed the financial ramifi-
cations of the par course being turned over
to the City. Mr. Toppel wanted to make it clear
that the Planning Commission is not making even
a conceptual approval because he can foresee
Planning Commission Minutes - 5/28/86 Page 5
a major expense by the City on an annual basis.
Staff and budget would have to be taken into-
account.
Commissioner Siegfried shares Commissioner
Peterson's idea of the green gradual compromise.
Commissioner Harris wanted to know who would
be responsible for the unsightly grass if we
did not allow grading in the open space easement?
The City Attorney stated the homeowners can
plant and irrigate.
Commissioner Harris reiterated that whatever
the Commission decided, homeowners would be
locked into it.
Commissioner Siegfried wanted clarification
on security fencing. Consensus was chain link
fencing.
Commissioners Siegfried/Pines moved for approval
of A-1201. In Exhibit A, 2.a. would allow,".shDject
to staff approval, trees wit'hin 6 feet from
any paved area and 30-40 feet apart. "b." remains
the same. Under #4, conceptual plans shall
be submitted for review and approval by the
Parks and Building Director. #6 modified to
specific green line grading. Commissioner
Siegfried wants to save the one oak in the park
area. Passed 6-0.
10. V-733 - Fremont Union High School District, request
for variance approval for a wall to have 7 ft.
8 in. pilasters located at the entrance to the
subdivision, Tract 7763, Prospect and Stelling
Roads in the NHR zoning district.
Planning Director Hsia presented the staff report
recommending denial of concrete wall because
findings cannot be made.
Commissioner Siegfried stated the Planning
Commission agrees in concept but wants to change
the ordinance.
The applicant stated he was concerned with timing
and hoped to start the fence in June with installa-
tion in August.
Commissioner Peterson would rather change the
ordinance than grant a variance.
The City Attorney stated the ordinance states
a change in 6-12 inches so the pilasters would
still exceed the ordinance.
CommissiOner Peterson would like to.make a
variance until the Planning Commission can change
the ordinance. He also had a question regarding
Lot 55 - how it was accessed.
Planning Commission Minutes - 5/28/86 Page 6
Commissioner Harris reported on her land use
visit noting the adjoining subdivision, Parker
Ranch. This proposed sign would be rather unique
in the neighborhood. Commissioner's position
was that the pilasters were limited for individual
homeowners. In her mind, the pilasters add
a lot of class and fits the setting.
The public hearing was opened at 9:13 p.m.
Russ Krother stated he had no problem with the
pilasters. It might make it more attractive.
He was, however, concerned about stone being
the remainder of the fence. Stucco stone worries
him a little bit..
Commissioner Siegfried requested clarification
from the applicant.
The applicant stated the bouquet canyon stone
veneer has 2-3 shades of gray. There is a re-
taining wall like it on the Almaden. Blackhawk
in Danville is also finished in this stone.
The architect wanted the option of using stucco
stone that looks just like gray real stone if
the cost is too high. There is a manufactured
stone that looks just like the real stone and
you can't tell the difference until you are
right up to it.
Commissioner Siegfried wanted to require the
stone and have the applicant come back for approval
if the cost is too high. At that point, the
applicant should' bring the sample of the manu-
factured stone.
Commissioner Guch stated after the site visit,
she likes the lighting on the sides rather than
the top.
Commissioners Harris/Peterson moved for approval
of V-733 per staff report, making the findings
that:
(1) It is an entrance to a subdivision rather
than a private home.
(2) It is visible along Prospect and is not
a massive entrance on the hillside. It is unique
in that it is a subdivision.
(3) We will be revising an ordinance and it
will be a common privilege.
If the stone veneer is not practical, the applicant
should come back.
Passed 5-1. Commissioner Peterson opposed because
he did not want to grant a variance.
The Planning Commission took a 15 minute break
at 9:20 p.m.
Planning Commission Minutes - 5/28/86 Page 7
11. Negative Declaration - SDR-1620 - George Hwang
SDR-1620-George Hwang, request for tentative building
A-1176 -'site~ variance and design review approvals to
V-730 permit construction of a two-story, 24.5 foot
high, single family residence over 6200 sq.
ft. in size to be built on a slope which exceeds
30% and which requires grading in excess of
1000 cu. yds. at 19288 Bainter Ave. in the HCRD
zoning district.
Plslqning DireC~0r H~ia or~sentedthe staff reoor~.
Public hearing opened at 9:40 p.m.
Wm. Young discussed the discrepancy in mathematics
and suggests'the fence be relocated and replace
any shrubs that had to be taken down. If there
is any damage to the pyracanthas, the applicant
will plant them back. Applicant doesn't feel
there is any reason to touch the adobe house.
Mr. Alexander, 15879 Revine Road, was concerned
about hillside sprawl.
Commissioner Pines wanted clarification of whyS_'
the neighbors wanted to relocate the fence.
Jim Jefferson, 15895 Revine Road, represented
several neighbors and presented a summary of
their feelings. Mr. Jefferson asked the applicant
to comply with the same ordinances as previous
Saratoga homeowners. The so-called improvements
still violate the rights of other residents
in the area and remains incompatible. The group
Mr. Jefferson represented stated it was obvious
to them to follow the staff's recommendations
of limiting size and grading. The average home
in the neighborhood is 2100 sq. ft. and a 6,000
sq. ft. house is completely out of the place.
No feasible amount of landscaping could lessen
the bulk.
Mr. Jefferson further stated that the neighborhood
is located over a fault and is notoriously fragile.
He asked that the Planning Commission please
not condemn Saratoga Hills. He also expressed
concern about what construction damage might
be done during rainstorms. He further discussed
proximity of the home to neighbors and resulting
loss of property values.
Discussion was held about the access road.
The easement on the property is inconsistent
so that the proposed plan doesn't comply with
fire district regulations. Mr. Jefferson asked
the Planning Commission to insist on the size
and grading and access compliance that the City
of Saratoga previously established.
Fran Lordson lives in the house directly adjacent
or just below the Hwang residence. She stated
the house will have more effect on her home.
She stated she doesn't get much sun now, and
will have a towering road leading up to her
property, and the new home will take this away
from her. The new road comes up to her driveway.
The proposed house will be 10-15 feet away from
the edge of her property.
Planning Commission Minutes - 5/28/86 Page 8
Ms. Lordson also stated the erosion in that
area is "terrible" "The ground shifts every
year, and it has to be paved every year."
She feels these things are being considered
too lightly.
Another neighbor, Joyce Consoli, was concerned
about.the road. "If the holes are indeed the
center, they are changing the road that has
been there," she stated. Her master bedroom
is near that road.
Chairman Burger asked staff for clarification
on the road. Staff replied that the road would
be constructed in the easement. The road would
not extend beyond that easement.
Mr. Toppel, City Attorney, stated the easement
may have been changed by reason of use.
Joyce Consoli stated the road change would dras-
tically change the complexion of the neighborhood.
Chairman Burger stated the Commission would
make it very clear where the easement was.
Mr. Richard Sage, Hidden Hill Road, was concerned
about the damage done to the hillside by the
cutting. He presented a drawing of what he
thought would happen.
Chuck Schenkel, Revine Road, lives on top of
the hill. He lost part of his property during
this year's rain and earthquakes. He also stated
that his property has never been cut of filled.
Bill Robinson, Revine Road, was concerned about
excessive bulk and would like to ask the Planning
Commission to follow staff recommendations re-
garding bulk and grading.
Commissioners Harris/Siegfried moved to close
the public hearing.
Commissioner Peterson stated when he reads the
findings, he has two objections: (1) keep the
grading to 1,000 sq. ft. and (2) reduction of
the house to staff recommendations of 6,200
sq. ft. Commissioner Peterson doesn't have
any objection to the house the way it is designed.
The applicant has shown us how the project can
be totally redesigned. He stated the applicant
has a right to build on his property. The 6,600
sq. ft. came from the Planning Commission's
objection that if the house could be reduced
to 6,600 sq. ft'~, it would be placing 400 sq.
ft. over the ordinance but the ordinance was
written for smaller lots. Commissioner Peterson
wants' to resolve the sq. ft. discrepancies.
One of the basic conditions is to have a geologist
evaluate'the property. We do not allow any
building unless the City Geologist evaluates
the building to be okay. Commissioner Peterson
stated he has been fighting big houses on'the
Planning Commission Minutes - 5/28/86 Page 9
hillsides for years. He wanted the applicant
to step the house down and use the contour of
the land. Applicant has done an excellent job.
Commissioner Siegfried stated people need to
understand the way the Commission measures
homes.
Commissioner Burger stated the sq. ft. could
be included as a condition. She also stated
the grading concerns her a little bit.
Commissioner Siegfried stated the Exhibit A.
II. F. "construct access road 18 ft. wide plus
1 ft. shoulders" should be reduced to 16 ft.
Chairman Burger was concerned about the exact
location of the easement.
Commissioner Harris stated the Commission wanted
to accept Mr. Hwang's offer to move the fence
and replace it with the shrubs.
The City Attorney presented central fire district.'s
specific conditions as it pertained to Item
C, page 71.
Commissioners Siegfried/Pines moved for approval
of Negative Declaration - SDR-1620. Passed
6-0. Commissioners Siegfried/Pines moved for
approval of SDR-1620, A-1176, and V-730. Passed
5-1. Commissioner Harris opposed because she
cannot make the findings that it is compatible
with the neighborhood.
12. Negative Declaration - C-231 - City of Saratoga
C-231 - Consider amending the zoning regulations of
the City of Saratoga to create an ordinance
to establish a Planned Development Zoning
Classification to allow multiple uses on a single
site having such designation pursuant to a PD
permit.
City Attorney~=Toppel presented the staff report
Discussion was held relative to page 95, Modifi-
cation of Final Development. Pl.a~. Commissioner
Pines wanted to clarify mi~ed use. Chairman
Burger discussed density bonus.
The City Attorney sta.hed that using Paul Masson,
he came up with floor area r~tios.
Commissioner Pines stated the seniors may no~
waht"units that large.
Planning Commission Minutes - 5/28/86 Page 10
Commissioner Siegfried stated the seniors who
spoke at the public hearing wanted more luxurious
settings.
Commissioner Siegfried stated we have to provide
more guidelines for developers.
The City Attorney stated that if we have common
dining, the units could be much smaller. It
depends on the type of project.
Commissioner Siegfried stated that when we talk
about medical care, we are talking about substan-
tial medical care, one step from convalescent.
Commissioner Peterson stated the wording would
lead him to believe we are looking for small
town homes for seniors.
Commissioner Siegfried stated the Planning
Commission must clarify what kind of medical
facility we are talking about.
Commissioner Pines stated that density is relative:
it is more of a conceptual thing.
Commissioner Burger discussed alternatives to
the parking requirements on the bottom of page
84. A new requirement is one covered and one
uncovered. She suggested we consider one covered
and one-half uncovered space per unit plus one
additional for each employee.
The City Attorney clarified that the Planning
Commission doesn't have to make a decision tonight.
He stated the purpose was just to start the
discussion.
Commissioner Siegfried wants the Minutes to
reflect the Planning Commission is not enamored
by the buildings that are there.
The public hearing was opened at 10:50 p.m.
Margaret Dennis, 20201 Hill Avenue, stated she
was opposed to the planned development because
it changes the character of the City. This
ordinance provides for a contradiction of the
residential character. In her opinion, there
is no reason for commercial use. There is
service within walking distance. We already
have more than enough commercial use. People
chose Saratoga because of the residential atmos-
phere.
Warren Hyde, architect, stated he has been working
on the project since January and needs clarifi-
cation about page 82. The architect wants to
be sure that the uses listed will be those con-
sidered.
The City Attorney clarified that these uses
may be allowed, not shall be allowed, and was
specifically written that way. The City Attorney
stated the number of units would be equal to
3,000 sq. ft. per unit.
Planning Commission Minutes - 5/28/86 Page 11
Commissioner Peterson stated he would like the
Planning commission to visit some senior centers.
Consensus to visit centers as soon as possible.
Warren Heid discussed using existing structures.
If part of the buildings will remain and will
be screened, the new structures should be allowed
the same height. There is a slight slope toward
Cox·. Therefore, some of the buildings are higher
on one side than the other.
Commissioner Siegfried stated the ordinance
doesn't allow for this.
Commissioner Pines stated we have allowable
mixed uses. Major concern is 30% of 25 acres
at 1 per 3,000. Comes out to 105 units of senior
housing.
The City Attorney stated we have the flexibility
to deviate from the written numbers. The intent
of the City· is to do a tiered EIR. First of·all,
an·~IR for--the Genera·l·Pl, an·will·b'e"prepared. A
second.EIR.woul~ be needed whe~ an applicant came-
in with a specific' prog=ect. ·We·would'look to the
applicant to initiate the ch'ange. 'Planning Director
stated that the General Plan must be amended befbre
a zoning change can ocdur.-
Ruth Brockline stated we desperately need pro-
gressive care for independent living to help
with dining and medical facilities. Sunnyvale
Manor is expanding and they are an excellen
example of progressive care.
Don Skinner, PMC Association, stated his associate
is a former Planning Director of Menlo Park
and could assist in the senior housing project.
Chairman Burger wanted to know more about the
percentages.
Commissioner Peterson stated staff should make
phone calls to other developers and find· out
how the medical facilities and units work together.
Public Hearing·continued to June'-ll, 1986.'
MISCE~L-~N.EO~S~..."'i-~-"'-.''
.l~i Parker hatch -'·'~mprovements in· scenic easemen·t-(·Reynolds) -
~·~ Consideration of aCCeptin·g as-built landscaping and light'-
.ing plan as meeting the intent of retai·ning arecorded
scenic easement in its natural state. Property located
at 12182 Parker Ranch-Road.
Seaff report presen[ed by. Pla,n.~n!.ng .DirectOr' HSia.
-Commissioner Harris .stat&d the·lighting is like
moonlight at Great-·America. It l'ooks like the whole
two acres is lit up. In Commissioner Harris' mind,
it is against why she moved to the hillsides.
Planning Commission Minutes - 5/28/86 Page 12
Chairman Burger stated she was concerned that
the Planning Commission had no control. This
is something she wants to study.
Commissioner Peterson stated we need to look
at this and have staff present an ordinance
so we can attack the problem. Commissioner
Peterson suggests we do nothing and have staff
put the ordinance on a higher priority.
Consensus was that we should bring up the idea
of light pollution in general. Staff to prepare
an ordinance at a later date.
14. Philip Young - Consider the appeal of a request for a
tree removal permit that was denied by staff for an oak
tree at 15101 Pepper Lane.
Planning Director Hsia presented staff report.
Commissioner· Siegfried wanted to know if the
tree was visible to anyone by Mr. Young.
Commissioner Pines went out to look at the tree.
He reported that it's a well-developed site
in a garden area. There are other oaks off
the property. I~ would have an impact if the
tree was taken down to Mr. Young and a couple'
of neighbors. The owner has done a lot of land-
scaping on the site. It was difficult for David
Pines because it was an oak tree. But Commissioner
Pines felt it was okay in this case to remove
the tree.
Commissioners Pines/Siegfried moved to approve
the removal of the one oak tree with the stipu-
lation that a 15 gallon tree be planted somewhere
on the site. Passed 6-0.
15. Request of Heritage Preservation Commission to allow
bed and breakfast establishments in R-1 zones.
Margaret Dennis 20201 Hill Avenue, discussed
bed and breakfast establishments and stated
they are out of place in Saratoga.
Consensus to table to a study session.
COMMUNICATIONS
Written
Letter from the Breeds regarding addition at
20102 Ljepava Drive without proper approvals.
· ~.'.~-. S_taf~' has.-·prepared written' response to.~.this letter.
Oral.· b~7 C~mmi'sslon
No City Council Report.
Planning Commission Minutes - 5/28/86 Page 13
Chairman Burger thanked the Good Government
Group and Saratoga News for coming.
Commissioners Harris/Peterson motioned to adjourn
meeting at 11:45 p.m.
Respectfully submitted.,
Yucheuk Hsia
Planning Secretary
YH:mj