HomeMy WebLinkAbout06-10-1987 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION
MINUTES
DATE: June 10, 1987 - 7:00 P.M.
PLACE: Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA
TYPE: Regular Meeting
Roll Call: Present: Chairwoman Harris, Commissioners Guch, Siegfried, Burger, Tucker
Absent: Callans, Clay
Approval of Minutes: :
Chairwoman Harris asked that in the Minutes of May 27, 1987, Page 5, third paragraph from
the end, to read, ".. lowering of the one wing...".
BURGER/GUCH MOVED APPROVAL OF MINUTES OF MAY 27, 1987, AS AMENDED.
Passed 5-0.
Chairwoman Harris asked that in the Minutes' of May 19, 1987, Page 2, first paragraph,
second sentence, to read, "...common open' space areas." Following sentence, add,
"..individual lots being developed are not no.w being given credit." On page 3, second
paragraph, first sentence, to read, "...common open spaces."
GUCH/BURGER MOVED APPROVAL OF MINUTES OF MAY 19, 1987, AS AMENDED.
Passed 5-0.
Deletions to the Agenda:
Planner Caldwell asked that in Item 5, Technical Information and Staff Analysis, Proposed
Setbacks: Left side setback: to read, "20 ft."
ORAL COMMUNICATIONS: None.
REPORT OF CLERK ON POSTING OF AGENDA:
Pursuant to Government Code 54954.2, the agenda for this Meeting was properly posted on
June 5, 1987. :
PUBLIC HEARINGS CON$ENT CALENDAR:
1. SD-87-004 Waller, 14473 Oak Place, request for building site, variance and design
V-87-003 review approval of plans to construct a new 3,372 sq.ft. two-story home
DR-87-036 with a 20 ft. rear setback where 25 ft. is required in the R-l-10,000
zoning district per Chapters 14 and 15 of the City Code. Continued to
June 24, 1987, at the request of the applicant.
2. DR-87-010 Lohr, 18734 Cabernet Dr., request for design review approval of a new
3,661 sq. ft. two-story single family home that exceeds the 3,500 sq.ft.
standard in the R-l-10,009 zoning district per Chapter 15 of the City
Code.
3. DR-87-031 Dalton, 20558 Beauchamps Dr., request for design review approval to
construct a new 4,967 sq. ft. two-story residence where 4,800 sq. ft. is
the standard. Property located on the "Fremont School property" in the
NHR zoning district.
4. SD-87-006 Ralston, 19905 Sunset Dr., request for building site and design review
DR-87-028 approval of plans for a second story addition and remodel of an existing
one story home in the R-I-40,000 zoning district.
PLANNING COMMISSION MEETING Page 2
JUNE 10, 1987
5. DR-87-042 Naggiar, 12301 Vista Arroyo Ct., request for design review approval of
plans to construct a new 5,080 sq.ft. two-story single family residence in
the NHR zoning disn'ict per.' Chapter 15 of the City Code.
6. DR-87-054 Morriss, 21356 Diamond Oak Ct., request for design review and variance
V-87-005 approvals of plans to consU'uct a swimming pool to within 8 ft. of left
side yard property line where 20 ft. is required per Chapter 15 of the City
Code.
Mr. Waiter Chapman requested removai of Item 4, Public Hearings Consent Calendar.
Commissioner Tucker requested removal of Item 6, Public Hearings Consent Caiendar.
BURGER/GUCH MOVED APPROVAL OF PUBLIC HEARINGS CONSENT CALENDAR
WITH REMOVAL OF ITEMS 4 AND 6. Passed 5-0. 4.
4. SD-87-006 Ralston, 19905 Sunset Dr., request for building site and design review
DR-87-028 approvai of plans for a second story addition and remodel of an existing
one story home in the R-I-40,000 zoning district.
Planning Director Hsia presented the Report to the Planning Commission, June 10, 1987.
The Public Heating was opened at 7:07 P.M.
Mr. Walter Chapman, Designer, stated that the Applicants had decided not to remodel the
existing home due to prohibitive costs, but rather to submit revised designs for the building of
a new home on this site. He requested a continuance of this Application. Staff recommended a
continuance to the Hearing of July 8, 1987.
The Public Hearing remained open.
6. DR-87-054 Morriss, 21356 Diamond Oak Ct., request for design review and variance
V-87-005 approvals of plans to construct a swimming pool to within 8 ft. of left
side yard property line where 20 ft. is required per Chapter 15 of the City
Code.
Commissioner Burger reported on the land use visit.
Planning Director Hsia presented the Report to the Planning Commission of June 10, 1987.
The Public Hearing was opened at 7:12 P.M.
Mr. Robert Mowat, Architect, presented the site and grading plans and answered questions
regarding the size and placement of the proposed'pool.
Mr. Michael Lane, Designer, added information': regarding placement of the house on the site
and negative impacts of an alternative placement for the pool.
BURGER/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 7:19 P.M.
Passed 5-0.
Commissioner Siegfried felt that the proposed location of the pool was the least impactful site
available; Commissioner Guch concurred. Commissioner Burger noted that her concerns were
alleviated since there would be no house on the' adjacent property located near the proposed
pool.
Commissioner Tucker noted that while the house and pool were well designed, she was
concerned that granting a variance could have an adverse impact on adjacent properties; she
stated that she could not make Findings 4 and 5 as required. Chairwoman Harris noted the
limitations of the site in question as opposed to the size of the adjacent lot.
BURGER/SIEGFRIED MOVED APPROVAL' OF DR-87-054 AND V-87-005 PER THE
MODEL RESOLUTION. Passed 4-1, Commissioner Tucker opposed.
PLANNING COMMISSION MEETING Page
JUNE 10, 1987
PUBLIC HEARINGS;
7. DR-87-029 Rosenberg, 14134 Dorene Ct., request for design review approval of a
SM-87-003 new 6,165 sq.ft. two-story'.home in the NHR zoning district per Chapter
15 of the City Code. Also consider granting site modification approval of
the proposed pool location per Chapter 14 of the City Code.
Planning Director Hsia presented the Report to the Planning Commission of June 10, 1987.
The Public Hearing was opened at 7:25 P.M.
Mr. Rosenberg, Applicant, made himself available for questions.
BURGER/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 7:28 P.M.
Passed 5-0.
Chairwoman Harris objected to the proposed size of the house and noted efforts to limit the
size of other homes in the area.
SIEGFRIEDBURGER MOVED APPROVAL 'OF DR-87-029 AND SM-87~003, MAKING
THE FINDING THAT THE PROPOSED HOUSE WAS COMPATIBLE IN SIZE WITH
OTHER HOMES IN THE AREA. Passed 4-1, 'Chairwoman Harris opposed.
8. :V-87-004 Imperial Savings, 20473 Saratoga-Los Gatos Rd., request for variance
approval of plans to install a monument sign and increase the size of
lettering on the existing fascia signs at the above location in the C-C
zoning district per Chapter 15 of the City Code.
Commissioner Tucker reported on the land use visit.
Planning Director Hsia presented the Report to the Planning Commission, June 10, 1987.
The Public Hearing was opened at 7:35 P.M.
Ms. Ginny Kosar, Federal Sign Co., stated that Imperial Savings would be willing to leave
the current fascia signs as presently existed; in addition, they were willing to redesign the
monument sign to be more compatible with the area - a wooden sign with floodlighted
illumination was suggested.
She noted the extraordinary circumstances at the current location, namely, quick moving
traffic, confusion at the intersection at Big Basin Way and the difficulty at finding the bank
itself.
Mr. Mike Gion and Ms. Marlene Dippell, Imperial Savings Bank, were available for questions.
Commissioner Burger suggested moving the fascia sign closer to the street for clearer
visibility.
Mr. Gene Zambetti, 14575 Oak Sweet, Saratoga, noted the difficulty of making the necessary
findings required for this variance and added that this organization had been denied variances in
the past on the issue. With regard to:
Finding 4: granting a variance would be to grant special privilege, inconsistent with the
limitations on this property and within the C-C zoning district in the Village; this variance
would be injurious to the Village and would bring about additional signs.
Findings 7: granting this variance would introduce a visual, inharmonious element to the
zoning district in question. He suggested that this Applicant be asked to underground
utilities on their site.
Chairwoman Harris noted the traffic hazards at this site even for residents of the area.
Commissioner Guch favored a Continuance of the Application as requested by the Applicant.
Commissioner Siegfried favored granting the variance; such would not set a precedent.
PLANNING COMMISSION MEETING Page 4
JUNE 10, 1987
PUBLIC HEARINGS Continued
Commissioner Tucker noted for the record that she was not favorable to the granting of this
variance, citing the fact that banks were used by :.regular customers who would be familiar with
the location of their bank. She noted that th~ Section of the City Code cited applied to
shopping centers, not banks.
Ms. Dippell stated that they received daily call~ regarding directions for getting to the bank.
Ms. Kosar reiterated the request for a variance, citing examples of other signs in the City.
The City Attorney noted for the record that the Applicants were withdrawing their request for
the fascia sign.
The Public Hearing remained opened.
GUCH/BURGER MOVED TO CONTINUE V-87-004 TO JULY 8, 1987. Passed 5-0.
9. SD-87-005 Brown, 14470 Oak PI., request for tentative building site and design
DR-87-043 review approval of plans to construct a new 2,426 sq.ft. one-story single
family residence in the R-1.-10,000 zoning district per Chapters and 15 of
the City Code.
Commissioner Burger reported on the land use visit.
Planning Director Hsia presented the Report to the Planning Commission, June 10, 1987.
The Public Hearing was opened at 7:55 P.M.
Mr. David Pines, Project Architect, made an extensive study of the existing neighborhood;
photographs and slides were presented to demonstrated the mixed architectural styles of this
neighborhood and the placement of garages and driveways on Oak Street.
The proposed one-story house was designed to fit between existing two-story homes, stepped
on the east to make the transition between homes on either side. The adjacent Mansion's
circular driveway would not be utilized to serve the new residence; negative impacts were cited.
Instead, the proposed driveway would be oriented to Oak Place and use turf block which
would appear as a lawn from the street; the neighborhood environment would be best served
with placement of the driveway as proposed. He reviewed the design elements of the house:
siding, wood shingle roof, double hung windows, French doors and a trellises. ,
The 2364 square footage included the garage but not the open trellised area; he questioned the
logic of counting the trellised area in the total square footage. The site had 39% impervious
coverage; there were no windows placed where they would impact adjacent homes.
Mr. Norm Manioni, who appeared as counsel for the Applicant, pointed out the following
considerations:
- Legal considerations; the driveway of the adjacent Mansion had exclusive easement across
the lot in question; this area is unavailable to the Applicant.
Design considerations; placement of the driveway as proposed would invite cars to park in
the front of the property, making the street unattractive.
The City Attorney requested a recorded deed to determine whether the Applicant did or did not
have rights to the property covered by the circular driveway.
Ms. Holly Davies, 14478 Oak Place, Saratoga, cited a letter of April 27, 1987, to
Councilmember Moyles and noted the impact .on adjacent homes of the circular driveway
which extended over property lines.
- Before incorporation, the proposed house would not have been placed on a 50 ft. wide lot.
- Today, no one would build this house on such a lot
- No one should be allowed to build on this property. She asked that this project be denied.
The City Attorney addressed comments made in the letter of April 27, 1987; he reviewed
merger ordinances adopted by adjacent cities and stated that the Saratoga Ordinance was the
most restrictive. He added that the property in question was a legal lot of record.
PLANNING COMMISSION MEETING Page 5
JUNE 10, 1987
PUBLIC HEARINGS Continued
Ms. Jane Pinel, 14472 Oak Place, Saratoga, noted concerns as stated in letter, May 26, 1987:
- Bulk of the proposed house
- Height of the proposed house
- Access to the garage was intrusive
- Additional concerns were proposed color and the need for a survey of the property.
Ms. Delores Smith noted the impacts of this proposal on her home and asked the Commission
for consideration of the existing neighborhood.
Mr. Gene Zambetti, 14575 Oak Street, Saratoga, reviewed the status of this property and
asked that information be obtained from the appropriate agencies; Chairwoman Harris noted
that "Exhibit "A" Conditions of Approval addressed this concern. Planner Caldwell confirmed
that the appropriate agencies had been contacted; their responses were recorded in Exhibit "A."
Mr. Pines stated that a fire hydrant was not requiied on this property.
BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 8:39 P.M. Passed 5-0.
COmmissioner Burger noted the thought given to this application; while she felt that the home
was well designed, the total square footage needed to be reduced. She noted concerns
regarding perception of bulk, setbacks, and the overall size of the house. Commissioner
Siegfried concurred regarding square footage of the proposed house; his major concerns were:
Driveway, essentially there were two driveways on a limited frontage of property
Height of the structure needed to be reduced
Commissioner Guch concurred with the above and suggested consideration of turning the
garage to face another direction. In addition, sloe expressed concerns regarding the height of
the structure due to the proximity of adjacent homes and favored a color other than that already
used on the adjacent home. Commissioner Tucker stated that the above comments adequately
addressed her concerns.
Consensus reached that the square footage of the house be reduced to approximately 1700 sq.
ft., not including the garage; other concerns were height and bulk of the proposed house, front
yard setback in relation to the garage, and possible turning of the garage.
The City Attorney requested the Applicant to submit any documents demonstrating whether or
not the property owner had rights to use of the driveway; if in fact, there was an exclusive
easement of the driveway by the adjacent home owner, then the Applicant could not be given
credit for this space.
SIEGFRIED/GUCH MOVED TO CONTINUE APPLICATION SD-87-005 AND DR-87-043
TO JULY 8, 1987, MEETING OF THE PLANNING COMMISSION. Passed 5-0.
10. DR-86-055 Poellot, 12441 Parker RanCh Rd., request for design review approval of
V-87-009 plans to construct a new 7,121 sq. ft. one-story single family residence in
the NHR zoning district. Also consider granting variance approval to
allow an increase in the impervious coverage limit to 14,950 sq. ft. (40%)
where 9,244 sq. ft. (25%) is permitted per Chapter 15 of the City Code.
Commissioner Tucker reported on the land use visit.
Planning Director Hsia presented the Report to the Planning Commission, June 10, 1987.
The Public Hearing was opened at 9:12 P.M.
Mr. Mike Poellot, Applicant, stated that he fully understood the intent and significance of the
Saratoga Zoning Ordinances and intended to comply with the spirit of these laws. However,
there were certain conditions on this site that justified a variance; he noted that square footage
was only one element of the perceived bulk.
PLANNING COMMISSION MEETING Page
JUNE 10, 1987
PUBLIC HEARINGS Continued
Mr. Poellot stated that the second issue was impervious coverage; he felt that Staff had not
considered this aspect from the practicable or technical point of view. He reviewed the history
of the project for the benefit of the Commission and stated that they had worked with the Staff
from the beginning of the project. He added that it was important that advise received from
Staff be authoritative and reliable.
Mr. Bill Heiss, Engineer, noted that applicable Zoning Regulations had been changed; at the
time of the original approval of the Parker Ranch, the Ordinance allowed those portions of the
property that were dedicated as easements for Santa Clara Valley Water District to be included
~n the calculations. He presented slides of the recorded Map of the Parker Ranch showing the
SCVWD easement and reviewed the history of this property. He felt it inappropriate to exclude
the entire easement from the calculations and presented a written statement to this effect.
Mr. Louie Lui, Architect, noted the constraints of the site and reviewed the proposed plans for
the house.
In response to Chairwoman Harris' question, Mr. Poellot stated that building a one-story home
on the slope necessitated a higher ceiling to the rear portion of the house; lowering the overall
height of the house would require a flat building pad, which in turn would demand extensive
grading of the site. Applicants felt it more appropriate to work with the natural slope of the
land.
BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 9:45 P.M. Passed 5-0.
Commissioner Siegfried felt that overall square footage of the house and impervious coverage
of the site needed to be reduced. Commissioner Guch agreed and suggested a reduction in the
driveway; Commissioner Burger concurred and asked that the height of the structure be further
addressed. Planner Caldwell stated that the three properties to the north of the site in question,
which had similar easements, had 24% impervious coverage and were 4700 to 5300 square
foot homes; these homes were constructed after a change in the Zoning Ordinance.
Consensus reached to Continue this Item to the Study Session on June 16, 1987; Planning
Commission hearing on July 8, 1987.
GUCHFFUCKER MOVED TO CONTINUE DR-86-055 AND V-87-009 TO JULY 8, 1987.
Passed 5-0.
MISCELLANEOUS;
11. AZO-86-002 Ordinance amending City Code Sections 15-80.020 and 15-80.080
pertaining to radio and television antennas, reconsideration of ordinance
on referral from City Council.
The City Attorney presented the Memorandum of June 1, 1987, and reviewed the status of this
Ordinance amendment.
The Public Hearing was opened at 10:00 P.M.
Mr. Bill Robinson, Emergency Services Coordinator, reviewed the safety features of the
antenna structures and stated that the setbacks required and height allowed were major issues.
He suggested that the setback requirement be equal to the radius of the antenna which would be
a self limiting factor.
The City Attorney clarified the language used in the proposed Ordinance amendment.
Consideration that the setback required would be half of the antenna structure; Commissioner
Siegfried noted that the above required setbacks would not allow placement of the antenna in
the side yard.
PLANNING COMMISSION MEETING Page 7
JUNE 10, 1987
MISCELLANEOUS Continued
BURGER/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 10:19 P.M.
Passed 5-0.
Consensus reached that the required setback be half the height of the antenna structure, that the
Use Permit process would be utilized in the R-l.-40,000 zoning district or greater, antenna to
be 30 ft. without guide wires. The City Attorney to provide the Commission with a revised
Ordinance amendment.
12. Letter from J. Magnuson dated May 13, 1987, for consideration and recommendation.
Planning Director Hsia stated that the Council wished the Commission to consider this
communication and make any recommendation back to the Council; Consensus that the
Planning Director communicate the to the CounCil that the Commission considers the present
Ordinance sufficient.
COMMUNICATIONS;
Written:
1. Minutes of Committee-of-the-Whole, May 19,1987, - Noted and filed.
2. Conflict of Interest, 3rd Draft (for Planning COmmission Information) - Noted and filed.
3. Letter from Susan Nowacki re: Revision to Design Review Ordinance - Noted and filed.
Oral by Commission: Commissioner Burger reported on the Council Meeting of June 3, 1987.
AD.IOURNMENT;
SIEGFRIED/TUCKER MOVED TO ADJOURN THE MEETING OF THE PLANNING
COMMISSION AT 10:35 P.M.
Carol A. Probst-Caughey ' /