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HomeMy WebLinkAbout06-13-2001 Planning Commission MinutesMINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, June 13, 2001 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Barry called the meeting to order at 7:30 p.m. PLEDGE OF ALLEGIANCE ROLL CALL Present: Commissioners Barry, Garakani, Jackman, Kurasch and Zutshi Absent: Commissioner Roupe Staff: Director Tom Sullivan, Senior Planner Bob Schubert and Planner Allison Knapp APPROVAL OF MINUTES – Regular Meeting of May 9, 2001. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Jackman, the Regular Planning Commission minutes of May 9, 2001, were approved with the following amendment to Page 18 – Commissioner Kurasch … Said that she is not comfortable supporting this request of increasing buildable lots to two when one now exists. (5-0-1; Commissioner Roupe was absent.) ORAL COMMUNICATIONS There were no oral communications. REPORT OF POSTING AGENDA Director Tom Sullivan announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on June 8, 2001. TECHNICAL CORRECTIONS TO PACKET Director Tom Sullivan, provided a minor technical correction to the packet. CONSENT CALENDAR Commissioner Jackman asked that the Consent Calendar item be pulled from Consent and that staff provide a report. DR-00-062 (397-28-013) – PICO RANCH, INC., 20460 Williams Road: Request for Design Review approval to demolish an existing 1,275 square foot single-family residence and construct a new 4,057 square foot two-story residence. Maximum height of the structure will be 23 feet. The 7,671 square foot parcel is located in the R-1-10,000 zoning district. (CONTINUED FROM 4/25/01) Saratoga Planning Commission Minutes of June 13, 2001 Page 2 Ms. Allison Knapp, Planner, presented the staff report as follows: • This matter was continued in order to address several site and design issues including the front setback, massing of the structure and privacy issues with the second story. • To resolve these issues, the home is now set back 35 feet, which is 10 feet more than required under the Ordinance and more in keeping with the standards of the neighborhood. • Added that the rear deck has been reduced to one-third the original size and trellis added to provide screening for privacy. • Said that massing was reduced with the reduction of some planter boxes and trellis at the front elevation. • Advised that a memo from the neighbors has been provided expressing support for the revised project. Ms. Marsha Manzo, 20471 Walnut Avenue, Saratoga: • Advised that her home is located behind this property and one lot over. • Said that she was under the impression that Ordinances would prevent such negative impacts on adjacent properties. • Asked if Ordinances have changed. Ms. Allison Knapp, Planner, advised that the Ordinance has not changed. Added that this proposal is just one square foot less than would be allowed through discretionary review. The proposed impervious coverage is 35 percent whereas 60 percent is the maximum allowed. Commissioner Kurasch reminded that the Commission had sought the reduction in bulk and size of the home. Asked if any square footage reduction occurred. Ms. Allison Knapp replied no. Commissioner Jackman said that the balcony on the left side of the house is of concern and that she finds it inappropriate to have a balcony so close to the neighboring property. Chairperson Barry stated that a compromise seems to have been reached between these neighbors through the addition of trellis and other screening. The signed letter from the neighbors indicates that they are now comfortable with the proposed design, including the balcony. Mr. John Ridder, Applicant: • Said that he has worked with staff to reduce bulk and mass although the internal square footage of the house did not change. • Added that the neighbors are now satisfied. • Said that the several issues were resolved. The first was to increase the front setback by 10 feet. Next the deck was reduced to accommodate the existing redwood tree on site. The porch was also reduced in size. A front elevation trellis and planter box were removed to help reduce mass and bulk. Motion: Upon motion of Commissioner Jackman, seconded by Commissioner Zutshi, Consent Calendar Item No. 1 was approved, accepting the modifications to Design Review DR-00-062 in order to allow the demolition of an existing residence and Saratoga Planning Commission Minutes of June 13, 2001 Page 3 construction of a new 4,057 square foot two-story residence on property located at 20460 Williams Avenue . (5-0-1; Commissioner Roupe was absent) Chair Barry advised that there is a 15-day appeal period before this action is final. *** PUBLIC HEARING - ITEM NO. 1 TUP-01-002 (397-30-047) – CITY OF SARATOGA, 13724 Saratoga Avenue (Sacred Heart Church and School): Request to temporarily relocate the Saratoga Community Library to a neighboring site (Sacred Heart Church and School at 13724 Saratoga Avenue) during the renovation and expansion of the City’s existing library at 13650 Saratoga Avenue. The Sacred Heart Church and School site is in the R1-20,000 zoning district. Mr. Bob Schubert, Senior Planner, presented the staff report: • Advised that this application is for the temporary relocation of the Library to the Sacred Heart Church and School for an approximately 18-month construction period. • Informed that eight manufactured units totaling 6,720 square feet, will house approximately one- third of the library materials. • Asked that the Commission support this Temporary Use Permit and adopt a Negative Declaration. Commissioner Kurasch asked that “Children at Play” signs be considered to help ensure the safety of children sharing the parking lot with library traffic. Mr. Bob Schubert advised that the signage currently proposed includes one sign at the entrance, directing Library patrons to the temporary Library, and another sign at the existing Library location, notifying patrons of the temporary alternate location for the Library. Said that the Commission could condition additional signs. Commissioner Kurasch added that access to existing paths being used by pedestrians and bicyclists should be retained. This access is useful and helpful to local residents. Director Tom Sullivan advised that the concerns raised by the Commissioners at the site visit have been relayed to the Department Head supervising this project and the issues will be forwarded to the Head of the Library Committee to be addressed. Chair Barry opened the Public Hearing No. 1 at 7:40 p.m. Ms. Chuck Page, 20790 Norada Court, Saratoga: • Expressed appreciation to Sacred Heart for sharing their facilities in order to accommodate the temporary Library for the community. • Commended Commissioner Kurasch for her suggestion to incorporate safety signage on site to protect children. • Added that “Children at Play” signs are very appropriate. • Suggested a Condition of Approval requiring traffic directional signs on site to help lead people to the temporary Library location. Saratoga Planning Commission Minutes of June 13, 2001 Page 4 Commissioner Garakani asked whether these eight temporary units provide enough space to adequately serve as the temporary Library. Ms. Marsha Manzo, Chair of the Library Expansion Committee, advised that they are working with teachers and the schools. Agreed that during this construction period, the Library will not be able to be the sole after-school facility, as they simply will not have the room. Added that they are already overcrowded in the regular Library and often one sees children sitting on overturned trashcans. Said for 18 months, the space they have available will be small but afterwards they will have a wonderful new Library for the Community. Chair Barry closed the Public Hearing for Agenda Item No. 1 at 7:50 p.m. Commissioner Kurasch reiterated the need for safety and directional signs on site. Director Tom Sullivan agreed that this signage is appropriate and necessary. Added that many community groups that typically utilize the Library for meetings must find alternate sites for their meetings during this construction period. Motion: Upon motion of Commissioner Jackman, seconded by Commissioner Zutshi, the Commission approved TUP-01-002 to allow the temporary relocation of the Saratoga Community Library into eight temporary buildings on Sacred Heart Church and School property at 13724 Saratoga Avenue during the renovation and expansion of the City’s existing Library at 13650 Saratoga Avenue, with the added condition that adequate directional and safety signs be posted on site. (5-0-1; Commissioner Roupe was absent) Chair Barry advised that this approval is final in 15 days, following the appeal period. *** PUBLIC HEARING – ITEM NO. 2 DR-01-005 (386-06-017) – PALUMBO, 19208 Brookview Drive: Request for Design Review approval to construct a 65 square foot addition to the ground floor of the existing single-story home and construct a 636 square foot second-story addition. Total addition would be 701 square feet for a 3,049 square foot home. The maximum height of the residence will be 21 feet, 2 inches. The property is 9,376 square feet and is located within an R-1-10,000 zoning district. Ms. Allison Knapp, Planner, presented the staff report as follows: • Advised that the applicants are seeking approval to add a second story to an existing single-story residence, including a second story deck. • Said that 636 square feet will be added to the second floor to create a master suite and 65 square feet will be added to the ground floor. Minimal windows will be used on the second story, one on the right elevation, one on the left and one door leading to the second story deck area. It is believed that any privacy issues resulting from the deck can be mitigated with the use of trellis. • Informed that a letter in opposition has been received from a resident on Woodside Court. Saratoga Planning Commission Minutes of June 13, 2001 Page 5 • Advised that the properties on Woodside Court were granted a Variance that sets their homes back just 16 feet from the rear property line rather than the typical 25 foot requirement without issuance of a Variance. • Added that other neighbors have provided a letter of support. • Concerns have been raised about the potential for future change out of the approved windows that will increase privacy impacts. The requirement to retain these windows can be strengthened within the Conditions of Approval to mitigate that concern. • Staff is recommending approval of this request with the use of screening trellis for the deck feature. Chair Barry opened the Public Hearing for Agenda Item No. 2 at 8:05 p.m. Ms. Cynthia Eikhorn, Project Designer: • Distributed a board with photographs taken from the roof of the subject property, offering a panoramic view of what is visible of the adjacent properties from this residence. • Said that the photos clearly demonstrate that views of other homes, yards and windows are limited. • Advised that the home has been designed so as not to inflict privacy issues on the neighbors but rather to focus views on its own backyard. • Added that the second story windows and door to the balcony are necessary features to provide light, air and egress from that part of the home. Commissioner Kurasch asked for clarification about the ingress/egress requirements. Ms. Cynthia Eikhorn advised that the door to the deck provides a necessary egress option. The other windows on the second floor are too high and too small to serve as a means of egress. Commissioner Kurasch expressed concern for privacy impacts from this balcony. Ms. Tina Gross, 12508 Woodside Court, Saratoga: • Said that this project site does not abut their own home but is visible from their home. • Advised that she and her husband bought into a single-story neighborhood. Since approximately eight homes abut their home, the potential is there for a number of second-story additions that could greatly impact their privacy and could greatly reduce their ability to enjoy use of their huge backyard in privacy. • Said that while she does not share a fence with this subject property, she also does not want to look up at a second story. • Expressed fears about a domino effect, with the potential for numerous second story additions in the future. • Said that she has two giant sycamore trees in her yard to help with screening. Commissioner Kurasch asked Ms. Gross how many two story homes she can see from her home. Ms. Tina Gross replied that there are two visible from her home. One is located kitty corner from her home. The other is visible from her rear yard. However, on her street, Woodside Court, there are no two-story homes. Ms. Melanie Karren, 12515 Woodwide Court, Saratoga: Saratoga Planning Commission Minutes of June 13, 2001 Page 6 • Advised that she had submitted a letter to the Commission expressing her concern for a loss in privacy with this second-story addition. • Said that her home is located directly behind this site. • Advised that they have just completed a single-story addition to their home and this second-story addition will overlook a great part of their home and yard. • Said that a Landscape Architect she consulted with has advised that the trees existing on the subject property will lose leaves and during that time screening by these trees will be limited. • Said that she has a Variance on her property for two and a half feet into the side yard setback, which was approved because it was an existing structure. • Added that a two-story was constructed in a house located behind their bedroom. At the time, they did not object to that project. • Said that they have looked at the plans, find them to be of a nice design but want to protect their investment and privacy. Mr. Eric Escola, 19224 Brookview Drive, Saratoga: • Said that his home is situated to the right of this project and he has lived there for 10 years. • Said that he installed double paned windows to mitigate the noise from Highway 85. • Advised that he likes the privacy offered by single-story homes with six-foot fences and mature landscaping. These features drew him to purchase in this neighborhood. • Said that his main issue is privacy. Two proposed windows for this addition will face his house. Said that the designer has assured him that access to these windows from the home will be limited since there are built in bookcases that are two feet deep. • Distributed photos taken from his residence. One showing the view from his family room and the other taken from his backyard looking toward the roofline of the Palumbo home. • Expressed concern with the potential for modifying any required mitigation measures by future owners. • Asked that a Condition of Approval ensure that these measures remain in effect. • Clarified that he signed a letter showing that he had reviewed the plans for this remodel but that his signature does not reflect support for the proposal. Ms. Cynthia Eikhorn, Project Designer, encouraged the neighbors to review her panoramic photos. Said that her clients are willing to add evergreen landscaping to help screen this site from adjacent neighbors. Assured that they are being sensitive in their design to the architecture and to the neighbors. Commissioner Zutshi asked about the relationship between the need for the balcony and desire for a view. Ms. Cynthia Eikhorn advised that having a balcony allows the feeling of being up in the treescape. There is a sense of the mountains just being there. The balcony is just a nice feature to have. Chair Barry closed the Public Hearing for Agenda Item No. 2 at 8:18 p.m. Commissioner Zutshi said that the balcony is a big issue with the neighbors and wondered if it was really a necessary feature. Commissioner Kurasch: Saratoga Planning Commission Minutes of June 13, 2001 Page 7 • Said that she appreciates the efforts to be sensitive in designing this project. • Said that it was a disadvantage not having a plot plan to see this house in relation to the property. Without, it is hard to see if there are alternatives and/or other options. • Said that is appears there are adverse impacts on neighbors. • Stated that the 21-foot height is not unreasonable even for a single-story home let alone a two- story. • Said that it is bad practice to rely on vegetation to deal with design issues. • Expressed her reticence to approve a second-story addition in a predominately single-story neighborhood. Commissioner Jackman said that this is a tastefully done addition. Agreed that 21 feet is not that high for a two-story residence. Asked if it is possible to place the balcony toward the front of the house. Chair Barry said that it appears the Commission is leaning toward moving the balcony to the front elevation, strengthening the Conditions of Approval regarding the retention of the approved windows and requiring additional screening landscaping. Asked Ms. Eikhorn if her clients are willing to consider these requirements. Ms. Cynthia Eikhorn replied that she believed so. Said that they prefer the front elevation has they have proposed. Said that either an alternative balcony design at the rear elevation or a change to windows instead of a balcony could be considered. Chair Barry reopened the Public Hearing for Agenda Item No. 2 at 8:26 p.m. Mr. Mike Palumbo stated that he would support either a reduction in the size of the balcony or go to the use of windows instead. These options are preferred rather than moving the balcony to the front of the house. Chair Barry pointed out that the Commission wants to ensure that the approved windows are retained in the future, that the deck be screened with a trellis feature, that additional evergreen landscape screening be added and that opaque glass in the bathroom window be used. Mr. Mark Palumbo said these requirements are fine with him. Chair Barry reclosed the Public Hearing for Agenda Item No. 2 at 8:27 p.m. Chair Barry reopened the Public Hearing for Agenda Item No. 2 at 8:28 p.m. Mr. Eric Escola, 19224 Brookview Drive, Saratoga: • Asked for clarification as to whether the balcony stands to be redesigned or relocated to the front of the home. Director Tom Sullivan advised Mr. Escola that right now the Commission is discussing its options. The ultimate proposal will be made clear when a motion is proposed. Commissioner Kurasch suggested that perhaps the redesigned project should come back to the Commission for a second look. Saratoga Planning Commission Minutes of June 13, 2001 Page 8 Chair Barry said that she would prefer to have specific Conditions of Approval prepared so that this project can go forward. Added that the Commission is very sensitive to the neighborhood compatibility issues. Said that the Commission hears of the privacy impact issues from the rear neighbors and that additional landscaping is a reasonable option. Added that had the Planning Commission received a consensus about the wishes of the neighborhood that would have been considered very seriously. Commissioner Garakani stated that since the bedroom is used for sleeping, the privacy impacts should be minimal. Commissioner Kurasch disagreed, stating that the room can be used as a sitting room or for some other purpose other than as a bedroom. Said that the desire for a view is the clear reason for the inclusion of a balcony feature. Added that use of windows instead of a balcony might be a better option. Motion: Upon motion of Commissioner Barry, seconded by Commissioner Garakani, the Planning Commission approved DR-01-005 to allow a 701 square foot addition to a residence on property located at 19208 Brookview Drive with the added Conditions of Approval: 1. That the window provision be strengthened within the Conditions of Approval; 2. That the balcony either be reduced in size or eliminated; 3. That the windows at the rear be reduced; and 4. That the applicants provide additional screening landscaping to provide year- round screening. (4-1-1; Commissioner Kurasch voted against and Commissioner Roupe was absent) Chair Barry advised that there is a 15 day appeal period before this action is final. Director Tom Sullivan instructed the designer to provide revised plans to the Planning Department before the conclusion of the appeal period so that the neighbors can be invited to review the revised plans and determine whether or not they feel an appeal is warranted. *** PUBLIC HEARING – ITEM NO. 3 UP-01-004 (397-24-012) – MARKWITH, 20253 La Paloma Avenue: Request for a Use Permit to construct a new 462 square foot garage and remove an existing 297 square foot garage. The Use Permit is required to allow the structure to be built within the rear and side yard setback. The property is 7,491 square feet in area and is located in the R-1-10,000 zoning district. Ms. Allison Knapp, Planner, presented the staff report as follows: • Advised that this request is for a Use Permit to allow the reconstruction and enlargement of a garage located within rear and side yard setbacks. • Said that this is an existing non-conforming structure that will be demolished and reconstructed. • Said that the Use Permit is required since this is a legal non-conforming structure. • Informed that during the site visit, it was determined that the installed driveway was just 8 feet wide rather than the required 11.5 feet in width. The proper width was depicted on the plans but the contractor incorrectly installed the drive. It will be corrected. Saratoga Planning Commission Minutes of June 13, 2001 Page 9 • Suggested placing a Condition of Approval to require the widening of this drive to the approved 11.5-foot width per the plans. • Advised that the backup distance between the garage and house is just 20 feet. However, moving the garage closer to the rear setback is not feasible. Options considered included reducing the length of the garage from 22 feet to 19. However, the applicant wants the longer garage. Another option is to construct a garage and a half. This option would require approval of a Variance and require further public noticing. Another alternative is a tandem garage but this is not in keeping with the area. • Staff is recommending approval of the proposal as submitted. While the 20-foot backup space is tight, it is possible. • Added that this reconstructed garage eliminates a non-conforming structure. • Provided a minor correction to page 1 of the Resolution, striking pool house and replacing with garage. Commissioner Kurasch asked if the impervious coverage will change with the correction to the driveway. Director Tom Sullivan said no. The plans reflected the 11.5-foot wide driveway and that was what was calculated when determining the impervious coverage. Chair Barry opened the Public Hearing for Agenda Item No. 3 at 8:41 p.m. Mr. Jim Markwith, Applicant/Owner, 20253 La Paloma Avenue, Saratoga: • Expressed his support with the proposal but asked that the driveway be allowed to be widened following completion of construction to avoid damage. Director Tom Sullivan advised that the requirement would be that the driveway be completed prior to issuance of final occupancy. Chair Barry closed the Public Hearing for Agenda Item No. 3 at 8:44 p.m. Commissioner Garakani stated that most houses in this area seem to have a similar driveway/garage setup. Joked that perhaps smaller cars will be in order. Commissioner Zutshi wondered why this garage was not a part of the original remodel. Commissioner Jackman questioned whether the garage is a one-and-a-half or two-car garage. Chair Barry replied two car. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Jackman, the Planning Commission approved UP-01-004 to allow a 462 square foot, two-car garage within the rear and side yard setbacks on property located at 20253 La Paloma Avenue, with the requirement that the driveway be modified to meet the approved plan for an 11.5 foot width. (5-0-1; Commissioner Roupe was absent) Chair Barry advised that there is a 15-day appeal period before this approval is final. Saratoga Planning Commission Minutes of June 13, 2001 Page 10 *** PUBLIC HEARING – ITEM NO. 4 UP-01-009 & DR-01-005 (392-22-035) – SCHUPPERT, 20350 Orchard Road: Request for a Use Permit to construct a new 418 square foot garage and remove an existing 323 square foot garage. The Use Permit is required to allow the structure to be built within the rear and side yard setback. The property is 6,250 gross square feet and 5,250 net square feet in area and is located in the R-1-10,000 zoning district. Ms. Allison Knapp, Planner, presented the staff report as follows: • Advised that this is a similar application to the previous one. The applicant seeks approval for a new 418 square foot garage within a side and rear yard setback as well as a 593 square foot addition to the home. • Added that were the Use Permit not required to have the garage within the setbacks, this addition is small enough to have been approved as an Administrative Design Review. • Said that the FAR is 2,025 square feet or 500 square feet less than permitted. The addition is within the requirements of Code and will reduce a non-conforming sideyard setback by two feet. • Staff is recommending approval. Chair Barry opened the Public Hearing for Agenda Item No. 4 at 8:50 p.m. Mr. Rich Schuppert, Applicant, 20350 Orchard Road, Saratoga: • Said that he has owned this home for 20 years and is trying to stay within a single-story structure while still obtaining the needed additional living space. • Reminded that a letter of support from all of his surrounding neighbors was provided to the Commission. Commissioner Kurasch: • Said that this is a logical addition and that she likes to see hidden garages. • Said this is an appropriate application. • Expressed concern for the amount of impervious coverage and asked why there is so much. Mr. Rich Schuppert: • Replied that one reason is because they are staying with a single-story format. • Added that they are trying to achieve a Spanish courtyard effect. • Agreed that they don’t need to use concrete but rather could use some sort of pervious material. • Reminded that this is a very small home with just about 1,000 square feet. Commissioner Jackman suggested use of pervious pavers for the patio. Mr. Rich Schuppert agreed to do so. Commissioner Garakani mentioned the limited back up space from the driveway. Mr. Rich Schuppert agreed but said that it is a similar setup to the other homes in the neighborhood. Saratoga Planning Commission Minutes of June 13, 2001 Page 11 Chair Barry said that this is a charming neighborhood and this design looks nice. Assured Mr. Schuppert that he will be happy with a brick courtyard as she has one that she really enjoys. Chair Barry closed the Public Hearing for Agenda Item No. 4 at 8:52 p.m. Motion: Upon motion of Commissioner Garakani, seconded by Commissioner Jackman, the Planning Commission approved UP-01-009 and DR-01-005 to allow a 418 square foot garage within the rear and side yard setbacks on property located at 20350 Orchard Road with the use of pervious pavers in the courtyard. (5-0-1; Commissioner Roupe was absent) Chair Barry advised that there is a 15 day appeal period before this action is final. Chair Barry called for a break at 8:55 p.m. Chair Barry reconvened the meeting at 9:04 p.m. *** PUBLIC HEARING – ITEM NO. 5 DR-01-006, UP-01-002, TUP-01-003, LL-01-003 (397-22-019) – SARATOGA FIRE DISTRICT, 14380 Saratoga Road: Request for Design Review and Use Permit approval to demolish an existing Fire Station and construct a new 13,325 square foot Fire Station. A Lot Line Adjustment is necessary for the footprint of the building to be within the property lines. The Temporary Use Permit is necessary to allow the temporary Fire Station to be located behind the subject property at 20473 Saratoga-Los Gatos Road during construction. The maximum height of the new Fire Station will be 34 feet, 6 inches tall. The project is located within a Professional Administrative (P-A) zoning district. Director Tom Sullivan, presented the staff report as follows: • Advised that the application before the Commission is for Design Review and a Use Permit to allow the demolition of the existing Fire Station and the construction of a new 13,325 square foot Fire Station with a maximum height of 35 feet. Additionally, a Lot Line adjustment is required to retain the new structure within the property line. Currently, the existing building encroaches into the Plaza next door. • Said that the property is zoned for Professional/Administration and the General Plan Land Use designation is PF (Public Facilities). The parcel is 9,274 square feet and the site is flat. The zoning requires 12,000 square feet but this is an existing non-conforming structure. • Proposed materials include off-white stucco. The attempt has been made to match the architecture of the Federated Church, a Julia Morgan influenced design. • Advised that the Municipal Code allows the City to adjust setbacks, heights and lot coverage with the issuance of a Use Permit. • Said that Findings can be made to support this application since it is replacing an existing facility with nearly the same size footprint. The proposal only slightly expands the footprint and the project will be consistent with the adjacent properties. • Advised that this Fire Station is centrally located within the Saratoga Fire District. Saratoga Planning Commission Minutes of June 13, 2001 Page 12 • The project will include improvements to the Memorial Plaza and the protection of Olive trees (including the transplanting of some and with their replacement should the trees not successfully transplant). • Said that the Fire Station is located within Historic Downtown, the Gateway to the Downtown. • Added that the Heritage Preservation Commission has reviewed and approved the proposed design with a 6-0-1 vote with one abstention. • Staff is recommending adoption of a Negative Declaration and advised that mitigation measures proposed include the improvements to Memorial plaza and the relocation of two bus stops. • Advised that two emergency generators will be installed. • Informed that the applicants purchased the adjacent Contempo building in order to provide additional parking. This added 22 parking spaces for a total of 32 with the 10 on site. • Added that the Use Permit process allows the Commission to grant a Use Permit with variations to the standards if necessary findings can be made. • The Lot Line Adjustment is for 513 square feet in exchange for 529 square feet needed at the back of the building. • Reminded that Council has the final authorization. • Said that a review of the General Plan allows the transfer of City-owned property for compensation. In this case the improvements to Memorial Plaza represents the compensation. • Said that the Temporary Use Permit is to allow the temporary location of the Fire Station. Usually such applications are for small uses such as pumpkin or Christmas tree lots. This TUP will allow the use of the alternate facility to provide continued fire services during the construction of the new Fire Station. • Suggested that a Covenant should be recorded that requires the maintenance of permanent parking for the Fire Station, even should the Contempo building property be sold in the future. • Pointed out correspondence, including a letter from Santa Clara County Fire District Chief Spoorleader, which states that this facility would also meet their requirements should they end up the provider of Fire Protection Services for Saratoga. • Staff is recommending approval. Chair Barry asked how the vote on this application should be handled. Director Tom Sullivan advised that unless there is a major issue that comes up for one aspect of the proposal, one motion and vote can be taken for the entire proposal. Commissioner Kurasch said that she recalled that it had been recommended that public comment be taken at a first meeting but that the matter be continued for final action to another date. Director Tom Sullivan advised that the reason for that had been to allow Council to meet and discuss the future of fire services for the City. That Council meeting has occurred and the result was that no action was taken. The Fire Commissioners were to have meet last night (6/12/01). At this point, the Planning Commission should review this application based on Land Use issues. Commissioner Kurasch said that there are too many unknowns. Suggested that there might be a change in the disposition of this facility based upon the outcome regarding who will provide fire protection services. Saratoga Planning Commission Minutes of June 13, 2001 Page 13 Director Tom Sullivan reiterated that the County Fire Chief has said that this facility’s design meets with their approval. Commissioner Kurasch insisted upon the importance to achieve the maximum in public comment and asked what outreach efforts were made to the community. Director Tom Sullivan replied that this application was advertised and posted consistent with the Municipal Code and State Laws. The noticing was sent to owners within 500 feet, the postings occurred in three public places. An ad was placed in the local community newspaper. There was no lack of public notification. Commissioner Jackman agreed that this was one of the best-advertised projects in Saratoga. Commissioner Kurasch asked if public comments were received. Director Tom Sullivan advised that all correspondence received was provided in the packet or as table items this evening. Commissioner Garakani said that he did not understand how any approvals could occur prior to the necessary land being officially made available to the project. Director Tom Sullivan replied by conditioning the project. Chair Barry said that she understands that the land trade is necessary and justified. Commissioner Garakani asked under what circumstances a zero setback can be allowed. Director Tom Sullivan replied that Municipal Code Section 15.55.030 is where the provision to allow for variations from standards is found. Commissioner Kurasch questioned the actual provision of parking on site. Director Tom Sullivan advised that one space per employee is required. There are 10 on-site spaces. The Fire District bought the Contempo property with 22 spaces. They will record a Covenant to retain the right to use these spaces for the Fire Station. Chair Barry opened the Public Hearing for Agenda Item No. 5 at 9:25 p.m. Mr. Ernest Kraule, Fire Chief, Saratoga Fire District: • Informed that their existing building was constructed 80 years ago and was originally used as an auto repair garage. Space was rented for the storage of fire equipment and then the building was purchased for use as a Fire Station in 1956. In the early 60’s the building was redesigned and upgraded, including changes to the front elevation. • Said that seven and a half years ago, a Citizens’ Committee was formed and a consulting firm hired. It was determined that the building is not seismically safe. • RRM was hired. They specialize in designing Fire Stations. • Said that they are excited with the design of this new building. • Introduced the team working on this project. Saratoga Planning Commission Minutes of June 13, 2001 Page 14 Ms. Mary McGrath, RRM Design Group: • Said that she started working with the Fire District in 1998. • Introduced Mr. Chris Ford who will discuss design issues. Mr. Chris Ford, C3 Design Alliance: • Provided a background, which includes site and building design issues. • Said that an Initial Study was prepared seven and a half years ago. At that time the building report was completed, the Citizens’ Group formed and an architect hired to study feasibility and budgeting for a new Fire Station. Later the acquisition of the Contempo building occurred and Measure F was passed. The proposed design was refined and went before Council for a preliminary review, using an informational presentation. A traffic study was completed by Fehr & Peers regarding the intersection. A refined design is now before the Commission. • Described specific design features. The new building is 53 percent larger with the addition of a lot of firefighter living space, medical support functions and workstations. The building has been designed to meet the present and future needs and is flexible as the mission of the District evolves. The building can be reconfigured. There are double deep apparatus bays; full service fire and medical emergency services and bunkrooms have been replaced with individual bedrooms. The internal configuration can be adapted. The entrance is on the west side, facing the Village. With the addition of the Contempo building, there will be classroom space available to the Community, the Sheriff and to other West Valley Fire Districts. • Issues regarding the overall site include: To the left of the site is the new building. To the right of the site is the Contempo building, which will serve as the Fire House during construction of the new Fire building. The temporary site will be a self-contained, relatively secured site (with fencing rather than as an enclosed building. In the future, the Contempo building will provide visitor parking and classroom space. • Site Design Issues: The Plaza Design, relocation of Olive Trees, the proposed Lot Line Adjustment, revisions to the site lines (as the new building will eliminate an existing encroachment into visual site line at the corner) and intersection layouts. • Building Design: The floor plan includes three apparatus bays, two of which are double deep. The general orientation of the building is to the west side. The upstairs will be used for living quarters with eight individual bedrooms, ten workstations, a larger kitchen and dayroom. The second floor will be pushed to the back and not be on the street. They will use Villa Montalvo design features including a tile roof, arches and divided light windows and tower features. • Form/Massing: The main entrance will be on the west side. The materials include clay tile roofs, copper gutters, ceramic tile, wood screening and 14-foot doors. The building height will be 35 feet from the Plaza level. However, the Plaza is below the grade of the sidewalk and street and so the appearance of height from the sidewalk/street is actually 28 feet. The apparatus doors will be reduced to 17 feet from 22.5 feet. • Pointed out the study model available. • Stated the goals for a project design that meets public safety needs of the community; compliments the Memorial Plaza and Village of Saratoga; and is inspired by the building’s history and the history of the surrounding area. • Made himself available for questions and asked the Fire District’s Attorney to make some remarks. Mr. Harold Toppel, Attorney for Saratoga Fire District. Saratoga Planning Commission Minutes of June 13, 2001 Page 15 • Stated that the District has no intention of disposing of the Contempo building. It was acquired to keep. They have no objection to the requirement for a Covenant to ensure the availability of parking. This is appropriate and acceptable. • Said that Condition of Approval No. 16 is illegal and unconstitutional and has no relationship to the development of the new Fire Station. The City has no authority to impose this Condition. No traffic impacts were identified with the Traffic Report. The only mitigation measures required of the project were for concerns other than traffic. • Said that the Land Use and Design issues should be evaluated for now rather than later. Operational issues should not be in question. • Pointed out the letter from the County Fire District that states they have no problem with the design of this Fire Station. Added that a cooperative arrangement with County Fire seems to be the direction the City will pursue. • Said that they support all Conditions of Approval but No. 16, which requires improvements to the intersection. Commissioner Kurasch said that there is a potential for vehicle conflicts. Added that Condition No. 16 is not asking for major road re-alignment but rather the addition of a right turn only lane, restriping and the modification to the curb to help pedestrians. The connection is there between these requirements and the construction of a new Fire Station. Mr. Harold Toppel, Attorney for Saratoga Fire District, said that this is an existing condition (poor line of site/visibility). They are moving the building back from the street. This will improve circulation and line of site. Mitigation measures can be imposed when there is an adverse impact. However, per the CEQA analysis, no traffic impacts have been identified. The effect of this project is a net improvement in the situation. Commissioner Kurasch said that the Fire District initiated the review for street improvements. Mr. Harold Toppel, Attorney for Saratoga Fire District, replied that it was never their intention to have the improvements imposed as a condition of their proposed project. Director Tom Sullivan stated that Condition No. 16 is a Public Works requirement. Chair Barry added that she was not comfortable removing this Condition without the City Attorney available to provide counsel. Director Tom Sullivan said that the Commission can either remove the Condition or leave it in. The applicant then has the option to appeal that Condition to Council. Mr. Harold Toppel, Attorney for Saratoga Fire District, said that these improvements add a six figure cost to the project. This has a negative impact and was not budgeted. Chair Barry asked if the Public Works requirement includes installation of a new signal. Director Tom Sullivan replied just adjustments to the signal and restriping. Mr. Bill Sousa, 13830 Saratoga Avenue, Saratoga: • Reminded that it is taxpayer money paying for this project. Saratoga Planning Commission Minutes of June 13, 2001 Page 16 • The Fire District is not telling the public what the total cost of the project will be. • Said he wanted to know the total construction cost, the demolition costs, the temporary site, furniture and fixtures costs and the site costs for a maintenance garage. Chair Barry reminded the audience of the purview of the Commission. Mr. Ed Farrell, 20877 Kittridge Road, Saratoga: • Said that the building was constructed in the 1920’s and that its replacement will need to serve the community for the next 75 or so years. A long-range perspective is necessary, including planning for future need. • Said that despite that vote to work with County Fire, the future for Saratoga Fire services is unsettled. • Expressed concern for the reduction in apparatus bay doors from four to three. • Said that the City will pay about six million dollars for a less capable Fire House. • Added that the need for leaving the ambulance parked outside the new building shows that it has been outgrown before it is even built. • Said that this is a bad plan for the new century. Commissioner Kurasch asked what Mr. Farrell’s involvement is in this matter. Mr. Ed Farrell replied that he is both a citizen of the community and a member of the FACT Committee. Mr. Aaron Katz, P.O. Box 116, Saratoga: • Said that he provided a letter and is a local resident. • Said that this proposal violates all requirements and is improper. • Questioned the noticing as even the adjacent Post Office was unaware of this meeting. • Said the he did not receive notice from the City but did receive something from the Chief. • Said that three weeks ago he requested that pole netting be installed to demonstrate the proposed building height. • Suggested a two-week continuance to allow the placement of the pole netting. • Said that the Fire Department should get the necessary 529 square feet of land from the City before proceeding with their application. Added that the 513 square feet being provided to the City in trade is worthless. • Disagreed that there are 10 parking spots on site. • Suggested that there is potential for many more people on site when you factor in the volunteer firefighters and support staff. Said that there should be a limit to the number of employees based upon the number of provided parking spaces. • Suggested a Covenant prohibiting the sublet of the Contempo building. • Said that a 13,000 square foot Fire Station is not needed. • Said that the Argonaut Shopping Center is neither in character nor compatible with the area. Mr. Charles Hackett, 15400 Suview Drive, Saratoga: • Informed that he spoke with Project Designer Chris Ford about a year ago and got some questions answered. However, when he tried to make contact a second time, he was advised by Mr. Ford that he would be unable to answer any further questions. Said that he has had problems getting any information about this project since. Saratoga Planning Commission Minutes of June 13, 2001 Page 17 • Said that the public has not had input and should have that chance. • Requested the placement of story poles with netting. • Added that this is an immense structure that is out of scale and with too much mass. Mr. David Dolloff, 20685 Sigal Drive, Saratoga: • Said that he had worked with City Planner, Mark Connolly, in the past getting information about this project. • Advised that he has a degree in Architecture and that he is flabbergasted at the size of this enormous building. Called it outrageous. Said if it is allowed to be built, it needs to be sized back. • Stated that four apparatus bay doors are mandatory, especially with a zero setback project. • Said that the Fire Department is creating a building three times its original size while reducing available equipment space by 20 percent. This makes no sense. • Said that the public has not had the opportunity to provide necessary input. • Said that the building will need to fit the needs of the future when it is incorporated with County Fire. • Said that this project is the taxpayers’ money at work. They will run short and may end up needing another bond issue, which he will not support. Reminded that there are only about 4,000 taxpayers to pay for these bonds. Mr. Kevin Schot: • Expressed concern for firefighter safety when they need to back up engines on busy streets, standing in traffic to do so. • Said that two other fire stations in the area had similar problems. One (located on Stevens Creek Boulevard in Cupertino) ended up solving it by incorporating a drive through building. The other placed their building at the far back of their site and could therefore use their own parking lot to back trucks into the apparatus bays. • Opined that this situation will not get better and needs to be dealt with now. Commissioner Garakani asked whether the applicants have been copied with all letters on this matter. Mr. Chris Ford replied yes. Said that he has no rebuttals to the comments made but would make himself available to address any questions. Commissioner Kurasch asked why fewer bays are proposed while more equipment will be used. Mr. Chris Ford said the determination is based upon the function of the first response apparatus. The goal is to have a number of apparatus bay doors that meet standards. The three proposed bays are pulled back from the street as much as possible, about eight feet. They are confident that three apparatus bay doors will meet both current and future needs. Chair Barry asked about the potential jeopardy of firefighters having to stand in the street to back equipment into the apparatus bays. Asked if a drive-through design had been considered. Mr. Chris Ford said that a drive through was not considered on this site. Commissioner Kurasch asked whether alley circulation was considered. Saratoga Planning Commission Minutes of June 13, 2001 Page 18 Mr. Chris Ford pointed out the problems due to the differences in grade between the alley and street frontage, about seven feet, which prevent this option. Commissioner Jackman asked staff about adequate noticing. Director Tom Sullivan replied that notices were sent to 102 property owners per the affidavit. Commissioner Jackman asked why the story poles were never installed. Chief Kraule, Saratoga Fire Department: • Replied that he had never been informed of such a request before this evening’s meeting. Said that he was unsure how to go about having them installed but that he was willing to do so. • Elaborated on the equipment proposed including first line engine, engine 30, engine 31, a back up engine, an ambulance and rescue truck. This building will accommodate equipment for two engine companies with eight bedrooms. There will be a maximum of 10 employees on duty during any 24-hour period. Twenty-two parking spaces will be provided. Commissioner Kurasch asked about expanded training in the future. Chief Kraule replied that additional training is a necessary feature of a Fire station. Added that they will be able to control the traffic signal from the Fire Station and that they have gone 30 years without a firefighter being involved in an accident while directing the trucks onto the site. Commissioner Zutshi asked what the greatest number of people on site would be at any time. Chief Kraule said eight firefighters and two paramedics (working 24 hours) and five support (working 8 hour shifts) and the potential for eight to 15 volunteers. Chair Barry asked Chief Kraule what he thought of the restriction to prohibit the subleasing of the Contempo building. Chief Kraule replied that they pulled the training room and storage space from the new building which will have to go in to the Contempo building. There will be no space available to sublet. Commissioner Jackman questioned the need for 10 workstations. Chief Kraule said that the firefighters work on special projects, performs record keeping duties, does training and research. This is an essential part of a Fire Station. Commissioner Jackman agreed that the current Murphy bed sleeping accommodations are inadequate. Chief Kraule agreed. Chair Barry asked Chief Kraule if he thought that there may be too much response capability and whether this station is being overbuilt. Chief Kraule replied that the building is being designed to house two engines and eight firefighters. This compares to one engine and three firefighters at both Cox and Quito Stations. The newer standard Saratoga Planning Commission Minutes of June 13, 2001 Page 19 is to have four firefighters per engine rather than three. The building has been designed to meet today’s needs through 10 years out. Current needs include coed facilities. Chair Barry clarified with Chief Kraule that the Lot Line Adjustment or land trade is contingent on Council approval. Asked Mr. Chris Ford whether the copper being used is for decorative or functional purposes. Mr. Chris Ford advised that the proposal includes copper gutters and wall flashing. Pointed out a current remodel of the City Hall in Santa Cruz where 75 plus year old copper gutters will be reinstalled as part of the renovation because they remain in excellent condition. Commissioner Kurasch questioned the need for two beds per room. Mr. Chris Ford pointed out that there are two beds and three lockers per room. There are three people assigned for each room. In other words, the two beds are shared amongst three firefighters on a rotating basis. This is actually a space saving measure. Chair Barry closed the Public Hearing for Agenda Item No. 5 at 11:05 p.m. Commissioner Garakani said that this should be a win-win situation. There is a need to rebuild the Fire Station. Citizens have concerns. Agreed that story poles should be installed. Chair Barry asked Commissioner Garakani if he is suggesting a continuance. Commissioner Garakani said that there are concerns that need to be addressed. Said that the Contempo building perhaps should be used for administrative uses thereby allowing greater setbacks for the new building. Commissioner Zutshi supported a continuance. Commissioner Jackman said that she too supports a continuance based upon the need for the land switch. Said that she wanted to be sure this goes forward before going any further. Stated that this is one of the biggest projects for the City of Saratoga. Commissioner Kurasch said that she too supports a continuance and that she still wants more information regarding the needs and how the new building will meet those needs since it will be used for the next 50 or more years. Reminded that she had expected two hearings anyway and that perhaps a Study Session is warranted. Said that there are still unanswered questions. More time and the placement of story poles will be helpful. Said that height and massing are concerns as well as the utilization of space. Commissioner Jackman said that there are constraints based upon the size of the property. Chair Barry stated that four Commissioners have expressed support for a continuance. Suggested that the Commission specify what new information it would like provided when the matter comes back before it. Commissioner Garakani said that there are many sensitive issues. Saratoga Planning Commission Minutes of June 13, 2001 Page 20 Director Tom Sullivan informed that the next agenda is substantially lighter than this evening’s and this item can be placed at the start of the meeting. Chair Barry said that a Public Hearing is preferable to a Study Session and suggested a continuance to the next regular Planning Commission meeting. Commissioner Garakani said that the hard issues need to be solved and that this project needs to be considered like any other project is considered. Chair Barry: • Listed the areas of concern as: setbacks (although in a Public Service District the normal setbacks don’t carry much weight); bulk/mass/roof line issues; and limits to how much the Commission can tell Fire regarding what they need in their building in order to function effectively. Added that she is not prepared to tell the Fire Department how many workstations and/or bedrooms they need. Another key concern is the provision of parking and how it will be accommodated. • Suggested that the City Attorney work with Fire’s Attorney to straighten out any differences about the applicability of Condition No. 16. • Asked the applicants if they are willing to return to the next meeting of if they would prefer some sort of vote tonight. Chief Kraule said that they are willing to come to the next meeting to continue. Said that a lot has been accomplished this evening and they have learned a lot. Asked for direction on the installation of the story poles as he has never done such a thing. Director Tom Sullivan said that the poles need to be in place minimally on the Tuesday before the next Planning Commission meeting and preferably even before that to allow members of the public to view it in place prior to the Hearing. Commissioner Kurasch asked what specific concerns members of the Commission have. Commissioner Jackman stated that she does not want to redesign the building but rather wants to see that the land exchange is actually approved, that parking is provided and that the building height is acceptable. Commissioner Kurasch agreed that there has not been enough information regarding the size and bulk of the building. Chief Kraule advised that the size and heights of the fire trucks dictate the size of the bays and doors. Commissioner Kurasch stated that this is a very large structure for the site and that she does not know how to qualify that fact. The needs should be justified. The question to be answered is what is essential to in order to provide public safety. Chair Barry added that any functions that could be moved to the Contempo building or addressed in some other function should be done. Said one question is whether there is any way to make the Fire House smaller. Saratoga Planning Commission Minutes of June 13, 2001 Page 21 Chair Barry continued the hearing to the Planning Commission meeting of June 27, 2001. She thanked the audience for their participation and directed staff to renotice the next meeting. *** DIRECTOR ITEMS Blackwell Properties, Lot 54, Alta Vista Subdivision. Modification of Approval Director Tom Sullivan provided an update and recommended approval of the proposed modifications. The Commission expressed support and the modifications were approved. Joint Council/Planning Commission Retreat: Director Tom Sullivan advised the Commission that the Mayor has proposed a joint retreat between Council and the Commission for July 14, 2001, for a barbecue. Families are invited. Start Time for Future Planning Commission Meetings: Director Tom Sullivan suggested changing the start time for Planning Commission meetings to 7 p.m. instead of 7:30 p.m. The Commissioners were enthusiastic in support of that proposal and the new start time will commence with the next meeting on June 27, 2001. COMMISSION ITEMS Appointment of Liaison to Library Committee: Commissioner Zutshi volunteered to serve in this capacity, expressing her love and support of libraries. List of Priorities: Chair Barry reminded staff of the list of priorities that the Commission would like to work on over the year including issues such as basements and landscaping plans. Director Tom Sullivan suggested agendizing review of this list for the next meeting at which time a subcommittee of the Commission can be created to work with staff. When items are ready for discussion by the entire Commission, they will be agendized. Commissioner Garakani stressed the importance of neighbor involvement early in the review process. Early Distribution of Packets: Chair Barry thanked staff for providing the agenda packets on Thursday instead of Friday and for providing a draft agenda for the subsequent meeting with this packet. Saratoga Planning Commission Minutes of June 13, 2001 Page 22 Housing Element Update: Commissioner Kurasch expressed concern with the lack of updates on the Housing Element. Said that she does not feel up to speed on this subject. Director Tom Sullivan advised the Commission that he has a meeting scheduled with the Consultant on June 22nd where he will receive the rough draft. The process is still at the staff/consultant stage. Something written is required before starting with meetings and hearings. Chair Barry disagreed and stated that some general education on the subject could be helpful at this stage. Director Tom Sullivan suggested placing a general discussion of the Housing Element on the first agenda in July. Commissioner Kurasch stated that she would appreciate seeing other examples from other cities, those that work and those that do not work. Learning Process for New Commissioners: Commissioner Garakani expressed the need for learning applicable terms that come up regularly in Public Hearings. Director Tom Sullivan asked the Commissioners to provide him with a list of any resource materials they have received to date. He proposed to distribute to each Commissioner a copy of the current General Plan, a Planning Commissioner’s Handbook, a Municipal Code as well as other material he as accumulated over the last 25 years in Planning. New Commissioner: Commissioner Jackman asked if a new Planning Commissioner has been selected. Director Tom Sullivan advised that the new Commissioner will begin work with the next meeting. Brown Act Question: Chair Barry asked if there is any infraction of the Brown Act should two Commissioners meet in order to review an agenda packet together. Particularly helpful would be having the two new Commissioners meet with longer tenured Commissioners. Director Tom Sullivan said as long as there is no quorum and as long as specific voting plans are not discussed, this type of interaction will not be in violation of Brown Act rules. Mailing for Public Hearings: Commissioner Garakani asked whether certified mail might not be necessary when mailing out public hearing notices. Expressed concern that many members of the public have stated they have not received notice of public hearings. Saratoga Planning Commission Minutes of June 13, 2001 Page 23 Director Tom Sullivan said that this form of mailing exceeds the requirement and is both cost and time-prohibitive. However, he will look into this suggestion. COMMUNICATIONS Written: Saratoga City Council Minutes from Regular Meetings of May 8, 2001, and May 22, 2001. ADJOURNMENT TO NEXT MEETING Chair Barry adjourned the meeting at 11:45 p.m. to Wednesday, June 27, 2001, at the Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk