HomeMy WebLinkAbout05-24-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MAY 24, 2017
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of April 26, 2017.
OR AL COMMUNICATIONS ON N ON -AGENDIZED ITEM S
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This 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.
REPORT ON 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.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for opening
statements. All interested persons may appear and be heard during this meeting regarding the items
on this agenda. If items on this agenda are challenged in court, members of the public may be
limited to raising only issues raised at the Public Hearing or in written correspondence delivered to
the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may
comment on any item for up to three (3) minutes. Applicants and/or their representatives have a
total of five (5) minutes maximum for closing statements.
2.1 Application PDR16-0016/SDU17-0007/GEO16-0022/ARB16-0037; 15142 Sobey Road (397-07-
065); Lands of Jadali. The applicant is requesting approval of a new two-story residence exceeding
6,000 square feet (maximum height of 26’) with a basement and an attached second unit. Seventeen
(17) trees are proposed to be removed. Staff contact: Nicole Johnson (408) 868 -1209 or
njohnson@saratoga.ca.us
Saratoga Planning Commission Agenda – Page 2 of 2
Recommended Action:
Adopt Resolution No. 17-013 approving the project subject to conditions of approval in included
in Attachment 1.
Staff Report
Attachment 1- Resolution No. 17-013
Attachment 2-Arborist Report
Attachment 3-Geotechnical Report
Attachment 4- Story pole certification
Attachment 5-Site Development Plans
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the
meeting of the Planning Commission was posted and available for public review on May 18, 2017 at the
City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at
www.saratoga.ca.us.
Signed this 18th day of May 2017 at Saratoga, California.
Janet Costa, Office Specialist III
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 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]
You can also sign up to receive email notifications when Commission agendas and minutes have
been added to the City at website http://www.saratoga.ca.us/contact/email_subscriptions.asp.
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
REPORT TO THE
PLANNING COMMISSION
15142 Sobey Road
Meeting Date: May 24, 2017
Application #: PDR16-0016 /ARB16-0037
Address/APN: 15142 Sobey Road (397-07-065)
Property Owner: Michael & Sue Jadali
Staff Planner: Nicole Johnson, Planner II
Lands
of
Jadali
3
Summary
PROJECT DESCRIPTION
The applicant is proposing to demolish the existing residence with a detached garage and
construct a new 6,747 square foot two-story residence with a deed restricted attached accessory
dwelling unit. Required parking would be located at the basement level and would not be
included in the projects overall floor area.
An existing swimming pool located at the rear of the property will remain. A new covered patio
(cabana) and pool equipment room would be located adjacent to the existing pool.
Seventeen (17) protected trees are proposed for removal. The City Arborist is able to recommend
the necessary findings for removal.
STAFF RECOMMENDATION:
Adopt Resolution No. 17-013 approving the project subject to conditions of approval in included in
Attachment 1.
Design Review Approval by the Planning Commission is required because the residence exceeds
6,000 square feet and is greater than 18’ in height, pursuant to City Code Section 15-45.060(a) (3)
& (6).
PROJECT DATA
Gross Site Area: 80,281 square feet (1.84 acres)
Net Site Area: 54,454 square feet (1.25 acres)
Average Site Slope: 17.2%
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R1-40,000
Proposed Allowed/Required
Proposed Site Coverage
Footprint
Driveway
Walkway, Decks, etc.
Total Proposed Site Coverage
4,278 sq. ft.
10,402 sq. ft.
7,366 sq. ft.
22,046 sq. ft. (31%)
27,554 sq. ft. (38%)
(25,049 sq. ft. + 10 % (2,505 sq. ft.)
increase for deed restricted
accessory dwelling unit)
Floor Area
House Floor Area
Garage /basement (Exempt)
Pool equip./storage
Total Floor Area
6,747 sq. ft.
3,284 sq. ft.
108 sq. ft.
6,855 sq. ft.
6,930 sq. ft.
(6,300 sq. ft. + 10 % (630 sq. ft.)
increase for deed restricted
accessory dwelling unit)
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
123.00’
124.00’
123.50’
149.50
26’
26 Feet
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 2
4
Setbacks
Front:
Left Side
Right Side:
Rear:
1st Story 2nd Story
168’9” N/A
47’10” 46’5”
58’0” 60’0”
105’0” 114’2”
1st story 2nd Story
30’ N/A
20’ 25’
20’ 25’
50’ 60’
Grading Cut
3,850 CY
Fill
1,230 CY
Export
2,620 CY
No grading limit in the
R-1-40,000 zoning district
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The subject property has a gross lot size of 80,281 square feet. After required City Code
deductions for an access easement and slope reduction, the net lot size is 54,454 square feet.
The property is located on the east side of Sobey Road. The site is improved with a 3,380 square
foot single-story residence with a detached garage. Both structures will be removed. Surrounding
uses include one and two-story single family residences to the north, south, and to the west of the
property on the opposite side of Sobey Road.
Project Description
The basement level is 3,284 square feet and includes garages for up to five (5) cars, a
bedroom/gym with bath, theater, storage room, a wine room, and a mechanical room. The
proposed basement is in compliance with City Code Section 15-06.090 and is exempt from the
floor area calculations.
The main level is 3,829 square feet and consists of a covered porch, entry way, piano alcove,
pub, dining room, kitchen, pantry, breakfast nook, great room, a bedroom and an accessory
dwelling unit (888 square feet). The accessory dwelling unit would be deed restricted. The City
Code allows a one-time 10% increase in site coverage and allowable floor area if an applicant
agrees to a deed restriction that would restrict the rental of an accessory dwelling unit to below
market rate (BMR) households.
The upper level is comprised of 2,918 square feet and has two (2) bedrooms with baths, master
bedroom with bath, and a library. In total, the proposed house size will be 6,747 square feet.
Architecture/Design
The proposed two story residence would have a Mediterranean architectural style with traditional
roof forms and has been designed to be compatible with the site and neighborhood context. The
residence would be located in the approximately the same location as the existing buildings. The
neighborhood consists of both single and two-story residences, including some of similar
architectural style.
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 3
5
The building footprint is rectangular with the second floor having a smaller footprint than the first
floor. The massing of the front façade elements of the home is broken up by a covered entry element
and symmetrical facades. In addition, the design of the home incorporates hipped roofs with stucco
siding and stone veneer. These design elements provide additional articulation, texture and exterior
detailing to help minimize the overall massing and visual impact from off site.
The applicant has provided a color and materials board, which is on file with the Community
Development Department and available for review at the site visit. Below is a list of the
proposed exterior materials.
Detail Colors and Materials
Exterior “magic sail” smooth stucco
Windows/Doors Dark
Roof Clay Tiles
Trees
Seventeen (17) protected trees are proposed for removal with this application. The City Arborist has
been able to make the findings and recommends approval for the removal of the requested trees.
Fifteen (15) of the seventeen (17) trees are in fair to poor health and would be highly impacted by the
construction of the driveway. The City arborist had determined that these trees meet the findings for
removal due to the location under utilities and the proposed improvements. The remaining trees are
in conflict with the new residence and new driveway. A summary of the trees proposed to be
removed is below.
All protected trees to remain in the vicinity of the project would be protected prior to building permit
issuance and throughout the duration of the project. The applicant is required to place a tree security
deposit of $67,730 and as mitigation for removal proposes replacement trees at a value of $16,780. In
addition, Tree protection fencing is required to be installed prior to the issuance of building permits.
Details of the arborist report findings and descriptions of the trees to be preserved are included in the
Arborist Report (Attachment 2).
Landscaping
New landscaping includes 76 new trees of various species and ranging in size from 15 gallon-24”
box to be installed on the property. In addition, 12 shrubs of various species are proposed.
Tree No. Species Criteria met Comments
19 Coast live oak 1, 4, 7, 9 In conflict with house
21 Giant Sequoia 1, 4, 5, 7, 9 Poor health
227, 229 – 231,
233 – 237, 239, 240
Coast live oak
1, 4, 5, 7, 9
In conflict with new
driveway,
under PG&E lines 232 Valley oak 1, 4, 5, 7, 9
26, 238 Acacia 1, 4, 5, 7, 9
246 Black walnut 1, 4, 7, 9 In conflict with driveway
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 4
6
Condition of approval #14 requires that the applicant shall demonstrate compliance with the State
Water Efficient Landscape Ordinance when the application is submitted to the Building
Department.
Geotechnical Review
The City’s Geotechnical Consultant, Cotton, Shires and Associates has reviewed the proposed
residence and Geotechnical Investigation provided by the applicant (GEC). Cotton, Shires and
Associates have indicated that the Project Geotechnical Consultant has adequately characterized
site conditions and recommended approval.
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. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the project minimizes changes to the
existing contours of the site. Grading is limited to construction of the driveway and the
residence. In addition, the residence is located in the same vicinity as the existing
residence.
b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If
constraints exist on the property, the number of protected trees, heritage trees, and native
trees approved for removal shall be reduced to an absolute minimum. Removal of any
smaller oak trees deemed to be in good health by the City Arborist shall be minimized using
the criteria set forth in Section 15-50.080.
This finding can be made in the affirmative in that the City Arborist has reviewed the project
arborist report and recommends approval of the proposed removal of seventeen (17) protected
trees and the mitigation recommended.
c. The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds.
This finding can be made in the affirmative in that the 1.84 acre size of the parcel, the
building setbacks and existing vegetation, and trees, would screen views of the project
from the street and surrounding properties. The existing vegetation would also screen the
project from the residences on the adjacent sites so that there would be no unreasonable
impact to the privacy of adjoining properties and to community viewsheds.
d. The overall mass and height of the structure, and its architectural elements are in scale with
the structure itself and with the neighborhood.
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 5
7
This finding can be made in the affirmative in that proposed residence is similar to the
surrounding residences. The overall design, height, materials, and location of building
features will help to minimize the perception of mass. The architectural theme of the
building and the use of architecturally true elements unify the building façades. The
elevations are softened by the use of varying materials to include earth toned smooth
finished stucco and stone veneer. In addition, the views from homes on adjacent sites are
screened by existing and proposed landscaping.
e. The landscape design minimizes hardscape in the front setback area and contains elements
that are complementary to the neighborhood streetscape.
This finding can be made in the affirmative in that project proposes to minimize the use of
hardscape within the front yard setback and to install a variety of species of trees and
shrubs on the property and the majority of existing mature landscape is proposed to remain.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
This finding can be made in the affirmative in that the proposed structure is sited on the
property so as not to impede with any neighbors solar access. The structure itself would not
unreasonably impair the utilization of solar energy.
g. The design of the structure and the site development plan is consistent with the Residential
Design Handbook, pursuant to Section 15-45.055.
This finding can be made in the affirmative because the proposed project incorporates
applicable design policies and techniques from the Residential Design Handbook. The
overall mass and height of the structure are in scale with the neighborhood; the structure is
in proportion to the size and shape of the lot; site development follows contours and is
appropriate given the property’s natural constraints; In addition, the proposed materials,
colors, and details enhance the architecture in a well-composed, understated manner.
h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to
ridgelines, significant hillside features, community viewsheds, and is in compliance
with Section 15-13.100.
This finding can be made in the affirmative because the site, though considered a hillside
lot, is not located in a hillside area where there is potential to impact ridgelines, hillside
features, or community viewsheds.
Neighbor Notification and Correspondence
A public notice for the May 24, 2017 Planning Commission hearing was sent to property owners
within 500 feet of the site. In addition, the public hearing notice and description of the project was
published in the Saratoga News. To date, staff has not received any comments from the public.
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 6
8
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section
15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources
Code (CEQA). This exemption allows for the construction of three single-family residences in a
residential area. The project, as proposed, is for the construction of one single-family residence in a
suburban, residential area.
STAFF RECOMMENDATION:
Adopt Resolution No. 17-013 approving the project subject to conditions of approval in included in
Attachment 1.
ATTACHMENTS:
1. Resolution of Approval No. 17-013
2. Arborist Report dated April 4, 2014
3. Geotechnical Report dated August 17, 2016
4. Story pole Certification dated May 4, 2017
5. Development Plans (date stamped May 4, 2017)
Report to the Planning Commission
15142 Sobey Road – Application # PDR16-0016/ARB16-0037
May 24, 2017
Page | 7
9
RESOLUTION NO: 17-013
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW
PDR16-0016/ ARB16-0037
15142 SOBEY ROAD
WHEREAS, on August 2, 2016 an application was submitted by Mr. & Mrs. Jadali
requesting Design Review approval to construct a new 6,747 square foot two-story home with a
basement and attached accessory dwelling unit located at 15142 Sobey Road. The maximum height
of the proposed residence is 26 feet. Seventeen (17) protected trees are proposed for removal. The
site is located within the R-1-40,000 Zoning District (APN 397-07-065).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on May 24 , 2017 the Planning Commission held a duly noticed public hearing
on the subject application, and considered evidence presented by City Staff, the applicant, and other
interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the Environmental Quality Act
(CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3
(a) of the Public Resources Code (CEQA). This exemption allows for the construction of one
single-family residence in a residential area.
Section 3: The project is consistent with the following Saratoga General Plan Policies:
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; 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; and Conservation Element Policy 6.0 which provides that the
City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual
impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings. The overall mass and height of the
structure are in scale with the neighborhood; the structure is set back in proportion to the size and
shape of the lot; site development follows contours and is appropriate given the property’s natural
constraints; the porch and entry are in scale with other structures in the neighborhood. In addition,
10
the proposed materials, colors, and details enhance the architecture in a well-composed, understated
manner.
Section 5: The City of Saratoga Planning Commission hereby approves PDR16-
0016/ARB16-0037 located at 15142 Sobey Road, subject to the Findings, and Conditions of
Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of
May 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Tina Walia
Chair, Planning Commission
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 2
11
Exhibit 1
CONDITIONS OF APPROVAL
15142 SOBEY ROAD
PDR16-0016/SDU17-0007/GEO16-0022/ARB16-0037
(APN 397-07-065)
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 or 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. 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.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, 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 City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. 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 City Code incorporated herein by this reference.
4. Construction must be commenced within 36 months from the date of this approval (May 24,
2020), or the resolution will expire.
5. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 3
12
In addition, prior to any Zoning Clearance, 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 City Attorney.
COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated stamped May 4 , 2017. 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 City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
10. The owner shall restrict the rental of the second unit to only households that qualify as low,
very-low, or extremely-low income households as those terms are defined in the most 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 section 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.
11. Prior to issuance of Building Permits the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 4
13
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
12. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
13. A locking mailbox approved for use by the US Postal service shall be installed and in
compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed
prior to final inspection.
14. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
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
prolong exposure to water shall be specified.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. Plant materials selected shall 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.
d. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16. All requirements in the City Arborist Report dated April 4, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
GEOLOGIST
17. The applicant's geotechnical consultant should review and approve all geotechnical aspects of
the project building and grading plans (i.e., site preparation and grading, site drainage
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 5
14
improvements and design parameters for foundations, retaining walls and driveway) to ensure
that their recommendations have been properly incorporated. If retaining walls are to be
founded on drilled piers, then the consultant should provide supplemental recommendations for
pier design.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review and approval prior to issuance of building permits.
18. The geotechnical consultant should inspect, test (as needed), and approve all geotechnical
aspects of the project construction. The inspections should include, but not necessarily be
limited to: site preparation and grading, site surface and subsurface drainage improvements, and
excavations for foundations and retaining walls prior to the placement of steel and concrete. The
Consultant shall inspect final project drainage improvements for conformance with geotechnical
recommendations.
The results of these inspections and the as-built conditions of the project shall be described by
the geotechnical consultant in a letter and submitted to the City Engineer for review prior to
final (granting of occupancy) project approval.
19. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical
Consultant’s review of the project prior to Zone Clearance.
20. The owner (applicant) shall enter into an Indemnity agreement holding the City of Saratoga
harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides,
slope failure or other soil related and/or erosion related conditions.
PUBLIC WORKS
21. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any
City right-of-way or City easement including all new utilities to the new residence
22. Remove and replace existing dip and settled asphalt driveway approach with a new one
conforming to existing adjoining grade. See Saratoga Standard details for removal and new
installation.
23. All existing utilities to existing home (Gas, Electric, Water, Sewer) to be capped off prior to
demolition of existing structures. Show on plan all new utilities services to the new residence.
All utilities to the new residence shall be grounded.
24. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a
pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector,
the grading contractor and the project soils engineer. The permittee shall arrange the pre-
construction meeting at least 48 hours prior to the start of any earthwork/grading activities
25. The permittee shall maintain the streets, sidewalks and other public rights of way in a clean,
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 6
15
safe and usable condition. All spills of soil, rock or construction debris shall be removed
from the public property. All adjacent property, both public and private, shall be maintained
in a clean, safe and usable condition.
26. The Project Civil Engineer designed this project to comply with the grading
recommendations in the geotechnical report.
27. All grading and earthwork activities shall conform to the approved plans and specifications.
All grading and earthwork activities shall be observed and approved by the soils engineer.
The Soils Engineer shall be notified at least 48 hours prior to any grading or earthwork
activities. Unobserved or unapproved work shall be removed and replaced under observation
of the project soil engineer.
28. The site plan and associated calculations for storm water treatment measures shall remain in
general compliance with NPDES Permit No. CAS612008, November 19, 2015 Provision
C.3.i. Required Site Design Measures for Small Projects and Detached Single-Family Home
Projects.
29. All on site retaining wall elevations shall not have a difference of greater than 5 feet between
top of wall and finish grade.
30. Construction Site Control
• Owner shall implement construction site inspection and control to prevent construction
site discharges of pollutants into the storm drains as Shown on Plan C1 the temporary
erosion control during the construction of the new residence.
• The City requires the construction site’s year round effective erosion control, run-on and
run-off control, sediment control, good site management, and non-storm water
management through all phases of construction (including, but not limited to, site
grading, building, and finishing of lots) until the site is fully stabilized by landscaping or
the installation of permanent erosion control measures.
• City will conduct inspections on a monthly basis to determine compliance and determine
the effectiveness of the BMPs in preventing the discharge of construction pollutants into
the storm drain; Owner shall be required to timely correct all actual and potential
discharges observed.
31. Prior to Building final, the grading, drainage and storm treatment plan including landscaping
shall be completed per the approved Civil plans by GreenBluEarth Inc.,
BUILDING DEPARTMENT SUBMITTAL
32. 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 City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 7
16
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. 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.
Lands of Jadali
15142 Sobey Road- Application # PDR16-0016/ARB16-0037
Resolution #17-013
Page | 8
17
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0037
Prepared by Kate Bear, City Arborist Site: 15142 Sobey Road
Phone: (408) 868-1276 Owner: Dr. Michael and Sue Jadali
Email: kbear@saratoga.ca.us APN: 397-07-065
Email: suejadalie@yahoo.com
Report History: Final report Date: April 4, 2017
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two-story house
with an attached three car garage, basement and cabana. The existing pool will be retained.
Seventeen trees (19, 21, 26, 227, 229 – 240 and 246) are requested and approved for removal to
construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $67,730
For trees 1 – 4, 8 – 18, 20, 22 – 24 and 241 – 245
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 19, 21, 26, 227, 229 – 240 and 246 are approved for removal
and replacement once building permits have been issued.
Replacement trees – Required = $16,780
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
Attachment 2
18
15142 Sobey Road Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Seventeen trees (19, 21, 26, 227, 229 – 240 and 246) are requested for removal to construct
the project. They meet the City’s criteria allowing them to be removed and replaced as part
of the project, once building division permits have been obtained. Attachment 2 contains
the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met Comments
19 Coast live oak 1, 4, 7, 9 In conflict with house
21 Giant Sequoia 1, 4, 5, 7, 9 Poor health
227, 229 – 231,
233 – 237, 239, 240
Coast live oak
1, 4, 5, 7, 9 In conflict with new
driveway,
under PG&E lines 232 Valley oak 1, 4, 5, 7, 9
26, 238 Acacia 1, 4, 5, 7, 9
246 Black walnut 1, 4, 7, 9 In conflict with driveway
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist reports dated July 25, September 8 and December 5, 2016.
The first two reports were by Deborah Ellis, the third was by Richard Gessner. It is
acceptable to work with the Project Arborist, Richard Gessner, to determine which
parts of the reports are to be included in the plans.
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report dated April 4, 2017.
19
15142 Sobey Road Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
20
15142 Sobey Road Attachment 3
TREE INFORMATION:
Arborist Reports reviewed:
Preparer: Deborah Ellis, Consulting Arborist and Horticulturist
Dates of Reports: July 25 and September 8, 2016
Preparer: Richard Gessner, Monarch Consulting Arborists, LLC
Date of Report: December 5, 2016
Arborist reports that inventoried 51 trees protected by Saratoga City Code were submitted
for this project. Deborah Ellis prepared the original report and Richard Gessner has taken
over as Project Arborist now that she has retired. Information on the condition of each tree,
potential impacts from construction, suitability for preservation, appraised values and tree
protection recommendations was provided. A table summarizing information about each
tree is below.
Seventeen trees (19, 21, 26, 227, 229 – 240 and 246) protected by Saratoga City Code are
requested for removal to construct this project. Trees 222 and 225 are not protected by City
Code and may be removed at any time without a permit.
Table 1: List of trees and potential construction impacts.
21
15142 Sobey Road Attachment 3
Table 1 continued: List of trees and potential construction impacts.
22
15142 Sobey Road Attachment 3
Table 1 continued: List of trees and potential construction impacts.
23
15142 Sobey Road Attachment 3
Table 2: Appraised values for additional trees.
24
15142 Sobey Road Attachment 3
Table 2 continued: Appraised values for additional trees.
25
15142 Sobey Road Attachment 4
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist reports dated July 25, September 8 and December 5,
2016 prepared by Deborah Ellis and Richard Gessner shall become conditions of approval.
3. The arborist reports dated July 25, September 8 and December 5, 2016 shall be copied on to
a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. It is
acceptable to work with the Project Arborist on specific sections of each report to include in
the final set of plans.
4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection
from this report dated April 4, 2017 shall be copied onto a plan sheet and included in the
final set of plans.
5. The designated Project Arborist shall be Richard Gessner, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $67,730 for tree(s) 1 – 4, 8 – 18, 20, 22 – 24 and 241 – 245.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work. 26
15142 Sobey Road Attachment 4
9. The Project Arborist shall visit the site every two weeks during grading, trenching or other
excavation activities and every month thereafter. Following visits to the site, the Project
Arborist shall provide the City with a report including photos documenting the progress of
the project and noting any tree issues.
10. The Project Arborist shall be on site to monitor:
a. All work within 10 feet of trees 1, 3, 14, 18, 22, 23 and 241.
b. Grading and addition of fill soil for new driveway by tree 18.
c. Excavation and installation of new utilities.
d. Removal and replacement of patio around pool by trees 1 and 3.
e. Installation of retaining wall by tree 4, 14, 17 and 18.
11. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
12. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
13. All construction activities shall be conducted outside tree protection fencing. 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.
14. Trenching to install utilities is not permitted inside tree protection fencing.
15. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
16. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
17. Trees 19, 21, 26, 227, 229 – 240 and 246 meet the criteria for removal and may be removed
and replaced once Building Division permits have been obtained.
18. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
19. New trees equal to $16,780 shall be planted as part of the project before final inspection and
occupancy of the new home. Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
27
15142 Sobey Road Attachment 4
20. At least 6 trees from the City’s list of native species shall be planted as part of the replacement
trees.
21. At least 10 trees shall be planted in the front yard.
22. The rest of the replacement trees may be planted anywhere on the property as long as they do
not encroach on retained trees.
23. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
24. Water loving plants and lawns are not permitted under oak tree canopies.
25. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant the necessary number of new trees, some of the value for
trees may be paid into the City’s Tree Fund.
26. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
27. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection.
28
Attachment 5 Legend Tree Protection Fencing 15142 Sobey Road 29
CITY of SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
(408) 868-1247
MEMORANDUM
TO: Iveta Harvancik, Senior Engineer DATE: August 17, 2016
FROM: City Geotechnical Consultant
SUBJECT: Geotechnical Review (S5286)
RE: Jadali, New Residence GEO16-0022
15142 Sobey Road
At your request, we have completed a geotechnical peer review of the subject application using:
•Final Report Geotechnical Investigation Study (report) prepared by GEC, dated June 10, 2016;
•Civil Plans (3 sheets) prepared by Green Blue Earth, dated August 2, 2016;
•Architectural Plans (5 sheets), prepared by DZ Design Associates Inc., dated August 2, 2016;
and
•Topographic Survey (1 sheet, 20-scale) prepared by TKM Land Surveyors, dated July 15, 2013.
In addition, we have reviewed pertinent documents from our offices files and completed a recent site
reconnaissance.
DISCUSSION
According to the referenced plans, the applicant proposes to demolish the existing residence and construct
a new 2-story residence with a basement and 3 car garage. The applicant proposes to construct a new spa and
exterior patios adjacent to the existing swimming pool. In addition to the existing driveway, a new driveway
will be constructed extending from Sobey Road. Earthwork will consist of about 3,850 cubic yards of cut and
about 1,230 cubic yards of fill.
SITE CONDITIONS
The subject property is situated on gentle to moderately steep (11 to 30 percent inclination) west-facing,
natural hillslope topography. Previous site grading has resulted in a moderately steep (30 percent inclination)
cut on the south side of the residence and a steep (50 percent inclination) fill slope on the north and northwest
side of the residence. Site subsurface exploration performed by the Project Geotechnical Consultant
encountered to the top of sandstone bedrock material between 2.5 and 3 feet below the surface. Surficial soils
were determined to have low expansion potential (plasticity index of 18%). Drainage at the site is
characterized by area drains and uncontrolled sheetflow to the west where it is intercepted by a broad
drainage swale. Distress was noted around the existing swimming pool edge where previously patched cracks
have re-opened.
The property is underlain, at depth, by bedrock of the Santa Clara Formation (conglomerate, sandstone,
and expansive claystone). The bedrock is overlain by potentially expansive sandy and clayey silt (colluvium).
Attachment 3
30
Iveta Harvancik August 10, 2016
Page 2 S5286
The proposed building site is located within the "Sbr" ground movement potential category. "Sbr" is defined
as: “Level ground to moderately steep slopes underlain by bedrock within approximately three feet of the ground surface
or less." Portions of the property west of the proposed building area are mapped as “Ps” defined as: “Gently to
moderately sloping hillsides underlain by relatively unstable material less than 10 feet in thickness that may be
susceptible to shallow landsliding or creep”. Traces of the potentially active Shannon and Berrocal faults have
been mapped approximately 1 mile northeast and 5000 feet southwest, respectively, of the property. The
active San Andreas fault is located approximately 1.9 miles to the southwest.
CONCLUSION
The proposed development is potentially constrained by surficial soil creep and strong seismic ground
shaking. The Project Geotechnical Consultant has performed a geotechnical ngineering investigation of site
conditions and provided geotechnical design criteria that are in general conformance with prevailing
standards. These recommendations include supporting the basement on a reinforced slab, and the at grade
portions of the residence on spread footings extending into bedrock. We recommend approval of Project
Geotechnical Clearance with the following conditions:
1. Geotechnical Plan Review - The applicant's geotechnical consultant should review and approve
all geotechnical aspects of the project building and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for foundations, retaining walls and
driveway) to ensure that their recommendations have been properly incorporated. If retaining
walls are to be founded on drilled piers, then the consultant should provide supplemental
recommendations for pier design.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review and approval prior to issuance of building permits.
2. Geotechnical Construction Inspections - The geotechnical consultant should inspect, test (as
needed), and approve all geotechnical aspects of the project construction. The inspections should
include, but not necessarily be limited to: site preparation and grading, site surface and subsurface
drainage improvements, and excavations for foundations and retaining walls prior to the
placement of steel and concrete. The Consultant shall inspect final project drainage improvements
for conformance with geotechnical recommendations.
The results of these inspections and the as-built conditions of the project shall be described by the
geotechnical consultant in a letter and submitted to the City Engineer for review prior to final
(granting of occupancy) project approval.
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to assist the City in its
discretionary permit decisions. Our services have been limited to review of the documents previously
identified and a visual review of the property. Our opinions and conclusions are made in accordance with
generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all
other warranties, either expressed or implied.
TS:DTS:MMP:kc 31
Attachment 4
32
Attachment 5
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55