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HomeMy WebLinkAbout06-24-1987 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION MINUTES DATE: June 24, 1987 - 7:00 P.M. PLACE: Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Roll Call: Present: Chairwoman Harris, Commissioners Guch, Burger, Tucker, Clay Absent: Commissioner Siegfried Approval of Minutes: BURGER/TUCKER MOVED APPROVAL OF MINUTES OF JUNE 2, 1987, AS SUBMITTED. Passed 4-0-1, Commissioner Guch abstaining. The City Attorney asked that in the Minutes of June 10, 1987, Page 4, fourth paragraph from the bottom, to read, Mr. Norm Matteoni appeared as counsel for the Applicant." In the final paragraph, to read, "...the Saratoga Ordinance was the most restrictive..." Chairwoman Harris asked that on Page 6, sixth paragraph, figures to read, "4700 to 5300 square foot homes.." GUCH/BURGER MOVED APPROVAL OF MINUTES OF JUNE 10, 1987, AS AMENDED Passed 5-0. Deletions to the Agenda: - None. 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 19, 1987. PUBLIC HEARINGS CQNSENT CALENDAR: 1. UP-87-006 Dividend Development, 11995, 12023, 12051 Beauchamps Ln., request for use permit approval to allow model home/sales office complex for three lots (Lots 1, 2 and 3)i in the Beauchamps subdivision in the NHR zoning district per Chapter 15 of the City Code. 2. V-87-006 J. Lohr, 18751, 18759, 18767, 18775, 18783, 18795, 18809 Cabernet, request for variance approval to allow a 9 ft. high fence along the rear property lines where 6 ft. is allowed in the R-l-10,000 zoning district per Chapter 15 of the City Code. 3. SD-86-005 Levine, 20950 Verde vista Ln., request for tentative map approval for a two-lot subdivision of a partially developed 3.83 acre site located at 20950 Verde Vista Ln., in the R-I-40,000 zoning district per Chapters 14 and 15 of the City Code. A Negative Declaration has been prepared for the project. 4. DR-87-045 Welsh, 20325 Saratoga Vista Ct., request for design review approval of plans for a 299 sq. ft. addition to the story of an existing 2-story home in the R-1-10,000 zoning district per Chapter 15 of the City Code. 5. DR-87-063 J. Lohr Properties 19548 Chardonnay Ct., request for design review approval to allow construction of a new 3,793 sq. ft. single story home in the R- 1.-12,500 zoning district per Chapter 15 of the City Code. PLANNING COMMISSION MEETING Page 2 JUNE 24, 1987 PUBLIC HEARINGS CONSENT CALENDAR Continued 6. DR-87-062 J. Lohr Properties, 19606 Via Escuela, request for design review approval to allow construction of a new 3,772 sq. ft. single story home in the R-1-12,500 zoning district per Chapter 15 of the City Code. BURGER/TUCKER MOVED APPROVAL' OF PUBLIC HEARINGS CONSENT CALENDAR. Passed 5-0. PUBLIC HEARINGS; 7. Senior Housing - City of Saratoga, consider report prepared by Planning Staff and recommendations City Council regarding senior housing issues in Saratoga. The report updates the 1977 Senior Housing Task Force Report, makes recommendations regarding potential sites for senior housing, design .and location standards and possible code amendments. Planning Director Hsia presented Report to the Planning Commission, dated June 19, 1987. Chairwoman Harris noted concern regarding any change to the General Plan which would be required in order to implement the Report; the City Attorney outlined necessary procedures in order to implement any change. Commissioner Burger added that the report was prepared at the request of the City Council and was not a policy statement. The Public Hearing was opened at 7:22 P.M. Col. E.T. Barco, 19101 Camino Barco, addressed the following points: - Noted his personal and professional interest in the housing issue - Senior citizen housing was, in fact, multiple housing - Site criteria as stated in the Report was misleading and incomplete - Only Site 2 would have met criteria established by a private group seeking sites for senior citizen centers - A hearing at this time was premature with insufficient notice being given to the public - Allowing senior citizen housing in single family, residential neighborhoods was in gross violation of the General Plan and contrary to principles upon which the City was founded -. The public hearing needed to be continued to allow adequate time for review Mr. Bob Swanson, 19305 C'risp Ave., Saratoga, stated that with regard to Site 2, residents felt strongly that this area should be reconfirmed as a R-I-40,000 zoning district; residents were surprised and concerned by the Staff Report on Senior Housing. Mr. Guenther Machol, Ronnie Way, Saratoga, raised the following concerns: Questioned the validity of the survey upon which the Staff Report was based Did the survey measure need or did it measure desire Noted the lack of information on income levels and qualifying age to be considered a senior citizen raised the question of what ass being measured in the survey? Noted the conflict with the General Plan HouSing Element Asked that R-1 zoning be eliminated from consideration of sites for senior housing. Ms. Margaret Russell, 12776 Saratoga Glen Ct., Saratoga., strongly opposed identifying sites for senior citizen housing in R-1 districts; such thwarted the intent of the General Plan. She suggested the following considerations before intensifying land use in R-1 zoning: goals and policy statements in 1983 General Plan, area plan guidelines and the 1984 Housing Element. Ms. Carol Machol, Ronnie Way, Saratoga, recalled the history of the 1979 and 1984 Housing Element and felt that the Report was in violation of the goals and policies encompassed in the current General Plan. She noted efforts to maintain and protect the low density of residential neighborhoods. Site 5 in particular, should be described as being bordered by single family residential on three sides rather than on only one. PLANNING COMMISSION MEETING Page JUNE 24, 1987 PUBLIC HEARINGS Continued Mr. Jerry Lohr, 18755 Montewood Dr., Saratoga, suggested consideration of the fact that there were three times the number of seniors than there were when the issue of senior housing was first discussed. While the Commission needed to listen to the request that there be no senior housing in single family, detached residential areas, he noted that the Report was the most comprehensive he had seen. He suggested identification of smaller sites for location of a senior center. Mr. Bert Toevs, Chairman, Housing Committee, Saratoga Area Senior Coordinating Council, commended the Staff Report; he viewed such as a subject for consideration by the Community. Mr. Richard Drake, Saratoga, commended the Staff for an outstanding piece of work; he stated that a disservice would be done without full consideration of senior citizen issues. He noted the changing complexion and needs of the City of Saratoga. Consensus reached by the Commission to continue this item to a Study Session on June 30th with the continued Public Hearing being held on July 22, 1987. Request made by the Commissioners to receive copies of the 1977 Task Force Report for review. The Public Hearing remained open. Mr. Philip Boyce requested removal of Public Hearings Consent Calendar Item 3, SD-86-005; he reviewed the background of the property in question and noted his concern regarding the proposed subdivision. He added that the geological soil on this site may be unbuildable and noted the lack of conditions regulating ranoff from the Creek. TUCKER/HARRIS MOVED TO RECONSIDER SD-86-005. Passed 3-2, Commissioners Guch and Burger opposed. 3. SD-86-005 Levine, 20950 Verde Vista Ln., request for tentative map approval for a two-lot subdivision of a partially developed 3.83 acre site located at 20950 Verde Vista Ln., in the R-l~40,000 zoning district per Chapters 14 and 15 of the City Code. A. Negative Declaration has been prepared for the project. Commissioner Tucker reported on the land use visit. Planning Director Hsia presented the Report to the Planning Commission, June 24, 1987. The Public Hearing was opened at 8:17 P.M. Ms. Eleanor Levine, Applicant, noted a correction to the Staff Report that there was no greenhouse on the property and stated that the driveway was only for use by property owners and the house to the east. Mr. Marvin Kirkeby, Project Civil Engineer, noted that the lot split was designed in accordance with City ordinances; the Applicant would have no objection to standard conditions of Public Works Department to control the drainage from the proposed building sites. Ms. Hazel Anderson, 20972 Sara Hills Dr., Saratoga, was opposed to the granting of a variance for this property. She noted assurances received that the area would not be further developed and added that the development would be built on fill land. Mr. Philip Boyce reiterated the seriousness of the geological issue and asked that the Commission address at some time in the future, the issue of division and subdivision of properties. The City Attorney noted that the there was no restriction placed on the property when sub- divided seventeen years ago which would prevent.further subdivision. GUCH/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 8:27 P.M. Passed 5-0. BURGER/GUCH MOVED APPROVAL OF SD-86-005 PER THE MODEL RESOLUTION. Passed 5-0. PLANNING COMMISSION MEETING Page 4 JUNE 24, 1987 PUBLIC HEARINGS Continued 8. V-87-012 Waller, 14475 Oak Place, consider granting variance approval to allow construction of an attached garage within the rear setback area on a triangular lot in the R-l-10,000 zoning district per Chapter 15 of the City Code. The minimum distance to the interior side lot line is 4 ft., while the minimum distance to the alley is 10 ft. Commissioner Burger reported on the land use visit. Planning Director Hsia presented the Report to the Planning Commission, June 24, 1987. The Public Hearing was opened at 8:54 P.M. Mr. Joe Waller, Applicant, stated that the Staff Report addressed every item correctly and answered questions addressed by the Commission. Ms. Holly Davies, 14478 Oak PI., Saratoga, felt that variance approval should not be granted on the grounds that such would contribute substantially to the overbuilding of the Old Oak Place neighborhood. She noted that the original house itself encroached on setbacks. Mr. Steve Richard, Saratoga, stated he was 'representing Ms. Janice Singletary on this Application and the following Item; he was not in support of this request for a Variance. Mr. William Plimpton, Architect, noted that the existing garage would be demolished and a new two car garage would replace it. BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 8:44 P.M. Passed 5-0. Commissioner Burger felt that there was no other logical site for the proposed garage and noted potential damage to the integrity of the neighborhood and the home if the garage were sited in the front yard; Commissioner Guch concurred. BURGER/GUCH MOVED APPROVAL OF V-87-012 PER THE MODEL RESOLUTION, ADDING A CONDITION TO READ, "THE PORTICO SHALL NOT BE ENCLOSED." Passed 5-0. 9. 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. Commissioner Tucker reported on the land use visit. Planning Director Hsia presented the Report to th.e Planning Commission of June 24, 1987. Planner Caldwell noted in SD-87-004, VII, SpeCific Conditions - Planning Department, add C. "The Conditions of V-87-012 be completed prior to final building site approval." The Planning Director noted the following letters received from: - Ms. Janice Singletary, June 1, 1987 - Mr. Darrell Dukes, June 5, 1987 The Public Hearing was opened at 8:54 P.M. Mr. Joe Waller, Applicant, deferred to his archite'.ct. Mr. William 'Plimpton stated that the applicatioti for the variance was applied for in order to make the structure more compatible and in alignment with adjacent structures. He reviewed the design features of the proposed house, noting considerations given to the site and adjacent homes, submitted photographs of the site and answered questions addressed by the · Commission. PLANNING COMMISSION MEETING Page JUNE 24, 1987 PUBLIC HEARINGS Continued Mr. Steve Richard stated that the best use of the property in question was to leave it as it was. He requested consideration of a recent decision of the Commission requesting that applicant to reduce the proposed house to approximately 1500 sq. ft; issues raised by Mrs. Singletary were: - Privacy - Neighborhood character Ms. Holly Davies, 14478 Oak Pi., Saratoga, stated that design and site approval should not be granted for the following reasons: - Size of the proposed house was entirely too large for the site in question - Height at 28 ft. was too high; the adjacent house was only 24 ft. high - A two story house between existing two story houses would result in the perception of excessive bulk. - Entry proposed would require the motorist tO back into a blind curve on the street and thus be a traffic and safety hazard - The "Disneyland" design of the house would be extremely incompatible with the existing neighborhood BURGER/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 9:08 P.M. Passed 5-0. Commissioner Burger commented on the loveliness of the proposed design; however, she noted the narrowness of the lot in question and stated that she could not support the requested variance nor the home as presently designed. She suggested that the proposed square footage be reduced by half and the height significantly reduced; Commissioners Tucker and Guch concurred. Commissioner Clay questioned the. scale of the model presented; Commissioner Burger responded that since the mature trees on the property were not on the model, the illusion of space might have been given. Chairwoman Harris concurred with the above and reiterated the comment of Ms. Davies regarding the safety hazard of the proposed driveway. BURGER/GUCH MOVED APPROVAL OF SD-87-004 WITH A CONDITION C. ADDED TO VII, TO READ, "THE CONDITIONS OF V-87-012 BE COMPLETED PRIOR TO HNAL BUILDING SITE APPROVAL." Pass.ed 5-0. BURGER/TUCKER MOVED TO DENY V-87-003. Passed 5-0. GUCH/BURGER MOVED TO CONTINUE DR-87-014 TO A STUDY SESSION ON JULY 14TH, WITH THE PUBLIC HEARING ON AUGUST 12, 1987. Passed 5-0. Break 9:15- 9:30 P.M. 10. DR-87-014 J. Lohr Properties, 18787 Montewood, request for design review approval of a new 5,760 sq. ft. two story single family home in the R-I-40,000 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 Conm~ission, June 24, 1987. The Public Hearing was opened at 9:33 P.M. Mr. J. Lohr, Applicant, noted the following considerations: - The hip roof would require bracing, making it difficult to find useable space in the attic area; in addition, there were no windows nor stairway to the this area. - Height; originally the Applicant planned on padding the lot; however, Staff recommended that the Redwood tree to the rear of the house be preserved. Thus, the house would be moved forward--in which case it was not appropriate to pad the lot. Without this padding, the house would be two and a half feet lower on the lot. Mr. Lohr asked that this Application not be continued to July 22nd due to time constraints. He offered to lower the pitch of the roof if necessary. PLANNING COMMISSION MEETING Page JUNE 24, 1987 PUBLIC HEARINGS Continued BURGER/GUCH MOVED TO 'CLOSE THE PUBLIC HEARING AT 9:40 Commissioner Burger noted that due to the large lot and adjacent large homes, there was not a perception of bulk; she was not concerned regarding the additional 120 sq. ft. However, she favored moving the house back 15 feet, even with the removal of one Redwood tree. Mr. Lohr stated that he also favored this option since this plan would be the most compatible with the neighborhood. Commissioner Guch stated that she preferred the house to be 28 feet in height, rather than the 30 feet requested; however, she noted that the proposed house was compatible with the neighborhood and also favored moving the house back 15 feet; Commissioner Guch felt that the height differential was inconsequential and added that moving the house to the rear would be more beneficial tothe neighborhood. BURGER/TUCKER MOVED APPROVAL OF DR-87-014, ADDING THE CONDITION THAT THE HOUSE BE MOVED BACK ON THE PROPERTY AN ADDITIONAL 15 FEET WITH REMOVAL OF ONE REDWOOD TREE; DELETE CONDITION 4. Passed 5-0. 11. SDR-1612.1 Morrison, 14234 Saratoga-Sunnyvale Rd., request for tentative building DR-87-037 site and design review approvals of plans to construct 12 apartment units in 2 buildings in the R-M-3,000 zoning district per Chapters 14 and 15 of the City Code. A Negative Declaration has been prepared for this project. Commissioner Burger reported on the land use visit. Planning Director Hsia presented the Report to the Planning Commission, June 24, 1987. Planner Caldwell noted the following changes; - In III, Specific Conditions - Saratoga Fire District: delete Condition 9 Technical Information and Staff Analysis, Accessory Building Garage, "Left side: 25 ft." The Public Hearing was opened at 9:50 P.M. Mr. Dave Morrison, Property co-owner, presented a model of the property and a diagram. He stated that the finished building would place the basement two feet above grade; the diagram presented showed the street grade, not the finished grade. The City Attorney noted that at a previous hearing on this Item the Commission interpretated what constituted a "basement" and defined a "grade," since there was no guidance from the Ordinance. The Applicant confirmed that if measured from the building, the grade would be two feet. Mr. Morrison also addressed the requirement of Santa Clara Water District that there be a fence between the existing townhouses and the creek; City Ordinances did not allow a chain link fence. He requested information regarding suitable material for this fence. Parking requirement: there was space allowed for 75 parking stalls; however, the Applicant felt that this was excessive. He noted that parking requirements were the same for apartments as for townhouses/condominiums, cited differences in use and asked for consideration of alternatives for the 20 parking spaces he felt were unnecessary. The City Attorney reviewed the options available to the Commission at this time. BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 10:12 P.M. Passed 5-0 Chairwoman Harris noted her reluctance to see a solid fence constructed, blocking the view of the creek. Consensus reached that a corral type fence would satisfy the requirement of the Water District, conform with City Ordinances and meet the request of the applicant not to block the view of the creek. With respect to parking requirements in general, Commissioner Guch suggested that this issue be reviewed by the Conwnission. Commissioner Burger suggested consideration be given to holding some of the parking spaces in reserve; Planner Caldwell reviewed provisions set up in other cities to accommodate this situation. The. City Attorney suggested that the Commission, if so inclined, approve the project and reserve for a subsequent meeting, approval of arrangements for holding some parking spaces in reserve. The Staff would present the Commission with a report at that time. PLANNING COMMISSION MEETING Page 7 JUNE 24, 1987 PUBLIC HEARINGS Continued BURGER/GUCH MOVED APPROVAL OF A NEGATIVE DECLARATION. Passed 5-0. BURGER/CLAY MOVED SDR-1612.1, DELETING CONDITION III, 9. AND ADDING TO V.2., "..PER STAFF APPROVAL." Passed 5-0. BURGER/GUCH MOVED TO APPROVE DR-87-37 WITH STAFF MAKING A DETER- MINATION REGARDING THE HEIGHT/NUMBER OF STORIES AND CHANGING CONDITION 5, EXHIBIT B, TO STATE 'THAT STAFF WILL REPORT TO THE COMMISSION REGARDING FURTHER ACTION ON THE PARKING REQUIREMENT. Passed 5-0 12. 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 reviewed changes made in the Ordinance since the previous hearing. The Public Hearing was opened at 10:27 P.M. There were no speakers. BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 10:28 P.M. Passed 5-0 GUCH/TUCKER MOVED APPROVAL OF A NEGATIVE DECLARATION. Passed 5-0. GUCH/TUCKER MOVED APPROVAL OF AZO-86-002, AS AMENDED. Passed 5-0. MISCELLANEOUS; 13. LL-87-002 Slavin/Cicero, 14345 Paul Ave., request for lot line adjustment between two substandard lots in order to construct a new residence on one of the lots in the R-l-10,000 zoning district. Commissioner Burger reported on a land use visit. Planning Director Hsia presented the Report to the Planning Commission of June 24, 1987. The Hearing was opened at 10:33 P.M. Ms. Cymbent, Westfall Engineers, stated that the Applicants wished to remodel the existing home and build a second home on the property. She noted that lots in the neighborhood were also substandard in size and that variances had been granted to adjacent property owners. She suggested the following consideration/alternative in regard to the lot line adjustment: To diminish the impact of narrowness of one of the lots, a Condition requiring that no fencing be placed along the side yard be placed on this Application Modification of the lot line to allow 8700 sq. ft. lot for the existing house, decreasing the newly formed lot to 6300 sq. ft. Upon approval of the lot line adjustment, the Applicants would 'request permits to remodel the existing residence, upgrading it to approximately 1600 sq. ft. and constructing a new house of approximately 1700 sq. ft. She reviewed the diagrams submitted in response to questions addressed by the Commission. The City Attomey noted that conditioning a lot line adjustment was prohibited under State Law. Ms. Pat Cicero, Applicant, stated that she had resided in this house since 1975 and she was interested in upgrading the Paul Ave. area. Secondly, she had both sentimental and economic reasons for requesting a remodel of the existing house and wished to build the second house for use by her sister. She noted the attractiveness and enhancement of the lot and presented a petition signed by neighbors. BURGER/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 10:42 P. M. Passed 5-0. PLANNING COMMISSION MEETING Page 8 JUNE 24, 1987 MISCELLANEOUS Continued Commissioner Burger noted the unusualness of the request; however, the Commission supported the upgrading of the Paul Ave. area. To the favor of the Application, she noted the interest and variety that would be introduced into the neighborhood. Planning Caldwell noted that granting a lot line adjustment would create a zoning violation for a portion of the front yard setback of the existing house; thus, Staff had difficulty m~ing the necessary findings. The City Attorney reviewed City Code requirements and noted the impacts on building on Parcel B. Commissioner Guch noted the difficulty of making the required findings. Consensus reached by the Commission that this Application would be continued to August 12, 1987, to allow the Applicants time to request Variance approval from the front setback requirement of the exiting house. Planner Caldwell noted for the record that Staff may recommend denial of the Variance request since findings were made due to the natural features of a lot; she noted that the Commission was not stating that they would approve the lot line adjustment request at future hearings but rather, that the variance would be considered at that time. She added that it was imperative that the Applicant understand the situation. 14. Review of Planning Commission Bylaws .................................................... ~ ...................................................... Planning Director Hsia presented the Memorandum of June 24, 1987. The City Attorney noted minor changes made since the previous hearing on this Item. BURGER/GUCH MOVED APPROVAL OF THE PLANNING COMMISSION BYLAWS AS AMENDED. Passed 5-0. COMMUNICATIONS: Written: 1. Minutes of the Committee-of-the-Whole dated June 2, 1987, - Noted and filed. 2. Minutes of Heritage Preservation Commission of May 6, 1987, ~ Noted and filed. 3..Op.en Space Preservation: A Program for Santa Clara County, April 1987 - Noted and filed 4. Letter from Mr. L.Dans Callans tendering his resignation from the Planning Commission. Oral by Commission: Commissioner Guch reported on the June 17, 1987, Meeting of the City Council. ADJOURNMENT; The Meeting of the Planning Commission was adjourned at 11:22 P.M.