HomeMy WebLinkAbout02-12-14 Planning Commission Agenda PacketTable of Contents
Agenda 2
January 22, 2014
Draft Minutes 4
Application PDR13-0027; 13850 River Ranch Circle (397-25-
014); Cappello - The applicant requests Design Review
approval to construct a 209 sq. ft. second story rear addition to
an existing 2,811 sq. ft. single-story residence. The project will
increase the height of the residence by approximately 5 feet to
an overall height no taller than 20 feet. Staff Contact: Michael
Fossati 408-868-1212
Staff Report 7
Att. 1 Resolution 12
Att. 2 Neighbor Notification 17
Att. 3 Public Notice 27
Att. 4 Casabonne Letter 30
Att. 5 Reduced Plans 39
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AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, February 12, 2014
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 January 22, 2014
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 PDR13-0027; 13850 River Ranch Circle (397-25-014); Cappello - The applicant requests
Design Review approval to construct a 209 sq. ft. second story rear addition to an existing 2,811 sq. ft.
single-story residence. The project will increase the height of the residence by approximately 5 feet to an
overall height no taller than 20 feet. Staff Contact: Michael Fossati 408-868-1212
Recommended action:
Approve Resolution No. 14-004 subject to conditions of approval.
NEW BUSINESS
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT
CERTIFICATE OF POSTING OF AGENDA
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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 February 6, 2014 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
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ACTION MINUTES
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, January 22, 2014
REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777
FRUITVALE AVENUE
PLEDGE OF ALLEGIANCE
ROLL CALL
ABSENCES - NONE
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of November 13, 2013, December 11, 2013 &
January 8, 2014
Actions:
ALMALECH/WALIA MOVED TO APPROVE THE NOVEMBER 13, 2013 MINUTES. MOTION PASSED.
AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA, ZHAO. NOES: NONE. ABSENT:
NONE. ABSTAIN: NONE.
ALMALECH/GROVER MOVED TO APPROVE THE DECEMBER 11, 2013 MINUTES. MOTION
PASSED. AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA, ZHAO. NOES: NONE.
ABSENT: NONE. ABSTAIN: NONE.
ALMALECH/GROVER MOVED TO APPROVE THE JANUARY 8, 2014 MINUTES. MOTION PASSED.
AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA, ZHAO. NOES: NONE. ABSENT:
NONE. ABSTAIN: NONE.
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.
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1. Update of the General Plan Noise Element (GPA13-0002), updates to various City Code articles related to
noise control (ZOA13-0012), and a Negative Declaration (ENV13-0006). Staff Contact: Christopher
Riordan, AICP (408)868-1235
Action:
ZHAO/BERNALD MOVED TO ADOPT RESOLUTION NO. 13-049 RECOMMENDING THAT THE
CITY COUNCIL ADOPT A NEGATIVE DECLARATION, APPROVE AN UPDATE TO THE
GENERAL PLAN NOISE ELEMENT, AND ADOPT AN ORDINANCE WHICH INCLUDES
UPDATES TO ARTICLES 7-20, 7-30, AND VARIOUS CHANGES TO CHAPTER 15 OF THE
SARATOGA ZONING CODE WITH THE FOLLOWING RECOMMENDED CHANGES TO THE
ORDINANCE:
1) ADDING ARTICLE 7-20(ANIMALS AND FOWL) TO THE LIST OF AMENDMENTS INCLUDED IN
THE TITLE OF THE ORDINANCE;
2) CLARIFYING THAT THE MINIMUM NOISE MEASUREMENT TIME INCLUDED IN SECTION 7-
30.040(b)(1) SHALL BE THREE MINUTES AND NOT TEN
3) CLARIFYING THAT SOUND IS TO BE MEASURED 25 FEET OR MORE FROM THE SOURCE OF
NOISE IN SECTIONS 7-30.060(a)(1),(a)(2),(b),(c) AND SECTION 7-30.090(b)(2).
4) ADDING “CHAINSAWS” TO SECTION 7-30.060(d) AND SPECIFYING THAT THEIR USE IS
LIMITED BETWEEN THE HOURS 8:00 A.M. AND 5:00 P.M. MONDAY THROUGH FRIDAY AND
SATURDAYS BETWEEN 10:00 AND 5:00 P.M., AND BETWEEN THE HOURS OF 10:00 A.M. AND
5:00 P.M. ON SUNDAYS.
MOTION PASSED. AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA,
ZHAO. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE
2. Application ZOA13-0005; City of Saratoga. Update to the Single Family Residential Design Review
Handbook and updates to the City Code including a new section regarding front yard landscaping; a new
section regarding outdoor lighting fixtures; and amendments to Articles 15-11, 15-12, 15-13, 15-20, 15-45,
and 15-80. Staff Contact: Cynthia McCormick (408) 868-1230.
Action:
ZHAO/BERNALD MOVED TO ADOPT RESOLUTION NO. 14-002 RECOMMENDING THAT
THE CITY COUNCIL ADOPT THE UPDATE TO THE SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK, ADOPT AN ORDINACE WHICH INCLUDES TWO NEW
SECTIONS TO THE CITY CODE REGARDING FRONT YARD LANDSCAPING AND
OUTDOOR LIGHTNING FIXTURE; AMENDS SECTIONS OF THE CITY CODE RELATED TO
DESIGN REVIEW AND MAKES CLARIFYING EDITS RELATED TO STANDARDS FOR
RESIDENTIAL STRUCTURES WITH THE FOLLOWING CHANGES:
CITY CODE UPDATES:
15-12.095 – REMOVED THE LETTER “D” FROM “PURPOSED” TO THE CORRECT SPELLING OF
“PURPOSE”
15-12.100(b) – REMOVED THE WORD “OF” FROM THE MIDDLE OF THE FIRST SENTENCE
15-12.085(a) – CORRECTED REFERENCE TO CODE FROM 15-12.085(f) TO 15-12.085(c)
15-45.090 – CORRECTED CITY CODE SECTION NUMBER FROM 15-45.90 TO 15-45.090
15-45.090(c) – CHANGED THE WORD “THAN” TO “THEN”
15-45.080(f) – CHANGED THE WORD “SHALL” TO “DOES”
15.45.080(h) – CHANGED THE WORDS “IN ADDTION TO DEMONSTRATING” TO “AND IS IN”
DESIGN REVIEW HANDBOOK:
PAGE 1 (FINDING 6) – CHANGED THE WORD “SHALL” TO “DOES”
PAGE 1 (FINDING 8) – CHANGED THE WORDS “IN ADDITION TO DEMONSTRATING” TO
“AND IS IN”
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MOTION PASSED. AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA,
ZHAO. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE
NEW BUSINESS
Application ASP13-0001; 21000 Big Basin Way (517-36-009); Hakone Foundation - Two new free-
standing signs would replace the existing free-standing sign near the main entrance that intersects with Big
Basin Way. Staff Contact: Cynthia McCormick (408) 868-1230.
Action:
BERNALD/ZHAO MOVED TO CONTINUE THIS ITEM TO THE MARCH 12, 2014 MEETING.
MOTION PASSED. AYES: ALMALECH, BERNALD, GROVER, HLAVA, SMULLEN, WALIA,
ZHAO. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE
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 January 16, 2014 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
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REPORT TO THE
PLANNING COMMISSION
Meeting Date: February 12, 2013
Application: Design Review PDR13-0027
Location / APN: 13850 River Ranch Circle – 397-25-014
Owner / Applicant: Paula Cappello
Staff Planner: Michael Fossati
13850 River Ranch Circle
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SUMMARY
ZONING GENERAL PLAN DESIGNATION
Single-Family Res. (R1-10,000) Medium Density Res. (M-10)
PARCEL SIZE AVERAGE SLOPE
10,260 sq. ft. (net lot size) ±4%
GRADING REQUIRED
N/A
PROJECT DESCRIPTION:
The applicant requests Design Review approval to construct a 209 sq. ft. second story rear
addition to an existing 2,811 sq. ft. single-story residence. The project will increase the
height of the residence by approximately 5 feet to an overall height no taller than 20 feet.
There are no protected trees impacted by the proposed project.
STAFF RECOMMENDATION:
Approve Resolution No. 14-004 subject to conditions of approval.
PROJECT DATA
Net Lot Size: 10,260 sq. ft.
Proposed Allowed
Floor Area
1st floor:
2nd floor:
Garage:
Total
2,442 sq. ft.
209
399 sq. ft.
3,050 sq. ft.
3,370 sq. ft.
Site Coverage
Building Footprint
Patio / Walk
Driveway
Existing Pool / Coping
Total
2,811 sq. ft.
551 sq. ft.
800 sq. ft.
1,652 sq. ft.
5,884 sq. ft. (57%)
6,156 sq. ft. (60%)
Setbacks
Front:
Side (Left):
Side (Right):
Rear
Existing
25’
10’
10’
25’
Proposed
23.5’(non-conforming)
10’
10’
43.5’
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Height
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
98.5’
99.5’
99’
118.17’ (19.7’)
Maximum Building
Height is 125’
(26 Feet)
Pursuant to City Code Section 15-45.060(a)(2) any conversion of a single-story structure
to a multi-story structure, except where such conversion does not result in any exterior
modifications to the existing structure beyond the installation of skylights in the roof,
requires design review approval from the Planning Commission. The application
includes a single-story residence being converted to a multi-story structure.
SITE AND PROJECT CHARACTERISTICS
Site Description
The project site is within a suburban residential area located approximately a quarter mile
east of Saratoga High School. The area is surrounded by single-family homes on
approximately quarter-acre lots.
Building Design
The proposed addition will be incorporated into the existing ranch style residence. The
second story rear addition will be located at the rear of the residence, directly above an
existing sunroom that would be demolished and rebuilt. The projects proposed wood shake
roofing and white stucco exterior would maintain consistency with the main dwelling. The
existing brick chimney will be rebuilt and its height increased.
Detail Colors and Materials
Building ext. ‘White’ stucco
Windows ‘White’ casement windows
Roofing Class B Wood Shake
Gutters ‘White’ 5” fascia
Landscaping & Trees
The proposed addition will be constructed completely within the building footprint and will
not affect existing landscaping and trees. The applicant is not proposing substantial new
landscaping as the front of the site already includes a large 24” tree and established
landscaping.
ADDITIONAL INFORMATION
Non-Conforming Front Setback
The existing residence was built in 1955, one year before the City was incorporated. The
existing front setback is 23.5’, which is considered legal non-conforming. The proposed
project would not increase the non-conformity as the addition is located in the rear. Per City
Code Section 15-65.025, work that is estimated to result in the expenditure of 20% or less of
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the estimated construction value of the entire structure is permitted, as long as specific
standards are being met. The proposed addition has a construction valuation that would
result in 9.3% of the estimated construction value of the entire residence. Therefore, the
project complies with City Code Section 15-65.
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 received a comment letter from an adjacent neighbor
regarding the project which has been included as Attachment 4. The neighbor has requested
that the north facing second story window be either glass block (identical to the south facing
window), be removed, or installed so that the bottom window sill would be at or above six
feet in height as measured from the floor. In response to the neighbor’s request, the
applicant has proposed installing an obscure “rain glass” window along the northern
elevation.
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. This finding
can be made in the affirmative in that the proposed addition is within the rear of the
main residence and substantially setback from the rear and side property lines.
Furthermore, the side second story windows facing north and south would be
constructed of either obscure “rain glass” or translucent glass block to protect
privacy impacts of adjacent neighbors.
(b) The project preserves the natural landscape. This finding can be made in the
affirmative in that the proposed addition is completely within the existing building
footprint. All existing landscaping would remain.
(c) The project preserves native and heritage trees. This finding can be made in the
affirmative in that no native or heritage trees are proposed for removal or would be
negatively affected by the proposed project.
(d) The project minimizes the perception of excessive bulk. This finding can be made
in the affirmative in that the proposed addition is located at the rear of the residence
and would minimally change the appearance of the front façade. Due to the down
slope of the site from the street, the addition would not cause the perception of
excessive bulk from the public right-of-way.
(e) The project is of compatible bulk and height. This finding can be made in the
affirmative in that the project will be less massive and shorter in height than the
majority of two-story residences in the immediate area.
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(f) The project uses current grading and erosion control methods. This finding can be
made in the affirmative in that minimal grading is proposed and would be limited to
foundation construction.
(g) The project follows appropriate design policies and techniques. This finding can be
made in the affirmative in that the project incorporates the following design
techniques:
a. The proposed addition set back the higher portion of the structure on the site
to minimize the perception of building height. (Policy 1, Technique #4)
b. The location of the proposed addition used structural features such as
exceeding rear setback requirements and proposing the installation of
obscure glass and glass block windows on the north and south elevations to
limit view angles that may unreasonably impact privacy. (Policy 3,
Technique #1)
c. The second story was set back from the first story to minimize privacy
impacts. (Policy 3, Technique #2)
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. 14-004 approving the project subject to conditions of approval.
ATTACHMENTS:
1. Resolution of Approval
2. Neighbor Notification
3. Public hearing notice, mailing addresses, and map for project notification
4. Letter from adjacent neighbor.
5. Reduced Plans, Exhibit "A.”
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RESOLUTION NO. 14-004
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
FOR DESIGN REVIEW NO. PDR13-0027 APPROVING A 209 SQUARE FOOT
SECOND STORY ADDITION LOCATED AT 13850 RIVER RANCH CIRCLE
WHEREAS, a Design Review application was submitted for the construction of a new
209 sq. ft. second story addition to an existing 2,811 sq. ft. single-story residence. Design
Review approval is required because the proposed project is a conversion of a single-story
residence into a multi-story residence. 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 February 12, 2014 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.
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Resolution No. 14‐004 Page 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR13-0027,
located at 13850 River Ranch Circle, 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 12th day of
February 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Joyce Hlava
Chair, Planning Com
mission
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Resolution No. 14‐004 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR13-0027
13850 RIVER RANCH CIRCLE (APN: 397-25-014)
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.
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Resolution No. 14‐004 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 January 8, 2014
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-
oprtected tree on the site;
c. This Resolution printed onto separate construction plan pages;
d.A final utility plan that shows location of HVAC mechanical equipment outside of
required setback areas;
by a registered Civil Engineer combined
tion Plan;
e.A final Drainage and Grading Plan stamped
with the above‐required Stormwater Deten
f. A final Landscape and Irrigation Plan; and
g. 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:
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Resolution No. 14‐004 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.
PUBLIC WORKS
13. 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.
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 12th day of February, 2014, 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: PDR13-0027 / 13850 River Ranch Circle
APPLICANT/OWNER: Paula Cappello
APN: 397-25-014
DESCRIPTION: The applicant requests Design Review approval to construct a 209 sq. ft.
second story rear addition to an existing 2,811 sq. ft. single-story residence. Due to the addition,
the height of the main residence will increase approximately 5 feet to a height no higher than 20
feet. The net site area is 10,260 sq. ft. and zoned R-1-10,000.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to
raising only those issues you or someone else raised at the Public Hearing. In order for information
to be included in the Planning Commission’s information packets, written communications should
be filed on or before Tuesday, February 4, 2014
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
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Parcel Number Owner Name Owner Address Owner City, State Zip
#5871 500' OWNERSHIP LISTING Prepared for: 13850 RIVER RANCH SARATOGA CA 95070
393-42-048 CHI-JEN & LIAO CHIUNG-YU HUANG 13811 CAMINO RICO SARATOGA CA 95070
393-43-007 RICHARD H & SUSAN E HORN 13751 BEAUMONT AVE SARATOGA CA 95070
393-43-008 CHARLES L & MIN JUN ZHU 13771 BEAUMONT AVE SARATOGA CA 95070
393-43-009 PHILIP & WINNIE CHIN 11733 WESTSHORE CT CUPERTINO CA 95014
393-43-010 JOSEPH & RUTH FANALI 13811 BEAUMONT AVE SARATOGA CA 95070
393-43-011 BONNIE BURDETT 350 SECOND ST #2 LOS ALTOS CA 94022
393-43-013 KENT & JIN LING KWANG 13780 SARATOGA VISTA AVE SARATOGA CA 95070
393-43-014 JIN PAN 13764 SARATOGA VISTA AVE SARATOGA CA 95070
393-43-030 PETER S & RUTH CHANG 13759 SARATOGA VISTA AVE SARATOGA CA 95070
393-43-031 PATRICK T & DIANE M PORTER 13777 SARATOGA VISTA AVE SARATOGA CA 95070
393-43-034 JUNG CHI LIAO 13810 CAMINO RICO SARATOGA CA 95070
393-43-035 MARKS TRUST 13784 CAMINO RICO SARATOGA CA 95070
393-43-036 JOHNSON GREGORY T TR/TR 13760 CAMINO RICO SARATOGA CA 95070
393-43-044 ROBERT D & JANICE L TORCZYNER 13795 SARATOGA VISTA AVE SARATOGA CA 95070
393-43-045 MARY LOU IRWIN 13813 SARATOGA VISTA AVE SARATOGA CA 95070
393-44-001 MICHAEL S & CHENG YA-HWEI YANG 20021 HERRIMAN AVE SARATOGA CA 95070
393-44-002 JANET S SONG 20025 HERRIMAN AVE SARATOGA CA 95070
393-44-003 KENNETH L SEATON 13810 BEAUMONT AVE SARATOGA CA 95070
393-44-004 BETTY A & ROBERT T LEIGH PO BOX 3021 SARATOGA CA 95070
393-44-005 CHARLES ONN 13770 BEAUMONT AVE SARATOGA CA 95070
393-44-006 SHAN BERRY 13750 BEAUMONT AVE SARATOGA CA 95070
393-44-021 TUNG YUNG BILL & YA-YUN TRACY LIN 13747 HOWEN DR SARATOGA CA 95070
393-44-022 DOROTHY L LATHURAS 13761 HOWEN DR SARATOGA CA 95070
393-44-023 HOWARD & LILY CHEN 1400 BOWE AVE #905 SANTA CLARA CA 95051
393-45-020 MICHAEL & YAGHMAI HEDIEH STEELE 19984 MORAN LN SARATOGA CA 95070
393-45-029 CARL & OLIVIA DCOSTA 19975 HERRIMAN AVE SARATOGA CA 95070
393-45-030 DANIEL E & MARILYN J FOUST 19985 HERRIMAN AVE SARATOGA CA 95070
393-45-038 BARBARA HILL 19991 LANNOY CT SARATOGA CA 95070
397-25-001 KIM J H 13841 RIVER RANCH CIR SARATOGA CA 95070
397-25-002 SHAO-HSIU & CHEN JEAN WEN 13851 RIVER RANCH CIR SARATOGA CA 95070
397-25-003 DAVID & SARA GUIDO 13861 RIVER RANCH CIR SARATOGA CA 95070
397-25-004 RAY SHU NING WANG 13871 RIVER RANCH CIR SARATOGA CA 95070
397-25-006 MICHAEL C & LAI WAN TAN 13891 RIVER RANCH CIR SARATOGA CA 95070
397-25-007 CHEN TRUST 13901 RIVER RANCH SARATOGA CA
397-25-008 KISHORE SESHADRI 13911 RIVER RANCH CIR SARATOGA CA 95070
397-25-009 JHALANI FAMILY TR 13921 RIVER RANCH SARATOGA CA
397-25-010 VEN MICHAEL E VAN DE 13930 RIVER RANCH CIR SARATOGA CA 95070
397-25-011 JEANNIE T NGUYEN 13910 RIVER RANCH CIR SARATOGA CA 95070
397-25-012 JIM & CHEN CHIAHUI SU 13890 RIVER RANCH CIR SARATOGA CA 95070
397-25-013 TETSUO & SHIGEKO GOTOH 13860 RIVER RANCH CIR SARATOGA CA 95070
397-25-014 CAPPELLO TRUST 13850 RIVER RANCH SARATOGA CA
397-25-015 YVES G & ANNETTE E CASABONNE P O BOX 247 EL VERANO CA 95433
397-25-019 MINGGUI & LIN LI PAN 19970 HERRIMAN AVE SARATOGA CA 95070
397-25-020 WALTER D & JEAN M HALL 14927 JERRIES DR SARATOGA CA 95070
397-25-021 WALTER N & LINDA G SHAW 14933 JERRIES DR SARATOGA CA 95070
397-25-022 THOMAS P & DENISE T MURPHY 14939 JERRIES DR SARATOGA CA 95070
397-25-023 SANJEEV & KIRTI KWATRA 14951 JERRIES DR SARATOGA CA 95070
397-25-024 ROBERT W & CAROL V HEETER 14961 JERRIES DR SARATOGA CA 95070
397-25-025 ALAN & COWELL LISA DANCE 14965 JERRIES DR SARATOGA CA 95070
397-25-026 SHYAM & ANJALI DUJARI 14969 JERRIES DR SARATOGA CA 95070
397-25-075 HYEONKUK & LEE JINWON JEONG 14001 JERRIES DR SARATOGA CA 95070
397-25-076 KENNETH L & MARJORIE J NISSLY 14011 JERRIES DR SARATOGA CA 95070
397-25-080 SVAGSM LP 2372 BLUE HERON LOOP LINCOLN CA 95648
397-25-096 JUDITH A MENNEMEIER 20030 HERRIMAN AVE SARATOGA CA 95070
397-25-097 DOUGHERTY C & KATHRYN N W 19980 HERRIMAN AVE SARATOGA CA 95070
397-25-098 JACK S & MARGARET O SMITH 13881 RIVER RANCH CIR SARATOGA CA 95070
397-29-007 JOSEPH SHIH-CHIN SUN 14017 OAK HOLLOW SARATOGA CA 95070
397-29-012 GATOS H S D LOS 17421 FARLEY ROAD WEST LOS GATOS CA 95030
397-29-013 DWAIN L COGGINS 14005 OAK HOLLOW SARATOGA CA 95070
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Subject APN: 397-25-014 Address: 13850 RIVER RANCH
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
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