HomeMy WebLinkAbout10-14-1987 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION
MINUTES
DATE: October 14, 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,
Clay, Kolstad
Approval of Minutes: Meeting of September 23; 1987
Commissioner Burger requested an addition on Page 5, final paragraph, to read,
"Commissioner Burger abstained noting that she was not present for the original Public
Hearing or for the subsequent Study Session arid the conclusions of that Study Session were
unclear."
GUCH/BURGER MOVED TO APPROVE THE MINUTES OF SEPTEMBER 23, 1987, AS
AMENDED. Passed 7-0.
Deletions to the Agenda:
Planner Caldwell noted in Application DR-87-1 i6, Exhibit "A" the deletion of 5. a) Geology.
ORAL COMMUNICATIONS: None.
PUBLIC HEARINGS CONSENT CALENDAR;
1. V-87-020 Chevron U.S.A., 20472'. Saratoga-Los Gatos Rd., request for a
variance to allow construction of a free-standing identification and
price sign on the site and an additional free-standing price sign to
replace an existing one. The proposed total area of signage is 45 sq. ft.
and maximum of 18 ft. in height in lieu of 10 sq. ft. area and 10 ft.
height allowed by the City Code. Continued to October 28, 1987.
2. SUP-87-001.1Rose, 14725 Sobey Rd., r~quest to modify conditions of a second unit
use permit to allow installation of certain street improvements and sewer
facilities to be deferred to coincide with the installation of similar im-
provements on the adjacent property to the north, in the R-I-40,000
zoning district per Chapter 15 of the City Code. Continued to October
28, 1987.
3. DR-87-089 Booker, 21602 Masson Ct., request for design review and site
SM-87-008 modification approval of plans to construct a new two-story 6,418 sq.
V-87-021 ft. single family dwelling 2 with swimming pool where 6,200 sq. ft. is
the standard in the NHR zoning district. In addition, variance approval
is requested to allow a 16 ft. high detached cabana where 12 ft. is the is
the maximum per Chapter. 15 of the City Code. Continued to October
28, 1987.
4. DR-87-069 Pan Cal Development, 20960 Bowhill Ct., request for design review
approval of plans to construct a new 5,417 sq. ft. two-story home in
the NHR zoning district per Chapter 15 of the City Code. Continued
to October 28, 1987.
5. DR-87-079 Robert, 18736 Montewood Drive, request for design review approval
of a 1,332 sq. ft. second story addition/remodel of an existing 3,368
sq. ft. one-story home in the R-I-40,000 zoning district per Chapter 15
of the City Code.
PLANNING COMMISSION MEETING Page 2
OCTOBER 14, 1987
PUBLIC HEARINGS CONSENT CALENDAR Continued
6. DR-87-087 Heath, 13967 Albar Ct., request for design review approval of a new
6,190 sq. ft. two-story single family home in the NHR zoning district
per Chapter 15 of the City Code.
7. DR-87-046 Heeter, 14298 Springer Ave., request for design review approval of
plans to construct a new 2,499 sq. ft. two-story home in the
R-l-10,000 zoning district per Chapters 14 and 15 of the City Code.
8. DR-87-098 Timothy Sprinkles, 13957 Albar Ct., request for approval of landscape
plan and color for 5,359 sq. ft. two-story home approved by the
Commission on September 9, 1987. Property located in the NHR zone
district.
9. 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.
10. A-1110.2 Reynolds, 12182 Parker Ranch Rd., request extension of time to
UP-584.1 complete requirements of use permit to locate a 12 ft. high accessory
structure in the required rear yard setback (31 ft. from Farr Ranch Rd.,
where 50 ft. is required) and Design Review to allow 7,106 sq. ft. of
floor area where 6,200 sq. ft. is the standard. Project was originally
approved on October 9, 1985. NHR zoning district.
11. A-1132.2 Kirkham, 14472 Sobey Rd., request for extension of time to complete
conditions of design review approval for a new, two-story single family
home in the R-l-40,000 zone. Approval was originally granted
September 11, 1985.
12. DR-87-116 Jonathan, 18584 Vessing Rd., request for design review approval to
construct a 614 sq. ft. second story addition to an existing one-story
single family home in the R-1-40,000 zoning district per chapter 15 of
the City Code.
13. V-87-016 Armijo, 21053 Canyon View Dr., request for variance approval of
plans to construct a swimming pool to within 5 ft. of the right side
property line where 20 ft. setback is required in the R-I-40,00 zoning
district per Chapter 15 of the City Code.
14. DR-87-081 Parnas Corp., 14780 Masson Ct., request for design review approval
of plans to construct a new 4,563 sq. ft. two-story single family
residence in the NHR zoning district per Chapter 15 of the City Code.
15. A-1114 A&M Company, Barritz Ln., request for modification to conditions of
approval of plans to construct a new 4, 563 sq. ft. two-story single
family residence in the NHR zoning district per Chapter 15 of the City
Code.
.................................................. - ........................... _- ..........................
16. DR-87-115 Facchetti, 19529 Via Real Dr,, request for design review approval to
construct an 862 sq. ft. first and second story addition to an existing
one-story single family home in the R-1-12,500 zone district per
Chapter 15 of the City Code.
Commissioner Clay requested removal of Public Hearings Consent Calendar Item 6.
Commissioner Kolstad requested removal of Public Hearings Consent Calendar Item 10.
Commissioner Tucker requested removal of Public Hearings Consent Calendar Item 13.
GUCH/SIEGFRIED MOVED APPROVAL OF THE BALANCE OF PUBLIC HEARINGS
CONSENT CALENDAR. ITEMS 1-4 CONTINUED AND ITEMS 6, 10, 13 REMOVED.
Passed 7-0.
NOTE: Motion later amended to Remove Item 7 from Public Hearings Consent Calendar.
PLANNING COMMISSION MEETING Page
OCTOBER 14, 1987
PUBLIC HEARINGS CONSENT CALENDAR' Continued
6. DR-87-087 Heath, 13967 Albar Ct., request for design review approval of a new
6,190 sq. ft. two-story single family home in the NHR zoning district
per Chapter 15 of the City Code.
Hanning Director Hsia presented the Report to the Planning Commission, October 14, 1987.
The Public Hearing was opened at 7:10 P.M.
Mr. Bryan Heath, Applicant, stated that he was favorable to a salmon tone or an Oriental pink.
Commissioner Clay reiterated concern regarding .the lightness of color proposed and suggested
that beige tones be added; other Commissioners concurred.
Applicant was agreeable to a darker tone but noted that such was not in keeping with the
Mediterranean style of the home; in addition, he noted the lack of site visibility from Mt. Eden
or Pierce Rd.
BURGER/SIEGFRIED MOVED TO CLOSE' THE PUBLIC HEARING AT 7:14 P.M.
Passed 7-0.
GUCH/BURGER MOVED APPROVAL OF DR-87-087 PER THE MODEL RESOLUTION,
ADDING A CONDITION THAT COLORS TO BE EARTH TONES, DARKER THAN
SAMPLES SUBMITFED AND SUBJECT TO STAFF APPROVAL. Passed 7-0.
10. A-1110.2 Reynolds, 12182 Parker Ranch Rd., request extension of time to
UP-584.1 complete requirements of use permit to locate a 12 ft. high accessory
structure in the required rear yard setback (31 ft. from Farr Ranch Rd.,
where 50 ft. is required) and Design Review to allow 7,106 sq. ft. of
floor area where 6,200 sq.: ft. is the standard. Project was originally
approved on October 9, 1985. NHR zoning district.
Commissioner Kolstad stated that he had a conflict of interest regarding this application and
would abstain from voting.
SIEGFRIED/CLAY MOVED APPROVAL A-1110.2 AND UP-584.1 PER THE MODEL
RESOLUTION. Passed 6-0-1, Commissioner Kolstad abstaining.
13. V-87-016 Armijo, 21053 Canyon View Dr., request for variance approval of
plans to construct a swimming pool to within 5 ft. of the right side
property line where 20 ft. setback is required in the R-I-40,00 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, October 14, 1987.
The Public Hearing was opened at 7:20 P.M. There were no speakers.
BURGER/SIEGFRIED MOVED TO CLOSE' THE PUBLIC HEARING AT 7:21 P.M.
Passed 7-0.
Commissioner Tucker stated that she had no objection to granting this variance since the
neighbors had no objection and landscape screening on the site was adequate.
TUCKER/CLAY MOVED APPROVAL OF V!87-016 PER THE MODEL RESOLUTION.
Passed 7-0.
PLANNING COMMISSION MEETING Page 4
OCTOBER 14, 1987
PUBLIC HEARINGS CONSENT CALENDAR Continued
Commissioner Siegfried noted in consideration of the request of Mr. Richard Deignan to
reconsider Item 7, that the Applicant was no longer present. Mr. Deignan also stated that
neighbors had not received a notice of this Hearing; the City Attorney reviewed noticing
procedures and confirmed that all legal requirements had been met.
SIEGFRIED/KOLSTAD MOVED TO RECONSIDER DR-87-046. Passed 7-0.
7. DR-87-046 Heeter, 14298 Springer Ave., request for design review approval of
plans to construct a new 2,499 sq. ft. two-story home in the
R-l-10,000 zoning district per Chapters 14 and 15 of the City Code.
Planning Director Hsia reviewed the Report to the Planning Commission, October 14, 1987.
The Public Hearing was opened at 7:27 P.M.
Mr. Richard Deignan, 14291 Springer Ave., Saratoga, strongly objected to a 19 ft. high
one-story house; such would completely obstruct his view and light on one side of his home.
Staff Analysis for the original plans stated that "the Applicant's proposal (at 2499 sq. ft.) was
154 sq. ft. larger than allowed .... "Revised plans called for a 2576 sq. ft. house.
Letter of Tom and Anne McKenna, 14256 Springer Ave., Saratoga, in opposition to this Item.
Mr. George Wallington, 14250 Springer Ave., Saratoga, objected to the bulk of the proposed
house; he presented pictures of the site and reviewed height of homes in the immediate area.
He noted a decrease of property values when a house did not "fit" the neighborhood.
Mr. Don Schwartz, 1427 1 Springer Ave., Saratoga, concurred with the above.
BURGER/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 7:47 P.M.
Passed 7-0
Consensus reached by the Commission to reconsider this Application; concerns with the
proposed house were summarized as: height, reduction in size to 2400 sq. ft. and bulk.
Request for color samples made.
BURGER/CLAY MOVED TO REOPEN THE PUBLIC HEARING AND CONTINUE
DR-87-046 TO OCTOBER 28, 1987. Passed 7-0.
pUBLIC HEARINGS:
17. SD-87-010 Rodoni, Saratoga-Sunnyvale Rd. and Gerald Zapelli Ct., request for
approval of a two lot subdivision of .77 acres of partially developed
property in the R-1-12,500 zoning district per Chapters 14 and 15 of
the City Code. A Negative Declaration has been prepared for this item.
Commissioner Burger reported on the land use vi'sit.
Planning Director Hsia presented the Report to the Planning Commission of October 14, 1987.
The City Attorney called attention to a letter of May 24, 1977, of the then City Attorney; he
reviewed current policy on the taking of property and advised that site area be considered only
with respect to the dimensions of the lot that are not part of the public right-of-way.
The Public Hearing was opened at 7:57 P.M.
Mr. Jim Harper, Representing the Applicants, concurred with the Staff Report and requested a
modification of Exhibit "A ", VIH, d., to defer this stipulation to design review with a provision
that if a two-story structure were proposed, increased setbacks beyond that usually required be
provided at the second story level. Applicants were agreeable to a field survey if necessary.
GUCH/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 8:03 P.M.
Passed 7-0
PLANNING COMMISSION MEETING Page
OCTOBER 14, 1987
PUBLIC HEARINGS Continued
Commissioner Guch concurred with the Staff Report that development of these parcels would
be an enhancement of the area; however she was not favorable to the Application if Parcel B
were not limited to a single story house. COmmissioner Burger concurred, noting the
cumulative impact of existing two story homes on Saratoga-Sunnyvale Rd.
SIEGFRIED/BURGER MOVED THE GRANTING OF A NEGATIVE DECLARATION.
Passed 6-1, Commissioner Kolstad opposed.
SIEGFRIED/BURGER MOVED TO APPROVE SD-87-010 PER THE MODEL
RESOLUTION. Passed 6-1, Commissioner Kolstad opposed.
18. DR-87-082 Mangalick, 12846 Star Ridge Ct., request for design review approval
of a 7,412 sq. ft. two-story single family home where 6,200 sq. ft. is
the standard in the NHR zoning district 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, October 14, 1987.
The Public Hearing was opened at 8:03 P.M.
Mr. Paul Mc Allister, Architect, noted the reversal in Staff analysis of this Application;
following a discussion with Staff on September 9, 1987, Applicants had: Reduced the height of the house from 30 ft. to 28.5 ft.
Landscape screening added between the proposed residence and an adjacent home
House color: a darker tone would be used for the main body of the proposed house
Understood that floor area and bulkiness of the structure were not of concern to Staff
He presented a drawing, including height and square footage of adjacent homes. With
reference to the Staff Report of October 14, 1987, Issues:
- Questioned the criteria used to determine massiveness: adjacent home appeared massive
since it was built on a higher plateau and was 30 ft. in height. House above the
proposed house was 20-30 ft. higher, although building height was also 28.5 ft. He
noted restrictions of the site, including a large scenic easement on the fiat portion of the
lot which resulted in a minimal building pad
- Bulkiness was defined by the Applicants as an absence of mitigating architectural
features on a structure; these features were introduced into the design proposed. In
addition, the highest portion of the building was to the center of the house; this stepping
of the design mitigated any massiveness. Heights of adjacent homes were cited.
- Privacy was addressed by adding landscaping; in addition, there were many trees on site
Mr. Mc Allister understood that a site of 1.2 acres was entitled to 7,440 sq. ft; the proposed
house was 7,412 sq. ft. by the City's definitions. He objected to the counting of air space;
usable square footage of the proposed house was 6,494 sq. ft.
Mr. Dinesh Mangalick, Applicant, cited family requirements for the proposed size. Further-
more, an adjacent home was approved at 7,500 sq. ft; Thus, his house was compatible.
Chairwoman Harris opposed houses of the size proposed in this Application. She felt that the
design would create a bulky house which would not blend into the area; in addition, half of the
lot was designated as a scenic easement. The cumulative impact of this development would be
a crowded effect in the neighborhood.
Commissioner Tucker agreed that a larger lot, without the constraints of a scenic easement,
was required for the house proposed; Commissioners Burger and Siegfried concurred, noting
that the proposed house was 20% above the 6,200 sq. ft. standard.
Planner Caldwell noted that the Design Review Ordinance was enacted after the September 9,
1987, meeting with the Applicant. The design proposed requested two exceptions; hence Staff
recommended a continuance to allow the Applica.nt to address concerns expressed. Applicants
were agreeable to a continuance.
PLANNING COMMISSION MEETING Page 6
OCTOBER 14, 1987
PUBLIC HEARINGS Continued
The Public Hearing remained open.
Concerns were summarized as height, reduction of size to approximately 6,200 sq. ft..,
cumulative impacts of the three houses. Commissioner Guch asked that massiveness of the
facade and a visual appearance of three stories be addressed. Chairwoman Harris asked that a
5,500 sq. ft. house be considered. Mr. Mc Allister objected, stating that the last house in a
development--where other homes got first choice--got what was left over. Commissioner
Guch responded that she wished to see the proposed house in keeping with existing homes.
Commissioner Clay concurred that due to location, the proposed house may have to be scaled
down to about 5,500 sq. ft.
BURGER/SIEGFRIED MOVED TO CONTINUE DR-87-082 TO NOVEMBER 17, 1987,
WITH A STUDY SESSION ON NOVEMBER 3, 1987. Passed 7-0.
Break: 8:39 - 8:55 P.M.
19. DR-87-093 Leong, 21800 Mt. Eden Rd., request for design review approval of a
new 5,380 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, October 14, 1987.
Planner Catdwell introduced a letter from Mr. RObert Leong, Applicant.
The Public Hearing was opened at 8:58 P.M. i
Mr. Robert Leong, Applicant, read the letter noted above into the record.
Mr. Erwin Haws, Designer, stated that the most. prominent feature on this French Normandy
style house was the eves and gutters; the roof receded from the viewer. In this manner
Applicants attempted to reduce apparent bulk of the house.
BURGER/SIEGFRIED MOVED TO CLOSE THE PUBLIC HEARING AT 9:04 P.M.
Passed 7-0.
Mr. Haws presented an overlay, showing a reduction in height of the roof.
Commissioner Tucker felt that the dormers provided variation; she noted concern in that the
proposed house would sit 12 ft. above street level. Mr. Haws stated that reducing the roof
three feet would make no appreciable difference from the streetscape.
Commissioner Burger was concemed about placement of this large, tall house; privacy impacts
to adjacent homes were cited and the lack of landscaping on property across the street noted.
Commissioner Clay favored the revision shown On the overlay, which reduced height to 26 ft.
Commissioner Kolstad noted the visibility of the' lot as approached from the road; a reduction
in height would not make sufficient difference; h~ was not favorable to this design for the lot in
question. Commissioner Siegfried noted that such would require a completely new design and
requested consideration of the compromise offered by the Applicants to reduce the height of the
house; Commissioners Kolstad and Burger favored a new design.
Commissioner Guch favored the reduction of height to 26 ft. and questioned what a redesign
would accomplish; the house would still be 26 ff. in height, with high visibility from the street
and a lack of landscaping on the property across the street.
Chairperson Harris concurred that lowering the roof to 26 ft. would be acceptable to her.
GUCH/SIEGFRIED MOVED APPROVAL OF DR-87-093 MAKING THE FINDING THAT
PERCEPTION OF EXCESSIVE BULK WAS MITIGATED BY LOWERING THE HOME
TO 26 FT. AS SHOWN IN THE OVERLAY PRESENTED BY THE APPLICANT.
Passed 5-2, Commissioners Burger, Kolstad opposed.
PLANNING COMMISSION MEETING Page 7
OCTOBER 14, 1987
PUBLIC HEARINGS Continued
20. DR-87-097 Dirtman, 12525 Parker llanch Ct., request for design review and
V-87-015 variance approvals of plans to construct a 5,034 sq. ft. multi-level home
on an average natural slope at the building site of 48% where 30% is the
maximum allowed 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, October 14, 1987.
Planner Caldwell noted that the Model Resolution for V-87-015 included an addition, to read,
"Construction shall be commenced within 24 months or the approval will expire."
The Public Hearing was opened at 9:20 P.M.
Mr. Kurt Anderson, Representing the Applicants; stated they were favorable to all Conditions.
Chairwoman Harris favored a condition prohibiting removal of existing vegetation which
provided screening of the site; the City Attorney suggested dedication through an "Open Space
Agreement." Mr. Anderson suggested that a fire break trail be used to delineate the area in
question; he understood that a Dedicated Scenic Easement already existed on the property.
BURGER/TUCKER MOVED TO CLOSE PUBLIC HEARING AT 9:39 P.M. Passed 7-0.
SIEGFRIED/BURGER MOVED APPROVAL OF V-87-097 PER THE MODEL
RESOLUTION. Passed 5-2, Commissioners Guch, Tucker opposed.
SIEGFRIED/BURGER MOVED APPROVAL OF DR-87-097 PER THE MODEL
RESOLUTION, ADDING A CONDITION THAT LANDSCAPING BE PRESERVED IN A
DEDICATED SCENIC EASEMENT. Passed 5-2, Commissioners Guch, Tucker opposed.
Commissioner Guch commented that the proposed house seemed excessive on a 48% slope.
MISCELLANEOUS:
1. Discussion of agenda for Joint Meeting of Planning Commission and City Council on
October 20, 1987. "
Topics suggested for consideration:
- Design Review Ordinance, especially the lack of Public Notice on Staff approved items
Discussion between Planning Commission' and the Heritage Preservation Commission
Information on the implementation of the Saratoga Village Plan
COMMUNICATIONS;
Written:
1. Letter from O'Conners dated September 14, 1987, - Noted and filed.
2. Committee-of-the-Whole Minutes of September 15, 1987, - Noted and filed.
Oral by Commission:
Councilmember Burger reported on the October 7, 1987, Meeting of the City Council.
ADJOURNMENT;
The Meeting of the Planning Commission was adjourned at 9:59 P.M.
Respectfully submitted,
Carol A. ~robst-Caugh~