HomeMy WebLinkAbout05-28-14 Planning Commission Agenda PacketTable of Contents
Agenda 3
April 23, 2014
Draft Minutes 5
Application PDR14-0005; 20013 Cox Avenue / 386-44-040;
Cortel LLC on behalf of Sprint - The applicant is requesting
Design Review approval to modify an existing
telecommunications facility. The project would replace three (3)
existing antennas with three (3) new antennas and add three (3)
RRUs on an existing PG&E lattice tower. No modifications will
be made to the ground equipment, which is enclosed within an
existing fenced area screened with landscaping. Staff Contact:
Cynthia McCormick (408) 868-1230.
staff report 7
resolution 10
photo sims 14
coverage maps 18
RF Analysis 20
noticing 33
plans 36
APPLICATION PDR13-0032; 15431 Bohlman Rd. (517-14-010);
Brozicevic / Purvis – The applicant is requesting to construct
1893 sq. ft. second story addition to an existing 3,082 sq. ft.
single-story residence. The height of the remodeled residence
will increase to be approximately 25 feet. No protected trees
will be removed or impacted by the proposed project. Staff
Contact: Michael Fossati (408) 868-1212.
Staff Report 46
Att. 1 - Resolution 53
Att. 2 - View Analysis 58
Att. 3 - Tree Cover Example 59
Att. 4 - Arborist Report 60
Att. 5 - Geo Approval 66
Att. 6 - Emails from Neighbors 67
Att. 7 - Public Notice 68
Att. 8 - Letter 71
Att. 9 - Pictures 74
Att. 10 - Reduced Plans 75
Application ELN14-0005; 18594 Ravenwood Drive (397-43-
040); Brett & Katherine Dawson/Steve Howard Construction -
The applicant request Planning Commission approval to
remodel an existing 2,072 square foot, one story, single-family
home which encroaches into both the left and right side setback
areas. The project would also include a 995 square foot addition
which would conform to all setbacks. The proposed work will
result in expenditure of approximately 49% of the estimated
construction cost of the existing structure which requires
approval by the Planning Commission. Staff Contact: Chris
Riordan (408) 868-1235
1
Planning Commission Memo 86
Application FER14-0001; 15240 Madrone Hill Rd. (517-22-
060); Colette and David Kress - The applicant is proposing to
construct a six foot tall fence that would surround the property at
15240 Madrone Hill Road. A fence exception is required
because portions of the six foot tall wrought iron fence and the
proposed nine foot tall entrance gate columns would be located
within the front setback. Staff Contact: Michael Fossati,
(408)868-1212.
Staff Report - 15240 Madrone Hill 87
Att 1 - Reso 91
Att 2 - Gate and Fence 95
Att 3 - Fence Location 98
Att 4 - Arborist Report 99
Att 5 - Notice 106
2
AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, May 28, 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 April 23, 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 PDR14-0005; 20013 Cox Avenue / 386-44-040; Cortel LLC on behalf of Sprint - The
applicant is requesting Design Review approval to modify an existing telecommunications facility. The
project would replace three (3) existing antennas with three (3) new antennas and add three (3) RRUs on an
existing PG&E lattice tower. No modifications will be made to the ground equipment, which is enclosed
within an existing fenced area screened with landscaping. Staff Contact: Cynthia McCormick (408) 868-
1230.
Recommended action:
Approve Resolution No. 14-016 approving the project subject to conditions of approval.
2. APPLICATION PDR13-0032; 15431 Bohlman Rd. (517-14-010); Brozicevic / Purvis – The applicant is
requesting to construct 1893 sq. ft. second story addition to an existing 3,082 sq. ft. single-story residence.
The height of the remodeled residence will increase to be approximately 25 feet. No protected trees will be
removed or impacted by the proposed project. Staff Contact: Michael Fossati (408) 868-1212.
Recommended action:
Approve Resolution No. 14-014 subject to conditions of approval.
3
3. Application ELN14-0005; 18594 Ravenwood Drive (397-43-040); Brett & Katherine Dawson/Steve
Howard Construction - The applicant request Planning Commission approval to remodel an existing 2,072
square foot, one story, single-family home which encroaches into both the left and right side setback areas.
The project would also include a 995 square foot addition which would conform to all setbacks. The
proposed work will result in expenditure of approximately 49% of the estimated construction cost of the
existing structure which requires approval by the Planning Commission. Staff Contact: Chris Riordan (408)
868-1235
Recommended action:
The applicant is requesting that the project be withdrawn.
4. Application FER14-0001; 15240 Madrone Hill Rd. (517-22-060); Colette and David Kress - The applicant
is proposing to construct a six foot tall fence that would surround the property at 15240 Madrone Hill Road.
A fence exception is required because portions of the six foot tall wrought iron fence and the proposed nine
foot tall entrance gate columns would be located within the front setback. Staff Contact: Michael Fossati,
(408)868-1212.
Recommended action:
Approve Resolution No. 14-015 subject to conditions of approval.
NEW BUSINESS
Selection of summer recess for 2014.
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT
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 May 22, 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
4
-
ACTION MINUTES
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, April 23, 2014
REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777
FRUITVALE AVENUE
ROLL CALL
PRESENT Commissioners Leonard Almalech, Wendy Chang, Kookie Fitzsimmons, Pragati
Grover, Dede Smullen, Chair Mary-Lynne Bernald
ABSENT Tina Walia (excused)
ALSO PRESENT James Lindsay, Community Development Director
Christopher Riordan, Senior Planner
COMMUNICATIONS FROM COMMISSION & PUBLIC
APPROVAL OF MINUTES
Approve Action Minutes from the Regular Planning Commission Meeting of April 9 2014.
Action:
GROVER/ALMALECH MOVED TO APPROVE THE APRIL 9, 2014 MINUTES. MOTION
PASSED. AYES: ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER, SMULLEN.
NOES: NONE. ABSENT: WALIA. ABSTAIN: NONE.
PUBLIC HEARINGS
1. APPLICATION PDR14-0007; 1777 Saratoga Ave. (386-10-049); Crown Castle / Sprint– The applicant is
requesting to replace three existing panel antennas with three new panel antennas three additional Radio
Remove Units (RRU’s), and six junction cylinders to an existing 66 foot tower. The purpose of the project
is to upgrade the project site from the current 3G technology to LTE so as to provide increased capacity and
data speeds. There is no proposed increase in height to the existing tower or size of the antennas to
accommodate this project. Staff Contact: Michael Fossati (408) 868-1212.
Action:
GROVER/ALMALECH MOVED TO APPROVE RESOLUTION NO. 14-013 APPROVING THE
PROJECT SUBJECT TO CONDITIONS OF APPROVAL. MOTION PASSED. AYES:
ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER, SMULLEN. NOES: NONE.
ABSENT: WALIA. ABSTAIN: NONE.
2. APPLICATION PDR13-0016; 13740 Pierce Road (503-30-067); Saiid Rezvani - The project applicant
requests Design Review approval to replace an existing 3,000 square foot two story home with a new 6,531
square feet, two story, single-family home which includes a 2,519 square foot basement. The project
would also include the construction of a detached 995 square foot secondary dwelling unit. The existing
751 square foot detached guest house on the site would be removed. The project also includes a grading
exception for 2,168 cubic yards of grading and a site coverage exception of 18,318 square feet of coverage.
Staff Contact: Chris Riordan (408) 868-1235
5
Action:
ALAMALECH/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 14-012 APPROVING
THE PROJECT SUBJECT TO CONDITOINS OF APPROVAL WITH THE FOLLOWING
CHANGES:
1) The basement floor plan to state its square footage is 2,519 square feet and not 3,032 square feet.
2) The secondary dwelling unit floor plan to state its square footage is 995 square feet and not 1,001
square feet.
3. The chimney on the secondary dwelling unit is to be lowered and the size of its chimney cap reduced in
size.
4. The entrance element of the secondary dwelling unit is to be reduced in height so that its eve line is in
line with the eve on the rest of the structure.
MOTION PASSED. AYES: ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER,
SMULLEN. NOES: NONE. ABSENT: WALIA. ABSTAIN: NONE.
DIRECTOR/COMMISSION COMMUNICATION
Director Lindsay informed the Commission the Saratoga Vista appeal will be heard City Council on May
14, 2014.
ADJOURNMENT
6
REPORT TO THE
PLANNING COMMISSION
Meeting Date: May 28, 2014
Application: Design Review PDR14-0005
Location / APN: 20013 Cox Avenue / 386-44-040
Owner / Applicant: Cortel LLC on behalf of Sprint
Staff Planner: Cynthia McCormick, AICP
20013 Cox Avenue
7
SUMMARY
ZONING
R1-12,500
GENERAL PLAN DESIGNATION
M-12.5 (Medium Density Residential)
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval to modify an existing
telecommunications facility. The project would replace three (3) existing antennas with
three (3) new antennas and add three (3) RRUs on an existing PG&E lattice tower. No
modifications will be made to the ground equipment, which is enclosed within an existing
fenced area screened with landscaping.
STAFF RECOMMENDATION:
Approve Resolution No. 14-016 approving the project subject to conditions of approval.
SITE AND PROJECT CHARACTERISTICS
The lattice tower is surrounded by single-family residential homes and is bordered by
railroad tracks to the north-east. The tower currently carries antennas from multiple cellular
carriers. Photo simulations of the existing and proposed antennas are included as
Attachment #2. The applicant has stated that the purpose of this modification is to increase
data capacity and data speeds to its customers. The coverage map for the propose
installation is included as Attachment #3.
Federal Communications Commission (FCC) Requirements
Under the Telecommunications Act of 1996, the FCC has exclusive jurisdiction over Radio
Frequency (RF) emissions from personal wireless antenna facilities. The City can evaluate
and regulate only the aesthetic aspects of wireless installations. Any concerns regarding
health and safety aspects of the wireless sites are not within the purview of the Planning
Commission. Pursuant to its authority under federal law, the FCC has established rules to
regulate the safety of emissions from these facilities.
Radio Frequency (RF) Analysis
The applicant has provided a Radio Frequency (RF) Analysis which concludes the proposed
telecommunication facility would comply with the FCC’s current standards for limiting
human exposure to RF energy, and no significant impact on the general public is expected.
The RF Analysis can be found as Attachment #4.
Neighbor Correspondence
The applicant sent out certified letters to property owners nearby the proposed site. The
“Notice of Public Hearing” was also mailed to property owners within 500 feet of the
subject property (Attachment #5). The public hearing notice and description of the project
was also published in the Saratoga News. No comments were received as of the writing of
this staff report.
2
8
3
DESIGN REVIEW FINDINGS
The findings required for Design Review Approval per City Code Section 15-44.025 are set
forth below. The applicant has met the burden of proof to support making those findings:
(a) That the Wireless Telecommunications Facility is or can be co-located with another
Wireless Telecommunications Facility located on a structure or an existing utility
pole/tower in the public right-of-way unless the applicant has demonstrated that such
location is not technically or operationally feasible. This finding can be made in the
affirmative because the wireless telecommunication facility will be co-located with other
service providers on an existing lattice tower.
(b) That the Wireless Telecommunications Facility and related structures incorporate
architectural treatments and screening to substantially include: (1) Appropriate and
innovative stealth design solutions;(2) Techniques to blend with the surrounding
environment and predominant background; (3) Colors and materials that are non-
reflective; (4) Exterior textures to match the existing support structure or building;
and (5) Reasonably compatible height with the existing surrounding environment.
This finding can be made in the affirmative. The wireless telecommunication facility
will be co-located with other service providers, thus eliminating the need for a new
separate facility and reducing the visual impact on surrounding properties. The existing
tower will not increase in height. The proposed antennas are similar in design to existing
antennas and will have a non-reflective finish to match the existing lattice tower.
(c) That landscaping and fencing provide visual screening of the Wireless
Communication Facility's ground-mounted equipment, related structures, and that
fencing material is compatible with the image and aesthetics of the surrounding area.
This finding can be made in the affirmative. No modifications will be made to the
ground equipment, which is enclosed within an existing fenced area screened with
landscaping. The owner of the property is responsible for maintenance of landscaping.
ENVIRONMENTAL DETERMINATION: The proposed project, which includes installation and
replacement of new cellular equipment, is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines.
This Class 3 exemption applies to new construction of limited small new facilities;
installation of small, new equipment and facilities in small structures.
STAFF RECOMMENDATION
Adopt Resolution No. 14-016 approving the project subject to conditions of approval.
ATTACHMENTS:
1. Resolution of Approval
2. Photo Simulations
3. Coverage Map
4. RF Analysis
5. Public hearing notice and mailing addresses
6. Reduced Plans, Exhibit "A.”
9
RESOLUTION NO: 14-016
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR14-0005
LOCATED AT 20013 COX AVENUE
WHEREAS, on March 6, 2014, an application was submitted by Cortel LLC on behalf of
Sprint requesting Design Review approval modify an existing telecommunications facility located
at 20013 Cox Avenue (386-44-040). The project would replace three (3) existing antennas with
three (3) new antennas and add three (3) RRUs on an existing PG&E lattice tower. No
modifications will be made to the ground equipment, which is enclosed within an existing fenced
area screened with landscaping. The site is located within the R1-12,500 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on May 28, 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 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 applies to new construction and
installation of small, new equipment and facilities in small structures.
Section 3: The project is consistent with the following Saratoga General Plan Policies:
Land Use Goal 13 which provides that the City shall use the Design Review process to assure that
new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Land Use Element Policy 5.2 which states that Development proposals shall be
evaluated against City standards and guidelines to assure that the related traffic, noise, light,
appearance, and intensity of the proposed use have limited adverse impact on the area and can be
fully mitigated; and Conservation Element Policy 6.0 which provides that the City shall protect the
existing rural atmosphere of Saratoga by carefully considering the visual impact of new
development.
Section 4: The project is consistent with the required design review findings in that the
antennas and RRUs will be co-located on an existing Wireless Telecommunications Facility, have a
non-reflective finish and be similar in size to the existing antennas, and that the project will not
increase the height of the lattice tower.
10
Resolution No. 14-016
Section 5: The City of Saratoga Planning Commission hereby approves PDR14-0005
located at 20013 Cox Avenue, subject to the Findings, and Conditions of Approval attached hereto
as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 28th day of
May 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mary-Lynne Bernald
Chair, Planning Commission
11
Resolution No. 14-016
Exhibit 1
CONDITIONS OF APPROVAL
PDR14-0005
20013 COX AVENUE
(APN 386-44-040)
A. GENERAL
1. Conditions may be modified only by the Planning Commission unless modification is expressly
otherwise allowed by the City Code including but not limited to Sections 15-80.120 and/or 16-
05.035, as applicable.
2. A Building Permit must be issued and construction commenced within 36 months from the date
of adoption of this Resolution or the Design Review Approval will expire unless extended in
accordance with the City Code.
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. Prior to issuance of any Demolition, Grading, or Building Permit to implement this Design
Review Approval the Owner or Applicant shall obtain a “Zoning Clearance” from the
Community Development Director by submitting final plans for the requested permit to the
Community Development Department for review to ascertain compliance with the requirements
of this Resolution.
5. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and
volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on
the subject application, or any of the proceedings, acts or determinations taken, done or
made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting on
their behalf.
In addition, prior to any Zoning Clearance from the Community Development Director,
Owner and Applicant shall execute a separate agreement containing the details of this
required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to
prior approval as to form and content by the City Attorney.
12
Resolution No. 14-016
B. COMMUNITY DEVELOPMENT
9. Compliance with Plans and Description of Use. The development shall be located and
constructed to include those features, and only those features, as shown on the Approved Plans,
Description of Use, and Photo Simulations denominated Exhibit "A". All proposed changes to
the Approved Plans and Description of Use must be submitted in writing with plans showing the
changes, including a clouded set of plans highlighting the changes.
10. Visual Compatibility. Prior to the installation of the proposed panel antennas and accessory
equipment, the antennas and equipment shall be painted a color similar to the lattice tower.
11. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted
to the Building Division. These plans shall be subject to review and approval by the Community
Development Department Director or designee prior to issuance of Zoning Clearance. The
construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A”
on file with the Community Development Department and referenced in Condition No. B.9
above;
b. This signed and dated Resolution printed onto separate construction plan pages;
c. All additional drawings, plans, maps, reports, and/or materials required by the Building
Division
C. REQUIREMENTS OF OTHER AGENCIES OR UTILITIES
12. Federal Communications Commission (FCC) Verification. The owner and/or Applicant for
this Project shall contact the FCC and verify whether there are any required permits from said
Commission. If required by the FCC, prior to issuance of Zoning Clearance for any proposed
equipment installations (or if none, prior to commencement of the approved use), the Owner
and/or Applicant shall submit to the Community Development Department documentation from
the FCC showing proof of compliance of the proposed use and/or development with the FCC's
requirements.
13. Decommission. If the subject site is decommissioned in the future, all cellular antennas and
related equipment shall be removed within 30 days of cessation of operation.
14. Governmental entities. All applicable requirements of the State, County, City and other
Governmental entities, including the California Public Utilities Commission, must be met.
15. Emergency Access. The owner / applicant shall provide a 24-hour phone number to which
interference problems may be reported, and will resolve all interference complaints within 24
hours from the time the interference was reported.
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF MEETING
The City of Saratoga’s Planning Commission announces the following meeting on:
Wednesday, May 28, 2014 at 7:00 p.m.
The meeting will be held in the City Hall Theater located at 13777 Fruitvale Avenue. Details of
this item are available at the Saratoga Community Development Department, Monday through
Friday 7:30 a.m. – 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding
Friday office closures.
ADDRESS/APN: 20013 Cox Avenue / 386-44-040
APPLICANT: Cortel LLC on behalf of Sprint
APPLICATION: PDR14-0005
PROJECT DESCRIPTION: The applicant is requesting Design Review approval to modify an
existing telecommunications facility. The project would replace three (3) existing antennas with
three (3) new antennas and add three (3) RRUs on the tower let of an existing PG&E lattice
tower. No modifications will be made to the ground equipment, which is enclosed within an
existing fenced area screened with landscaping.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission, you may be limited to raising only those issues you or
someone else raised at the meeting.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Cynthia McCormick, Planner, AICP
(408) 868-1230
33
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip38639001 20023 GLEN ARBOR CT SATISH S IYENGAR P O BOX 391781 MOUNTAIN VIEW, CA 9403938639002 20045 GLEN ARBOR CT BAKER THOMAS S JR AND ABBY P 20045 GLEN ARBOR CT SARATOGA, CA 9507038639003 20057 GLEN ARBOR CT SOMANI ANIL AND NITA 20057 GLEN ARBOR CT SARATOGA, CA 9507038639004 20079 GLEN ARBOR CT KITELEY RAYMOND C AND INEZ M 20079 GLEN ARBOR CT SARATOGA, CA 9507038639006 12215 FREDERICKSBURG DR STERN JENNIFER E AND PUGH JEFF 12215 FREDERICKSBURG DR SARATOGA, CA 9507038639007 12231 FREDERICKSBURG DR ANDERSON MONIQUE J ET AL 12231 FREDERICKSBURG DR SARATOGA, CA 9507038644008 19842 SEAGULL WY SIDHU INDER S AND DEEPNA 19842 SEAGULL WY SARATOGA, CA 9507038644009 19830 SEAGULL WY DUNBAR HORACE E AND ANN M 2429 CHABOT TR PALO ALTO, CA 9430338644010 19817 VERONICA DR GOMERSALL JOAN S TRUSTEE 19817 VERONICA DR SARATOGA, CA 9507038644011 19829 VERONICA DR SCHILD KURT O AND HANNA TRUSTE 19829 VERONICA DR SARATOGA, CA 9507038644012 19836 VERONICA DR SISLEY DANIEL W AND MARGIE E 19836 VERONICA DR SARATOGA, CA 9507038644013 19824 VERONICA DR MONROE GEORGE A AND PHILIPPA A 19824 VERONICA DR SARATOGA, CA 9507038644014 19812 VERONICA DR RICHES KENNETH W AND KATHERINE 19812 VERONICA DR SARATOGA, CA 9507038644015 19800 VERONICA DR TOPHAM LYLE C AND KATHIE J TRU 19800 VERONICA DR SARATOGA, CA 9507038644016 19831 VERONICA DR ROSE FRANK T AND HELEN F P O BOX 633 SARATOGA, CA 9507138644017 12679 KANE DR SAADAT VAHID AND MOJGAN 12679 KANE DR SARATOGA, CA 9507038644018 12667 KANE DR WEBER CLARENCE L AND LOIS D 12667 KANE DR SARATOGA, CA 9507038644019 19850 KANE CT STAFFORD FREDERICK J AND LORI 19850 KANE CT SARATOGA, CA 9507038644020 19848 KANE CT LIAO YIH-MING AND PANG JUO-PIN 19848 KANE CT SARATOGA, CA 9507038644021 19836 KANE CT ROSENQUIST RICHARD AND GERMAIN 19836 KANE CT SARATOGA, CA 9507038644029 12634 KANE DR NAG 12634 KANE DR SARATOGA, CA 9507038644030 12646 KANE DR RUTTER PAUL D AND LUPE L 12646 KANE DR SARATOGA, CA 9507038644031 12658 KANE DR TRAN 12658 KANE DR SARATOGA, CA 9507038644032 12660 KANE DR KHETRAPAL 12660 KANE DR SARATOGA, CA 9507038644033 12672 KANE DR BARNES JOHN J ET AL 12672 KANE DR SARATOGA, CA 9507038644034 19884 VERONICA DR MAROLDA FRANK C AND MARY E TRU 19884 VERONICA DR SARATOGA, CA 9507038644035 19862 VERONICA DR RAJAN GANESH AND BANERJEE SATI 19862 VERONICA DR SARATOGA, CA 9507038644036 19850 VERONICA DR GIRI NEEHAR AND RADICA N 19850 VERONICA DR SARATOGA, CA 9507038644037 19848 VERONICA DR GAN WEN-SEN S AND JIMMY N 19848 VERONICA DR SARATOGA, CA 9507038644040 20013 COX AV PACIFIC GAS AND ELECTRIC CO 77 BEALE STREET B26L SAN FRANCISCO, CA 9417738644042 20015 COX AV MCBRIDE ROBERT AND MARILYN TRU 20015 COX AV SARATOGA, CA 9507038644043 19999 COX AV CHAN KAI Y AND LISA M TRUSTEE 19999 COX AV SARATOGA, CA 9507038649023 12687 KINMAN CT KISPERSKY STEPHEN F AND MEYER- 12687 KINMAN CT SARATOGA, CA 9507038649024 12675 KINMAN CT CHAN STARRY S AND SUNNY H 12675 KINMAN CT SARATOGA, CA 9507038649025 12663 KINMAN CT GOSWAMI ISHITA AND BHATTACHARY 12663 KINMAN CT SARATOGA, CA 9507038649026 12651 KINMAN CT VARR MARY P PO BOX 2786 SARATOGA, CA 9507038649027 12650 ORELLA CT KHARE MANOJ AND REENA 12650 ORELLA CT SARATOGA, CA 9507038649028 12662 ORELLA CT STEVENS GEORGE W AND SUZANNE C 12662 ORELLA CT SARATOGA, CA 9507038649029 12674 ORELLA CT TIEN BOU-NIN AND NORA MING TRU 12674 ORELLA CT SARATOGA, CA 9507038649030 12686 ORELLA CT NISHIMOTO MICHAEL AND JILL 12686 ORELLA CT SARATOGA, CA 9507038649031 12689 ORELLA CT SNYDER CHARLES A 12689 ORELLA CT SARATOGA, CA 9507038649032 12677 ORELLA CT CHUN KATHLEEN K AND STANLEY K 12677 ORELLA CT SARATOGA, CA 9507038649033 12665 ORELLA CT TSENG HUEY-HUA D AND HSIAOHUA 12665 ORELLA CT SARATOGA, CA 9507038649034 12653 ORELLA CT DOHNER CLARK V AND NANCY A TRU 12653 ORELLA CT SARATOGA, CA 9507038649035 19984 KARN CL CHUEH RICHARD J AND IVY L TRUS 19984 KARN CL SARATOGA, CA 9507039310019 20089 PIERCE RD SCHOEN LEWIS L AND BEATRICE B 20089 PIERCE RD SARATOGA, CA 9507039310020 20095 PIERCE RD YAN JUN AND DESILVA SURAN S 20095 PIERCE RD SARATOGA, CA 9507039310026 12751 GLEN ARBOR CT LIU RICHARD AND KU JEN Y 12751 GLEN ARBOR CT SARATOGA, CA 9507034
39310027 12771 GLEN ARBOR CT PETERSON RONALD J AND SANDRA L 12771 GLEN ARBOR CT SARATOGA, CA 9507039310028 12791 GLEN ARBOR CT SPIRAKIS GREGORY S AND KERRI J 12791 GLEN ARBOR CT SARATOGA, CA 9507039310029 12790 GLEN ARBOR CT CHU CHI-KUANG AND CHAN-CHING 12790 GLEN ARBOR CT SARATOGA, CA 9507039310030 12770 GLEN ARBOR CT BIDEL 12770 GLEN ARBOR CT SARATOGA, CA 9507039310031 12750 GLEN ARBOR CT LIN DANNY T C AND JILLIAN E W 12750 GLEN ARBOR CT SARATOGA, CA 9507039316001 19947 GARNETT CT WALKER CHARLES S AND DANA D 19947 GARNETT CT SARATOGA, CA 9507039316002 19969 GARNETT CT HUMPHRIES ALISON H AND CURT E 19969 GARNETT CT SARATOGA, CA 9507039316003 19981 GARNETT CT ZECHER MARILYN P 19981 GARNETT CT SARATOGA, CA 9507039316004 19976 GARNETT CT KIM YOUNG C AND CONNIE H 19976 GARNETT CT SARATOGA, CA 9507039316005 19952 GARNETT CT ANDRESON FRANCIS E AND PATRICI 19952 GARNETT CT SARATOGA, CA 9507039316006 19930 GARNETT CT SCHAFFER DONALD R AND DOROTHY 19930 GARNETT CT SARATOGA, CA 9507039316007 12845 CUMBERLAND DR KOCHHAR RAJEEV 12845 CUMBERLAND DR SARATOGA, CA 9507039316008 19915 WELLINGTON CT FASANG PATRICK P AND KAZUKO K 19915 WELLINGTON CT SARATOGA, CA 9507039316009 19937 WELLINGTON CT ARTHUR JIM AND ROBIN 19937 WELLINGTON CT SARATOGA, CA 9507039316010 19963 WELLINGTON CT KUO EDITH Y 19963 WELLINGTON CT SARATOGA, CA 9507039316011 19975 WELLINGTON CT POLLARD HOWARD E AND MARY T TR 19975 WELLINGTON CT SARATOGA, CA 9507039316042 12888 CUMBERLAND DR NISHIMURA JOSEPH AND ROSE TRUS 12888 CUMBERLAND DR SARATOGA, CA 9507039316043 12866 CUMBERLAND DR TSZTOO GARY R AND MAY T 12866 CUMBERLAND DR SARATOGA, CA 9507039316044 12844 CUMBERLAND SINGER MARY K 12844 CUMBERLAND SARATOGA, CA 9507039316045 12822 CUMBERLAND DR CHEN BILL JANG-TSUNG AND SHAW 12822 CUMBERLAND DR SARATOGA, CA 9507039316046 12800 CUMBERLAND DR NGUYEN TEDDY AND CHRISTINE 12800 CUMBERLAND DR SARATOGA, CA 9507039316047 12778 CUMBERLAND MOK CHARLES AND ANNIE TRUSTEE 12778 CUMBERLAND SARATOGA, CA 9507039317002 19990 COX AVE SAN JOSE WATER WORKS 374 W SANTA CLARA ST SAN JOSE, CA 9511335
36
37
38
39
40
41
42
43
44
45
REPORT TO THE
PLANNING COMMISSION
Meeting Date: May 28, 2014
Application: Design Review PDR13-0032
Location / APN: 15431 Bohlman Rd. / 517-14-095
Owner / Applicant: Brozicevic / Purvis
Staff Planner: Michael Fossati
15431 Bohlman Road
46
SUMMARY
ZONING GENERAL PLAN DESIGNATION
Hillside-Residential (HR) Hillside Conservation SFR (RHC)
PARCEL SIZE AVERAGE SLOPE
79,279 sq. ft. (gross lot size) >30%
47,567 sq. ft. (net lot size)
GRADING REQUIRED
N/A
PROJECT DESCRIPTION:
The applicant is requesting design review approval to construct a 1,893 sq. ft. second story
addition to an existing 3,082 sq. ft. single-story residence. The height of the remodeled
residence would be approximately 25 feet.
There are no protected trees impacted or removed by the proposed project.
STAFF RECOMMENDATION:
Approve Resolution No. 14-014 subject to conditions of approval.
PROJECT DATA
Net Lot Size: 47,567 sq. ft.
Proposed Allowed
Floor Area
1st floor:
2nd floor:
Garage:
Total
2,668 sq. ft.
1,893 sq. ft.
414 sq. ft.
4,975 sq. ft.
5,736 sq. ft.
Site Coverage
Building Footprint
Rear Patio
Driveway
Walkway
Total
2,668 sq. ft.
753 sq. ft.
4,837 sq. ft.
193 sq. ft.
8,451 sq. ft. (11%)
11,891 sq. ft. (25%)
Setbacks
Front:
Side (Left):
Side (Right):
Rear
30’
20’
20’
60’
43’
37.25’
20’
+100’
47
Height
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
130.2’
130.2’
130.2
155.3’ (25.1’)
Maximum Building
Height is 156.2’
(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 located within a rural residential area approximately one half mile
south of Congress Springs Road. The residence is surrounded by large hillside lots where
homes are significantly setback from one another. The existing, single-story 18 foot tall
residence was rebuilt in 2004.
Project Analysis
The project site has been identified as being on a minor ridge per the Ridgeline Map,
dated 1992. There are existing policies for properties within the Hillside Specific Plan,
dated in June 1994, regarding the aesthetics and scenic qualities of hillside properties.
Those policies include the following:
1. Grouping of residential units shall be encouraged to preserve the rural character
and to allow reasonable economics of land use provided there is no increase in
yield.
2. Place homes near streets where appropriate to minimize grading. Arrange lot
patterns to minimize the length of roads and driveways.
3. Predominant ridgelines shall be protected to allow clear views from streets and
roads. Scenic easements shall be established to protect the ridgelines which cup
the City.
4. All structures shall be approved through Design Review prior to issuance of
building permits.
5. Encourage common recreational areas.
In consideration of the associated policies applicable to the project, a view analysis
completed by the applicant was taken to determine if the project, as proposed, would
unreasonably impact views from public roads and streets. Since there are no scenic
views or viewsheds explicitly identified within the City of Saratoga’s General Plan,
publicly-accessible viewpoints were used. This analysis is included as Attachment 2.
Staff has concluded that public views would not be unreasonably impacted due to the
proposed addition.
3
48
Height
Per City Code Section 15-13.100 (b), no structure shall extend to an elevation more than
twelve feet above the nearest adjacent minor ridge that does not have dense tree cover.
If a project is 1) not located near a major or minor ridge, or 2) located near major or
minor ridge with tree cover, the main structure would be allowed a height of 26 feet.
There are currently six residences either on or near the minor ridge, three of those
residences being two-story and over 12 feet in height.
Staff has reviewed and determined that City Code Section 15-13.100(b) is not applicable
to the project in that the ridge where the project is located has dense tree cover. An
example of minor ridgelines identified on the Ridgeline Map with and without dense tree
cover has been included as Attachment 3.
Building Design
The proposed addition will be incorporated into the residences’ existing Mediterranean
influenced architectural style. The second story addition would be located on the eastern
portion of the residence, directly above the existing great room and master bedroom. The
project includes barrel style tile roofing, beige stucco exterior with wood trim windows and
stone features. The proposed second floor would be complemented with northwest facing
wood second story balcony with iron railings.
Detail Colors and Materials
Building ext. Match Existing Off White Stucco
Windows Match Existing Stained wood with Stone Trim
Roofing Match Existing Spanish Tile
Gutters Match Existing Copper
Landscaping & Trees
The majority of the property is surrounded with dense tree cover. The proposed addition
would be constructed completely within the building footprint and would not substantially
affect existing landscaping and trees. Per the arborist report, some existing protected trees
would require minimal pruning to allow for construction of the second story. The arborist
report can be found as Attachment 4.
Geology
The proposed addition was reviewed and approved by the City Geologist on January 31,
2014. The approval memo has been included as Attachment 5.
ADDITIONAL INFORMATION
Neighbor Correspondence
The applicant had not submitted any neighbor notification forms. There is one adjacent
neighboring property located east of the residence, but (according to the applicant) the
property owner occupies the residence a limited number of months throughout the year and
4
49
was not available to review the plans. The applicant has provided an e-mail stating such,
which has been included as Attachment 6.
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 one comment letter from a concerned neighbor
objecting to the project. The letter has been included as Attachment 8.
The concerned neighbor has provided a photograph of the project site as viewed from their
residence at 15430 Bohlman Road. The applicant has also provided a photograph as viewed
from the project site to 15430 Bohlman Road. Both pictures (from the neighbor and the
applicant) have been included as Attachment 9.
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:
1. Site development follows the natural contours of the site, minimizes grading, and
is appropriate given the property's natural constraints. This finding can be made
in the affirmative in that the proposed addition is within the building footprint,
which is located on the most level portion of the lot. Grading will not be required
for the project and all existing contours of the site will remain.
2. All protected trees shall be preserved, as provided in Article 15-50 (Tree
Regulations). If constraints exist on the property, the number of protected trees,
heritage trees, and native trees approved for removal shall be reduced to an
absolute minimum. Removal of any smaller oak trees deemed to be in good health
by the City Arborist shall be minimized using the criteria set forth in Section 15-
50.080. This finding can be made in the affirmative in that the proposed addition is
completely within the existing building footprint. All existing trees would remain
and be minimally impacted by the project.
3. The height of the structure, its location on the site, and its architectural elements
are designed to avoid unreasonable impacts to the privacy of adjoining properties
and to community viewsheds. This finding can be made in the affirmative in that,
due to the topography of the site, the interference with privacy would be avoided as
the second story addition would look over the adjoining neighboring property’s
rooftop and not into the windows of any living area. Community viewsheds would
not be unreasonably impacted as the proposed structure is substantially setback from
any neighboring structures.
4. The overall mass and the height of the structure, and its architectural elements
are in scale with the structure itself and with the neighborhood streetscape. This
finding can be made in the affirmative in that the proposed addition is located at the
side of the residence, but actually acts as the rear. The perception of mass of the
5
50
addition would be broken up by the front façade and high entry way of the existing
residence. Furthermore, the applicant has proposed high quality materials, such as
integrated stucco and wood windows with a stone trim, in order to soften the
perception of bulk of the residence.
5. The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape. This finding
can be made in the affirmative in that the project will not require any additional
hardscape, as the addition is completely within the existing building footprint.
Furthermore, the project includes the utilization the rural nature of the surroundings
as their landscape features.
6. Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy. This finding can be made in the affirmative in that
the location is substantially setback from any other property where the addition
would not unreasonably impair the ability to utilize solar access.
7. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding can be
made in the affirmative in that the project incorporates the following design
techniques:
a. The massing due to the second story is minimized with simple roof forms
and a detached garage. Additional design techniques included to create
neighborhood context was the minimized use of excessive colors and
materials.
b. The proposed addition is completely within the existing building footprint.
Therefore, the applicant is able to create additional floor area while maintain
a reasonable amount of open area on the property.
c. The proposed addition follows features of the existing one-story residence by
utilizing a moderate color and material palette, which are earth tone and
appropriate with the existing architecture.
8. On hillside lots the location and the design of the structure avoid unreasonable
impacts to ridgelines, significant hillside features, community viewsheds, and is in
compliance with Section 15-13.100. This finding can be made in the affirmative in
that the structure, which is located on a minor ridge, would be completely hidden
from the valley floor due to the dense mature tree cover located on the northeastern
portion of the site. The project does not require any grading, therefore no significant
hillside features would be affected and due to the location of the addition in
relationship to the mature trees, there will not be a substantial effect on any
neighboring viewshed from community public right-of-way.
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.
6
51
7
STAFF RECOMMENDATION
Adopt Resolution No. 14-014 approving the project subject to conditions of approval.
ATTACHMENTS:
1. Resolution of Approval
2. View Analysis
3. Ridgeline Tree Cover Example
4. Arborist Report, dated 4/23/14
5. City Geologist Memo, dated 1/31/14
6. E-mail explaining Neighbor Notification
7. Public hearing notice, mailing addresses, and map for project notification
8. Opposing Party Letter, dated 5/19/14
9. View to and from project site
10. Reduced Plans, Exhibit "A.”
52
RESOLUTION NO. 14-014
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
FOR DESIGN REVIEW NO. PDR13-0032 APPROVING A 1,893 SQUARE FOOT
SECOND STORY ADDITION LOCATED AT 15431 BOHLMAN ROAD
WHEREAS, a Design Review application was submitted for the construction of a new
1,893 sq. ft. second story addition to an existing 2,688 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 May 28, 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 Hillside Specific Plan Policies regarding
aesthetics and scenic qualities in that the City shall protect predominant ridgelines to allow clear
views from streets and roads and review all residential development proposals through Design
Review prior to issuance of building permits.
Section 5: 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 site development follows
the natural contours of the site, minimizes grading, and is appropriate given the property’s
natural constraints; that all protected trees shall be preserved, as provided in Article 15-50 (Tree
53
Resolution No. 14‐014 Page 2
Regulations). If constraints exist on the property, the number of protected trees, heritage trees,
and native trees approved for removal shall be reduced to an absolute minimum. Removal of any
smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the
criteria set forth in City Code Section 15-50.080; The height of the structure, its location on the
site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of
adjoining properties and to community viewsheds; the overall mass and the height of the
structure, and its architectural elements are in scale with the structure itself and with the
neighborhood; the landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape; development of the site does
not unreasonably impair the ability of adjoining properties to utilize solar energy; the design of
the structure and the site development plan is consistent with the Residential Design Handbook,
pursuant to City Code Section 15-45.055; on hillside lots the location and the design of the
structure avoid unreasonable impacts to ridgelines, significant hillside features, community
viewsheds, and is in compliance with City Code Section 15-13.100: and follows appropriate
design policies and techniques.
Section 6: The City of Saratoga Planning Commission hereby approves PDR13-0032,
located at 15431 Bohlman Road, 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 28th day of
May 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Mary-Lynne Bernald
Chair, Planning Com
mission
54
Resolution No. 14‐014 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR13-0032
15431 BOHLMAN RD. (APN: 517-14-010)
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.
55
Resolution No. 14‐014 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. This Resolution printed onto separate construction plan pages;
c. Arborist Report, dated April 23, 2014, and all future reports onto a separate construction
plan page;
HVAC mechanical equipment outside of d.A final utility plan that shows location of
required setback areas;
e. A final Landscape and Irrigation Plan; and
f. 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:
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.
56
Resolution No. 14‐014 Page 5
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. 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.
57
AS NOTEDN.A.5-22-146-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070VIEW
ANALYSIS
VA-1
PHOTO 1
PHOTO 2
PHOTO 3
PHOTO 4
SITE
15401
2-STORY
15381
2-STORY
15430
VIEW ANALYSIS MAP
PHOTO 1: KITTRIDGE RD
15381
15401
PHOTO 2 : BOHLMAN ROAD, LOOKING UPHILL TO MINOR RIDGE
SITE (TREES ONLY)
15401 15381
PHOTO 3: OAK ST & LOMITA PHOTO 4 : 4TH & BIG BASIN
15381
15401
15381
15430
SITE IS NOT VISIBLE SITE IS NOT VISIBLESITE STRUCTURE IS NOT VISIBLE : NOTE THIS IS THE ONLY SPOT ON BOHLMAN
ROAD WHERE THIS MINOR RIDGE IS VISIBLE
PHOTO 7 : VIEW OF 2 STORY HOME FROM SITE
OFF MAP
PHOTO 6
PHOTO 5
PHOTO 5 : BIG BASIN WAY
SITE IS NOT VISIBLE
15381
PHOTO 6 : ACROSS THE STREET FROM THE LIBRARY
SITE IS NOT VISIBLE
1538115430
PHOTO 8 : VIEW OF 2-STORY & HILLSIDE FROM SITE
PHOTO 7
#8
15430
PHOTOS TAKEN 5-21-14 WITH STORY POLES IN PLACE
58
Example of minor ridge with dense tree cover
Example of minor ridge without dense tree cover
59
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application #: ARB14-0014
Prepared by Kate Bear, City Arborist Site: 15431 Bohlman Road
Phone: (408) 868-1276 Owner: Tripp and Heather Purvis
Email: kbear@saratoga.ca.us APN: 517-14-010
Email: rtpurvis@gmail.com
Report History:
Report #1
Date:
Plans received March 27, 2014
Report completed April 23, 2014
PROJECT SCOPE:
The applicant has submitted plans to the City to add a second story onto their house.
STATUS: Approved by City Arborist to proceed, with conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $17,000 – For trees 1 – 3, 7, 9 and 10.
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – None requested or permitted.
Replacement trees – None required.
FINDINGS:
Tree Removals
No trees are requested for removal to construct the project, and no trees are in conflict with the
project. Some trees will require pruning to allow for construction of a second story, but this can be
done with minor impacts to nearby trees.
Page 1 of 2
60
15431 Bohlman Road
New Construction
Based on the information provided, and as conditioned, this project complies with the requirements
for the setback of new construction from existing trees under Section 15-50.120 of the City Code.
Construction of the second story will require that trees 1 – 3 be pruned prior to the start of work to
avoid the chance of branches being broken as the work is done. It is acceptable to have trees pruned
before installing tree protection fences.
Trees around the house can be adequately protected with chain link fencing and straw wattle during
construction. The owners have no plans to remove and replace the pavers in the driveway or
walkway around the house.
PLANS REVIEWED:
Architectural Plans reviewed:
Preparer: Innerhouse Design
Date of Plans: December 12, 2013
Sheet A-1 Cover Sheet and Site Plan
Sheet A-2 Existing Floor Plan
Sheet A-3 Existing Building Elevations
Sheets A-4 and A-5 Proposed Building Elevations
Sheet A-6 Proposed First Floor Plan
Sheet A-7 Proposed Second Floor Plan
ATTACHMENTS:
1 – Tree Data
2 - Conditions of Approval
3 – Map of Site showing tree locations and protective fencing
IMPORTANT
This entire report, including attachments, shall be copied onto a plan
sheet, titled “Tree Preservation”, and included in the final set of plans.
Page 2 of 2
61
15431 Bohlman Road Attachment 1
TREE DATA:
Preparer: Dave Lazcko, Ian Geddes and Associates
Date of Arborist Report: March 21, 2014
An arborist was submitted for this project that inventoried 13 trees protected by Saratoga
City Code. The names of trees, their condition, each tree’s suitability for preservation, and
appraised values are included below. Tree protection measures were provided and monetary
values of trees were appraised. Appraised values submitted in the report were 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 was used
in conjunction with the Species Classification and Group Assignment, published by the
Western Chapter of the ISA, 2004.
62
15431 Bohlman Road Attachment 2
CONDITIONS OF APPROVAL
1. This entire arborist report shall be copied on to a plan sheet, titled “Tree Preservation”, and
included in the final job copy set of plans.
2. All conditions of the submitted arborist report dated March 21, 2014 from Ian Geddes and
Associates shall be conditions of approval for this project.
3. Pavers and asphalt shall remain in place throughout construction for a distance of:
a. 15 feet from the trunk of Monterey pine (tree 1).
b. 7 feet from coast live oak (tree 2).
c. 5 feet from blue oak (tree 10).
d. 15 feet from Italian stone pine (tree 11).
4. Tree Protection Security Deposit - $17,000
a. Is required per City Ordinance 15-50.080.
b. Shall be for tree(s) 1 – 3, 7, 9, and 10.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of a savings account, a certificate of deposit account or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
5. 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. It is acceptable to wrap straw wattle around trees 1, 2 and 11 instead of chain link fences.
Wattle shall be wrapped from the ground to a height of 8 feet up the trunk with no gaps
between wraps.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
h. If contractor feels that work must be done inside the fenced area, call City Arborist to
arrange a field meeting.
6. The designated Project Arborist shall be Dave Lazcko of Ian Geddes and Associates, unless
otherwise approved by the City Arborist.
Page 1 of 2
63
15431 Bohlman Road Attachment 2
7. The Project Arborist shall visit the site at least once per month to inspect progress of work.
Following site visits, he shall provide the City with an email or letter that includes photos and
documents progress of the project.
8. Trenching to install new utilities or connect existing utilities to new shall not be permitted
inside tree protection fencing or under the canopies of protected trees.
9. 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.
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. 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.
12. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
13. No trees are requested or approved for removal to construct the project.
14. Should any tree on site be damaged beyond repair as a result of construction activities, new trees
equal to the appraised value of the damaged tree(s) shall be planted on the site.
15. Replacement values for new trees are listed below.
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
16. Stockpiling of construction materials or equipment, and the disposal of construction debris or
harmful products, is prohibited under tree canopies or anywhere on site that allows drainage to
areas under tree canopies.
17. 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.
Page 2 of 2
64
15431 Bohlman Road
Legend
Tree Canopy
Tree Protection
Fencing
Straw Wattle
Attachment 3
65
Memorandum of Geotechnical Clearance Conditions
Page 1 of 1
MEMORANDUM
TO: Michael Fossati, Project Planner, Community Development Department
CC: Tripp & Heather Purvis / Cindy Brozicevic (Owners / Applicant)
FROM: Iveta Harvancik, Senior Engineer
SUBJECT: Geotechnical Clearance Conditions for GEO13-0015 at 15431 Bohlman Road
DATE: January 31, 2014
1. The applicant's geotechnical consultant should review and approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, and retaining walls) to ensure that their recommendations have been properly incorporated. Results of the Geotechnical Plan Review should be submitted to the City for review by the City Engineer prior to issuance of building permits. The following items should be performed prior to final (as-built) project approval: 2. The Project Geotechnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for retaining walls and basement prior to the placement of steel and concrete. The consultant shall inspect final installed site drainage improvements for conformance with geotechnical recommendations. The consultant should inspect during installation of shoring for the basement excavation to confirm conformance with their recommendations. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter and submitted to the City Engineer for review prior to final (as-built) project approval. 3. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant’s review of the project prior to Zone Clearance. 4. The owner (applicant) shall enter into agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and/or erosion related conditions.
66
67
68
69
70
71
72
73
View from 15430 Bohlman to project site (per neighbor letter)
View from project site to 15430 Bohlman
15430 Bohlman
74
A-1 COVER SHEET & SITE PLAN
ARCHITECTURAL
1-1 BOUNDARY &
TOPOGRAPHY SURVEY
A-2
A-3
EXISTING FLOOR PLAN
A-4
PROJECT DATA
SHEET INDEX
PROJECT NOTES
1. SCOPE: ADD NEW 2ND FLOOR TO EXISTING
SINGLE STORY HOME.
2. SETBACK VERIFICATION: PRIOR TO
FOUNDATION INSPECTION BY THE CITY, THE LLS OF
RECORD SHALL PROVIDE WRITTEN CERTIFICATION
THAT ALL BUILDING SETBACKS ARE PER THE
APPROVED PLANS
3. STORMWATER VERIFICATION : DISPOSITION AND
TREATMENT OF STORMWATER WILL COMPLY WITH
THE NATIONAL POLLUTION DISCHARGE
ELIMINATION SYSTEM ("NPDES") STANDARDS AND
IMPLEMENTATION STANDARDS ESTABLISHED BY
THE SANTA CLARA VALLEY URBAN RUNOFF
POLLUTION PREVENTION PROGRAM.
PROPOSED ELEVATIONS
EXISTING ELEVATIONS
A-5
SITE COVERAGE PROPOSED
FOOTPRINT OF HOME
REAR PATIO
DRIVEWAY
IMPERVIOUS COVERAGE TABLE:
HIGHEST ELEVATION POINT AT BUILDING:
AVERAGE ELEVATION POINT:
TOP MOST ELEVATION POINT:
HEIGHT TABLE:
LOWEST ELEVATION POINT AT BUILDING:
LOCATION EXISTING PROPOSED
FIRST FLOOR
GARAGE
TOTAL
2668 SF
414 SF
3082 SF
FLOOR AREA TABLE:
SETBACKS REQUIRED PROPOSED
FRONT
SIDES
REAR
30'-0"
20'-0"
60'-0"
SETBACK TABLE:
WALKWAYS
TOTAL
4975.7 SF
414 SF
2668 SF
2668 SF
193.0 SF
43'-0" MIN
20'-0" (E) / 37'-3"
100' +
130.2'
130.2'
130.2'
155.3'
753.0 SF
4,837.0 SF
8,451.0 SF
APPLICABLE CODES
SCOPE OF WORK RELEVANT DOCUMENTS
OWNER:
TRIPP & HEATHER PURVIS
15431 BOHLMAN ROAD
SARATOGA, CA 95070
(408) 872-0732
DESIGN:
INNERHOUSE DESIGN
15101 GEORGIA WAY
GRASS VALLEY, CA 95949
(408) 868-9475
(408) 868-9475 FAX
TITLE-24 ENERGY :
FRI ENERGY CONSULTANTS
21 N. HARRISON ST.
SUITE 210
CAMPBELL, CA 95008
(408) 866-1620
(408) 866-6832 (FAX)
CONSULTANTS
CONTRACTOR:
T.B.T.
GEOTECH
MURRAY ENGINEERS
935 FREMONT AVENUE
LOS ALTOS, CA 94024
(650) 559-9980
VICINITY MAP
PROJECT INCLUDES:
1. DEMOLISH A PORTION OF EXISTING 1ST FLOOR
ROOF
2. ADD NEW SECOND FLOOR OVER A PORTION OF
THE EXISTING RESIDENCE
3. RE-USE EXISTING ROOF TILES FOR NEW AREAS
4. NEW MATERIALS AND COLORS TO MATCH
EXISTING
5. INSTALL NEW WOOD WINDOWS TO MATCH
EXISTING
1. ARCHITECTURAL SHEETS BY INNERHOUSE DESIGN
(E) HOUSE:
(E) REAR PATIO:
(E) DRIVEWAY:
(E) WALKWAYS:
TOTAL:
ALLOWABLE COVERAGE:
2,668.0 S.F.
753.0 S.F.
4,837.0 S.F.
193.0 S.F.
8,451.0 S.F. (17.7% OF NET LOT AREA)
11,891.9 S.F. (25% OF NET LOT AREA)
1. EXISTING TOPOGRAPHY TO REMAIN, EXISTING SITE
DRAINAGE TO REMAIN. THE PROPOSED REMODEL
DOES NOT EFFECT THE EXISTING DRAINAGE. ALL
SURFACE WATER SHALL DRAIN AWAY FROM
STRUCTURES AND WILL BE TIED TO EXISTING
DRAINAGE SYSTEM WHERE APPLICABLE.
2. ALL EXISTING ORDINANCE SIZED TREES TO
REMAIN. THE PROPOSED REMODEL DOES NOT
EFFECT ANY EXISTING TREES.
3. BUILDING SETBACK VERIFICATIONS: NOT
REQUIRED, EXISTING TO REMAIN.
4. ALL SURFACE WATER SHALL DRAIN AS EXISTING.
THE REMODEL DOES NOT EFFECT ANY SITE
DRAINAGE.
SITE LOCATION : 15431 BOHLMAN ROAD, SARATOGA,
CALIFORNIA 95070
APN #:
ZONING:
LOT AREA (GROSS):
LOT AREA (60% NET):
EXISTING FLOOR AREA:
TYPE OF CONSTRUCTION:
OCCUPANCY CLASSIFICATION:
EXISTING LIVING AREA:
ADDITIONAL LIVING AREA:
NEW TOTAL LIVING AREA:
EXISTING GARAGE AREA:
517-14-010
HR
1.82 AC OR 79,279.2 S.F.
47,567.5 SF.
2668.0 S.F.
V
R
2668.0 S.F.
1893.7 S.F.
4561.7 S.F.
414.0 S.F.
IMPERVIOUS COVERAGE:
1. CALIFORNIA FIRE CODE 2010 EDITION
2. CALIFORNIA BUILDING CODE 2010 EDITION
3. CALIFORNIA MECHANICAL CODE 2010 EDITION
4. CALIFORNIA PLUMBING CODE 2010 EDITION
5. CALIFORNIA ELECTRICAL CODE 2010 EDITION
6. ANY OTHER APPLICABLE LOCAL AND STATE
LAWS AND REGULATIONS
SPECIAL DATA
AS NOTEDN.A.5-14-146-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 116" SCALE
COVER
SHEET &
SITE PLAN
A-11
:
1
:
1
:
1001
(
1
:
EDGE OF
4
0
'
RIGHT OF
W
A
Y
130
DRIVEWAY
DRIV
E
W
A
Y
40' RIGHT
O
F
W
A
Y
130
1
(
1
(
TOP OF SLOPE
(E) SIDEWALK
DRIVEW
A
Y
100
100
STEEP
S
L
O
P
E
NOT M
A
P
P
E
D 112104
120120
120 120112
10
4
BENCHMARK
(E) DRIVEWAY
STEEP
HILLSIDE
TOP OF SLOPE
108.8"
110.1"
106.2"
CP-SPK
96.1"
109.0"
108.7"
100.2"
99.9"
98.9"
108.3"
FD-IP
103.3
96.1
"
90.6"
89.5"
90.6"94.6"
97.8
"
100.9"
105.3"114.2"
"
99.3"
97.8"
95.6"
94.5"
95.6"99.6"
111.8
117.8
"
121.2
"
124.7
"
128.1
"
129.2 "
126.4"
125.7"
120.4
"
117.5
"
113.6
"
FD-IP
CP
129.6Q
10-PINE
130.3d
16-ELM
129.8 24-PINE
130.5
24-PINE 130.5
129.8"
130.4"
130.5"130.4"130.4 "
129.6"129.7
"129.6"
130.6 "
130.8"
130.5"
UTP
129.5*
130.9
"
130.6
130.4"130.4"
130.3 "
130.3"129.2"
129.4"
TH
131.0
"
130.2"
130.0""60B-OAK-CLUMP
128.510-OAK
129.972B-OAK-CLUMP
128.0
130.2"
130.2"
130.2"
124.3 "
124.4
"
123.8"123.8"
130.0"
129.1"
129.6 "
20-PINE
129.9
129.1"
129.2"129.2
"
5-OAK
129.8
130.3"
123.6"
122.2"
118.8"
123.9"
124.2"
SCALE: 1/16"=1'-0"
PROJECT AREA
AREA LEGEND
EXISTING STRUCTURE
NOTE: ALL TREES ARE TO REMAIN.
PROTECT TREES FROM DAMAGE
DURING CONSTRUCTION.
B O H L M A N R O A D
20'-0" SETBACK
20'
-
0
"
S
E
T
B
A
C
K
30'-0" FRONT SETBACKAVERAGE SLOPE = > 60%
SITE PLAN NOTES
STRUCTURAL
PROPOSED ELEVATIONS
A-6 PROPOSED 1ST FLOOR PLAN
A-7 PROPOSED 2ND FLOOR PLAN
A-8 PROPOSED ROOF PLAN
A-9
STRUCTURAL :
MORRIS ENGINEERING INC.
1301 SHOREWAY ROAD
SUITE 107
BELMONT, CA 94002
(650) 595-2973
(650) 595-2980 FAX
PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070(E) SINGLE-STORY
RESIDENCE (N) 2ND FL ADDITION(E)
2-CAR
GARAGE
(E) PORCH
(E) FENCE
LINE (TYP)PROPANE
TANK
FD-IP
SPECAL NOTE : DISPOSITION AND TREATMENT OF STORMWATER
WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE
ELIMINATION SYSTEM (NPDES) STANDARDS AND IMPLEMENTATION
STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN
RUNOFF POLLUTION PREVENTION PROGRAM.
SITE PLAN NOTES
PROPOSED BUILDING SECTIONS
13'-0"17'
-
3
"
(N) 2-STY PORCH
SECOND FLOOR 0 SF 1893.7 SF
NOTE: EXISTING IMPERVIOUS COVERAGE IS UNCHANGED
PROPOSED BUILDING HEIGHT IS 25'-1"
SITE PLAN
L-1 LANDSCAPE PLAN
T-1 ARBORIST REPORT
75
EXISTING FLOOR PLAN
SCALE: 1/4"=1'-0"36" REFKITCHEN
10' CEILINGTUB/SHRBATH
TILE
WH
WASHERDRYER
FAU
8" DN
OFFICE
8' CLG
BEDROOM #1
8' CLG
BEDROOM #2
8' CLG
ENTRY
14'-9" CLG
MECH/ELEC
8' CLG
CLOSET
8' CLG LAUNDRY
8' CLG PWDR
8' CLG PANTRY
8' CLG
GREAT ROOM
10' CEILING
LIVING ROOM
10' CEILING
MASTER
BEDROOM
10' CEILINGMASTER BATH
10' CEILING
WALK-IN
10' CEILING
22"X30" ATTIC ACCESS W/
30" MIN HEADROOM
22"X30" ATTIC ACCESS W/
30" MIN HEADROOM
3030 ARCHED 2868 3030 ARCHED
6060 ARCHED
2020
6060 ARCHED
3046 ARCHED
5068 FRENCH2668 SDLT 2668 SDLT
5010 TRANSOM2610 TRANS 2610 TRANS
3046 ARCHED
5830
6036
5830
2020
5028 TRANSOM6068 FRENCH DOOR5030 ARCHED5030 ARCHED5016 ARCHED TRANS5068 FRENCH DOOR5016 ARCHED TRANS5068 FRENCH DOORAS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070EXISTING
FLOOR
PLAN
A-2
76
EXISTING WEST (LEFT) ELEVATION
SCALE: 1/4"=1'-0"
12
4
12
4
EXISTING EAST (RIGHT) ELEVATION
SCALE: 1/4"=1'-0"
EXISTING NORTH (FRONT) ELEVATION
SCALE: 1/4"=1'-0"
CATHEDRAL CEILING PORCH
12
4
EXISTING SOUTH (REAR) ELEVATION
SCALE: 1/4"=1'-0"
6068 FRENCH DOOR
12
4
(E) GRADE
(E) TILE ROOF TO REMAIN
(E) PATIO SLAB (E) STUCCO WALL(E) DOORS
AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070EXISTING
BUILDING
ELEVATIONS
A-3
(E)(E)
OPEN
OPEN(E)(E)
(E)(E)
(E)(E)
(E)
(E)
OPEN
OPEN
(E)
77
PROPOSED WEST (LEFT) ELEVATION
SCALE: 1/4"=1'-0"
12
4
12
4
PROPOSED NORTH (FRONT) ELEVATION
SCALE: 1/4"=1'-0"
CATHEDRAL CEILING PORCH 25'-1"6'-8"8'-1"(E)
(E)
(E)
(E)
FLOOR LINE
HDR HT
PL HT
(E) COVERED PORCH
FLOOR LINE
HDR HT
PL HT
STAIR BEYOND
(E)
OPEN
OPEN
(E) GRADE
(E) GRADE
(E) GRADE
(E) GRADE
12
4
AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
BUILDING
ELEVATIONS
A-46'-8"PL HT
8'-1"PL HT
WEST ELEVATION
NORTH ELEVATION
78
PROPOSED EAST (RIGHT) ELEVATION
SCALE: 1/4"=1'-0"
12
4
PROPOSED SOUTH (REAR) ELEVATION
SCALE: 1/4"=1'-0"
12
4
(E) GRADE
(E) TILE ROOF TO REMAIN
(E) PATIO SLAB (E) STUCCO WALL(E) DOORS
FLOOR LINE
HDR HT
(E)(E)
(E)
(E)
(N) PORCH
PL HT
FLOOR LINE
HDR HT
PL HT25'-1"42" HIGH IRON
RAILING
(E)6'-8"PL HT
8'-1"OPEN
OPEN(E)(E)
(E) GRADE
(E) GRADE (E) GRADE
ADHERED STONE
VENEER CHIMNEY
AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
BUILDING
ELEVATIONS
A-510'-1"FLOOR LINE8'-0"HDR HT
SOUTH ELEVATION
EAST ELEVATION
79
1ST FLOOR PLAN
SCALE: 1/4"=1'-0"36" REFKITCHEN
9' CEILINGTUB/SHR(E) BATH #2
WH
WASHERDRYER
DINING ROOM
9'-1" CLG
FAU
8" DN
OFFICE
8' CLG
BEDROOM #1
8' CLG
BEDROOM #2
8' CLG
ENTRY
14'-9" CLG
MECH/ELEC
8' CLG
CLOSET
8' CLG LAUNDRY
8' CLG PWDR
8' CLG PANTRY
8' CLG
GREAT ROOM
10' CEILING
PLAY ROOM
10' CEILING
TV ROOM
10' CEILING
DN 13 4"7'H DOORS
36" FRZ.WALL LEGEND
DEMO WALL
(N) WALL
(E) WALL
WALLS BELOW
UP
TYP DEMO WALLS
(N) COVERED
PORCH
OPTIONAL CLOSET
AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
1ST FLOOR
PLAN
A-6
FLOOR AREA BLOCK DIAGRAMS
SCALE: N/A
352 SF 659 SF 991 SF 326 SF
92.5 SF
(N) PORCH N.I.C.247.5 SF
(E) PORCH N.I.C.
FIRST FLOOR
(N) BALCONY N.I.C.
1531 SF
132.2 SF
152.3 SF
55.9 SF
15 SF
7.3 SF
SECOND FLOOR
(E) BATH #1
80
2ND FLOOR PLAN
SCALE: 1/4"=1'-0"
TUB
M. BEDROOM
18'-0" X 16'-6"BI.W D
GAS
SHWR
BATH #5
LAUNDRY
9'-0" X 10'-0"
OFFICE
9'-8" X 10'-0"
BEDROOM #4
2ND FLOOR PROPOSED AREA: 1893.7 S.F.
BALCONY 8'-0"3'-0"5'-0"AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
2ND FLOOR
PLAN
A-7
WALL LEGEND
DEMO WALL
(N) WALL
(E) WALL
WALLS BELOW
BEDROOM #5
BEDROOM #6
M. BATH
BATH #4
81
ROOF PLAN
SCALE: 1/4"=1'-0"AS NOTEDN.A.12-4-136-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
ROOF PLAN
A-8
(N) 2ND FLOOR WALLS BELOW
(E) 1ST FLOOR WALLS BELOW (E) 1ST FLOOR ROOF
(N) 2ND FLOOR ROOF
(N) RIDGE
(N) RIDGE (N) RIDGE(N) RIDGE(N) HIP(N) VALLEY(N) HIP(N) HIP(N) HIP(N) VALLEY(N) HIP(N) VALLEY(N) HIP(N
)
V
A
L
L
E
Y
(N
)
H
I
P
(N
)
H
I
P
(
N
)
H
I
P
(N
)
H
I
P
(N
)
V
A
L
L
E
Y
(N
)
H
I
P
(N
)
H
I
P
(
N
)
H
I
P(N) HIP(N) VALLEY
(N
)
V
A
L
L
E
Y
82
AS NOTEDN.A.5-14-146-1-13SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 75(6,'(17,$/%8,/',1*6SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070PROPOSED
BUILDING
SECTIONS
A-9
SECTION B-B
SCALE: 1/4"=1'-0"
SECTION A-A
SCALE: 1/4"=1'-0"
SECTION C-C
SCALE: 1/4"=1'-0"
12
4
CATHEDRAL CEILING PORCH
9'-1"25'-1"6'-8"8'-1"FLOOR LINE
HDR HT
PL HT
PL HT
8'-1"10'-1"15'-3"14'-9"(E) BEDROOM #2(E) BEDROOM #1(E) ENTRY (E) KITCHEN
9' CEILING
(E) GREAT
ROOM
10' CEILING
(E) PLAY ROOM
M. BEDROOMBEDROOM #5
CLOSET
HALL
10'-6"GRADE
FLOOR LINE
(N) M. BEDROOM
(N) M. BATH
(N) M. CLOS
(E) PLAY ROOM(E) TV ROOM (N) COVERED
PORCH8'-1"(N) BEDROOM #6(N) BATH #5(N) BEDROOM #5
(E) KITCHEN
(N) 9' CEILING
(E) DINING ROOM
(N) 9'-1" CLG
8" DN 8'-0"HDR HT
6'-8"8'-1"FLOOR LINE
HDR HT
PL HT
PL HT
10'-1"GRADE
FLOOR LINE 8'-0"HDR HT
FLOOR LINE
HDR HT
PL HT
PL HT
FLOOR LINE
HDR HT
9'-1"8'-0"10'-1"6'-8"8'-1"(E) WALLS
(N) WALLS
3'-6"2 1/2"(N) PORCH POST(E) DOOR
(N) SLAB
GRADEGRADEGRADE
(E) WALLS
(N) WALLS
(E) WINDOW
(N) WINDOW
(N) ROOF TO MATCH (E)
(E) ROOF
(E) ROOF
(N) ROOF
(N) ROOF
(E) WALLS
(N) WALL
(N) WALL
(E) SLAB(E) SLAB
(E) SLAB (E) SLAB (E) SLAB
(N) DOOR
(E) COVERED
PATIO
(E) DOOR
GRADE
12
4
12
4
12
4
(N) WALLS
RAILINGMATCH (E)
(N) 9' CLG
(E) ISLAND
(N) ATTIC (N) ATTIC
(N) ROOF TO MATCH (E)
83
AS NOTED N.A.5-14-1411-12-13REVISIONS:T-1ARBORISTREPORTPURVIS RESIDENCE
15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070
SARATOGA (4 0 8) 8 6 8 - 9 4 7 5 GRASS VALLEY (5 3 0) 2 7 1 - 5 7 8 7
5(6,'(17,$/%8,/',1*6
SCALE:REV DATE:PROJECT DATE:PRINT DATE:TITLE TO THESE PLANS ANDSPECIFICATIONS SHALLREMAIN WITH INNERHOUSEDESIGN. THE USE OF THESEPLANS SHALL BERESTRICTED TO THESPECIFIC SITE ADDRESS ASNOTED ON THIS DRAWING.REPRODUCTION ORTRANSFER OF THISDOCUMENT IN WHOLE OR INPART IS PROHIBITEDWITHOUT PRIOR CONSENTOF INNERHOUSE DESIGN.84
1
:
TOP OF SLOPE 112120 12010
4
STEEP
HILLSIDE
"
(E)
2-CAR
GARAGE
(E) IRON FENCE TO
REMAIN
LANDSCAPE PLAN
SCALE: 1/8"=1'-0"36" REFKITCHENTUB/SHR(E) BATH #2
WH
WASHERDRYER
DINING ROOM
FAU
OFFICE BEDROOM #1 BEDROOM #2
ENTRY
MECH/ELEC CLOSET LAUNDRY
PWDR PANTRY
GREAT ROOM
PLAY RM.
TV RM.36" FRZ.UP
(N) COVERED
PORCH
AS NOTEDN.A.5-14-146-1-13TITLE TO THESE PLANS
AND SPECIFICATIONS
SHALL REMAIN WITH
INNERHOUSE DESIGN. THE
USE OF THESE PLANS
SHALL BE RESTRICTED TO
THE SPECIFIC SITE
ADDRESS AS NOTED ON
THIS DRAWING.
REPRODUCTION OR
TRANSFER OF THIS
DOCUMENT IN WHOLE OR
IN PART IS PROHIBITED
WITHOUT PRIOR CONSENT
OF INNERHOUSE DESIGN.
REVISIONS:
PRINT @ 14" SCALE PURVIS RESIDENCE15431 BOHLMAN ROAD SARATOGA, CALIFORNIA 95070LANDSCAPE
PLAN
L-1
(E) BATH #1
PORCH
(E) COVERED
PATIO
(E) LAWN TO REMAIN
(E) LAWN TO REMAIN
(E) PLANTING TO REMAIN
(E) PLANTING TO REMAIN
(E) PLANTING TO REMAIN
(E) PLANTING TO REMAIN
(E) SLAB
TO REMAIN
EDGE OF
(N) PORCH
SLAB
DEMO (E) PAVER WALKWAY,
CONCRETE BENCH & FIREPIT
INFILL W/ LAWN
(N) PATIO WALKWAY
TO CONNECT
(E)WALKWAY TO (N)
PORCH
(E) WALKWAY (E) WALKWAY
(E) WALKWAY
(E) WALKWAY
(E) VEGETATION TO REMAIN
STEEP
HILLSIDE
(E) VEGETATION TO REMAIN
STEEP
HILLSIDE
(E) VEGETATION TO REMAIN
(E) DRIVEWAY
TO REMAIN
85
PLANNING COMMISSION
MEMORANDUM
TO: Planning Commission
FROM: Christopher Riordan, AICP
MEETING DATE: May 28, 2014
SUBJECT: 18594 Ravenwood Drive / ELN14-0005
PROJECT DESCRIPTION:
The applicant request Planning Commission approval to remodel an existing 2,072 square
foot, one story, single-family home which encroaches into both the left and right side setback
areas. The project would also include a 995 square foot addition which would conform to all
setbacks. The proposed work will result in expenditure of approximately 49% of the
estimated construction cost of the existing structure which requires approval by the Planning
Commission.
The applicant has notified staff of their intention to redesign the project to remove the areas
of the existing building that encroach into the side setbacks. When the project is redesigned
it will conform to all City Codes and will not require review by the Planning Commission.
Staff is recommending that the project be withdrawn.
1
86
REPORT TO THE
PLANNING COMMISSION
Meeting Date: May 28, 2014
Application: Fence Exception FER14-0001
Location / APN: 15240 Madrone Hill Rd. / 517-22-060
Owner / Applicant: Kress
Staff Planner: Michael Fossati
15240 Madrone Hill Rd.
1
87
SUMMARY
ZONING GENERAL PLAN DESIGNATION
Single-Family Residential (R1-40,000) Very Low Density Residential (RVLD)
PARCEL SIZE AVERAGE SLOPE
4.0 acres 22%
GRADING REQUIRED
N/A
PROJECT DESCRIPTION:
The applicant is proposing to construct a six foot tall fence that would surround the property at
15240 Madrone Hill Road. A fence exception is required because portions of the six foot tall
wrought iron fence and the proposed nine foot tall entrance gate columns would be located within
the front setback. The complete fence would be comprised of three different types of materials:
• An entrance gate and approximately 210 linear feet of wrought iron fencing within the front
setback.
• Approximately 645 linear feet of cattle fencing along the northern and eastern property lines.
• Approximately 1,150 linear feet of chain link fencing along the southern and western
property lines.
The proposed entrance gate would be installed across the existing driveway where several protected
trees are located. The City Arborist has reviewed the project and provided clearance. As proposed,
no native or protected trees would be removed in order to construct the project.
STAFF RECOMMENDATION:
Approve Resolution No. 14-015 subject to conditions of approval.
PROJECT DATA
Fence Exception
In January 2012, the Planning Commission approved a 30 foot tall, 7,830 sq. ft. two-story
“French Eclectic” residence for the site. The residence is currently under construction. The
applicant has applied for a fence exception to address their security concerns as well as provide a
desirable entrance to access the property.
The entrance gate and wrought iron fence were designed with features to continue the French
Eclectic theme of the main residence. The ornate wrought iron gate would include the family crest
and two ‘door knockers’ in the center. The gate would be flanked by two, nine foot tall stone
columns. The columns would be topped with decorative cast iron urns.
The wrought iron fence which would be attached to the gates is proposed to be approximately six
feet, six inches in height. Two inch by two inch square posts would secure the fence to the ground
and would be connected with top and bottom channel rails. The proposed fence caps are referred to
2
88
as a “Fleur De Lis” finial, which in consistent with the French Eclectic design of the residence. The
fence caps would be on top of the fence rails, but not the fence posts. The fence posts would be
spread eight feet apart.
The portion of the fence which would be out of view of the public right-of-way would consist of a
cattle fence. The purpose of the cattle fence according to the applicant is to to keep deer off the
property. Pictures of the proposed gate, fence, and cattle fence have been included as Attachment
#2. A site plan illustrating the approximate placement of the gate and fence has been included as
Attachment #3.
Arborist Report
As previously stated the proposed entrance gate would be installed across an existing driveway near
several protected trees. The City Arborist reviewed and provided clearance to construct the gate and
associated fencing, with conditions that include 1) the project arborist is on site to monitor all work
within 15 feet of the entrance gates and 2) that holes for the gate columns are dug by hand. The City
Arborist report can be found as Attachment #4.
Neighborhood Compatibility
Several estates near 15240 Madrone Hill have similar style fencing. The design, color, and materials
of the proposed fence are complimentary to existing fences in the surrounding neighborhood.
Neighborhood Notification
The applicant has not submitted any neighbor notification forms. The public hearing notice was
mailed to property owners within 500 feet of the subject property. The public notice is included as
Attachment 5. Staff has not received any comments to date.
FENCE EXCEPTION FINDINGS
The findings required for issuance of a Fence Exception Approval pursuant to City Code Section 15-
29.090(a) are set forth below and the applicant has met the burden of proof to support making all of
those required findings:
1. The subject fence will be compatible with other similar structures in the neighborhood.
This finding can be met because the proposed location of the fence is surrounded by
residential properties with similarly tall fences, such as 15253 and 15201 Montalvo Road
and 19870 Mendelsohn Lane.
2. The entirety of the subject fence will be constructed of materials that are of high quality,
exhibit superior craftsmanship, and that are durable. This finding can be met because the
proposed fence would include high quality materials such as custom made wrought iron, cast
iron and stone. The fence details would be ornate and attractive. All of these features
increase the durability of the subject fence.
3. The modification will not impair the integrity and character of the neighborhood in which
the fence is located. This finding can be made because the proposed fence would be
constructed of high quality materials and are consistent with the architectural style of
neighboring residences that are within the neighborhood.
3
89
4
4. The granting of the exception will not be detrimental or injurious to the property, adjacent
neighbors, or improvements in the general vicinity and district in which the property is
located. This finding can be met because the quality design as well as the proposed location
and placement setback from the public right-of-way as well as nearby properties would not
detract from the character of the existing neighborhood. Therefore, the exception would not
be detrimental to properties in the vicinity.
5. The granting of the exception will not create a safety hazard for vehicular, pedestrian or
bicycle traffic and does not obstruct the safe access to and from adjacent properties. This
finding can be met in that the gate has been designed with openings to permit visibility from
inside the property. Furthermore, the gate and associated fence are significantly setback
from the main road (Madrone Hill) and would not impede on vehicular, pedestrian, or
bicycle traffic.
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. The project includes a entrance
gate and perimeter fence that will surround the property.
ATTACHMENTS:
1. Resolution of Approval.
2. Proposed Fence and Gate – Materials Board
3. Site Plan with Fence and Gate Location
4. Arborist Report
5. Mailed Notice, Address Labels, Mailing Affidavit
90
RESOLUTION NO. 14-015
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
FOR FENCE EXCEPTION NO. FER14-0001 APPROVING A
SIX FOOT TALL FENCE, GATE, AND COLUMNS WITHIN A FRONT SETBACK
LOCATED AT 15240 MADRONE HILL RD.
WHEREAS, a Fence Exception application was submitted for the construction of nine
foot tall columns for the entrance gate and associated six foot tall wrought iron fence along
portions of the front setback located at 15240 Madrone Hill Road. 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 May 28, 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 subject fence
will be compatible with other similar structures in the neighborhood, the entirety of the subject
fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and
that are durable, the modification will not impair the integrity and character of the neighborhood
in which the fence is located, the granting of the exception will not be detrimental or injurious to
the property, adjacent neighbors, or improvements in the general vicinity and district in which
the property is located; and the granting of the exception will not create a safety hazard for
vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent
properties.
91
Resolution No. 14‐015 Page 2
Section 5: The City of Saratoga Planning Commission hereby approves FER14-0001,
located at 15240 Madrone Hill, 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 28th day of
May 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Mary-Lynne Bernald
Chair, Planning Com
mission
92
Resolution No. 14‐015 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
FER14-0001
15240 MADRONE HILL RD. (APN: 517-22-060)
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.
93
Resolution No. 14‐015 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 February 5, 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. This Resolution printed onto separate construction plan pages;
c. Arborist Report, dated April 16, 2014, and all future reports onto a separate construction
plan page;
7. 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.
8. Landscape Maintenance. Landscaped areas outside of the proposed fence shall be watered,
weeded, pruned, fertilized, sprayed or otherwise maintained by the Owner as may be
prescribed by the Community Development Director.
94
95
96
97
98
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application #:ARB12-0047
Prepared by Kate Bear, City Arborist Site:15240 Madrone Hill Road
Phone: (408) 868-1276 Owners: David and Colette Kress
Email: kbear@saratoga.ca.us APN:517-22-060
Email: davidksr@live.com and
colettekress@hotmail.com
Report History:
#1
Date:
Plans received August 21, 2012
Report completed October 4, 2012
#2 – This report replaces report #1 Revised plans received November 13, 2012
Report completed November 16, 2012
#3 – Perimeter fence – in addition to report #2 Plans and report received March 26, 2014
Report completed April 16, 2014
PROJECT SCOPE:
The applicant has submitted drawings and photos showing an entrance gate and a fence around the
perimeter of the property. They have also indicated that they want to remove a low retaining wall
and add fill soil in the area to create a more natural slope.
STATUS: Approved by City Arborist to proceed, with conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required – An additional bond amount of $16,730 is needed
for trees a and c – e.
Tree fencing – Required – Fencing around additional trees (a – e) is needed.
Fences must be adjusted and re inspected around trees 11 – 17.
Tree removals – None requested. If desired, a tree removal permit should be
obtained for tree b.
Replacement trees –
Not required for fence/gate/grading work. If tree b is requested
for removal conditions of removal will be put on the tree
removal permit.
Page 1 of 2
99
15240 Madrone Hill Road
FINDINGS:
Tree Removals
No trees are requested or approved for removal to install the entrance gates and perimeter fencing or
to remove a retaining wall and add fill soil.
New Construction
Based on the information provided, and as conditioned, this project complies with the requirements
for the setback of new construction from existing trees under Section 15-50.120 of the City Code.
A new entrance gate will be installed across the existing driveway near several protected trees. All
conditions in the submitted arborist report dated March 26, 2014 are to be followed during
installation of the entrance gates and columns. The Project Arborist should be on site to monitor all
work within 15 feet of the entrance gates. Holes for the gate columns should be dug by hand for the
first two feet and roots worked around.
Trenching for electrical connections for the gates must remain outside of tree protection fences and
roots measuring two inches or greater in diameter should be retained and worked around.
The Project Arborist must also approve fence post locations for the perimeter fence prior to their
installation. Holes for fence posts should be hand dug.
Removal of a retaining wall near trees 11 and 17 can be done without significant impacts to the
nearby trees. The Project Arborist should monitor this work. The fences around the trees will need to
be relocated before the work is started. The City Arborist must inspect the fences in their new
locations before work to remove the retaining wall begins.
ATTACHMENTS:
1 – Drawings and Report Reviewed, Tree Data
2 – Conditions of Approval
3 – Map of Perimeter Fence
4 – Map of Entrance Gates and Tree Protection
IMPORTANT
This entire report, including attachments, shall be copied onto a plan
sheet, titled “Tree Preservation”, and included in the final set of plans.
The arborist report prepared by David Lazcko and dated March 26,
2014 shall be included in the final plan set.
Page 2 of 2
100
15240 Madrone Hill Road Attachment 1
PLAN REVIEW:
Preparer: David Kress
Date of Plans: None
Table 1: Drawings and photos reviewed
1 Site plan with perimeter fence drawn and labeled
2 Gate detail with partial measurements
3 Wrought iron fence detail with measurements
4 Photo of cattle fence
TREE DATA:
Preparer: David Lazcko, Ian Geddes and Associates
Date of Arborist Report: March 26, 2014
An arborist report was submitted for this project. It inventoried five trees on the property
protected by Saratoga City Code, provided recommendations for protection of trees near the
proposed work, and appraised values for trees potentially impacted.
Table 2: Tree data from March 26, 2014 arborist report
Tree
No. Species DBH
Canopy
spread
(feet) Condition
Appraised
Value
a Big leaf maple 13.5 25 Good $1,500
b Big leaf maple 11 10 Poor $250
c Black oak 28 60 Good $28,700
d Big leaf maple 17 30 Good $2,250
e Pacific Madrone 6 10 Good $1,000
Appraised values submitted in the report were 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 was used in conjunction with the Species
Classification and Group Assignment, published by the Western Chapter of the ISA, 2004.
Table 3: Tree data from arborist report dated November 16, 2012 by City Arborist
Tree
No. Species DBH
Canopy
spread
(feet) Condition
Appraised
Value
11 Black oak 27 50 Fair $17,300
12 Black oak -- -- Removed $5,100
13 Black oak 18 30 Poor $6,000
14 Valley oak 30 50 Fair $14,700
15 Black oak -- -- Removed $11,400
16 Stump -- -- Removed 0
17 California juniper 18 20 Fair $3,130
101
15240 Madrone Hill Road Attachment 2
CONDITIONS OF APPROVAL
1. This entire arborist report shall be copied on to a plan sheet, titled “Tree Preservation” and
included in the final job copy set of plans.
2. The arborist report prepared by David Lazcko and dated March 26, 2014 shall be included in
the final set of plans.
3. Tree Protection Security Deposit - $16,730
a. Is required per City Ordinance 15-50.080.
b. Shall be for tree(s) a, c – e.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of a savings account, a certificate of deposit account or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
4. Tree Protection Fencing:
a. Shall be installed as described in the March 26, 2014 arborist report and shown on
Attachment 4.
b. May be moved to accommodate removal of retaining wall and shall be inspected by City
Arborist around trees 11 – 17 prior to start of work.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
h. If contractor feels that work must be done inside the fenced area, call City Arborist to
arrange a field meeting.
5. The designated Project Arborist shall be David Lazcko of Ian Geddes and Associates.
6. The Project Arborist shall be on site to monitor all work within 15 feet of trees a, and c – e.
7. The Project Arborist shall approve locations for perimeter fence posts before holes for them
are dug. Holes shall be dug by hand.
8. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
Page 1 of 2
102
15240 Madrone Hill Road Attachment 2
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
9. Trenching to install new utilities or connect existing utilities to new shall not be permitted
inside tree protection fencing.
10. 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.
11. 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.
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. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
14. No trees are requested or approved for removal to install the perimeter fence, entrance gates or
remove the retaining wall.
15. Should any tree on site be damaged beyond repair, new trees equal to that tree’s value shall be
planted according the values listed below.
16. Replacement values for new trees are listed below.
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
17. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
18. Water loving plants and lawns are not permitted under oak tree canopies.
19. Stockpiling of construction materials or equipment, and the disposal of construction debris or
harmful products, is prohibited under tree canopies or anywhere on site that allows drainage to
areas 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.
Page 2 of 2
103
15240 Madrone Hill Road
Perimeter fence
Attachment 3
104
15240 Madrone Hill Road
Attachment 4
Legend
Tree Protective Fence
Straw Wattle
Entrance Gate
Wrought Iron Fence
a
b
d
c
e
105
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 28th day of May, 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: FER14-0001 / 15240 Madrone Hill Rd.
APPLICANT/OWNER: Kress
APN: 517-22-060
DESCRIPTION: The applicant is requesting a Fence Exception to install an entrance gate and
wrought iron fence within the front setback. The ornate wrought iron entrance gate would be
attached to two, nine foot tall square stone columns. The columns would then be attached to six
foot, six inch tall wrought iron fencing. No native or protected trees would need to be removed
in order to construct the fence.
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 May 20, 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
106
Subject APN: 517-22-060 Address: 15240 MADRONE HILL RD
500’ Radius SARATOGA CA 95070
Advanced Listing Services
Ownership Listings & Radius Maps
P.O. Box 2593 •Dana Point, CA •92624
Office: (949) 361-3921 •Fax: (949) 361-3923
www.Advancedlisting.com
107
Parcel Number Owner Name Owner Address Owner City, State Zip
#5191 500' OWNERSHIP LISTING Prepared for: 15240 MADRONE HILLS RD
517-15-013 MONTALVO ASSOCIATION P O BOX 158 SARATOGA CA 95071
517-18-025 MAJID & SHADI JALALIAN 15201 MONTALVO RD SARATOGA CA 95070
517-18-026 ALFRED CHARLES MURABITO 15253 MONTALVO RD SARATOGA CA 95070
517-18-052 MICHAEL D & DONNA J BUTCHER 20433 MONTALVO RD SARATOGA CA 95070
517-22-020 JAMES S & PATRICIA B RYLEY 15401 MADRONE HILL RD SARATOGA CA 95070
517-22-021 YI-JANG ROAN 15461 MADRONE HILL RD SARATOGA CA 95070
517-22-024 DAVID WHITNEY 235 PORTER LN SAN JOSE CA 95127
517-22-040 SMITH G & MARILYN R GREGORY 149 EL ALTILLO LOS GATOS CA 95032
517-22-041 GARY E & LANAYA D DIX 15404 MADRONE HILL RD SARATOGA CA 95070
517-22-042 FRIEDA W WANKA 15486 MADRONE HILL RD SARATOGA CA 95070
517-22-043 JOE D & STEPHANIE A HADDEN 15500 MADRONE HILL RD SARATOGA CA 95070
517-22-060 COLETTE M & DAVID W KRESS 15240 MADRONE HILL RD SARATOGA CA 95070
517-22-068 CHARLES J & ROMONA J BROOKS 15355 PEACH HILL RD SARATOGA CA 95070
517-22-070 SARITA K JOHNSON 15277 PEACH HILL RD SARATOGA CA 95070
517-22-073 TONY MASSIE 15301 PEACH HILL RD SARATOGA CA 95070
517-22-074 DARRELL E & ANGELIN M DUKES 15329 PEACH HILL RD SARATOGA CA 95070
517-22-078 DOROTHEA & ROGER SMULLEN 15363 PEACHHILL RD SARATOGA CA 95070
517-22-079 FREDERICK S & SHARON E ANDRES 15255 PEACH HILL RD SARATOGA CA 95070
517-22-083 WM WAYNE & SARAH J WALKER 15315 MADRONE HILL RD SARATOGA CA 95070
517-22-084 ROBERT M & JULIE M RINEHART 15230 MADRONE HILL RD SARATOGA CA 95070
517-22-087 ROBERT L & PATRICIA J DALE 15419 PEACH HILL RD SARATOGA CA 95070
517-22-091 KATHLEEN M CHAIDES 15305 MADRONE HILL RD SARATOGA CA 95070
517-22-092 CHRISTINE A CHIDLOW 15307 MADRONE HILL RD SARATOGA CA 95070
517-22-099 THOMAS C & JUDITH M LAVEY 15375 PEACH HILL RD SARATOGA CA 95070
517-22-100 MEHDI & ABDOLLAHI AZAR AMINI-RAD PO BOX 3659 SARATOGA CA 95070
517-22-108 SCATONA INVESTMENTS LLC 409 WASHINGTON ST #201 MONTEREY CA 93940
517-22-116 JOANNE L GEARHEARD 15252 MONTALVO RD SARATOGA CA 95070
517-22-118 MARK S SMITH 15195 PIEDMONT RD SARATOGA CA 95070
517-22-119 WILSON O COCHRAN 15221 PIEDMONT RD SARATOGA CA 95070
517-38-001 PELIO W L 14573 BIG BASIN WAY SARATOGA CA 95070
30
108