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HomeMy WebLinkAbout06-23-2010 Planning Commission PacketTable of Contents Agenda 2 June 9, 2010 Draft Minutes 4 APPLICATION PDR10-0006 (397-04-121) May/Luczo, 14810 Sobey Road Staff Report 6 Att. 1 - Resolution 14 Att. 2 - Arborist Report 26 Att. 3 - Neighbor Notifications 30 Att. 4 - GreenPoint Checklist 32 Att. 5 - Notices, Affadivit, & Noticing labels 43 APPLICATION CUP10-0004 (386-57-022)Growing Tree Learning Center, 12220 & 12226 Saratoga-Sunnyvale Road Staff Report 46 Resolution 51 Parking Study 56 Peer Review 64 Neighbor Forms 65 Notice 68 Mailing List 69 1 CITY OF SARATOGA PLANNING COMMISSION AGENDA DATE: Wednesday, June 23, 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, Joyce Hlava, David Reis, Linda Rodgers and Yan Zhao PLEDGE OF ALLEGIANCE MINUTES Action Minutes from the Regular Planning Commission Meeting of June 9, 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 June 17, 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 PDR10-0006 (397-04-121) May/Luczo, 14810 Sobey Road - The applicant requests Design Review approval to add 393 square feet to an existing 5,765 square foot residence. The addition will be on the 1st floor in the front portion of the home. The residence will remain two story and will not exceed 23-feet in height. The maximum impervious coverage will not exceed the allowable 35% of the net site area. The lot size is approximately 48,500 square feet, located in the R-1-40,000 zoning district. Design Review approval is required pursuant to Saratoga Municipal Code Section 15-45.060(a) (6). (Michael Fossati) 2. APPLICATION CUP10-0004 (386-57-022) Growing Tree Learning Center, 12220 & 12226 Saratoga- Sunnyvale Road - The applicant is requesting a Conditional Use Permit for a new after school program / day care facility in an existing building. As proposed, the facility would operate with 5 employees and provide services to 60 students. The facility would operate Monday through Friday from 7:00 AM to 7:00 PM. The site is located in a shopping center near the corner of Saratoga-Sunnyvale Road and Kirkmont Drive in the commercial-visitor (C-V) zoning district. A parking study and peer review were completed for 2 the project and it was found that the existing parking and circulation are adequate to support the proposed use. (Cynthia McCormick) DIRECTORS ITEM COMMISSION ITEMS COMMUNICATIONS ADJOURNMENT TO NEXT MEETING - Wednesday, July 14, 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 June 17, 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 ACTION MINUTES DATE: Wednesday, June 09, 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, Joyce Hlava, David Reis, Linda Rodgers and Yan Zhao PLEDGE OF ALLEGIANCE MINUTES Action Minutes from the Regular Planning Commission Meeting of May 26, 2010 (Approved, 6:0) 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 June 3, 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 ZOA10-0002 (City Wide) - The proposed zoning ordinance amendment would create an exception process for the City’s lot coverage standards upon making certain findings. Any exceptions would require Planning Commission review and approval and be subject to appeal to the City Council. The amendment is exempt from the California Environmental Quality Act. (Cynthia McCormick) (Continued to a date uncertain, 6:0) 2. Application PDR10-0003 (386-10-036) 1777 Saratoga Avenue - Application by NSA Wireless for Design Review for the installation of three cellular antennas and three microwave dishes to an existing monopole telecommunications site. (Christopher Riordan, AICP) (Approved, 6:0) 4 DIRECTORS ITEM COMMISSION ITEMS - Presentation on Master Thesis Planning Report (Rina Shah) COMMUNICATIONS ADJOURNMENT TO NEXT MEETING – ADJOURNED 8:05 PM - Wednesday, June 23, 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 June 3, 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: PDR10-0006; 14810 Sobey Road Type of Application: Design Review approval to add 393 sq. ft to a two-story, single family residence and an attached 2nd dwelling unit. Applicant/Owner: May / Luczo Staff Planner: Michael Fossati, Assistant Planner Meeting Date: June 23, 2010 APN: 397-04-121 Department Head:_____________ John F. Livingstone, AICP 14810 Sobey Road 6 EXECUTIVE SUMMARY CASE HISTORY Application filed: 05/17/10 Application complete: 06/01/10 Notice published: 06/08/10 Mailing completed: 06/09/10 Posting completed: 06/17/10 PROJECT DESCRIPTION The applicant requests Design Review approval to add 393 square feet (sq. ft.) to an existing 5,765 sq. ft. residence. The addition will be on the first story and in the front portion of the home. The residence will remain two stories and will not exceed 23-feet in height. No addition is being made to the second story. The maximum impervious coverage will not exceed the allowable 35% of the net site area. The lot size is approximately 48,500 sq. ft. and is located in the R-1-40,000 zoning district. Design Review approval is required pursuant to City Code Section 15-45.060(a)(6), when the total floor area of all structures onsite exceed six thousand sq. ft. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve this Design Review application by adopting the attached Resolution. Staff is not recommending any permanent conditions of approval for this project. 7 Application No. PDR10-0006; 14810 Sobey Road PROJECT DATA ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: RVLD (Very Low Density Residential) MEASURE G: Not applicable. PARCEL SIZE: 48,518 gross and net square feet AVERAGE SITE SLOPE: 9.87% GRADING REQUIRED: None required 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 a three-coat plaster in light beige and brown trim. Materials include a clay tile roof and standard stucco exterior. The addition will match the existing exterior of the residence. A photo board will be available at the public hearing. Detail Colors and Material Mfg. & Specification # Windows Medium brown aluminum clad wood framed Anderson Roof Class ‘A’ clay tile Shelton Roofing Walls-stucco Light beige blend Custom Gutters Copper Custom 8 Application No. PDR10-0006; 14810 Sobey Road PROJECT DATA R-1-40,000 Zoning Net Site Area: sq. ft. Proposed Required Site Coverage Maximum Allowable = 16,981 sq. ft. (35%) Main Residence (including Garage): 4,430 sq. ft. Addition 393 sq. ft. Entry Porch / Steps 244 sq. ft. Pool / Decks / Walks 4,174 sq. ft. Driveway 3,545 sq. ft. Wine Tasting 229 sq. ft. Storage Room / Generator 157 sq. ft. TOTAL Site Coverage 13,712 sq. ft. (27.15%) Floor Area Maximum Allowable = 6,798 sq. ft. (includes 10% increase for Deed- Restricted 2nd Dwelling Unit). 1st floor (2nd Dwelling Unit) 1,186 sq. ft. 1st floor (Remainder of House) 1,710 sq. ft. 2nd floor 1,903 sq. ft. Garage 1,263 sq. ft. Covered Entry 96 sq. ft. Generator 130 sq. ft. Wine Tasting 229 sq. ft. Stg. Shed 27 sq. ft. TOTAL Proposed Floor Area 6,544 sq. ft. Setbacks Front: 30’ 30’ Rear: 100’ 50’ Left Side: 61.5’ 20’ Right Side: 26.67” 20’ Height Maximum Allowable = 26’ (119’) Lowest Elevation 92’ Highest Elevation 94’ Average Grade 93’ Highest Elevation 115.66’(22”8”) 9 Application No. PDR10-0006; 14810 Sobey Road PROJECT DISCUSSION AND SITE CHARACTERISTICS Site The 1.1 acre site has a nine percent average slope which falls downward from east to west. The building pad has a modest upward slope from the western property line to the eastern property line. The property is at the end of a flag lot and surrounded by mature trees and landscaping. Along with the residence, circular driveway, pool and walkways, the property contains a small private vineyard in the rear. Project Design Characteristics The applicant is requesting Design Review approval to add 393 sq. ft. to their existing 5,765 sq. ft. two-story Mediterranean style residence. The proposed addition would create a multi-purpose space used as a dining / study / nursery room. Along with the accessory buildings on-site, the total floor area of all structures would be 6,544 sq. ft. The allowable floor area for the site is 6,180 sq. ft., but due to the proposed deed- restricted second dwelling unit, the new allowable floor area would be 6,798 sq. ft. The proposed addition would be a modest bump-out in the front elevation, architecturally consistent with the Mediterranean style of the residence. The second dwelling unit would not be seen from outside the house, as it would be totally encompassed within the existing home. Second Dwelling Unit The applicant has proposed a deed-restricted second dwelling unit. The studio style second dwelling unit would include a bedroom, bathroom, and multi-purpose (dining room / study / nursery) room. Permanent cooking facilities would be placed in the multi- purpose room. In order for a second dwelling unit to be approved, development standards outlined in the City Code must be met. The development standards are as follows: a) Lot Size - The net site area of the lot upon which a second dwelling unit is located shall not be less than the minimum standard prescribed for the district applicable to such lot. 14810 Sobey Road is located in the R-1-40,000 zoning district. Minimum lot sizes for this district are 40,000 sq. ft. The gross and net lot size of the site is 48,518 sq. ft. The standard will be met. b) Unit Size - The second dwelling unit must be greater than 400 sq. ft. but less than 1,200 sq. ft. The proposed unit is approximately 1,186 sq. ft. The standard will be met. c) Building Codes - The building department will verify if the new construction is per the most recent California Building Code (CBC). This standard can be met. d) Zoning Regulations - Setbacks, heights, and all applicable zoning conditions have been met for this proposal. The second dwelling unit is attached and within the building envelope. This standard can be met. e) Parking regulations - Single-family residences require two (2) covered parking spaces. An additional one (1) off-street covered parking space in a garage shall be provided for a second dwelling unit. The garage parking space requirement is waved 10 Application No. PDR10-0006; 14810 Sobey Road if the applicant deed-restricts the second dwelling unit to be rented to below-market rate tenants. The existing property has a three car garage, as well as four outdoor parking spaces. This shall provide adequate parking for both the existing main residence and proposed second dwelling unit. This standard will be met. f) Access – The second dwelling unit will be served by the same driveway access to the street as the existing main dwelling. This standard will be met. g) Common entrance - If the second dwelling unit is attached to the main dwelling, both the second dwelling unit and the main dwelling must be served by either a common entrance or a separate entrance to the second dwelling unit must be located on the side or at the rear of the main dwelling. The proposed second dwelling unit will be attached to the main dwelling and can be entered through the front or rear of the residence. This standard will be met. h) Number of bedrooms for second dwelling unit - No second dwelling unit can have more than two bedrooms. The proposed unit has only one bedroom. This standard can be met. i) Appearance – All new construction to create a second dwelling unit must match the existing main structure in color, materials and architectural design. The proposed second dwelling unit will be built within the existing residence and be unnoticed from the outside. The 393 sq. ft. addition will further maintain consistency with the main dwelling by utilizing the same exterior materials as the existing residence. This standard can be met. Fireplace The existing house has two gas-burning fireplaces, one in the living room and one in the bed room. Per City Code Section 15-48.030, one wood-burning fireplace is allowed per structure. No new fireplaces are being added due to the proposed addition or second dwelling unit. Air Conditioning / HVAC Air conditioning condensers are to be located at the rear of the garage and to the left of the main residence, near the proposed second dwelling unit. Both will be located outside the required setbacks, per City requirements. Landscaping The existing landscaping is proposed to remain. The driveway is constructed with concrete strips and pavers. The residence is surrounded with mature trees, a couple of sod lawns, a pool with walkways, and a small vineyard. A majority of the existing vegetation is proposed to remain, including the 12” Valley Oak within the construction area. Discussion of the oak can be found under the Arborist Review section of this staff report. Arborist Review The applicant was unaware that an encroachment permit was required for the proposed addition. As such, work was started prior to receiving arborist clearance. The applicant was informed of the City requirements for the addition (Arborist Review and Planning 11 Application No. PDR10-0006; 14810 Sobey Road Commission Design Review) and applied for both. The City Arborist determined that one valley oak may be impacted by work being done on the site. Although project clearance was granted, the City Arborist created conditions on the project. Those conditions included a formal request for an After the Fact (ATF) tree encroachment permit, appropriate tree protective fencing, and a security deposit in the amount of the appraised value of the oak. The applicant has submitted the ATF tree encroachment permit and security deposit for the tree. Furthermore, the applicant has installed the tree protective fencing. No other trees are requested for removal or impacted by the proposed construction. Due to the abundance of existing mature trees on the site, the applicant has proposed to plant a few more shade trees. The exact location of those shade trees has not been determined. Staff has included the Arborist report as Attachment #2 of this report. Correspondence and Neighbor Review Staff has received Neighbor Notification forms from two of the four immediate neighbors for the project. The applicant was unable to contact the other two neighbors. No negative comments have been received as of the writing of this staff report. Staff has included the Neighbor Notification forms from as Attachment #3 of this report. Green Building Techniques The applicant submitted a Build-it-Green checklist on the project. The project scored 190 points per the Build-it-Green rating system. The high score is mainly due to the Title 24 calculations exceeding the minimum standard by 72%. Additional green building techniques include energy efficient mechanical equipment and irrigation systems, environmentally friendly landscaping and the use of low-VOC paints. The project is actually exempt from the 50 point requirement, due to the scope of work being a simple addition. Only new single-family and multi-family dwellings require Build-it-Green requirements of 50 points or greater. A Build-it-Green checklist is included as Attachment #4 of this report. STAFF RECOMMENDATION Staff recommends the Planning Commission approve the Design Review application by adopting the attached Resolution. 12 Application No. PDR10-0006; 14810 Sobey Road ATTACHMENTS 1. Resolution of Approval 2. Arborist Reports dated June 1, 2010 3. Neighbor Notification forms 4. GreenPoint Checklist – 14810 Sobey Road 5. City of Saratoga Notice, Noticing Affidavit, and Noticing Labels 6. Applicant’s Plans, Exhibit "A" 13 CITY OF SARATOGA PLANNING COMMISSION RESOLUTION NO. 10-019 FOR APPROVAL OF DESIGN REVIEW Application PDR10-0006 May / Luczo: 14810 Sobey Road 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" date stamped respectively June 3, 2010 incorporated by this reference. This Project is to construct a 393 square foot addition to an existing 5,765 square foot two-story, single-family residence. The total amount of square footage for the home will be 6,158. The total amount of square footage for all structures on the property will be 6,544. The residence will remain two stories and will not exceed 23- feet in height. The lot size is approximately 48,500 square feet, located in the R-1-40,000 zoning district. The foregoing work is described as the “Project” in this Resolution. II. Design Review Requirement Per City Code Section 15-45.060 (a) (6), Planning Commission Design review approval is required whenever , as a result of proposed construction, reconstruction, or expansion, the floor area of all structures on the site will exceed six thousand square 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 June 23rd, 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 14 2 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 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 15301) “Existing Facilities.” This exemption allows for the addition to an existing structure provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition. 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 addition behind mature trees and landscaping while keeping the height below that of the main house. 2. Constructing the addition on the first floor and significantly away from residences on adjacent properties. 3. Create an additional space that is hidden from view by neighboring properties due to the articulation of the existing house and the profuse landscaping within the front yard. 4. Remodeling the existing interior to construct a second dwelling unit. The majority of the unit will be in the existing building footprint and will be unnoticed by properties from the outside. 5. Keep the established, well-matured landscaping to continue the buffer of privacy screening of adjacent properties. (b) The project preserves the natural landscape. The property is heavily surrounded by established landscape and natural terrain. The project is at the same level as the existing structure, and only removes existing landscaping in the footprint of the project. All mature trees and all other natural landscaping will be preserved and remain onsite. The applicant has worked with the City Arborist to incorporate protective measures to preserve existing vegetation onsite. 15 3 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo (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 accordingly, appropriate measures to protect one 12” valley oak. The applicant has agreed to those conditions by placing a security deposit and installing protective fencing around that native tree. The project will not affect the vast majority of other native trees on the site, since the project will be constructed in a very limited area, away from such trees. (d) The project minimizes the perception of excessive bulk. The project meets this finding in that the proposed addition has been designed to complement the existing residence rather than add to its bulk. The project fits in to an “L” shape area in order not to protrude from the existing façade. The addition utilizes features such as a bay window, wall louvre, and gable roof to break up the vertical mass of the main residence. The majority of the second dwelling unit will be incorporated in the existing residence, to further minimize the perception of bulk. This finding can be made in the affirmative. (e) The project is of compatible bulk and height. The project meets this finding in that the proposed addition will not increase the bulk or height of the existing residence. The two story residence will remain at its existing height. The perception of excessive bulk has been resolved by strategic placement of the addition and the incorporation of architectural features on the front façade. The appearance of the proposed addition will keep the residence architecturally in line with existing homes in the surrounding area. (f) The project uses current grading and erosion control methods. The project meets this finding in that the proposed addition will not alter existing grading and drainage patterns. The property is not located on a hillside, but rather a gently sloped land area. Due to the size and scope of work and topography of the property, grading and erosion issues should be at a minimum. Stormwater will be diverted into either the City storm drains via the driveway towards the west of the property, drainage piping located to the northwest or a small stream bed located to the northeast. (g) The project follows appropriate design policies and techniques. The project meets this finding in that it will utilize the following: 16 4 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 1. Incorporate roof angles for the addition, such as a gable end and varied wall plate heights while maintaining the same materials, finishes, and colors of the existing residence to minimize the bulk. 2. Use earth tone colors and natural materials, while allowing the mature landscaping to remain onsite to visually buffer the structure from adjacent properties. 3. Avoid interference with privacy by remaining single-story and allowing the perimeter mature landscaping to remain and thrive around the addition. 4. Preserve views and access to views by locating the addition well under the existing height of the residence. 5. Design for energy efficiency by utilizing mature landscaping near the addition to control exposure to sun and wind. Allowing mature trees to stay in their place will control winter and summer exposure to the sun for the addition, which will indirectly provide more natural cooling for the second dwelling unit. 24 inch roof overhangs and gutters and the installation of high-efficiency mechanical equipment further promote an effort to be more energy-efficient. 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. PDR10-0006 for 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. 17 5 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 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 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 18 6 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 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 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 June 3, 2010, denominated Exhibit "A". 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. Second Dwelling Unit – Deed Restricted. The owner shall restrict the rental of the second unit to only households that qualify as lower, very-low, or extremely-low income households as those terms are defined in the move recent Santa Clara County Housing and Urban Development Program Income Limits or, in the event that the most recent such report is more than five years old, in accordance with the definitions set forth in Health and Safety Code sections 50079.5,50105, and 50106 as those sections exist as of the effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the second unit make any payment in consideration of said occupancy. THIS CONDITION IS PERMANENT. 11. 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 12. 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 19 7 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo “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. 13. 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; 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. 14. 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: 20 8 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 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 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 June 1, 2010 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; and h. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 15. 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. 16. Fences. Fences and walls shall comply with City Code Article 15-29. 17. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 18. 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. 19. 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. 21 9 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo 20. HVAC System. No HVAC mechanical equipment shall be allowed between the lot line and any required front, side or rear setback line. 21. Accessory Structures. Accessory structures shall comply with City Code Article 15- 80. C. CITY ARBORIST. 22. Compliance with Tree Regulations and City Arborist Reports. All requirements in the City Arborist Reports dated June 1, 2010 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 Report. The June 1, 2010 report, including the map showing the location of the tree and protective fencing, shall be incorporated into the final set of plans and titled “Tree Preservation”. b. Tree Removal. No protected tree authorized for removal, pruning or encroachment pursuant to this project may be removed, pruned or encroached upon, until the issuance of the applicable permit from the building division for the approved project. If no building permit is required for this project, applicant shall obtain a no-fee tree removal/pruning/encroachment for the project. c. Tree Protective Fencing. Tree protective fencing shall be installed as shown on the attached map and established prior to the arrival of construction equipment or materials on site. It shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection after the fence has been installed. This is required prior to obtaining building division permits. d. Security Deposit. Owner shall obtain, and file with the Community Development Director, a Tree Protection security deposit in the amount of $12,600 (for tree #1), prior to obtaining building division permits. The security deposit shall remain in place for the duration of construction of the project to ensure the protection of the trees. Once the project has been completed, inspected and approved by the City Arborist, the bond will be released. 22 10 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo e. After the Fact Encroachment Permit. Owner shall obtain an After-the-Fact Encroachment permit, for the excavation within a few feet of one protected valley oak for the foundation of the addition, prior to receiving a building permit. f. Protected Trees. No protected trees are requested or approved for removal. g. Tree Maintenance. Trees shall be watered as necessary to ensure good health through the warm dry months. Watering may be done with a hose or soaker hose and should occur for a long enough period of time that the soil is moistened to a depth of at least 8 inches. Intervals of watering should be at least monthly and as often as weekly, as determined by the species and maturity of tree. h. Utilities. Excavation for new utilities, if they are intended as part of the project, is not permitted under tree canopies. Utilities include, but are not limited to, electrical, drainage, water, sewer, gas and irrigation for landscaping. i. Grading. Any grading, trenching or excavation under a tree’s canopy is subject to approval by the City Arborist before performing work. If approved, it shall be done manually using shovels or an air spade. j. Construction Activities. Unless otherwise approved, all construction activities must be conducted outside the designated fenced area (even after fencing is removed). These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. k. Pruning. Any permitted pruning or root pruning of trees on site must be performed by a state licensed tree contractor under the supervision of an ISA Certified Arborist and according to ISA standards. l. Disposal of Chemicals. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited under tree canopies or anywhere on site that allows drainage to areas under tree canopies. Herbicides shall not be applied under tree canopies. D. PUBLIC WORKS 23. 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. 23 11 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo E. FIRE SAFETY OR FIRE AGENCY REQUIREMENTS 24. Fire Agency Conditions. Applicant shall comply with all Fire Agency requirements 24 12 Application No. PDR10-0006 – 14810 Sobey Road – May / Luczo PASSED AND ADOPTED by the City of Saratoga Planning Commission this 23rd day of June 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 25 Page 1 of 3 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application #:ARB10-0018 Prepared by Kate Bear, City Arborist 14810 Sobey Road Phone: (408) 868-1276 Owner: Stephen J. Luczo Email: kbear@saratoga.ca.us APN 397-04-121 Report History: #1 Date: June 1, 2010 INTRODUCTION The applicant has submitted plans to add on to the house towards the front. No trees are requested for removal. One valley oak was impacted by work done prior to inspection of the tree for this report. The foundation for the addition had been dug and concrete forms placed within a couple of feet of the tree trunk. This project has clearance from the arborist to proceed, with the conditions noted below. SITE VISIT, PLAN REVIEW AND TECHNICAL DISCUSSION Plans submitted for review for this report were prepared by Luzco Architecture and dated April 15, 2010. Plans include Sheet A-1, Site Plan; Sheet A2, Demolition Plan and Floor Plan; Sheet A3, Elevations. Also submitted for review was Sheet 1, Boundary and Topographic Survey, prepared by Wilsey Ham and dated March 10, 2010. One valley oak (tree #1) protected by City Code and potentially impacted by construction was inventoried for this report. Data for this tree is in the table below and its location is marked on the attached copy of the Site Plan. Species Trunk Diameter Canopy Spread Health Structure Site Contri- bution Place- ment Appraised value Valley oak Quercus lobata 14.4, 9.5 30 ft. 70 60 80 50 50 $12,600 Tree #1 is in fairly good health. It was negatively impacted by excavation for the foundation of the addition occurred within a couple of feet of the tree trunk. This had already occurred at the time of inspection for this report. However, the damage that was done to its root system by the excavation does not appear to be significant enough to necessitate removal and replacement of the tree or other mitigating action. The tree should be monitored over the course of the project to see whether it stays the same or becomes more stressed. The areas of excavation should be covered with burlap or jute netting and kept moist until the trenches can be filled in. Following construction, the tree may 26 14810 Sobey Road Page 2 of 3 require a treatment such as decompaction of the surrounding soil or a one-time application of fertilizer. The property is planted with so many trees that they are crowded. The valley oak inventoried for this report is surrounded by many other trees, although none as large as it is. All efforts to support and preserve this valley oak should be taken. Per City Ordinance 15-50.080, a Tree Protection security deposit in the amount of $12,600, which is equal to 100% of the appraised value of tree #1, is required. Owner shall obtain, and file with the Community Development Director, the required security deposit prior to the receipt of building permits. The security deposit may be in the form of a savings account, a certificate of deposit account or a bond. Appraisal values are calculated using the Trunk Formula Method and according to the Guide for Plant Appraisal, 9th Edition, published by the International Society of Arboriculture (ISA), 2000, in conjunction with the Species Classification and Group Assignment published by the Western Chapter of the ISA, 2004. FINDINGS At the time of initial inspection, encroachment on a protected tree had occurred without the necessary permits. Trenches had been dug for a foundation for an addition to the house, and forms for the concrete had been installed. Based on a review of information provided, and as conditioned, once permits are issued, the project will comply with the requirements for the setback of new construction from existing trees under Section 15-50.120. REQUIREMENTS 1. This entire report, including the map showing the location of the tree and protective fencing, shall be incorporated into the final set of plans and titled “Tree Preservation”. 2. No protected tree authorized for removal, pruning or encroachment pursuant to this project may be removed, pruned or encroached upon, until the issuance of the applicable permit from the building division for the approved project. If no building permit is required for this project, applicant shall obtain a no-fee tree removal/pruning/encroachment for the project. 3. Tree protective fencing shall be installed as shown on the attached map and established prior to the arrival of construction equipment or materials on site. It shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection after the fence has been installed. This is required prior to obtaining building division permits. 4. Owner shall obtain, and file with the Community Development Director, a Tree Protection security deposit in the amount of $12,600 (for tree #1), prior to obtaining building division permits. The security deposit shall remain in place for the duration of construction of the project to ensure the protection of the trees. Once the project has been completed, inspected and approved by the City Arborist, the bond will be released. 27 14810 Sobey Road Page 3 of 3 5. Owner shall obtain an After-the-Fact Encroachment permit, for the excavation within a few feet of one protected valley oak for the foundation of the addition, prior to receiving a building permit. 6. No protected trees are requested or approved for removal. 7. Trees shall be watered as necessary to ensure good health through the warm dry months. Watering may be done with a hose or soaker hose and should occur for a long enough period of time that the soil is moistened to a depth of at least 8 inches. Intervals of watering should be at least monthly and as often as weekly, as determined by the species and maturity of tree. 8. Excavation for new utilities, if they are intended as part of the project, is not permitted under tree canopies. Utilities include, but are not limited to, electrical, drainage, water, sewer, gas and irrigation for landscaping. 9. Any grading, trenching or excavation under a tree’s canopy is subject to approval by the City Arborist before performing work. If approved, it shall be done manually using shovels or an air spade. 10. Unless otherwise approved, all construction activities must be conducted outside the designated fenced area (even after fencing is removed). These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 11. Any permitted pruning or root pruning of trees on site must be performed by a state licensed tree contractor under the supervision of an ISA Certified Arborist and according to ISA standards. 12. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited under tree canopies or anywhere on site that allows drainage to areas under tree canopies. Herbicides shall not be applied under tree canopies. Attachments: Tree Inventory Table Map showing tree locations and tree protective fencing 28 14810 Sobey Road Legend Tree Protective Fencing Tree Canopy 1 29 30 31 Gr e e n P o i n t R a t e d C h e c k l i s t : S i n g l e F a m i l y 19 0 2 14 8 10 10 20 0 3 0 5 6 9 Si n g l e F a m i l y N e w H o m e 4 . 0 / 2 0 0 8 T i t l e 2 4 0 30 5 6 9 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes A. S I T E 1. P r o t e c t T o p s o i l a n d M i n i m i z e D i s r u p t i o n o f E x i s t i n g P l a n t s & T r e e s Ye s a . P r o t e c t T o p s o i l a n d R e u s e a f t e r C o n s t r u c t i o n 2 1 1 Ye s b . L i m i t a n d D e l i n e a t e C o n s t r u c t i o n F o o t p r i n t f o r M a x i m u m P r o t e c t i o n 1 1 2. D i v e r t / R e c y c l e J o b S i t e C o n s t r u c t i o n W a s t e ( I n c l u d i n g G r e e n W a s t e a n d E x i s t i n g S t r u c t u r e s ) Ye s a. Re q u i r e d : Di v e r t 5 0 % ( b y w e i g h t ) o f A l l C o n s t r u c t i o n a n d D e m o l i t i o n W a s t e ( R e c y c l i n g o r R e u s e ) Y R No b . D i v e r t 1 0 0 % o f A s p h a l t a n d C o n c r e t e a n d 6 5 % ( b y w e i g h t ) o f R e m a i n i n g M a t e r i a l s 0 2 No c . D i v e r t 1 0 0 % o f A s p h a l t a n d C o n c r e t e a n d 8 0 % ( b y w e i g h t ) o f R e m a i n i n g M a t e r i a l s 0 2 3. U s e R e c y c l e d C o n t e n t A g g r e g a t e ( M i n i m u m 2 5 % ) No a . W a l k w a y a n d D r i v e w a y B a s e 0 1 No b . R o a d w a y B a s e 0 1 No 4. C o o l S i t e : R e d u c e H e a t I s l a n d E f f e c t O n S i t e 0 1 No 5. C o n s t r u c t i o n En v i r o n m e n t a l Q u a l i t y M a n a g e m e n t P l a n , D u c t S e a l i n g , a n d P r e - O c c u p a n c y F l u s h - O u t [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 2 To t a l P o i n t s A v a i l a b l e i n S i t e = 1 2 3 B. F O U N D A T I O N No 1. R e p l a c e P o r t l a n d C e m e n t i n C o n c r e t e w i t h R e c y c l e d F l y A s h a n d / o r S l a g ( M i n i m u m 2 0 % ) 0 2 No 2. U s e F r o s t - P r o t e c t e d S h a l l o w F o u n d a t i o n i n C o l d A r e a s ( C E C C l i m a t e Z o n e 1 6 ) 0 2 No 3. U s e R a d o n R e s i s t a n t C o n s t r u c t i o n [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 2 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 Po s s i b l e P o i n t s Po s s i b l e P o i n t s Po s s i b l e P o i n t s Th e G r e e n P o i n t R a t e d c h e c k l i s t t r a c k s g r e e n f e a t u r e s i n c o r p o r a t e d i n t o t h e h o m e . A h o m e i s o n l y Gr e e n P o i n t R a t e d i f a l l f e a t u r e s a r e v e r i f i e d b y a C e r t i f i e d G r e e n P o i n t R a t e r t h r o u g h B u i l d I t G r e e n . Gr e e n P o i n t R a t e d i s p r o v i d e d a s a p u b l i c s e r v i c e b y B u i l d I t G r e e n , a p r o f e s s i o n a l n o n - p r o f i t w h o s e m i s s i o n i s to p r o m o t e h e a l t h y , e n e r g y a n d r e s o u r c e e f f i c i e n t b u i l d i n g s i n C a l i f o r n i a . Th e m i n i m u m r e q u i r e m e n t s o f G r e e n P o i n t R a t e d a r e : v e r i f i c a t i o n o f 5 0 o r m o r e p o i n t s ; E a r n t h e f o l l o w i n g mi n i m u m p o i n t s p e r c a t e g o r y : E n e r g y ( 3 0 ) , I n d o o r A i r Q u a l i t y / H e a l t h ( 5 ) , R e s o u r c e s ( 6 ) , a n d W a t e r ( 9 ) ; a n d me e t t h e p r e r e q u i s i t e s A . 2 . a , H 1 0 a . , J . 2 , K 7 . , a n d N . 1 . P r o j e c t s m e e t i n g m e a s u r e J 4 . O b t a i n E P A I n d o o r ai r P L U S C e r t i f i c a t i o n s h o u l d a u t o m a t i c a l l y m e e t t h e r e q u i r e m e n t s o f 2 9 o t h e r m e a s u r e s ; w h e n J 4 i s c h o s e n , th e s e 2 9 m e a s u r e s w i l l b e h i g h l i g h t e d i n b l u e f o r y o u r co n v e n i e n c e . Th e c r i t e r i a f o r t h e g r e e n b u i l d i n g p r a c t i c e s l i s t e d b e l o w a r e d e s c r i b e d i n t h e G r e e n P o i n t R a t e d S i n g l e Fa m i l y R a t i n g M a n u a l . F o r m o r e i n f o r m a t i o n p l e a s e v i s i t ww w . b u i l d i t g r e e n . o r g / g r e e n p o i n t r a t e d To t a l P o i n t s T a r g e t e d : 2 10 1 0 20 0 30 5 6 9 © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 1 of 11 32 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 No 4. I n s t a l l a F o u n d a t i o n D r a i n a g e S y s t e m [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 2 Ye s 5. M o i s t u r e C o n t r o l l e d C r a w l s p a c e [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 2 2 6. D e s i g n a n d B u i l d S t r u c t u r a l P e s t C o n t r o l s Ye s a . I n s t a l l T e r m i t e S h i e l d s & S e p a r a t e A l l E x t e r i o r W o o d - t o - C o n c r e t e C o n n e c t i o n s 1 1 Ye s b . A l l P l a n t s H a v e T r u n k , B a s e , o r S t e m L o c a t e d A t L e a s t 3 6 I n c h e s f r o m F o u n d a t i o n 1 1 To t a l P o i n t s A v a i l a b l e i n F o u n d a t i o n = 1 2 4 C. L A N D S C A P E 70 % En t e r i n t h e % o f l a n d s c a p e a r e a . ( P r o j e c t s w i t h l e s s t h a n 1 5 % o f t h e t o t a l s i t e a r e a ( i . e . t o t a l l o t si z e ) a s l a n d s c a p e a r e a a r e c a p p e d a t 6 p o i n t s f o r t h e f o l l o w i n g m e a s u r e s : C 1 t h r o u g h C 7 a n d C9 t h r o u g h C 1 1 . Ye s 1. G r o u p P l a n t s b y W a t e r N e e d s ( H y d r o z o n i n g ) 2 2 Ye s 2. M u l c h A l l P l a n t i n g B e d s t o t h e G r e a t e r o f 3 I n c h e s o r L o c a l W a t e r O r d i n a n c e R e q u i r e m e n t 2 2 3. C o n s t r u c t R e s o u r c e - E f f i c i e n t L a n d s c a p e s Ye s a . N o I n v a s i v e S p e c i e s L i s t e d b y C a l - I P C A r e P l a n t e d 1 1 TB D b . N o P l a n t S p e c i e s W i l l R e q u i r e S h e a r i n g 0 1 TB D c. 7 5 % o f P l a n t s A r e D r o u g h t T o l e r a n t , C a l i f o r n i a N a t i v e s o r M e d i t e r r a n e a n S p e c i e s o r O t h e r A p p r o p r i a t e S p e c i e s 0 3 4. M i n i m i z e T u r f i n L a n d s c a p e I n s t a l l e d b y B u i l d e r Ye s a. T u r f S h a l l N o t B e I n s t a l l e d o n S l o p e s E x c e e d i n g 1 0 % a n d N o O v e r h e a d S p r i n k l e r s I n s t a l l e d i n A r e a s L e s s t h a n 8 F e e t W i d e 2 2 10 % b . T u r f i s S m a l l P e r c e n t a g e o f L a n d s c a p e d A r e a ( 2 P o i n t s f o r 3 3 % , 4 P o i n t s f o r 1 0 % ) 4 4 Ye s 5. P l a n t S h a d e T r e e s 3 1 1 1 6. I n s t a l l H i g h - E f f i c i e n c y I r r i g a t i o n S y s t e m s Ye s a . S y s t e m U s e s O n l y L o w - F l o w D r i p , B u b b l e r s , o r S p r i n k l e r s 2 2 TB D b . S y s t e m H a s S m a r t ( W e a t h e r - B a s e d ) C o n t r o l l e r 0 3 Ye s 7. I n c o r p o r a t e T w o I n c h e s o f C o m p o s t i n t h e T o p 6 t o 1 2 I n c h e s o f S o i l 3 3 8. R a i n W a t e r H a r v e s t i n g S y s t e m TB D a . C i s t e r n ( s ) i s L e s s T h a n 7 5 0 G a l l o n s 0 1 TB D b . C i s t e r n ( s ) i s 7 5 0 t o 2 , 5 0 0 G a l l o n s 0 1 TB D c . C i s t e r n ( s ) i s G r e a t e r T h a n 2 , 5 0 0 G a l l o n s 0 1 TB D 9. I r r i g a t i o n S y s t e m U s e s R e c y c l e d W a s t e w a t e r 0 1 TB D 10 . S u b m e t e r i n g f o r L a n d s c a p e I r r i g a t i o n 0 1 11 . D e s i g n L a n d s c a p e t o M e e t W a t e r B u d g e t TB D a. I n s t a l l I r r i g a t i o n S y s t e m T h a t W i l l B e O p e r a t e d a t 7 0 % R e f e r e n c e E T ( P r e r e q u i s i t e s f o r C r e d i t a r e C 1 . a n d C 2 . ) 0 1 TB D b. I n s t a l l I r r i g a t i o n S y s t e m T h a t W i l l B e O p e r a t e d a t 5 0 % R e f e r e n c e E T ( P r e r e q u i s i t e s f o r C r e d i t a r e C 1 , C 2 , a n d C 6 a o r C 6 b . ) 0 1 Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 2 of 11 33 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 TB D 12 . U s e E n v i r o n m e n t a l l y P r e f e r a b l e M a t e r i a l s f o r 7 0 % o f N o n - P l a n t L a n d s c a p e E l e m e n t s a n d F e n c i n g A ) F S C - C e r t i f i e d W o o d , B ) R e c l a i m e d , C ) R a p i d l y R e n e w a b l e , D ) R e c y c l e d - C o n t e n t E ) F i n g e r - J o i n t e d o r F ) L o c a l 0 1 TB D 13 . R e d u c e L i g h t P o l l u t i o n b y S h i e l d i n g F i x t u r e s a n d D i r e c t i n g L i g h t D o w n w a r d 0 1 To t a l P o i n t s A v a i l a b l e i n L a n d s c a p e = 3 5 19 D. S T R U C T U R A L F R A M E & B U I L D I N G E N V E L O P E 1. A p p l y O p t i m a l V a l u e E n g i n e e r i n g TB D a . P l a c e J o i s t s , R a f t e r s a n d S t u d s a t 2 4 - I n c h O n C e n t e r 0 3 Ye s b . D o o r a n d W i n d o w H e a d e r s a r e S i z e d f o r L o a d 1 1 TB D c . U s e O n l y C r i p p l e S t u d s R e q u i r e d f o r L o a d 0 1 2. C o n s t r u c t i o n M a t e r i a l E f f i c i e n c i e s TB D a. W a l l a n d F l o o r A s s e m b l i e s ( E x c l u d i n g S o l i d W a l l A s s e m b l i e s ) a r e D e l i v e r e d P a n e l i z e d f r o m S u p p l i e r ( M i n i m u m o f 8 0 % S q u a r e F e e t ) 0 2 TB D b . M o d u l a r C o m p o n e n t s A r e D e l i v e r e d A s s e m b l e d t o t h e P r o j e c t ( M i n i m u m 2 5 % ) 0 6 3. U s e E n g i n e e r e d L u m b e r Ye s a . E n g i n e e r e d B e a m s a n d H e a d e r s 1 1 Ye s b . W o o d I - J o i s t s o r W e b T r u s s e s f o r F l o o r s 1 1 TB D c . E n g i n e e r e d L u m b e r f o r R o o f R a f t e r s 0 1 TB D d . E n g i n e e r e d o r F i n g e r - J o i n t e d S t u d s f o r V e r t i c a l A p p l i c a t i o n s 0 1 TB D e . O r i e n t e d S t r a n d B o a r d f o r S u b f l o o r 0 1 Ye s f . O r i e n t e d S t r a n d B o a r d f o r W a l l a n d R o o f S h e a t h i n g 1 1 TB D 4. I n s u l a t e d H e a d e r s 0 1 5. U s e F S C - C e r t i f i e d W o o d TB D a . D i m e n s i o n a l L u m b e r , S t u d s a n d T i m b e r ( M i n i m u m 4 0 % ) 0 6 TB D b . P a n e l P r o d u c t s ( M i n i m u m 4 0 % ) 0 3 6. U s e S o l i d W a l l S y s t e m s ( I n c l u d e s S I P S , I C F s , & A n y N o n - S t i c k F r a m e A s s e m b l y ) TB D a . F l o o r s 0 2 TB D b . W a l l s 0 2 TB D c . R o o f s 0 1 TB D 7. E n e r g y H e e l s o n R o o f T r u s s e s (7 5 % o f A t t i c I n s u l a t i o n H e i g h t a t O u t s i d e E d g e o f E x t e r i o r W a l l ) 0 1 8. I n s t a l l O v e r h a n g s a n d G u t t e r s TB D a . M i n i m u m 1 6 - I n c h O v e r h a n g s a n d G u t t e r s 1 1 Ye s b . M i n i m u m 2 4 - I n c h O v e r h a n g s a n d G u t t e r s 1 1 9. R e d u c e P o l l u t i o n E n t e r i n g t h e H o m e f r o m t h e G a r a g e [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] TB D a . I n s t a l l G a r a g e E x h a u s t F a n O R B u i l d a D e t a c h e d G a r a g e 0 1 TB D b. T i g h t l y S e a l t h e A i r B a r r i e r b e t w e e n G a r a g e a n d L i v i n g A r e a ( P e r f o r m a n c e T e s t R e q u i r e d ) 0 1 To t a l P o i n t s A v a i l a b l e i n S t r u c t u r a l F r a m e a n d B u i l d i n g E n v e l o p e = 3 9 6 Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 3 of 11 34 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 E. E X T E R I O R TB D 1. U s e E n v i r o n m e n t a l l y P r e f e r a b l e D e c k i n g 0 2 TB D 2. F l a s h i n g I n s t a l l a t i o n T e c h n i q u e s S p e c i f i e d a n d T h i r d - P a r t y V e r i f i e d [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D 3. I n s t a l l a R a i n S c r e e n W a l l S y s t e m 0 2 Ye s 4. U s e D u r a b l e a n d N o n - C o m b u s t i b l e S i d i n g M a t e r i a l s 1 1 Ye s 5. U s e D u r a b l e a n d F i r e R e s i s t a n t Ro o f i n g M a t e r i a l s o r A s s e m b l y 2 2 To t a l P o i n t s A v a i l a b l e i n E x t e r i o r = 8 3 F. I N S U L A T I O N 1. I n s t a l l I n s u l a t i o n w i t h 7 5 % R e c y c l e d C o n t e n t TB D a . W a l l s 0 1 TB D b . C e i l i n g s 0 1 TB D c . F l o o r s 0 1 To t a l P o i n t s A v a i l a b l e i n I n s u l a t i o n = 3 0 G. P L U M B I N G 1. D i s t r i b u t e D o m e s t i c H o t W a t e r E f f i c i e n t l y ( M a x . 5 p o i n t s , G 1 a . i s a P r e r e q u i s i t e f o r G 1 b - e ) Ye s a. I n s u l a t e A l l H o t W a t e r P i p e s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 2 1 1 TB D b . U s e E n g i n e e r e d P a r a l l e l P l u m b i n g 0 1 TB D c . U s e E n g i n e e r e d P a r a l l e l P l u m b i n g w i t h D e m a n d C o n t r o l l e d C i r c u l a t i o n L o o p ( s ) 0 1 TB D d. U s e T r a d i t i o n a l T r u n k , B r a n c h a n d T w i g P l u m b i n g w i t h D e m a n d C o n t r o l l e d C i r c u l a t i o n L o o p ( s ) 0 1 2 TB D e . U s e C e n t r a l C o r e P l u m b i n g 0 1 1 1 2. W a t e r E f f i c i e n t F i x t u r e s TB D a . H i g h E f f i c i e n c y S h o w e r h e a d s 2 . 0 G a l l o n s P e r M i n u t e ( g p m ) a t 8 0 p s i 0 3 TB D b . H i g h E f f i c i e n c y B a t h r o o m F a u c e t s 1 . 5 g p m a t 6 0 p s i 0 1 TB D c . H i g h E f f i c i e n c y K i t c h e n a n d U t i l i t y F a u c e t s 2 . 0 g p m 0 1 TB D 3. I n s t a l l O n l y H i g h E f f i c i e n c y T o i l e t s ( D u a l - F l u s h o r 1 . 2 8 G a l l o n s P e r F l u s h ( g p f ) ) 0 2 To t a l P o i n t s A v a i l a b l e i n P l u m b i n g = 1 2 2 H. H E A T I N G , V E N T I L A T I O N & A I R C O N D I T I O N I N G 1. P r o p e r l y D e s i g n H V A C S y s t e m a n d P e r f o r m D i a g n o s t i c T e s t i n g TB D a. D e s i g n a n d I n s t a l l H V A C S y s t e m t o A C C A M a n u a l J , D , a n d S R e c o m m e n d a t i o n s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 4 TB D b. T e s t T o t a l S u p p l y A i r F l o w R a t e s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D c . T h i r d P a r t y T e s t i n g o f M e c h a n i c a l V e n t i l a t i o n R a t e s f o r I A Q ( m e e t A S H R A E 6 2 . 2 ) 0 1 2. I n s t a l l S e a l e d C o m b u s t i o n U n i t s [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] Ye s a . F u r n a c e s 2 2 Ye s b . W a t e r H e a t e r s 2 2 TB D 3. I n s t a l l H i g h P e r f o r m i n g Z o n e d H y d r o n i c R a d i a n t H e a t i n g 0 1 1 Po s s i b l e P o i n t s Po s s i b l e P o i n t s Po s s i b l e P o i n t s Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 4 of 11 35 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 TB D 4. I n s t a l l H i g h E f f i c i e n c y A i r C o n d i t i o n i n g w i t h E n v i r o n m e n t a l l y P r e f e r a b l e R e f r i g e r a n t s 0 1 5. D e s i g n a n d I n s t a l l E f f e c t i v e D u c t w o r k TB D a . I n s t a l l H V A C U n i t a n d D u c t w o r k w i t h i n C o n d i t i o n e d S p a c e 0 1 TB D b. U s e D u c t M a s t i c o n A l l D u c t J o i n t s a n d S e a m s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D c. P r e s s u r e R e l i e v e t h e D u c t w o r k S y s t e m [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 Ye s 6. I n s t a l l H i g h E f f i c i e n c y H V A C F i l t e r ( M E R V 6 + ) [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 1 1 Ye s 7. N o F i r e p l a c e O R I n s t a l l S e a l e d G a s F i r e p l a c e ( s ) w i t h E f f i c i e n c y R a t i n g > 6 0 % u s i n g C S A S t a n d a r d s [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 1 1 TB D 8. I n s t a l l E N E R G Y S T A R B a t h r o o m F a n s o n T i m e r o r H u m i d i s t a t 0 1 9. I n s t a l l M e c h a n i c a l V e n t i l a t i o n S y s t e m f o r C o o l i n g ( M a x . 4 P o i n t s ) TB D a . I n s t a l l E N E R G Y S T A R C e i l i n g F a n s & L i g h t K i t s i n L i v i n g A r e a s & A l l B e d r o o m s 0 1 TB D b . I n s t a l l W h o l e H o u s e F a n w i t h V a r i a b l e S p e e d s ( C r e d i t N o t A v a i l a b l e i f H 9 c C h o s e n ) 0 1 TB D c . A u t o m a t i c a l l y C o n t r o l l e d I n t e g r a t e d S y s t e m w i t h V a r i a b l e S p e e d C o n t r o l 0 3 10 . A d v a n c e d M e c h a n i c a l V e n t i l a t i o n f o r I A Q Ye s a. Re q u i r e d : Co m p l i a n c e w i t h A S H R A E 6 2 . 2 M e c h a n i c a l V e n t i l a t i o n S t a n d a r d s ( a s a d o p t e d i n T i t l e 2 4 P a r t 6 ) [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] Y R TB D b. A d v a n c e d V e n t i l a t i o n P r a c t i c e s ( C o n t i n u o u s O p e r a t i o n , S o n e L i m i t , M i n i m u m E f f i c i e n c y , M i n i m u m V e n t i l a t i o n R a t e , H o m e o w n e r I n s t r u c t i o n s ) 0 1 TB D c . O u t d o o r A i r D u c t e d t o B e d r o o m a n d L i v i n g A r e a s o f H o m e 0 2 TB D 11 . I n s t a l l C a r b o n M o n o x i d e A l a r m ( s ) (o r N o C o m b u s t i o n A p p l i a n c e s i n L i v i n g S p a c e a n d N o A t t a c h e d G a r a g e ) [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 To t a l P o i n t s A v a i l a b l e i n H e a t i n g , V e n t i l a t i o n a n d A i r C o n d i t i o n i n g = 2 7 6 I. R E N E W A B L E E N E R G Y TB D 1. P r e - P l u m b f o r S o l a r W a t e r H e a t i n g 0 1 TB D 2. I n s t a l l W i r i n g C o n d u i t f o r F u t u r e P h o t o v o l t a i c I n s t a l l a t i o n & P r o v i d e 2 0 0 f t 2 o f S o u t h - F a c i n g R o o f 0 1 0. 0 % 3. O f f s e t E n e r g y C o n s u m p t i o n w i t h O n s i t e R e n e w a b l e G e n e r a t i o n ( S o l a r P V , S o l a r T h e r m a l , W i n d ) En t e r % t o t a l e n e r g y c o n s u m p t i o n o f f s e t , 1 p o i n t p e r 4 % o f f s e t 0 25 To t a l A v a i l a b l e P o i n t s i n R e n e w a b l e E n e r g y = 2 7 0 Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 5 of 11 36 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 J. B U I L D I N G P E R F O R M A N C E 1 . B u i l d i n g E n v e l o p e D i a g n o s t i c E v a l u a t i o n s TB D a. V e r i f y Q u a l i t y o f I n s u l a t i o n I n s t a l l a t i o n & T h e r m a l B y p a s s C h e c k l i s t b e f o r e D r y w a l l [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D b. H o u s e P a s s e s B l o w e r D o o r T e s t [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D c. B l o w e r D o o r R e s u l t s a r e M a x 2 . 5 A C H 50 f o r U n b a l a n c e d S y s t e m s ( S u p p l y o r E x h a u s t ) o r M a x 1 . 0 A C H 50 f o r B a l a n c e d S y s t e m s ( 2 T o t a l P o i n t s f o r J 1 b . a n d J 1 c . ) 0 1 TB D d . H o u s e P a s s e s C o m b u s t i o n S a f e t y B a c k d r a f t T e s t 0 1 72 % 2. Re q u i r e d : Bu i l d i n g P e r f o r m a n c e E x c e e d s T i t l e 2 4 ( M i n i m u m 1 5 % ) ( E n t e r t h e P e r c e n t B e t t e r T h a n T i t l e 2 4 , P o i n t s f o r E v e r y 1 % B e t t e r T h a n T i t l e 2 4 ) 14 4 30 Ex c e e d s b y 7 2 . 8 % p e r P e r f . C e r t . p r e p a r e d b y Sa c r a m e n t o D e s i g n G r o u p TB D 3. D e s i g n a n d B u i l d N e a r Z e r o E n e r g y H o m e s ( E n t e r n u m b e r o f p o i n t s , m i n i m u m o f 2 a n d m a x i m u m o f 6 p o i n t s ) 0 6 TB D 4. O b t a i n E P A I n d o o r a i r P l u s C e r t i f i c a t i o n ( T o t a l 4 2 p o i n t s , n o t i n c l u d i n g T i t l e 2 4 p e r f o r m a n c e ; r e a d c o m m e n t ) 0 2 Ye s 5. T i t l e 2 4 P r e p a r e d a n d S i g n e d b y a C A B E C C e r t i f i e d E n e r g y P l a n s E x a m i n e r ( C E P E ) 1 1 6. P a r t i c i p a t i o n i n U t i l i t y P r o g r a m w i t h T h i r d P a r t y P l a n R e v i e w TB D a. E n e r g y E f f i c i e n c y P r o g r a m [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D b. R e n e w a b l e E n e r g y P r o g r a m w i t h M i n . 3 0 % B e t t e r T h a n T i t l e 2 4 ( H i g h P e r f o r m i n g H o m e ) 0 1 To t a l A v a i l a b l e P o i n t s i n B u i l d i n g P e r f o r m a n c e = 4 5 + 14 5 K. F I N I S H E S Ye s 1. D e s i g n E n t r y w a y s t o R e d u c e T r a c k e d - I n C o n t a m i n a n t s 1 1 2. U s e L o w - V O C o r Z e r o - V O C P a i n t ( M a x i m u m 3 P o i n t s ) Ye s a. L o w - V O C I n t e r i o r W a l l / C e i l i n g P a i n t s ( < 5 0 G r a m s P e r L i t e r ( g p l ) V O C s R e g a r d l e s s o f S h e e n ) [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 1 1 TB D b . Z e r o - V O C : I n t e r i o r W a l l / C e i l i n g P a i n t s ( < 5 g p l V O C s R e g a r d l e s s o f S h e e n ) 0 2 TB D 3. U s e L o w - V O C C o a t i n g s t h a t M e e t S C A Q M D R u l e 1 1 1 3 [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 2 TB D 4. U s e L o w - V O C C a u l k s , C o n s t r u c t i o n A d h e s i v e s a n d S e a l a n t s t h a t M e e t S C A Q M D R u l e 1 1 6 8 0 2 TB D 5. U s e R e c y c l e d - C o n t e n t P a i n t 0 1 Po s s i b l e P o i n t s Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 6 of 11 37 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 6. U s e E n v i r o n m e n t a l l y P r e f e r a b l e M a t e r i a l s f o r I n t e r i o r F i n i s h A) F S C - C e r t i f i e d W o o d , B ) R e c l a i m e d , C ) R a p i d l y R e n e w a b l e , D ) R e c y c l e d - C o n t e n t o r E ) F i n g e r - J o i n t e d F ) L o c a l TB D a . C a b i n e t s ( 5 0 % M i n i m u m ) 0 3 TB D b . I n t e r i o r T r i m ( 5 0 % M i n i m u m ) 0 2 TB D c . S h e l v i n g ( 5 0 % M i n i m u m ) 0 2 TB D d . D o o r s ( 5 0 % M i n i m u m ) 0 2 TB D e . C o u n t e r t o p s ( 5 0 % M i n i m u m ) 0 2 Ye s 7. Re q u i r e d : Re d u c e F o r m a l d e h y d e i n I n t e r i o r F i n i s h – M e e t C u r r e n t C A R B A i r b o r n e T o x i c C o n t r o l M e a s u r e ( A T C M ) f o r C o m p o s i t e W o o d F o r m a l d e h y d e L i m i t s b y M a n d a t o r y C o m p l i a n c e D a t e s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] Y R 8. R e d u c e F o r m a l d e h y d e i n I n t e r i o r F i n i s h - E x c e e d C u r r e n t C A R B A T C M f o r C o m p o s i t e W o o d F o r m a l d e h y d e L i m i t s P r i o r t o M a n d a t o r y C o m p l i a n c e D a t e s TB D a . D o o r s ( 9 0 % M i n i m u m ) 0 1 TB D b . C a b i n e t s & C o u n t e r t o p s ( 9 0 % M i n i m u m ) 0 2 TB D c . I n t e r i o r T r i m a n d S h e l v i n g ( 9 0 % M i n i m u m ) 0 1 TB D 9. A f t e r I n s t a l l a t i o n o f F i n i s h e s , T e s t o f I n d o o r A i r S h o w s F o r m a l d e h y d e L e v e l < 2 7 p p b 0 3 To t a l A v a i l a b l e P o i n t s i n F i n i s h e s = 2 7 2 L. F L O O R I N G TB D 1. U s e E n v i r o n m e n t a l l y P r e f e r a b l e F l o o r i n g ( M i n i m u m 1 5 % F l o o r A r e a ) A) F S C - C e r t i f i e d W o o d , B ) R e c l a i m e d o r R e f i n i s h e d , C ) R a p i d l y R e n e w a b l e , D ) R e c y c l e d - C o n t e n t , E ) E x p o s e d C o n c r e t e , F ) L o c a l . Fl o o r i n g A d h e s i v e s M u s t M e e t S C A Q M D R u l e 1 1 6 8 f o r V O C s . 0 4 TB D 2. T h e r m a l M a s s F l o o r s ( M i n i m u m 5 0 % ) 0 1 TB D 3. L o w E m i t t i n g F l o o r i n g ( S e c t i o n 0 1 3 5 0 , C R I G r e e n L a b e l P l u s , F l o o r s c o r e [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 3 To t a l A v a i l a b l e P o i n t s i n F l o o r i n g = 8 0 M. A P P L I A N C E S A N D L I G H T I N G TB D 1. I n s t a l l E N E R G Y S T A R D i s h w a s h e r ( M u s t M e e t C u r r e n t S p e c i f i c a t i o n s ) 0 1 1 2. I n s t a l l E N E R G Y S T A R C l o t h e s W a s h e r TB D a. M e e t s E N E R G Y S T A R a n d C E E T i e r 2 R e q u i r e m e n t s ( M o d i f i e d E n e r g y F a c t o r 2 . 0 , W a t e r F a c t o r 6 . 0 o r l e s s ) 0 1 2 TB D b. M e e t s E N E R G Y S T A R a n d C E E T i e r 3 R e q u i r e m e n t s ( M o d i f i e d E n e r g y F a c t o r 2 . 2 , W a t e r F a c t o r 4 . 5 o r l e s s ) 0 2 3. I n s t a l l E N E R G Y S T A R R e f r i g e r a t o r TB D a . E N E R G Y S T A R Q u a l i f i e d & < 2 5 C u b i c F e e t C a p a c i t y 0 1 TB D b . E N E R G Y S T A R Q u a l i f i e d & < 2 0 C u b i c F e e t C a p a c i t y 0 1Po s s i b l e P o i n t s Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 7 of 11 38 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 4. I n s t a l l B u i l t - I n R e c y c l i n g C e n t e r o r C o m p o s t i n g C e n t e r TB D a . B u i l t - I n R e c y c l i n g C e n t e r 0 1 TB D b . B u i l t - I n C o m p o s t i n g C e n t e r 0 1 5. I n s t a l l H i g h - E f f i c a c y L i g h t i n g a n d D e s i g n L i g h t i n g S y s t e m TB D a . I n s t a l l H i g h - E f f i c a c y L i g h t i n g 0 1 TB D b . I n s t a l l a L i g h t i n g S y s t e m t o I E S N A F o o t c a n d l e S t a n d a r d s o r H i r e L i g h t i n g C o n s u l t a n t 0 1 To t a l A v a i l a b l e P o i n t s i n A p p l i a n c e s a n d L i g h t i n g = 1 3 0 N. O T H E R Ye s 1. Re q u i r e d : In c o r p o r a t e G r e e n P o i n t R a t e d C h e c k l i s t i n B l u e p r i n t s [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] Y R TB D 2. P r e - C o n s t r u c t i o n K i c k - O f f M e e t i n g w i t h R a t e r a n d S u b s 0 1 TB D 3. H o m e b u i l d e r ' s M a n a g e m e n t S t a f f a r e C e r t i f i e d G r e e n B u i l d i n g P r o f e s s i o n a l s 0 1 TB D 4. D e v e l o p H o m e o w n e r M a n u a l o f G r e e n F e a t u r e s / B e n e f i t s a n d C o n d u c t W a l k t h r o u g h s [* T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 1 1 TB D 5. I n s t a l l a H o m e S y s t e m M o n i t o r O R P a r t i c i p a t e i n a T i m e - o f - U s e P r i c i n g P r o g r a m 0 1 To t a l A v a i l a b l e P o i n t s i n O t h e r = 6 0 O. C O M M U N I T Y D E S I G N & P L A N N I N G 1. D e v e l o p I n f i l l S i t e s TB D a . P r o j e c t i s a n U r b a n I n f i l l D e v e l o p m e n t 0 1 1 TB D b . H o m e ( s ) / D e v e l o p m e n t i s L o c a t e d w i t h i n 1 / 2 M i l e o f a M a j o r T r a n s i t S t o p 0 2 TB D 2. B u i l d o n D e s i g n a t e d B r o w n f i e l d S i t e 0 3 3. C l u s t e r H o m e s & K e e p S i z e i n C h e c k TB D a . C l u s t e r H o m e s f o r L a n d P r e s e r v a t i o n 0 1 1 TB D b . C o n s e r v e R e s o u r c e s b y I n c r e a s i n g D e n s i t y ( 1 0 U n i t s p e r A c r e o r G r e a t e r ) 0 2 2 c. H o m e S i z e E f f i c i e n c y 0 9 0 i. E n t e r A v e r a g e U n i t S q u a r e F o o t a g e 0 ii . E n t e r A v e r a g e N u m b e r o f B e d r o o m s / U n i t 4. D e s i g n f o r W a l k i n g & B i c y c l i n g 0 a. S i t e H a s P e d e s t r i a n A c c e s s W i t h i n 1 / 2 M i l e o f C o m m u n i t y S e r v i c e s : T I E R 1 : E n t e r N u m b e r o f S e r v i c e s W i t h i n 1 / 2 M i l e 1 ) D a y C a r e 2 ) C o m m u n i t y C e n t e r 3 ) P u b l i c P a r k 4 ) D r u g S t o r e 5 ) R e s t a u r a n t 6 ) S c h o o l 7 ) L i b r a r y 8 ) F a r m e r ' s M a r k e t 9 ) A f t e r S c h o o l P r o g r a m s 1 0 ) C o n v e n i e n c e S t o r e W h e r e M e a t & P r o d u c e a r e S o l d 0 T I E R 2 : E n t e r N u m b e r o f S e r v i c e s W i t h i n 1 / 2 M i l e 1 ) B a n k 2 ) P l a c e o f W o r s h i p 3 ) L a u n d r y / C l e a n e r s 4 ) H a r d w a r e 5 ) T h e a t e r / E n t e r t a i n m e n t 6 ) F i t n e s s / G y m 7 ) P o s t O f f i c e 8 ) S e n i o r C a r e F a c i l i t y 9 ) M e d i c a l / D e n t a l 1 0 ) H a i r C a r e 1 1 ) C o m m e r c i a l O f f i c e o r M a j o r E m p l o y e r 1 2 ) F u l l S c a l e S u p e r m a r k e t i. 5 S e r v i c e s L i s t e d A b o v e ( T i e r 2 S e r v i c e s C o u n t a s 1 / 2 S e r v i c e V a l u e ) 0 1 ii . 1 0 S e r v i c e s L i s t e d A b o v e ( T i e r 2 S e r v i c e s C o u n t a s 1 / 2 S e r v i c e V a l u e ) 0 1 Po s s i b l e P o i n t s Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 8 of 11 39 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 TB D b. D e v e l o p m e n t i s C o n n e c t e d w i t h A D e d i c a t e d P e d e s t r i a n P a t h w a y t o P l a c e s o f R e c r e a t i o n a l I n t e r e s t W i t h i n 1 / 4 m i l e 0 1 TB D c. I n s t a l l T r a f f i c C a l m i n g S t r a t e g i e s ( M i n i m u m o f T w o ) : - D e s i g n a t e d B i c y c l e L a n e s a r e P r e s e n t o n R o a d w a y s ; - T e n - F o o t V e h i c l e T r a v e l L a n e s ; - S t r e e t C r o s s i n g s C l o s e s t t o S i t e a r e L o c a t e d L e s s T h a n 3 0 0 F e e t A p a r t ; - S t r e e t s H a v e R u m b l e S t r i p s , B u l b o u t s , R a i s e d C r o s s w a l k s o r R e f u g e I s l a n d s 0 2 5. D e s i g n f o r S a f e t y & S o c i a l G a t h e r i n g TB D a . A l l H o m e F r o n t E n t r a n c e s H a v e V i e w s f r o m t h e I n s i d e t o O u t s i d e C a l l e r s 0 1 TB D b. A l l H o m e F r o n t E n t r a n c e s C a n b e S e e n f r o m t h e S t r e e t a n d / o r f r o m O t h e r F r o n t D o o r s 0 1 TB D c . O r i e n t P o r c h e s ( m i n . 1 0 0 s f ) t o S t r e e t s a n d P u b l i c S p a c e s 0 1 TB D d . D e v e l o p m e n t I n c l u d e s a S o c i a l G a t h e r i n g S p a c e 0 1 6. D e s i g n f o r D i v e r s e H o u s e h o l d s ( 6 a . i s a P r e r e q u i s i t e f o r 6 b . a n d 6 c . ) TB D a . A l l H o m e s H a v e A t L e a s t O n e Z e r o - S t e p E n t r a n c e 0 1 TB D b. A l l M a i n F l o o r I n t e r i o r D o o r s & P a s s a g e w a y s H a v e a M i n i m u m 3 2 - I n c h C l e a r P a s s a g e S p a c e 0 1 TB D c . L o c a t e H a l f - B a t h o n t h e G r o u n d F l o o r 0 1 TB D d . P r o v i d e F u l l - F u n c t i o n I n d e p e n d e n t R e n t a l U n i t 0 1 To t a l A c h i e v a b l e P o i n t s i n C o m m u n i t y D e s i g n & P l a n n i n g = 3 5 0 P. I N N O V A T I O N A. S i t e 1. S t o r m w a t e r C o n t r o l : P r e s c r i p t i v e P a t h ( M a x i m u m o f 3 P o i n t s , M u t u a l l y E x c l u s i v e w i t h P A 2 . ) TB D a . U s e P e r m e a b l e P a v i n g f o r 2 5 % o f D r i v e w a y s , P a t i o s a n d W a l k w a y s 0 1 TB D b . I n s t a l l B i o - R e t e n t i o n a n d F i l t r a t i o n F e a t u r e s 0 2 TB D c . R o u t e D o w n s p o u t T h r o u g h P e r m e a b l e L a n d s c a p e 0 1 TB D d . U s e N o n - L e a c h i n g R o o f i n g M a t e r i a l s 0 1 TB D e . I n c l u d e S m a r t S t r e e t / D r i v e w a y D e s i g n 0 1 TB D 2. S t o r m w a t e r C o n t r o l : P e r f o r m a n c e P a t h ( M u t u a l l y E x c l u s i v e w i t h P A 1 ) : P e r f o r m S o i l P e r c o l a t i o n T e s t a n d C a p t u r e a n d T r e a t 8 5 % o f T o t a l A n n u a l R u n o f f 0 3 C. L a n d s c a p e TB D 1 . M e e t L o c a l L a n d s c a p e P r o g r a m R e q u i r e m e n t 0 2 D. S t r u c t u r a l F r a m e & B u i l d i n g E n v e l o p e 1. D e s i g n , B u i l d a n d M a i n t a i n S t r u c t u r a l P e s t a n d R o t C o n t r o l s TB D a . L o c a t e A l l W o o d ( S i d i n g , T r i m , S t r u c t u r e ) A t L e a s t 1 2 " A b o v e S o i l 0 1 TB D b. A l l W o o d F r a m i n g 3 F e e t f r o m t h e F o u n d a t i o n i s T r e a t e d w i t h B o r a t e s ( o r U s e F a c t o r y - I m p r e g n a t e d M a t e r i a l s ) O R W a l l s a r e N o t M a d e o f W o o d 0 1 TB D 2. U s e M o i s t u r e R e s i s t a n t M a t e r i a l s i n W e t A r e a s : K i t c h e n , B a t h r o o m s , U t i l i t y R o o m s , a n d B a s e m e n t s [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 1 E. E x t e r i o r TB D 1. V e g e t a t e d R o o f ( M i n i m u m 2 5 % ) 0 2 2 Po s s i b l e P o i n t s © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 9 of 11 40 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 G. P l u m b i n g TB D 1 . G r e y w a t e r P r e - P l u m b i n g ( I n c l u d e s C l o t h e s W a s h e r a t M i n i m u m ) 0 1 TB D 2 . G r e y w a t e r S y s t e m O p e r a t i o n a l ( I n c l u d e s C l o t h e s W a s h e r a t M i n i m u m ) 0 2 TB D 3 . I n n o v a t i v e W a s t e w a t e r T e c h n o l o g y ( C o n s t r u c t e d W e t l a n d , S a n d F i l t e r , A e r o b i c S y s t e m ) 0 1 TB D 4 . C o m p o s t i n g o r W a t e r l e s s T o i l e t 0 2 TB D 5 . I n s t a l l D r a i n W a t e r H e a t - R e c o v e r y S y s t e m 0 1 TB D 6 . I n s t a l l a H o t W a t e r D e s u p e r h e a t e r 0 2 H. H e a t i n g , V e n t i l a t i o n , a n d A i r C o n d i t i o n i n g TB D 1. H u m i d i t y C o n t r o l S y s t e m s ( O n l y i n C a l i f o r n i a H u m i d / M a r i n e C l i m a t e Z o n e s 1 , 3 , 5 , 6 , 7 ) [ * T h i s c r e d i t i s a r e q u i r e m e n t a s s o c i a t e d w i t h J 4 : E P A I A P ] 0 1 TB D 2 . D e s i g n H V A C S y s t e m t o M a n u a l T f o r R e g i s t e r D e s i g n 0 1 K. F i n i s h e s TB D 1. M a t e r i a l s M e e t S M a R T C r i t e r i a ( S e l e c t t h e n u m b e r o f p o i n t s , u p t o 5 p o i n t s ) 0 5 N. O t h e r TB D 1 . D e t a i l e d D u r a b i l i t y P l a n a n d T h i r d - P a r t y V e r i f i c a t i o n o f P l a n I m p l e m e n t a t i o n 0 2 2. E d u c a t i o n a l S i g n a g e o f P r o j e c t ' s G r e e n F e a t u r e s TB D a . P r o m o t i o n o f G r e e n B u i l d i n g P r a c t i c e s 0 1 TB D b . I n s t a l l e d G r e e n B u i l d i n g E d u c a t i o n a l S i g n a g e 0 1 3. I n n o v a t i o n : L i s t i n n o v a t i v e m e a s u r e s t h a t m e e t g r e e n b u i l d i n g o b j e c t i v e s . E n t e r i n t h e n u m b e r o f p o i n t s i n e a c h c a t e g o r y f o r a m a x i m u m o f 4 p o i n t s f o r t h e m e a s u r e i n t h e b l u e c e l l s . P o i n t s a c h i e v e d c o l u m n w i l l b e a u t o m a t i c a l l y f i l l i n b a s e d o n t h e s u m o f t h e p o i n t s i n e a c h c a t e g o r y . P o i n t s a n d m e a s u r e s w i l l b e e v a l u a t e d b y B u i l d I t G r e e n . TB D I n n o v a t i o n : E n t e r u p t o 4 P o i n t s a t r i g h t . E n t e r d e s c r i p t i o n h e r e 0 TB D I n n o v a t i o n : E n t e r u p t o 4 P o i n t s a t r i g h t . E n t e r d e s c r i p t i o n h e r e 0 TB D I n n o v a t i o n : E n t e r u p t o 4 P o i n t s a t r i g h t . E n t e r d e s c r i p t i o n h e r e 0 TB D I n n o v a t i o n : E n t e r u p t o 4 P o i n t s a t r i g h t . E n t e r d e s c r i p t i o n h e r e 0 TB D I n n o v a t i o n : E n t e r u p t o 4 P o i n t s a t r i g h t . E n t e r d e s c r i p t i o n h e r e 0 To t a l A c h i e v a b l e P o i n t s i n I n n o v a t i o n = 3 3 + 0 Su m m a r y To t a l A v a i l a b l e P o i n t s i n S p e c i f i c C a t e g o r i e s 3 5 9 6 + 4 4 1 1 0 5 6 Mi n i m u m P o i n t s R e q u i r e d i n S p e c i f i c C a t e g o r i e s 50 0 3 0 5 6 9 To t a l P o i n t s A c h i e v e d 1 9 0 2 1 4 8 1 0 1 0 2 0 © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 10 of 11 41 P o i n t s A c h i e v e d C o m m u n i t y E n e r g y I A Q / H e a l t h R e s o u r c e s W a t e r Notes 2n d D . U . C o n v e r s i o n / A d d i t i o n t o S o b e y I 14 8 1 0 S o b e y R d . , S a r a t o g a , C A 9 5 0 7 0 Pr o j e c t h a s m e t a l l r e c o m m e n d e d m i n i m u m r e q u i r e m e n t s - T o t a l P r o j e c t S c o r e o f A t L e a s t 5 0 P o i n t s - R e q u i r e d m e a s u r e s : - A 3 a : 5 0 % w a s t e d i v e r s i o n b y w e i g h t - H 1 0 a : C o m p l i a n c e w i t h A S H R A E 6 2 . 2 M e c h a n i c a l V e n t i l a t i o n S t a n d a r d s - J 2 : 1 5 % a b o v e T i t l e 2 4 - K 7 : R e d u c e F o r m a l d e h y d e i n I n t e r i o r F i n i s h – M e e t C u r r e n t C A R B A T C M f o r C o m p o s i t e W o o d F o r m a l d e h y d e L i m i t s b y M a n d a t o r y C o m p l i a n c e D a t e s - N 1 : I n c o r p o r a t e G r e e n P o i n t R a t e d C h e c k l i s t i n t o b l u e p r i n t s - M i n i m u m p o i n t s i n s p e c i f i c c a t e g o r i e s : - E n e r g y ( 3 0 p o i n t s ) - I A Q / H e a l t h ( 5 p o i n t s ) - R e s o u r c e s ( 6 p o i n t s ) - W a t e r ( 9 p o i n t s ) © B u i l d I t G r e e n Si n g l e F a m i l y C h e c k l i s t Ne w H o m e V e r s i o n 4 . 0 Page 11 of 11 42 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 23rd day of June, 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: PDR10-0006 / 14810 Sobey Road APPLICANT/OWNER: May / Luczo APN: 397-04-121 DESCRIPTION: The applicant requests Design Review approval to add 393 square feet to an existing 5,765 square foot residence. The addition will be on the 1st floor in the front portion of the home. The residence will remain two story and will not exceed 23-feet in height. The maximum impervious coverage will not exceed the allowable 35% of the net site area. The lot size is approximately 48,500 square feet, located in the R-1-40,000 zoning district. Design Review approval is required pursuant to Saratoga Municipal Code Section 15-45.060(a)(6). 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, June 15, 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 43 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 8th day of June , 2010, that I deposited 32 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 15-45.060(b) 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: 397-04-121 Address: 14810 Sobey Road that on said day there was regular communication by United States Mail to the addresses shown above. ________________________ Michael Fossati City of Saratoga 44 Parcel Number Owner Name Owner Address Owner City, State Zip 39704003 CAMPBELL COLM AND GERALDINE 14725 SOBEY RD SARATOGA, CA 95070 39704013 FELIX BERNARD R TRUSTEE 14908 SOBEY RD SARATOGA, CA 95070 39704014 CUTINI JERAULD J AND ELISE J T 14904 SOBEY RD SARATOGA, CA 95070 39704015 CHADHA HARPREET AND PAYAL 14900 SOBEY RD SARATOGA, CA 95070 39704028 APPLEBY BERND AND CHRISTINE F 14720 SOBEY RD SARATOGA, CA 95070 39704029 MARRIOCK MICHAEL ET AL 14710 SOBEY RD SARATOGA, CA 95070 39704030 BRADEN CHARLOTTE TRUSTEE 14700 SOBEY RD SARATOGA, CA 95070 39704042 LUNDIE MARTIN J AND AMANDA J T 14750 SOBEY RD SARATOGA, CA 95070 39704067 TOMPKINS W W AND DABNEY M 14740 SOBEY RD SARATOGA, CA 95070 39704070 OKIN KENNETH A AND LAURA W TRU 14880 SOBEY RD SARATOGA, CA 95070 39704080 HAYASHIDA GEORGE M AND JOY A T 4808 OLD STUMP DR NW GIG HARBOR, WA 98332 39704084 CARINE THOMAS A AND NINA A TRU 19001 SPRING BROOK LN SARATOGA, CA 95070 39704118 BORTFELD ROBERT G AND SUSAN L 14820 SOBEY RD SARATOGA, CA 95070 39704119 LUCZO STEPHEN J TRUSTEE P.O. BOX 66360 SCOTTS VALLEY, CA 95066 39704120 WHIMS JAMES L AND BRIGIT M TRU 14800 SOBEY RD SARATOGA, CA 95070 39704121 LUCZO STEPHEN J TRUSTEE 14810 SOBEY RD SARATOGA, CA 95070 39704124 SMITH ANAFLOR Q TRUSTEE 14910 SOBEY RD SARATOGA, CA 95070 39704125 JEAN JAMES AND BETTINA 14906 SOBEY RD SARATOGA, CA 95070 39706013 MASCALI JOHN H AND DIANA K TRU 18653 WOODBANK WY SARATOGA, CA 95070 39706059 STOCKING ELWIN M AND LOIS Y TR 18674 WOODBANK WY SARATOGA, CA 95070 39706060 RODRIGUES JAMES A AND ELLEN A 18692 WOODBANK WY SARATOGA, CA 95070 39706061 KVAPIL ROMAN A AND JAROSLAVA S PO BOX 3531 SARATOGA, CA 95070 39706062 WALKER WILLIAM G AND YOLANDA A 18640 WOODBANK WY SARATOGA, CA 95070 39706072 TERRY JOHN AND ANNE 18675 WOODBANK WY SARATOGA, CA 95070 39706090 WISSICK WILLIAM P AND DORIS W 18561 ARBOLADO WY SARATOGA, CA 95070 39706091 ROTH W RICHARD AND VIVIANE L T 18593 ARBOLADO WY SARATOGA, CA 95070 39706092 NARAIN AJAY AND KAAJAL TRUSTEE 18596 ARBOLADO WY SARATOGA, CA 95070 39706093 GROSSO ROBERT J AND DIANE M TR 18564 ARBOLADO WY SARATOGA, CA 95070 39706094 FOX SANFORD Z AND BARBARA K TR 18585 RANCHO LAS CIMAS WY SARATOGA, CA 95070 39706095 PAPAPIETRO RICHARD A JR AND FR 18601 RANCHO LAS CIMAS WY SARATOGA, CA 95070 39706106 HOBBS WILLIAM B R AND ELIZABET 18665 WOODBANK WY SARATOGA, CA 95070 39706107 BOSSAERT PIERRE M TRUSTEE 18661 WOODBANK WY SARATOGA, CA 95070 32 45 REPORT TO THE PLANNING COMMISSION Application No./Location: CUP 10-0004 / 12220 & 12226 Saratoga-Sunnyvale Road Applicant: Theresa Lai Staff Planner: Cynthia McCormick, Assistant Planner, AICP Type of Application: Conditional Use Permit: Day Care / After School Program Date: June 23, 2010 APN: 386-57-022 Department Head: John F. Livingstone, AICP 12220 Saratoga-Sunnyvale Road 46 CUP 10-0004; 12220 Saratoga-Sunnyvale Road EXECUTIVE SUMMARY CASE HISTORY Application filed: 03/23/10 Application complete: 05/24/10 Notice published: 06/08/10 Mailing completed: 06/08/10 Posting completed: 06/17/10 PROJECT DESCRIPTION The applicant is requesting a Conditional Use Permit for a new after school program / day care facility in an existing building. As proposed, the facility would operate with 5 employees and provide services to 60 students. The facility would operate Monday through Friday from 7:00 AM to 7:00 PM. The site is located in a shopping center near the corner of Saratoga-Sunnyvale Road and Kirkmont Drive in the commercial-visitor (C-V) zoning district. A parking study and peer review were completed for the project and it was found that the existing parking and circulation are adequate to support the proposed use. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Conditional Use Permit Application number CUP 10-0004 with required findings and conditions and find this application exempt from CEQA by adopting the attached Resolution. The resolution includes a Condition of Approval that the facility may operate with a maximum of 60 students/children and five (5) employees, subject to approval by the California State Department of Social Services. PROJECT DATA 47 CUP 08-0011; 12000 Saratoga-Sunnyvale Road 3 Zoning: Commercial Visitor (CV) General Plan Designation: Retail Commercial (CR) Measure G: Not applicable Parcel Size: 36,236 square feet Square Footage of Tenant Space: 1,235 and 1,230 square-feet Environmental Determination: The proposed use would occupy an existing building with only minor tenant improvements. Pursuant to California Environmental Quality Act (CEQA) Guidelines (14 C.C.R. Section 15301), the “existing facilities” exemption allows for minor alterations of an existing structure. Furthermore, CEQA applies only to projects which have the potential of causing a significant effect on the environment. The activity is not subject to CEQA where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. This project would not have the potential to cause a significant effect on the environment and is therefore categorically exempt from CEQA. PROJECT DISCUSSION Existing Use: The two tenant spaces are currently vacant. Surrounding Land Uses: Land uses surrounding the site are commercial uses to the north, south, and west and residential uses to the east. Building Site: The existing building has four (4) tenant spaces includng a title company and a walk- in clinic in addition to the propsed use. Parking and Circulation: There are a total of 47 parking spaces shared between the proposed use and the surrounding uses. Access to the site would be from driveways on both Saratoga-Sunnyvale Road and Kirkmont Drive. Parking Standards: Per City Code section 15-35.020(j), schools and day care facilities require one space for each employee, including teachers and administrators, plus such additional spaces as determined by the Planning Commission to be adequate for student and visitor parking. Standard practice for determining the required numbers of parking spaces has been based on a Traffic Study performed by an applicant’s traffic engineer and a Peer Review by the City’s traffic consultant. The purpose of the Peer Review is to validate the adequacy and appropriateness of the assumptions used by the applicant’s traffic engineer for the project analysis and recommendations. A Parking Study and Peer Review were completed for the project and are discussed below. Parking Study: A Parking Study was prepared for the applicant by Hexagon Transportation Consultants (Attachment 2) and a Peer Review was completed by Fehr & Peers, the City’s traffic consultant (Attachment 3). Hexagon observed parking demand for four daycare facilities in the 48 CUP 08-0011; 12000 Saratoga-Sunnyvale Road 4 vicinity and found that the average parking ratio was .17 spaces per student and the maximum parking ratio was .28 spaces per student. Hexagon used the more conservative ratio to determine that the propose use would generate 17 parking spaces for both employees and students. While not necessary, Hexagon also conducted parking surveys at the project site to determine current parking utilization and found that the peak parking demand for the two existing uses was 14 parking spaces at 5:00 pm. As further discussed below, the Parking Study found, and the Peer Review concurred, that the circulation and available parking supply would be adequate for the existing uses and the proposed project which would occupy two existing vacant tenant spaces. Existing Parking Supply: The Shopping Center has 47 parking spaces available to serve the proposed use and the adjacent uses. Medical clinics and professional offices each require one (1) space for each 200 square feet of floor area. Thus, the 2,760 square foot title company requires 14 spaces and the 1,875 square foot medical clinic requires 10 spaces. Per the traffic study, the proposed use (which occupies a total floor area of 2,465 square feet) would require 17 parking spaces. The total floor a area of the shopping center is 7,100 square feet. Based on the above analysis, the total number of parking spaces for the shopping center would be 41 spaces, leaving a surplus of 6 spaces. Tenant Parking Spaces Day Care / After School Program 17 (based on Parking Study) Title Company 14 (based on City Code) Clinic 10 (based on City Code) TOTAL 41 spaces (leaving surplus of 6 spaces) Fencing and Landscaping: The property is currently surrounded by existing mature landscaping. A five foot (5’) high metal picket fence and gate would be installed along the northwestern corner of the property surrounding the open space play area. Open Space / Play Equipment: The applicant proposes an open space area along the northwestern corner of the property. The play area would be enclosed within the 5’ high fence described above. No play equipment is proposed. According to the California State Department of Social Services (CDPS), the open space requirement for licensed day care centers is 75 square feet per child. The site plans shows 3,600 square feet of play area which would accommodate 48 children, per standard CDPS licensing requirements. The applicant has stated that that the CDPS would allow 60 children/students. Staff is waiting for a letter from the CDPS to this effect; however CDPS will not issue the letter until the City indicates that the use is permitted. The Resolution includes a condition of approval allowing a maximum of 60 students upon approval by the CDPS. CORRESPONDENCE AND NEIGHBOR REVIEW The applicant has hand-delivered neighborhood notification forms to seven of the adjacent neighbors (Attachment 4). Five of the neighbors returned the notices (two residents and three commercial 49 CUP 08-0011; 12000 Saratoga-Sunnyvale Road 5 businesses) and two of the neighbors did not return the notice (one resident and one commercial business). Notice was also sent to all property owners within a 500 foot radius of the subject property. Staff has not received any negative comments about the proposed use as of the writing of this report. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve Conditional Use Permit Application number CUP 10-0004 with required findings and conditions and find this application exempt from CEQA by adopting the attached Resolution. The resolution includes a Condition of Approval that the facility may operate with a maximum of 60 students/children and five (5) employees, subject to approval by the California State Department of Social Services. ATTACHMENTS 1) Resolution of Approval 2) Parking Study by Hexagon Transportation Consultants, Inc., dated February 10, 2010 3) Peer Review by Fehr & Peers Traffic Consultants, dated April 28, 2010 4) Neighbor Notification Forms 5) Public Notice. Mailing List, and Newspaper Notice 6) Applicant’s Plans, Exhibit "A" 50 CITY OF SARATOGA PLANNING COMMISSION RESOLUTION NO. 10-015 FOR APPROVAL OF USE PERMIT Application # CUP 10-0004 Growing Tree Learning Center; 12220 and 12226 Saratoga-Sunnyvale Road 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 Conditional Use Permit (CUP) for a new after school program / day care facility in an existing builing. As proposed, the facility would operate with 5 employees and provide services to a maximum of 60 students (subject to approval by the California State Department of Social Services). The facility would operate Monday through Friday from 7:00 AM to 7:00 PM. The site is located in a shopping center near the corner of Saratoga-Sunnyvale Road and Kirkmont Drive in the commercial-visitor (C-V) zoning district. There are 47 parking spaces on the property to serve the proposed use and the existing uses. A parking study and peer review was completed for the project to determine any traffic impacts and the peak parking demand for the proposed use. The Parking Study found, and the Peer Review concurred, that the circulation and available parking supply would be adequate for the proposed project. The foregoing use will be described as the “Project” in this Resolution. II. Use Permit Requirement City Code Sections 15-55.010 and 15-19.020(b)(7) require a Conditional Use Permit by the Planning Commission for institutional facilities in any commercial district. III Planning Commission Review On June 23, 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 California Environmental Quality Act (CEQA) applies only to projects which have the potential of causing a significant effect on the environment. The activity is not subject to CEQA where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. The proposed daycare / after-school program would occupy an existing building with only minor tenant improvements. This project would not have the potential to cause a significant effect on the environment and is therefore categorically exempt from CEQA. Pursuant to CEQA Guidelines (14 C.C.R. Section 15301), the “existing facilities” exemption allows for minor alterations of an existing structure. 51 2 Application No. CUP 10-0004; 12220 and 12226 Saratoga-Sunnyvale Road V. Use Permit Findings The findings required for issuance of a Use Permit are set forth below. The Applicant’s Project has met the burden of proof to support the Findings required for approval of a Use Permit under Article 15-55 of the City Code, as set forth below: Finding #1: The Project meets the objectives of the Zoning Ordinance and the purposes of the zoning district in which the site is located. The project is a conditionally permitted use in all commercial districts. Finding #2: The Project will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. The proposed use will be required to meet all Municipal, State, California Building Code, Fire District, and applicable health and safety regulations. The Daycare /after-school program will be limited to a maximum of 60 students (subject to approval by the California State Department of Social Services). The facility would operate Monday through Friday from 7:00am to 7:00 pm. Per the parking study and peer review, adequate circulation and parking exists to accommodate the proposed use and the existing uses. Any intensification of the proposed use shall require a new Conditional Use Permit. Finding #3: The proposed conditional use will comply with each of the applicable provisions of the Zoning Ordinance. The use permit includes conditions of approval to ensure compliance with zoning requirements. Any intensification of this use will require a new Conditional Use Permit. Finding #4: 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. No significant modifications are proposed. No play equipment is proposed. Per the Parking Study, there are enough parking spaces available to accommodate the proposed use and the existing uses. VI. 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. CUP 10-0004 (Conditional Use Permit) for a daycare / after school program is approved subject to the conditions set forth below. 52 3 Application No. CUP 10-0004; 12220 and 12226 Saratoga-Sunnyvale Road CONDITIONS OF APPROVAL A. GENERAL 1. The Planning Commission shall retain continuing jurisdiction over the Conditional Use Permit and Design Review and may, at any time, modify, delete, or impose any new conditions of the permit to preserve the public health, safety, and welfare. 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. 2. Any intensification of this use shall require a new Conditional Use Permit. Examples of intensification of use include, but are not limited to physical changes to the site or structure of the use to accommodate more employees or students and changes in operations or equipment that result in ongoing increases in traffic, noise, or other physical effects. 3. The Community Development Department shall review the Conditional Use Permit upon receipt of any complaints. Any non-compliance issues identified by the Community Development Department shall be reported to the Planning Commission. 4. The facility may operate with a maximum of 60 students/children and five (5) employees, subject to approval by the California State Department of Social Services. 5. Any internal tenant improvements or exterior modifications shall be subject to approval by the Planning Director or his/her designee prior to issuance of Building Permits. 6. No signs shall be displayed without prior approval from the Community Development Department and/or Planning Commission as appropriate. 7. All processing fees, in the form of deposit accounts on file with the community development department, shall be reconciled with a minimum $500 surplus balance at all times. In the event that the balance is less than $500, all staff work on the project shall cease until the balance is restored to a minimum of $500. 8. The use 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 use pertaining to, but not limited to, health, sanitation, and safety. The Project shall maintain compliance with all applicable requirements of the State, County, City and other governmental entities having jurisdiction. 9. 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: 53 4 Application No. CUP 10-0004; 12220 and 12226 Saratoga-Sunnyvale Road 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 10. Compliance with Plans and Description of Use. The use and development 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 June 17, 2010, incorporated by this reference. All proposed changes to the Approved Plans and Description of Use 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 the requisite prior City approval. 11. Business Hours. The allowed hours of operation shall be from 7:00 a.m. to 7:00 p.m., Monday through Friday. Any change in hours of operation would require an update to the Use Permit, Traffic Study, and Peer Review. 12. Fire Agency Conditions. Applicant shall comply with all Fire Agency Requirements. 13. Building Department. Applicant shall comply with all building standards including any tenant improvements necessary to comply with the building code. 54 5 Application No. CUP 10-0004; 12220 and 12226 Saratoga-Sunnyvale Road PASSED AND ADOPTED by the City of Saratoga Planning Commission this 23rd day of June 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 55 56 57 58 59 60 61 62 63 ! """ # $ %& ' ( MEMORANDUM Date: April 28, 2010 To: John Livingstone, Community Development Director, City of Saratoga Cynthia McCormick, Assistant Planner, City of Saratoga From: Nikki Hervol, PE and Sohrab Rashid, PE Subject: Site Access, Circulation, and Parking Study for the Proposed Daycare Facility at 12220 and 12226 Saratoga-Sunnyvale Road – Peer Review, Saratoga, California 1025-446 This memorandum presents the results of the peer review of the Site Access, Circulation, and Parking Study for the Proposed Daycare Facility Located at 12220 and 12226 Saratoga- Sunnyvale Road (Hexagon Transportation Consultants, February 10, 2010) located at the southeast corner of Saratoga-Sunnyvale Road and Kirkmont Drive in the City of Saratoga. The day care project proposes to serve 60 students. The report was reviewed for adequacy and appropriateness of project trip generation, site access, circulation, and parking analyses assumptions. Although we concur with the findings in the February 10, 2010 memorandum, we note that on page 5, under Pedestrian and Bic ycle Access and Circulation, the report indicates that sidewalks are provided on both sides Saratoga- Sunnyvale Road and Kirkmont Drive; however, Kirkmont Drive is a residential street without sidewalks. W e do not have any further comments. 64 65 66 67 City of Saratoga Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 NOTICE OF PUBLIC HEARING NOTICE OF PUBLIC HEARING The City of Saratoga’s Planning Commission announces the following public hearing on: Wednesday June 23, 2010 at 7:00 p.m The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. A site visit will also be held by the Planning Commission at the subject property. Please contact the Planning Department for the date and time of the site visit. 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. ADDRESS / APN: 12220 & 12226 Saratoga-Sunnyvale Road / 386-57-022 APPLICANT/OWNER: Theresa Lai APPLICATION: CUP 10-0004 PROJECT DESCRIPTION: The applicant is requesting a Conditional Use Permit for a new after school program / day care facility in an existing builing. The facility would operate with 5 employees and provide services to 60 students. The facility would operate Monday through Friday from 7:00 AM to 7:00 PM. The site is located in a shopping center near the corner of Saratoga- Sunnyvale Road and Kirkmont Drive in the commercial-visitor (C-V) zoning district. A parking study has been completed for the project and has found that the existing parking and circulation are adequate to support the proposed use. For more information, including details of the above item, please contact Cynthia McCormick: (408) 868-1230; cmccormick@saratoga.ca.us. Planners are available at the public counter 7:30 a.m. - 12:00 noon. City Hall is open 7:30 a.m. – 5:00 p.m., Monday through Thursday and every other Friday. A calendar with Friday office closures is available at City Hall and on the City website: www.saratoga.ca.us. All interested persons may appear and be heard at the above time and place. 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. 68 Parcel NumberOwner Name Owner Address Owner City, State Zip 36612054 WHITELAW PROPERTIES LLC 1033 WINDSOR ST SAN JOSE, CA 95129 36612054 WHITELAW PROPERTIES LLC 1033 WINDSOR ST SAN JOSE, CA 95129 36612072 PUBLIC STORAGE PROPS IX INC P O BOX 25025 GLENDALE, CA 91221 36622022 DANNA BLUE HILLS LLC P.O. BOX 5367 SAN JOSE, CA 95150 36622024 S C V W D SARATOGA, CA 95070 36622033 NOVID MAJID AND AMIRNAZ 12143 SARATOGA VILLA PL SARATOGA, CA 95070 36635001 MARAZZO RONALD J 14510 BIG BASIN WY UNIT #204 SARATOGA, CA 95070 36635002 CHERIYAN CHANDRAN E AND TUCKMA 20555 OAK CREEK LN SARATOGA, CA 95070 36635003 LEE BECKY C ET AL 20559 OAK CREEK LN SARATOGA, CA 95070 36635004 PALLI ANITA AND CRICHTON DAVID 20563 OAK CREEK LN SARATOGA, CA 95070 36635005 SACKETT BRIAN AND KRISTI T 20567 OAK CREEK LN SARATOGA, CA 95070 36635006 SALLAN C. NANCY TRUSTEE & ET A 20571 OAK CREEK LN SARATOGA, CA 95070 36635007 LIN JEM K AND WANG QIU YUAN 20575 OAK CREEK LN SARATOGA, CA 95070 36635008 SILVER JOAN E ET AL P O BOX 130 LOS ALTOS, CA 94023 36635009 YELSANGIKAR VISHWAMBER AND RAO 20605 OAK CREEK LN SARATOGA, CA 95070 36635010 DALTON DAVID A 20609 OAK CREEK LN SARATOGA, CA 95070 36635011 SMITH GREG 20615 OAK CREEK LN SARATOGA, CA 95070 36635012 RAWLINGS WILLIAM A ESTATE OF E 20619 OAK CREEK LN SARATOGA, CA 95070 36635013 LEE BYEUNG JUN AND PARK YONG H 20584 OAK CREEK LN SARATOGA, CA 95070 36635014 YAMADA KENNETH K 20580 OAK CREEK LN SARATOGA, CA 95070 36635015 MAHALLATI NASSER AND BALSINI Z 20576 OAK CREEK LN SARATOGA, CA 95070 36635016 HABBU HEMANT R AND URMILA H 20572 OAK CREEK LN SARATOGA, CA 95070 36635017 GOTO HARUHIRO H AND MATSUSHITA 20568 OAK CREEK LN SARATOGA, CA 95070 36635018 SUNDAR CUDDALORE AND SATHYABHA 20564 OAK CREEK LN SARATOGA, CA 95070 36635019 PARK SARATOGA ASSOCIATES 12100 SARATOGA-SUNNYVALE ROAD SARATOGA, CA 95070 36635019 OAK CREEK INVESTMENTS 12241 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36635019 OAK CREEK INVESTMENTS 12241 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36635019 FOOT COMFORT 12201 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36635020 OAK CREEK INVESTMENTS 12241 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36635021 OAK CREEK INVESTMENTS 12241 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36635022 S C V W D SARATOGA, CA 95070 36636001 OAK CREEK INVESTMENTS 12241 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 36636002 ELLINGBOE LORI A 12347 JULIE LN SARATOGA, CA 95070 36636003 CHAN CHANG-LEE (LILY) TRUSTEE 12343 JULIE LN SARATOGA, CA 95070 36636004 FELLER HELEN L TRUSTEE 12339 JULIE LN SARATOGA, CA 95070 36636005 HARP GERALD R AND PINET CELINE 12335 JULIE LN SARATOGA, CA 95070 36636006 RODIN ROBERT AND DEBORAH A 12331 JULIE LN SARATOGA, CA 95070 36636007 KAPLAN JONATHAN M AND MARI E 12327 JULIE LN SARATOGA, CA 95070 36636008 TAN MERCEDES F 12324 JULIE LN SARATOGA, CA 95070 36636009 MOORE JAMES W AND BARBARA P 12320 JULIE LN SARATOGA, CA 95070 36636010 GILLIS JAY C 12316 JULIE LN SARATOGA, CA 95070 36636011 TANG ALICE ET AL 12312 JULIE LN SARATOGA, CA 95070 36636012 MARVIN JOSEPH G AND VALERIE A 12308 JULIE LN SARATOGA, CA 95070 36636013 CURTNER INVESTORS 12300 JULIE LN SARATOGA, CA 95070 36636030 LIN KWANG ET AL 12301 JULIE LN SARATOGA, CA 95070PDF created with pdfFactory Pro trial version www.pdffactory.com 69 36636031 CHIANG PEY-CHEN PATRICIA AND S 12305 JULIE LN SARATOGA, CA 95070 36636032 WU PING-CHIH TRUSTEE & ET AL 20656 CRAIG CT CUPERTINO, CA 95014 36636033 ROMANDIA BARBARA K 125 CARNEROS RD AROMAS, CA 95004 36636034 CHEN XINBI AND ZHANG XIAN 12319 JULIE LN SARATOGA, CA 95070 36656001 KAN JAMES AND CELIA ET AL 18088 KING CT SARATOGA, CA 95070 36656002 HON CHRISTOPHER MAN HI AND OR 18060 KING CT SARATOGA, CA 95070 36656003 HUA ZHONG QIANG AND LIN YIXING 18026 KING CT SARATOGA, CA 95070 36656004 LAND GARY A AND MENDY YVONNE 18018 KING CT SARATOGA, CA 95070 36656005 KNAPP JULIE A TRUSTEE 18196 KENYON CT SARATOGA, CA 95070 36656006 USHIBA KATHY 11623 SPUR RD MONTEREY, CA 93940 36656007 FUJII GREGORY AND RENEE 18228 KENYON CT SARATOGA, CA 95070 36656021 SINGH INDERJIT AND OOI CHOON B 18136 ARROYO LN SARATOGA, CA 95070 36656022 MATSUNAMI HIROYUKI AND CHIHARU 18188 KENYON CT SARATOGA, CA 95070 36656023 WHITNEY JOHN AND MEILING 18000 KING CT SARATOGA, CA 95070 36656024 HUNG ELLIS KWOK-CHEUNG AND LAM 18118 ARROYO LN SARATOGA, CA 95070 36656025 TARNG JUNG-MING AND LEE JOYCE 17998 ARROYO LN SARATOGA, CA 95070 36656026 MEHROTRA BHOLA N AND RATI 17990 ARROYO LN SARATOGA, CA 95070 36656027 SARATOGA COURTYARDS LLC 1855 PARK AV SAN JOSE, CA 95126 36656028 SARATOGA COURTYARDS LLC 1855 PARK AV SAN JOSE, CA 95126 38601025 SAAH ABDULLAH D AND HALA ET AL 5852 TEXAS CT SAN JOSE, CA 95120 38601026 JF PLAZA PARTNERS L.P.50 CALIFORNIA ST STE 1500 SAN FRANCISCO, CA 94111 38630001 FITZPATRICK STUART P AND BEVER 20410 KIRKMONT DR SARATOGA, CA 95070 38630002 KO ESTHER MEONAH ET AL 20703 GREENLEAF DR CUPERTINO, CA 95014 38630003 BAUTISTA CAROLYN H TRUSTEE 12190 KIRKDALE DR SARATOGA, CA 95070 38630004 BRENDLEN RICHARD J AND BARBARA 12200 KIRKDALE DR SARATOGA, CA 95070 38630005 SMART GORDON R 12222 KIRKDALE DR SARATOGA, CA 95070 38630006 YE CHAO AND ZHANG DEBBIE Q 12236 KIRKDALE DR SARATOGA, CA 95070 38630007 MALLORY JOHN F AND SUSANNE S 12258 KIRKDALE DR SARATOGA, CA 95070 38630008 BENEVENTO WILLIAM R AND BETTY 12270 KIRKDALE DR SARATOGA, CA 95070 38630035 PENNINGTON MARVIN J TRUSTEE 6447 SHADOW HAWK DR CITRUS HEIGHTS, CA 95621 38630036 OLIVER JOHN TRUSTEE PO BOX 729 MENDOCINO, CA 95460 38630037 OLIVER JOHN TRUSTEE PO BOX 729 MENDOCINO, CA 95460 38630038 OLIVER JOHN TRUSTEE PO BOX 729 MENDOCINO, CA 95460 38630039 WILLIAMS RICHARD G AND MARIETT 12230 SARATOGA-SUNNYVALE RD SARATOGA, CA 95070 38633016 WAHLGREN BO R TRUSTEE 12133 NATOMA CT SARATOGA, CA 95070 38633017 HO WEN-JEI 12155 NATOMA CT SARATOGA, CA 95070 38633061 CHEN HAU-YUNG AND YEN GRACE M 20377 KIRKMONT DR SARATOGA, CA 95070 38633062 HUANG HSI TUNG AND ZHENG FEI 20389 KIRKMONT DR SARATOGA, CA 95070 38633063 CHO MAY-I LIN TRUSTEE & ET AL 20401 KIRKMONT DR SARATOGA, CA 95070 38652028 DENG YIMEI AND WANG WEIZHONG 20409 SEAGULL WY SARATOGA, CA 95070 38652029 WELCH ROY M 12340 SARATOGA-SVALE RD STE 10 SARATOGA, CA 95070 38652030 GALEB SLOBODAN AND MARGARET E 20437 SEAGULL WY SARATOGA, CA 95070 38652031 WALKER JEFFREY J AND LYNN S 20451 SEAGULL WY SARATOGA, CA 95070 38652032 MAMMINI CORPORATION 333 W SANTA CLARA ST UNIT 280 SAN JOSE, CA 95113 38652033 MAMMINI CORPORATION 333 W SANTA CLARA ST UNIT 280 SAN JOSE, CA 95113 38656011 CHEN PEIJI AND SU LIYING 12139 ATRIUM DR SARATOGA, CA 95070PDF created with pdfFactory Pro trial version www.pdffactory.com 70 38656012 TWETEN DAVID E 12141 ATRIUM DR SARATOGA, CA 95070 38656013 GE BAO L AND LI JING 12143 ATRIUM DR SARATOGA, CA 95070 38656014 YANG HENRY M AND ELLEN L 19628 VIA ESCUELA DR SARATOGA, CA 95070 38656015 LEE CHANGCHUAN A 12149 ATRIUM DR SARATOGA, CA 95070 38656016 HARRIS MELANIE R 12151 ATRIUM DR SARATOGA, CA 95070 38656017 WEI CHENG AND CHENG LIN 4926 141ST AV SE BELLEVUE, WA 98006 38656018 GALICKI ARKADI AND REGINA 12157 ATRIUM DR SARATOGA, CA 95070 38656019 RUNFOLA LOUIS A 12159 ATRIUM DR SARATOGA, CA 95070 38656020 LI JINBO AND JIAJING 12175 ATRIUM DR SARATOGA, CA 95070 38656021 SILVERMAN KENNETH M AND ELIZAB 12179 ATRIUM DR SARATOGA, CA 95070 38656022 LERONE ANN M ET AL 20415 KIRKMONT DR SARATOGA, CA 95070 38656023 VANNINSEGARAM GNANALAKSHMI 20427 KIRKMONT DR SARATOGA, CA 95070 38656024 SZE WALTER N AND MCCANN COLLEE 17255 CANYON DR LAKE OSWEGO, OR 97034 38656025 DRENTH MARGARET M AND DONALD D PO BOX 20852 SAN JOSE, CA 95160 38656026 KOWALESKI LEON D TRUSTEE & ET 12198 ATRIUM DR SARATOGA, CA 95070 38656027 LEE YOUNG BAI 12196 ATRIUM DR SARATOGA, CA 95070 38656028 BLACKWELL CHARLES AND ANN 12192 ATRIUM DR SARATOGA, CA 95070 38656029 SCHMID MARLENE C 12190 ATRIUM DR SARATOGA, CA 95070 38656030 SELLS SHIRLEY R AND 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BOX 3452 SARATOGA, CA 95070PDF created with pdfFactory Pro trial version www.pdffactory.com 71 38657022 ADACHI SACHI E AND TATSUKO TRU 20431 CUNNINGHAM PL SARATOGA, CA 95070 PDF created with pdfFactory Pro trial version www.pdffactory.com 72