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06-28-17 Planning Commission Agenda Packet
Saratoga Planning Commission Agenda – Page 1 of 2 SARATOGA PLANNING COMMISSION REGULAR MEETING JUNE 28, 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 June 14, 2017. 061417 Action Minutes ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS 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 PDR15-0027 & ARB16-0051; Paramount Court (Lot 6) (APN 503-82-006); Paramount Venture LLC A new two-story house with a four car garage at Paramount Court (Lot 6). The height of the house will not exceed 26 feet. No protected trees on the site will be removed. Staff Contact: Sung H. Kwon (408) 868-1212 or skwon@saratoga.ca.us. Saratoga Planning Commission Agenda – Page 2 of 2 Recommended Action: Adopt Resolution No. 17-018 approving the project subject to recommended conditions of approval. Staff Report - Paramount Drive Lot 6 Attachment 1 - Resolution of Approval Attachment 2 - Original Design (Site Plan and Elevations) Attachment 3 - Study Session Design (Site Plan, Front Elevation, Floor Plan) Attachment 4 - PC Study Session Comment Response Letter from Applicant Attachment 5 - Comments from neighbors Attachment 6 - Story Pole Certification Letter Attachment 7 - 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 June 22, 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 22nd day of June 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 Saratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING ACTION MINUTES JUNE 14, 2017 7:00 PM PLANNING COMMISSION REGULAR MEETING Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070 PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Chair Tina Walia, Vice Chair Wendy Chang, Commissioners, Sunil Ahuja, Kookie Fitzsimmons, Joyce Hlava, Len Almalech, Razi Mohiuddin ABSENT: None ALSO PRESENT: Erwin Ordoñez, Community Development Director Nicole Johnson, Planner II Chris Riordan, Sr. Planner Sandy Baily, Project Manager APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of May 24, 2017. FITZSIMMONS/ALMALECH MOVED TO APPROVE THE MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING OF MAY 24, 2017. MOTION PASSED. AYES: WALIA, CHANG, FITZSIMMONS, ALMALECH, MOHIUDDIN. NOES: NONE. ABSENT: NONE. ABSTAIN: HLAVA, AHUJA ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS 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 1.1. Proposed Capital Improvement Projects (CIP) for FY 2017/2018. 3 Saratoga Planning Commission Agenda – Page 2 of 3 Recommended Action: Staff recommends the Commission adopt the attached Resolution #17-014 finding the proposed CIP projects conform to the general plan. HLAVA/ALMALECH MOVED TO ADOPT RESOLUTION 17-014 FINDING THE PROPOSED CIP PROJECTS CONFORM TO THE GENERAL PLAN. MOTION PASSED. AYES: WALIA, CHANG, FITZSIMMONS, ALMALECH, HLAVA, AHUJA, MOHIUDDIN. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE 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 PDR16-0027 & ARB17-0005; 20600 Leonard Road (503-190-083); Dan Li & Chaohuang Zeng – The project applicant is requesting Design Review approval to construct a new single-family home greater than 18 feet in height. The net lot size area is 34,680 square feet and is zoned R -1-12,500. Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 17-007 approving the project subject to conditions of approval as included in Attachment 1. ALMALECH/MOHIUDDIN MOVED TO APPROVE WITH MODIFICATIONS TO CONDITIONS OF APPROVAL: The attached accessory dwelling unit shall be reduced in height 12 inches from its proposed height of 18 feet. The bedroom and bath area of the accessory dwelling unit shall be moved toward the southern property line by no less than a distance of 8’-0. Trees are to be planted along the eastern and southern property lines to screen views of the structure from adjacent neighbors. The project applicant shall coordinate with the City Arborist on the correct species of trees to be planted to adequately provide visual screening. MOTION PASSED. AYES: AHUJA, ALMALECH, HLAVA, MOHIUDDIN. NOES: WALIA, CHANG, FITZSIMMONS. ABSENT: NONE. ABSTAIN: NONE. 2.2 Application PDR15-0022 & ARB16-0049; Paramount Court (Lot 4) (APN 503-82- 006); Paramount Venture LLC – A new two-story house with a two car garage at Paramount Court (Lot 4). The height of the house will not exceed 26 feet. No protected trees on the site will be removed. Planning Commission review is required for a new two story house. Staff Contact: Sandy Baily (408) 868-1225 or sbaily@saratoga.ca.us. 4 Saratoga Planning Commission Agenda – Page 3 of 3 Recommended Action: If the Planning Commission finds that their directions have been met, the Commission should adopt Resolution No. 17-016 approving the project subject to recommended conditions of approval. AHUJA/HLAVA MOVED TO APPROVE WITH MODIFICATIONS TO CONDITIONS OF APPROVAL: The maximum plate height on the second floor shall be nine feet. Clerestory windows shall be used on the second story south side elevation for bedroom and bathroom #2 and the two hall windows. Developer shall work with the City Arborist for plant screening along the rear property line. MOTION PASSED. AYES: AHUJA, HLAVA, CHANG, WALIA, FITZSIMMONS. NOES: ALMALECH. ABSENT: NONE. ABSTAIN: NONE. 2.3 Application PDR17-0003/ARB17-0007; 13090 Paramount Court (503-82-029); Lands of Chang – The applicant is requesting approval of a new single story residence greater than 18’ in height (maximum height of 22’) and exceeds 6,000 square feet in floor area. Six (6) protected trees are proposed to be removed. Staff contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us Recommended Action: Adopt Resolution No. 17-015 approving the project subject to conditions of approval as included in Attachment 1. FITZSIMMONS/CHANG MOVED TO APPROVE WITH CONDITIONS OF APPROVAL. MOTION PASSED. AYES: FITZSIMMONS, CHANG, WALIA, AHUJA, HLAVA, ALMALECH, MOHIUDDIN. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. DIRECTOR ITEMS: None. COMMISSION ITEMS. None. ADJOURNMENT: 10:20 PM Minutes respectfully submitted: Janet Costa, Office Specialist III City of Saratoga 5 REPORT TO THE PLANNING COMMISSION Meeting Date: June 28, 2017 Application: PDR15-0027 & ARB 16-0051 Location / APN: Paramount Drive Lot 6 / 503-82-006 Owner / Applicant: Paramount Venture LLC / Mark Garcia Staff Planner: Sung H. Kwon, Senior Planner Paramount Drive Lot 6 Site 6 2 SUMMARY PROJECT DESCRIPTION: The applicant is requesting design review approval to construct a new two-story 5,609 square foot home with a four-car garage at Paramount Drive (Lot 6). The height of the home will not exceed 26 feet. No protected trees on the site will be removed. STAFF RECOMMENDATION: Adopt Resolution No. 17-018 approving the project subject to recommended conditions of approval. Planning Commission Design Review approval is required because the proposed home would be two stories and would exceed 18 feet in height (City Code Section 15-45.060.) PROJECT DATA: Site Area: 34,768 sf net Slope: 13% Grading: 217 cy of cut, 386 cy of fill, and 151 cy of import General Plan Designation: Residential Very Low Density (RVLD) Zoning: Single-Family Residential (R1-40,000) Proposed Allowed/Required Site Coverage Main House & Garage Walkway, Decks, Patio Pervious Paver Driveway Total Site Coverage Front Yard Impervious 6,115 sf 120 sf 1,295 sf (50% of 2,590 sf) 7,572 sf (21.8%) 258 sf (4.8%) 12,169 sf (35%) 2,689 sf (50% of 5,378 sf ) Floor Area First Floor Second Floor Garage Total Floor Area 4,225 sf 441 sf 943 sf 5,609 sf 5,610 sf Height Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 405.08’ 405.08’ 405.08’ 431.08’ (26’) 26 feet Maximum Setbacks Front: Left Side (interior side): Right Side (interior side): Rear: 1st Story 40.59 ft. 33.06 ft. 20 ft. 104.21 ft. 1st Story 30 ft. 20 ft. 20 ft. 50 ft. 7 3 Front: Left Side (interior side): Right Side (interior side): Rear: 2nd Story 48.18 ft. 79.29 ft. 75.29 ft. 141.90 ft. 2nd Story 30 ft. 25 ft. 25 ft. 60 ft. BACKGROUND Previous Hearing This application was initially reviewed by the Planning Commission on November 9, 2016. After conducting the public hearing and receiving testimony, the Planning Commission continued the matter to a study session in January 2017. The purpose for holding the study session for this application was to discuss alternative designs and receive additional input to better refine the design and to reduce perceived neighborhood impacts. Following is a summary of the comments made by the Planning Commission during the public hearing: • Too much rock on the façade • Consider single story, limited to 23 ft. high • Consider a U or L shaped house so that it would not be a long house Study Session On January 24, 2017, the Planning Commission held a study session to review a revised design and provided the following comments to the applicant: • Consensus that Commissioners did not like the appearance of the proposed Cupertino stacked “Box on Box” entryway. • Consensus that Commission did not like the second story, but one Commissioner doesn’t consider this a two-story home due to the limited size of the two-story component • Neighbors may not like the spread out design of the proposed house. • Commissioners provided comments about possibly lowering overall roof height. • One commissioner likes the house because it is located further from the neighbors. • One commissioner was unsure about the compatibility of a second story. • Commissioners commented that the proposed two-story entryway element conflicts with design guidelines. • One Commissioner commented that an L or U shape design may be worse for the neighbors in terms of apparent bulk and mass. • Most Commissioners had no issues with the proposed 4car garage. • Majority of the Commission were in favor of eliminating the second story. • Majority of the Commission were supportive of the hip roof alternative. • One Commissioner commented that the entryway element sticks out. The applicant’s Architect has submitted a letter addressing the Study Session directions and comments of the Planning Commission (Attachment 4). Although a majority of the Commission did not like the second story, the applicant believes that the two-story element is modest in scale. The Commission suggested an L- or U-shaped floor plan. The applicant 8 4 believes that the proposed design would have less impact on the neighbors along the West/Rear property lines. Following is a table comparing the proposed floor area and height of the original design (Attachment 2), the study session alternative design (Attachment 3) and the current revised design (Attachment 7). Total Living Area Total Area Max Height Original Plans 4,608 sq. ft. 5,542 sq. ft. 25.83 ft. Study Session Plans 4,655 sq. ft. 5,601 sq. ft. 25.5 ft. Current Plans 4,666 sq. ft. 5,609 sq. ft. 26 ft. PROJECT DESCRIPTION/DISCUSSION Site and Neighborhood Description: The 34,768 net square foot property is located and accessed from Paramount Drive (Lot 6). The residential neighborhood on Paramount Court and Drive include single story and two story houses with various architectural styles, elements and materials that include ranch, contemporary and Mediterranean. There are approximately ten single-story houses and five two-story houses existing on Paramount Court. There are approximately 17 single-story houses and 11 two-story houses existing on Paramount Drive. The houses surrounding the subdivision are one- and two-story structures that are of also various architectural styles which include ranch, contemporary and modern. Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Average Grade 391 376 376 376 391 405 409 Height 25.75’ 26’ 25.83’ 26’ 23.5’ 26’ 21’ Stories 2 2 2 2 1 2 1 Lot 7 has the highest average grade (409 feet in elevation). Lot 6 (405 feet in elevation) is approximately 4 feet below Lot 7. As a neighborhood reference point, the existing grade of the neighbor’s lot at 20651 Rice Court is approximately 10 feet higher than the average grade of Lot 6. The existing grade of the neighbor’s lot at 13194 Pierce Road is approximately 20 feet higher than the average grade of Lot 6. Most of the homes approved in the paramount subdivision are two story homes. Only Lot 5 and Lot 7 are one-story homes. Lot 5 is 23.5 ft. high and Lot 7 can only be 21 feet high (max). The heights of the two-story homes range from 25.75 to 26 feet high. Architectural Design: The applicant is proposing a two-story contemporary designed home that will be 26 feet in height. The houses proposed within the subdivision are all of a contemporary Mediterranean inspired architectural style with varied architectural 9 5 elements. The exterior materials include stucco exterior, very light green trim, metal railing, and a concrete “s” tile roof. An entry porch is proposed at the front elevation. One wood burning fireplace and one gas fireplace is proposed. The design of the structure is consistent with the residential design guidelines as discussed in Recommended Finding (g). Trees: There are numerous trees along the edge of the subdivision but no trees will be removed as part of this application. . There are 13 protected trees along the edge of the property. The City Arborist has reviewed the proposal and has recommended mitigations as conditions of approval to ensure that the existing trees will not be impacted by the construction. The applicant is required to place a tree deposit $26,260 and install tree protection fencing prior to the issuance of building permits in order to ensure preservation of identified trees. Landscaping: New landscaping includes ten (10) 24-inch box Saratoga Laurels, two (2) 24-inch box California Sycamores, and three (3) 24-inch box Western Redbuds. In addition, a variety of shrubs and varied ground cover is included. The proposed trees will provide screening to the neighboring residence to the West, the neighboring residence to the South, and Lot 5. The proposed trees will also screen the house from Paramount Drive. A condition of approval requires that the applicant shall demonstrate compliance with the Water Efficient Landscape Ordinance when the application is submitted to the Building Department. CalGreen Standards/Sustainable Features: The project will be required to comply with the required CalGreen standards. Neighbor Notification and Correspondence: Public notices were sent to property owners within 500 feet of the site. As of the writing of this staff report, two comment letters were received. Both comment letters expressed concerns about the location of the proposed structure. The neighbor at 13194 Pierce Road would like the upper story of the proposed house to be moved to the North outside of their preferred view/site lines. The neighbor at 20651 Rice Court would like the Southern portion of the proposed structure to be moved Northward to increase the distance between the two properties to limit perceived privacy impacts. This Detail Colors and Materials Exterior Cream (Stucco) Roof Red (Concrete Tile) Windows White Trim Very Light green Door Brown Decorative Metal Dark Grey 10 6 neighbor also expressed concerns about erosion along the South property line and wanted a fence on the South property line for privacy. DESIGN REVIEW FINDINGS The findings required for issuance of a Design Review Approval pursuant to City Code Section 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. Although the site’s topography has been changed by the installation of the public improvements such as required streets and utilities, the project meets this finding because the residence proposed is located in the center on a relatively flat portion of the new lot. Some fill is proposed along the Southern portion of the proposed structure. The neighboring structures will remain at a higher elevation than the proposed structure. (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. The project meets this finding in that the applicant has designed the project to not impact any trees on this lot. The City Arborist has reviewed the proposal and has recommended conditions of approval to ensure that the existing trees will not be impacted by the construction. (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. The project meets this finding because the structure meets the front setbacks and is offset from the cul-de-sac. The nearest neighboring structure at 20651 Rice Court is approximately 60 feet from the proposed house and is located approximately 10 feet higher in elevation than the proposed residence. The property at 13194 Pierce Road is approximately 20 feet higher in elevation and is located approximately 290 feet away. The proposed landscaping will provide some privacy screening. The Commission may wish to consider requiring additional screening along the South property line to increase privacy to address neighbor concerns. The project does not impact any identified community viewsheds. (d) The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. The project meets this finding because the project minimizes the prominence of the structure when viewed from the street by exceeding the minimum setback requirements for the front yard. The design includes numerous wall planes and roof forms. 11 7 Along the front elevation the first floor plate heights transition from approximately 10- 11 feet to approximately 13 feet. (Most of the first floor plate heights are approximately 13 feet at the rear.) This allows the massing to increase at the center of the structure. The proposed structure has a small second story element that is stepped back from the entryway and second story deck. (e) The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. The project meets this finding because impermeable hardscape surfaces constitute less than 50% of the front setback area. The proposed landscaping is complementary of the landscaping in the surrounding neighborhood. (f) Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. The sun generally travels from East to West at a Southern angle during the day. Most potential impacts related to the ability to utilize solar energy would be on properties to the Northwest and Northeast, as those areas would get the largest shadow. The neighbor at 20651 Rice Court is located to the South of the property and would not be impacted due its location. The neighbor at 13194 Pierce Road is located to the West, but at a higher elevation. Lot 7 is located to the North, but Lot 7’s average grade would be 4 feet higher. In addition, the structure on Lot 7 would be approximately 60 feet away from the proposed structure. The project meets this finding because the proposed location and average grade would not impact solar access for adjacent properties. (g) The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. The project meets this finding because the building design and site plan incorporate several techniques from the Residential Design Handbook, including: 1) a side entry garage, 2) increased side yard setbacks, and 3) selected materials, colors, and details enhance the architecture in a well- composed, understated manner. At the January 24, 2017 study session, the certain members of the Planning Commission were not supportive of the second story, while other Commissioners were supportive of the second story. The context of the neighborhood includes one and two story homes. The proposed two-story structure is placed further back from the street than the normal setback. In addition, the second story is stepped back from the first floor entry porch which deemphasizes the second story. (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. Although the average slope of the lot is 13%, the lot is not located in a hillside zone and the property is not on a ridgeline. Lot 6 is located at a lower elevation than the neighboring structures. As such, the structure would not impact a significant hillside feature or community viewsheds. 12 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 or conversion of up to three single-family residences. ATTACHMENTS 1. Resolution of Approval 2. Original Design (Site Plan and Elevations) 3. Study Session Design (Site Plan, Front Elevation, Floor Plan) 4. PC Study Session Comment Response Letter from Applicant 5. Comments from neighbors 6. Story Pole Certification Letter 7. Development Plans 13 1 RESOLUTION NO: 17-018 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR15-0027 & ARBORIST REVIEW ARB 16-0051 LOCATED AT PARAMOUNT DRIVE (LOT 6) WHEREAS, August 17, 2015, an application was submitted by Mark Garcia requesting Design Review approval to construct a new two-story home and related site improvements located on Paramount Drive (Lot 6). The project would have a total floor area of 5,609 square feet. The height of the proposed residence would be approximately 26 feet. The site is located within the R- 1-40,000 Zoning District. 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 exempt. WHEREAS, on November 9, 2016, the Planning Commission held a duly noticed public hearing on the subject application, and continued the item to November 15, 2016. WHEREAS, on November 15, 2016, 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. The Commission then continued the item to a Planning Commission Study Session on January 24, 2017. WHEREAS, on January 24, 2017, the Planning Commission provided comments to the applicant regarding a revised design. WHEREAS, on June 28, 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 Attachment 1 14 2 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 entry is in scale with other structures in the neighborhood. In addition, 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 PDR15-0027 and ARB15-0051 located at Paramount Drive Lot 6, 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 28th day of June 2017 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Tina K. Walia Chair, Planning Commission 15 3 Exhibit 1 CONDITIONS OF APPROVAL PDR 15-0027 & ARB 16-0051 Paramount Drive Lot 6 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, or grading permit 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 satisfaction of 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 Zoning Regulations incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. In addition, prior to any Zoning Clearance, 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. 16 4 5. Construction must be commenced within 36 months from the date of this approval (June 28, 2020), or the resolution will expire. 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 June 5, 2017 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 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. 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. 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. 17 5 11. 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. 12. 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. 13. 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: g. 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. h. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. i. 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. j. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 14. The front yard and exterior side yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at %150 of the estimated cost of the installation of such landscaping shall be provided to the city. 15. Prior to issuance of Building Permits, the applicant shall correct the plans for the loggia so that it is not considered square footage. FIRE 16. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Therefore, additional fire requirements may be required during the Building Permit plan check process. 17. This project is located within the designated Wildland- Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 18. An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: In all new one- and two-family dwellings and in existing one- and 18 6 two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by SMC. 19. Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 20. Provide an approved Early Warning Fire Alarm System throughout all portions of the structure, installed per City of Saratoga Standards. Prior to installation, a licensed C-10 contractor shall submit to the fire department, plans, specifications & listings, a completed permit application, and applicable fee's for review and approval. Where a proposed development does not require any form of permit or approval to be granted under the Subdivision Ordinance or the Zoning Ordinance, installation of an early warning fire alarm system in accordance with the provisions of Article 16-20 of the Saratoga Municipal Code shall be required as a condition for the granting of any building or other permit under Chapter 16 of the Saratoga Municipal Code in each of the following cases: All new and when expanded by fifty percent or more, existing residential occupancies, commercial structures and community facilities located within a designated Wildland-Urban Interface Fire Area. SMC Art.16-60. 21. All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 22. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign 19 7 or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. ARBORIST 23. All requirements in the City Arborist Report dated September 22, 2016 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 24. The owner (applicant) shall pay all applicable fees prior to Zone Clearance. 25. Applicant (owner) shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Design Review. 26. Show all subdivision improvements per approved Subdivision Improvement Plans on the building plan set. 27. All new utility connections shall be installed underground. 28. Prior to issuance of a building permit, submittals shall be provided for materials used for permeable driveways and walkways to justify that the materials will be pervious when installed. Submittals include drainrock, bedding, jointing aggregate gradation, geotextile fabric documentation and permeable interlocking pavers documentation. 29. All materials delivered to the site for the permeable driveways and walkways shall be stored on a hard surface or on geotextile. 30. The developer/owner is responsible to protect the permeable driveway areas during and after the paver installation. No loose material shall be stored on the finished driveways without protection of driveways. The developer/owner shall protect driveways from stormwater runoff with sediment. A sign shall be posted near each permeable driveway to protect the surface during construction and all new homeowners shall be informed about the long-term driveway protection. 31. Incorporate complete and signed Resolution No. 14-017 approving the Subdivision Application SUB13-0003 into the building plan set. 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. 20 8 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. ****************** END OF CONDITIONS OF APPROVAL ****************** 21 22 23 SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc. UP 18R COURTYARD 27'-0" X 22'-10" 2-CAR GARAGE 10'-0" CLG.21'-0" X 20'-6" 1-CAR GARAGE 10'-0" CLG. 20'-0" X 11'-2"PWDR. 10'-0" CLG. ENTRY 10'-0" CLG. LIVING ROOM 10'-0" CLG. 11'-10" X 15'-5 DINING 10'-0" CLG. 18' X 11'-6" GREAT ROOM 10'-0" CLG.16'-0" X 17'-1" GUEST SUITE 10'-0" CLG.13'-7" X 11'-6" SERVE 10'-0" CLG.WINE 10'-0" CLG. KITCHEN 10'-0" CLG.12'-3" X 19'-1" NOOK 10'-0" CLG. GUEST BATH 10'-0" CLG. PANTRY 10'-0" CLG. VERANDA 10'-0" CLG. DROP ZONE 10'-0" CLG. LOGGIA 13'-0" X 29'-0" 80'-0" 13'-0"67'-0" 46'-6"20'-6"59'-4"4'-5"12'-1"4'-0"21'-2"12'-5"5'-3"80'-0" 10'-0" 12'-9"13'-1"20'-8"20'-6" 67'-0"59'-4"12'-10"23'-4"17'-6"A A3 A A3 B A3 B A3 3'-0"5'-8"DN OWNER BDRM. 9'-0" CLG.14'-5" X 14'-8" OWNERBATH 9'-0" CLG. W.I.C. 9'-0" CLG.31 L.F. HALL 9'-0" CLG. BDRM. 2 9'-0" CLG.11'-10" X 15'-7" DECK BATH 2 9'-0" CLG. SERVICE 9'-0" CLG. BATH 3 9'-0" CLG. BDRM. 3 9'-0" CLG.10'-10" X 11'-4" BDRM. 4 9'-0" CLG.13'-6" X 13'-0" BATH 4 9'-0" CLG. W.I.C. 9'-0" CLG. 77'-0"59'-4"77'-0"59'-4"4'-0"25'-0"27'-01 2"14'-512" 6'-6"17'-6"2'-012"19'-312"16'-1"3'-6"11"41'-10"17'-6"12'-6"16'-6"12'-10"10'-0"12'-9"17'-6" 70'-6" 70'-6"6'-6"41'-10"16'-21 2"14'-012" HALL 11'-0" CLG. A A3 A A3 B A3 B A3 4 Square footage summary First floor: 1986 SF Second floor: 1695 SF Total living: 3681SF Garage: 684 SF Enclosed Porches: 131 SF Total:4496 SF Max allowable:4518 SF SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 January 25, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. A2 First Floor PlanSecond Floor Plan January 06, 2017 © 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC Scale: 1”= 20’ Site Plan SP 6 +/- 1 5 0 ’ - 0 ” +/- 1 0 5 ’ - 0 ” Attachment 3 24 SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc. UP 18R COURTYARD 27'-0" X 22'-10" 2-CAR GARAGE 10'-0" CLG.21'-0" X 20'-6" 1-CAR GARAGE 10'-0" CLG. 20'-0" X 11'-2"PWDR. 10'-0" CLG. ENTRY 10'-0" CLG. LIVING ROOM 10'-0" CLG. 11'-10" X 15'-5 DINING 10'-0" CLG. 18' X 11'-6" GREAT ROOM 10'-0" CLG.16'-0" X 17'-1" GUEST SUITE 10'-0" CLG.13'-7" X 11'-6" SERVE 10'-0" CLG.WINE 10'-0" CLG. KITCHEN 10'-0" CLG.12'-3" X 19'-1" NOOK 10'-0" CLG. GUEST BATH 10'-0" CLG. PANTRY 10'-0" CLG. VERANDA 10'-0" CLG. DROP ZONE 10'-0" CLG. LOGGIA 13'-0" X 29'-0" 80'-0" 13'-0"67'-0" 46'-6"20'-6"59'-4"4'-5"12'-1"4'-0"21'-2"12'-5"5'-3"80'-0" 10'-0" 12'-9"13'-1"20'-8"20'-6" 67'-0"59'-4"12'-10"23'-4"17'-6"A A3 A A3 B A3 B A3 3'-0"5'-8"DN OWNER BDRM. 9'-0" CLG.14'-5" X 14'-8" OWNERBATH 9'-0" CLG. W.I.C. 9'-0" CLG.31 L.F. HALL 9'-0" CLG. BDRM. 2 9'-0" CLG.11'-10" X 15'-7" DECK BATH 2 9'-0" CLG. SERVICE 9'-0" CLG. BATH 3 9'-0" CLG. BDRM. 3 9'-0" CLG.10'-10" X 11'-4" BDRM. 4 9'-0" CLG.13'-6" X 13'-0" BATH 4 9'-0" CLG. W.I.C. 9'-0" CLG. 77'-0"59'-4"77'-0"59'-4"4'-0"25'-0"27'-01 2"14'-512" 6'-6"17'-6"2'-012"19'-312"16'-1"3'-6"11"41'-10"17'-6"12'-6"16'-6"12'-10"10'-0"12'-9"17'-6" 70'-6" 70'-6"6'-6"41'-10"16'-21 2"14'-012" HALL 11'-0" CLG. A A3 A A3 B A3 B A3 4 Square footage summary First floor: 1986 SF Second floor: 1695 SF Total living: 3681SF Garage: 684 SF Enclosed Porches: 131 SF Total:4496 SF Max allowable:4518 SF SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 January 25, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. A2 First Floor PlanSecond Floor Plan January 06, 2017 © 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC 6 A1Scale: 1/8”= 1’-0” Floor Plan Exterior Elevation Living Area: Garage: Total: Max Allowed: 4,655 SF 946 SF 5,601 SF 5,610 SF First Floor 4,214 SF Second Floor 441 SF DINING WINESERVE MUD ROOM ENTRY DEN/OFFICEOWNER’S BDRM. OWNER’S BATH W.I.C. PWDR, PORCHLOGGIA BDRM. 2 BDRM. 3 BDRM. 4 BA. 2 BA. 3 BA. 4 SERVICE BONUS ROOM DECK 2-CAR GARAGE 2-CAR GARAGE GREAT ROOM LOGGIA KITCHEN NOOK GUEST SUITE GUEST BATH 5’-0” 16’-6”33’-0”23’-0” 128’-0” 17’-0”38’-6” 16’-0”18’-0”10’-6”22’-0” 128’-0” 12’-0”22’-0”21’-6”4’-0”28’-0”28’-0”22’-0”22’-0”6’-0”21’-0”71’-0”8’-0”10’-0”± 20’-6”± 25’-6”± 5’-0”25 Attachment 4 26 27 Attachment 5 28 29 30 31 1 Sung Kwon From:Yuchi Yeh <ycy20651@comcast.net> Sent:Monday, June 19, 2017 2:18 PM To:Sung Kwon Subject:Paramount Court- Lot 6 Dear Mr. Kwon, In persuit of our letter submitted regarding PDR 15-0027&ARB 16-0051/ Paramount Court - Lot 6. Applicant/Owner: Paramount Ventures, LLC. APN: 503-82-006 (Lot6), we would like to request that if there were to be a fence, it will not be unsightly and create a claustrophobic view for the neighbors. The fence style will not only affect the immediate properties but also impact the charm of our community. We kindly request the review of the fencing material and design. Thank you for your attention. Yu-Chi and Eunice Yeh 20651 Rice Court Saratoga, CA 95070 (408) 867-7988 32 Diane and Andrew Carter June 20, 2017 Planning Commission City of Saratoga, Saratoga, CA 95070 Regarding: Change in location and plans for Paramount Venture, LLC, APN: 503-82-006 9Lot 6); PDR 15-0027 & ARB 16-0051 Paramount Court Lot 6 The above property is directly adjacent to our property and seen from the most common living spaces of our home. We are requesting design modifications and relocation on the lot for the current proposed house. We have seen the plans for the new home and agree that the design is more aesthetically pleasing and appropriate to the neighborhood than the previous design. The location, like our home and most of the other adjacent properties is around an acre in size and gracefully accommodates homes in the 3000 to 5000+ square foot range. We were disappointed with the drastically changed story poles for the house proposed for lot 6. The story poles for the proposed house at Lot 6 were moved to the south of the lot and the roof line was changed. Any home in that location would be in our view and we understand that view is not necessarily considered but the new design and location for lot 6 is now so directly in front of the western living spaces and the tallest part of the house is what we see from our dining room. The difference in impact is significant. Initially, the proposed house was located on the shared, common boundary with the Morroco house next door to us and not in a central line of sight for either house. The impact was shared between the two properties. The new location is directly in the central line of sight for us. Whereas previously, the Lot 6 house was visible from both properties, it did not have such a significant impact on either property as the new location. We didn’t like the first design but felt that it had been situated on the lot in such a way to have minimal impact to the neighbors. With the relocation of the highest part of the proposed house to the south (left side of our house when we look out) the house is now intrusive and impossible to ignore from our most used living spaces. 33 Due to the revision in design and location, we request and recommend modifications to the design to relocate the most visible parts of the house to the South. Some possibilities might include reconfiguration of the garage to the back (west) so that there would be a greater offset on the southern side of the property. Modifying the location of the “bonus” room toward the north of the house would also improve the appearance of the house from our location. We are open to any other suggestions or recommendations by the builder, architect and planning commission. Sincerely, (please consider this electronically signed) Diane and Andrew Carter 13194 Pierce Rd. Saratoga, CA, 95070 (408) 867-2423 dianecart@gmail.com 34 Attachment 6 35 Project Team FLOOR AREA TABLE HEIGHT INFORMATION TABLE Height Foot Elevation Lowest Elevation Point*405.08 ft Highest Elevation Point*405.08 ft Average Elevation Point*405.08 ft Top Most Elevation Point 431.08 ft 1st Floor 4225 sf 2nd Floor 441 sf Total Living 4666 sf Garage 943 sf Enclosed Porches 0 sf Total Area (proposed) 5609 sf Max Area^ (allowed)5610 sf Pierce R d Scale: 1/8” = 1’-0” Not to Scale Setbacks Required**Proposed*** Front (East)*30 ft 40.59 ft Side (South) First Floor*20 ft 33.06 ft Side (South) Second Floor*25 ft 79.29 ft Side (North) First Floor*20 ft 20.00 ft Side (North) Second Floor 25 ft 75.29 ft Rear (West) First Floor*50 ft 104.21 ft Rear (West) Second Floor 60 ft 141.90 ft Paramount Drive, Lot 6 Saratoga, CA 95070 APN*: 503-82-006 Zoning: R-1-40,000 Gross Lot Size*: 0.9502 ac (41,391 sf) Net Lot Size*: 0.8932 ac (34,768 sf) Slope at Bld. Edge: 2% min. Average Slope*: 13% Slope Adjustment*: 16% SETBACK TABLE * Information by Bowman & Williams Civil Engineers and Land Surveyors ^ Provided by the City of Saratoga Submittal Package New Single Family Residence and related landscaping. No trees to be removed. Project Description 1st Floor SF not counted Scale: 1/32” = 1’-0” 2nd Floor 4225 441 476 313 168 208 467Saratoga Sunnyvale RdParamount CtParamou n t D r LOT 6 IMPERVIOUS COVERAGE TABLE Impervious Surfaces Total SF % Coverage Footprint of Home/Garage 6,115 Driveway / Drive Aisles 0 Walkways / Decks / Patio 162 Other 0 (a) SUBTOTAL IMPERVIOUS 6,277 sf 15.2% Site Coverage Total (a) +(b)7,572 sf 18.3% Pervious Surfaces Actual SF 50%Total SF Permeable Paver Driveway 2,590 1,295 1,295 Permeable Paver Walkways / Patio 0 0 0 Permeable Artificial Turf / Other 0 0 0 (b) SUBTOTAL PERVIOUS 1,295 sf 3.1% SITE COVERAGE ** Per Final Map (see civil) *** Proposed setbacks are consistent with city code Owner: Contact: Mark Garcia Business:(925) 217-4765 Civil Engineer: Contact: Joel Ricca Business: (831) 426-3560 Architect: Contact: Adam Gardner Business:(925) 463-1700 Landscape Architect: Contact: Annika Carpenter Business:(925) 938-7377 BOWMAN AND WILLIAMS 1011 Cedar Street Santa Cruz, CA 95060 WILLIAM HEZMALHALCH ARCHITECTS 5000 Executive Parkway, Suite 375 San Ramon, CA 94583 RIPLEY DESIGN GROUP 1615 Bonanza Suite 314 Walnut Creek, CA 94596 ARCHITECTURE A1 Cover Page A1.1 Proposed Residences A1.2 Neighorhood Context Map A2 Floor Plans A3 Roof Plan & Cross Sections A4 Elevations A5 Front Elevation Rendering CIVIL C1 Site Plan - Lot 6 C2 Grading & Drainage Plan - Lot 6 C3 Tree Protection Plan - Lot 6 LANDSCAPE L1 Preliminary Street Tree & Fencing Site Plan L2 Preliminary Site Details L3 Preliminary Planting Plan - Lot 6 L4 Preliminary Irrigation Plan - Lot 6 L5 Preliminary Irrigation Details L6 Preliminary Irrigation Details L7 Preliminary Notes and Data MHG BUILDER & CONSULTING, INC. 7033 Village Parkway, Suite 205 Dublin, CA 94568 SARATOGA ESTATES- LOT 6 CITY OF SARATOGA, CA SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA1 36 “”J:\B&W\25800\25859 MCD Paramount Court\dwg\Final Improvement Plans\LOT 6 -Rev.dwg, 5/24/2017 1:58:57 PM, DWG To PDF.pc3SARATOGA ESTATES SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc. Proposed Residence - Lot 6 * Approved LOT 1*LOT 2* LOT 3* LOT 4 LOT 6 LOT 5* LOT 6 LOT 7 LOT 1 LOT 5 LOT 4 LOT 3 LOT 2 Paramount Drive Paramount Court SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA1.1 37 “”J:\B&W\25800\25859 MCD Paramount Court\dwg\Final Improvement Plans\LOT 6 -Rev.dwg, 5/24/2017 1:58:57 PM, DWG To PDF.pc3SARATOGA ESTATES SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc. Neighborhood Context Map SCALE = 1:80 LOT 6 Paramount DriveParamount Court LOT 7 LOT 1 LOT 5 LOT 4 LOT 3 LOT 2 13156 Paramount Dr.*13158 Stewart Ct.*13169 Stewart Ct.* 20651 Rice Ct.*20673 Rice Ct.* 13194 Pierce Rd.* 13190 Pierce Rd.** 13180 Pierce Rd.** 13160 Pierce Rd.*13095 Paramount Ct.*13090 Paramount Ct.*13060 Paramount Ct.* 13075 Brandywine Dr.* 18175 Rodeo Creek Hollow* 18150 Rodeo Creek Hollow* Approximate window location Note:Neighbor footprints and distances are approximated. * Images taken from Google Maps/Street View ** WHA Photos ±93’±55’±170’±150’±60’±60’±53’±75’ SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA1.2 38 PWDR 21'-612" 11'-6"23'-0"11'-8"19'-912"13'-11"69'-6"20'-712"22'-0"5'-10"10'-2"22'-0"28'-6"122'-6" 14'-6"17'-0"11'-812"11'-9"5'-0"69'-6"15'-6"14'-0"25'-0"5'-0"5'-0"DINING 10'-0" CLG.12'-1" x 14'-0" SERVE 10'-0" CLG. WINE 10'-0" CLG. ENTRY 10'-0" CLG. 8'-3" x 16'-5" STAIR HALL 13'-0" CLG. LOGGIA 13'-0" CLG. 17'-6" x 15'-0" KITCHEN HIS W.I.C. 11'-0" CLG. 6'-10" x 8'-10" OFFICE 10'-0" CLG.13' x 12'-8" HER W.I.C. 11'-0" CLG.13'-8" x 10'-1" OWNER BDRM 13'-0" CLG.16'-0" x 19'-10" OWNER BATH 11'-0" CLG. GALLERY DROP ZONE SERVICE PORCH 10'-0" CLG.19'-0" x 9'-0" BDRM 2 13'-0" CLG.11'-2" x 14'-7" BDRM 3 13'-0" CLG.11'-0" x 13'-3" BDRM 4 12'-0" CLG.13'-2" x 11'-3"GREAT ROOM 13'-0" CLG.29'-8" x 19'-7" NOOK 13'-0" CLG.14'-3" x 9'-8" W.I.C. BATH 3 11'-0" CLG.BATH 4 11'-0" CLG. BATH 2 11'-0" CLG. 2-CAR GARAGE 13'-0" CLG.20'-11" x 21'-3" GUEST BDRM 13'-0" CLG.14'-11" x 11'-9" 2-CAR GARAGE 10'-0" CLG.21'-3" x 20'-11" SERVICE FAMILY W.I.C. BATH 5 PANTRYAA3 AA3B A3 B A3 21'-0"10'-0"8'-0"3'-0"3'-0"22'-0" 122'-6" BONUS ROOM 9'-0" CLG.20'-0" x 20'-0" DECK 21'-0" x 8'-0" 21'-0"21'-0"21'-0"29'-0"8'-0"8'-0"29'-0"21'-0" SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc.2015180 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. A26 First Floor Plan Square footage summary First floor: 4225 SF Second floor: 441 SF Total living: 4666 SF Garage: 943 SF Enclosed porches:0 SF Total:5609 SF Max allowable:5610 SF Second Floor Plan SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA2MHG Builder & Consulting, Inc.WOOD BURNINGGAS BURNING39 4:12 RIDGE4:12 4:124:12HIPHIPHIPHIP4:12 4:124:12 4:12 4:124:124:124:124:124:124:12 4:12 4:12 4:12 4:124:12 4:12 4:12 4:12 4:124:124:124:124:12VALLEYHIPHIPRIDGEVALLEYHIPHIPHI P HIPVALLEYVALLEYRIDGE HIPHIPHIPHIPHIPHIPHIPHIPHI P HI PHIP HIPVALLEYVALLEYRIDGE RIDGE RIDGEVALLEYVALLEYRIDGEVALLEYVALLEYAA3AA3B A3 B A3 10'-1"13'-1"T.O.P. T.O.P. 26'-0" 18'-0" TOP ELEV. POINT = 431.08 ft. F.F.9'-7"PORCH ENTRY GALLERY GREAT ROOM LOGGIA BONUS ROOM AVERAGE GRADE / PAD HEIGHT = 405.08 ft. 26'-0" 18'-0" 13'-1"13'-1"T.O.P. AVERAGE GRADE / PAD HEIGHT = 405.08 ft. T.O.P.10'-1"T.O.P. BATH 2 HER W.I.C.HALL SERVICE POWDER GREAT ROOM KITCHEN PANTRY SERVICEW.I.C.2-CAR GARAGE SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA MHG Builder & Consulting, Inc.2015180 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. A36 Roof Plan Section B Section A SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA3MHG Builder & Consulting, Inc. 40 MHG BUILDER & CONSULTING, INC. SARATOGA ESTATES Saratoga, California Project #2015180 www.wharchitects.com 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 Tel 949 250 0607 Fax 949 250 1529 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 925 463 1700 Fax 949 250 1529 EXTERIOR COLOR & MATERIALS MATERIAL COLOR MANUFACTURER ROOFING: Concrete ‘S’ Tile 3813 SAN MATEO BLEND (CRRC Cool Roof Rated Product)EAGLE METAL BIRD STOP @ ‘S’ TILE (Factory Finish)TERRA COTTA EAGLE WINDOWS (Factory Finish)2WHITE ANDERSEN or comparable 2PRECAST STONE (Smooth Finish)1W NAPA VALLEY CAST STONE STUCCO COLOR KM 4732 CYPRUS GRASS KELLY MOORE 2TRIM COLOR #1 (applied to): Barge Boards Braces Corbels Eaves Fascia Secondary Doors Trim KM 4787-1 PLUME GRASS KELLY MOORE 2TRIM COLOR #2 (applied to): 2Garage Door KM 4588-5 NEVER CRY WOLF KELLY MOORE FRONT DOOR (Factory Finish)OAK GRAIN - SABLE Aurora Series JELDWEN/IWP DECORATIVE METAL KM 4925-5 WILD TRUFFLE KELLY MOORE NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. 2Contact Lily Martinez.William Hezmalhalch Architects, Inc. © 2017 SCHEME 6 of 7 Lot 6 Only August 17, 2015 REVISION NO.DATE DESCRIPTION 1 4/17/17 Color scheme revision, Lot 7. 2 5/05/17 Color scheme revision, Lot 6. SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA4MHG Builder & Consulting, Inc. 41 Front (East) Elevation SARATOGA ESTATES - LOT SARATOGA, CALIFORNIA Paramont Ventures, LLC 2015180 February 24, 2016 2015180 - Saratoga Estates - Saratoga, CA0 8 16 24 C 2015 WILLIAM HEZMALHALCH ARCHITECTS, INC. 1 May 31, 2017 2015180 - Saratgoa Estates Lot 6 - Saratoga, CAA5MHG Builder & Consulting, Inc.40 8 12 42 43 44 45 #1#66#65#64#63#62#61#60#58#57#55#56CSMTCSMT 16'-0" x 8'-0" SECT. GAR. DOOR16'-0" x 8'-0" SECT. GAR. DOOR CSMT CSMTFX CSMT SCSCSCBI-PASS BI-PASS CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMTCSMTCSMTCSMTCSMT CSMT CSMTCSMTCSMTCSMT SCCSMTCSMT CSMT CSMT CSMT CSMT SCCSMTPreliminary Street Tree &Fencing Plan Site PlanMAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.93874366'-0" WOOD FENCE30" CORRAL FENCEEXISTING FENCE6'-0" TUBULAR STEEL FENCELOT 6PARAMOUNT DRIVE #XXTREE PROTECTION FENCING46 Preliminary Site DetailsMAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436DBACE47 #1#66#65#64#63#62#61#60#58#57#55#56CSMTCSMT 16'-0" x 8'-0" SECT. GAR. DOOR16'-0" x 8'-0" SECT. GAR. DOOR CSMT CSMTFX CSMT SCSCSCBI-PASS BI-PASS CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMTCSMTCSMTCSMTCSMT CSMT CSMTCSMTCSMTCSMT SCCSMTCSMT CSMT CSMT CSMT CSMT SCCSMTPreliminary Planting PlanLot 6MAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436LOT 6PERMEABLE PAVERS IN DRIVEWAY6'-0" WOOD FENCE30" CORRAL FENCEEXISTING FENCE6'-0" TUBULAR STEEL FENCEPARAMOUNT DRIVETREE PROTECTION FENCING48 #1#58#57#55#56CSMTCSMT 16'-0" x 8'-0" SECT. GAR. DOOR16'-0" x 8'-0" SECT. GAR. DOOR CSMT CSMTFX CSMT SCSCSCBI-PASS BI-PASS CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMT CSMTCSMTCSMTCSMTCSMT CSMT CSMTCSMTCSMTCSMT SCCSMTCSMT CSMT CSMT CSMT CSMT SCCSMTPreliminary Irrigation PlanLot 6MAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436LOT 6PARAMOUNT DRIVE 49 Preliminary Irrigation DetailsMAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436ADBHFGEC50 Preliminary Irrigation DetailsMAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436IKJLNM51 Preliminary Landscape Notes & DataMAY 26, 2017LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.938743652