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HomeMy WebLinkAbout09-09-1987 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION MINUTES DATE: September 9, 1987 - 7:03 P.M. PLACE: Civic Theater, 13777 Fruitvale A~,enUe, Saratoga, CA TYPE: Regular Meeting Roll Call: Present: Chairwoman Harris, Commissioners Guch, Siegfried, Burger, Tucker, Clay, Kolstad Approval of Minutes: Meeting of August 25, 1987 Commissioner Guch requested a change on Page 7, fourth paragraph, final sentence to read, "She complimented the Applicants on the architectural redesign of the project as it more closely compliments the Village atmosphere." GUCHfFUCKER MOVED APPROVAL OF. MINUTES OF AUGUST 25, 1987, AS AMENDED. Passed 6-0-1, Commissioner Burger abstaining. ORAL COMMUNICATIONS: None REPQRT OF CLERK ON P~)STING QF AGENDA; Pursuant to Government Code 54954.2, the agenda for this Meeting was properly posted on September 4, 1987. PUBLIC HEARINGS CQNSENT CALENDAR; 1. DR-87-076 Roy, 14150 Dorene Ct., request for design review approval of plans to construct a new 3,960 sq. ft. two-story home in the NHR zoning district per Chapter 15 of the City Code. Continued to September 23, 1987. 2. SD-87-010 Rodoni, Saratoga-Sunnyvale Rd. & Gerald Zapelli Ct., request for approval of a 2-1ot subdivision of .77 acres of partially developed property in the R-1-12,500 zoning district per chapter 14 of the City Code. Continued to September 23, 1987. 3. DR-87-068 McGrade/Featherstone, 18661 Allendale Ave., request for design review approval of a second 'story addition to an existing single family home in the R-1-10,000 zoning district per Chapter 15 of the City. Code. After the addition, the home will be 2,948 sq. ft. Continued from August 26, 2987. 4. DR-87-104 Narog, 13970 Albar Ct., request for design review approval of plans to construct a new 4,417 sq. ft. two-story home in the NHR zoning district per Chapter 15 of the City Code. 5. DR-87-07 1 James, 14294 Elva Ave., request for design review approval of plans to construct a new 3,160 sq. ft. two-story home in the R-l-10,000 zoning district per Chapter 15 of the City Code. 6. DRo87-086 Parker, 21427 Continental Circle, request for design review approval of plans to construct a new 5,890 sq. ft. two-story home in the NHR zoning district per Chapter 15 of the City Code. 7 . DRo87-112 Leverett, 13946 Damon Ln., request for design review approval to construct a new 4,933 sq. ft. two-story home in the NHR zoning district per Chapter 15 of the City Code. PLANNING COMMISSION MEETING Page SEPTEMBER 9, 1987 PUBLIC HEARINGS CONSENT CALENDAR Continued 8. LL-87-004 Parnas, 21793 Congress Springs Ln., request for lot line adjustment and DR-87-080 design review approval of a new 4,994 sq. ft. one-story single family home in the NHR zoning district per Chapters 14 and 15 of the City Code 9. DR-87-098 Timothy Sprinkles, 13957 Albar Ct., request for design review approval to construct a new 5,359 sq. ft. two-story single family home in the NHR zoning district per Chapter 15 of the City Code. 10. ZC-87-001 Russian River Land Co., Inc., Belnap Way, requesting prezoning of approximately 1.5 acres of vacant property from County hillside zone to City HC-RD, hillside conservation-residential district in order to facilitate annexation into the City. Property located on Belnap Way in the Bohlman Road area. Chairwoman Harris noted that Public Hearings Consent Calendar Items 1 and 2 had been continued to September 23, 1987. Mr. Donald G. Postelle requested removal of Public Hearings Consent Calendar Item 3. A member of the public requested removal of Public Hearings Consent Calendar Item 4. Commissioner Tucker and a member of the aud. ience requested removal of Public Hearings Consent Calendar Item 5. Commissioner Clay requested removal of Public Hearings Consent Calendar Item 8. Chairwoman Harris requested removal of Public Hearings Consent Calendar Item 9. BURGER/SIEGFRIED MOVED APPROVAL OF PUBLIC HEARINGS CONSENT CALENDAR ITEMS 6, 7 AND 10. Passed 7-0. 3. Dr-87-068 McGrade/Featherstone, 18661 Allendale Ave., request for design review approval of a second story addition to an existing single family home in the R-l-10,000 zoning district per Chapter 15 of the City Code. After the addition, home will be 2,948 sq. ft. Continued from August 26, 1987. Planning Director Hsia presented the Report to Planning Commission of September 9, 1987. The Public Hearing was opened at 7:08 P.M. Mr. Donald G. Postelle, 18645 Allendale Ave., Saratoga, noted the following concerns: Privacy invasion from the proposed two-story structure; Preservation of the rural atmosphere in the City of Saratoga Citing Exhibit "B", Findings 1 and 4, he asked the Commission to deny the project. Mr. Mike Schott, Agent for Applicants, stated that the proposed house was specifically designed to reduce privacy impairments especially for neighbors to the east of the property; east elevation site plans were cited showing that there were no windows on this side. The only view from the second story was the window of the master bedroom from the north face. Ms. Danielle Barnett, 18645 Allendale Ave., Saratoga, noted the following concerns: Privacy impacts Two-story proposed structure in a one-story neighborhood; approval of such would change the atmosphere of the neighborhood. BURGER/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 7:16 P.M. Passed 7-0. Commissioner Siegfried noted that the Applicants proposed a 22 ft. high two-story structure approximately 38 ft. from the property line on an 11,565 sq. ft. lot in the R-l-10,000 zone; plans confirmed that the only visibility was from the master bedroom window. He questioned the possibility of further minimizing visual impact. Commissioner Burger concurred and stated that she would consider adding a condition requiring tall shrubs toward the rear (north east) of the property. PLANNING COMMISSION MEETING Page SEPTEMBER 9, 1987 PUBLIC HEARINGS CONSENT CALENDAR Continued Chairwoman Harris noted that she did not object to the proposed two-story house; however, she felt that the design was boxy and would stand out; Commissioner Tucker concurred that she would not vote for approval because she could not make the necessary findings and added that the development was composed of single story homes. BURGER/GUCH MOVED APPROVAL OF DR-87-068 PER THE MODEL RESOLUTION, ADDING A CONDITION OF APPROVAL REQUIRING PRIVACY LANDSCAPING IN THE EAST SIDE YARD. Passed 5-2, Chairwoman Harris, Commissioner Tucker opposed. 4. DR-87-104 Narog, 13970 Albar Ct., request for design review approval of plans to construct a new 4,417 sq. ft. two-story home in the NHR zoning district per Chapter 15 of the City Code. Commissioner Tucker reported on the land use visit. Planning Director Hsia presented the Report to Planning Commission of September 9, 1987. The Public Hearing was opened at 7:23 P.M. Mr. Michael Layne, Representing the Applicant, deferred to Mr. Malaird. Mr. Roy Malaird, adjacent property owner, noted concern for the landmark Oak tree. He had understood that the tree was to be preserved and had sited his house with reference to this tree. In response to a question, he stated that his two-story home was approximately 24 ft. in height. Mr. Layne responded to the above concerns, stating that: The Oak tree had been inspected by a tree surgeon; a copy of the report was on file. A condition requiring landscaping on the property line to screen the house could be added With respect to the visibility and the height of the proposed house, the finished floor of Mr. Malaird's house was approximately at 722 ft. at the ground floor level; the Applicant's finished floor was approximately at 701 ft. Additionally, the second story portion was in the attic area over the garage, thus the highest portion of the house was to the rear. - Difficulty of siting the house due to finding adequate turn around for emergency vehicles Amount of grading on the site was carefully considered '~.-' He summarized that the proposed house did not block Mr. Malaird's view of city lights. Responding to a question, he stated that the height could be reduced by flatening the roof; however, he noted the unattractiveness of a flattened roof. Commissioner Siegfried confirmed with Mr. Layne that the Applicants would be agreeable to having a City horiculturalist visit the site; if the tree were determined to be savable, Mr. Layne stated that the house could be moved further back on the lot. SIEGFRIED/CLAY MOVED TO CLOSE THE PUBLIC HEARING AT 7:43 P.M.Passed 7-0 Commissioner Siegfried was favorable to the proposed design of the home; he felt that neighbor's concerns about the Oak tree needed to be addressed and suggested that approval be conditioned upon a report of the City horiculturalist. If the tree were removed, appropriate landscaping would be installed; Commissioners Burger and Clay concurred. SIEGFRIED/CLAY MOVED APPROVAL OF DR-87-104 PER THE MODEL RESOLUTION ADDING THAT REMOVAL OF THE OAK TREE WAS SUBJECT THE CITY HORI- CULTURALIST'S REPORT: IF THE TREE COULD BE SAVED, APPLICATION SHOWING THE SHIFTING OF THE HOUSE TO ACCOMMODATE THE TREE TO BE REVIEWED BY THE COMMISSION. IF THE TREE COULD NOT BE SAVED, A CONDITION REQUIRING THE INSTALLATION OF A 24 INCH BOX REPLACEMENT TREE. COLORS SPECIFIED TO BE GREY '.STUCCO AND TEAK RED TILE ROOF. Passed 7-0 PLANNING COMMISSION MEETING Page 4 SEPTEMBER 9, 1987 PUBLIC HEARINGS CONSENT CALENDAR Continued 5. DR-87-071 James, 14294 Elva Ave., request for design review approval of plans to construct a new 3,160 sq. ft. two-story home in the R-l-10,000 zoning district per Chapter 15 of the City Code. Commissioner Tucker reported on the land use visit. Planning Director Hsia presented the Report to Planning Commission of September 9, 1987 The Public Hearing was opened at 7:48 P. M. Mr. David James, Applicant, deferred to Commissioner Tucker. Commissioner Tucker felt that the house was oversized for the lot and noted the 42% coverage. In addition, the small side yard setback made the house too impactful on the lot. Mr. James responded that a sizable portion of coverage was due to the garage/storage area; the proposed house was carefully designed for the lot and with, consideration for existing trees. Commissioner Burger noted recent applications and cited the Commission's efforts to limit square footage of houses on the smaller lots. Commissioner Guch concurred and cited Staff report, B. Perception of Bulk/Privacy. Mr. James stated that the two-story element of the house was to the back of the lot and did not exceed 23 ft. in height. Commissioner Siegfried concurred that a 300-400 sq. ft. reduction of the house was necessary although he had no objections to the proposed design. The Applicant was agreeable to attending a Study Session on September 15th with a Hearing on October 14, 1987. Mr. Gary Platnau, adjacent property owner on Paul Ave., noted concerns regarding: Window on the east elevation of the proposed. house which faced his lot Minimum front and rear yard setbacks Proper drainage; assurance were given to the speaker that the City Engineering Department would review any plans. The Public Hearing remained open. TUCKER/BURGER MOVED TO CONTINUE DR-87-071 TO OCTOBER 14, 1987. Passed 7-0. 8. LL-87-004 Pamas, 21793 Congress Springs Ln., request for lot line adjustment and DR-87-080 design review approval of.a new 4,994 sq. ft. one-story single family home in the NHR 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 the Planning Commission, September 9, 1987. Commissioner Clay commented that application was being made for a 28 ft. height, single story house. Chairwoman Harris noted that the.proposed house would back up to a hill; the Planning Director added that privacy was not a concern. In addition, Commissioner Burger noted that only a small percentage of the roof exceeded the height limitation. The Public Hearing was opened at 8:06 P.M. Mr. Wendall Roscoe, representing the Applicant, cited a rendering of the proposed house which showed that only 2% of the house exceeded the height limitation. He concurred with comments made at a previous application that 'the height gave style to the house and that flattening the roof was unattractive. He affirmed:that the house was backed into the hillside in an effort to meet the goal of the Commission of blending the house and site. Commissioner Siegfried commented on the beautiful design and felt that with the hill rising so dramatically behind the proposed house, he did not have concerns for this Application. BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 8:09 P.M. Passed 7-0. PLANNING COMMISSION MEETING Page 5 SEPTEMBER 9, 1987 PUBLIC HEARINGS CONSENT CALENDAR Commissioner Guch noted that square footage of the house was significantly below that allowed; in addition, the hill to the rear of the house would mitigate any impact due to height. GUCH/TUCKER MOVED APPROVAL OF LL-87-004. Passed 7-0. GUCH/TUCKER MOVED APPROVAL OF DR-87-080 PER THE MODEL RESOLUTION. Passed 7-0. 9. DR-87-098 Timothy Sprinkles, 13957 Albar Ct., request for design review approval to construct a new 5,359 sq. ft. two-story single family home in the NHR zoning district per Chapter 15 of the City Code. Commissioner Tucker reported on the land use visit. Planning Director presented the Report to the Planning Commission, September 9, 1987. Chairwoman Harris questioned Staff Analysis, statement regarding the percentage of the roof profile which exceeded the height limitation and commented that such was not in conformity with City Code Requirements; Commissioner Siegfried concurred. The Public Hearing was 8:13 P.M. Mr. Timothy Sprinkles, Applicant, addressed the following: Bulkiness and height in excess of 26 ft. limit'ation: the house was significantly below the square footage allowed and was specifically designed to minimize bulk Percentage of house exceeding the 26 ft.. height limitation. He was aware of the Commission's interest in reducing height and had made every effort to contain the height Disruption of terrain; every attempt had been made to blend the house with the slope. Cut, grade and fill balanced perfectly. Cited other applications approved at a 28-30. ft. height. Reducing the height of his house would block his view due the neighbors previously approved house Reviewed features of his lot and features of adjacent lots Mr. Marry Oakley, Architect, confirmed that the center of the roof exceeded the height limitation; however, he felt that only 5% of the roof was in excess of the height limit. Commissioner Burger summarized concerns reg~rding height; Commissioner Siegfried noted the steepness of the lot. Mr. Oakley added that due to the backdrop of the hill, there was no horizon nor ridgeline to show the house off; regardless of elevation from the street, the house blended in very well. Chairwoman Harris cited examples wherein height of homes on Mt. Eden Ct., Damon Ln. and Teedink Way had been. required to reduce proposed height. In response to a question, Mr. Sprinkles stated that a slate roof would blend in with the dark green background and a neutral, light colored tone which would blend in with the natural grasses during the summertime. Color samples had not been submitted. Consensus reached that the proposed height Was acceptable. Commissioner Guch noted concern regarding the perception of bulk and iwished to have color samples submitted. Commissioner Siegfried questioned the purpose of a study session; Commissioners Clay and Guch concurred. Commissioner Guch suggested that landscaping be conditioned to break up the perception of bulk. The Applicant was agreeable to the proposed conditions of approval. SIEGFRIED/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 8:39 P.M. Passed 7-0. SIEGFRIED/CLAY MOVED TO APPROVE DR-87-098 PER THE MODEL RESOLUTION ADDING CONDITIONS OF APPROVAL: 1) THAT COLOR OF THE ROOF AND FACADE BE REVIEWED BY THE COMMISSION AND 2) A LANDSCAPING PLAN BE PRESENTED FOR APPROVAL PRIOR TO ISSUANCE OF THE BUILDING PERMIT. Passed 6-1, Chairwoman Harris opposed. PLANNING COMMISSION MEETING Page SEPTEMBER 9, 1987 PUBLIC HEARINGS; 11. DR-87-051 Day, 20822 Beauchamps Ln., request for design review approval for the 6,058 sq. ft. two-story single family dwelling in the NHR zoning district per Chapter 15 of the City Code. Continued from August 12, 1987. Planning Director Hsia presented the Report to Planning Commission of September 9, 1987; Staff recommended denial without prejudice of this Application. The Public Hearing was opened at 8:43 P.M. Mr. Bill Day, William Day Company, apologized for not submitting a compete redrawing of plans. He stated that the floor plan had not been revised as such, rather the floor plan, especially to the rear, had been reduced within the existing footprint. There was no significant reduction of bulk from the front of the house. He noted time constraints and asked the Commission to visualize the bulk which had been eliminated; the height limitation had been exceeded by approximately 3%. He understood from the Study Session that Applicants would be favorably looked upon if the house were reduced 1 ft. in height; in addition, they would not be penalized for the doubled counted areas (about 600 sq. ft). He noted the difficulties of designing for a split pad lot and reducing the width of the house; he added that overall height had been reduced from 30 ft. to 27 1/2 ft. BURGER/GUCH MOVED TO CLOSE THE PUBLIC HEARING AT 8:50 P.M. Passed 7-0. Commissioner Burger reviewed the Committee-of-the-Whole recommendation and stated that a significant reduction in floor area and height had not been accomplished in the reduced sketch; she felt that concerns of the Commission had not been adequately addressed by the Applicant. Commissioner Kolstad made a site visit and felt that size of the proposed house was large for the lot. Commissioner Siegfried added that because of the split pad lot, two-story houses were being allowed on Lots 33, 34, 35; however, he fully concurred with Commissioner Kolstad and felt that the Applicant had not addressed this concem. Commissioner Tucker concurred with the above and added that a two-story home in the existing neighborhood would be impactful. GUCH/SIEGFRIED MOVED TO DENY WITHOUT PREJUDICE DR-87-051 PER FINDINGS IN EXHIBIT "B". Passed 6-0-1, Commissioner Kolstad abstaining. Break: 8:50 - 9:07 P.M. 12. DR-87-078 Ratner, 19103 Via Tesoro Ct., Request for design review approval of a new 7,329 sq. ft. two-story single family home which exceeds the 6,200 sq. ft. floor area standard for 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 Planning Commission of September 9, 1987. Planner Caldwell, responding to Commissioner Guch's question, stated that the Engineer who would prepare the Grading Plan would be able to calculate the various amounts of cut and fill. The Public Hearing was opened at 9:10 P.M. Mr. Maurice Camargo, Architect, stated that the Applicants had no objection to setting back and lowering the gazebo; color samples had been submitted. The house would be slightly higher than street level and an existing mound of uncompacted fill would be removed; in addition, plans called for a basement. Commissioner Burger noted that the amount of cut and fill reflected basement, driveway, pool, patio and pathways. PLANNING COMMISSION MEETING Page 7 SEPTEMBER 9, 1987 PUBLIC HEARINGS Continued : Mr. Arron Berman, 19140 Via Tesoro Ct., had no objection to this Application. Mr. Camargo reviewed the design elements of the house; Commissioner Siegfried noted that the design and style of the house was compatible with the existing neighborhood. GUCH/TUCKER MOVED TO CLOSE THE PUBIC HEARING AT 9:18 P.M. Passed 7-0. Commissioner Kolstad noted that the amount of cut and fill reflected repair work necessitated by other projects; he was favorable to this Application. GUCH/TUCKER MOVED TO CLOSE THE PUBLIC HEARING AT 9:18 P.M. Passed 7-0. GUCH/TUCKER MOVED TO APPROVE DR~87-078 PER THE MODEL RESOLUTION. Passed 7-0. 13. GP-87-002 City of Saratoga, Planning Commission consideration of an amendment to ZC-87-002 the General Plan to establish a retail commercial designation on approximately 4.42 acres of, partially developed property and prezone the property to CN, neighborhood commercial. A Negative Declaration has been prepared for the project. Planning Director Hsia noted the request of Mr. Christensen, Property Owner, to Continue this Application; Staff recommended a Continuance. The Public Heating was then opened. Mr. Mark Kato, Property owner, was favorable to an amendment of the General Plan. The City Att.omey reviewed the status of this Application. The Public Hearing remained open. GUCH/BURGER MOVED TO CONTINUE GP-87-002 AND ZC-87-002 TO SEPTEMBER 23, 1987. Passed 7-0. MISCELLANEOUS: : 14. SD-87-011 Cunningham, 14234 Paul Ave., clarification of a condition of subdivision to allow filing of final map providing a letter is received from San Jose Water Company stating that arrangements have been made for installation of a fire hydrant. ................................................... '7 ..................................................... Planning Director Hsia presented the Memorandum of September 9, 1987. SIEGFRIED/CLAY MOVED APPROVAL OF SD-87-011 PER THE MODEL RESOLUTION. Passed 7-0. ti:0MMUNICATIONS: Written: 1. Minutes of Heritage Preservation Commission of August 19, 1987, - Noted and filed. 2. Committee-of-the-Whole Minutes of August 18, 1987, - Noted and filed. Oral by Commission: Commissioner Kolstad reported on the City CounCil Meeting of September 2, 1987. PLANNING COMMISSION MEETING Page SEPTEMBER 9, 1987 ADJOURNMENT: The Meeting of the Planning CommissiOn was adjourned at 9:23 P.M. Re ectfully submilled, Carol A. P;obst-Caughey