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HomeMy WebLinkAbout06-08-2005 Planning Commission Minutes MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, June 8, 2005 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Nagpal called the meeting to order at 7:02 p.m. ROLL CALL Present: Commissioners Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop Absent: Commissioner Uhl Staff: Director John Livingstone, Associate Planner Lata Vasudevan and Contract Planner Deborah Ungo-McCormick PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES – Regular Meeting of May 25, 2005. Motion: Upon motion of Commissioner Hunter, seconded by Chair Nagpal, the Planning Commission minutes of the regular meeting of May 25, 2005, were adopted with corrections to pages 7, 8, 9, 12, 14, 18 and 19. (5-0-1-1; Commissioner Uhl was absent and Commissioner Schallop 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 June 2, 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 June 8, 2005 Page 2 *** PUBLIC HEARING - ITEM NO. 1 APPLICATION #05-114 (389-13-035) PARKS, 18612 Paseo Lado: - The applicant is requesting design review approval to remodel an existing 1,468 single-story home and construct a 1,900 square foot two-story addition. The applicant proposes to remove the existing detached garage structure in the rear yard, and construct an attached two-car garage. The total floor area, including the garage, will be 3,368 square feet. The property is 10,867 square feet and is zoned R-1-10,000. (LATA VASUDEVAN) Associate Planner Lata Vasudevan presented the staff report as follows: • Advised that the applicant is seeking design review approval to allow the remodel of a one-story residence and a 969 square foot two-story addition. The total square footage is 3,368 square feet. There is no basement proposed. The maximum height would be 23 feet, which is similar to other homes on the street. • Explained that the detached garage will be demolished and a new attached two-car garage constructed. • Said that this project is not significantly different in scale or size to other homes in the neighborhood. There is adequate façade articulation. Materials include sand stucco, white trim and shingle roofing. • Reported that there are six ordinance-sized trees. All are expected to survive if the Arborist’s recommendations are followed. The Arborist recommends the removal of Tree #4 (Siberian Elm) due to poor structure. At this time, the applicant has no intention of removing that tree. • Recommended approval. Chair Nagpal opened the Public Hearing for Agenda Item No. 1. Mr. Kurt Felhberg, Project Architect: • Explained that his client, Mr. John Parks, is a firefighter who is on duty this evening and therefore could not be present for this hearing. • Stated that they are taking an old tired house, reducing paving on the property and doing an entire exterior renovation. They are trying to clean up this property and create something of significance. All four sides of the house are articulated. The second story element has been located adjacent to the right property where there is an existing two-story residence. On the other side (left) is a single- story home. • Said that he is looking forward to approval from the Commission. Commissioner Kundtz asked Mr. Kurt Felhberg if he has read the staff report and Arborist’s report and is prepared to comply with the recommendations. Mr. Kurt Felhberg: • Replied yes. • Pointed out that site tree protective fencing has been incorporated into the project drawings. • Said that they are ready to go. Planning Commission Minutes for June 8, 2005 Page 3 • Reminded that his client intends to keep the Elm despite the recommendation by the Arborist to remove it. That tree is considered an asset and not a liability and will be retained unless it is found to pose a greater threat in the future. • Assured that they plan to create a house that looks like it has been there forever. Commissioner Kundtz asked Mr. Kurt Felhberg if he and Mr. Parks have discussed these plans with the neighbor who has raised concerns. Mr. Kurt Felhberg said that he is not sure what her concerns are. Commissioner Kundtz suggested that the project be considerate of her wishes if it makes sense. Mr. Kurt Felhberg assured that they are willing to do anything to make things work faster and smoother. Commissioner Hunter asked Mr. Kurt Felhberg how many two-story homes are in this area besides the one next door to the project site. Mr. Kurt Felhberg said he is only really aware of the one that is next door. Commissioner Hunter asked Mr. Kurt Felhberg when that house was built. Mr. Kurt Felhberg said that it appears to have 1970s architecture with a tall massive wall facing this property line. He added that he is not sure how many other two-story homes there are in this neighborhood. He advised that his client had always intended to construct a two story when he bought this property. It is preferable to a sprawling one-story that leaves no rear yard space. Commissioner Hunter asked how large the second story was. Mr. Kurt Felhberg replied 900 square feet. Commissioner Hunter pointed out that the main portion of the house is located downstairs. Mr. Kurt Felhberg said yes. Commissioner Cappello asked about the existing driveway and whether anything was going in its place. Mr. Kurt Felhberg said that they would keep that driveway for RV’s, boats and/or access to the backyard. They don’t intend to take that driveway out as it offers potential useable area. Ms Lori Grove, 18565 Paseo Lado, Saratoga: • Said that she has only received one notification about this project, the one announcing this meeting. • Said that she is against two-story homes in this neighborhood as there are few on the block. • Pointed out that others in the neighborhood had attempted to get two-story plans approved but were unsuccessful. • Explained that she does not object to this house in particular but it would set a precedent if constructed as a two-story home. Planning Commission Minutes for June 8, 2005 Page 4 • Said that she would not like to see a two-story home on either side of her property. • Stated that these are big lots and offer privacy. She wants to maintain that. • Pointed out that the two-story homes on this block are old and were built in the 1970s. Commissioner Hunter asked Ms. Lori Grove how far she lives from the project site. Ms. Lori Grove said that she lives across the street and over a couple of house. She reiterated that she is not specifically against this design but just the potential trend for two-story homes in the future. There have been no new two-story homes constructed on this block in recent years. Commissioner Cappello asked Ms. Lori Grove about the noticing received. Ms. Lori Grove explained that she had received only one notice. Commissioner Cappello asked Ms. Lori Grove when she received that notice. Ms. Lori Grove replied last week or pretty recently. She added that she does, however, travel a lot. Ms. Pat Moreray, 18564 Paseo Lado, Saratoga: • Said that there are only three two-story houses on this block. • Added that she is not against owners remodeling houses since the original homes are only about 1,000 square feet. The proposed second story here is the size of the original houses. • Advised that her own home is only 1,000 square feet and she has a peaceful and spacious backyard. Two-story homes would impact privacy in backyards and impact the way the street looks overall. • Pointed out that there are lots of developments elsewhere in Saratoga with two-story homes. The one large two-story home on this block looks out of place. • Reported that at one time she came home from travel to find that her neighbor had put in an apartment on his property. There is no way to mitigate that and not much has been done by the City about it. Commissioner Cappello asked Ms. Pat Moreray where her home is. Ms. Pat Moreray replied that she is not adjacent but two houses over. Mr. Kurt Felhberg: • Reminded that the zoning allows two-story homes. No special considerations are being asked for. • Said that this is an old neighborhood and turnover is happening now in this area. • Cautioned that more two-story homes will be built. This is pure economics due to the cost of land. • Reported that the mass and size of this home is well within standards of other homes built around town. • Assured that the design is sensitive to the adjacent properties. • Asked the Commission to focus on the project’s merits and how this home fits in its environment. Chair Nagpal closed the Public Hearing for Agenda Item No. 1. Planning Commission Minutes for June 8, 2005 Page 5 Chair Nagpal asked about noticing. She said that the applicant provides notice templates to adjacent neighbors. Planner Lata Vasudevan replied correct. Commissioner Hunter said that she thought more than just adjacent neighbors were supposed to be notified. Director John Livingstone clarified that the applicant works with adjacent neighbors at the initial stages and staff sends the official notice prior to public hearing. Commissioner Hunter said that applicants are encouraged to speak with more neighbors. Commissioner Schallop: • Reported that he had lived in this neighborhood for a year and a half and that there are a number of two-story homes in the area. • Suggested that the focus of the Commission should be on this particular property and the design review requirements. • Said that the guidelines take views and privacy impacts into consideration and there are no significant privacy impacts here. • Agreed that the original homes in this area are smaller than the current standard. • Said he had driven around the neighborhood and found that there have been a tremendous number of remodels as well as two-story homes. • Added that no only the immediate area but the entire neighborhood must be evaluated. This is an evolving area. • Said that at a threshold level, he has no objection to a two-story. For this particular property, no specific concerns have been raised. • Expressed support for the staff recommendation. Commissioner Rodgers: • Said that she agreed with Commissioner Schallop. • Said that there are several factors to look at including whether this project conforms to design policies and utilizes techniques to minimize bulk. • Stated that this is a neighborhood in transition. • Pointed out that Council has no objection to two-story homes except when one would impact on adjacent neighbors. • Reminded that this is a 50-year-old neighborhood and that upgrades to an older neighborhood will happen. • Said that the two-story element has been located on the side of the property that faces another two- story element on which there are no windows. Therefore, there are no windows looking into neighboring windows here. • Reminded that such requests must be looked at on an individual case-by-case basis. • Stated that this project meets the criteria and design policies. It avoids interference with views and privacy. It is a nice upgrade. • Expressed her appreciation for the retention of the Siberian Elm. Planning Commission Minutes for June 8, 2005 Page 6 Commissioner Cappello: • Said that he agrees with both Commissioner Schallop and Commissioner Rodgers that this is a neighborhood in transition. • Added that he likes the fact that all the trees are being retained and pointed out that trees do a lot to eliminate privacy impacts from a two-story house. • Said that he has no issue with this house and project. Commissioner Hunter: • Recounted that this is the fourth home in this neighborhood that she has reviewed since being on the Commission. • Said that this is a nice neighborhood with large lots. • Advised that she too will support this project. • Said that this is a good second story here, it is small in size and is situated next to a neighbor with an existing two-story. • Stated that this is a considerate project. Chair Nagpal: • Expressed her agreement. • Said that this is a neighborhood in transition. • Assured that each proposed house in the future would also be reviewed for merit against the design guidelines. Motion: Upon motion of Commissioner Kundtz, seconded by Commissioner Schallop, the Planning Commission granted a Design Review Approval (Application #05-114) to allow the remodel of an existing single-story house, demolition of an existing detached garage and construction of a two-story addition and attached two-car garage on property located at 18612 Paseo Lado by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop NOES: None ABSENT: Uhl ABSTAIN: None *** PUBLIC HEARING - ITEM NO. 2 APPLICATION #05-028 (503-19-117) PARMAR, 12975 Paramount Court: - The applicant requests design review approval to construct a two-story, single-family residence. The project includes the demolition of an existing residence. The total floor area of the proposed residence and attached garage is 6,032 square feet. The maximum height of the proposed residence is 26 feet. The project also includes a basement. The lot size is approximately 43,560 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: Planning Commission Minutes for June 8, 2005 Page 7 • Advised that the applicant is seeking approval for a two-story single-family residence with basement and three-car garage. The existing two-story residence would be demolished. The new residence is proposed at 6,032 square feet with a maximum height of 26 feet. • Described the property as consisting of 43,560 square feet or about one acre. • Said that the proposed structure is of Mediterranean architectural style and meets setbacks, has varied rooflines, stucco walls, wrought iron railings and wood windows. A material board was provided. • Explained that the driveway accesses off Paramount Court. • Said that the two-story component has varied rooflines which reduces the appearance of bulk for the second story. The profile of the new home is similar to the existing home and would be located in the same approximate footprint. However, the current structure is angled to the street while the new structure will be located more straight to the street. • Stated that the existing swimming pool would be retained with added decking and a spa. • Reported that the Arborist Report inventories 43 Ordinance protected trees, most of which are Oaks. Two trees are proposed for removal, as they are located within the immediate building area. Tree #39 is a multi-trunk Spruce and is located where the new garage is proposed. Tree #23, located to the left side of the house and adjacent to the fireplace, is a 20-inch Coastal Live Oak that is proposed for removal and replacement. The applicant had initially proposed to save this tree but the Arborist has recommended removal due to the declining health of the tree. In five to ten years it would no longer be significant. The recommended replacement for Tree #23 is one 48-inch box tree and is included in the landscape plan. Five 24-inch box trees are proposed in replacement of Tree #39. • Added that a Tree Bond in the amount of $93,330 is required. • Advised that no negative comments were received regarding this project. • Said that a geotechnical report was required due to the plans for a basement. Corresponding conditions have been added to the draft resolution. • Informed that this project can meet the required findings and recommended approval. Commissioner Kundtz asked when the tree bond must be posted. Planner Deborah Ungo-McCormick replied before building permits are issued. Commissioner Kundtz said that the proposed stucco appears stark and since this is a large residence he asked the opinion of the other Commissioners about this color. Commissioner Hunter asked the name of the proposed stucco color. Commissioner Kundtz replied La Habra stucco in saddleback. Planner Deborah Ungo-McCormick said that the texture of the stucco has an impact on the reflectivity. She reminded that this is a secluded property that is not visible from the street. Since the house is so secluded, staff feels that color is not an issue. Commissioner Kundtz thanked Planner Deborah Ungo-McCormick, saying she has been most helpful. Planning Commission Minutes for June 8, 2005 Page 8 Commissioner Hunter offered the information that a previous owner had placed plastic and rocks beneath the large oak, which cannot be done to an oak. Planner Deborah Ungo-McCormick assured that the Arborist would include recommendations on how trees should be treated. The applicant has hired a landscape architect. Stated that she is confident that they know what they are doing. Chair Nagpal opened the Public Hearing for Agenda Item No. 2. Mr. Vijay Parmar, Applicant and Property Owner, 12975 Paramount Court, Saratoga: • Introduced his wife, Hira. • Said that they do not have much to add but that they are available for any questions. • Informed that they have lived in Pleasanton for seven years and that he works at Intel. His wife’s brother moved to Cupertino. They themselves want a community with a good high school for their son. • Stated that they are very happy with these plans and are willing to satisfy any concerns. Chair Nagpal closed the Public Hearing for Agenda Item No. 2. Commissioner Hunter: • Said that this project is lovely and that she has no problem with the proposed color. • Stated that with the consideration of the trees, the applicants should have the opportunity to go ahead with their plans. Chair Nagpal: • Said that she appreciated the time spent on site yesterday. • Said that this is a nice design. • Welcomed the Parmars to Saratoga. Motion: Upon motion of Commissioner Hunter, seconded by Chair Nagpal, the Planning Commission granted Design Review Approval (Application #05-028) to allow the construction of a new two-story single-family residence on property located at 12975 Paramount Court by the following roll call vote: AYES: Cappello, Hunter, Kundtz, Nagpal, Rodgers and Schallop NOES: None ABSENT: Uhl ABSTAIN: None *** DIRECTOR’S ITEMS New Intern – Suzanne Thomas: Director John Livingstone introduced Intern Suzanne Thomas who will be working 40 hour weeks during the summer months. She will be making presentations before the Commission at future meetings. Planning Commission Minutes for June 8, 2005 Page 9 Development of City Owned Property at 19848 Prospect Road: Director John Livingstone advised that City-owned property on Prospect is proposed for subdivision. An initial neighborhood meeting was held and about 15 neighbors attended. Good comments were received. The next process would be to bring this subdivision to the Commission for review. Commissioner Hunter asked Director John Livingstone what is included in this application. Director John Livingstone replied that the General Plan Land Use designation would need to be changed from Public Facilities to Residential. The nine-lot tentative subdivision map would be prepared. The subdivision map would be brought to the Commission for recommendation of a Mitigated Negative Declaration and sent onward to Council for final action. Commissioner Rodgers asked if an Environmental Impact Report would be prepared. Director John Livingstone replied that a Mitigated Negative Declaration is planned. Commissioner Rodgers asked if the project would come to the Commission as a Study Session item or Public Hearing item. Chair Nagpal said that the format would be up to the Commission. If a lot of comments were raised at the neighborhood meeting, the proposal may warrant a Study Session. Director John Livingstone advised that the issues raised were more individual questions from nearby owners on issues such as trees and an existing retaining wall. Chair Nagpal asked the Commission if it wanted a Study Session. Commissioner Schallop suggested deferring this decision to the Community Development Director. Commissioner Hunter said that a Study Session might become necessary. Director John Livingstone suggested that a Study Session could be held on site and would allow the Commission to hear directly from the neighbors. Commissioner Rodgers asked if the neighbors’ problems have been dealt with. Director John Livingstone replied that no significant problems were raised and that the issues raised could easily be worked out. Commissioner Cappello asked when this project is coming to the Commission. Director John Livingstone replied that July 27th would be a good day for the Study Session. Commissioner Kundtz said that he likes to see as much information as possible and would like to have a Study Session. Commissioner Hunter said that she is not going to be available for July 27th. Planning Commission Minutes for June 8, 2005 Page 10 Commissioner Schallop said that neither would he. Commissioner Rodgers advised that she is not available on the 27th either except by phone. Director John Livingstone said that it appears the Commission may not have a quorum for July 27th and asked each Commissioner to forward an email outlining their summer schedule as far as meeting availability. Commissioner Kundtz asked for clarification about what the Gateway Project involves. Director John Livingstone advised that it is a beautification project for the entrance or “gateway” into the City of Saratoga that includes landscaping and special paving and major street improvements. It should be beautiful when completed. Commissioner Hunter advised that CalTrans has funded this project. It is not funded by the City of Saratoga. The area runs from Prospect to the railroad tracks. Director John Livingstone advised that color boards for this Gateway project are available at City Hall as well as on the City’s web page. Chair Nagpal asked staff to clarify the date of the joint meeting with Council via email message. COMMISSION ITEMS Commissioner Rodgers advised that she would not be in attendance at the meeting of June 22nd. Commissioner Hunter said that since it appears that many Commissioners would be unavailable for the second meeting in July and the first meeting in August is slated for cancellation; the first meeting in August should actually go forward. Director John Livingstone said he would look at the schedule. COMMUNICATIONS There were no Communications Items. ADJOURNMENT TO NEXT MEETING Upon motion of Commissioner Kundtz, seconded by Commissioner Schallop, Chair Nagpal adjourned the meeting at 8:10 p.m. to the next Regular Planning Commission meeting of June 22, 2005, at 7:00 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk