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HomeMy WebLinkAbout01-08-2003 Planning Commission Minutes MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, January 8, 2003 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Jackman called the meeting to order at 7:02 p.m. ROLL CALL Present: Commissioners Garakani, Hunter, Jackman and Kurasch and Zutshi Absent: Commissioners Barry and Roupe Staff: Director Tom Sullivan, Associate Planner John Livingstone and Planner Christy Oosterhous PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES – Regular Meeting of November 13, 2002. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Garakani, the regular Planning Commission minutes of November 13, 2002, were approved as submitted. AYES: Garakani, Hunter and Zutshi NOES: None ABSENT: Barry and Roupe ABSTAIN: Jackman and Kurasch APPROVAL OF MINUTES – Regular Meeting of December 11, 2002. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Hunter, the regular Planning Commission minutes of December 11, 2002, were approved as submitted with a one word correction on page 11. AYES: Garakani, Hunter, Jackman and Kurasch NOES: None ABSENT: Barry and Roupe ABSTAIN: Zutshi ORAL COMMUNICATIONS There were no oral communications. Saratoga Planning Commission Minutes of January 8, 2003 Page 2 REPORT OF POSTING AGENDA Director Tom Sullivan announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on January 2, 2003 .REPORT OF APPEAL RIGHTS Chair Jackman 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). CONSENT CALENDAR There were no Consent Calendar Items. *** PUBLIC HEARING - ITEM NO. 1 APPLICATION #02-249 (397-27-019) – FU, 14140 Victor Place: Request for Design Review approval to construct a two-story residence. The project includes the demolition of an existing one- story residence. The total floor area of the proposed two-story residence and attached garage is 2,990 square feet. The floor area of the first floor is 1,764 square feet and the second floor is 1,226 square feet. The maximum height of the proposed residence is 22 feet. The lot size is approximately 9,461 square feet and the site is zoned R-1-12,500. (OOSTERHOUS) Planner Christy Oosterhous provided the staff report as follows: • Advised that the applicant is seeking a Design Review Approval to allow the construction of a new single-family residence with a floor area ratio of less than 3,000 square feet and a maximum building height of 22 feet. • Described the neighborhood as having a majority of Craftsman-style homes, incorporating wood siding and with a mixture of single and two-story homes. • Said that this proposed home has incorporated many Craftsman features, including a low pitch gable roof, an entry porch, use of tapered square columns and bay windows. There will be some stucco in a light gray, wood siding and burgundy doors. • Recommended approval of this proposal. Commissioner Kurasch asked staff for a square footage comparison between what is existing and proposed square footage as well as the neighborhood average. Asked what staff’s intent is with the provision of a survey of single and two-story homes in the area. Planner Christy Oosterhous advised that this survey is simply a reference for the Commission. Commissioner Hunter asked if most staff reports include the comparisons between existing and proposed square footage. Commissioner Kurasch said the reports often do include this information, which is very helpful. Saratoga Planning Commission Minutes of January 8, 2003 Page 3 Mr. Li-Sheng Fu, Project Architect: • Pointed out that this proposed two-story new single-family residence would fit mostly within the existing footprint and, in fact, a little less, although the total square footage will be greater due to the second story. • Pointed out that Plan Sheet A-1 provides the total square footage. • Said that trees will mostly obscure the second story. • Added that they do not propose to remove any trees. • Said that both the use wood siding, which has been incorporated on the second story, and the use of a stone veneer wainscoting on the first floor will help make the building look smaller. • Made himself available for any questions from the Commission. Commissioner Kurasch asked about the results of neighborhood meetings and what was learned. Asked how the plans for this proposal were provided to the neighbors. Mr. Li-Sheng Fu said that they directly delivered a reduced set of plans with a cover letter that provided a contact phone number to most adjacent neighbors. Commissioner Kurasch asked if there were any calls. Mr. Li-Sheng Fu: • Replied that they had heard from the next door neighbor who has a new Craftsman-style home and had wanted to incorporate stucco on her home but had been required to change to wood siding at the direction of the Planning Commission. • Advised that they have also incorporated wood siding on this home to reflect the materials in the neighborhood. Commissioner Kurasch said that she was concerned about having a second story on a corner lot that is almost as large as the first story and asked Mr. Li-Sheng Fu if they had considered this situation. Mr. Li-Sheng Fu said that it is unfortunate that there is not a model to demonstrate the design. Assured that there are setbacks on the second story from both the front and rear. There is also a large notch on one side to break up a long wall. Commissioner Hunter made the observation that the front door will be on Walnut rather than Victor with this new home. Mr. Li-Sheng Fu replied yes. Chair Jackman opened the Public Hearing for Agenda Item No. 1 at 7:20 p.m. Mr. Mike An, 20451 Walnut Avenue, Saratoga: • Said he resides across the street and has a few concerns and objections over the proposed 22-foot height, which he fears will block a part of his view of the mountains and change the feel of the neighborhood. • Stated that he likes the fact that this home is currently a single-story. • Disagreed that trees will obscure the second story. Saratoga Planning Commission Minutes of January 8, 2003 Page 4 • Pointed out that there have been two rather large homes constructed on Victor in 2000 but they were single-story with basements. • Expressed hope that the applicant would reconsider the two-story and perhaps incorporate a basement on a single-story house. • Stated that the top of the roofline appears very straight and box like, more like a tract home and not a true Craftsman. Commissioner Kurasch asked Mr. An if there is not another two-story home across the street. Mr. Frank An said that his home is to the left of a two-story home. Commissioner Garakani pointed out that Mr. An signed the form acknowledging receipt of the letter and plans for this home. Mr. Mike An said that he did not sign the form but that his wife had. Commissioner Garakani asked Mr. An why he did not pursue his concerns earlier in the process. Mr. Mike An replied that he was under the impression that this meeting was the forum for him to do so. Commissioner Kurasch pointed out that this form simply acknowledges receipt of the information. Mr. Mike An said that he was livid with his wife for signing something without reviewing it but that it had been delivered late when she and their baby were home alone and she was nervous to have a stranger at their door. Commissioner Garakani said that tonight is kind of late to raise issues when the applicant started this process eight months to one year ago. Mr. Mike An said that he is unaware of the process and pleads ignorance. Chair Jackman said that she agreed that the roof is long and straight from the side view. Commissioner Hunter pointed out that Mr. An will face the front of this new home and not the side elevation. Mr. Mike An said that he is still impacted when driving home or walking with his family through the neighborhood. Director Tom Sullivan advised that this new home will have a 30 foot setback and that the proposed new home will be pushed into the property more than the existing home and therefore should block even less of the view of mountains from the An home that it currently does. Mr. Mike An said that a tree also obscures his view. Commissioner Hunter said that the tree in question is not in the best of health and that she would support its removal. Saratoga Planning Commission Minutes of January 8, 2003 Page 5 Chair Jackman agreed. Mr. Mike An said that he simply wanted to offer his input and will defer to the Planning Commission. Mr. Daniel Kaypaghian, 14200 Victor Place, Saratoga: • Asked for the setback from Victor. Director Tom Sullivan replied 30 feet. Mr. Li-Sheng Fu added that this is the same as is existing. Mr. Daniel Kaypaghian said that this is fine but that he shares the same concerns about the straight roof design. Added that he finds there are more single-story rather than two-story homes in this neighborhood. Chair Jackman said that it appears that not quite half are two story. Mr. Daniel Kaypaghian said that this home may be out of character. Commissioner Hunter reminded that Code allows a maximum 26 feet in height while this proposal is four feet less than that maximum. Mr. Daniel Kaypaghian said that perhaps a more articulated roof would help. Mr. Li-Sheng Fu clarified that the roof is actually L-shaped, although it looks close to rectangular on a drawing. Added that the living room side is a single story structure and the back is two-story. Commissioner Garakani asked Mr. Li-Sheng Fu to respond about the neighbor’s concern over loss of view. Mr. Li-Sheng Fu said that on the Victor side, this home is mostly single-story and above the garage is just one gable. Said that he has tried to set back and make it not too high. Commissioner Kurasch said the difference between the one-story and gable element appears like a box shape. Mr. Li-Sheng Fu said that the two-story side is pushed away from the corner by 40 feet. Commissioner Kurasch asked how far the first story is set back from the second story. Mr. Li-Sheng Fu replied 18 feet. Director Tom Sullivan added that per Plan Sheet A-4, there is a huge setback from the front before the gable feature. The Victor side has an incredible amount of movement on the roof. Commissioner Garakani asked Mr. Li-Sheng Fu if there is anything that can be do with the design to alleviate neighbor concerns. Saratoga Planning Commission Minutes of January 8, 2003 Page 6 Mr. Li-Sheng Fu reminded that the did not cut any trees and that these trees are all taller than the proposed 22 foot height of the new house, including one 40 foot tall pine tree. Said that most of the house will be blocked from view by trees. Chair Jackman closed the Public Hearing for Agenda Item No. 1 at 7:42 p.m. Chair Jackman: • Said that this project is quite good. • Said that the 22-foot proposed height is preferable to the allowable 26 feet. • Stated that this is a good plan for the neighborhood. Commissioner Hunter: • Agreed with Chair Jackman. • Said that this is a good plan. • Added that the house will be surrounded by trees. • Suggested that the applicant work with the neighbor on the issue of the one corner tree. • Added that it appears the removal of that particular ailing tree could be supported. • Said that she did not believe this home would affect its neighbors as much as feared and that it has a nice design. Commissioner Zutshi said that she has no problems with the design. Added that while she has concerns over two-story homes, this one has sufficiently big setbacks to alleviate those concerns. Commissioner Kurasch: • Said that this is a small and visible lot within an old and charming neighborhood. • Said that she is happy with the proposed architectural style but agrees with the speakers that it appears boxy with its large dominant element roof. • Said that she would like to see the second story reduced and recommended a redesign. • Pointed out that 33 of 49 homes are one story in this neighborhood per the survey provided. • Added that this proposed house is too large for this lot situated within a great little neighborhood. Commissioner Garakani asked if the pitch of the roof is the lowest possible. Director Tom Sullivan advised that the proposed 4 and 12 pitch is about as flat as one would want for concrete tile and that he would not suggest flattening the roof at all. Commissioner Kurasch said that the pitch would be okay if the gables came up, which would represent only a small portion of additional height. Director Tom Sullivan agreed that it is easy to move up one or more of the gables. Commissioner Hunter disagreed that the gables needed to be made any bigger. Director Tom Sullivan advised that the second story is 500 square feet or 30 percent smaller that the first floor below. Saratoga Planning Commission Minutes of January 8, 2003 Page 7 Chair Jackman said that she is in favor of leaving the size alone. A 3,000 square foot house is not terribly large by today’s standards. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Garakani, the Planning Commission granted a Design Review Approval to allow the demolition of the existing single family residence and construction of a new two-story residence on property located at 14140 Victor Place, by the following roll call vote: AYES: Garakani, Hunter, Jackman and Zutshi NOES: Kurasch ABSENT: Barry and Roupe ABSTAIN: None *** PUBLIC HEARING – ITEM NO. 2 APPLICATION #02-136 (397-18-036) – SARUP, 14815 Baranga Lane: Request for Design Review Approval to demolish the existing 2,361 square foot house and build a new single family 5,050 square foot house with a three car garage. The maximum building height of the residence will be 26 feet. The lot size is approximately 36,155 square feet net and the site is zoned R-1-40,000. (LIVINGSTONE) Associate Planner John Livingstone presented the staff report as follows: • Informed that the applicant is seeking a Design Review Approval to allow the demolition of an existing 2,300 square foot existing house and construction of a new 5,000 square foot house with a maximum height of 26 feet. • Described the net site as being 36,000 square feet within an R-1-40,000 Zoning District. • Advised that this proposal meets the five policies in the Design Guidelines. • Said that the applicant is using the slope to place the garage under the house to reduce bulk and the typical garage area. • Advised that the house is surrounded with trees and a landscape plan has been prepared. • Added that the roofline is varied and that the design protects the privacy of adjacent neighbors with minimal direct line of sight impacts. • Said that native evergreen trees will be incorporated to provide year-round screening. While five of 32 trees will be removed from the property, the applicant is exceeding the Arborist’s recommendation to plant eight trees and proposes to plant 11. • Added that the Arborist’s report gives recommendations for the maintenance of trees during construction and that the applicant is hoping to preserve two trees that the Arborist has recommended for removal. • Said that there will be three gas fireplaces and one wood fireplace. • Pointed out that the proposal is 700 square feet under the maximum allowable FAR and exceeds setbacks. • Recommended approval. Commissioner Kurasch asked for specifics on the number and heights of the retaining walls. Asked if the front turnaround is an architectural feature or a Fire Department requirement. Associate Planner John Livingstone replied architectural feature. Saratoga Planning Commission Minutes of January 8, 2003 Page 8 Chair Jackman asked if this home is close enough to the street so as not to require a fire turnaround on site. Associate Planner John Livingstone said that a minimum 14-foot wide driveway is required and the proposal is for 15 foot. Commissioner Zutshi asked for the height of the front entry. Associate Planner John Livingstone replied 12 feet from step to transom window. Chair Jackman opened the Public Hearing for Agenda Item No. 2 at 7:58 p.m. Mr. Vini Sarup, Property Owner and Applicant: • Stated that he feels this design is both neighborhood and environment friendly and sits back further from the road than the existing home. • Said that they will plant more trees than required. • Pointed out that this home is a single-story with a minimum impact on the neighborhood. Commissioner Garakani asked for details on the rock energy dissipater and if there are any concerns having one placed so near a light well. Mr. Vini Sarup said that this helps keeps the storm water on-site and that the placement has been positioned by an engineer. Director Tom Sullivan explained to the Commission the concept of slope and percolation at swale. Commissioner Kurasch asked if the applicant had interacted with the neighbors regarding this proposal. Mr. Vini Sarup said that of five neighbors, one had concerns about potential view impact and the others were extremely supportive. Chair Jackman observed that she could not see neighbors very visible from the site except above to the back. Commissioner Kurasch stated that although she finds an eclectic architectural mixture to be desirable, she did not think there is anything similar to this proposal in the area. Mr. Vini Sarup said that there are other homes of similar style, one facing Fruitvale and another facing Three Oaks. Commissioner Kurasch said that she is not in favor of grandiose entries and questioned how that is compatible. Mr. Vini Sarup reminded that the house is set way back from the street and that with the way it is positioned, it will not be visible from the street. Saratoga Planning Commission Minutes of January 8, 2003 Page 9 Commissioner Kurasch pointed out the very large driveway with turnaround around a fountain. Asked if all that paving were necessary when 14 feet is the minimum required for parking. Chair Jackman asked about the drive around the fountain. Mr. Vini Sarup said that the drive around the fountain is 14 feet wide with only a small portion being 20 feet wide. Chair Jackman asked about a gate on page L-1. Commissioner Garakani pointed out to Chair Jackman where this gate was located. Chair Jackman said that this home blends into nature. Commissioner Zutshi asked about the willingness to retain one specific tree in questionable health. Mr. Vini Sarup said that they believe they will be able to retain Tree #29 if allowed to do so. Commissioner Zutshi assured that she was certain the Arborist would have no problem with the idea of attempting to retain a tree. Chair Jackman asked about fencing around the pool. Mr. Vini Sarup assured that pool fencing is a standard requirement prior to issuance of a final. Added that he wants to fence the entire property with a six-foot high fence. Commissioner Zutshi asked if there are limitations on area that can be fenced. Commissioner Kurasch pointed out that this particular property is not within a Hillside Zoning District. Commissioner Zutshi sought additional information on the retaining walls from the architect. Mr. Ghulam S. Azad, Project Architect, said that the retaining walls are about two feet high. Chair Jackman closed the Public Hearing for Agenda Item No. 2 at 8:13 p.m. Commissioner Zutshi said that there is a lot of paving area but since the applicant is using pavers, this can be accepted. Said that there are a lot of houses in the area that are big and similar and she has no problem with this proposal. Chair Jackman said that she likes it especially since it incorporates a basement. Commissioner Hunter agreed that it is similar to existing homes in the area and is fine. Added that it is also situated at the end of a cul de sac on a large property. Chair Jackman said that this is not imposing since much of the structure is underground. Saratoga Planning Commission Minutes of January 8, 2003 Page 10 Commissioner Garakani said that that the design is fine and is not an intrusion on the neighborhood. Said that he hopes the tree is preserved if possible. Motion: Upon motion of Commissioner Garakani, seconded by Commissioner Hunter, the Planning Commission granted a Design Review Approval to allow the demolition of an existing residence and construction of a new single-family residence on property located at 14850 Baranga Lane, by the following roll call vote: AYES: Garakani, Hunter, Jackman, Kurasch and Zutshi NOES: None ABSENT: Barry and Roupe ABSTAIN: None *** DIRECTOR’S ITEMS Annual Report on the Status of the General Plan Director Tom Sullivan: • Said that this represents his annual report on the General Plan. • Said that the City of Saratoga’s General Plan has all mandatory elements as well as some optional elements. While the Scenic Highways and Seismic Elements used to be mandatory, they are now optional. • Said that Ann Welsh will concentrate part time for one year to working on updates including the Trails. • Advised that the Land Use, Noise and Safety Elements need updating. • Said that the Circulation Element is new and will not require updating for another five years. • Reminded that the Housing Element is new and will need to be re-adopted in June 2006 per State Law. • Informed that many previously approved General Plan Amendments were never directly incorporated into the General Plan so staff has located the applicable Resolutions and will add this information in. • Said as far as the Housing Element, the City is making adequate progress on all programs and he is not ashamed to send the required report into HCD. • Added that he will count existing secondary living units that are legalized as new units, if it can be proven that at the time of the last Census, these units were not being rented out. Therefore, if a property owner will sign an affidavit to that effect, any newly legalized unit can be counted as new housing units for the City. COMMISSION ITEMS Commissioner Garakani proposed that some sort of guidelines be provided to applicants on how best to work with neighbors in presenting proposed plans. Director Tom Sullivan agreed that such guidelines can be included with the application form. Commissioner Kurasch announced that the Tree Ordinance is now before Council. Saratoga Planning Commission Minutes of January 8, 2003 Page 11 COMMUNICATIONS None ADJOURNMENT TO NEXT MEETING Chair Jackman adjourned the meeting at 8:29 p.m. to the next regular meeting set for Wednesday, January 22, 2003, to begin at 7 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk