HomeMy WebLinkAbout05-26-2010 Planning Commission PacketTable of Contents
Agenda 2
April 28, 2010
Draft Minutes 4
APPLICATION MOD10-0003 (517-19-021) Tillet and Smith,
20316 Calle Montalvo
Staff Report 6
Att. 1 - Resolution 13
Att. 2 - Arborist Report 23
Att. 3 - Neighbor Notifications 25
Att. 4 - GreenPoint Checklist 29
Att. 5 - Noticing 33
Att. 6 - Elevation of previously Approved Plans 37
APPLICATION MOD09-0004 (389-12-017) Sand Hill Property,
12900 Saratoga Avenue
Staff Report 38
Att. 1 - Resolution 45
Att. 2 - Existing Signage 51
Att. 3 - Proposed Master Sign Program 59
Att. 4 - Proposed signage for participating businesses 65
Att. 5 - Noticing 73
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CITY OF SARATOGA PLANNING COMMISSION
AGENDA
DATE: Wednesday, May 26, 2010 - 7:00 p.m.
PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA
TYPE: Regular Meeting
ROLL CALL
Commissioners - Chair Mary-Lynne Bernald, Vice-Chair- Douglas Robertson , Manny Cappello, Joyce Hlava, David
Reis, Linda Rodgers and Yan Zhao
PLEDGE OF ALLEGIANCE
MINUTES
Action Minutes from the Regular Planning Commission Meeting of April 28, 2010
ORAL COMMUNICATION
Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not
on this agenda. The law generally prohibits the Planning Commission from discussing or taking action on such items.
However, the Planning Commission may instruct staff accordingly regarding Oral Communications under Planning
Commission direction to Staff.
ORAL COMMUNICATIONS- PLANNING COMMISSION DIRECTION TO STAFF
REPORT OF POSTING AGENDA
Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on May 20, 2010
REPORT OF APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file 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).
All interested persons may appear and be heard at the above time and place. Applicants/Appellants and
their representatives have a total of ten minutes maximum for opening statements. Members of the Public
may comment on any item for up to three minutes. Applicant/Appellants and their representatives have a
total of five minutes maximum for closing statements.
PUBLIC HEARING
1. APPLICATION MOD10-0003 (517-19-021) Tillet and Smith, 20316 Calle Montalvo - The applicant
requests a modification of Design Review approval to add 1,215 square feet to an existing 3,676 square
foot residence. The residence will remain single story and will not exceed 20-feet in height. The maximum
impervious coverage will not exceed the allowable 45% of the net site area. The lot size is approximately
25,220 square feet and is located in the R-1-20,000 zoning district. Design Review approval is required
pursuant to City Code Section 15-45.060(3), when any new single-story structure or addition to a single
story structure over eighteen feet in height. The applicants intend to use much of the existing footprint and
walls, however a majority of the existing walls will be demolished, therefore the Planning Division
considers the structure a new residence. (Michael Fossati)
2. APPLICATION MOD09-0004 (389-12-017) Sand Hill Property, 12900 Saratoga Avenue - The
applicant requests Planning Commission approval to modify an existing sign program to allow multiple
freestanding site identification signs in and around a professional office complex (Saratoga Office Center)
located at the southeast corner of Cox Avenue and Saratoga Avenue. Per Saratoga Municipal Code (SMC)
Section 15-30.090 (d)(2), the Planning Commission shall have authority to grant exceptions to the
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regulations contained in the SMC with respect to the number, size and height of identification signs,
through the granting of a use permit pursuant to Article 15-55 of the Zoning Regulations chapter. The lot
size is approximately 10.25 and the property is located in the Professional & Administrative (PA) zoning
district. (Michael Fossati)
DIRECTORS ITEM
COMMISSION ITEMS
COMMUNICATIONS
ADJOURNMENT TO NEXT MEETING
- Wednesday, June 9, 2010 at 7:00 p.m. in the Council Chambers/Civic Theater
13777 Fruitvale Avenue, Saratoga, CA
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
POSTING
Certificate of Posting of Agenda: I, Abby Ayende, Office Specialist for the City of Saratoga, declare that the
foregoing agenda for the meeting of the Planning Commission of the City of Saratoga was posted on May 20, 2010,
at the office of the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and was available for public
review at that location. The agenda is also available on the City’s website at www.saratoga.ca.us
If you would like to receive the Agenda’s via e-mail, please send your e-mail address to planning@saratoga.ca.us
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
3
CITY OF SARATOGA PLANNING COMMISSION
AGENDA
DATE: Wednesday, April 28, 2010 - 7:00 p.m.
PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA
TYPE: Regular Meeting
ROLL CALL
Commissioners - Chair Yan Zhao, Vice-Chair Mary-Lynne Bernald, Manny Cappello, Joyce Hlava, David Reis,
Douglas Robertson and Linda Rodgers
PLEDGE OF ALLEGIANCE
ELECTION OF CHAIR
Chair – Mary-Lynne Bernald, Vice Chair – Doug Robertson
MINUTES
Action Minutes from the Regular Planning Commission Meeting of March 24, 2010 (Approved, 7:0)
ORAL COMMUNICATION
Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not
on this agenda. The law generally prohibits the Planning Commission from discussing or taking action on such items.
However, the Planning Commission may instruct staff accordingly regarding Oral Communications under Planning
Commission direction to Staff.
ORAL COMMUNICATIONS- PLANNING COMMISSION DIRECTION TO STAFF
REPORT OF POSTING AGENDA
Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on April 22, 2010
REPORT OF APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file 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).
All interested persons may appear and be heard at the above time and place. Applicants/Appellants and
their representatives have a total of ten minutes maximum for opening statements. Members of the Public
may comment on any item for up to three minutes. Applicant/Appellants and their representatives have a
total of five minutes maximum for closing statements.
PUBLIC HEARING
1. Capital Improvement Program/Finding of General Plan Consistency - Adopt a Resolution finding that
the City's Capital Improvement Program is consistent with the City of Saratoga's General Plan. (John
Cherbone) (Approved, 7:0)
2. Santa Clara Valley Water District Capital Improvement Program/Finding of General Plan
Consistency - The Santa Clara Valley Water District (SCVWD) is requesting that the Planning
Commission adopt a Resolution finding that the SCVWD Capital Improvement Program projects within the
City are consistent with the City of Saratoga’s General Plan. (John Cherbone) (Approved, 7:0)
3. APPLICATION CUP09-0023 (393-45-023) Tienchaun Ko, 13915 Saratoga Avenue - The applicant is
requesting a modification to an existing Conditional Use Permit to remove existing conditions that place
limits on the age, physical characteristics, and number of persons who can occupy an existing secondary
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dwelling unit. The City previously modified the Secondary Dwelling Unit regulations and no longer
restricts or enforces conditions that limit secondary dwelling unit occupancy. (Christopher A. Riordan,
AICP) (Approved, 7:0)
4. APPLICATION CUP10-0003 (386-01-027) Lai, 12000 Saratoga-Sunnyvale Road - The applicant is
requesting a Conditional Use Permit to expand an existing Day Care / Montessori School in the
commercial-visitor (C-V) zoning district. The site is located at the corner of Saratoga-Sunnyvale Road and
Prospect Road. The Day Care / Montessori School will occupy an existing 5,527 square-foot building. The
proposed Montessori School would provide services to 89 students with 9 employees and operate Monday
through Friday from 7:00 AM to 7:00 PM. There are 38 parking spaces on the subject parcel. A Parking
Study and Peer Review were completed for the project and found that the circulation and available parking
supply would be adequate for the proposed project and the surrounding uses. (Cynthia McCormick)
(Approved, 7:0)
DIRECTORS ITEM
Letter to the Commission regarding the Cox Avenue project.
COMMISSION ITEMS
COMMUNICATIONS
ADJOURNMENT TO NEXT MEETING – ADJOURNED 8:30 PM
- Wednesday, May 26, 2010 at 7:00 p.m. in the Council Chambers/Civic Theater
13777 Fruitvale Avenue, Saratoga, CA
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
POSTING
Certificate of Posting of Agenda: I, Abby Ayende, Office Specialist for the City of Saratoga, declare that the
foregoing agenda for the meeting of the Planning Commission of the City of Saratoga was posted on April 22,
2010, at the office of the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and was available for
public review at that location. The agenda is also available on the City’s website at www.saratoga.ca.us
If you would like to receive the Agenda’s via e-mail, please send your e-mail address to planning@saratoga.ca.us
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
5
REPORT TO THE PLANNING COMMISSION
Application No. & Location: MOD10-0003; 20316 Calle Montalvo
Type of Application: Modification of Design Review approval for a major
remodel to add 1,164 sq. ft to a single-story, single family
residence.
Applicant/Owner: Tillet and Smith
Staff Planner: Michael Fossati, Assistant Planner
Meeting Date: May 26, 2010
APN: 517-19-021 Department Head:_____________
John F. Livingstone, AICP
20316 Calle Montalvo
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EXECUTIVE SUMMARY
CASE HISTORY
Application filed: 04/08/10
Application complete: 05/04/10
Notice published: 05/11/10
Mailing completed: 05/05/10
Posting completed: 05/20/10
PROJECT DESCRIPTION
The applicant requests a modification of Design Review approval to add 1,215 square
feet to an existing 3,676 square foot residence. The residence will remain single story
and will not exceed 20-feet in height. The maximum impervious coverage will not exceed
the allowable 45% of the net site area. The lot size is approximately 25,220 square feet
and is located in the R-1-20,000 zoning district. Design Review approval is required
pursuant to City Code Section 15-45.060(3), when any new single-story structure or
addition to a single story structure over eighteen feet in height. The applicants intend to
use much of the existing footprint and walls, however a majority of the existing walls will
be demolished, therefore the Planning Division considers the structure a new residence.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission approve this modification of design
review application by adopting the attached Resolution. Staff is not recommending any
permanent conditions of approval for this project.
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Application No. MOD10-0003; 20316 Calle Montalvo
PROJECT DATA
ZONING: R-1-20,000
GENERAL PLAN DESIGNATION: RLD (Low Density Residential)
MEASURE G: Not applicable.
PARCEL SIZE: 25,220 gross and net square feet
AVERAGE SITE SLOPE: 8.4%
GRADING REQUIRED: 33 cubic yards of fill for the rear yard patio
GEOTECHNICAL CLEARANCE: No geotechnical review was required for this project.
ENVIRONMENTAL DETERMINATION
The proposed single-family residence is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to Section 15303 (c) New Construction or
Conversion of Small Structures. This exemption allows for the construction or conversion
of up to three single-family dwellings.
PROPOSED EXTERIOR MATERIALS AND COLORS
The proposed colors include integral color coat stucco on the exterior walls in a blend of
three medium beige colors. Materials include a mission tile roof in a red-brown palette,
wood carriage style garage doors, and wood details. The columns in the rear will be
covered with a stone veneer in a light-brown palette. A color and material board will be
available at the public hearing.
Detail Colors and Material Mfg. & Specification #
Windows Medium brown aluminum clad
wood framed Eagle
Front Door Medium stained wood Custom
Garage Door Medium stained wood,
carriage style Custom
Roof Earthtone blend clay tile Redland-Ponte Blend
Walls-stucco Medium beige integral blend Custom
Gutters Copper Custom
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Application No. MOD10-0003; 20316 Calle Montalvo
PROJECT DATA
R-1-12,500 Zoning
Net Site Area: 21,766 sq. ft.
Proposed Required
Site Coverage
Maximum Allowable
= 11,349 sq. ft. (45%)
Main Residence (including Garage): 4,842 sq. ft.
Covered Porch (3-sided) 49 sq. ft.
Loggia & Covered Patio 516 sq. ft.
Uncovered Patio 740 sq. ft.
Driveway 1,717 sq. ft.
Retaining Walls 185 sq. ft.
Paved Paths 326 sq. ft.
TOTAL Site Coverage 8,375 sq. ft. (33.2%)
Floor Area
Maximum Allowable
= 4,908 sq. ft.
Living Space: 4,051 sq. ft.
Attached Garage 791 sq. ft.
3-sided Covered Porch 49 sq. ft.
TOTAL Proposed Floor Area 4,891 sq. ft.
Setbacks
Front: 30’ 30’
Rear: 30’ 55’
Left Side: 15’ 15’ 2.5”
Right Side: 15’ 15’ 1”
Height
Maximum Allowable
= 26’ (125.25’)
Lowest Elevation 97.1’
Highest Elevation 101.4’
Average Grade 99.25’
Highest Elevation 118.4’(19’ 2”)
PROJECT DISCUSSION AND SITE CHARACTERISTICS
Background
A demolition and major remodel to construct a two-story, single-family residence at
20316 Calle Montalvo was approved by the Planning Commission in May 2009. In an
effort to reduce costs and size, the applicant has resubmitted for a modification of Design
Review. The vast majority of the proposed structure is consistent with the previously
approved project. The exception is the removal of the second-story and stone veneer on
the front façade. The removal of the second story has lowered the approved height of 22’
4” to the proposed height of 19’ 2”. All other proposed surface materials, finishes and
textures are identical to the approved plans. Per City Code Section 15-45.060 (a) (3), any
new single-story structure or addition to a single-story structure over 18 feet in height
requires Planning Commission design review.
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Application No. MOD10-0003; 20316 Calle Montalvo
Site
The site has an eight percent average slope and is relatively level at the building pad with
a gentle upward slope from the north property line to the south property line. The
property has many mature trees and landscaping which creates a wooded appearance and
helps screen the residence from neighboring properties.
Project Design Characteristics
The applicant is requesting modification of a Design Review approval to expand the
footprint of the existing residence. The exterior of the existing residence will be
completely updated. The existing detached garage will be demolished and a new
attached garage will be constructed. Much of the interior and exterior walls would be
demolished, therefore staff requires the project be reviewed as if it were a new residence
and publicly noticed the application as a new residence. The County Assessor will also
consider the structure a new residence for taxation purposes, yet the City of Saratoga
Building Department will consider this a major remodel.
The project will add 1,203 sq. ft. of living space to an existing 2,897 single-story
residence. A 779 sq. ft. detached garage will be demolished and a new 759 sq. ft.
attached garage will be constructed. The total amount of living space will be 4,100 sq. ft.
and the total amount of floor area (living space + attached garage) will be 4,891 sq. ft.
The additional square footage in the house will accommodate a new master bedroom,
kitchen and dining room, great room, office, additional front porch and an attached
garage on the first floor.
Fireplace
The existing house has two wood-burning fireplaces, one in the family room and one in
the living room. The new floor plan shows one fireplace (gas-burning) in the new great
room with an outdoor fireplace (wood-burning) on the other side of the wall, within the
covered porch. Per City Code Section 15-48.030, one wood-burning fireplace is allowed
per structure.
Air Conditioning / HVAC
Air Conditioning condensers are to be located to the right of the garage and to the left of
the exterior utility closet near the family room. Both will be located outside the required
setbacks, per City requirements.
Fencing and Landscaping
The existing fencing and landscaping is proposed to remain. A new driveway and
walkway are proposed of interlocking pavers. Decorative trees will be incorporated into
the front yard landscaping. All existing mature trees are proposed to remain. The
applicant is proposing to plant five new shade trees to add foliage to the property. These
trees include 36” box European Hornbeam, Crepe Myrtle, and Fruitless Olive as well as
two Portuguese Laurel Cherry trees.
Arborist Review
Staff reviewed the modified project with the City Arborist to determine if the
modification would change the required conditions per the previous arborist reports. The
City Arborist determined that no changes to the previous reports are required to allow
clearance for the modification. The previous arborist reports were completed in August
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Application No. MOD10-0003; 20316 Calle Montalvo
and October 2008. No trees are proposed for removal. The City Arborist identified nine
ordinance-protected trees on site. They include five coast live oaks, one valley oak, and
three California bays. The City Arborist determined that all of these trees can be
protected with fencing during construction. The City Arborist has recommended standard
tree protective measures that are included as conditions within the attached Resolution.
The Arborist reports are included as Attachment #2.
Correspondence and Neighbor Review
Staff has received Neighbor Notification forms from four of the immediate neighbors for
the May 2009 project. The applicant has also submitted neighbor notifications for the
May 2010 project. Concerns are as follows:
- Neighbor requested that solar panels be shielded from street view. State law
preempts City Code requirements regarding solar panel installation. Yet, in order
to appease the neighbor, the applicant is looking at installing ground mounted
solar panels on the North portion of the property, behind the driveway and out of
sight of public right-of-way. If the applicant chooses, they may install solar
panels on their roof. The concerned neighbor has been informed that their
comments have been addressed.
- Neighbor concerned about ingress and egress access. The applicant has hired a
notable contractor familiar with construction in the City of Saratoga. The
applicant will do their best to not impact other property owners during the
construction. City law allows people to park vehicles using on-street public
parking, so long as driveway access is not affected. Calle Montalvo is a public
street. The concerned neighbor has been informed that their comments have been
addressed.
No other concerns regarding the modification or design review have been expressed with
the project. Staff has included the Neighbor Notification forms from the May 2009 and
May 2010 project and correspondence as Attachment #3 of this report.
Green Building Techniques
The applicants have submitted information on green building techniques and materials,
which include; two new covered patios at the rear of the residence to help keep the house
naturally cool, new insulation, a high-efficiency HVAC system, and large eave overhangs
to help shade the windows. The house will also be pre-wired for solar panels for future
installation. The project scored 64 points per the Build-it-Green rating system, exceeding
our City requirement of 50 points. A Build-it-Green checklist is included as Attachment
#4.
STAFF RECOMMENDATION
Staff recommends the Planning Commission approve the Design Review application by
adopting the attached Resolution.
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Application No. MOD10-0003; 20316 Calle Montalvo
ATTACHMENTS
1. Resolution of Approval
2. Written Memo & Arborist Reports dated August, 14, 2008, and October 8, 2008
3. Neighbor Notification forms and correspondence from neighbors
4. GreenPoint Checklist – 20316 Calle Montalvo
5. City of Saratoga Notice, Noticing Affidavit, and Noticing Labels
6. Elevation of previously Approved Plans, dated April 21, 2009
7. Applicant’s Plans, Exhibit "A"
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CITY OF SARATOGA PLANNING COMMISSION
RESOLUTION NO. 10-016 FOR APPROVAL OF MODIFICATION OF DESIGN
REVIEW
Application MOD10-0003
Tillet & Smith: 20316 Calle Montalvo
The City of Saratoga Planning Commission finds and determines as follows with respect to
the above-described application:
I. Project Summary
The City of Saratoga Planning Commission has received an application for Design Review
Approval for the Project shown in Exhibit "A" including the Color Board denominated
Exhibit “B” date stamped respectively April 8, 2010 and October 14, 2008, each
incorporated by this reference. This Project is to construct a 1,215 square foot addition to an
existing 3,676 square foot single-story, single-family residence. The total amount of square
footage for the home will be 4,891. The residence will remain single story and will not
exceed 20-feet in height. The lot size is approximately 25,220 square feet, located in the R-
1-20,000 zoning district. The foregoing work is described as the “Project” in this Resolution.
II. Design Review Requirement
City Code Section 15-45.060 (a) (3), Planning Commission Design review approval is
required whenever any new single-story structure or addition to a single story structure
results in a height over eighteen feet. This Design Review Approval requirement
implements the Saratoga General Plan, including, but not limited to: (1) Land Use Goal 13
which provides that the City shall use the Design Review process to assure that the new
construction and major additions thereto are compatible with the site and the adjacent
surroundings; (2) Open Space Element Policy 11.a which provides that the City shall ensure
that projects are designed in a manner that minimizes disruption to important wildlife,
riparian and plant habitats; and (3) Safety Element Site and Drainage Policy 3 which
provides that the City shall require that landscaping and site drainage plans be submitted and
approved during Design Review for a residence prior to issuance of permits.
III. Planning Commission Review
On May 26th, 2010 the Planning Commission held a duly noticed Public Hearing on the
Project at which time all interested parties were given a full opportunity to be heard and to
present evidence and argument. The Planning Commission considered the Project, the Staff
Report on the Project, CEQA documentation, correspondence, presentations from the
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
Applicant and the public, and all testimony and other evidence presented at the Public
Hearing.
IV. Environmental Review
The Project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines (14 C.C.R. Section 15303) “New Construction or
Conversion of Small Structures.” This exemption allows for the construction and location
of limited numbers of new, small facilities or structures and no exception to that exemption
applies.
V. Design Review Findings
The findings required for issuance of a Design Review Approval pursuant to City Code
Section Article 15-45.080 are set forth below and the Applicant has met the burden of proof
to support making all of those required findings:
(a) The project avoids unreasonable interference with views and privacy. The project
has been designed in a manner that minimizes interference with neighboring views
and privacy by doing the following:
1. Locating the highest portion of the roof out of the direct line-of-sight of
neighboring properties.
2. Constructing higher windows that are not accessible and will only be used to
add natural light into the residence.
3. Utilize the majority of the existing footprint in order to avoid grading or
slope changes that may possibly impact views of elevated properties to the
south.
4. Keep the existing, well-matured landscaping and natural surroundings to
continue to provide privacy screening of adjacent properties.
(b) The project preserves the natural landscape. The limited grading will occur in the
rear of the property. All mature trees will remain and be protected with appropriate
fencing during the construction phase in strict accordance with the City Arborist’s
conditions of approval.
(c) The project preserves native and heritage trees. The proposed addition is
consistent with this finding in that no native or Heritage trees will be removed from
the site. In order to preserve the highest degree of survival for existing native and
protected trees on-site, the City Arborist has thoroughly evaluated, and conditioned
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
accordingly, to protect the native and protected trees on the property. These
conditions include protective tree fencing.
(d) The project minimizes the perception of excessive bulk. The project meets this
finding in that the proposed addition conforms to the maximum height requirement
of the City by creating a roofline that stays well under 26 feet. The existing
rooflines are being changed into shorter spans and different shapes, such as gable
ends and varying plate heights. These changes in the roof angles break up the
vertical mass of the proposed residence and minimize the bulk and appearance.
Lastly, the proposed garage will be slightly rotated from its current location (i.e.
facing straight towards the street). This change in configuration will soften the
impact of the garage and allow the main residence to be the main focal point.
(e) The project is of compatible bulk and height. The project meets this finding in that
the proposed structure will employ earth tone colors and materials such as sand-
colored stucco, stained wood, clay-tiled roofing and stone. The proposed attachment
of the garage will provide consistency with the neighborhood, as a majority of
homes in the adjacent vicinity have connected garages. The high quality appearance
of the proposed residence will be similar to other homes in the surrounding area.
(f) The project uses current grading and erosion control methods. The project meets
this finding in that the proposed residence would conform to the City’s current
grading and erosion control methods. The applicant is required to maintain
stormwater onsite where feasible. This will be done by using a majority of the
existing building footprint, utilizing pervious pavers on grade rather than slab
driveway construction, maintaining the mature landscaping onsite, and installing an
inlet in the western portion of the property, where grade is lowest. This finding may
be made in the affirmative.
(g) The project follows appropriate design policies and techniques. The project meets
this finding in that it will utilize the following:
1. Incorporate roof angles, such as gable ends and varying plate heights to
minimize the bulk.
2. Use earth tone colors and natural materials, while allowing the mature
landscaping to remain onsite in order to integrate the structure with the
existing environment.
3. Avoid interference with privacy by remaining single-story and allowing the
perimeter mature landscaping to remain and thrive.
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
4. Preserve views and access to views by locating the tallest portion of the
project outside of the direct line-of-sight of neighboring properties.
5. Design for energy efficiency by adding a covered loggia to provide shade to
the east-facing windows, which will provide more natural cooling for the
main residence, install an energy-efficient HVAC system and pre-wire the
home for possible solar panels.
VI. Project Approval
After careful consideration of the application, site plan, architectural drawings, plans, CEQA
documentation, and other materials, exhibits and evidence submitted to the City in
connection with this matter, Application No. MOD10-0003 for Modification of Design
Review Approval is approved subject to the conditions set forth below.
CONDITIONS OF APPROVAL
A. GENERAL
1. All conditions below which are identified as permanent or for which an alternative
period of time for applicability is specified shall run with the land and apply to the
landowner’s successors in interest for such time period. No zoning clearance, or
demolition, grading for this project shall be issued until proof is filed with the city that a
certificate of approval documenting all applicable permanent of other term-specified
conditions has been recorded by the applicant with the Santa Clara County Recorder’s
office in form and content to the Community Development Director..
2. If a condition is not “Permanent” or does not have a term specified, it shall remain in
effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its
equivalent.
3. Conditions may be modified only by the Planning Commission unless modification is
expressly otherwise allowed by the City Code including but not limited to Sections 15-
80.120 and/or 16-05.035, as applicable.
4. The Community Development Director shall mail to the Owner and Applicant a notice
in writing, on or after the time the Resolution granting this Approval is duly executed by
the City, containing a statement of all amounts due to the City in connection with this
application, including all consultant fees (collectively “processing fees”). THIS
APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS AFTER THE
DATE SAID NOTICE IS MAILED IF ALL PROCESSING FEES CONTAINED
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
IN THE NOTICE HAVE NOT BEEN PAID IN FULL. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the Community
Development Director certifies that all processing fees have been paid in full (and, for
deposit accounts, a surplus balance of $500 is maintained).
5. A Building Permit must be issued and construction commenced within 36 months from
the date of adoption of this Resolution or the Design Review Approval will expire
unless extended in accordance with the City Code.
6. The Project shall maintain compliance with all applicable regulations of the State,
County, City and/or other governmental agencies having jurisdiction including, without
limitation, the requirements of the Saratoga Zoning Regulations incorporated herein by
this reference.
7. Prior to issuance of any Demolition, Grading, or Building Permit to implement this
Design Review Approval the Owner or Applicant shall obtain a “Zoning Clearance”
from the Community Development Director by submitting final plans for the requested
permit to the Community Development Department for review to ascertain compliance
with the requirements of this Resolution.
8. As a condition of this Approval, Owner and Applicant hereby agree to defend,
indemnify and hold the City and its officers, officials, boards, commissions,
employees, agents and volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul
any action on the subject application, or any of the proceedings, acts or
determinations taken, done or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in
any manner relating to the performance of such construction, installation,
alteration or grading work by the Owner and/or Applicant, their successors, or
by any person acting on their behalf.
In addition, prior to any Zoning Clearance from the Community Development Director,
Owner and Applicant shall execute a separate agreement containing the details of this
required Agreement to Indemnify, Hold harmless and Defend, which shall be subject
to prior approval as to form and content by the Community Development Director.
B. COMMUNITY DEVELOPMENT
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
9. Compliance with Plans. The development shall be located and constructed to include
those features, and only those features, as shown on the Approved Plans dated April 8,
2010, denominated Exhibit "A" and the Color Board dated October 14, 2008
denominated Exhibit “B. All proposed changes to the Approved Plans must be
submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with
Condition A.3, above.
10. Downgrading of Materials. No downgrading in the exterior appearance of the
proposed residence will be approved by Staff. Downgrades may include, but are not
limited to garage doors, architectural detailing, stonework, columns, shutters, driveway
materials, etc. Any exterior changes to approved plans may require filing an additional
application and fees for approval of modification by the Planning Commission
11. Stormwater. Disposition and treatment of stormwater shall comply with the applicable
requirements of the National Pollution Discharge Elimination System ("NPDES")
Permit issued to the City of Saratoga and the implementation standards established by
the Santa Clara Valley Urban Runoff Pollution Prevention Program (collectively the
“NPDES Permit Standards”). Prior to issuance of Zoning Clearance for a Demolition,
Grading or Building Permit for this Project, a Stormwater Detention Plan shall be
submitted to the Community Development Director for review and approval
demonstrating how all storm water will be detained on-site and in compliance with the
NPDES Permit Standards. If not all stormwater can be detained on-site due to
topographic, soils or other constraints, and if complete detention is not otherwise
required by the NPDES Permit Standards, the Project shall be designed to detain on-site
the maximum reasonably feasible amount of stormwater and to direct all excess
stormwater away from adjoining property and toward stormwater drains, drainageways,
streets or road right-of- ways and otherwise comply with the NPDES Permit Standards
and applicable City Codes.
12. Landscape and Irrigation Plan. The Landscape and Irrigation Plan required by City
Code Section 15-45.070(a)(9) shall be designed to the maximum extent reasonably
feasible to:
a. utilize efficient irrigation (where irrigation is necessary), to eliminate or reduce
runoff, to promote surface infiltration, and to minimize use of fertilizers and
pesticides that have the potential to contribute to water pollution;
b. treat stormwater and irrigation runoff by incorporating elements that collect, detain
and infiltrate runoff. In areas that provide detention of water, plants that are tolerant
of saturated soil conditions and prolonged exposure to water shall be specified in the
Plan, installed and maintained;
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
c. be comprised of pest resistant landscaping plants throughout the landscaped area,
especially along any hardscape area;
d. be comprised of plant materials selected to be appropriate to site specific
characteristics such as soil type, topography, climate, amount and timing of sunlight,
prevailing winds, rainfall, air movement, patterns of land use, ecological consistency
and plant interactions to ensure successful establishment;
e. protect the roots of Ordinance-protected trees from any proposed or required
undergrounding of utilities;
f. retain and incorporate existing native trees, shrubs, and ground cover into the Plan;
and
g. comply with Section 16-75.030 of the City Code to the extent applicable.
13. Building Division Submittal. Four (4) sets of complete construction plans shall be
submitted to the Building Division. These plans shall be subject to review and approval
by the Community Development Department Director or designee prior to issuance of
Zoning Clearance. The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as
Exhibit “A” on file with the Community Development Department and referenced
in Condition No. B.1 above;
b. A note shall be included on the site plan stating that no construction equipment or
private vehicles shall be parked or stored within the root zone (five feet beyond the
dripline (the area under the canopy) or a greater distance as determined by the
City Arborist) of any Ordinance-protected tree on the site;
c. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which
note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval;
d. This signed and dated Resolution printed onto separate construction plan pages;
e. A boundary survey, wet-stamped and wet-signed by a Licensed Land Surveyor or
Civil Engineer authorized to practice land surveying. The stamp shall reflect a
current license for the land surveyor/engineer, the document shall be labeled
“Boundary Survey,” and the document shall not contain any disclaimers;
f. City Arborist Reports dated August 14, 2008 and October 8, 2008 onto separate
construction plan pages;
g. A final Drainage and Grading Plan stamped by a registered Civil Engineer
combined with the above-required Stormwater Detention Plan;
h. A final Landscape and Irrigation Plan; and
i. All additional drawings, plans, maps, reports, and/or materials required by the
Building Division.
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
14. Wood-burning fireplace limitation. A maximum of one wood-burning fireplace is
permitted per habitable structure (e.g., main house or guest house). All other fireplaces
shall be gas burning.
15. Fences. Fences and walls shall comply with City Code Chapter 15-29.
16. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or
public right-of-way.
17. Construction and Demolition Debris Recycling Plan. Because this Design Review
Approval authorizes a construction affecting more than two thousand five hundred
square feet of floor space the Applicant is required to provide to the Building Official a
construction and demolition debris recycling plan prior to the issuance of any
Demolition, Grading or Building Permit.
18. Maintenance of Construction Project Sites. Because this Design Review Approval
authorizes a project which requires a Building Permit, compliance with City Code
Section 16-75.050 governing maintenance of construction project sites is required.
19. HVAC System. No HVAC mechanical equipment shall be allowed between the lot line
and any required front, side or rear setback line.
C. CITY ARBORIST.
20. Compliance with Tree Regulations and City Arborist Reports. All requirements in
the City Arborist Reports dated August 14, 2008 and October 8, 2008 are hereby
adopted as conditions of approval and shall be implemented as part of the Approved
Plans. This includes, but is not limited to, the following standard conditions of approval:
a. Arborist Reports. The August 14, 2008 and October 8, 2008 report be
incorporated into the final set of building plans.
b. Trenching. It is acceptable to hand dig holes for the wood retaining wall at Oak tree
#3.
c. Driveway. The section of the driveway under tree #3 shall be of pavers on base
rock and sand, or other pervious materials.
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
d. Utilities. No utilities have been shown on plans, If utilities are needed for this
project, excavation for them is not permitted under protected tree canopies, Utilities
include electrical, drainage, water, sewer, gas and irrigation for landscaping.
D. PUBLIC WORKS
21. Encroachment Permit. Applicant shall obtain an encroachment permit for any and all
improvements in any City right-of-way prior to commencement of the work to
implement this Design Review Approval.
E. FIRE SAFETY OR FIRE AGENCY REQUIREMENTS
22. Fire Agency Conditions. Applicant shall comply with all Fire Agency requirements
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Application No. MOD10-0003 – 20316 Calle Montalvo – Tillet / Smith
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 26th day
of May 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Mary-Lynne Bernald
Chair, Planning Commission
ATTEST:
___________________________________
John F. Livingstone, AICP
Secretary to the Planning Commission
ACCEPTANCE BY APPLICANT AND OWNER
This permit is hereby accepted upon the express terms and conditions hereof, and shall have
no force or effect unless and until agreed to, in writing, by the Applicant and Property
Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms
and conditions and agrees to fully conform to and comply with said terms and conditions
within the time required in this Resolution by the City of Saratoga Planning Commission.
__________________________________ ____________________________
Applicant Date
__________________________________ ____________________________
Property Owner or Authorized Agent Date
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Community Development Department
City of Saratoga
Page 1 of 1
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REVIEW
Application #:ARB 08-0050
By Kate Bear, City Arborist 20316 Calle Montalvo Road
Phone: (408) 868-1276 Owner: Doug Smith and Laura Tillet
Email: kbear@saratoga.ca.us APN 517-19-021
Report History: #1 Date: August 14, 2008
#2 October 8, 2008
INTRODUCTION
The applicant has revised the design of the driveway by tree #3 so that no excavation is required and so
that water can percolate through the driveway where it is under the canopy.
This project is cleared by the arborist to proceed with the conditions noted below.
SITE VISIT, PLAN REVIEW AND TECHNICAL DISCUSSION
Sheet A-3 of the plans has been redesigned to accommodate oak tree #3. No excavation will occur under
the canopy of this oak. A short retaining wall will be constructed to allow this section of the driveway to
remain above ground and the driveway will consist of pavers on top of base rock and sand. The retaining
wall originally designed to separate the front yard from the back yard has also been deleted, removing the
need to excavate for footings near the oak.
No trenching for utilities has been shown and it is presumed that none is required. If any utilities need to
be installed, they shall remain outside of the canopies of trees.
REQUIREMENTS
1. This report, as well as the report dated August 14, 2008, shall be incorporated into the final set of
building plans.
2. It is acceptable to hand dig holes for the wood retaining wall at oak tree #3.
3. The section of the driveway under tree #3 shall be of pavers on base rock and sand, or other
pervious materials.
4. No utilities have been shown on the plans. If utilities are needed for this project, excavation for
them is not permitted under tree canopies. Utilities include electrical, drainage, water, sewer, gas
and irrigation for landscaping.
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 26th day of May, 2010, at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. The
public hearing agenda item is stated below. Details of this item are available at the Saratoga
Community Development Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please
consult the City website at www.saratoga.ca.us regarding Friday office closures.
APPLICATION/ADDRESS: MOD10-0003 / 20316 Calle Montalvo
APPLICANT/OWNER: Kohlsaat / Tillet and Smith
APN: 517-19-021
DESCRIPTION: The applicant requests a modification of Design Review approval to add 1,215
square feet to an existing 3,676 square foot residence. The residence will remain single story and
will not exceed 20-feet in height. The maximum impervious coverage will not exceed the
allowable 45% of the net site area. The lot size is approximately 25,220 square feet, located in
the R-1-20,000 zoning district. Design Review approval is required pursuant to Saratoga
Municipal Code Section 15-45.060.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to
raising only those issues you or someone else raised at the Public Hearing. In order for information
to be included in the Planning Commission’s information packets, written communications should
be filed on or before Tuesday, May 18, 2009.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Michael Fossati
Assistant Planner
(408) 868-1212
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REPORT TO THE PLANNING
COMMISSION
Application No./Location: MOD09-0004 - 12900 Saratoga Avenue
Type of Application: Amendment of Existing Sign Program and Use Permit
Applicant/Owner: Saratoga Office Center / Sand Hill Property
Staff Planner: Michael Fossati - Assistant Planner
Meeting Date: May 26, 2010
APN: 389-12-017 Department Head:
John Livingstone, AICP
12900 Saratoga Avenue
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Executive Summary
Case History
Application filed: 04/10/09
Application complete: 05/04/10
Notice published: 05/11/10
Mailing completed: 05/05/10
Posting completed: 05/20/10
Project Description:
The applicant requests Planning Commission approval to modify an existing sign program to
allow multiple freestanding site identification signs in and around a professional office
complex (Saratoga Office Center) located at the southeast corner of Cox Avenue and
Saratoga Avenue. Per Saratoga Municipal Code (SMC) Section 15-30.090 (d)(2), the
Planning Commission shall have authority to grant exceptions to the regulations contained in
the SMC with respect to the number, size and height of identification signs, through the
granting of a use permit pursuant to Article 15-55 of the Zoning Regulations chapter. The
lot size is approximately 10.25 and the property is located in the Professional &
Administrative (PA) zoning district.
Environmental Determination: The proposed Master Sign Program is Categorically
Exempt from the California Environmental Quality Act (CEQA) pursuant to Title 14 of the
California Code of Regulations, Chapter 3, Article 19, Section 15311 (“State CEQA
Guidelines”). A Class 11 exemption includes the construction or placement of on-premise
commercial facility signs.
Staff Recommendation:
Staff recommends that the Planning Commission finds this application exempt from CEQA
and approve the application for modifying a Master Sign Program with required findings and
conditions by adopting the attached Resolution.
Permanent Conditions:
There are no permanent conditions recommend for this project.
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STAFF ANALYSIS
Zoning: PA, Professional & Administrative
General Plan Designation: Professional Administrative (PA)
Measure G: Not applicable
Parcel Size: Approximately 10.25 acres
Project Data:
Proposal
Type of Sign: Free Standing – Identification / Directional / Directories
Area of Sign(s):
Sign Dimensions:
Main Monument (Saratoga Ave. and Cox Ave.)
- 150” wide
- 43” tall
- Top Lettering Area – 8” x 130”
- Logo Lettering Area – 12” x 115”
Main Monument (Saratoga Ave. and McFarland Ave.)
- 139.5” wide
- 20.5” tall
- Top Lettering Area – 8” x 125”
Single Tenant & Multi Tenant (Large Monument)
- 93” wide
- 19” tall
- Lettering Area depends on # of tenants on sign
Single Tenant & Multi Tenant (Small Monument)
- 32.5” wide
- 28” tall
- Lettering Area depends on # of tenants on sign
Directional Monument #1
- 32.5” wide
- 28” tall
Directional Monument #2
- 36” wide
- 30” tall
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Directory
- 36” wide
- 49” tall
- 16” x 16” site map on top
- 30” wide x 20” tall lettering area for company names
Sign Programs:
The City of Saratoga (City) allows sign programs in commercial and office districts. A sign
program is used to create standard sign design guidelines for projects with multiple buildings
or tenants. Once a sign program is approved, future tenants receive approval for their
individual signs at staff level instead of having to go through the Planning Commission
Design Review process every time they have new signage. The City has many sign
programs in its jurisdiction.
In instances where a property owner believes that their sign program is no longer appropriate
or does not allow enough signage to meet the needs of their site, they have the right to apply
for an exception to their sign program. The exception is allowed through the use permit
process, and allows the Planning Commission discretion to determine the number, type, size,
and height of any new signage. Saratoga Office Center has requested an exception be made
for their existing sign program. Details on the background of their existing sign program and
their proposal are discussed below.
Background: When the Saratoga Office Center was originally approved by the
Planning Commission in 1984, the applicants developed a low profile, sign program for
the center. The program included five signs. The office center continued to modify their
existing sign program by adding additional signage. The last entitlement was approved
in May 1990. At that time, 16 freestanding signs were approved. The monument
identification signs approved are a concrete molded monument type painted dark brown
(faux redwood) to match the existing office buildings. The lettering of these signs was to
be in individual bronze letters. The only sign that would allow illumination is the main
monument sign located on Saratoga Avenue and Cox Avenue (via UP-592). As years
have passed, owners of the site have changed. Sand Hill Property Company (applicant)
took over the office center. Sand Hill Property Company (and existing tenants) have
made changes to the existing signage without City approval. Examples of existing
signage can be seen on Attachment 2. The major sign changes are as follows:
• Increased the main monument signage at Saratoga / Cox Avenue one and a half
feet taller (to a height of 4’).
• Changed the approved bronze lettering with white Polyvinyl Choloride (PVC)
lettering and corresponding logos.
• Installed three directories and one directional sign to the site.
In order to create a legal and concise sign program, the applicant has requested approval
for a Modification of an existing Master Sign Program. The applicant is requesting a
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change in the number of signs allowed, lettering type, and size of sign (for one of the
main monuments). Examples of the proposed signage can be seen as Attachment 3
Description of the proposed signage has been discussed below.
Project Discussion: The proposed sign program includes a total of 20 signs. The
breakdown of signs can be found below:
• Main Monuments - Two Saratoga Office Center Signs on the intersections of
Saratoga Avenue at Cox Avenue (Saratoga / Cox) and Saratoga Avenue at
McFarland Avenue (Saratoga / McFarland) are being proposed. The Saratoga /
Cox sign (12’ wide and 4’ tall) displays “Saratoga Office Center” and “Intero
Real Estate” with its accompanying logo. The Saratoga / McFarland sign (8’
wide and 2.5’ tall) displays “Saratoga Office Center” only. The text for “Saratoga
Office Center” is 8” tall in Times Roman bold typestyle. The lettering material
would be white Polyvinyl Chloryde (PVC). Multi-color logos made from the
same PVC material would be allowed, if incorporated in the background and
consistent with the dimensions of the proposed sign program, as shown in
Attachment 3. The lighting source would be removed from the Saratoga / Cox
Avenue sign. The overall signage area of the two signs is 22.42 sq. ft.
• Large Monuments – Six large monument signs (7.75’ wide and 1.58’ tall) are
located sporadically throughout the office complex. Each large monument sign is
considered an identification sign. Three of those signs can be seen from Saratoga
Avenue. One sign can be seen from McFarland Avenue. The remaining signs are
outside of street view. The lettering material would be white PVC and multi-
color logos would be allowed, if incorporated in the background and consistent
with the dimension requirements of the sign plan. The overall signage area of the
six signs is 51.24 sq. ft.
• Small Monuments – Six small monument signs (2.73’ wide and 1.58’ tall) are
also located sporadically throughout the complex. Seven of those signs are
identification signs for businesses within the facility. Two of those signs are
directional signs for certain businesses. The lettering material would be white
PVC and multi-color logos would be allowed, if incorporated in the background
and consistent with the dimension requirements of the sign plan. The overall
signage area of the nine signs is 15.53 sq. ft.
• Directional Monuments – Two directional monument signs are located at the
eastern portions of the site. One of the directional signs is identical to the small
monument signs (2.73’ wide and 1.58’ tall). The lettering material would be
white PVC and 3” height. The second directional monument sign would be
approximately 2.6’ tall and 3’ wide. The 23” tall base supports a 9” tall metal
cabinet. The black metal cabinet holds a white acrylic face with black vinyl text.
The text height will be 2.5” for visibility. The address number will be attached to
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the faux redwood base, and be 3.5” tall. The overall signage area of the two signs
is 8 sq. ft.
• Directories – Three directory signs are located to the North, South, and West of
the site. The directories are approximately 4’1” tall and 3’ wide. The faux
redwood stand supports a metal cabinet. The black metal cabinet holds a white
acrylic face. The white acrylic face displays a map of the property and the names
of the companies on the property. The existing directories will remain
unchanged. The overall signage area of the three signs is 36.25 sq. ft.
• Overall Signage – The overall signage area of all 20 proposed signs is 133.44 sq.
ft.
Participating Companies: In order to move forward with the proposed changes,
the following businesses have requested that they may change their signage in order to
match the proposed sign program. An example of the proposed signage from the
participating companies can be seen as Attachment 4. The participating companies are as
follows:
• Intero Real Estate
• OPTM Physical Therapy
• American Sleep Medicine
• Roku
• Video Propulsion
If approved, the aforementioned companies will be allowed to construct and install their
signs, in accordance to the proposed sign program. All other proposed signs will require
a sign permit approved by the City and consistently with the proposed sign program,
prior to being constructed and installed.
Neighbor Notification: All property owners within 500 feet were notified. As of the
writing of this staff report, Staff has received no comments on the proposed project. The
applicant has proposed to attend the El Quito Neighborhood Association meeting on May
20th. Staff will inform the Planning Commission if any comments arise from the El Quito
meeting.
Staff Recommendation: Staff recommends that the Planning Commission find this
application exempt from CEQA and approve the application for the modification of the
Master Sign Program with required findings and conditions by adopting the attached
Resolution.
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ATTACHMENTS
1. Resolution for Approval
2. Existing Signage
3. Proposed Master Sign Program
4. Proposed Signage from participating businesses
5. Affidavit of Mailing Notices, Public Hearing Notice, Mailing labels for project
notification.
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CITY OF SARATOGA PLANNING COMMISSION
RESOLUTION NO. 10-017 FOR MODIFICATION OF SIGN PROGRAM
Application # MOD10-0004
Sand Hill Property / 12900 Saratoga Avenue
The City of Saratoga Planning Commission finds and determines as follows with respect to the
above-described application:
I. Project Summary
The City of Saratoga Planning Commission has received an application for a Modification of a Use
Permit Approval to expand and modify an existing sign program at the Saratoga Office Center
located at the corner of Saratoga and Cox Avenue. The foregoing Master Sign Program will be
described as the “Project” in this Resolution.
II. Sign Permit Requirement
City Code Section 15-30.050 requires Sign Permit Approval for any signs that are subject to
approval by the City under the terms of a Master Sign Program. This Sign Permit Approval
requirement implements the Saratoga General Plan, including but not limited to: Land Use Goal 2
which provides that the City shall encourage the economic viability of Saratoga’s existing
commercial and office areas and their accessibility by residents, raking into account the impact on
surrounding residential areas.
III. Planning Commission Review
On May 26, 2010 the Planning Commission held a duly noticed Public Hearing on the Project at
which time all interested parties were given a full opportunity to be heard and to present evidence
and argument. The Planning Commission considered the Project, the staff report on the Project,
CEQA documentation, correspondence, presentation from the Applicant and the public, and all
testimony and other evidence presented at the Public Hearing.
IV. Environmental Review
The Project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guidelines, Chapter 3, Article 19, Section 1311 (Class 11). A Class 11
exemption includes the construction or placement of on-premise commercial facility signs.
V. Sign Permit Criteria
The criteria required for issuance of a Sign Permit Approval pursuant to City Code Section 15-
30.070 are set forth below and the Applicant has met the burden of proof to support making all of
those required findings:
(a) That the sign program complies with the regulations of this Article and the regulations of the
district in which it will be located. Per the City Code, the Planning Commission shall have
authority to grant exceptions to the regulations contained in the SMC with respect to the
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Application No. MOD10-0004; 12900 Saratoga Avenue
number, size and height of monument signs. The applicant has requested, through the use
permit process, to allow multiple signs to meet the marketing and identification needs of the
office center and their existing tenants. This criteria has been met.
(b) That the size, shape, color, illumination, placement and material of the sign is compatible
with the building(s) it identifies and with the visual characteristics of the neighborhood and
other lawful signs in the area. This project meets the criteria in that the proposed signage is
attractive and barely noticeable. A vast majority of the signage is located within the complex,
outside of public view. The signage which can be viewed from the public right-of-way is
integrated into a landscaped earth berm and low profile. The dark brown color blends well with
the office buildings and nearby structure and landscape. This criteria has been met.
(c) That the location and design of the sign(s) does not obscure from view or unduly detract from
existing adjacent signs. This project meets the criteria by strategically placing the signage
mainly within the perimeter of the office complex. Rather than obscure from view or detract
from existing adjacent signs, the signage will assist customers and clients to accurately find the
office facilities located on the site. This criteria has been met.
(d) That the location and design of a sign in close proximity to any residential district will not
adversely affect the quality or character of such residential area. This project meets the
criteria by placing a majority of the signage within the office complex and outside of the view of
nearby residential areas. The signage is earth tone, low profile, and incorporated into the
landscaping. These elements assist in not adversely affecting the quality or character of nearby
residential districts, while meeting the needs of the existing tenant requirements. This criteria
has been met.
VI. Conditional Use Permit Findings
The additional findings required for issuance of the proposed Sign Permit Approval required
findings for a use permit. Pursuant to City Code Section 15-55.070 are set forth below and the
Applicant has met the burden of proof to support making all of those required findings:
(a) That the proposed location of the conditional use permit is in accord with the objectives of the
Zoning Ordinance and the purposes of the district in which the site is located. The project
meets this finding in that the proposed master sign program is located in a professional office
district. Properties with multiple office buildings are allowed to apply for a use permit to exceed
one sign per each office building. The design, style, and location of the proposed signage are
consistent with the objectives of the professional office district, in that they are appropriately
located in order to provide a harmonious transition between residential and commercial districts.
This finding can be in the affirmative.
(b) That the proposed location of the conditional use and the conditions under which it would be
operated or maintained will not be detrimental to the public health, safety or welfare, or
materially injurious to properties or improvements in the vicinity. This project meets this
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Application No. MOD10-0004; 12900 Saratoga Avenue
finding in that while the signage will assist in meeting the needs of the office tenants, it will be
designed and maintained in a manner that is complimentary to the office center and surrounding
neighborhoods. The signage will maintain a low-profile appearance and have a dark brown
color. The finding can be made in the affirmative.
(c) That the proposed conditional use will comply with each of the applicable provisions of this
Chapter. The project meets this finding in that the request for additional signage does not
overwhelm the existing office center or deter from the natural beauty of the 10+ acre site. The
signage design is in character with the modest appearance of the office center while utilizing
signage materials of the current industry standard. This finding can be made in the affirmative.
(d) That the proposed conditional use will not adversely affect existing or anticipated uses in the
immediate neighborhood, and will not adversely affect surrounding properties or the
occupants thereof. This project meets this finding in that the proposed signage is tastefully
designed and current with industry standards. The PVC material will withstand nature’s
elements and continue to provide a quality look. The dark brown bases match the landscaping
and office building and do not detract from the beauty of the adjacent surroundings. This
finding can be made in the affirmative.
VII. Project Approval
After careful consideration of the application, site plan, architectural drawings, and other materials
and exhibits and evidence submitted to the City in connection with this matter, Application No.
MOD10-0004 (Modification of an existing Sign Program) for the Modification of an Existing Sign
Program through the Use Permit Process is approved subject to the conditions set forth below.
CONDITIONS OF APPROVAL
A. GENERAL
1. The Planning Commission shall retain continuing jurisdiction over the Conditional Use
Permit and may, at any time, modify, delete, or impose any new conditions of the permit to
preserve the public health, safety, and welfare.
2. Conditions may be modified only by the Planning Commission unless modification is expressly
otherwise allowed by the City Code including but not limited to section 16-05.035, as
applicable.
3. The Community Development Director shall mail to the Owner/Applicant a notice in writing,
on or after the time this Resolution of Approval is duly executed by the City, containing a
statement of all amounts due to the City in connection with this application, including all
consultant fees (collectively “processing fees”). This approval or permit shall expire sixty
(60) days after the date said notice is mailed if all processing fees contained in the notice
have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit
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Application No. MOD10-0004; 12900 Saratoga Avenue
may be issued until the Community Development Director certifies that all processing fees have
been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained).
4. A Building Permit must be issued and construction commenced within 36 months from the date
of adoption of this Resolution and the Conditional Use Permit will expire unless extended in
accordance with the City Code.
5. The facility shall at all times operate in compliance with all applicable regulations of the
State, County, City and/or other governmental agencies having jurisdictional authority over
the facility pertaining to, but not limited to, health, sanitation, safety, and water quality
issues. The Project shall maintain compliance with all applicable requirements of the State,
County, City and other governmental entities having jurisdiction.
6. Prior to issuance of any demolition, grading, or building permit to implement this Design
Review approval the Applicant shall obtain a “Zoning Clearance” from the Community
Development Director by submitting final plans for the requested permit to the Community
Development Department for review to ascertain compliance with the requirements of this
Resolution.
7. Agreement to Indemnify, Hold Harmless and Defend City as to Action Challenging
Approval of Application and as to Damage from Performance of Work Authorized by
Design Review Approval. As a condition of this Approval, Owner and Applicant hereby agree
to defend, indemnify and hold the City and its officers, officials, boards, commissions,
employees, agents and volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any
action on the subject application, or any of the proceedings, acts or determinations
taken, done or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person
acting on their behalf.
In addition, prior to any Zoning Clearance from the Community Development Director, Owner
and Applicant shall execute a separate agreement containing the details of this required
Agreement to Indemnify, Hold harmless and Defend, which shall be subject to prior approval
as to form and content by the Community Development Director.
B. COMMUNITY DEVELOPMENT
8. Compliance with Plans. The facility shall be operated, located and constructed to include those
features, and only those features, as shown on the Approved Plans denominated Exhibit "A"
date stamped May 17, 2010, incorporated by this reference. All proposed changes to the
Approved Plans must be submitted in writing with plans showing the changes, including a
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Application No. MOD10-0004; 12900 Saratoga Avenue
clouded set of plans highlighting the changes. Such changes shall be subject to the requisite
prior City approval.
9. Building Department. Applicant shall comply with all building standards including any
permits necessary to comply with the building code.
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Application No. MOD10-0004; 12900 Saratoga Avenue
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 26th day of May 2010 by
the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Mary-Lynne Bernald
Chair, Planning Commission
ATTEST:
___________________________________
John F. Livingstone, AICP
Secretary to the Planning Commission
ACCEPTANCE BY APPLICANT AND OWNER
This permit is hereby accepted upon the express terms and conditions hereof, and shall have no
force or effect unless and until agreed to, in writing, by the Applicant and Property Owner or
Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and
agrees to fully conform to and comply with said terms and conditions within the time required in
this Resolution by the City of Saratoga Planning Commission.
__________________________________ ____________________________
Applicant Date
__________________________________ ____________________________
Property Owner or Authorized Agent Date
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 26th day of May, 2010, at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. The
public hearing agenda item is stated below. Details of this item are available at the Saratoga
Community Development Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please
consult the City website at www.saratoga.ca.us regarding Friday office closures.
APPLICATION/ADDRESS: MOD09-0004 / 12900 Saratoga Avenue
APPLICANT/OWNER: Sand Hill Property
APN: 389-12-017
DESCRIPTION: The applicant request a modification of an existing sign program to allow
multiple-freestanding site identification signs at a professional office complex located at the
southeast corner of Cox Avenue and Saratoga Avenue. The lot size is approximately 10.25
acres, located in the Professional and Administrative (PA) zoning district. Planning Commission
approval is required pursuant to City Code Section 15-30.060(a).
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to
raising only those issues you or someone else raised at the Public Hearing. In order for information
to be included in the Planning Commission’s information packets, written communications should
be filed on or before Tuesday, May 18, 2009.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Michael Fossati
Assistant Planner
(408) 868-1212
73
Parcel Number Owner Name Owner Address Owner City, State Zip
38614011 PRINCE OF PEACE EVANG LUTH CH 12770 SARATOGA AV SARATOGA, CA 95070
38614012 SARATOGA COURT INC 2000 CORPORATE RIDGE UNIT 925 MC LEAN, VA 22102
38614014 BAKER BARBARA ALICE BILLINGS T 10 DAWN HILL DR SANDY, UT 84092
38614016 PRESBYTERY OF SAN JOSE 12850 SARATOGA AV SARATOGA, CA 95070
38614018 PRESBYTERY OF SAN JOSE 12850 SARATOGA AV SARATOGA, CA 95070
38614026 MORRISON DAVID J TRUSTEE & ET 4100 MOORPARK AV UNIT 201 SAN JOSE, CA 95117
38614027 SANFILIPPO DELORA J W TRUSTEE 18809 COX AV SARATOGA, CA 95070
38615002 SHENFIELD LEONARD R AND BEVERL 19063 COX AV SARATOGA, CA 95070
38615018 MCCONNELL DENNIS E AND JOANNE 12817 SARATOGA GLEN CT SARATOGA, CA 95070
38615027 DINUCCI MICHAEL AND JENNIFER 18976 SARATOGA GLEN PL SARATOGA, CA 95070
38615028 MCEACHRON DAVID E AND MARJORIE 18966 SARATOGA GLEN PL SARATOGA, CA 95070
38615029 BOSE HENRY E JR AND ATLANSIO-B 18944 SARATOGA GLEN PL SARATOGA, CA 95070
38615030 FUNG CHUNG T AND CAROLYN J 18931 PALO OAKS CT SARATOGA, CA 95070
38615031 AHMED SALAH A AND SHAYESTEH M 18943 PALO OAKS CT SARATOGA, CA 95070
38615032 JANAC GEORGE AND GLORIA 12832 STAR RIDGE CT SARATOGA, CA 95070
38615033 DEZUR BARBARA A 18967 PALO OAKS CT SARATOGA, CA 95070
38615034 VASQUEZ CHRIS E AND LESLIE J 18979 PALO OAKS CT SARATOGA, CA 95070
38615035 BARR MAURICE R AND LOUISE E TR 18981 PALO OAKS CT SARATOGA, CA 95070
38615036 MALLET JOHN E 18993 PALO OAKS CT SARATOGA, CA 95070
38615037 BREWER ERIC T ET AL 18994 PALO OAKS CT SARATOGA, CA 95070
38615038 WU LUIS T AND CLARA M 18972 PALO OAKS CT SARATOGA, CA 95070
38615039 TENG ALBERT Y AND SUH FEN TRUS 18950 PALO OAKS CT SARATOGA, CA 95070
38906005 BITTER MARCUS K 3470 HASS DR APTOS, CA 95003
38906006 ABRAMS ISAAC N TRUSTEE & ET AL P.O. BOX 2067 SARATOGA, CA 95070
38906007 MARTIN BRADFORD F 12961 VILLAGE DR SARATOGA, CA 95070
38906008 MEDICAL VILLAGE SARATOGA LLC PO BOX 2067 SARATOGA, CA 95070
38906012 HINSHAW EDWARD A AND BARBARA N 12901 SARATOGA AV SARATOGA, CA 95070
38906013 MEDICAL VILLAGE SARATOGA LLC PO BOX 2067 SARATOGA, CA 95070
38906014 T & I CHENG INVS LLC 3400 CHURIN DR MOUNTAIN VIEW, CA 94040
38906015 GRAY PATTI K TRUSTEE 12967 SARATOGA AV SARATOGA, CA 95070
38906016 MEDICAL VILLAGE SARATOGA LLC PO BOX 2067 SARATOGA, CA 95070
38906017 MVS COMPANY LP PO BOX 2067 SARATOGA, CA 95070
38912004 KAWAGUCHI HITOMI S 18775 DEVON AV SARATOGA, CA 95070
38912005 BILIONIS VASILIOS A 18789 DEVON AV SARATOGA, CA 95070
38912006 GUTIERREZ-CONTRERAS VICTOR M A 18803 DEVON AV SARATOGA, CA 95070
38912007 SABIC NEZIR AND HANA 18817 DEVON AV SARATOGA, CA 95070
38912008 SANCHEZ FRANK J JR AND TANTILL 18831 DEVON AV SARATOGA, CA 95070
38912009 WILLIAMSON KENNETH E AND JEANN 18845 DEVON AV SARATOGA, CA 95070
38912010 REID NEIL T 18859 DEVON AV SARATOGA, CA 95070
38912011 WANG TAK T AND ELAINE Y M S TR 1228 RUPPELL PL CUPERTINO, CA 95014
38912012 MARCOLINA JOHN R AND MARY L 18887 DEVON AV SARATOGA, CA 95070
38912013 DAHL SHERILYN A 18901 DEVON AV SARATOGA, CA 95070
38912014 SUIT THOMAS L AND BARBARA K TR 18915 DEVON AV SARATOGA, CA 95070
38912015 NGUYEN HONG T AND HOANG MARY T 18929 DEVON AV SARATOGA, CA 95070
38912016 MALAKI ALEN S 18955 MC FARLAND AV SARATOGA, CA 95070
38912017 SARATOGA OFFICE CENTER PARTNER 2901 TASMAN DR UNIT 220 SANTA CLARA, CA 95054
38912017 AMERICAN SLEEP MEDICINE 12980 SARATOGA AVE. SARATOGA, CA 95070
38912017 SARATOGA OFFICE CENTER PARTNER 2901 TASMAN DR UNIT 220 SANTA CLARA, CA 95054
38912018 STERN STEVEN E TRUSTEE & ET AL 18860 COX AV SARATOGA, CA 95070
38912019 SANDHILL PROPERTY COMPANY 489 SOUTH EL CAMINO REAL SAN MATEO, CA 94402
38912019 QUITO CLEANERS 18808 COX AVENUE SARATOGA, CA 95070
38912019 SANDHILL PROPERTY COMPANY 489 SOUTH EL CAMINO REAL SAN MATEO, CA 94402
38915001 KIM PAUL B AND CARRIE J 18900 DEVON AV SARATOGA, CA 95070
38915002 MALONE ROBERT J 18886 DEVON AV SARATOGA, CA 95070
38915003 DAVIS JOAN G TRUSTEE 14850 OKA RD UNIT 23 LOS GATOS, CA 95032
38915004 KELLER MARTIN J 18858 DEVON AV SARATOGA, CA 95070
38915005 SIDDIQUI AHMAD Z 18844 DEVON AV SARATOGA, CA 95070
38915006 DEDIEGO WILLIAM E 18830 DEVON AV SARATOGA, CA 95070
38915007 YING SONIA S HANG AND PIERRE Y 4715 MALERO PL SAN JOSE, CA 95129
38915008 MAESUMI MASUD 18802 DEVON AV SARATOGA, CA 95070
38915009 BALERO MANUEL 3 18788 DEVON AV SARATOGA, CA 95070
38915010 TANAKA DON AND KATHLEEN 18774 DEVON AV SARATOGA, CA 95070
38915016 KIM SAMJUNG AND CHRISTINE 18789 MC FARLAND AV SARATOGA, CA 95070
38915017 DRUMM PATRICK T AND SHEILA A 18803 MC FARLAND AV SARATOGA, CA 95070
38915018 KECK JAMES B AND BETTY A 18817 MC FARLAND AV SARATOGA, CA 95070
38915019 CAUBLE GARY L AND JENNIFER C T 18831 MC FARLAND AV SARATOGA, CA 95070
38915020 GUITERREZ PRIMITIVO AND JESSIE 18845 MC FARLAND AV SARATOGA, CA 95070
38915021 LEMEN JAMES R AND JULIE A 18859 MC FARLAND AV SARATOGA, CA 95070
38915022 AFTAB MOHD N AND SAMINA 18873 MC FARLAND AV SARATOGA, CA 95070
38915032 HESS MICHAEL 18858 MC FARLAND AV SARATOGA, CA 95070
38915033 GROSCH MICHAEL G AND CHEN I-FA 18844 MC FARLAND AV SARATOGA, CA 95070
38916001 SAHBARI SHAHRAM AND MOJGON K 18960 MC FARLAND AV SARATOGA, CA 95070
38916002 HAYTKO GEORGE J AND BARBARA HA 18950 MC FARLAND AV SARATOGA, CA 95070
38916003 SALAH TED AND ELADIA 13033 MONTROSE ST SARATOGA, CA 95070
38916004 ANDERSON RONALD G AND NANCY A 13047 MONTROSE ST SARATOGA, CA 95070
38916005 ZHUK SERGIY A AND KONKINA ELEN 13061 MONTROSE ST SARATOGA, CA 95070
38916006 COOKE EDWARD AND HELEN Y TRUST 13075 MONTROSE ST SARATOGA, CA 95070
38916028 ANDERSON CURTIS C AND HOLLY A 13074 MONTROSE ST SARATOGA, CA 95070
38916029 CLANTON DONALD G AND E L TRUST 3309 WALTON WY SAN JOSE, CA 95117
38916030 SLOAN THOMAS J AND SANDRA L 18900 MC FARLAND AV SARATOGA, CA 95070
38916031 ADAMS TENAYA L AND SCOTT 13075 HEATH ST SARATOGA, CA 95070
38944006 HSIA CHORNG GUANG JASON AND WU 18807 BELLGROVE CL SARATOGA, CA 95070
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38944007 COHN MICHAEL G AND ROBBIN J 18809 BELLGROVE CL SARATOGA, CA 95070
38944008 SASAKI BRIAN G AND CYNTHIA F T 18811 BELLGROVE CL SARATOGA, CA 95070
38944009 LEE BENJAMIN T AND LIU PATRICI 18813 BELLGROVE CL SARATOGA, CA 95070
38944010 BLESZYNSKI RICK 18817 BELLGROVE CL SARATOGA, CA 95070
38944011 XUE HUA AND TAN WEI 18819 BELLGROVE CL SARATOGA, CA 95070
38944012 CHIANG SHINWU AND CHEN HAI HSI 18821 BELLGROVE CL SARATOGA, CA 95070
38944013 YOFFIE DAVID M AND DEBRA L 18823 BELLGROVE CL SARATOGA, CA 95070
38944014 WANG DAVID W AND YU ANNIE TRUS 18827 BELLGROVE CL SARATOGA, CA 95070
38944015 DENG QING YUAN AND LIU AIZHI E 18829 BELLGROVE CL SARATOGA, CA 95070
38944017 XU KAI AND HE QING 18831 BELLGROVE CL SARATOGA, CA 95070
38944018 HUANG JACK 18833 BELLGROVE CL SARATOGA, CA 95070
38944019 ROBINSON FRANK A AND FRANCES R 18837 BELLGROVE CL SARATOGA, CA 95070
38944020 HUANG LING Y 18839 BELLGROVE CL SARATOGA, CA 95070
38944021 NOMURA ROBERT AND MARSI L 18861 BELLGROVE CL SARATOGA, CA 95070
38944022 CHEN CHARLES Y 18863 BELLGROVE CL SARATOGA, CA 95070
38944023 PUN YIM 18867 BELLGROVE CL SARATOGA, CA 95070
38944024 CHOW TYLER M AND ANNIE M 18869 BELLGROVE CL SARATOGA, CA 95070
38944030 LEE CHRIS Y AND SOONYI C 18866 MASSON TERRACE CT SARATOGA, CA 95070
38944031 NG ANNA F TRUSTEE 18862 MASSON TERRACE CT SARATOGA, CA 95070
38944032 HSIAO MING-YUAN AND SHEEH MING 18826 BELLGROVE CL SARATOGA, CA 95070
38944033 CHOW MIN-CHAN JOHN AND SHU-MIN 15171 MAUDE AV SARATOGA, CA 95070
38944034 CHIN CHUNG-KUANG AND CHIUNG-DI 18820 BELLGROVE CL SARATOGA, CA 95070
38944035 NG TOH-SENG AND CHEN FONG-MENG 18818 BELLGROVE CL SARATOGA, CA 95070
38944036 LEE KISUB 18816 BELLGROVE CL SARATOGA, CA 95070
38944037 WONG RICHARD J AND CHEN MARGER 18812 BELLGROVE CL SARATOGA, CA 95070
38944038 IDNANI CHANDRU M AND HELEN C T 18810 BELLGROVE CL SARATOGA, CA 95070
38944039 YI CHRISTOPHER S AND JOAN J 18808 BELLGROVE CL SARATOGA, CA 95070
38944040 HWONG HSIANG-HSEAU AND LIU YU- 18806 BELLGROVE CL SARATOGA, CA 95070
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AFFIDAVIT OF MAILING NOTICES
I, Michael Fossati , being duly sworn, deposes and says: that I am a citizen of the
United States, over the age of 18 years; that acting for the City of Saratoga Planning
Commission on the 5th day of May , 2010, that I deposited 110 Notices in the
United States Post Office, a NOTICE OF HEARING, a copy of which is attached hereto,
with postage thereon prepaid, addressed to the following persons at the addresses
shown, to-wit:
(See list attached hereto and made part hereof)
that said persons are the owners of said property who are entitled to a Notice of Hearing
pursuant to Section 15-55.060 of the Zoning Ordinance of the City of Saratoga in that
said persons and their addresses are those shown on the most recent equalized roll of the
Assessor of the County of Santa Clara as being owners of property within 500 feet of the
property described as:
APN: 389-12-017
Address: 12900 Saratoga Avenue
that on said day there was regular communication by United States Mail to the
addresses shown above.
________________________
Michael Fossati
City of Saratoga
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