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Home My WebLink About07-24-13 Planning Commission Agenda PacketTable of Contents Agenda 2 June 26, 2013 Draft Minutes 4 Application PDR13-0010; 19502 Via Monte Drive (393-24-025); Majid Mohazzab - The applicant has requested to demolish an existing one-story, 2,975 sq. ft. single-family residence damaged by fire, in order to construct a new one-story, 4,438 sq. ft. single-family residence. The height of the proposed residence will not exceed 21 feet. Staff Contact: Michael Fossati (408) 868-1212. Staff Report - 19502 Via Monte Dr 6 Att. 1 - Resolution 11 Att. 2 - Arborist Report 16 Att. 3 - Site Photos 25 Att. 4 - Neighbor Notifications 26 Att. 5 - Noticing, Labels, and Map 31 Att. 6 - Exhibit 'A' - Plan Set 34 Application SUB10-0001 & ENV10-0001 – Mt. Eden Road (503- 13-127, 128) Irany / Karr - The property owner of a vacant parcel on Mt. Eden Road has proposed a subdivision application to subdivide one lot into two lots within the Hillside Zoning District. Staff Contact: Michael Fossati (408) 868-1212 Staff Memo - Continuance 40 Application PDR13-0012; 14451 Fruitvale Avenue (397-17-007); Paulson Lee - The applicant requests Design Review approval to replace an existing 2,113 square foot one-story home with a new 5,369 square foot two-story home and related site improvements. Staff Contact: Christopher Riordan (408)868- 1235 Staff Report 41 1 AGENDA REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, July 24, 2013 REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777 FRUITVALE AVENUE PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of June 26, 2013 COMMUNICATIONS FROM COMMISSION & PUBLIC 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. The law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications under Planning Commission direction to Staff. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an “Appeal Application” with the City Clerk within fifteen (15) calendar days of the date of the decision. PUBLIC HEARING All interested persons may appear and be heard at the above time and place. Applicants and their representatives have a total of ten minutes maximum for opening statements. Members of the Public may comment on any item for up to three minutes. Applicants and their representatives have a total of five minutes maximum for closing statements. 1. Application PDR13-0010; 19502 Via Monte Drive (393-24-025); Majid Mohazzab - The applicant has requested to demolish the existing one-story, 2,975 sq. ft. single-family residence damaged by fire, in order to construct a new one-story, 4,438 sq. ft. single-family residence. The height of the proposed residence will not exceed 21 feet. Staff Contact: Michael Fossati (408) 868-1212. Recommended action: Approve Resolution No. 13-027 approving the project subject to conditions of approval. 2. Application SUB10-0001 & ENV10-0001 – Mt. Eden Road (503-13-127, 128) Irany / Karr - The applicant currently owns a 13.8 acre parcel. They have submitted an application to subdivide the parcel into two parcels. Parcel 1 would be 3.85 acres and Parcel 2 would be 9.92 acres. An Initial Study / Negative Declaration was required because both proposed lots have average slopes greater than 20%. The intent to adopt the Mitigated Negative Declaration (MND) was duly noticed and circulated for a 20-day public review period from May 1, 2013 – May 21, 2013. All Interested Parties desiring to comment on the ND were given the opportunity to submit written and oral comments on the adequacy of the ND up to the May 21, 2013 date. Staff Contact: Michael Fossati (408) 868-1212 Recommended action: Continue the project to a date not certain. 2 3. Application PDR13-0012; 14451 Fruitvale Avenue (397-17-007); Paulson Lee - The applicant requests Design Review approval to replace an existing 2,113 square foot one-story home with a new 5,369 square foot two-story home and related site improvements. Staff Contact: Christopher Riordan (408)868-1235 Recommended action: Continue the project to the meeting of August 14, 2013. NEW BUSINESS DIRECTOR/COMMISSION COMMUNICATION ADJOURNMENT In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City Staff in connection with this agenda are available at the office of the Community Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the Planning Commission concurrently with the posting of the agenda are also available on the City website at www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review at the Community Development Department at the time they are distributed to the Planning Commission. In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). CERTIFICATE OF POSTING OF AGENDA I, Abby Ayende, 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 July 18, 2013 at the City of Saratoga, 13777 Fruitvale Ave., Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. 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 3 ACTION MINUTES REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, June 26, 2013 REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777 FRUITVALE AVENUE PLEDGE OF ALLEGIANCE ROLL CALL Almalech, Bernald, Hlava, Smullen, Walia and Zhao ABSENT Grover APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of June 12, 2013(Approved with changes, 6:0) COMMUNICATIONS FROM COMMISSION & PUBLIC 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. The law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications under Planning Commission direction to Staff. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an “Appeal Application” with the City Clerk within fifteen (15) calendar days of the date of the decision. PUBLIC HEARING All interested persons may appear and be heard at the above time and place. Applicants and their representatives have a total of ten minutes maximum for opening statements. Members of the Public may comment on any item for up to three minutes. Applicants and their representatives have a total of five minutes maximum for closing statements. 1. Application SUB13-0002 - 18771 Allendale Avenue (389-27-041) Eiko Shimizu/HMH, Incorporated - The applicant requests Tentative Parcel Map approval to subdivide an existing 41,382 square foot lot. Parcel 1 would be 19,896 square feet and Parcel 2 would be 16,146 square feet. The site is located within the R-1- 12,500 zoning district. Staff Contact: James Lindsay (408)868-1231 Action: Adopted Resolution No. 13-022 approving the project subject to conditions of approval. (6:0) 2. Application SUB10-0001 & ENV10-0001 – Mt. Eden Road (503-13-127, 128) Irany / Karr - The applicant currently owns a 13.8 acre parcel. They have submitted an application to subdivide the parcel into two parcels. Parcel 1 would be 3.85 acres and Parcel 2 would be 9.92 acres. An Initial Study/ Negative Declaration was required because both proposed lots have average slopes greater than 20%. The intent to adopt the Mitigated Negative Declaration (MND) was duly noticed and circulated for a 20-day public review period from May 1, 2013 – May 21, 2013. All Interested Parties desiring to comment on the ND 4 were given the opportunity to submit written and oral comments on the adequacy of the ND up to the May 21, 2013 date. Staff Contact: Michael Fossati (408) 868-1212 Action: Continued to July 24, 2013 meeting. (6:0) 3. Application PDR12-0004 & ENV12-0001 – 20440 Arbeleche Lane (397-27-029) Asgari / Lokzadeh - The applicant has requested to demolish the existing single-family residence and cottage, totaling 1,500 sq. ft. in order to construct four, two-story apartment units and associated parking. The size of the units will range between 1186 sq. ft. to 1,430 sq. ft. An Initial Study / Negative Declaration was required because both project is near riparian habitat. The intent to adopt the Mitigated Negative Declaration (MND) was duly noticed and circulated for a 20-day public review period from June 4, 2013 – June 24, 2013. Staff Contact: Michael Fossati (408)868-1212. Action: Adopted Resolution No. 13-026 adopting the Mitigated Negative Declaration and approving the project with the following change: (6:0) - Remove condition #11 NEW BUSINESS DIRECTOR/COMMISSION COMMUNICATION Commission directed staff to include the Commission on electronic distribution of the environmental documents at beginning of the public review. ADJOURNMENT In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City Staff in connection with this agenda are available at the office of the Community Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the Planning Commission concurrently with the posting of the agenda are also available on the City website at www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review at the Community Development Department at the time they are distributed to the Planning Commission. In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). CERTIFICATE OF POSTING OF AGENDA I, Abby Ayende, 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 20, 2013 at the City of Saratoga, 13777 Fruitvale Ave., Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. 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 5 REPORT TO THE PLANNING COMMISSION Meeting Date: July 24, 2013 Application: Design Review PDR13-0010 Location / APN: 19502 Via Monte Dr. / 393-24-025 Owner / Applicant: Majid Mohazzab Staff Planner: Michael Fossati 19502 Via Monte Dr. 6 SUMMARY ZONING GENERAL PLAN DESIGNATION Single-Family Res. (R1-12,500) Medium-Density Res. (M-12.5) PARCEL SIZE AVERAGE SLOPE 19,902 sq. ft. (net lot size) ±5% GRADING REQUIRED Approximately 20 cubic yards (10 c.y. of cut and 10 c.y. of fill) PROJECT DESCRIPTION: The applicant has requested to demolish the existing one-story, 2,975 sq. ft. single-family residence damaged by fire, in order to construct a new one-story, 4,438 sq. ft. single-family residence. The height of the proposed residence will not exceed 21 feet. STAFF RECOMMENDATION: Approve Resolution No. 13-027 approving the project subject to conditions of approval. PROJECT DATA Net Lot Size: 19,902 sq. ft. Proposed Allowed Floor Area Living Area: Garage: Total 3,694 sq. ft. 474 sq. ft. 4,438 sq. ft. 4,440 sq. ft. Site Coverage Building Footprint Covered Porch Driveway Walk, Patio, Landing Total 4,480 sq. ft. 281 sq. ft. 2,296 sq. ft. 1,318 sq. ft. 8,375 sq. ft. (42%) 10,946 sq. ft. (55%) Setbacks Front: Side (Left): Side (Right): Rear Existing 25’ 10’ 10’ 25’ Proposed 33’ 22.25’ 15.5’ 55.5’ Height Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 101.25’ 102.16’ 101.7’ 122.45’ (20.45’) Maximum Building Height is 127.7’ (26 Feet) 2 7 Pursuant to City Code Section 15-45.060(a)(3), any new single-story structure or addition to a single story structure over eighteen feet in height requires design review approval from the Planning Commission. The application includes a single-story residence over 18 feet in height. SITE AND PROJECT CHARACTERISTICS Site Description The project site is within a residential tract located approximately north of City Hall and Saratoga Avenue and south of Saratoga Creek and Highway 85. The area is surrounded with single-family residential which consist of updated ranch-style homes. Initial Submittal The application was received by the City in March 2013. The initial proposal included barrel tile roof forms and some inconsistent entry and window patterns. Staff worked with the applicant to pursue greater consistency with the existing neighborhood. The applicant resubmitted the project to replace the barrel tile with a flat tile roof, redesigned the entry to be in line with the existing window and carport elements. Building Design The proposed residence is a contemporary design that includes a cement plaster exterior, cast-stone sills, stone veneer wainscoting, wood-clad windows, and flat clay tile roof. The exterior colors include a ‘beige’ plaster, ‘sand’ door and window trim, ‘limestone’ window sills, and ‘ledgestone’ stone. There are two decorative chimneys in the front and rear, as both fireplaces will be gas appliances. A color and material board will be available at the public hearing. Detail Colors and Materials Building ext. ‘Beige’ stucco Windows ‘Sand’ window and door trim Roofing ‘Cherrywood’ clay flat tile. Building base ‘Ledgestone’ stone veneer Landscaping & Trees The site would include a circular driveway, surrounded by shrubs, perennials, and small areas of grass. The shrubs and perennials include a mixed variety which include, but not limited to, ‘Variegara’, ‘Pride of Madeira’, ‘Purple Sage’, ‘California Fescue’, and ‘Santa Barbara Daisy’. The applicant has also proposed two crepe myrtles and a live oak, as well as two low landscaping walls in the front yard. Twenty one trees that are potentially impacted by the project were inventoried. The applicant has requested to remove three trees protected by City Code. Those trees have been recommended by the City Arborist for removal. The complete arborist report discussing the details has been included in this report. 3 8 ADDITIONAL INFORMATION Neighbor Correspondence The applicant submitted five neighbor notification forms from neighboring property owners. Staff also sent a “Notice of Public Hearing” to all property owners within 500 feet of the subject property. The public hearing notice and description of the project was published in the Saratoga News. Staff has not received any comments on the project. 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) The project avoids unreasonable interference with views and privacy. The project meets this finding because it is single-story, similar to the majority of residences located on Via Monte Drive. The applicant has exceeded the required side and rear setbacks to decrease the interference of views or privacy to the adjacent residences. This finding can be made in the affirmative. (b) The project preserves the natural landscape. The majority of the new residence would be located within the existing residences building footprint, which allows the existing, mature landscape that was not damaged by the fire to be preserved. The proposed landscape plan has a healthy mixture of shrubs, perennials and trees to compliment the residential surroundings. This finding can be made in the affirmative. (c) The project preserves native and heritage trees. The project meets this finding in that no heritage trees are being proposed for removal. The applicant has designed the residence to preserve, to the extent possible, the majority of protected trees located on the site. Of the three protected trees being proposed for removal, only one is native (#11 – Coast Live Oak). Furthermore, the applicant is proposing to adequately fence and protect those trees during the life of the project. This finding can be made in the affirmative. (d) The project minimizes the perception of excessive bulk. The project has incorporated design techniques, such as proposing varying hip-roof elements and rooflines, natural color materials for the lower portion of the house, and punctuating portions of the main residence in order to minimize the perception of excessive bulk. This finding can be made in the affirmative. (e) The project is of compatible bulk and height. The project meets this finding because the new residence remains single-story with hip roof elements, similar to the majority of houses in the immediate area. This finding can be made in the affirmative. 4 9 5 (f) The project uses current grading and erosion control methods. The project meets this finding because, as conditioned, the applicant will be required to follow a storm water retention plan indicating how all stormwater will be retained on-site, and incorporating the New Development and Construction – Best Management Practices. This finding can be made in the affirmative. (g) The project follows appropriate design policies and techniques. The project meets this finding in incorporating the following design techniques: a. The proposed residence softens elevations by using different materials. (Policy 1, Technique #3) b. The project utilizes architectural features to break up the massing such as varying the roof heights, use of stone, stucco, and clay, and avoidance of large expanding walls without windows. This technique creates an effect that minimizes bulk. (Policy 1, Technique #6) c. Uses natural, earth tone colors. (Policy 2, Technique #1) As discussed above, the finding can be made in the affirmative. 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. STAFF RECOMMENDATION Adopt Resolution No. 13-027 approving the project subject to conditions of approval. ATTACHMENTS: 1. Resolution of Approval – 19502 Via Monte Dr. 2. Arborist Report – 19502 Via Monte Dr. 3. Photos of Site 4. Neighbor Notifications 5. Public hearing notice, mailing addresses, and map for project notification 6. Reduced Plans, Exhibit "A.” 10 RESOLUTION NO. 13-027 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION FOR DESIGN REVIEW NO. PDR13-0010 APPROVING A NEW ONE-STORY RESIDENCE LOCATED AT 19502 VIA MONTE DRIVE WHEREAS, an application was submitted by Majid Mohazzab, to demolish an existing one-story residence damaged by fire, in order to build a new 4,483 sq. ft. one-story residence. Design Review approval is required because the proposed project is new single-story structure over eighteen feet in height. The foregoing work is described as the “Project” in this Resolution. 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 July 24, 2013 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 California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. Section 3: The project is consistent with the Saratoga General Plan Policies LU 1.1 in that the City shall continue to be predominately a community of single-family detached residences and LU 1.2 to continue to review all residential development proposals to ensure consistency with Land Use Element goals and Policies. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project avoids unreasonable interference with views and privacy; preserves the natural landscape, native and heritage trees; minimizes the perception of excessive bulk and is of compatible bulk and height; uses current grading and erosion control methods; and follows appropriate design policies and techniques. Section 5: The project is consistent with the Saratoga City Code in that the removal of three protected trees meets the criteria established in Section 15-50.080(a). 11 Resolution No. 13‐013 Page 2 Section 6: The City of Saratoga Planning Commission hereby approves PDR13-0010, located at 19502 Via Monte Drive, subject to the above Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission this 24th day of July 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ___________________________________ Joyce Hlava Chair, Planning Com mission 12 Resolution No. 13‐013 Page 3 EXHIBIT 1 CONDITIONS OF APPROVAL PDR13-0010 19502 VIA MONTE DRIVE (APN: 393-24-025) 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. 13 Resolution No. 13‐013 Page 4 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 5. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated June 6, 2013 denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with Condition 3, above. 6. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the 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 and referenced in Condition No. 5 above; b. A note shall be included on the site plan stating that no construction equipment or private vehicles shall be parked or stored within the root zone of any Ordinance- protected tree on the site; c. This Resolution printed onto separate construction plan pages; d. City Arborist Reports dated July 11, 2013, and all other future updated reports, onto separate construction plan pages; e.A final utility plan that shows location of HVAC mechanical equipment outside of required setback areas; by a registered Civil Engineer combined tion Plan; f. A final Drainage and Grading Plan stamped with the above‐required Stormwater Deten g. A final Landscape and Irrigation Plan; and h. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 7. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 8. Maintenance of Construction Project Sites. Because this Design Review Approval authorizes a project which requires a Building Permit, compliance with City Code Section 16-75.050 governing maintenance of construction project sites is required. 9. Fences, Walls and Hedges. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 10. Final Landscaping and Irrigation Plan. The final landscaping and irrigation plan shall take into account the following: 14 Resolution No. 13‐013 Page 5 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. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 11. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 12. Noise and Construction Hours. 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. CITY ARBORIST 13. Arborist Report. All recommendations of the Arborist Report dated July 11, 2013 and all other future updated reports, and incorporated herein by this reference shall be followed and incorporated (in its entirety) into the plans. PUBLIC WORKS 14. Encroachment Permit. The 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. 15 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the conditions of approval. Application #: ARB13-002819 Prepared by Kate Bear, City Arborist Site: 19502 Via Monte Drive Phone: (408) 868-1276 Owner: Majid Mhazzab Email: kbear@saratoga.ca.us APN: 393-24-025 Email: majidm2@yahoo.com Report History: #1 Date: Plans received May 21, 2013 Report completed June 20, 2013 #2 – This report revises and replaces report #1 Additional information received June 25, 2013 Report completed July 11, 2013 PROJECT SCOPE The applicant has submitted plans to the City to demolish the existing house and build a new one story house with attached two car garage and one car carport. A new curved driveway will be constructed as part of the project and the back yard pool will be demolished. Three trees protected by City Code (#1, 3, and 11) are requested for removal on the plans. They include a birch and liqudambar in the front yard and a coast live oak in the back yard. All three trees meet the criteria allowing their removal and replacement as part of the project. Three trees, not protected by City Code (#2, 4 and 21) are also shown on the plans to be removed. These trees may be removed at any time without a permit. CLEARANCE – with conditions This project has clearance from the arborist to proceed, with the conditions noted below in the Conditions of Approval. PLAN REVIEW Plans Reviewed: Architectural plans were prepared by Chris Spaulding, Architect, and dated May 20, 2013. Plan sheets reviewed for this report include Sheet A1, Project Data and Site Plan; Sheet A2, First Floor Plan; Sheets A3 and A4, Exterior Elevations; and Sheet A5, Sections. TREE INFORMATION An arborist report was submitted along with the plans for this project. It was prepared Simon Tunnicliffe of West Valley Arborists and dated May 17, 2013. The designated Project Arborist for this project will be Simon Tunnicliffe. Page 1 of 6 16 19502 Via Monte Drive Tree Inventory: Twenty one trees potentially impacted by construction were inventoried for the submitted report. Of these, nineteen are protected by City Code (#1, 3 and 5 – 21) and two are not (#2 and 4). Inventoried trees included one Liquidambar (#1), three birch trees (#2 – 4), thirteen coast live oaks (#5 – 7, 9 – 15, 17, 18 and 20), one privet (#8), one valley oak (#15), and one cherry (#21). Data for each tree can be found in the Tree Inventory Table at the end of this report and locations of trees and protective fencing are shown on the attached copy of the site plan. Tree Removals: Three trees protected by City Code (#1, 3 and 11) are requested for removal to construct the project. See the Findings section below for a detailed discussion of tree removal. Tree Protection: Chain link fencing is required around individual trees or groups of trees for protection during construction, and work is not permitted within these fenced areas. Fences are to be posted with signs indicating that they are for the protection of trees and may not be taken down or moved without prior approval from the City Arborist. See the Conditions of Approval for details. Areas that require fencing are shown on the map attached to the end of this report. No equipment is permitted on site until after the City Arborist inspects and approves tree protection fencing. The site plan shows that a lawn will be installed under the front yard oak trees #5 and 6. To best protect them, they should not have irrigation or a lawn installed under their canopies. It is acceptable to plant drought tolerant plants under them and water them using drip irrigation. Oak tree #7 is a very large oak growing near the property line in the back yard. The applicant has indicated that he wants to remove two large branches growing towards the house. It is acceptable to prune branches away from the proposed new house, but removing the limbs back to the trunk and making large pruning cuts is not advised. To best protect this tree, cuts should remain as small as possible, and no excavation should occur within 25 feet of its trunk. Also shown under the canopy of tree #7 is a walkway and a small round patio area. These should be constructed on top of grade, without excavation. I recommend an inspection of tree #7 using tools that provide information on the internal structure of the trunk and scaffold limbs. The structure of this tree does not appear typical for an oak. Whereas the bottom of the trunk does exhibit the normal appearance for a healthy oak, at a height of about 15 feet, numerous limbs emerge from one location. In some places, these branches merge with each other. In other places where branches were removed, the cuts have not properly healed and decay has occurred. Security Deposit for the Projection of Trees: Per City Ordinance 15-50.080, a Tree Protection security deposit is required. Owner shall obtain, and file with the Community Development Director, the required security deposit prior to the receipt of building permits. The security deposit may be in the form of a savings account, a certificate of deposit account or a bond. The required security deposit for this project will be $26,310 for the protection of trees #5, 6, 7, 14, 18, 19 and 20. This deposit will be held until completion of the project and acceptance by the City. Page 2 of 6 17 19502 Via Monte Drive Appraisals: Appraised values were provided in the submitted arborist report dated May 17, 2013. Values are to be calculated using the Trunk Formula Method and according to the Guide for Plant Appraisal, 9th Edition, published by the International Society of Arboriculture (ISA), 2000. This is to be used in conjunction with the Species Classification and Group Assignment, published by the Western Chapter of the ISA, 2004. FINDINGS Tree Removals: Three trees protected by City Code (#1, 3 and 11) are requested for removal to construct the project. Whenever a tree is requested for removal, certain findings must be made and specific tree removal criteria met. The criteria for removal are met, overall, for this tree, and it may be removed and replaced as part of the project, once building division permits have been issued. The tree removal criteria are attached to the end of this report for reference. The table below summarizes the criteria met that allow its removal. Summary of Tree Removal Criteria that are met Tree # Criteria met Criteria not met 1 1, 2, 4, 7, 9 3, 5, 6, 8 3 1, 4, 6, 7, 9 2, 3, 5, 8 11 1, 2, 4, 5, 6, 7, 9 3, 8 Liquidambar #1 is so close to the proposed house, that it should be considered to be in conflict with the proposed project (criterion #1). Although it can withstand construction activity fairly well, if left in place it would cause damage to the new foundation within time (criterion #2). There are many other trees on the property, mostly oaks, and replacing this tree with an invasive root system with a new tree placed farther from the house is consistent with the Tree Regulations (criteria #4 and 7). Its removal and replacement would provide the property owners with enjoyment of the property (criterion #9). To retain this tree a smaller house would be required, and the tree could still threaten damage to its foundation, so this is not practical (criterion #6). Birch tree #3 was damaged by the fire, and is half dead. It grows in a group with two other birch trees that are not protected by City Code, one of which was completely burned by the fired (criterion #1). Birch trees require regular watering in order to survive construction projects, and this one is not healthy any longer. There are numerous large trees on site, and there is no real alternative to removing this tree and starting over (criteria 4 and 6). This would be consistent with the tree regulations and provide enjoyment of the property for the owners (criteria #7 and 9). Oak tree #11 grows right next to the pool and leans over it towards the house. It is on the edge of grove of oaks in the back yard. Removal of the pool may have a significant impact on the root system of this tree, so it meets criterion #1. If it were retained, it would threaten damage due to its lean, and the lack of roots where the pool has been (criterion #2). There are numerous other oaks in better condition than this one (criterion #4), and it is crowded by the surrounding trees (criterion #5). There is no practical alternative to removing this tree (criterion #6) and its removal and replacement would be consistent with the tree regulations (criterion #7). Removing and replacing this oak would provide the owners with aesthetic and economic enjoyment of the property (criterion #9). Page 3 of 6 18 19502 Via Monte Drive Replacement Trees: The total appraised value of trees #1, 3 and 11 is $9,580. New trees equal to this appraised value will be required as a condition of the project. Replacement values for new trees can be found at the bottom of the Tree Inventory Table, and in the box below. Trees may be planted at the end of the project before a final inspection. At least two new trees will be required in the front yard. At least one of them must reach a height at maturity of 35 feet or more. Both must come in a container that is a 24 inch box size or larger. New Construction This project complies with the requirement that new construction be set far enough from existing trees protected by City Code to adequately protect them (Section 15-50.120 of the City Code). CONDITIONS OF APPROVAL 1. This entire arborist shall be copied on to a plan sheet, titled “Tree Preservation”, and included in the final set of job copy plans. 2. Tree Protection Security Deposit – $26,310 a. Owner shall obtain, and file with the Community Development Director, a Tree Protection security deposit for trees #5, 6, 7, 14, 18, 19 and 20, which are potentially impacted by the project. b. The deposit shall be put in place prior to obtaining Building Division permits. c. The deposit shall remain in place for the duration of construction of the project to ensure the protection of the trees. d. Once the project has been completed, inspected and approved by the City, the bond will be released. 3. Tree Protection Fencing: a. Shall be installed as shown on the attached map. b. Shall be established prior to the arrival of construction equipment or materials on site. c. 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. d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT REMOVE WITHOUT APPROVAL FROM CITY ARBORIST”. e. 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. f. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting. Replacement values for new trees: 15 gallon - $150 36 inch box - $1,500 60 inch box - $7,000 24 inch box - $500 48 inch box - $5,000 72 inch box - $15,000 Page 4 of 6 19 19502 Via Monte Drive 4. The Project Arborist for this project shall be Simon Tunnicliffe of West Valley Arborists. 5. Protected inventoried trees shall be numbered on the site plan. 6. Trees #1, 3 and 11 are approved for removal and replacement as part of the project once building division permits have been issued. 7. Replacement trees equal to $9,580 shall be planted on the property following construction to replace trees #1, 3 and 11. 8. Replacement trees may be of any species, as long as height at maturity and size of container requirements are met. 9. At least two replacement trees shall be planted in the front yard. They shall be from a 24 inch box container or larger. At least one shall reach a height at maturity of 35 feet or more. 10. 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. 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. 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. 13. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the City Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 14. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant new trees, some or all of the replacement value for trees may be paid into the City’s Tree Fund. Replacement values are listed at the bottom of the Tree Inventory Table. 15. Irrigation and turf or other water-loving plants shall not be installed under any of the oaks on the property. Controllers and valves for irrigation shall remain outside of tree canopies. 16. It is acceptable to plant drought tolerant plants under the oaks and to water them using drip irrigation placed on top of the ground under mulch. 17. Any permitted pruning or root pruning of trees on site shall be according to ISA standards. 18. Tree #7 may be pruned so that branches are away from the proposed new roof, but pruning cuts shall not be larger than 4 inches in diameter. If larger cuts are needed, contact the City Arborist. Pruning shall be supervised by Project Arborist. Page 5 of 6 20 19502 Via Monte Drive 19. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited under tree canopies or anywhere on site that allows drainage to areas under tree canopies. Herbicides shall not be applied under tree canopies. 20. 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. 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; (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; and (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. ATTACHMENTS: Tree Inventory Table Map showing locations of trees and tree protection fencing Page 6 of 6 21 TREE INVENTORY TABLE 19502 Via Monte Drive July 11, 2013 TREE NO.TREE NAME Trunk Diameter (in,) - per Guide for Plant AppraisalEstimated Canopy Spread (ft.)Health Condition (100% = best, 0% = worst)Structural Integrity (100% = best, 0% = worst)Overall ConditionSuitability for Preservation (High/Moderate/Low)Intensity of Impacts (1 = Highest, 5 = Lowest)In Conflict with Proposed DesignAppraised Value from submitted reportRounded ValueAmerican sweetgum 1 Liquidambar styraciflua 15 30 80 70 Good High 1 X $3,617 $3,620 European white birch 2 Betula pendula 8 Not protected by City Code Remove 1 X $0 $0 European white birch 3 Betula pendula 11 10 40 40 Poor Remove 1 X $716 $720 European white birch 4 Betula pendula 7 Not protected by City Code Remove 1 X $0 $0 Coast live oak 5 Quercus agifolia 9 15 90 70 Good High 2 $3,767 $3,770 Coast live oak 6 Quercus agifolia 21 35 80 70 Good High 2 $12,788 $12,800 Coast live oak 7 Quercus agifolia 47.5 60 50 50 Fair High?2 $14,570 $14,600 Glossy privet 8 Ligustrum lucidum 9, 7 20 60 40 Fair Low 4 $3,640 $3,640 Coast live oak 9 Quercus agifolia 17 40 80 70 Good High 5 $5,744 $5,700 Coast live oak 10 Quercus agifolia 25 55 70 60 Fair High 5 $9,326 $9,300 Coast live oak 11 Quercus agifolia 22 40 80 50 Good Low 1 X $5,798 $5,800 Coast live oak 12 Quercus agifolia 36 55 80 90 Good High 3 $2,300 $2,300 Coast live oak 13 Quercus agifolia 20 30 80 50 Fair Low 3 $2,200 $2,200 Coast live oak 14 Quercus agifolia 20.5 30 80 60 Good High 2 $3,900 $3,900 Coast live oak 15 Quercus agifolia 9 15 70 50 Poor Low 4 $1,250 $1,250 Should any tree listed above be removed or damaged beyond repair, owner will be required to replace that tree with trees equal to its appraised value. 22 TREE INVENTORY TABLE 19502 Via Monte Drive July 11, 2013 TREE NO.TREE NAME Trunk Diameter (in,) - per Guide for Plant AppraisalEstimated Canopy Spread (ft.)Health Condition (100% = best, 0% = worst)Structural Integrity (100% = best, 0% = worst)Overall ConditionSuitability for Preservation (High/Moderate/Low)Intensity of Impacts (1 = Highest, 5 = Lowest)In Conflict with Proposed DesignAppraised Value from submitted reportRounded ValueValley oak 16 Quercus lobata 24.5 40 70 60 Good High 4 $11,572 $14,200 Coast live oak 17 Quercus agrifolia 19 30 70 40 Poor Low 4 $1,700 $2,370 Coast live oak 18 Quercus agrifolia 31 50 80 80 Good High 4 $10,273 $19,400 California bay 19 Umbellularia californica 13 20 80 40 Fair Moderate 4 $3,101 $2,040 Coast live oak 20 Quercus agrifolia 13.5 25 80 80 Good High 2 $4,215 $2,890 Cherry 21 Prunus serrulata 6, 4.5, 2.5 Not protected by City Code 1 X $0 $0 Total appraised value $110,500 Should any tree listed above be removed owner will be required to replace that tree with trees equal to its appraised value. Replacement Tree Values 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 23 19502 Via Monte Drive July 11, 2013 Legend Tree Canopy Tree Protective Fence 1 2 3 9 8 7 6 5 4 17 18 19 12 10 11 15 14 13 16 20 21 24 25 26 27 28 29 30 CITY OF SARATOGA Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 (408) 868-1222 NOTICE OF PUBLIC HEARING The City of Saratoga’s Planning Commission announces the following public hearing on: Wednesday, the 24th day of July, 2013, at 7:00 p.m. The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. The public hearing agenda item is stated below. Details of this item are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding Friday office closures. APPLICATION/ADDRESS: PDR13-0010 / 19502 Via Monte Dr. APPLICANT/OWNER: Majid Mohazzab APN: 393-24-025 DESCRIPTION: The applicant has requested to demolish an existing single-story residence damaged by fire, in order to construct a new single-story residence. The height of the proposed residence will be no taller than 21 feet. Four trees protected by City Code are being proposed for removal. Design Review approval is required pursuant to Saratoga Municipal Code Section 15- 45.060. The site is approximately 20,000 sq. ft. and is located within the R-1-12,500 zoning district. All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing. In order for information to be included in the Planning Commission’s information packets, written communications should be filed on or before Monday, July 15, 2013. This notice has been sent to all owners of property within 500 feet of the project that is the subject of this notice. The City uses the official roll produced by the County Assessor’s office annually, in preparing its notice mailing lists. Michael Fossati Planner (408) 868-1212 31 Parcel Number Owner Name Owner Address Owner City, State Zip #5594 500' OWNERSHIP LISTING Prepared for: 19502 Via Monte 389-34-022 MIN-CHUN WANG 18180 SAGE CT SARATOGA CA 95070 389-34-026 DUNG HONG & REGINA T PHAM 18625 SAGE CT SARATOGA CA 95070 389-43-026 ANUJ KUMAR & VARSHA KHANDELW19413 KERWIN RANCH CT SARATOGA CA 95070 393-21-015 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118 393-22-001 MONIQUE J FAYLOR 19449 VIA MONTE DR SARATOGA CA 95070 393-22-002 JIA & CHEN HUAYING MA 19451 VIA MONTE DR SARATOGA CA 95070 393-22-003 STEVEN M & DEBRA SCHWARTZ 13372 VIA ARRIBA DR SARATOGA CA 95070 393-22-004 SAMUEL J & PATRICIA C SAMSON 13350 VIA ARRIBA DR SARATOGA CA 95070 393-22-005 SEAGRAVES WALTER MILTON II 13371 SARATOGA AVE SARATOGA CA 95070 393-22-040 JAMES E RUMBAUGH 13360 VIA RANCHERO DR SARATOGA CA 95070 393-22-041 REI-KUNG SUN 13348 VIA RANCHERO DR SARATOGA CA 95070 393-22-042 MARIMUTHU FAMILY TR 13326 VIA RANCHERO DR SARATOGA CA 95070 393-22-061 TERESA PANG 13309 VIA RANCHERO DR SARATOGA CA 95070 393-22-062 PACK FAMILY TR 13321 VIA RANCHERO DR SARATOGA CA 95070 393-22-063 KENNETH D & CAROL K FUKUI 13343 VIA RANCHERO DR SARATOGA CA 95070 393-22-064 CHIH-HUNG & NAI-HUI HSIEH 13365 VIA RANCHERO DR SARATOGA CA 95070 393-22-065 COLLARD TRUST 13387 VIA RANCHERO DR SARATOGA CA 95070 393-22-066 JERRY J & PATRICIA G VOGEL 13399 VIA ARRIBA DR SARATOGA CA 95070 393-23-001 LARRY TZUCHU & YANG JUNGLING 19483 VIA MONTE DR SARATOGA CA 95070 393-23-002 CHANG CHIALUN IND/TR/TR 19527 VIA MONTE DR SARATOGA CA 95070 393-23-003 DAVID H & NAOMI R KALMUS 19505 VIA MONTE DR SARATOGA CA 95070 393-23-005 PAUL & CAROLINE HENRY 13350 VIA MADRONAS DR SARATOGA CA 95070 393-23-006 ROBERT D & PATRICIA H RUNG 13324 VIA MADRONAS DR SARATOGA CA 95070 393-23-007 ROSE M DIPPEL 13312 VIA MADRONAS DR SARATOGA CA 95070 393-23-008 SAMMIE S L WONG 13310 VIA MADRONAS DR SARATOGA CA 95070 393-23-014 PAUL W & MARIA C SHEN 13301 VIA MADRONAS DR SARATOGA CA 95070 393-23-015 LOUIS C ZANGER 13313 VIA MADRONAS DR SARATOGA CA 95070 393-23-016 WILLIAM & JEAN PATSURIS 13325 VIA MADRONAS DR SARATOGA CA 95070 393-23-017 JOYCE A RAISIAN 13357 VIA MADRONAS DR SARATOGA CA 95070 393-23-018 ZSE-CHERNG & SHINA LIN 19597 VIA MONTE DR SARATOGA CA 95070 393-24-001 ANIL & SONALI BATRA 19471 SCOTLAND DR SARATOGA CA 95070 393-24-002 GREGORY S MORIMOTO 19481 SCOTLAND DR SARATOGA CA 95070 393-24-003 CHARLES C & WENDY C KAU 1030 CRAIG DR SAN JOSE CA 95129 393-24-004 JAMES P & SUSAN VAUDAGNA 1445 W SAN CARLOS ST SAN JOSE CA 95126 393-24-005 BOREL PRIVATE BANK & TR CO. 160 BOVET RD #220 SAN MATEO CA 94402 393-24-008 MAY H SHIH 19541 SCOTLAND DR SARATOGA CA 95070 393-24-009 CHANG FAMILY TR 19561 SCOTLAND DR SARATOGA CA 95070 393-24-010 YEE-WING HSIEH 19581 SCOTLAND DR SARATOGA CA 95070 393-24-018 MING-YIE & SU-YU LING 19584 VIA MONTE DR SARATOGA CA 95070 393-24-019 SUJATA & VEERAPANENI NAGBHUS 19574 VIA MONTE DR SARATOGA CA 95070 393-24-020 DALE A OLSON 19562 VIA MONTE DR SARATOGA CA 95070 393-24-021 CALVIN S LO 19530 VIA MONTE DR SARATOGA CA 95070 393-24-023 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118 393-24-024 CHIA-HSIN & CHANG FENG-YI TANG 1773 WIDEN CT SAN JOSE CA 95132 393-24-025 MOHAZZAB TRUST 19502 VIA MONTE DR SARATOGA CA 95070 393-24-026 JOANN M PAQUETTE 19480 VIA MONTE DR SARATOGA CA 95070 393-25-010 EUGENE & JOYCE C LINDSTROM 19592 BRAEMAR DR SARATOGA CA 95070 393-25-011 VINCENZA AMATO 19576 BRAEMAR DR SARATOGA CA 95070 393-25-012 MARIAN M LAINE 19540 SCOTLAND DR SARATOGA CA 95070 393-25-013 ESAU & ALLEN B SHIMIZU 19520 SCOTLAND DR SARATOGA CA 95070 393-25-014 JOHN & BARBARA L SOTIRIADIS 19521 TWEED CT SARATOGA CA 95070 393-25-017 GEORGE H & YUET-LING TANG 19520 TWEED CT SARATOGA CA 95070 393-25-018 SIAMAK & FATHI SOUDABEH AHGHAP O BOX 9667 SAN JOSE CA 95157 393-25-019 TERRY B CHOU 19474 SCOTLAND DR SARATOGA CA 95070 393-25-020 FRANCIS C & NANCY L SIU 13517 SARATOGA AVE SARATOGA CA 95070 393-25-025 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118 393-25-026 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118 393-26-017 CHAOU FAMILY TR 19580 SCOTLAND DR SARATOGA CA 95070 393-26-018 JOSEPH C & TERESA A SANTANA 19577 BRAEMAR DR SARATOGA CA 95070 32 Subject APN: 393-24-025 Address: 19502 VIA MONTE DR 500’ Radius SARATOGA CA 95070 Advanced Listing Services Inc. Ownership Listings & Radius Maps P.O. Box 2593 •Dana Point, CA •92624 Office: (949) 361-3921 •Fax: (949) 361-3923 www.Advancedlisting.com 33 SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDMOHAZZAB5AS NOTED5-20-13SARATOGA CALIFORNIA 19502 VIA MONTE DR MAJID MOHAZZAB A PROPOSED NEW RESIDENCE FOR A1VICINITY MAPSITE PLANDRAWN ON SURVEY BY SMP ENGINEERS, PROJECT # 213036, DATED 03/19/2013. SMP ENGINEERS PHONE # (650) 941-8055SETBACK VERIFICATION NOTE:PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANSSTORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) STANDARDS AND IMPLEMENTATIONSTANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLUTION PREVENTION PROGRAMSITE & PROJECT DATA:- DESCRIPTION:xDEMOLISH (E) FIRE-DAMAGED HOUSE AND BUILT ALL NEW 1-STORYRESIDENCExREMOVE (E) POOL, SPA, & 5 TREES- APN: 393-24-025- PROJECT ADDRESS: 19502 VIA MONTE DR, SARATOGA, CA- OWNER: MAJID MOHAZZAB-EXISTING USE: SINGLE FAMILY HOME- BUILDING OCCUPANCY: R-3 / U- BUILDING TYPE: V-B- ZONING DISTRICT: R-1-12,500- $9(5$*(6/23(- *5266 1(7/276,=(64)7§$&5(-ALLOWABLE FLOOR AREA: 4,050 + (78) 5 = 4,440 SQ. FT.- ALLOWABLE LOT COVERAGE = 55 %SITE COVERAGESQ. FOOTAGE% OF NET LOT SIZEFOOTPRINT OF HOME 4,48022.5COVERED PORCH 281 1.4DRIVEWAY 2,29611.5WALK, PATIO, LANDING 1,318 6.6 TOTAL 8,37542SETBACKS REQUIRED PROPOSED COMPLIANCE?FRONT25'32'-1112" YESLEFT SIDE10' 22'-3"YESRIGHT SIDE10'15'-5"YESREAR25'55'-712"YESIMPERVIOUS COV. TABLESETBACK TABLE HEIGHTLOWEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE)101.25'HIGHEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE) AVERAGE ELEVATION TOP MOST ELEVATION POINT (FR AVERAGE PT TO HIGHEST PT OF ROOF) HEIGHT INFORMATIONTABLELIVING AREAGARAGETOTAL FLOOR AREAFLOOR AREA TABLEENCLOSED PORCHTOTAL3,964 04744,438102.16'101.7'122.45'32'-1112" PROPOSED FRONT SETBACK25' REQUIRED FRONT SETBACK LINE 10' REQUIRED SIDE SETBACK LINE10' REQUIRED SIDE SETBACK LINE25' REQUIRED FRONT SETBACK LINE 22'-3" PROPOSED LEFT-SIDE SETBACK 15'-5" PROPOSED RIGHT-SIDE SETBACK PROPOSED (N)1-STORY HOUSESUBFLR: 103.5'SLAB @ GARAGE DR: 102.0'COVEREDPORCHCOVEREDPORCH55'-712352326('REAR SETBACKA/C DRIVEWAYLOWEST ELEV.POINT: 101.25'REMOVE (E)HOT TUBREMOVE (E) POOL(N) PATIO(N) WALKHIGHEST ELEV.POINT: 102.16'1" = 10'-0"ALL PROPOSED PLANTS ARE ON THE SANTA CLARA VALLEYWATER DITRICT'S LIST OF DROUGHT-TOLERANT PLANTSPP2121LOWWALLLOWWALL34 FIRST FLOOR PLAN1/4"=1'-0"A226 26 SKYLIGHT0510152025OFFICEKITCHENFAMILY ROOMBREAKFAST NOOKLIVING ROOMMASTERBEDROOMM. BATHHALL2-CAR GARAGECLO.DINING ROOMPORCHFOYERPOWDERBEDROOM 3BEDROOM 2LAUNDRYBATH 2BATH 3CLO.CLO.CLO.BATH 4BEDROOM 4CARPORT1'-6"7'-0"20'-6"14'-0"15'-6"17'-0"6'-10"1'-6"12'-0"97'-4"1'-6"1'-6"15'-3"1'-1134"9'-6"6'-614"19'-0"7'-9"61'-6"11'-0"22'-0"13'-6"7'-0"13'-6"15'-6"7'-4"3'-0"2'-11"6'-0"1'-10"24'-6"8'-0"4'-0"12'-9" 4'-10"12'-0"4'-6"3'-2"6'-0"14'-6"1'-0"9'-6"4'-0"3'-9"7'-1"3'-2"5'-3" 5'-3"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDMOHAZZAB5AS NOTED5-20-13SARATOGA CALIFORNIA 19502 VIA MONTE DR MAJID MOHAZZAB A PROPOSED NEW RESIDENCE FOR1'-6"1'-6"BBAAHALLHALLSKYLITHALLHALL20 20 SKYLIGHT20 20 SKYLIGHT20 20 SKYLIGHTSKYLIT HALLSTSTSTSUNTUNNEL,TYPICALMUDRM35 (F) GRADE, TYPICAL FRONT ELEVATION 1/4"=1'-0" A3 4, TYPICAL 12 REAR ELEVATION 1/4"=1'-0" SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY EL/CS/DB/KD MOHAZZAB 5 AS NOTED 5-20-13 SARATOGA CALIFORNIA19502 VIA MONTE DRMAJID MOHAZZABA PROPOSED NEW RESIDENCE FORWOOD-CLAD WINDOWS W/ FACTORY-INSTALL CASINGS, TYP. EXTERIOR CEMENT PLASTER, TYP. CLASS 'A' CLAY TILE ROOFING, TYP.11'-6" PLATE HT@ COVERED PORCH10'-0" PLATE HT,TYPICAL, U.N.O.10'-4" PLATE HT @LIVING & DINING RM9'-0" PLATE HT@ GARAGE9'-0" PLATE HT@ COVERED PORCH11'-0" PLATE HT @ FAMILY RM,NOOK, & KITCHENCAST-STONE SILLS, TYPICAL 22'-3" TO ɓ 15'-5" TO ɓ 102.16' HIGHEST NATURAL GRADE AT PERIMETER (E) GRADE, TYPICAL ADHERED REAL STONE VENEER, TYPICAL 20'-9" MAX HEIGHT FROM AVERAGE GRADE TO HIGHEST RIDGE101.7' AVERAGE NATURAL GRADE 122.45' MAX ELEV OF ROOF 13'-11" TO ɓ 15'-5" TO ɓ 13'-11" TO ɓ 22'-3" TO ɓ 25'-3" TO ɓ SUBFLR: 103.5' SLAB AT GARAGE DOOR = 102.0' (E) & (F) 101.9'(E) & (F) (F) 102.25' ( (E) & (F) 36 A4 RIGHT-SIDE ELEVATION 1/4"=1'-0" LEFT-SIDE ELEVATION 1/4"=1'-0" SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY EL/CS/DB/KD MOHAZZAB 5 AS NOTED 5-20-13 SARATOGA CALIFORNIA19502 VIA MONTE DRMAJID MOHAZZABA PROPOSED NEW RESIDENCE FOR32'-1112" TO ɓ 54'-112" TO ɓ 55'-712" TO ɓ 54'-112" TO ɓ 55'-712" TO ɓ 32'-1112" TO ɓ 37'-3" TO ɓ 20'-9" MAX HEIGHT FROM AVERAGE GRADE TO HIGHEST RIDGE101.7' AVERAGE NATURAL GRADE 122.45' MAX ELEV OF ROOF SUBFLR: 103.5' 101.25' LOWEST NATURAL GRADE AT PERIMETER ROOF PLAN 1/8"=1'-0" SKYLIGHT, TYPICAL SUN TUNNEL, TYPICAL FLOOR AREA CALCULATION A 107.7 B 133 C 667 D 566.6 E (2x6.17) 12.5 F 17.6 G 20.9 H 89.3 I 2,408 J 242.7 K 12 L 136.9 M 20.8 N 3.0 TOTAL 4,438 A FLOOR AREA DIAGRAM B C D I L F E G H J M N K 1/8"=1'-0" (F) 102.25' (E) & (F) 101.9' ( (E) & (F) (E) & (F) 37 SECTION A-A1/4"=1'-0"A54, TYPICAL12VENTED ATTICVENTED CRAWLSPACESHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYEL/CS/DB/KDMOHAZZAB5AS NOTED5-20-13SARATOGA CALIFORNIA 19502 VIA MONTE DR MAJID MOHAZZAB A PROPOSED NEW RESIDENCE FOR 13'-0" COFFERED CEILING 11'-0" PLATE HT, TYPICAL, U.N.O. 10'-0" PLATE HT, TYPICAL, U.N.O.(E) GRADE, TYPICAL20'-9" MAX HEIGHT FROM AVERAGE GRADE TO HIGHEST RIDGE101.7'AVERAGENATURALGRADE122.45' MAXELEV OF ROOFSUBFLR: 103.5'11'-0" PLATE HT 12'-0" PLATE HTBATH 3CLO.HALLHALLHALLHALLHALLHALLMASTER CLOSET11'-0" PLATE HT 13'-0" COFFERED CEILINGHALLNOOKFAMILY ROOMFOYERCOVEREDPORCH12'-0" PLATE HT 11'-6" PLATE HT VENTED ATTICVENTED CRAWLSPACE101.7' AVERAGENATURAL GRADESUBFLR: 103.5'SECTION B-B1/4"=1'-0"(E) & (F) 101.9'(F) 101.8'( (E) & (F) 101.8'(E) & (F) 102.16'STREETSCAPE LOOKING TOWARDS PROPOSED PROJECT1/4"=1'-0"ɓPROPOSED PROJECT 19502 VIA MONTE DR ɓɓɓ19480 VIA MONTE DR 19524 VIA MONTE DR 38 39 REPORT TO THE PLANNING COMMISSION Application No. SUB10-0001 / ENV10-0001 Location/ APN: Mt. Eden Road / 503-13-127,128 Type of Application: Two Lot Subdivision Owner / Applicant: Irany and Karr Staff Planner: Michael Fossati, Planner Meeting Date: July 24, 2013 PROJECT DESCRIPTION: The property owner of a vacant parcel on Mt. Eden Road has proposed a subdivision application to subdivide one lot into two lots within the Hillside Zoning District. This item was continued from the June 26th meeting where the Planning Commission requested additional information from the applicant. The applicant requires more time to compile that information and is uncertain when the project will be ready to return to the Commission. STAFF RECOMMENDATION: Table the item, staff will re-notice public hearing once the applicant is ready. Page 1 of 1 40 REPORT TO THE PLANNING COMMISSION Meeting Date: July 24, 2013 Application: PDR13-0012 Location / APN: 14451 Fruitvale Avenue / 397-17-007 Owner/Applicant: Paulson Lee Staff Planner: Christopher Riordan PROJECT DESCRIPTION: The applicant requests Design Review approval to replace an existing 2,113 square foot one-story home with a new 5,369 square foot two-story home and related site improvements. The applicant has asked that the project be continued to the meeting of August 14, 2013. Page 1 of 1 41