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HomeMy WebLinkAbout05-11-2005 Planning Commission Minutes MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, May 11, 2005 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Nagpal called the meeting to order at 7:03 p.m. ROLL CALL Present: Commissioners Cappello, Hunter, Kundtz, Nagpal, Rodgers, Schallop and Uhl Absent: None Staff: Director John Livingstone, Associate Planner Ann Welsh and Contract Planner Deborah Ungo-McCormick PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES – Regular Meeting of April 27, 2005. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Rodgers, the Planning Commission minutes of the regular meeting of April 27, 2005, were adopted with corrections to pages 3, 7, 8, 9, 10 and 20. (5-0-0-2; Commissioners Schallop and Uhl abstained) ORAL COMMUNICATION There were no Oral Communication Items. REPORT OF POSTING AGENDA Director John Livingstone announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on May 5, 2005. REPORT OF APPEAL RIGHTS Chair Nagpal announced that appeals are possible for any decision made on this Agenda by filing an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15.90.050(b); 10 days for Conditional Use Permits. CONSENT CALENDAR There were no Consent Calendar items. Planning Commission Minutes for May 11, 2005 Page 2 *** PUBLIC HEARING - ITEM NO. 1 APPLICATION #03-272 (503-80-01), SHANKAR, 22461 Mount Eden Road: - Requests Design Review Approval to build a new two-story house on a Santa Clara County parcel, which abuts the City boundary and is proposed for annexation to the City. The Hillside Residential lot contains 1.89 acres and has a 28% slope. The house contains 5,188 square feet with a 2,570 square foot garage/basement, a 533 square foot second dwelling unit and conversion of the barn into a 592 square foot cabana. The height of the house is 25 feet 11 inches as measured from natural grade. (ANN WELSH) Associate Planner Ann Welsh presented the staff report as follows: • Advised that the applicant is seeking Design Review Approval to allow the construction of a new residence a 1.89-acre parcel located within the County at 22461 Mount Eden Road. This property is being annexed into the City of Saratoga. • Described the proposed residence as consisting of 5,188 square feet with a 2,570 square foot basement, 533 square foot second unit and the conversion of a barn into a 592 square foot cabana. • Said that the maximum height would be 25 feet, 11 inches. • Informed that the parcel has been pre-zoned as Hillside Residential, which allows for single-family dwellings on two-acre lots. • Explained that this project has undergone numerous revisions in part due to the propensity for landslides on this parcel. After several options were considered, the new home’s footprint was moved to this currently proposed location on the site. • Reported that neighbor concerns have included drainage, the driveway placement, privacy impacts and bulk. • Said that the Santa Clara County Department of Roads and Airports has reviewed the driveway location issue. Privacy impacts have been dealt with through the requirement for a landscape buffer. The bulk and/or size of the structure have been dealt with through changes to the southwest façade with the inclusion of a berm feature and the reduction of the garage to three bays. • Explained that the site drainage would be directed to the street. • Reported that the Trails Subcommittee had requested that the currently used trail be dedicated to the City and the applicant has agreed to that request. • Said that privacy is protected through a substantial landscape buffer using natural landscape. Impervious coverage is just 13 percent. The on-site drainage channel is undisturbed. The north and east facades are low profile in design. • Stated that this proposal is compatible in size and height with neighboring properties. • Said that she was available for questions. • Pointed out that during the site visit, the adjacent neighbor expressed a desire for Deodar Cedars instead of the proposed Italian Cypress. City Arborist David Bagby said that this would be an acceptable option in that location and recommended the use of four 36-inch box Cedars located 20 to 25 feet apart as well as three 24-inch box Oaks located 25 feet apart. This material should be planted before the start of construction. Commissioner Cappello asked if this recommendation represents a direct replacement for the initially proposed 15-gallon Italian Cypress trees. Planning Commission Minutes for May 11, 2005 Page 3 Planner Ann Welsh replied yes, this material would replace the proposed 11 Italian Cypress on the landscape plan. Commissioner Hunter asked why only four Cedars are required to replace 11 Italian Cypress. Planner Ann Welsh replied that too many Cedars would overwhelm the area. Commissioner Kundtz asked if this proposed planting material would truly accomplish the screening required by the neighbors. Planner Ann Welsh replied that the visual screen achieved would not be 100 percent upon planting but would eventually provide the required visual screening. However, it is not immediate. The house will take between two and three years to build. If this landscaping is planted as soon as possible, it should be well established by the time of occupancy. It will take between five and eight years for this landscaping to fully mature and establish. Commissioner Rodgers pointed out the color board, which includes a base color of Malibu Beige and a second brown trim color. Additionally a white color is proposed for the pilasters and balustrades. Planner Ann Welsh said that the main body color of Malibu Beige has a reflectivity of 57 percent. The range between 50 and 60 percent reflectivity is considered acceptable. Typically minor trim areas are not addressed as a major issue in review of a project. Instead mostly the main body color and roof color are considered. However, the Commission could consider the trim color if it wishes to do so. Commissioner Uhl asked staff where in the Resolution the issue of trees is included. Planner Ann Welsh pointed out page 15 of the staff report. Chair Nagpal asked if the requirement includes irrigation. Commissioner Uhl suggested that if not, the condition should be modified to include irrigation. Chair Nagpal asked about drainage to one area. Planner Ann Welsh said that a revised grading and drainage plan provided shows the direction of drainage to Mount Eden Road and a drainage swale. Chair Nagpal opened the Public Hearing for Agenda Item No. 1. Mr. Udaya Shankar, Applicant and Owner, 22461 Mount Eden Road, Saratoga: • Stated that this Planning Commission is now very familiar with this application. • Said that the City has reviewed five to six different revised plans. • Said that issues raised previously have been addressed and this project has come a long way in well over two years time. • Expressed his hope that approval will be granted tonight. Planning Commission Minutes for May 11, 2005 Page 4 Commissioner Uhl asked Mr. Udaya Shankar if he is comfortable with the Arborist’s recommendations regarding screening landscaping. Mr. Udaya Shankar said that he is comfortable with the recommendations although he personally prefers Italian Cypress to Cedars. However, if the Commission wants to approve the use of Cedars, he is fine with that. Commissioner Rodgers questioned the use of the paint color, Sierra White, for the balusters and rails. Mr. Udaya Shankar said that this color would be used a limited amount. If the Commission prefers another color, please let him know. It is being used as a contrast color but he has no problem changing from his selection of Sierra White. Ms. Ann Sanquini, Member, Trails Subcommittee, 14087 Loma Rio Drive, Saratoga: • Said she wanted to publicly thank Mr. Udaya Shankar for his willingness to enter into a trail dedication. • Explained that there are approximately 15 miles of trails in Saratoga. This Mount Eden Road area is more of a challenge in that it was developed prior to the establishment of the Trails Program. • Said that these trails are mainly for equestrian use. It is terrific to expand the equestrian trails in this area, which is part of the heritage of the area. • Thanked the Planning Commission for its support of the establishment and maintenance of trails in the City of Saratoga. Mr. John Keenan, 22215 Mount Eden Road, Saratoga: • Said that he wanted to be on record as opposing a three-story, 35 foot high house in this area. Mr. Paul Scola, 22301 Mount Eden Road, Saratoga: • Said that this is a tough one. • Added that this applicant has been before the Commission several times but that many of the delays are due to poor planning. • Said that the house originally designed for this parcel was tucked into the hill and not on top of the hill. • Stated that the overall height is misrepresented, as is the landscaping. • Declared that neither privacy nor bulk issues have been adequately addressed but that he prefers the new landscaping recommendations to the original. • Suggested a continuance to allow the landscaping and bulk issues on the west side of the property to be dealt with further. Commissioner Uhl asked Mr. Paul Scola if he has any recommendations on the issue of bulk. Mr. Paul Scola said that that elevation should be contoured. Right now it looks like a hotel that is sitting on top of a hill with lots of decks and glass overlooking a valley. Commissioner Uhl asked Mr. Paul Scola about the landscaping. Planning Commission Minutes for May 11, 2005 Page 5 Mr. Paul Scola said that the screening landscaping needs to be bulked up. If the amount of landscaping planted is determined to be too much after five or more years, some of it can be removed later once it is determined to be excessive. Commissioner Uhl asked Mr. Paul Scola if he believes that six 36-inch box Cedars would be enough. Mr. Paul Scola recommended that the trees be staggered when planted but he was not certain of the proper spacing. Commissioner Hunter pointed out to Mr. Paul Scola that his wife has indicated a preference for Redwoods to Cedars. Mr. Paul Scola said that his wife had consulted with a nursery. Commissioner Hunter asked if both the Scolas are all right with the Cedars now proposed. Mr. Paul Scola said that some sort of middle ground could be reached. Chair Nagpal closed the Public Hearing for Agenda Item No. 1. Commissioner Kundtz: • Said that Mr. Udaya Shankar was previously asked to share his view on how his design is compatible with rural Saratoga. • Stated that he shares the neighbor’s concern with the three-story effect of this home. • Said that the landscaping is an academic problem. • Stated that he is not sure how to draw a conclusion to balance what he sees versus what is known. Commissioner Schallop: • Said that this is a tough case and that he attended the last Study Session on this proposal. • Reminded that the issues raised have been addressed for the most part. • Added that the Planning Commission could address landscaping adjustments. • Said this project is now beyond the point where this applicant should be asked for more design changes. • Pointed out that this is the only real location for the footprint of the house on this property. • Said that while it is not an ideal situation, he is in favor of the Resolution in the packet and is willing to address landscaping through further clarification of the conditions. Commissioner Rodgers: • Agreed with the comments of Commissioners Kundtz and Schallop. • Reminded that this applicant has done lots of work. • Said that she does have concern as to how this home would fit into the rural character of Saratoga and that it would be visible from across the valley. • Said that the applicant has done a lot to conceal the bottom portion of this house and basement using berm landscaping, which should help soften the view from across the valley. • Echoed the concerns raised by Commissioner Uhl regarding good landscaping using native trees. • Pointed out that Italian Cypress are not native. Planning Commission Minutes for May 11, 2005 Page 6 • Suggested that the use of Sierra White paint color would pop out even if used sparingly. • Proposed that the light reflective values of paint colors used be no more that 50 to 60 percent. Commissioner Hunter: • Reminded that the unfortunate part of this application is the fact that were the property not being annexed by the City of Saratoga, the house would have remained on the existing footprint. However, when the City elected to annex, the location of this house had to go onto the top of the hillside. • Recommended that the number of screening trees be expanded to six 36-inch box Redwoods or Cedars. • Explained that a house located above her home has a trim color that is very visible from below. • Said that there is not much more that can be done now. Commissioner Cappello: • Said that staff and this applicant have done quite a bit of work in order to address concerns raised on issues of drainage, privacy and the safety of the driveway placement. • Said that this lot is perched atop a valley. • Stated he did not feel he was in a position to decline staff’s recommendation. • Agreed that white paint would stand out even if only used sparingly. • Expressed a preference that the Sierra White paint color be changed to one that is less reflective. Commissioner Uhl: • Agreed with the comments made by the other Commissioners. • Suggested that the only thing that could have been done differently would be to have been more specific in directions provided to this applicant, including very specific direction on the issue of bulk. • Said that this applicant has done a lot including working with the Trails Subcommittee and with the neighborhood. • Said that while this is a beautiful design it will stand out. • Said that there are lessons learned here that can be used in the future on the issue of bulk and prevent such problems from happening in the future. • Stated that with additional direction of the Commission, he would support this request. Chair Nagpal: • Stated that this process has been difficult for the applicant and his neighbors. This is a sensitive neighborhood. • Said that there is a special circumstance with this parcel as there is only one viable building pad area available. • Said that with the drainage improvements and Trail easement, she will support this project. • Stated her agreement with other Commissioners that a native tree species be used in place of the non-native Italian Cypress, such as Coastal Redwood or Cedar. Planner Ann Welsh advised that the Arborist was concerned that Redwood trees would become invasive on the neighbor’s house and retaining walls while Cedars would not. Planning Commission Minutes for May 11, 2005 Page 7 Commissioner Uhl said he supports staggered planting, which could be thinned out later if it becomes necessary. Commissioner Kundtz agreed. Planner Ann Welsh asked for clarification that the paint reflectively should be no greater than 50 to 60 percent. Chair Nagpal suggested a maximum of 50 percent. Motion: Upon motion of Commissioner Cappello, seconded by Chair Nagpal, the Planning Commission granted a Design Review Approval (Application #03-272) to allow the construction of a new house on a parcel proposed for annexation into City of Saratoga located at 22461 Mount Eden Road, with the following amendments to the conditions: • That irrigation be included for the screening landscaping to the west side of the property; • That the screening landscaping include six 36-inch boxed Cedar trees that are planted in a staggered pattern in place of the originally proposed Italian Cypress and three 24-inch box Oaks that replaces the originally proposed Douglas Firs on the landscape plan, to be located in front of the Cedars; and • That the paint trim color have a light reflectivity value of less than 60 percent; by the following roll call vote: AYES: Cappello Hunter, Kundtz, Nagpal, Rodgers, Schallop and Uhl NOES: None ABSENT: None ABSTAIN: None Chair Nagpal extended congratulations to Planner Ann Welsh and acknowledged that this is Ann’s last meeting with the City of Saratoga. Expressed appreciation for all Ann has done and wished her every success. Planner Ann Welsh said that it has been great working with this Commission. Director John Livingstone advised that Planner Ann Welsh is leaving Saratoga to take a new job as Community Development Director for the City of Fairfax. *** PUBLIC HEARING - ITEM NO. 2 APPLICATION #05-012 (398 05 001) -JOSEPH, 13001 Anza Drive: - Request Design Review Approval to remodel an existing single-family home to include an 1,175 square foot addition and to exceed the 18 foot height limits. The total floor area of the existing residence and proposed addition is 3,877 square feet. The maximum height of the proposed residence is 19.41 feet. The gross lot size is 16,804 square feet and zoned R-1-12,500. (DEBORAH UNGO-MCCORMICK) Planning Commission Minutes for May 11, 2005 Page 8 Contract Planner Deborah Ungo-McCormick presented the staff report as follows: • Advised that the applicant is seeking approval for the remodel of an existing single-family residence to add 1,175 square feet and increase the maximum height from 18 feet to 19.41 feet in order to continue the pitch of the existing roof. • Reported that the addition will offer a family room, living room and kitchen. • Described the architectural style as contemporary. The home was originally built in the mid 1970s and the colors and materials of the addition would match the existing home, which consists of tan stucco and composition shingle roofing. • Advised that this property is a corner lot and meets the setback requirements. The addition is located at the rear of the house. • Informed that no trees on site are affected by construction so no construction fencing or tree replacement is required. • Said that the neighbors were notified. One letter was received expressing concern regarding window placement and potential impacts. Upon review of the proposal, it was determined that this plan does not adversely impact that neighbor. • Reported that staff makes the findings and recommends approval by the Commission. Commissioner Hunter asked about the format of the neighbor notification forms. Director John Livingstone advised that it is a standard template that is sent to adjacent and across the street neighbors. Commissioner Hunter pointed out that at the last meeting some neighbors had said they were never contacted. Director John Livingstone explained that there is a two-fold sequence. The staff does the official notice in advance. Most neighbors get a two months’ lead. Chair Nagpal asked staff if they question the applicant if that applicant says he or she has been unable to reach each of their neighbors. Director John Livingstone replied yes. Planner Deborah Ungo-McCormick added that some neighbors chose not to respond and they cannot be forced to sign the notice form. Chair Nagpal opened the Public Hearing for Agenda Item No. 2. Mr. Jason Mundy, Project Architect, Paladin Design Group, 2470-E S. Winchester Boulevard, Campbell: • Explained that this home would extend above the 18-foot height slightly for just about a 200 square foot area, which is minimal. • Added that this height is needed to keep the roof plains consistent. • Said that he was available for any questions. Chair Nagpal closed the Public Hearing for Agenda Item No. 2. Planning Commission Minutes for May 11, 2005 Page 9 Commissioner Hunter said that this project is just fine and she has no problems with it. Commissioner Kundtz complimented the designer on a fine project that is sensitive to privacy issues by having the addition located at the furthest point from its neighbor. Commissioner Uhl said that this project is good and he likes its design for its architectural integrity. He complimented staff for a great job. Commissioner Rodgers said ditto. Chair Nagpal told Mr. Jason Mundy that she appreciates his having taken the time and effort to come before this Commission in order to preserve the architectural integrity of this home. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Kundtz, the Planning Commission granted Design Review Approval (Application #05-012) to allow the remodel and addition to an existing home on property located at 13001 Anza Drive, by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers, Schallop and Uhl NOES: None ABSENT: None ABSTAIN: None *** PUBLIC HEARING - ITEM NO. 3 APPLICATION #04-398 (503-19-117) YUNG 20673 Rice Court: - The applicant requests Design Review Approval to construct a single-story, single-family residence. The project includes the demolition of an existing residence. The total floor area of the proposed residence and garage is 5,465.43 square feet. The maximum height of the proposed residence is 23.6 feet. The lot size is approximately 40,376.75 square feet and the site is zoned R-1 40,000. (DEBORAH UNGO-MCCORMICK) Contract Planner Deborah Ungo-McCormick presented the staff report as follows: • Advised that the applicant is seeking Design Review Approval to allow a new single-story single- family residence and the demolition of the existing home on this property. • Described the proposed new residence as including 5,466 square feet with a maximum height of 23.6 feet. The architectural design is contemporary French. • Explained that this project is before the Commission as a result of the height above 18 feet. • Reported that the project site consists of 40,376 square feet or approximately one acre. • Added that the significant vegetation on the property will be retained. • Said that the house’s footprint would be shifted slightly toward the street and the garage is being moved to the other side (right side) of the building from the existing garage location. • Said that the existing pool and gazebo would be removed and replaced with landscaping. There is also an existing vineyard on the property that will be retained. • Advised that between 850 and 950 cubic yards of cut would be required and would be kept to a minimum in the area currently developed. Planning Commission Minutes for May 11, 2005 Page 10 • Reported that the site contains 48 protected trees and all but four would be retained. The City Arborist supports the proposal to remove the four trees, three of which are Pines and one is a Cedar. They would be replaced. • Advised that the applicant has done a good job with trees and a tree bond that equals 100 percent of the trees’ value of $140,000 would be secured. • Said that the property’s trees help retain privacy. • Advised that findings can be met to support approval. Commissioner Uhl asked about the color board. Chair Nagpal pointed to plan sheet A-4 and asked if the dotted line represents the existing house’s outline as it currently stands. Planner Deborah Ungo-McCormick replied yes, it would be shifted slightly forward but the area of development is essentially the same. Chair Nagpal asked about the reason for the requested maximum height. Planner Deborah Ungo-McCormick said the reason is architectural. She added that the impervious surface would be less than 35 percent with the elimination of the pool. Chair Nagpal opened the Public Hearing for Agenda Item No. 3. Mr. Tom Sloan, Project Architect, Metro Design Group, 307 Orchard City Drive, #107, Campbell: • Reported that the Yungs purchase their property last fall and he was retained to remodel the existing home. • Added that the Yungs purchased this property because of its privacy. • Said that they decided that they wanted a single-story home with no steps or stairs due to Mr. Yung’s health concerns. • Advised that it was decided that the existing home would be too expensive to remodel and it would be best to demolish it and start fresh. With the design of the new house they relocated the garage but plan to keep the existing driveway in order to preserve a large Oak tree. With the relocation of the garage, they have to lower the building pad. There are many advantages to doing that because dropping the pad results in an overall lowering of the building height. They wanted to move the bulk of the building forward on the lot to enable them to get a backyard. • Explained that the maximum height at 23.6 feet represents a very small portion of the new home. The owners wanted 10-foot average wall heights. • Said that a rendering of the new home has been provided to show how it would look from the street. This rending does not include the existing very large Oak tree so that the architecture of the new home can been seen more clearly. • Reported that in December he and the Yungs traveled to each neighbor and met with each one. A few of them were uncomfortable with signing the City’s acknowledgement form. This form is too intimidating to many people because it seems like a contract and several outright refuse to sign even though they had no objection to the project itself. Commissioner Rodgers asked about the reason for the Porte couchiere. Planning Commission Minutes for May 11, 2005 Page 11 Mr. Tom Sloan replied that it would allow the Yungs and their guests to enter into the house in a protective manner. This is a feature that was requested by them and the existing mature Oak will mostly block this feature from view from the street. Commissioner Rodgers asked if the Porte couchiere would allow Mr. Yung to enter from the front door. Mr. Tom Sloan replied yes. Chair Nagpal thanked Mr. Tom Sloan for going through his design logic as well as providing his impressions on the City’s notification form. Asked about the average height of the existing home, as this new one does not seem to represent a huge difference. Mr. Tom Sloan said that the relative difference is between 1.5 and 2.5 feet. Commissioner Rodgers asked Mr. Tom Sloan if this takes into consideration the fact that the new house is lowered on the lot. Mr. Tom Sloan said it represents the existing versus proposed ridge height. They are lowering the pad by two feet because there is a requirement for a large under floor space. A two-foot crawl space is required whereby currently the crawl space for this house is 18 inches. Chair Nagpal closed the Public Hearing for Agenda Item No. 3. Commissioner Cappello: • Stated that this design is quite attractive and lowering the foundation takes away much of the height difference. The additional height will not impact privacy. • Said that the lot position means that there are no privacy impact issues. • Asked for the reasoning for removal of trees. Is it the driveway? Planner Deborah Ungo-McCormick replied yes. It is also where the house is to be shifted over as well. Commissioner Hunter said that she has no problem with this request. The home has a nice design that will look nice. She added that she has no issue with the removal of these particular four trees, as they are not in the best condition. Commissioner Rodgers: • Agreed that this is a nice design that is moved downhill just a bit. • Stated that retaining the vineyard saves a nice part of Saratoga history. • Said that it is also nice to have a selection of houses in Saratoga that meet ADA requirements. • Expressed support for staff’s recommendation. Chair Nagpal agreed with the previous comments and said that she could support this proposal with just a two-foot height difference. Motion: Upon motion of Chair Nagpal, seconded by Commissioner Cappello, the Planning Commission granted Design Review Approval (Application #04-398) to allow the Planning Commission Minutes for May 11, 2005 Page 12 construction of a new single-family residence on property located at 20673 Rice Court by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers, Schallop and Uhl NOES: None ABSENT: None ABSTAIN: None *** DIRECTOR’S ITEMS There were no Director’s Items. COMMISSION ITEMS Commissioner Schallop advised that he would miss the training on May 19th and the next regular Planning Commission meeting on May 25th. Commissioner Kundtz reported that he too would miss the May 19th training but would be at the next regular meeting on May 25th. Commissioner Uhl said he would not be able to attend the May 19th training. Commissioner Rodgers reported that she had attended the Annual League of California Cities meeting in April where she learned a lot. She advised that the not topic was a new type of zoning code that incorporates pictures instead of words. She promised to put together a report on the sessions she attended for the rest of the Commission when the tapes arrive. Director John Livingstone advised that two antenna approvals have been appealed to Council. One will be heard on May 18th and the other (flag pole at the Library) will be heard in June. COMMUNICATIONS There were no Communications Items. ADJOURNMENT TO NEXT MEETING Upon motion of Commissioner Hunter, seconded by Commissioner Rodgers, Chair Nagpal adjourned the meeting at 8:37 p.m. to the next Regular Planning Commission meeting of May 25, 2005, at 7:00 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk