HomeMy WebLinkAbout10-08-14 Planning Commission Agenda PacketTable of Contents
Agenda 2
September 24, 2014
Draft Minutes 4
Application ELN14-0008; 20201 Cherry Lane (386-54-045);
Bhatnagar – The applicant is requesting the addition of 663 sq.
ft. to an existing legal non-conforming structure. Staff Contact:
Michael Fossati (408) 868-1212.
Staff Memo - 20201 Cherry Lane 7
Att 1 - Resolution 9
Att 2 - Plan Set Exhibit A 13
Application ZOA14-0001; 20400 Saratoga-Los Gatos Road (517
-10-015, 517-10-009, 517-10-034); Our Lady of Fatima Villa.
The applicant is requesting approval of a Zoning Amendment to
add a Planned-Combined District (P-C) zoning overlay to three
adjoining parcels with an underlying residential zoning
designation of R1-10,000. The applicant is also proposing to
add 11 new parking spaces by increasing the impervious
parking area by approximately 2,312 square feet. The requested
changes would require the removal of six ordinance protected
trees. The City Arborist has recommended removal of one
additional tree due to its condition. Staff Contact: Cynthia
McCormick (408) 868-1230.
PC Staff Report 18
Resolution 24
Ordinance 28
Notice 32
Neighbor letters 33
City Arborist Report 35
Our Lady of Fatima Arborist Report 43
Exhibit A - Parking lot improvement plans 9-30-14 56
Exhibit B - approved site plan, floor plan and elevations
DR-99-052 58
Exhibit C - Description of uses 65
Application PDR14-0008; 14011 Pike Road (503-30-011) Jacob
& Pernille Bruun-Jensen - The applicant requests Design
Review approval to construct an approximately 2,890 square
foot first and second story addition to an existing 1,693 square
foot one-story single-family home. No trees are proposed for
removal. The net site area is 2.96 acres and is zoned Hillside
Residential. Staff Contact: Chris Riordan (408)868-1235
Staff Report 66
Attachment 1 - Resolution 71
Attachment 2 - Geotechnical Review 75
Attachment 3 - Neighbor Notification Forms 78
Attachment 4 - Public Notice 83
Attachment 5 - Development Plans 84
1
AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, October 08, 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 September 24, 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.
NEW BUSINESS
1. Application ELN14-0008; 20201 Cherry Lane (386-54-045); Bhatnagar – The applicant is requesting the
addition of 663 sq. ft. to an existing legal non-conforming structure. Staff Contact: Michael Fossati (408) 868-1212.
Recommended action: Adopt Resolution No. 14-046 approving the major alteration subject to conditions of approval.
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 ZOA14-0001; 20400 Saratoga-Los Gatos Road (517-10-015, 517-10-009, 517-10-034); Our
Lady of Fatima Villa. The applicant is requesting approval of a Zoning Amendment to add a Planned-
Combined District (P-C) zoning overlay to three adjoining parcels with an underlying residential zoning
designation of R1-10,000. The applicant is also proposing to add 11 new parking spaces by increasing the
impervious parking area by approximately 2,312 square feet. The requested changes would require the
removal of six ordinance protected trees. The City Arborist has recommended removal of one additional
tree due to its condition. Staff Contact: Cynthia McCormick (408) 868-1230.
Recommended action:
Adopt Resolution No. 14-031 recommending the City Council approve the zoning amendment subject to
conditions of approval.
2
2. Application PDR14-0008; 14011 Pike Road (503-30-011) Jacob & Pernille Bruun-Jensen - The applicant
requests Design Review approval to construct an approximately 2,890 square foot first and second story
addition to an existing 1,693 square foot one-story single -family home. No trees are proposed for removal.
The net site area is 2.96 acres and is zoned Hillside Residential. Staff Contact: Chris Riordan (408)868-
1235
Recommended action:
Adopt Resolution No. 14-047 approving Design Review PDR14-0008 subject to conditions of approval.
PLANNING STAFF/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 October 2, 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
3
ACTION MINUTES
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, September 24, 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, Tina Walia, Chair Mary-Lynne Bernald
ABSENT None
ALSO PRESENT Christopher Riordan, Senior Planner
Michael Fossati, Planner
Cynthia McCormick, Planner
COMMUNICATIONS FROM COMMISSION & PUBLIC
Chair Bernald spoke about supporting Santa Clara Valley Water District (SCVWD) with water
conservation.
APPROVAL OF MINUTES
Approve Action Minutes from the Regular Planning Commission Meeting of September 10, 2014.
Action:
GROVER/ALMALECH MOVED TO APPROVE THE SEPTEMBER 10, 2014 MINUTES.
MOTION PASSED. AYES: ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER,
SMULLEN, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
NEW BUSINESS
1. Application ELN14-0010; 13715 Quito Road / 389-25-051; Shuly Dagon / Jessica Aviles. The
applicant is proposing a 499 square foot addition to a legal non-conforming structure. The
applicant is not proposing any modifications to the non-conforming side of the home and the
addition will conform to City Code. Staff Contact: Cindy McCormick (408) 868-1230.
Action:
FITZSIMMONS/WALIA MOVED TO ADOPT RESOLUTION NO. 14-042 APPROVING
THE PROJECT SUBJECT TO CONDITIONS OF APPROVAL. MOTION PASSED. AYES:
ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER, SMULLEN, WALIA. NOES:
NONE. ABSENT: NONE. ABSTAIN: NONE.
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.
4
1. Application PDR14-0012; 18844 Dundee Avenue / 389-17-041; Deepak Sharma and Ana Stefan /
Michelle Miner Design. The applicant requests Design Review approval to construct a new 2-
story home, approximately 22 feet—six inches in height. The 3,185 square foot home would
include 2,400 square feet on the first story and 785 square feet on the second story. The 1,975
square foot basement does not count towards the maximum allowable floor area. Staff Contact:
Cindy McCormick (408) 868-1230.
Action:
ALMALECH/SMULLEN MOVED TO CONTINUE THE ITEM TO A DATE UNCERTAIN
MOTION PASSED. AYES: ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER,
SMULLEN, WALIA. NOES:NONE. ABSENT: NONE. ABSTAIN: NONE.
2. Application PDR14-0019; 15335 Via Colina / 397-10-001; Gregory Howell. The applicant is
proposing a new 22 foot tall, 6,078 square foot single-story home on a 44,439 square foot lot. The
project meets all required setbacks, height, floor area, and lot coverage restrictions. The existing
home, accessory structures and pool will be demolished. Staff Contact: Cindy McCormick (408)
868-1230.
Action:
ALMALECH/WALIA MOVED TO ADOPT RESOLUTION NO. 14-043 APPROVING
THE PROJECT SUBJECT TO CONDITIONS OF APPROVAL. MOTION PASSED. AYES:
ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER, SMULLEN, WALIA. NOES:
NONE. ABSENT: NONE. ABSTAIN: NONE.
3. Applications PDR13-0026, GRE14-0001, ARB13-0069; 22700 Mount Eden (503-10-006);
Goetting - The project applicant is requesting Design Review approval to construct a new 6,942
square foot two story single-family home with a 2,202 square foot basement and a 600 square foot
one story detached secondary dwelling unit. The project also includes a grading exception for
8,468 cubic yards of grading which includes 1,330 cubic yards to construct the basement. The net
size area is 3.83 acres or 166,835 square feet and is zoned HR (Hillside Residential). Staff
Contact: Christopher Riordan (408)868-1235
Action:
ALMALECH/SMULLEN MOVED TO ADOPT RESOLUTION NO. 14-025 APPROVING
THE PROJECT WITH CHANGES TO THE CONDITIONS.
Additional Conditions:
9. Mount Eden Road. To verify the condition of the Mount Eden Road surface prior to
commencement of construction, the applicant shall photograph 50 feet of the Mount Eden Road
surface to the west and the east of the projects driveway intersection with Mount Eden Road. The
applicant shall submit a copy of the photographs to the Community Development Department
prior to issuance of a building permit. The Community Development Department shall refer to the
photographs to determine the extent of any construction damage to Mount Eden Road as a result
of construction activity and shall require the applicant to work with the Public Works Department
to make any road repairs prior to building permit final.
10. Arborist Report and Recommendations. Owner/applicant shall comply with all
recommendations and conditions stated in the arborist report dated March 26, 2014 which
incorporated by reference. A monetary bond, in the amount stated in the arborist report ($59,800),
shall be posted and be on file with the Community Development Director prior to issuance of City
permits. Proof of installation of tree fencing shall be provided by the applicant and shall be inspected
by the arborist prior to issuance of City permits.
5
11. City Geologist. Owner/applicant shall comply with all Geotechnical Clearance Conditions for the
project dated March 21, 2014 which are incorporated by reference.
MOTION PASSED. AYES: ALMALECH, BERNALD, FITZSIMMONS, GROVER,
SMULLEN. NOES: CHANG, WALIA. ABSENT: NONE. ABSTAIN: NONE.
4. Application PDR14-0003 and CUP14-0001; 14521 & 14523 Big Basin Way (503-24-020/027);
Cutler – The applicant is requesting approval for an Initial Study / Negative Declaration, Design
Review, Conditional Use Permit, and Lot Line Adjustment for two commercial lots located at
14521 and 14523 Big Basin Way. The project includes the remodel of an existing structure
(14521 Big Basin Way) and restaurant (14523 Big Basin Way). 14521 Big Basin will be
rehabilitated and remodeled for a wine bar / restaurant use. One residential apartment will be
attached and constructed at the rear of the building. 14523 Big Basin will be remodeled to include
an office space, restaurant, and two apartment units. An additional story will be constructed on
top of 14523 Big Basin in order to accommodate one of the apartment units. Staff Contact:
Michael Fossati (408) 868-1212.
Action:
SMULLEN/CHANG MOVED TO ADOPT RESOLUTION NO. 14-045 APPROVING
THE PROJECT WITH A CHANGE TO THE CONDITIONS.
Additional Condition:
E. The outdoor stairwell between 14521 & 14523 Big Basin Way remain free and clear, without
obstruction, for pedestrian access between Big Basin Way and the City Parking Lot within Parking
District #1.
MOTION PASSED. AYES: ALMALECH, BERNALD, CHANG, GROVER, SMULLEN,
WALIA. NOES: FITZSIMMONS. ABSENT: NONE. ABSTAIN: NONE.
5. Application PDR11-0003 & VAR11-0001; 21794 Heber Way (503-31-067) – The project is a
Design Review and Variance to construct a new two-story residence with a three-car garage on a
hillside lot. The height will be no taller than 26 feet from average grade. The variance is required
because the applicant is proposing a 97 foot front setback (when 131 foot setback is required) and
a 20 foot and 30 foot side setback (when a 45 foot side setback is required). Staff Contact:
Michael Fossati (408) 868-1212.
Action:
ALMALECH/WALIA MOVED TO CONTINUE THE ITEM TO OCTOBER 22, 2014
MEETING. MOTION PASSED. AYES: ALMALECH, BERNALD, CHANG, FITZSIMMONS,
GROVER, SMULLEN, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT
ALMALECH/CHANG MOVED TO ADJOURN AT 10:07 PM. MOTION PASSED. AYES:
ALMALECH, BERNALD, CHANG, FITZSIMMONS, GROVER, SMULLEN, WALIA. NOES: NONE.
ABSENT: NONE. ABSTAIN: NONE.
6
PLANNING COMMISSION
MEMORANDUM
Meeting Date: October 8, 2014
Application: ELN14-0008
Location / APN: 20201 Cherry Ln / 386-54-045
Owner/Applicant: Prashant Bhatnagar
Staff Planner: Michael Fossati
The Planning Commission may approve a major alteration of a nonconforming structure. Major
Alteration means any work that is estimated to result in expenditure (cumulatively) of 20% to
50% of the estimated construction cost of the structure. The project will result in expenditure of
approximately 46% of the estimated construction valuation of the existing structure.
Approval by the Planning Commission is required pursuant to City Code Sections 15-65.050(b),
before staff can act on the pending Building Permit.
STAFF RECOMMENDATION: Adopt Resolution No. 14-046 approving the major alteration subject
to conditions of approval.
PROJECT DESCRIPTION: The applicant is proposing an addition of 663 sq. ft. to a legal non-
conforming one story single-family residence located at 20201 Cherry Lane. The structure is
classified as nonconforming because approximately a 10 sq. ft. portion of the garage is located
within the required front setback by approximately three feet.
The Planning Commission has the authority to approve additions and remodels to legal non-
conforming structures if the proposed construction is valued at 50% or less than the value of the
existing structure. Staff has determined the value of the non-conforming structure as $414,583,
while the value of the construction being proposed is $191,226, or approximately 46% of the value
of the existing structure. Therefore, the Planning Commission has authority to approve the project,
as long as the findings can be met.
The proposed work consists of a remodel of an existing living room and kitchen into two bedrooms,
a bathroom and a dining room. The applicant is proposing a bay window within the front setback,
which is allowed per City Code Section 15-80.010(d).
PROJECT DATA:
Net Site Area: 10,147 sq. ft. Proposed Allowed/Required
Total Site Coverage 3,442 sq. ft. (34%) 60% Maximum
Total Floor Area 2,381 sq. ft. 3,370 sq. ft. Maximum
Height 15.83 ft. 26 feet Maximum
7
Page 2 of 2
Setbacks
Front:
Left Side:
Right Side:
Rear:
22’*
7’-1”
7’-4”
43’-7”
25’
7’
7’
25’
*The existing front setback will not be increased due to the proposed addition.
Neighbor Notification and Correspondence: The property owner posted a sign in front of the
property, notifying neighbors of the application for a building permit. No comments have been
received as of the writing of this report.
FINDINGS AND DETERMINATIONS
Pursuant to City Code Section 15-65.050(b), major repair and alteration of a nonconforming
structure may be permitted if the Planning Commission is able to make the following
determinations:
(1) The repair and/or alteration will accommodate a conforming use. This finding may be
made in the affirmative because the project consists of an addition to a residential structure that
is located in a residentially zoned district within the City.
(2) The repair and/or alteration does not increase the degree of noncompliance, or otherwise
increase the discrepancy between existing conditions and the requirements of this Chapter.
This finding may be made in affirmative in that the project is adding floor area that is located
within the building footprint and outside of required setbacks. The existing portion of garage
within the front setback will not be affected or increased due to the project.
(3) The repair and/or alteration do not effectively extend or perpetuate the useful life of any
particular feature or portion of the structure which is nonconforming. This finding may be
made in the affirmative in that the project is proposing new construction in an area that is
conforming to City Code. The portion of structure within the setback would not be affected due
to the proposed project.
Environmental Determination: 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.
ATTACHMENTS:
1. Resolution of Approval
2. Development Plans (Exhibit "A")
8
RESOLUTION NO: 14-046
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING AN APPLICATION (ELN14-0008) FOR AN ADDITION TO A NON-
CONFORMING SINGLE-FAMILY DWELLING LOCATED AT
20201 CHERRY LANE
WHEREAS, on July 29, 2014, an application was submitted by Prashant Bhatnagar to
construct a 661 square foot addition and a 21 square foot porch addition to an existing 1,740
square foot legal non-conforming single-family residence. The existing residence encroaches
into the front setback. The project will result in expenditure of approximately 46 percent of the
estimated construction valuation of the existing structure. 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 October 8, 2014, the Planning Commission held a meeting 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 following Saratoga General Plan Policies;
Conservation Element Goal 2 and Land Use Element Goal 1 which states that the City shall
preserve the City’s existing character which includes small town residential, rural/semi-rural areas
and open spaces areas; 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; and Land Use Element Policy 1.1 that the city shall continue to be predominantly a
community of single-family detached residences.
Section 4: The project is consistent with the Saratoga City Code in that the repair and/or
alteration will accommodate a conforming use; the repair and/or alteration does not increase the
degree of noncompliance, or otherwise increase the discrepancy between existing conditions and the
requirements of this Chapter; and the repair and/or alteration does not effectively extend or
perpetuate the useful life of any particular feature or portion of the structure which is
nonconforming.
9
Section 5: The City of Saratoga Planning Commission hereby approves ELN14-0008
located at 20201 Cherry Lane 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 8th day of
October 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mary-Lynne Bernald
Chair, Planning Commission
10
Exhibit 1
CONDITIONS OF APPROVAL
ELN14-0008
20201 CHERRY LANE / 386-54-045
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
11
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 denominated Exhibit "A",
and as conditioned below. All proposed changes to the Approved Plans must be submitted in
writing with plans showing the changes, including a clouded set of plans highlighting the
changes. Such changes shall be subject to approval in accordance with City Code.
6. THIS CONDITION IS PERMANENT. Statement of Acknowledgment of Legal
Nonconforming Status: The property Owner shall record a Statement of Acknowledgment of
Legal Nonconforming Status, satisfactory to the Community Development Director, specifying
that alteration and repair of the non-conforming structure shall comply with City Code.
7. Non-Conforming Structure Limitations. In no event shall the cumulative expenditures for
repairs and/or alterations on any nonconforming structure exceed fifty percent of the
estimated construction cost of the structure prior to such repairs and/or alterations, unless
such structure is changed to a conforming structure or otherwise satisfies the standards set
forth by City Code.
8. 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.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans.”
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EXISTING WALLS
TO REMAIN
UPPER LEVEL FOOTPRINT
NEW WALLS
L EGEND
EXISTING WALLS
TO BE REMOVED
WHREF.2068 2568 5568
1607040302468236821686576
5568
60303068236825682050 6067 2050 6030 3020 6067
4568
3068404026682568 2568
13682468
20302030083008304230
6030
2030804020302668
5268
2468266814'-0" x 10'-9"
17'-5" x 23'-8"
13'-8" x 19'-11"
10'-5" x 14'-9"
14'-0" x 13'-7"
9'-4" x 13'-1"
5'-8" x 8'-3"
3'-10" x 17'-6"
10'-5" x 12'-6"
10'-8" x 13'-2"
5'-8" x 8'-11"
6'-7" x 2'-6"
1947 sq ft
70'-6"
12'-1"14'-0"10'-6"25'-0"7'-6"
7'-1"128'-9"33'-11"20'-6"13'-5"40'-6"
11'-0"5'-5"9'-9"14'-4"54'-7"24'-4"11'-1"1'-9"2'-0"15'-5"15'-9"4'-1"
38'-2"
18'-4"
11'-6"43'-7"DINING
GARAGE
BATH
MASTER BDRM
BEDROOM 2
BEDROOM 3
HALL
BEDROOM
BEDROOM
642-sf
CLOSET
21-sf
LIVING
PORCH
LIVING AREA SUPERIORConstruction @ Remodeling1400 Coleman Avenue #A21, Santa Clara, CA. 818.919.3200(N) 850 SF ADDITION
TA B L E O F C O N T E N T S
A-1 T I T L E SH E E T PR OPOS ED SI T E P L AN
A-2 EX I S TI N G PLAN AT 1/4" = 1' SCAL E
A-3 PROP OSE D FL OOR PLAN DETAI L S AN D NOTES
A-4 PROP OSE D EL EVAT I ON S AND NOTES
A-5 EX I S TI N G AN D PR OPO SED ROOF PL ANS
P R O J E C T D ATA:
A P N :386.54.045
SU B-STANDAR D LOT AREA 10,147 S F
EXI ST ING FL OOR AR EA:
L I V I N G F L O O R A R E A: 1,269 S F
G A R A G E F L O O R A R E A : 449 S F
F R O N T P O R C H : 22 S F
T O TA L =1,740 S F
EXI ST ING B UI L DI N G COVERAGE:1,740 S F (17.1%)
PR OPOSED ADDI T ION:
L I V I N G : 663 S F
(N) F R O N T P O R C H: 21 S F
PR OPOSED F INAL FLOOR AREA:
L I V I N G F L O O R A R E A: 1,932 S F
G A R A G R E F L O O R A R E A: 449 S F
F R O N T P O R C H : 21 S F
T O TA L =2,402 S F
PR OPOSED BUI L DI NG COVERAGE: 2,402 S F (23.7%)
G E N E RA L N O T E S:
A L L C O N S T R U C T I O N S H A L L C O M P LY W I T H A D O P T E D O R D I N A N C E S A N D
P O L I C I E S O F T H E G O V E R N I N G A G E N C Y A N D T H E L AT E S T A D O P T E D A D D I T I O N S
O F T H E F O L L O W I N G: 2013 C A L I F O R N I A B U I L D I N G & R E S I D E N T I A L C O D E (C B C),
2013 C A L I F O R N I A P L U M B I N G C O D E (C P C), 2013 C A L I F O R N I A M E C H A N I C A L C O D E
(C M C), C A L I F O R N I A F I R E C O D E (C F C), T H E N AT I O N A L E L E C T R I C A L C O D E (N E C)
A N D C A L I F O R N I A E N E R G Y C O D E.
T H E C O N T R A C TO R S H A L L E R E C T A N D M A I N TA I N, A S R E Q U I R E D B Y E X I S T I N G
C O N D I T I O N S A N D P R O G R E S S O F T H E W O R K , A L L R E A S O N A B L E S A F E G U A R D S
F O R S A F E T Y A N D P R O T E C T I O N I N C L U D I N G P O S T I N G D A N G E R S I G N S A N D
O T H E R WA R N I N G S A G A I N S T H A Z A R D S, P R O M U L G AT I N G S A F E T Y R E G U L AT I O N S
A N D N O T I F YI N G O W N E R S A N D U S E R S O F A D J A C E N T U T I L I T I E S.
T H E C O N T R A C TO R S H A L L B E R E S P O N S I B L E F O R V E R I F I C AT I O N O F A L L
D I M E N S I O N S , G R A D E S A N D O T H E R C O N D I T I O N S , A N D H E S H A L L C O R R E L AT E A L L
S U C H I T E M S AT T H E J O B S I T E . H E S H A L L R E P O R T A N Y D I S C R E PA N C I E S T O T H E
D E S I G N E R F O R C L A R I F I C AT I O N A N D /O R C O R R E C T I O N P R I O R TO B E G I N N I N G A N Y
W O R K.
T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R T H E W O R K A N D
C O O R D I N AT I O N O F A L L T R A D E S W I T H T H E G O V E R N I N G A G E N C I E S, A N D S H A L L
P R O V I D E A L L M AT E R I A L S A N D L A B O R S H O W N I N T H E S E P L A N S TO R E N D E R T H E
J O B C O M P L E T E.
C H A N G E S TO T H E P L A N D U R I N G C O N S T R U C T I O N O T H E R T H A N :
1.C A B I N E T C H A N G E S W H E N N O T B E I N G S U P P O RT E D E N T I R E LY B Y T H E
R O O F S T R U C T U R E,
2.I N T E R I O R D O O R A N D Z E R O-C L E A R A N C E F I R E P L A C E R E L O C AT I O N S H O W N
O N T H E A P P R O V E P L A N S,
3.A S I N G L E N O N B E A R I N G WA L L R E L O C AT I O N W H E N N O T C R E AT I N G A N
A D D I T I O N A L R O O M , A N D
4.I N T E R I O R N O N-S T R U C T U R A L WA L L F I N I S H E S;
S H A L L C A U S E P L A N S A P P R O VA L A N D C O N S T R U C T I O N T O B E S U S P E N D E D , A
N E W P L A N C H E C K (F O R T H E N E W P L A N C H A N G E S ) W I L L B E S U B M I T T E D F O R
R E V I E W A N D A P P R O VA L T H R O U G H T H E C O M M O N P L A N C H E C K P R O C E S S.
PROPOSED 279-SF
ADDITION
(E) WALLS
TO BE REMOVED
(E) POWER
SUPPLY LINE
(E) WALLS
TO REMAIN
PROPOSED
NEW WALLS
(E) 103-SF KITCHEN
TO BE REMODELED
ADDITION SPECIALIST2915 Maclntyre DR. #104San Jose, CA 951364085128400 - Lic# 896912(E) FIREPLACE
NO CHANGE
A-1
(N) ROOF LINE
TO MATCH EXIST
(E) 1-FT EAVE
NO CHANGE
(E) DRIVEWAL
NOT SHOWN BHATNAGAR RESIDENCE20201 Cherry Lane, Saratoga, CA 95070APN: 386.54.045V I C I N I T Y MAP
HOME ADDITION AT
1281 Lindell Drive, Walnut Creek, CA 94596
APN: 182.052.002
S C OP E OF W OR K:
1. A D D A D D I T I O N A L 663-S F O F L I V I N G S PA C E I N F R O N T T O
P R O V I D E F O R L I V I N G A R E A .
2. R E P L A C E (E) 22-S F F R O N T P O R C H W I T H (N ) 21-S F P O R C H
TITLE PAGE,SITE PLAN,NOTESPROPOSED FLOOR PLAN
1/6" = 1'-0"
B H AT N A G A R R E S I D E N C E
20201 C H E R RY L AN E,
S AR ATO G A, C A 95070
AP N: 386.54.045
DESIGNREMODELVALLEY HOME BUILDERSSanta Clara, CA 95054TELL: (408) 248-8000 Fax: (408) 248-80053466 Edward AvenueBUILD7/15/2014
A-1SHEET TITLE:PROJECT DESCRIPTION:NO.DATEBYDATE:jf cONSULTING21060 Homestead Road, #212Cupertino, CA 950144085128400 -jfplans@gmail.comDESCRIPTIONDRAWINGS PROVIDED BY:SHEET TITLESITE PLAN & NOTESSCALE:
SH EET:
AS S E SS OR'S MAP
REMODELBUILDDESIGNVALLEY HOME BUILDERS1850 WARBURTON AVE, SUITE 103SANTA CLARA, CA 95050TELL: (408) 248-8000 Fax: (408) 248-8005N
13
WHREF.206825685568160704030306801115
236855686030 3068
23682568
205060672050603030206067456840363068
2568
37682568136824683068704014'-0" x 10'-9"13'-4" x 19'-1"17'-5" x 23'-8"3'-8" x 6'-1"10'-5" x 13'-11"17'-4" x 13'-6"9'-4" x 12'-2"3'-9" x 12'-1"25'-0"
25'-0"7'-6"7'-6"76'-6"150'-0"
128'-9"
33'-10"
19'-8"14'-2"40'-3"11'-0"5'-5"9'-9"14'-1"6'-2"
53'-9"
24'-4"11'-1"1'-9"2'-0"14'-7"18'-4"3'-7"40'-3"18'-4"81'-5"18'-1"11'-6"43'-7"PORCHGARAGEKITCHENLIVINGMASTER BDRMBEDROOM 2BEDROOM 3HALLSUPERIORConstruction @ Remodeling1400 Coleman Avenue #A21, Santa Clara, CA. 818.919.3200ADDITION SPECIALIST2915 Maclntyre DR. #104San Jose, CA 951364085128400 - Lic# 896912EXISTING SITE/FLOOR PLAN
1/4" = 1'-0"BHATNAGAR RESIDENCE20201 Cherry Lane, Saratoga, CA 95070APN: 386.54.045DESIGNREMODELVALLEY HOME BUILDERSSanta Clara, CA 95054TELL: (408) 248-8000 Fax: (408) 248-80053466 Edward AvenueBUILD7/15/2014
A-2SHEET TITLE:PROJECT DESCRIPTION:NO.DATEBYDATE:jf cONSULTING21060 Homestead Road, #212Cupertino, CA 950144085128400 -jfplans@gmail.comDESCRIPTIONDRAWINGS PROVIDED BY:SCALE:
SH EET:(E) EXISTING DRIVEWAYREMODELBUILDDESIGNVALLEY HOME BUILDERS1850 WARBURTON AVE, SUITE 103SANTA CLARA, CA 95050TELL: (408) 248-8000 Fax: (408) 248-8005A-1.1EXISTING FLOOR PLAN14
WHREF.2068256855681607040302468
2368
2168 657655686030 3068
23682568
2050606720506030302060674568306840402668
2568256813682468
2030 2030
083008304230603020308040203026685268 2468266814'-0" x 10'-9"17'-5" x 23'-8"13'-8" x 19'-11"10'-5" x 14'-9"14'-0" x 13'-7"9'-4" x 13'-1"5'-8" x 8'-3"3'-10" x 17'-6"10'-5" x 12'-6"10'-8" x 13'-2"5'-8" x 8'-11"6'-7" x 2'-6"1947 sq ft70'-6"12'-1"14'-0"10'-6"25'-0"7'-6"7'-1"128'-9"
33'-11"
20'-6"13'-5"40'-6"11'-0"5'-5"9'-9"14'-4"54'-7"
24'-4"11'-1"1'-9"2'-0"15'-5"15'-9"4'-1"38'-2"18'-4"11'-6"43'-7"DININGGARAGEBATHMASTER BDRMBEDROOM 2BEDROOM 3HALLBEDROOMBEDROOM642-sfCLOSET21-sfLIVINGPORCHLIVING AREAEXISTING WALLS
TO REMAIN
UPPER LEVEL FOOTPRINT
NEW WALLS
L EGEND
EXISTING WALLS
TO BE REMOVED
SUPERIORConstruction @ Remodeling1400 Coleman Avenue #A21, Santa Clara, CA. 818.919.3200PROPOSED FLOOR PLAN
1/4" = 1'-0"
F L O O R P L A N N O T E S:
1. J O B C A R D S T O B E AVA I L A B L E F O R S IG N AT U R E AT J O B S I T E.
2 P R O V I D E A D I M E N S I O N E D C O PY O F T H E F L O O R P L A N F O R T H E C O U N T Y A S S E S S O R 'S
O F F I C E.
3. P R O VI D E C E RT I F IC AT E O F C O M P L IA N C E OR O T H E R C E RT I F I C AT E OF F E ES PA I D
F R O M T H E S C H O O L D I S T R I C T H AV I N G J U R IS D I C T I O N O V E R T H E S I T E F OR P R O P O S E D
C O N S T R U C T I O N.
4. A D D R ES S N U M B E R S TO BE V I S I B L E F R O M T H E R O AD W I T H N U M E R A L S T H AT AR E 3"
H I G H O R H I G H E R.
5. S U R FA C E WAT E R SH A L L B E D R AI N E D AWAY F R O M T H E B U I L D I N G F OR T H E F I R S T 5' B Y
AT L E AS T 2% G R A D E. T H E O VE R A L L L O T D R AI N A G E M U S T B E N O T L E S S T H AN 1%.
6. A F I R E E S C A P E W I N D OW S H A L L B E P R O V I D E D IN EV E RY B E D R O O M W H E R E T H E R E I S
N O T A D O O R T O T H E E X T E R I O R W I T H A S I L L H IG H O F N OT M O R E T H A N 44" A B O V E T H E
F L O O R. S U C H W I N D O W S H A L L H AV E A C L E A R O P E R A B L E A R E A OF N O T L E S S T H A N 5.7
S Q. F T. W I T H N O D IM EN S I ON L E S S T H A N 24" I N H E I G H T O R 20" IN W I D T H T H AT W I L L
O P E N O N TO A S T R E E T, A L L EY, YAR D OR E X T E R I O R C O U RT.
7. M IN I M U M F I N I S H E D W I D T H F O R A C O R R I D O R IS N O T L E S S T H A N 36".
8. WAT E R C L O S E T (TO I L ET) C O M PA RT M E N T M U ST H AV E N O T L E S S T H AN 15"
C E N T E R L I N E O F B O D E T TO R I M AN D N O T L E S S T H A N 24" C L E A R I N F R O N T O F T H E
U N I T A S P ER C B C 407.6.
9. B E T W E E N G A R A G E A N D R E S I D E N C E I N S TA L L M I N IM U M 1/2" G YP S U M B O A R D O N E-
H O U R F I R E-R ES IS TA N T WA L L B O A R D F R O M C O N C R E T E T O R O O F S H E AT H I N G O F
G A R AG E S I D E O F A L L C O M M O N WA L L S A S P E R C B C 406.1.4.
10. G L A S S WI N D O WS AN D D O O R S T H AT A R E S U B JE C T TO H U M A N IM PA C T, W I T H 24" O F
D O O R, C L O S E R T H A N 60" AB O VE A N E X T E R I O R WA L K I N G S U R FA C E O R W IT H I N 18" O F
AN I N T E R I O R F L O O R M U S T B E T EM PE R E D GL A S S O R R EQ U I R E S A PR O T E C T I VE G R I L L
AS P ER C B C 2406.
11. WAT E R H E AT E R S, F U R N A C E S A N D E L E C T R I C O U T L E T S M U S T B E I N S TA L L E D AT L EA S T
18" A B O V E GA R A G E F L O O R O R C O N C R E T E S L A B. S T R A P WAT E R H E AT E R F O R S E I S M I C
BR A C I N G.
12. L AT H P L AS T E R S H A L L C OM PLY W IT H S E C T IO N 2512.1.
13. PR OV ID E W E E P S C R E E D S N O T L E S S T H A N 4" A B O V E T H E E A RT H OR N O T L E SS T H A N
2" A BO V E PAV E D A R E A S.
14. F O AM T YP E U N D E R L AY R EQ U I R E S A WAT E R P R O O F FA C I N G S T U C C O. S U B M I T
SP E C I F I C AT IO N S A N D I C B O R E PO RT N U M B E R O F T YP E T O B E U S E D .
15. SH OW ER S TA L L S A N D T U B S E N C L OS U R E S TO H AV E SA F ET Y G L A Z I N G. S H O W E R
D O O R S M AY N O T B E L E S S T H A N 22" M I N I M U M W ID T H .
16. M E C H A N I C A L V EN T I L AT I O N S YS T EM S M U S T S U P PLY 5 A IR C H A N G E S PE R H O U R I N
BAT H A N D L A U N D RY R O O M S,
17. P R O V I D E 12" S Q. T U B AC C E S S O R S O LV E N T W E L D T U B T R A P J O I N T S P E R C P C .
18. P R O V I D E B A C K D R AF T D A M P E R S TO A L L V E N T S TO T H E O U T S ID E.
19. D I S TAN C E B E T W E E N R A N G E TOP A N D C A B I N E T A B O V E S H A L L N O T B E L E S S T H A N 30"
U N P R O T E C T E D , 24" P R O T E C T E D A N D N O T L ES S T H E R A N G E M A N U FA C T U R E R S
SP E C S. F O R H O R I Z O N TA L D IS TA N C E (O R M I N . 6" I F N OT S P E C I F IE D).
20. WAT ER P R O O F G YP S U M B OA R D U N D E R L AY AT S H O W E R S, T U B S A N D O T H E R
SU R FA C E S A D V E R S ELY AF F E C T E D B Y WAT E R IS N O T A L L O W E D A S P E R G A-216 O R
AS T M C840.
21. I N T E R I O R WAL L S U R FA C E S TO B E 1/2" GY PS U M WA L L BO A R D (F L A M E S PR E A D G L A S S
I I I O R B E T T E R ) U N L E S S S P E C IF I E D O T H ERW IS E.
22. B U G S C R E E N TO B E I N S TA L L E D P R IO R T O F I N A L I N SP E C T I O N.
23. N E W R O O F IN G T O B E C L A S S "C" R O O F C O V E R I N G O R BE T T E R. T H E I N S TA L L E R S H A L L
PR OV ID E A C E RT I F I C AT I O N T O T H E B U I L D I N G D I V I S I O N P R I O R TO F I N A L I N S P EC T I O N.
24. H EA RT H E X T E N S IO N S O F L I S T E D FA C TORY-B U I LT F I R E PL A C E S S H A L L C O N F O R M TO
T H E C O N D I T I O N S O F L I S T IN G A N D I N S TAL L I N G I N S T R U C T I O N S.
25. H E A RT H S S H A L L BE A M I N I M U M O F 4" T H IC K A N D M A D E O F A N D SU P P O RT ED B Y N O N -
C O M B U S T I B L E M AT E R I A L S.
26. G R E E N V I N YL S I N K ER S D O N O T M E ET T H E N A I L I N G R E Q U I R E M E N T S
F O R T H E M O S T B O X AN D C O M M O N N AI L C O N N E C T I O N S.ADDITION SPECIALIST2915 Maclntyre DR. #104San Jose, CA 951364085128400 - Lic# 896912K EY N OTE:
AT T I C A C C E S S : 22"X 30" AT T I C A C C E S S W/ M I N . O F 30" H E A D
C L E A R A N C E . P R O V I D E W E AT H E R S T R I P P I N G AT TA C H E D T O A C C E S S
PA N E L A N D R -30 B AT T I N S U L AT I O N
I N S U L AT I O N N OT E S:
A F T E R IN S TA L L I N G IN S U L AT I O N, T H E I N S U L AT I O N I N S TA L L E R S H A L L P O ST I N A C O N S P I C U O U S
L O C AT I O N I N T H E B U I L D I N G A C E RT I F I C AT E S I G N E D B Y T H E I N STA L L E R A N D T H E B U I L D ER
S TAT I N G T H AT T H E I N S TA L L AT I O N C ON F O R M S W I T H T H E R E Q U IR E M E N T S OF T I T L E 24, PA RT 2,
C H AP T E R 2 53, A N D T H E M AT ER I A L S I N S TA L L E D C O N F O R M W I T H T H E R E Q U I R E M E N T S O F T I T L E 24,
C H AP T E R 2, S U B C H AP T E R 2, A RT. 3. T H E C E RT I F IC AT E S H A L L S TAT E T H E M A N U FA C T U R E R 'S N A M E
A N D M AT E R IA L S IN S TA L L E D 'R ' VA L U E, A N D (IN A PP L I C AT I O N S O F L O O S E F I L L I N S U L AT I O N), T H E
M IN I M U M IN S TA L L E D W E IG H T P E R S Q U AR E F O O T C O N S IS T E N T W I T H T H E M A N U FAC T U R E R'S
L A B E L E D D E N SI T Y F O R T H E D E S I R E D 'R ' VA L U E. S E C T I O N 1403(d) T I T L E 24, C A L C .
B U I L D E R S H A L L P R O V I D E T H E O R I G I N A L O C C U PA N T WI T H A L I S T O F T H E H E AT IN G, C O O L I N G,
WAT E R H E AT I N G A N D L IG H T I N G SY ST E M S A N D C O N S E R VAT I O N O R S O L A R D E V I C ES I N STA L L E D I N
T H E B U IL D I N G A N D I N S T R U C T I O N S ON H O W TO U S E T H E M E F F I C I E N T LY. SE C. 1403(e) T I T L E 24,
C A L C S.
G E N E R A L N OT E S:
1. A L L W O R K SH A L L B E D O N E I N A C C O R D A N C E W I T H L O C A L C I T Y, C O U N T Y A N D S TAT E
S TA N D A R D S, A N D S E C T I O N S O F C B C, C R C, C A L I F O R N I A EN E R G Y C O D E, C P C, C E C, I N T H E
E V E N T O F C O N F L I C T, T H E H I G H E R S TA N D A R D S A N D S P EC IF I C AT I O N S S H A L L P R E VA I L.
2 IT I S T H E R ES P O N S I B I L I T Y O F T H E C O N T R A C T O R TO V E R I F Y H O R I Z O N TA L A N D V E RT I C A L
L O C AT IO N S O F A L L EX IS T I N G U T I L I T I E S P R I O R TO C O M M E N C I N G W O R K. T H E D E SI G N ER
A S S U M E S N O R E S P O N S I B I L I T Y F O R L O C AT I O N O F E X I S T I N G U T I L I T IE S S H O W N O R N O T
S H O W N O N P L AN S.
3. E L E VAT I ON S A N D D IS TA N C E S S H O W N O N P L AN S A R E A P P R O X I M AT E A N D M AY VA R I ES . I T
S H A L L B E T H E C O N T R A C T O R R E S P O N SI B IL IT I E S T O VE R I F Y S U C H E L E VAT I O N S A N D
D IS TA N C ES I N T H E F I E L D F O R A N Y D I S C R E PA N C I E S.
4. P R I O R T O C O M M E N C I N G W O R K, A L L N E C E SS A RY B U I L D IN G, P L U M IN G , E L E C T R I C A L
P E R M I T S S H AL L B E O B TA I N E D F R O M T H E A P P R O V E D A G E N C Y B Y T H E O W N E R /
C ON T R A C TO R AT H I S C O S T.
5. T H E C O N T R A C TOR SH A L L C O O R D I N AT E A L L W O R K W I T H O T H ER S U B C O N T R A C TO R S, P G&E,
PA C IF I C B E L L A N D O T H E R PA RT I C I PA N T E N T I T I E S.
6. F I EL D V E R I F Y A L L W OR K A N D D IM EN S I O N S P R I O R TO C O N ST R U C T I O N.
7. U S E 2X4 S T U D S @ 16" O.C . D F#2. A N D AN E X T R A S T U D U N D E R T R U S S.
8. F I N G E R J O I N T E D ST U D S I N S T R U C T U R A L WA L L S (B E A R I N G O R S H E A R) S H A L L B E
A P P R O V E D A N D A R E N O T AL L O W ED AT H O L D O W N L O C AT I O N S.
9. A L L S L I D I N G G L A S S D O O R S, S H O WE R D O O R S A N D T U B E N C L O S U R E S S H AL L B E
T E M P E R ED G L A S S A N D L A BE L E D SA F ET Y G L A Z IN G . A L L W I N D O W S S H A L L M E E T T H E
M I N I M U M S TA N D A R D A S E S TA B L I S H E D B Y T H E C B C.
10. P R O V I D E A N E X H A U S T FAN C A PA B L E O F P R O V I D I N G 75 C F M T O R E S T R O O M S.
11. F L A S H A L L E X T E R I O R O P EN I N G S W/G.I. O R A L U M I N U M O N K R A F T PA P E R OR 15# F E LT, S O A S
TO B E T O TA L LY WAT ER P R O O F A S P ER C B C 1402.
12. P R O VI D E S M O K E D E T E C TO R S AT A L L B E D R O O M S & H A L LWAYS AS R E Q U I R ED (M I N. 3' F R O M
A C R E T U R N/V E N T S).
13. N A I L I N G S H A L L M E E T R E Q U IR E M E N T S O F C B C TAB L E 2304.9.1.BHATNAGAR RESIDENCE20201 Cherry Lane, Saratoga, CA 95070APN: 386.54.045(N) WALLS
(E) WALLS
TO BE REMOVED
(N) CRAWL SPACE
6X12 VENTS
(4-MINIMUM)
(E) WALLS
TO REMAIN
(N) 279-SF
ADDITION
103-SF KITCHEN
TO BE REMODELED PROPOSED PLANAND NOTESDESIGNREMODELVALLEY HOME BUILDERSSanta Clara, CA 95054TELL: (408) 248-8000 Fax: (408) 248-80053466 Edward AvenueBUILD7/15/2014
A-3SHEET TITLE:PROJECT DESCRIPTION:NO.DATEBYDATE:jf cONSULTING21060 Homestead Road, #212Cupertino, CA 950144085128400 -jfplans@gmail.comDESCRIPTIONDRAWINGS PROVIDED BY:SCALE:
SH EET:PROPOSED FLOOR PLANDETAILS & NOTESA-3
REMODELBUILDDESIGNVALLEY HOME BUILDERS1850 WARBURTON AVE, SUITE 103SANTA CLARA, CA 95050TELL: (408) 248-8000 Fax: (408) 248-8005A-2
Wall Section Detail
(Insulation)
NOTE:
EXT ERI OR LANDING AT THE EXT ERI OR DOOR SHALL BE MAXIMUM 7-3/4" BELLOW T HE
TOP OF THE THRESHOLD, PROVI DED THE DOOR DOES NOT SWING OVER THE LANDING
OR FLOOR. I F T HE DOOR SWINGS OUT (OVER THE LANDI NG) THE CHANGE IN
ELEVATION IS LI MI TED TO 1-1/2" MAXI MUM. CRC311.3.1
Wall Detail Section
P R O P O S E D U P P E R F L O O R P L A N
1/4" = 1'- 0"
6"
15
16070
3068
4040
083008304230
1220
2030
8040
2030
2050
6067
2050
6030
3020
6067
6030
6030
3068
16070
4036
3068
7040
(N) 58" THK. OSB (N) RIDGE BOARD(N) ROOF TO (E) ROOF CONNECTIONN.T.S.(N) ROOF RAFTERE.N.(N) 38" THK. OSB(N) SILL ?E.N.SHAPED SHIM BLKGE.N.DEMOLISH(E) EAVE(E) PLYWOODA35 @24" O.C.(N) 2X4 @ 16" O.C.(E) PLYWOOD(E) ROOFRAFTER16d @ 4" O.C.E.N.(N)/(E) 2X BLKGA35 @ 24" O.C.DETAIL "A"CLG JSTS PERPLAN W/ 4-16dCOMMON NAILS EA. END.PER PLANBWPE.N.B.N.PLYWD SHTH'GPER PLANPER PLANRAFTERSDETAIL "B"2X6 CEILING JOISTS@ 24" O.C. AS PERT2308.10.2RIDGE BDPER PLANPER PLANSIMPSON SLOPEDPLYWD SHTH'GSIMPSON ST2115RAFTERSPER PLAN@ 32" o.c.U-HANGER W /1 6 D @ 6 " O .C .16d @ 6" o.c.PLYWD SHTH'GPER PLANRAFTERTOE NAILED PER PLANB.N.2x FLAT2x BLK'G (TYP.)ROOF SHTH'G
EXTERIOR SIDING OVER
FELT-BACKED WIRE LATH (TYP.)
2-LAYER OF GRADE "D" PAPER
UNDER SIDING PER CBC 2512
(TYP.)
COLOR TO MATCH EXISTING
2x4 D.F. Std & Btr. Plate
5/8" CDX Plywood Shear
Sub-Siding
5/8" CDX Plywood Roof Sheathing
O.S.B Acceptable
2x4 D.F. Std & Btr. Studs @ 16" O.C.
2x OR 3x D.F. P.T. Mudsill
See Foundation details
Foundation Vent @ 8'
S T R A P W / C M S T C O N T.O P E N I N GSHEAR WA L LPANELS P E RPLAN.GENERAL NOTES E N T I R E L E N G T H O F WA L L .S H E A R WA L L D E TA I LCALIFORNIA FILL FRAMINGNOTE:1. TYPICAL DOORS - 138" THK. ENTRY DR.134" THK.2. ALL LIVING SPACE ACCESS DOOR TOHAVE STL. STRIKE PLATES W/ #8X2" SCREWS& 1" THROW DEAD BOLTS.3. ALL DOORS SHALL BE PAINTED W/ ALLEDGES CLEARANCE TO FIT & PAINTED.4. PROPANE LOG LIGHTERS ARE NOTALLOWED.HEADER SCHEDULEAT INTERIOR BEARING WALLS FOR 36 FT BUILDING.0'-0"TO2'-5"2-2X4 HDR.2'-6"TO3'-6"2-2X6 HDR.3'-7"TO4'-5"2-2X8 HDR.4'-6"TO5'-5"2-2X10 HDR.5'-6"TO6'-3"2-2X12 HDR.ADDITIONAL SIZES AND VARIATIONS AVAILABLE ONCBC TABLE 2308.9.6. ALL HEADERS TO BE GRADEDF#2 OR BETTER FOR ALL BEARING ANDNONBEARING PARTITIONS.1.UNLESS OTHERWISE SPECIFIED IN THE PLANS, ALL HORIZONTAL LUMBER TO BE DOUGLASFIR #2 OR BETTER ALL VERTICAL LUMBER TO BE STANDARD CONSTRUCTION GRADE ORBETTER, ALL LUMBER SHALL BE LEGIBLY GRADE STAMPED. ALL WOOD IN CONTACT WITHCONCRETE TO BE PRESSURE TREATED DOUGLAS FIR OR FOUNDATION GRADE REDWOOD.2.UNLESS OTHERWISE SPECIFIED IN THE PLANS, HEADERS TO BE PER HEADER SCHEDULE, ORAT LEAST MINIMUM 4"XI2" DF#2 OVER EXTERIOR OPENINGS.3.PLYWOOD ROOF SHEATHING SHALL BE STANDARD GRADE OR STANDARD WITH EXTERIORGLUE. PLYWOOD SHEATHING AT OVERHANGS OR OTHERWISE EXPOSED TO THE WEATHERSHALL BE CC EXTERIOR APA GRADE OR BETTER. SEE NAILING SCHEDULE FOR PLYWOODFASTENING. ALL PLYWOOD USED FOR FLOORING TO ALSO BE GLUED TO EACH FLOOR JOISTBELOW CONTINUOUSLY, UNLESS OTHERWISE NOTED, PLYWOOD SHALL BE INSTALLEDPERPENDICULAR TO THE MEMBER IT COVERS.4.UNLESS OTHERWISE SPECIFIED, ALL WALL FRAMING TO INCLUDE MINIMUM 2"X SOLE PLATETO 2"X STUDS AT 16" O.C. TO DOUBLE 2"X TOP PLATE. LAP TOP PLATE AT 4'-O" O.C. WITH 8-I6dEACH LEG. IF STUD LENGTH EXCEEDS 8', FIREBLOCKING REQUIRED. INSTALL 1"X6" LATERAL,LET-IN BRACING, ONE PIECE FOR EVERY 25 LINEAL FT. OF EXTERIOR WALL OR PORTIONTHEREOF, WHERE THE ANGLE TO THE HORIZ. IS NOT LESS THAN 45 DEGREES. USE SINGLETRIMMER AND KINGSTUD UP TO ROUGH OPENINGS OF 6'-l", AND USE DOUBLE TRIMMER FOROPENINGS FROM 6'-2" TO 10'-l", AND ADD DOUBLE KINGSTUD FOR OPENINGS LARGER THAN10'-1".5.CUTTING AND NOTCHING OF RAFTERS, JOISTS AND BEAMS SHALL BE LIMITED TO THE OUTER1/3 AT EACH END, AND SHALL NOT EXCEED 1/5 OF THE DEPTH OF THE MEMBER UNLESS THEMEMBER HAS BEEN OVERSIZED FOR IT. BORING OF RAFTERS, JOISTS AND BEAMS SHALL BELIMITED TO THE MIDDLE 1/2 OF THE MEMBER, AND SHALL NOT EXCEED 1/4 OF DEPTH OF THEMEMBER NOR CLOSER THAN 2" FROM THE TOP OR BOTTOM EDGE UNLESS THE MEMBER HASBEEN OVERSIZED FOR IT. BORING IN PLATES AND STUDS SHALL BE LIMITED TO 1-1/4" FOR2"X4" NOT CLOSER THAN \M+2BE22 TO EDGE AND 1-3/4" FOR 2"X6" NOT CLOSER THAN 1" TOEDGE.6.LAP AND FACE NAIL WHERE POSSIBLE ALL JOISTS OVER FULL BEARING OF PARTITION OF ATLEAST 12", WHERE CEILING JOISTS ARE PARALLEL TO ROOF RAFTERS, COLLAR TIES MAY BEOMITTED IF JOISTS PROVIDE TYING OF RAFTERS AT PLATE. OTHERWISE, RAFTERS WILLHAVE MINIMUM 1"X6" COLLAR TIES AT 48" O.C. USE 2"X PURLINS OF THE SAME WIDTH AS THERAFTERS THEY SUPPORT WHEREVER POSSIBLE WITH 2"X4" DIAGONAL BRACING NOT LOWERTHAN 45 DEGREES FROM HORIZ. AT 48" O.C. BLOCK OR BRIDGE RAFTERS AT 10'-0" O.C. ANDJOISTS AT 8'-O" O.C. INSTALL DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS. INSTALLDOUBLE RAFTERS UNDER ALL MECHANICAL HVAC UNITS.7.FLASH AND COUNTERFLASH AT ALL ROOF TO VERTICAL WALL INTERSECTIONS.8.INSTALL CONTINUOUS STUDS IN OUTER WALLS FROM SOLE PLATE AT FLOOR TO A DOUBLETOP PLATE LOCATED DIRECTLY UNDER AND ATTACHED TO THE BOTTOM CHORD OF THETRUSS.2X STUDS AS PER PLAN2X STUDS AS PER PLANPOST PER PLANSW/ 2X TRIMMERSSTUDS @ BOTHSIDES PROVIDE16d @ 16" O.C.STITCH NAILINGPROVIDE A34 OR A35 CLIPWHERE 2X TRIMMER STUDS ARE NOT USEDPOST IN WALL(2) 16d FACE NAILDOUBLETOP PLATESDOUBLETOP PLATES(2) FACE NAILINTERMEDIATECORNERPLATE CONNECTIONSWALL STUDSDOUBLE 2XTOP PLATE(3) 16d @ LAPSPLICES(3) 8d TOE-NAILFROM BOTH SIDES2X BLOCKING@ JOIST ENDS2X CEILING/FLOOR JOISTS12"LAP SPLICE1. ROOFING MATERIALS:TILE ROOFING OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" CDX PLYWOOD SHEATING OR7/16" OSB. NAILED WITH 8d NAILS AT 6:12.2 ROOF FRAMING:2X6 RAFTERS @ 24" O.C. AND 2X6 JOISTS AT 24" O.C. (2X6 CEILING JOISTS AT 12" O.C. OVERGREAT ROOM)3. PROVIDE 2X6 BLOCKING AT ENDS OF RAFTERS AND AT ALL WALLS.4. USE SIMPSON TC24 CLIPS AT ONE END OF EACH SCISSORS TRUSS OF SLOPED RAFTER TOALLOW FOR LATERAL DISPLACEMENT.5. PROVIDE MIN. 22"X30" ATTIC ACCESS. PROVIDE ONE ACCESS WITHIN 25'-0" OF ALLACCESSIBLE ATTIC AREAS OR HATCHES WITHIN 50'-0" OF EACH ACCESS HATCH.6. ATTIC ACCESS HATCHES SHALL BE WEATHERSTRIPPED.7. PROVIDE INSULATION EQUAL TO THAT INSTALLED IN THE ATTIC SPACE ON THE BACK SIDE OFACCESS HATCH(ES).8. PROVIDE 2X6 OUTRIGGERS OR OUTLOOKERS AT 24" O.C.. AT LATERAL VALLEYS FROMDOUBLE 2X6 RAFTER TO SLEEPER AT RIDE FRAMED MEMBERS.9. PROVIDE FULL HEIGHT, CONTINUOUS STUDS TO BOTTOM CHORD OF RAFTERS AT ALLBEARING WALLS. (PONY WALLS FRAMING AT RAISED FLOORING OVER SLAB)10. PROVIDE 2X4 CONTINUOUS LATERAL BRACING AT 10'-0" O.C.. COMPLY WITH ALL SPECIALBRACING REQUIREMENTS AS SPECIFIED IN THE TRUSS MANUFACTURERS CALCULATIONS ANDDRAWINGS.11. LUMBER GRADE: PROVIDE DF#2 OR BETTER.13. PLYWOOD SHEATHING SHALL RUN UNDERNEATH ALL FILL FRAMED AREAS.14. PROVIDE MIN. 22"X30" ACCESS TO ATTIC AREAS WITHIN THE FILL FRAMED AREAS.15. PROVIDE SHAPED BLOCKS WHEN FLAT NAILING SURFACE IS NOT PROVIDED.17. SHEAR WALLS SHALL EXTEND TO THE ROOF SHEATHING.18. PROVIDE BLOCKING BETWEEN RAFTERS AT THE BEARING POINTS WHERE THE TOP ANDBOTTOM CHORDS DO NOT MEET.20. PROVIDE DIRECT STUD BEARING BELOW EACH RAFTER WITH A REACTION LOAD GREATERTHAN 1200 LBS.21. FIRE BLOCKING AND DRAFT STOPS SHALL BE INSTALLED AS PER CBC SEC 708.a) AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACESSUCH AS OCCUR IN SOFFITS, DROP CEILING AND COVE CEILING.b) IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES, AND SIMILAROPENINGS WHICH ALLOW PASSAGE FOR FIRE AT CEILING AND FLOOR LEVELS WITH NON-COMBUSTIBLE MATERIALS.c) SEAL ALL DUCT AND PIPE PENETRATION THROUGH THE GARAGE FIRE WALL WITH ANAPPROVED NON-COMBUSTABLE MATERIAL.APPLIES TO TWO STORY STRUCTURES ONLY:d) IN CONCEALED SPACES IN STUD WALLS AND PARTITIONS AT THE CEILING AND FLOOR LEVELSAND THE 10 FT INTERVALS BOTH HORIZONTAL AND VERTICAL.e) IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUNOF THE STAIRS IF THE WALLS UNDER THE STAIRS ARE UNFINISHED.22. PROVIDE 1/8" GAP AT ALL PANEL EDGES.23. RAFTERS SHALL BE CONNECTED TO THE TOP PLATE W/ SIMPSON H-1 OR H-2.5 RAFTERCONNECTORS OR AS PER DETAILED. INSTALL SIMPSON H-1 OR H-2.5 CLIPS @ ALL INTERIORBEARING WALLS.24. PROVIDE SOLID BLOCKING AT TRUSS BEARING POINTS. BLOCKING IS REQUIRED AT THE TOPAND BOTTOM CHORDS OF CHOPPED TRUSSES. OR AT INTERIOR BEARING POINTS, CROSSBEARING IS REQUIRED AT BOTH ENDS AND AT 20' INTERVALS.FRAMING NOTESBEAM PER PLANTOP PLATESPROVIDE ST6224 STRAP @DISCONTINUE TOP PLATETURNED DOUBLE STUD W/16d @ 16" O.C. OR POSTPER PLANS WHENSPECIFIEDTRIMMED STUD W/ (4) 16d(BOTH SIDES) TO BEAMSEE FOUNDATION PLAN FORANCHOR BOLT SPACING3 STUD MIN.PER CORNERTYPICAL ANCHOR BOLTPLACEMENT @ MAX. 12"FROM ENDS AND SPLICESBEAM POCKETCORNER DETAIL #1SEE FOUNDATION PLANFOR ANCHOR BOLT SPACINGTYPICAL ANCHOR BOLTPLACEMENT @ MAX. 12"FROM ENDS AND SPLICESCORNER DETAIL #2
HTT16 5/8" 18-16d 1 3/4" 12"
3-16d @ 16"
(N) 2x LEDGER W/
(N) 2X8 FLR JSTS AT 16" O.C.
(E) FLR JSTS PER PLAN
B.N.
EMB. FTG MIN. 18"
INTO NATURAL SOIL
5/8" DIA. ANCHOR BOLT @ PIERS w/ MIN.
7" EMBED. @ 4'0" and 12" FROM EA. END
PROVIDE 3"X3"X.229 WASHER.
CONC. FOOTING W/ 1-#4 T.&B.
2 BOLT # 1 TOP
HD6A 7/8" 2- 7/8" 1 3/4" 24"
HOLD DOWN ANCHOR DIA. STUD BOLTS EDGE DISTANCE
PHD2/HD2A 5/8" 2- 5/8" 1 3/4" 12"
PHD5/HD5A 5/8" 2- 3/4" 1 3/4" 16"
2x4 PRESSURE TREATED DOUGLAS FIR
SIMPSON SSTB ANCHOR BOLT PER
TABLE W/ SIMPSON CNW COUPLER
16d PER SHEARWALL SCHEDULE
A35 PER SHEARWALL
HTT22 5/8" 32-16d 1 3/4" 24"
HD8A 7/8" 3- 7/8" 1 3/4" 24"
BWP HDA HOLDOWN
(E) FOOTING DETAIL
FOOTING HOLDOWN DETAIL
ANCHOR
ALL-THREAD
PER PLAN
SIMPSON HDA
PER PLAN
BWP DBL STUD OR 4x POST
INTERIOR FINISH
BWP
PER PLANS
EN
BN
EN
SCHEDULE
PER PLAN
FLOOR SHEATHING
2x FLOOR JOISTS PER PLAN
(E) CONC. FOOTING
PER PLAN
FLR SHTH'GEXIST'G NEW
EN
(N) FOOTING DETAIL
MAIN BEAM PER PLANST2215 STRAP@ OUTER CORNERPOST SIZE PER PLAN W/BCCAP TO MAINBEAMCORNER POST
R-19 Floor Insulation
R-13 Wall Insulation
Per the mandatory
measures of the
2010 Energy Codes
3/4" PTS T & G Plywood
Subflooring Nailed
Flooring
R-30 Ceiling Insulation
40 year ac shingles
complete home to be re-roofed
7/8" (3) COAT STUCCO OVER
FELT-BACKED WIRE LATH (TYP.)
2-LAYER OF GRADE "D" PAPER
UNDER STUCCO PER CBC 2512
(TYP.)
3 1/2" Crown Molding
2x4 D.F. Std & Btr. Fire Block
2x4 D.F. Std & Btr. Plate
1/2" Sheetrock
5/8" CDX Plywood Shear
Sub-Siding
5/8" CDX Plywood Roof Sheathing
O.S.B Acceptable
1x8 Fascia
2x4 D.F. Std & Btr. Studs @ 16" O.C.
2x6 D.F. P.T. Mudsill
Roof Rafters
Ceiling Joists
2x8 D.F. Std & Btr.
Floor Joists @ 16" O.C
Zee Structural
See Foundation details
Moisture Barrier
Crawl Space
18" Min.
Grade
Foundation Vent @ 8'
Fascia Gutter
Grade
Moisture Barrier
1/2" Sheetrock
SECONDARY BEAMPER PLANHUC HANGER(CONCEALED FLANGE
EN
CONVENTIONAL CONSTRUCTIONBRACED WALL DETAILSEDGE NAIL 8d COMMON@ 6" O.C., (IF 12" PLYWD. IS USED,10d NAILS IS RECOMMENDED)SOLID BLOCKING AND EDGE NAIL ALLEDGES IF HIRIZ. SEAM OCCURS(APPLIES TO ALL BRACEDPANELS ANDALTERNATE BRACED PANELS)FIELD NAIL 8d COMMON @ 12" O.C.MINIMUM 38" STRUCTURAL WOODPANEL SEATHINGANCHOR BOLTS W/ WASHER PLATES(SEE FOUNDATION DETAIL)SUPPORT ON FOUNDATIO PER SEC.1806, OR FLOOR W/ 3-NAILS PER EA.16" TO DBL JOIST BELOWNOTE:SIMMILAR SEATHING AND NAILING ALLEXTERIOR WALLS WHEN BRACEDWALL PANELS ARE NOT SPECIFIED.TOTAL LENGTH OF PANELS IN EA. 25'OF BRACED WALL LINE MUST ADD UPTO 12'-0" FOR 1 STORY OR 21'-4 FOR1ST STORY OF 2-STORY PER TABLE1208.12.4 U.O.N.(DBL SIDDED COUNT FOR TWICE THELENGTH)2X4 DF#2 STUDS @ 16" O.C.10'-0" MAX.*4'-0" MIN.*FOR 10' HIGH WALL,MIN. LENGTH = 5'-0"(TABLE 1208.12.4,REQUIRES BRACEDPANELS TO BE 2:1MAX VERT TOHORIZ.)TYPICAL BRACED PANEL (TYPE 3 - WOOD STRUCTURAL SHEATHING)EDGE NAIL 8d COMMON@ 6" O.C., (IF 12" PLYWD. IS USED,10d NAILS IR RECOMMENDED)FIELD NAIL 8d COMMON @ 12" O.C.MINIMUM 38"STRUCTURAL WOODPANEL SHEATHING(BOTH SIDES OF WALL FOR2 - STORY)2 ANCHOR BOLTS FOR1-STORY @ 14 POINTS,3 ANCHOR BOLTS FOR2-STORY @ 14 POINTS, (SEE DETAILS)DOUBLE STUDSMIN.AT HOLDOWN.VERIFY W/ MFR.PROVIDE HOLDOWN AT EACH END OF PANEL,1,800 # MIN. UPLIFTCAPACITY FOR 1-STORY,OR 3,000 # FOR 2-STORY(SEE NOTES AND FLOORPLAN)VERIFY HOLDOW TYPE AND LOCATION ON FOUNDATIONPLAN. (OTHERWHIZE USE PHD5W/ SSTB A.B. W/ 7" MIN.EMBEDMENT)ALTERNATE BRACEDWALL PANEL AS PERSEC 2308.9.3.2 TIPICALLYUSED ADJACENT TODOOR OR WINDOWPROVIDEHOLDOWN ATEACH END OFPANEL, 1,800 # MIN.UPLIFT CAPACITYFOR 1-STORY, OR3,000 # FOR 2-STORY (SEENOTES AND FLOORPLAN)10'-0" MAX.2'-8" MIN.UP TO 3'-11"ALTERNATIVE BRACED PANELTYPICAL HOLDOWN DEVICEDETAIL "C"
Match
Existing
R O O F I N G M AT E R I A L
S H E AT H I N G
S E E S T R U C T U R A L
N A I L I N G S E E S -5
2 X 10 R A F T E R S
@ 16" O .C .
S E E S -4
3-16d @ 16"
HTT16 5/8" 18-16d 1 3/4" 12"
(E) FLR JSTS PER PLAN
(N) 2X8 FLR JSTS AT 16" O.C.
(N) 2x LEDGER W/
EMB. FTG MIN. 12"
INTO NATURAL SOIL
B.N.
HD6A 7/8" 2- 7/8" 1 3/4" 24"
8" THICK
CONC. FOOTING W/ #4 T.&B.
5/8" DIA. ANCHOR BOLT @ PIERS w/ MIN.
7" EMBED. @ 4'0" and 12" FROM EA. END
PROVIDE 3"X3"X.229 WASHER.
PHD5/HD5A 5/8" 2- 3/4" 1 3/4" 16"
PHD2/HD2A 5/8" 2- 5/8" 1 3/4" 12"
HOLD DOWN ANCHOR DIA. STUD BOLTS EDGE DISTANCE
A35 PER SHEARWALL
16d PER SHEARWALL SCHEDULE
TABLE W/ SIMPSON CNW COUPLER
SIMPSON SSTB ANCHOR BOLT PER
2x4 PRESSURE TREATED DOUGLAS FIR
HD8A 7/8" 3- 7/8" 1 3/4" 24"
HTT22 5/8" 32-16d 1 3/4" 24"
FOOTING HOLDOWN DETAIL
(E) FOOTING DETAIL
BWP HDA HOLDOWN
PER PLAN
ALL-THREAD
ANCHOR
BWP
PER PLAN
SIMPSON HDA
DBL STUD OR 4x POST
PER PLANS
BWP
INTERIOR FINISH
BN
EN
EN
SCHEDULE
FLOOR SHEATHING
PER PLAN
2x FLOOR JOISTS PER PLAN
(E) CONC. FOOTING
FLR SHTH'G
PER PLAN
EXIST'GNEW
EN
(N) FOOTING DETAIL
EN
NO EAVE VE N T S
2X EXTERIOR G R A D E
T.&G. START E R B O A R D
EXPOSED R A F T E R TA I L S
4X6 MINIMUM S I Z E
METAL DRIP E D G E
FASCIA WHE R U S E D
3X6 MINIMUM
EXTERIOR S I D D I N G
OUTSIDE OF T H E 5'
MINIMUM DI S TA C E
Match Existing Elev.
8" Min
8" M in SUPERIORConstruction @ Remodeling1400 Coleman Avenue #A21, Santa Clara, CA. 818.919.3200ADDITION SPECIALIST2915 Maclntyre DR. #104San Jose, CA 951364085128400 - Lic# 896912Wall Detail Section BHATNAGAR RESIDENCE20201 Cherry Lane, Saratoga, CA 95070APN: 386.54.045NOTE:
New roof shingles and
exterior stucco to match
existing in texture and
color.
EXISTING FRONT ELEVATION
1/4" = 1'- 0"
ELEVATIONS NOTES:
1.PROVIDE BITHUTHENE OR SIMILAR RUBBERIZED ASPHALT FLASHING WITHIN THE LATH
ASSEMBLY OF ALL HORIZONTAL UPSIDE STUCCO SURFACES AND PROJECTIONS.
2.PROVIDE AN ANTI-PONDING DEVICE AT BOTTOM COURSE OF THE TILE ROOF IF A RAISED
FASCIA BOARD IS USED.
3.PROVIDE TWO LAYERS OF TYPE "D" UNDERLAYMENT AT STUCCO WALLS WHERE THE
STUCCO IS APPLIED OVER PLYWOOD SHEATHING.
4.NO EAVE VENTS ARE ALLOWED WHERE SHEAR TRANSFER IS REQUIRED AT FRIEZE BLOCK.
5.PROVIDE GALVANIZED STEEL METAL FLASHING AND COUNTER FLASHING AT ALL ROOF TO
WALL AND CHIMNEY INTERSECTIONS AS PER CBC 1503.2. ALSO PROVIDE STEPPED FLASHING
WHERE THE SLOPED ROOF ABUTS THE WALL.
6.PROVIDE HIGH RIBBED METAL LATH AT ALL
HORIZONTAL STUCCO SURFACES.
PROPOSED FRONT ELEVATION
1/4" = 1'- 0"
(N) VENTS
(N) FRONT DOOR
(N) 16-F T GARAGE DOOR
STYLE TO BE DETER MI NED
(N) COMP SHINGLES
TO MATCH EXISTING
ON STYLE & C OLOR
(N) VERTICAL PANELING
TO MATCH EXISTING
IN STYLE & COLORPROPOSED ROOFPLAN AND NOTES(N) VERTICAL PANELI NG
TO MATC H EXI STI NG
I N STYLE & COLOR
(N) COMP SHI N GLES
TO MATCH EXISTI NG
ON STYLE & COLOR
F L O OR PLAN NO T E S:
ALL WINDOWS SHALL BE DUAL PANE UNLESS OTHERWISE NOTED. S.G.W. =
HORIZONTAL SLIDING GLASS WINDOW. S.H.W, = VERTICAL SLIDING SINGLE
HUNG WINDOW. FXD. GLS. = FIXED GLASS. STD. GLS. = STAINED GLASS. PR.
DR; = FRENCH DOOR-. S.G.D. = SLIDING TEMP. GLASS DOOR. ALUM. THRES. =
ALUMINUM THRESHOLD.
ALL EXTERIOR DOORS LEADING TO HOUSE SHALL HAVE ALUMINUM
THRESHOLD AND FULLY WEATHERSTRIPED.
ALL ROOMS WITH FIXED GLASS WINDOWS TO HAVE A MIN. OF 5 AIR CHANGES
PER HR.
ALL EXHAUST FANS TO HAVE DAMPERS.
SAFETY GLASS TO BE PROVIDED FOR DOORS AND WINDOWS ADJACENT TO
OPENINGS. ALL WINDOWS IN BATHS, AND IN WINDOWS WHERE EXPOSED
BOTTOM EDGE OF GLAZING IS LESS THAN 18" ABOVE FLOOR.
CONTRACTOR TO PROVIDE CERTIFICATE OF COMPLIANCE FOR INSULATION
AS PER TITLE 24 OR BETTER OR R-13 WALL, R-19 FLOOR AND R-30 CEILING,
OR BETTER.
WATER METER MUST BE INSTALLED PRIOR TO FINAL INSPECTION AND MUST
NOT BE LOCATED IN DRIVE OR APPROACH WHERE REQUIRED.
ALL WEATHER STRIPPING, CAULKING, AND SEALING OF EXTERIOR DOORS,
WINDO WS, AND BLDG. ENVELOPE OPENINGS, AS REQUIRED BY THE C.B.C.
SHALL BE SUBJECT TO FIELD INSPECTION.
ALL MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND
LABELED.
NAILING SPECIFIED WITHIN THE STRUCTURE CALCULATIONS AND DETAILS
SHALL BE DONE USING COMMON NAILS. PROVIDE I.C.B.O. APPROVAL PRIOR
TO THE INSTALLATION OF AN ALTERNATE FASTENER.
STORAGE TYPE WATER HEATERS SHALL BE EXTERNALLY WRAPPED WITH
INSULATION HAVING AN INSTALLED THERMAL RESISTANCE OF R-12 OR
GREATER.
PIPING IN UNCONDITIONED SPACE LEADING TO AND FROM WATER HEATERS
SHALL BE INSULATED WITH AN INSTALLED THERMAL RESISTANCE OF R-3 OR
GREATER FOR FIVE FEET OF PIPE CLOSEST TO THE WATER HEATER, OR
WHATEVER SHORTER LENGTH IS IN UNCONDITIONED SPACES.
DEPT MARKERS SHALL BE PROVIDED IN ATTIC SPACES WHERE
PNEUMATICALLY PLACED (BLOWN) INSULATION IS TO BE INSTALLED. A
SUFFICIENT NUMBER OF MARKERS SHALL BE INSTALLED IN ORDER THAT AN
INSPECTOR CAN REASONABLY SUBSTANTIATE INSULATION DEPTH FROM THE
ATTIC ACCESS OPENING WITHOUT CRAWLING IN THE ATTIC.
MARKERS SHALL BE PLACED WITH THE BOTTOMS EVEN WITH THE BOTTOM
OF CEILING JOISTS. THEY SHALL BE OF A REASONABLY SUBSTANTIAL
MATERIAL (SUCH AS HEAVY-GAUGE CARDBOARD OR WOOD) TO PREVENT
BENDING OR DISLODGMENT DURING PLACEMENT OF INSULATION.
MARKERS SHALL BE TRI-COLORED AS FOLLOWS:
A)BO T TO M O F M AR K E R T O + 6" - BL U E
B)F R O M -f 6" TO 9"- R E D
C)F R O M + 9" T O 12"- W H IT E
M A R K E R S S H A L L B E IN P L A C E AT T H E T I M E O F T H E F R A M IN G I N SP EC T IO N .
AL L (N E W) WAT E R C L O SE T S TO BE L O W FL O W 1.6 G A L M A X. P E R F L U S H .
AL L S H E A R WA L L S TO R O O F U N L ES S N O T E D O T H E R W I SE.
A L L H O S E B IB B S I N S TA LL ED S H A L L B E P R O T E C T E D BY A N A P P R O V E D N O N-
R E M O VA B L E T YP E BA C K F L O W P R E V E N T I O N D EV IC E.
PR O V ID E A D D R E S S P O S T E D AT J O B S IT E PR I O R T O C O N S T R U C T IO N.
D RYE R VE N T S H A LL N O T EX C E E D A C O M B I N E D VE R T IC A L A N D H O R IZ O N TA L
L E N G T H O F 14' I N C L U D I N G T W O 90%d D E G R E E E L B O W S.
LO C AT E A N D EX PO S E A L L P R O P E R T Y C O R N ER S & ST R IN G T H E S ID E YA R D
P R O P ERT Y L I N ES P R I O R T O F O U N D AT I O N I N S PE C T I O N.
WAT E R H E AT ER S H A L L B E P R O V I D ED W IT H A T E MP. AN D P R E SS U R E R E L IE F
VA LV E H AV I N G A F U L L S I Z ED C O PP ER D R A IN TO O U T S I D E O F B U I L D I N G,
(existing to remain)
M A N U FAC T U R E R 'S C ERT I F IC AT IO N O F G L U -L A M B EA M S M U S T B E P R O P E R LY
ID E N T I F IE D FO R T H E L O C AT I O N & T H E SP EC IF I C J O B T O B E P R O V I D ED
B E F O R E F R A M I N G I N S P E C T I O N.
B AT H R O O MS, WAT E R C L O S E T C O M PA R T M E N T S, L A U N D R Y R O O M S, ET C.,
S H A L L BE P R O V I D E D W I T H N AT U R A L V E N T I L AT IO N BY M EA N S O F O P EN A B L E
E X T E R IO R O PE N I N G S W/A N A R E A O F N O T L E S S T H A N 1/20 O F T H E F L O O R
A R E A W /M I N. O F 1-1/2 S Q.F T. O R 5 AI R C H A N G E S PE R H O U R.
WA L L SU R FA C E B E H IN D C E R AM IC T IL E O R O T H E R F IN. WA LL M AT ER IA L S
S U B J E C T T O WAT E R S P L A S H S H A L L BE C O N ST R U C T E D O F M AT E R I A L S N O T
A D V E R SE LY A F F E C T ED BY WAT E R . (A P P R O VE D W R G Y P. B D. I N STA L L ED
A C C. TO C.B.C 4712.)
A S PE R C.B.C. S TA N D AR D 412 P R O V I D E:
1)PE EP H O L E O R V I SI O N PA N E L
2)ST E E L P L AT E @ D E A D B O LT S T R I K E R .
3)W I N D O W S TO M E E T M IN . S TA N D A R D S.
44" M A X S IL L H EI G H T F O R W IN D O W S U SE D A S E M E R G EN C Y E XI T S.
S H O W E R S TA L L S A N D T U B EN C L O S U R E S S H A L L C O N F O R M TO T H E
R E Q U I R E M E N T S O F C .P.C. 909, (1024 sq. in., T H R ES H O L D 2" T O 9" D E E P)
IN S U L AT I O N S H A L L C O N F O R M TO F L A M E S P R EA D R AT I N G S & S M O K E
D E N SI T Y R E Q U I R E M EN T (C.B.C . 2-5311, S EC. 1712 & 1713)
U P O N IN S TA L L AT IO N O F I N SU L AT I O N, A N I N S U L AT IO N C E R T IFI C AT E, SI G N ED
B Y T H E I N S TA L L E R & B U I L D E R S H AL L B E P O ST E D . (T IT L E 24 PA RT 2, C H. 2-53)
P O W ER D R I V E N FA S T EN E R S S H AL L N O T B E U SE D I N ST E M WA L L S L E S S
T H A N 5-1/2" W ID E O R G R E AT E R T H A N 5-1/2" H IG H . F O R IN T. N O N-B EA R I N G
WA L L S, M A X P E N ET R AT I O N S H A LL N O T EX C E E D 1/3 S L A B T H I C KN E S S.
P R IO R T O B U IL D I N G F I N AL IN S P E C T IO N A N 'A P P L IA N C E C E R T I F I C AT E',
S I G N E D B Y T H E IN S TA L L E R O R G EN. C ON T R A C T O R, S H A LL B E PO S T E D IN A
C O N S P I C U O U S L O C AT I O N.
A L L L U M BE R M U S T B E A R A N AP PR O V E D G R A D I N G STA M P.
VENTILATION NOTES:
A. 2" Dia Vent Holes at Eave (4 per eave)=12.6 SQ. IN. EA. (12) = 151 SQ. IN.
C. 2-12"X22" Gable End Vents =264 SQ. IN. EA. (2) = 528 SQ. IN.
TOTAL PROVIDED 679 SQ. IN. > 268 SQ IN: OK
EXISTING BACK ELEVATION
1/4" = 1'- 0"
PROPOSED BACK ELEVATION
1/4" = 1'- 0"
E X I S T I N G R O O F P L A N
1/8" = 1'- 0"
PROPOSED LEFT ELEVATION
1/4" = 1'- 0"
PROPOSED LEFT ELEVATION
1/4" = 1'- 0" DESIGNREMODELVALLEY HOME BUILDERSSanta Clara, CA 95054TELL: (408) 248-8000 Fax: (408) 248-80053466 Edward AvenueBUILD7/15/2014
A-4SHEET TITLE:PROJECT DESCRIPTION:NO.DATEBYDATE:jf cONSULTING21060 Homestead Road, #212Cupertino, CA 950144085128400 -jfplans@gmail.comDESCRIPTIONDRAWINGS PROVIDED BY:SCALE:
SH EET:ELEVATIONS, NOTES ANDDETAILSREMODELBUILDDESIGNVALLEY HOME BUILDERS1850 WARBURTON AVE, SUITE 103SANTA CLARA, CA 95050TELL: (408) 248-8000 Fax: (408) 248-8005A-3
P R O P O S E D R O O F P L A N AT
A D D I T I O N
1/8" = 1'- 0"
2'-4"
4'-4"
16
SUPERIORConstruction @ Remodeling1400 Coleman Avenue #A21, Santa Clara, CA. 818.919.3200ADDITION SPECIALIST2915 Maclntyre DR. #104San Jose, CA 951364085128400 - Lic# 896912BHATNAGAR RESIDENCE20201 Cherry Lane, Saratoga, CA 95070APN: 386.54.045ROOF PLAN, NOTES ANDDETAILSPROPOSED ROOF PLAN
1/4" = 1'- 0" DESIGNREMODELVALLEY HOME BUILDERSSanta Clara, CA 95054TELL: (408) 248-8000 Fax: (408) 248-80053466 Edward AvenueBUILD7/15/2014
A-5SHEET TITLE:PROJECT DESCRIPTION:NO.DATEBYDATE:jf cONSULTING21060 Homestead Road, #212Cupertino, CA 950144085128400 -jfplans@gmail.comDESCRIPTIONDRAWINGS PROVIDED BY:SCALE:
SH EET:EXISTING ROOF PLAN
1/4" = 1'- 0" REMODELBUILDDESIGNVALLEY HOME BUILDERS1850 WARBURTON AVE, SUITE 103SANTA CLARA, CA 95050TELL: (408) 248-8000 Fax: (408) 248-800517
REPORT TO
THE PLANNING COMMISSION
Meeting Date: October 8, 2014
Application: Zoning Amendment (ZOA 14-0001)
Location/APN: 20400 Saratoga-Los Gatos Road
Owner/Applicant: Our Lady of Fatima Villa
Staff Planner: Cynthia McCormick
20400 Saratoga-Los Gatos Road
Page 1 of 6
18
SUMMARY
STAFF RECOMMENDATION: Adopt Resolution No. 14-031 recommending the City Council
approve the zoning amendment subject to conditions of approval.
A P-C zoning amendment (Attachment 2) requires City Council approval.
PROJECT HISTORY:
On August 13, 2014 the Planning Commission reviewed and recommended approval of this
application to construct modifications to the existing parking area without the benefit of an
Arborist Report and description of trees proposed for removal. On September 17, 2014 the City
Council continued their City Council meeting to the meeting of October 15, 2014 to provide the
Planning Commission the opportunity to review the application and Arborist Report on October
8, 2014.
PROJECT DATA:
Underlying Zoning Designation: Medium Density Residential (R1-10,000)
Proposed Overlay Zoning Designation: Planned-Combined (P-C)
General Plan Designation: Community Facility (CFS)
Site Area: 3.075 acres
PROJECT DESCRIPTION
The applicant is requesting approval of a Zoning Amendment to add a Planned-Combined District
(P-C) zoning overlay to three adjoining parcels with an underlying residential zoning designation of
R1-10,000. The parcels have been occupied by institutional uses since at least 1951 before the city
was incorporated. The current assisted living facility and associated uses received conditional use
permit approval in 2000.
The applicant is also proposing to add 11 new parking spaces by increasing the impervious parking
area by approximately 2,312 square feet. A grading plan has been provided to demonstrate all
requested changes to the parking lot. No other changes are proposed. The requested changes would
require the removal of six ordinance protected trees. The City Arborist has recommended removal
of one additional tree due to its condition. An overview of the impacts to trees is provided in the
attached Arborist Report and on page 4 of this staff report.
Zoning Amendment: The purpose of the Planned Combined (P-C) district is to provide the City the
authority to modify standards of development in an underlying zoning district so as to achieve
certain objectives, including but not limited to providing greater flexibility of land use and design
for a development that provides a public benefit that would not otherwise be attainable through
strict application of the zoning regulations.
Page 2 of 6
19
Public Benefit: In addition to providing healthcare services to the elderly, Our Lady of Fatima Villa
benefits the larger community by providing catering services, public meeting rooms and fundraising
opportunities, and a location for voter polling. The organization also holds community classes on
wellness, disaster preparedness, CPR, etc. and provides a clinical setting for local colleges that have
nursing license programs.
Site Description: The 3.08 acre project site consists of three adjoining parcels; one parcel
occupied by the assisted living facility, one parcel used for parking, and one parcel adjacent to
Oak Street that is occupied by “Fireman’s Hall”—a building used for offices and public meeting
rooms. Surrounding uses include residential homes, commercial businesses, and other
community and institutional facilities such as a church, a museum, and a book store.
Description of Uses: The facility provides 24-hour healthcare services including rehabilitation,
assisted living, respite care and skilled nursing care. In addition to offering public meeting space,
the facility has food services, transportation services, maintenance services (e.g., housekeeping
and laundry), library services, social and recreational activities, a chapel, a beauty salon, and
associated offices for all of the uses.
DEVELOPMENT STANDARDS
Standards for the P-C district, including residential density, shall be consistent with the General
Plan. Per the General Plan, building intensity of community facilities is evaluated through the
conditional use permit process. Through the use permit process, institutional uses may have
different site area, density, structure height, setbacks, and off-street parking and loading
requirements. The facility received use permit approval in 2000. The following table shows the
development standards that would be approved under the current P-C application.
P-C Development Standard R1-10,000 Standard
Total Impervious Coverage 90,196 sq. ft. (67.3%) 60%
Total Floor Area 68,955 sq. ft. 4,400 SF maximum 1
Height 30 feet 26 feet
Setbacks
Front:
Left Side:
Right Side:
Rear:
32’
26’
16’
46’
1st Story
25’
10’
10’
25’
2nd Story
25’
15’
15’
35’
Existing Improvements: In 2000, Our Lady of Fatima Villa received approval for 68,955 square
feet of facility space 2. The existing buildings include 37 assisted living apartments, “Fireman’s
Hall”, a chapel, laundry room, and associated spaces needed for the previously mentioned uses. The
site is currently covered with 87,884 square feet (65.6%) of impervious surfaces, including the
parking lot that would be reconfigured, as described on the next page of this staff report.
1 Each zoning district has a maximum floor area allowance regardless of lot size.
2 Per UP99-021 and DR99-052
Page 3 of 6
20
Proposed Improvements: The applicant is proposing to modify the upper parking lot by adding
2,312 square feet of impervious surface area and 11 new parking spaces. The modifications to
the parking lot configuration would improve site circulation. Currently, vehicles must back out
of the upper parking area with limited visibility between cars entering and exiting the area. The
revisions include an additional access/egress point in the upper parking area. The current parking
lot has 57 spaces. The 11 additional spaces are requested to alleviate the need for off-site parking
for employees, visitors, and residents. The total new impervious lot coverage will be 90,196
square feet (an additional 1.73%). No other improvements are proposed at this time.
The project has been modified to address neighbor concerns and reduce the number of trees
proposed for removal without reducing the number of parking spaces. The changes included making
the upper parking lot access/egress drive narrower and moving it closer to the edge of the
transformer pad, redesigning one parking space to be ‘compact’, and providing an increased
clearance between some of the trees and adjacent parking spaces.
Tree Removal: As modified, the requested parking lot changes would require the removal of six
ordinance protected trees (1 – 4, 17 and 18). Oak tree 1 and acacia tree 4 have significant trunk
decay and should be removed even if no project were constructed. All recommended removals meet
the criteria allowing their removal and replacement as part of the project (Attachment 5). The six
trees requested for removal, with the exception of the pine tree, are in the proposed footprint of the
parking lot. The lot cannot be enlarged without removing those trees. Furthermore, the trees
requested for removal are becoming too close to each other for good forestry practice as they mature.
A seventh tree (pine tree 21) is at the end of its “safe and functional life” per the applicant’s arborist
report (Attachment 6) and is recommended for removal as well due to its condition. New trees equal
in value to the removed trees are required and may be planted anywhere on the property, per the City
Arborist Report.
Parking and Circulation: The modified parking lot would have 68 total parking spaces.
Vehicles may only enter the site from Saratoga-Los Gatos Road. Vehicles may exit the site from
either Saratoga-Los Gatos Road or Oak Street.
Neighbor Correspondence: Staff sent a “Notice of Public Hearing” to all property owners within
500 feet (Attachment 3). The public hearing notice and description of the project was also published
in the Saratoga News. Following the mailed notification, two neighbors contacted the City. The
neighbor at 14525 Oak Street had concerns about the number of trees being removed. The neighbor
at 14500 Oak Street is concerned about the impact to their privacy and back yard ambience from the
3 For nursing homes, City Code Section 15-35.030(k) requires one parking space for each three beds, each two
employees, and each two doctors providing medical services on a regular basis.
Parking Categories 3 Required Spaces
Beds: 85
Employees: 25-30
Doctors: 12
Minimum code requirement:
Total provided:
28.33
15
6
50
68
Page 4 of 6
21
removal of trees. Furthermore, this neighbor has concerns about the garage and trash enclosure
being relocated closer to the neighbors on Forest Hills Drive.
Both neighbors were notified that the plans were revised to reduce the number of trees proposed for
removal from approximately 11 trees to six (or seven) trees as previously discussed. No other
comments have been received as of the writing of this report.
ZONING RECLASSIFICATION FINDINGS
Per City Code 15-60.060(b), the Planning Commission may recommend and the City Council may
by ordinance adopt a change of zone to a Planned-Combined district (as applied for or in modified
and/or conditional reclassification form) if, on the basis of the application and the evidence
submitted, the Commission and/or the Council make the following findings:
(1) The change is required to achieve the objectives of the Zoning Ordinance set forth in Section
15-05.020. The project meets this finding because the Planned-Combined zoning
reclassification supports the appropriate location of this facility and also promotes the stability
of this institutional land use which conforms to the General Plan.
(2) The proposed location of the planned combined district is in accord with the objectives of
the General Plan and the purposes of the zoning district in which the site is located. The
project meets this finding because the general plan designation of the subject property is
Community Facility. Furthermore, the facility has previously received conditional use permit
approval in accordance with the zoning ordinance which conditionally permits institutional
facilities in residential zoning districts.
(3) The standards for the development will result in an aesthetic asset to the community and
produce an environment of stable and desirable character consistent with the overall
objectives of the General Plan and Zoning Ordinance. The project meets this finding for the
following reasons. The development received design review approval from the Planning
Commission in 2000. The facility has provided a stable and desirable asset to the community
since it was developed. The additional lot coverage needed for improved parking and site
circulation will minimize intrusion into adjacent neighborhoods; a goal of the General Plan
and Zoning Code.
(4) The uses in the development will complement each other and will not adversely affect
existing and proposed land uses in the vicinity or the public health, safety and welfare. The
project meets this finding for the following reasons. The services that the facility offers to its
residents, such as meals, nursing care, and social and recreational activities are transferrable
to the public at large in the form of catering services, nursing education opportunities, and
meeting rooms for various activities. The previously approved uses will not change as a
result of this zoning reclassification and it is not anticipated that continued use of the facility
will have any adverse effect within the site itself or on the larger community. Furthermore,
the associated uses have operated in this location for many years without any known
significant adverse effects on the surrounding uses or the public health, safety and welfare.
Page 5 of 6
22
(5) The application of the combined district furthers two or more of the purposes contained
within Section 15-16.010. The project meets this finding for the following reasons. Firstly,
the Planned-Combined zoning reclassification will provide greater consistency with the
General Plan designation of Community Facility and reinforce the development standards
that were previously approved under the use permit process. Furthermore the property, while
located in a zoning district where the standard lot size is 10,000 square feet, is over three
acres in size and is surrounded by other institutional facilities, community facilities, and
quasi-public uses, which make it uniquely suited for the associated uses. Secondly, the
facility offers many benefits to the community that might not otherwise be attainable in this
location including healthcare services, catering services, public meeting rooms, a voter
polling station, a clinical setting for nursing education, and community classes on wellness,
disaster preparedness, etc.
ENVIRONMENTAL DETERMINATION:
The reclassification of the R1-10,000 zoning district to a R1-10,000 P-C Planned-Combined district
will not have a significant effect on the environment, and therefore is not subject to CEQA. The
existing uses were previously approved pursuant to a conditional use permit and negative
declaration. All impacts at that time were found to be insignificant for the purposes of CEQA and
that determination has not changed. The additional lot coverage needed for improved site coverage
and parking is exempt from CEQA pursuant to 14 C.C.R. Section 15303, Class 11 “Accessory
Structures”, of the Public Resources Code (CEQA). This exemption allows for the construction of
small parking lots.
ATTACHMENTS:
1. Resolution of Recommendation of Approval
2. City Council Ordinance
3. Public Notice
4. Neighbor letters
5. City Arborist Report
6. Applicant Arborist Report
7. Proposed Parking Lot Improvement / Grading Plan (Exhibit "A")
8. Approved Floor Plans and Elevations (Exhibit "B")
9. Description of Uses Plans (Exhibit "C")
Page 6 of 6
23
RESOLUTION NO. 14-031
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
RECOMMENDING APPROVAL OF ZONING APPLICATION ZOA14-0001 FOR A
ZONING RECLASSIFICATION FROM R-1-10,000 TO R-1-10,000 P-C (PLANNED
COMBINED DISTRICT) LOCATED AT 20400 SARATOGA-LOS GATOS ROAD
(517-10-015, 517-10-009, 517-10-034)
WHEREAS, on May 15, 2014 Our Lady of Fatima Villa requested approval of a
Planned-Combined zoning reclassification of Assessor’s Parcel Numbers 517-10-015, 517-10-
009, and 517-10-034 from R-1-10,000 to R-1-10,000 P-C. The current facility and associated
uses received design review and conditional use permit approval in the year 2000 (DR99-052
and UP99-021). The applicant is also proposing to reconfigure the existing parking lot by
increasing the impervious parking area by approximately 2,312 square feet and adding 11 new
parking spaces. The foregoing work is described as the “Project” in this Resolution; and
WHEREAS, on August 13, 2014 the Planning Commission reviewed the application
and recommended approval to the City Council without the benefit of an Arborist Report and
description of trees proposed for removal.
WHEREAS, on September 17, 2014 the City Council continued their meeting to
October 15, 2014 to allow the Planning Commission an opportunity to review the application and
Arborist Report on October 8, 2014.
WHEREAS, on September 19, 2014, an arborist report was submitted on behalf of the
applicant by David Lazcko of Ian Geddes and Associates with recommendations for tree
protection and tree removal.
WHEREAS, on September 30, 2014, the applicant submitted revised plans reducing the
number of trees proposed for removal to modify the parking lot.
WHEREAS, on October 1, 2014, the City Arborist reviewed the revised plans and
completed an Arborist Report, finding that seven trees meet City Code requirements for removal
and replacement as part of the project. The applicant’s arborist report together with the City
arborist report satisfies the requirement for a Tree Preservation Plan under Section 15-50.140 of
the City Code.
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 October 8, 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.
24
Resolution No. 14-031
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 reclassification of the R1-10,000 zoning district to a R1-10,000 P-C Planned
Combined district will not have a significant effect on the environment, and therefore is not subject
to CEQA. The existing uses were previously approved pursuant to a conditional use permit and
negative declaration. All impacts at that time were found to be insignificant for the purposes of
CEQA and that determination has not changed. The additional lot coverage needed for improved
site coverage and parking is exempt from CEQA pursuant to 14 C.C.R. Section 15311, Class 11
“Accessory Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of small parking lots.
Section 3: The project is consistent with the Saratoga General Plan Policies LU 4 in that the
City shall continue to provide sufficient land area for public, quasi-public and similar land uses in
Saratoga.
Section 4: The project is consistent with Saratoga City Code Section 15-16.060(b) in that
the change is required to achieve the objectives of the Zoning Ordinance set forth in Section 15-
05.20; and the proposed location of the Planned Combined district is in accord with the
objectives of the General Plan and the purposes of the zoning district in which the site is located;
and standards for the development will result in an aesthetic asset to the community and produce
an environment of stable and desirable character consistent with the overall objectives of the
General Plan and Zoning Ordinance; and the uses in the development will complement each
other and will not adversely affect existing and proposed land uses in the vicinity or the public
health, safety and welfare; and the application of the combined district furthers two or more of
the purposes contained within Section 15-16.010.
Section 5: The City of Saratoga Planning Commission hereby recommends that the City
Council approve application ZOA14-0001 for the project located at 20400 Saratoga-Los Gatos
Road, subject to the Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of
October 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mary-Lynne Bernald
Chair, Planning Commission
25
Resolution No. 14-031
Exhibit 1
CONDITIONS OF APPROVAL ZOA14-0001
ASSESSOR’S PARCEL NUMBERS 517-10-015, 517-10-009, 517-10-034
LADY OF FATIMA VILLA; 20400 SARATOGA-LOS GATOS ROAD
CONDITIONS OF APPROVAL
A. GENERAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, or grading for
this project shall be issued until proof is filed with the city that a certificate of approval
documenting all applicable permanent or other term-specified conditions has been recorded by
the applicant with the Santa Clara County Recorder’s office in form and content to the
Community Development Director.
2. 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.
3. 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 processing fees have been paid
in full (and, for deposit accounts, a surplus balance of $500 is maintained).
4. 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.
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.
26
Resolution No. 14-031
COMMUNITY DEVELOPMENT
6. All permitted and conditional uses per City Code Section 15-16.030 are allowed. Additional
permitted uses include those approved on the basis of the parking lot grading plan (Exhibit
A), existing site plan, floor plan, and elevations (Exhibit B), and description of uses (Exhibit
C). No other use shall be established or changed upon the property unless approved pursuant
to City Code Article 15-16 and Section 15-16.060(a).
7. The total permitted site coverage, approved on the basis of Exhibit A, is 90,196 square feet.
8. The total permitted floor area of all structures, approved on the basis of Exhibit B, is 68,955
square feet. The maximum permitted height of any structure, approved on the basis of Exhibit
B, is 30 feet.
9. No other structures or site coverage shall be permitted unless approved pursuant to City Code.
10. All required setbacks shall be per City Code Section 15-12.090 for the R-1-10,000 zoning
district.
11. Tree Removal and Replacement. A maximum of seven trees has been approved for removal.
New trees equal in value to the removed trees are required and may be planted anywhere on the
property, per the Arborist Report dated October 1, 2014.
12. Arborist Review. The arborist report, submitted by David Lazcko of Ian Geddes and
Associates on behalf of the applicant and dated September 19, 2014, shall be included in the
final set of building plans., The City arborist report, dated October 1, 2014, shall also be
included in the final set of building plans. The applicant shall comply with all recommendations
in both arborist reports, including but not limited to tree protective fencing, tree replacement,
and tree protection guarantee.
27
ORDINANCE __________
AN ORDINANCE REZONING
ASSESSOR’S PARCEL NUMBERS 517-10-015, 517-10-009, 517-10-034
FROM R-1-10,000 TO R-1-10,000 P-C (PLANNED COMBINED DISTRICT)
LADY OF FATIMA VILLA; 20400 SARATOGA-LOS GATOS ROAD
THE CITY COUNCIL OF THE CITY OF SARATOGA HEREBY ORDAINS AS FOLLOWS:
Findings
1. Saratoga City Code Article 15-16 establishes the P-C (Planned Combined) District to provide
the City the authority to modify standards of development in an underlying zoning district so as
to achieve the following objectives:
a. To provide a means of guiding development or redevelopment of properties in areas of the
City that are uniquely suited for a variety of design and development patterns and standards.
b. To provide greater flexibility of land use and design for a development that provides a public
benefit that would not otherwise be attainable through strict application of the zoning
regulations. A public benefit could include, but is not limited to, buildings that exceed the
City's green building standards, provides community facilities that are open to the public, or
allows for innovative in-fill design.
c. To encourage innovative design in a development that achieves one or more specific goals
and policies of the General Plan that would otherwise not be attainable through strict
application of the zoning regulations.
2. A Planned Combined District may be combined with any zoning district upon the granting of a
change of zone in accord with the provisions of Article 15-16. A Planned Combined district shall
be designated by the symbol "P-C" following the zoning district designation with which it is
combined.
3. Community centers, private recreational centers, social halls, lodges, clubs, restaurants and
medical centers, to be used by the residents of the Planned Combined district and their guests are
the types of uses which may be established or changed upon the property with which the P-C
district is combined.
4. The City Council may by ordinance adopt a change of zone to a Planned Combined district as
applied for or in modified and/or conditional reclassification, as set forth in the Planning
Commission Resolution of Approval 14-031 (Attachment 1).
5. Consistent with the General Plan standards for the P-C district, including residential density, the
City Council has authority to grant exceptions to the zoning regulations pertaining to
development standards (e.g., floor area, lot coverage, height) without compliance with the
provisions of Article 15-70 relating to variances. The City Council may require such
development to contain a common green and/or other common area features.
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6. The City of Saratoga Planning Commission and City Council have each found that the change is
required to achieve the objectives of the Zoning Ordinance set forth in Section 15-05.020, and
following additional findings required in support of the rezoning to R-1-10,000 P-C:
a. That the proposed location of the Planned Combined district is in accord with the objectives
of the General Plan and the purposes of the zoning district in which the site is located.
b. That standards for the development will result in an aesthetic asset to the community and
produce an environment of stable and desirable character consistent with the overall
objectives of the General Plan and Zoning Ordinance.
c. That the uses in the development will complement each other and will not adversely affect
existing and proposed land uses in the vicinity or the public health, safety and welfare.
That the application of the combined district furthers two or more of the purposes
contained within Section 15-16.010 (as set forth above, particularly purposes (b) and (c)
under Finding 1 above).
7. The City Council of the City of Saratoga held a duly noticed public hearing on October 15, 2014,
and after considering all testimony and written materials provided in connection with that
hearing introduced this ordinance and waived the reading thereof.
Therefore, the City Council hereby amends the City Code as follows:
Section 1. Adoption.
The Saratoga City Zoning Map is amended to conditionally rezone Assessor’s Parcel Numbers 517-
10-015, 517-10-009, 517-10-034 (also known as 20400 Saratoga-Los Gatos Road, Saratoga,
California from R-1-10,000 TO R-1-10,000 P-C (Planned Combined District) subject to the
conditions specified in Attachment 1 hereto.
Section 2. Severance Clause.
The City Council declares that each section, sub-section, paragraph, sub-paragraph, sentence, clause
and phrase of this ordinance is severable and independent of every other section, sub-section,
paragraph, sub-paragraph, sentence, clause and phrase of this ordinance. If any section, sub-section,
paragraph, sub-paragraph, sentence, clause or phrase of this ordinance is held invalid, the City
Council declares that it would have adopted the remaining provisions of this ordinance irrespective
of the portion held invalid, and further declares its express intent that the remaining portions of this
ordinance should remain in effect after the invalid portion has been eliminated.
Section 3. California Environmental Quality Act
The reclassification of the R1-10,000 zoning district to a R1-10,000 P-C Planned Combined district
will not have a significant effect on the environment, and therefore is not subject to CEQA. The
existing uses were previously approved pursuant to a conditional use permit and negative
declaration. All impacts at that time were found to be insignificant for the purposes of CEQA and
that determination has not changed. The additional lot coverage needed for improved site coverage
and parking is exempt from CEQA pursuant to 14 C.C.R. Section 15303, Class 11 “Accessory
Structures”, of the Public Resources Code (CEQA). This exemption allows for the construction of
small parking lots.
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Section 4. Publication.
A summary of this ordinance shall be published in a newspaper of general circulation of the City of
Saratoga within fifteen days after its adoption.
Following a duly noticed public hearing the foregoing ordinance was introduced at the regular
meeting of the City Council of the City of Saratoga held on October 15, 2014, and was adopted by
the following vote on November 5, 2014.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED: ATTEST:
_________________________________ _____________________________
EMILY LO CRYSTAL BOTHELIO
MAYOR OF THE CITY OF SARATOGA CLERK OF THE CITY OF SARATOGA
Saratoga, California Saratoga, California
APPROVED AS TO FORM:
____________________________________________
RICHARD TAYLOR, CITY ATTORNEY
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Exhibit 1
CONDITIONS OF APPROVAL
ORDINANCE _______
ASSESSOR’S PARCEL NUMBERS 517-10-015, 517-10-009, 517-10-034
OUR LADY OF FATIMA VILLA; 20400 SARATOGA-LOS GATOS ROAD
CONDITIONS OF APPROVAL
1. All permitted and conditional uses per City Code Section 15-16.030 are allowed. Additional
permitted uses include those approved on the basis of the general site development plan (Exhibit
A), floor plan and elevations (Exhibit B), and description of uses (Exhibit C). No other use shall
be established or changed upon the property unless approved pursuant to City Code Article 15-
16 and Section 15-16.060(a).
2. The total permitted site coverage, approved on the basis of Exhibit A, is 90,196 square feet.
3. The total permitted floor area of all structures, approved on the basis of Exhibit B, is 68,955
square feet. The maximum permitted height of any structure, approved on the basis of Exhibit B,
is 30 feet.
4. No other structures or site coverage shall be permitted unless approved pursuant to City Code.
5. All required setbacks shall be per City Code Section 15-12.090 for the R-1-10,000 zoning
district.
6. Tree Replacement. New trees equal to $13,800 in value are required and may be planted anywhere
on the property.
7. Arborist Review. The arborist report, submitted by David Lazcko, Ian Geddes and Associates on
September 19, 2014, shall be included in the final set of building plans. The applicant shall comply
with all recommendations in the submitted arborist report, including but not limited to tree protective
fencing. The City arborist report, dated October 1, 2014, shall also be included in the final set of
building plans. The applicant shall comply with all recommendations in both arborist reports.
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 8th day of October 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: ZOA14-0001
ADDRESS: 20400 Saratoga-Los Gatos Road
APPLICANT/OWNER: Our Lady of Fatima Villa
DESCRIPTION: The applicant is requesting approval of a Zoning Amendment to add a
Planned-Combined District (P-C) zoning overlay to three adjoining parcels with an underlying
residential zoning designation of R1-10,000. The parcels have been occupied by institutional
uses since at least 1951 before the city was incorporated. The current assisted living facility and
associated uses received conditional use permit approval in 2000.
The applicant is also proposing to improve parking lot circulation and add 11 new parking spaces
which would increase the impervious parking area by approximately 2,312 square feet.
Approximately 11 trees are proposed for removal to implement the parking lot changes.
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 5:00 p.m. Monday, September 29, 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. 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.
Cindy McCormick
Planner
(408) 868-1230
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1
Cynthia McCormick
From:jmmmallen@comcast.net
Sent:Monday, September 29, 2014 12:11 PM
To:Cynthia McCormick
Subject:Our Lady of Fatime Parking Expansion
Hello Ms. McCormick,
Our names are John and Mary Allen and we have lived at our home, 14500 Oak Street for the past
20 years. Last August we received a letter from the Saratoga planning commission that Our Lady of
Fatima Nursing home, which is located at the back end of our home, was in the process of filing
papers for a parking lot expansion. Since the existing parking lot backs up to the back of our property
we were immediately concerned and called Bella Mahoney, the CEO of Fatima, to inquire. She said
that it was just a "small remodel at the top of the hill to put in a few more spots" for guests and
employees. Traffic flow would remain the same, down the existing alley, and there would be no
change to us or the other neighbors that also back up to the property. We were out of town for the
initial hearing but trusted Ms. Mahoney in her description of the remodel. Last Thursday we received
another notice which described the project in further detail. 2500 additional square feet, 11 tress
felled, 11 more parking spots and the most disturbing a "ramp" leading from the top of the existing
parking lot traveling down past our backyard to the alleyway below. My husband and I immediately
went to the Planning Office where we say the plans and were shocked and extremely upset. This is
not a "small remodel". This clearly will affect our backyard ambiance not to mention our privacy with
the 11 trees gone. It also involves the tearing down of the existing garbage structure and moving it up
the hill closer to our neighbors on Forest Hills Drive.
We know of the meeting on October 8th and plan to be there to voice our concern and disapproval of
this project. The plans show the existing garbage structure will also be moved closer to the neighbors
on Forest Hills Drive. When we contacted them about this change they said they had not received
any notice of this change, but were very upset that the garbage structure would now be closer to their
property. They hope to be at the Oct 8th meeting.
Ms. McCormick I know you deal with these issues on a daily basis. Fatima is a vital business in
Saratoga. We thought we had a mutual relationship/respect as they have expanded over the years.
But this project will sorely affect our property values and our quality of life. For 11 spaces? Bella
Mahoney told us they have secured space at Saratoga Federated Church for additional parking for
the students and employees. When I ask the students who attend Fatima or even the full time
employees I am told that they are never told where to park, and when I tell them that Saratoga
Federated is available to them they reply that they "don't feel like crossing the street". Years ago we
were told by Bella Mahoney when Fatima finished their big remodel that they could never develop
more parking behind our house because of the zoning, that is was residential, to close to residents
and that they had already used all "impervious" space on the remodel. Parking we were told could
never be expanded to what it is today. IS that still true?
We humbly ask that you read our request to not approve this project. The impact to Oak Street And to
our neighbors will be immense.
Thank you for your time.
John and Mary Allen
408 605-4910
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1
Cynthia McCormick
From:City Clerk [Crystal Bothelio]
Sent:Monday, September 29, 2014 1:00 PM
To:DL - Council
Cc:James Lindsay; Cynthia McCormick
Subject:FW: 11 trees to be removed
Good Afternoon Mayor & Council Members,
Please see the below written communications on the Fatima Villa Zoning Amendment (continued from the
Sept. 17 Council Meeting to Oct. 15).
Crystal Bothelio
City Clerk | City of Saratoga
13777 Fruitvale Avenue
Saratoga, CA 95070
Phone: 408.868.1269 | Fax: 408.867.8559
Email: ctclerk@saratoga.ca.us | web: www.saratoga.ca.us
From: Kerstin Eriksson-Splawn [mailto:kerstin@wealthbydesignonline.com]
Sent: Monday, September 29, 2014 12:10 PM
To: Debbie Bretschneider
Subject: 11 trees to be removed
To the City Council
I received a Notice of Public Hearing regarding removing 11 trees to implement the parking lot changes at Our
Lady of Fatima Villa.
Removing these many trees seem excessive to me. Saratoga is a city of trees and we are proud of our trees.
Please reconsider and do come up with a plan that will not cut down any trees if possible.
Kerstin Eriksson-Splawn
14525 Oak Street
Saratoga, CA 95070
34
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No.: ARB12-0056
Prepared by Kate Bear, City Arborist Site: 20400 Saratoga-Los Gatos Road
Phone: (408) 868-1276 Owner: Our Lady of Fatima Village
Email: kbear@saratoga.ca.us APN: 517-10-015
Email: bmahoney@fatimavilla.org
Report History:
Report 1
Date:
Plans received September 16, 2014
Report completed September 22, 2014
Report 2 – This report replaces report 1
Revised plans received September 30, 2014
Report completed October 1, 2014
PROJECT SCOPE:
The applicant has submitted plans to the City to expand their parking lot.
Six trees (1 – 4, 17 and 18) protected by Saratoga City Code are requested for removal to construct
the project. Two of these trees are in poor condition (oak tree 1 and acacia tree 4) and should be
removed independent of any construction. A seventh tree (pine tree 21) is recommended for removal
as well due to its condition. All recommended removals meet the criteria allowing their removal and
replacement as part of the project.
STATUS: Approved by City Arborist to proceed with Planning and Building review.
PROJECT DATA IN BRIEF:
Tree bond – Required - $30,700
For trees 6, 7, 9, 10, 11, 12, 13, 15, 16, 19, 20, 22 and 23
Tree fencing – Required – See arborist report and site plan.
Tree removals – Trees 1 – 4, 17, 18 and 21 are permitted for removal and
replacement with building permit.
Replacement trees – Required = $13,800 by end of project.
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20400 Saratoga-Los Gatos Road
FINDINGS:
Tree Removals
Whenever a tree is requested for removal as part of a project, certain findings must be made and
specific tree removal criteria met. Five oaks and one acacia (trees 1 – 4, 17 and 18) are in conflict
with the proposed parking lot expansion. A sixth tree (pine tree 21) is recommended for removal due
to its condition, although it is not in conflict with the proposed project. These trees meet the City’s
criteria allowing them to be removed and replaced as part of the project, once building division
permits have been obtained. Attachment 3 contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Criteria met Criteria not met
1 – 4,
17, 18, 21, 1, 4, 5, 7, 8, 9 2, 3, 6
The six trees requested for removal, with the exception of tree 21, are in the proposed footprint of
the parking lot and there is no way to expand it without removing them (criterion 1). Tree 21 is a
Monterey pine that is at the end of its “safe and functional life” per the submitted arborist report and
it does not serve the site (criterion 1). In addition, oak tree 1 and acacia tree 4 have significant trunk
decay and should be removed even if no project were constructed. There are trees around the
perimeter of the parking lot that will be retained to provide screening between the properties
(criterion 4). The trees requested for removal are becoming too close to each other for good forestry
practice as they mature (criterion 5). Removing these trees and planting new trees is consistent with
the tree regulations (criterion 7). The new configuration of the parking lot should provide increased
safety for drivers by improving circulation (criterion 8). Removal of these trees and replacement
with new trees will provide economic and other enjoyment to the property owners when there is no
practical alternative. Expansion of the parking lot will add 11 parking spaces (criterion 9). The
alternative is to leave the parking lot as is.
Replacement Trees
The total appraised value of trees 1 – 4, 17, 18 and 21 is $13,800. New trees equal to this appraised
value will be required as a condition of the project. Replacement trees may be planted anywhere on
the property. Replacement values for new trees are listed below.
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.
Replacement Tree Values:
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
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20400 Saratoga-Los Gatos Road
Tree Preservation Plan
The submitted arborist report together with this arborist report, once included in the final set of
plans, satisfies the requirement for a Tree Preservation Plan under Section 15-50.140 of the City
Code. All recommendations in the submitted arborist report shall become conditions of approval for
the project.
ATTACHMENTS:
1 – Plans and Arborist Report Reviewed
2 – Tree Removal Criteria
3 – Conditions of Approval
4 – Map showing tree numbers
IMPORTANT
The submitted arborist report shall be copied onto a plan sheet, titled “Tree
Preservation”, and included in the final set of plans.
This report shall also be copied onto a plan sheet as part of the Tree Preservation
plan.
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20400 Saratoga Los Gatos Road – Our Lady of Fatima Village Attachment 1
PLAN REVIEW:
Plans reviewed:
Preparer: Westfall Engineers, Inc.
Date of Plans: June 2014, revised September 30, 2013
Sheet 1 Existing Site Plan
Sheet 2 Proposed Site Plan
Sheet 3 Preliminary Grading Plan
TREE DATA:
Preparer: David Lazcko, Ian Geddes and Associates
Date of Arborist Report: September 19, 2014
An arborist was submitted for this project. It inventoried 24 trees on the property protected
by Saratoga City Code. Tree protection measures were provided and monetary values of
trees were appraised. The designated Project Arborist for this project will be David Lazcko
unless otherwise approved by the City Arborist.
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20400 Saratoga Los Gatos Road – Our Lady of Fatima Village Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
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20400 Saratoga Los Gatos Road – Our Lady of Fatima Village Attachment 3
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in the arborist reports for the project and implement the required conditions.
2. All recommendations in the submitted arborist report shall be conditions for the approved
project.
3. The submitted arborist report shall be copied onto a plan sheet, titled “Tree Preservation”,
and included in the job copy set of plans.
4. This arborist report shall also be copied onto a plan sheet and included in the final job copy
set of plans.
5. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $30,800 for trees 6, 7, 9, 10, 11, 12, 13, 15, 16, 19, 20, 22 and 23.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
6. Tree Protection Fencing:
a. Shall be installed as described in the submitted arborist report dated September 19, 2014.
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. Straw wattle is permitted where recommended by Project Arborist.
d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
f. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
g. If contractor feels that work must be done inside the fenced area, call City Arborist to
arrange a field meeting.
7. Trees 1 – 4, 17, 18 and 21 are approved for removal once a building permit has been issued.
8. Replacement trees equal to $13,800 shall be planted on site. If there is not enough room to
plant the required number of trees, some of the value may be paid into the City’s Tree Fund.
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20400 Saratoga Los Gatos Road – Our Lady of Fatima Village Attachment 3
9. The designated Project Arborist shall be David Lazcko of Ian Geddes and Associates unless
otherwise approved by the City Arborist.
10. The Project Arborist shall monitor:
a. Grading activities.
b. Excavation and installation of forms for perimeter retaining walls.
c. Any necessary root cutting.
11. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
12. 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.
13. 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.
14. All construction activities shall be conducted outside tree protection. 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.
15. 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.
16. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
17. Water loving plants and lawns are not permitted under oak tree canopies.
18. 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.
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Attachment 4
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3
4
23 22
21
20
19
18
17
15 16
14
13
12
5
6
10
9
8
7
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20400 Saratoga Los Gatos Road
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REPORT TO THE PLANNING COMMISSION
Application No./Location: PDR14-0008 / 14011 Pike Road
Type of Application: Design Review application for a proposed second story
addition to an existing one story single-family home.
Applicant/Owner: D&Z Design Associates, Inc. / Jacob Bruun- Jensen
Staff Planner: Chris Riordan
Meeting Date: October 8, 2014
APN: 503-30-011
14011 Pike Road
SITE
66
Page 2 of 5
SUMMARY
PROJECT DESCRIPTION:
The applicant requests Design Review approval to construct an approximately 2,890
square foot first and second story addition to an existing 1,693 square foot one-story single-
family home. No trees are proposed for removal. The net site area is 2.96 acres and is zoned
Hillside Residential
STAFF RECOMMENDATION:
Adopt Resolution No. 14-047 approving Design Review PDR14-0008 subject to conditions
of approval.
Design Review Approval by the Planning Commission is required for any conversion of a
single-story structure to a multi-story structure - City Code Section 15-45.060(a)(2).
PROJECT DATA:
Gross/Net Site Area: 129,373 square feet / 120,993 square feet
Average Site Slope: 31.7%
Slope at Building Site: 1%
General Plan Designation: RHC (Residential Hillside Conservation)
Grading: None Proposed
Proposed Allowable/Required
Proposed Site Coverage
Main House:
Driveway*
Porch
Pool
Pool Deck
Total Proposed Site Coverage
3,185 SF
3,365 SF
40 SF
480 SF
1,000 SF
8,070 SF (6.7 %)
15,000 SF (12.4%)
Floor Area
First Floor:
Second Floor:
Attached Garage
Total Proposed Floor Area
2,670 SF
1,398 SF
515 SF
4,583 SF
6,180 SF
Height (Residence)
Lowest Elevation Point
Highest Elevation Point
Average Elevation Point
Proposed Topmost Point
798.21 FT
798.63 FT
798.42 FT
821.05 (22.63 FT)
Maximum Height
= 824.42(26 Feet)
Setbacks
Front:
Rear:
Left Side:
Right Side:
270’-0”
300’-0”
66’-0”
98’-0”
30’
60’
25’
25’
* 5,275 square feet of common driveway is located within an existing access
easement and is not included in the project’s total site coverage.
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Application No. PDR14-0008 / 14011 Pike Road
Page 3 of 5
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
The project site contains an existing 1,243 square foot one story single-family home and a
450 square foot detached garage. The site also includes an existing swimming pool and
concrete patio. An approximately 370 foot long driveway provides site access to Pike Road.
The project would include a 1,427 square foot first story and a 1,398 square foot second
story addition to the rear of the existing structure. The existing garage would be removed
and replaced with a new 515 square foot attached garage. The height of the project would
not exceed a height of 23 feet.
The architectural design of the addition would continue the ‘modern’ design and roof forms
of the existing house. The residence would have a combination of horizontal wood siding
and smooth stucco. Stone veneer would be located in the area of the front entrance. The
roofing material would be foam.
A colors and materials board is on file with the Community Development Department and
will be present at the site visit and public hearing. The following table lists the proposed
exterior materials.
Detail Colors and Materials
Exterior Tan colored cement plaster. Horizontal wood siding. Stone veneer.
Trim Light tan colored
Windows Metal to match existing trim
Entry Door Stained wood
Roof Foam Roof
Trees
The project is being constructed within the existing level building pad. No trees are
proposed for removal.
Geotechnical Review
The City’s Ground Movement Potential Map identifies the project site as having a slope
stability designation of ‘Sls’. This area is identified by stabilized landslide deposits that
are susceptible to settlement and soil creep. The City Code requires geologic clearance
from the City Geologist for all building permits in the ‘Sls’ areas. The applicant
submitted a report by Earth Systems Pacific dated February 25, 2014 which was reviewed
by the City Geologist. Based on subsurface exploration the project geologist concluded
that ‘Santa Clara Formation’ bedrock materials are present beneath the proposed remodel
and concluded that the potential for landsliding at the site was low. The City Geologist
concurred with the project geologist and provided Geotechnical Clearance for the project.
A copy of the City Geologist review report is included as Attachment 2.
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Application No. PDR14-0008 / 14011 Pike Road
Page 4 of 5
Residential CalGreen Measures
The project will exceed the minimum CalGreen standards for a new home. The Residential
CalGreen Measures Checklist are included on sheet T1.1 of the Development Plans.
Neighbor Notification and Correspondence
The applicant has shown the proposed plans to adjacent neighbors. Completed Neighbor
Notification forms are included as Attachment #3.
Staff mailed a “Notice of Public Hearing” to all property owners within 500 feet of the
subject property (Attachment #4). The public hearing notice and description of the project
was published in the Saratoga News. No additional written comments, either positive or
negative, were received prior to the completion of this staff report.
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant
Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the
Public Resources Code (CEQA). This exemption allows for the construction of one single-
family residence in a residential area.
FINDINGS
Design Review Findings
The Planning Commission shall not grant design review approval unless it is able to
make the following findings. These findings are in addition to and not a substitute for
compliance with all other Zoning Regulations.
(a) Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property's natural constraints. The project meets this finding
because the addition is being constructed behind the existing residence and within the
existing level building pad and no grading is proposed.
(b) All protected trees shall be preserved, as provided in Article 15-50 (Tree
Regulations). If constraints exist on the property, the number of protected trees,
heritage trees, and native trees approved for removal shall be reduced to an absolute
minimum. Removal of any smaller oak trees deemed to be in good health by the City
Arborist shall be minimized using the criteria set forth in Section 15-50.080. This
finding can be made in the affirmative because the project is not proposing the
removal of any trees.
(c) The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds. This finding can be made in the affirmative because the size of
the parcel, distance from adjacent properties, and existing vegetation and trees would
screen views of the residence from adjacent neighbors. The project is below the
maximum allowable building height and does not include second story balconies.
The exterior materials would include wood siding, natural colored stone, and dark tan
stucco to help the project blend with the natural environment. The project would not
impact any identified community viewsheds.
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Application No. PDR14-0008 / 14011 Pike Road
Page 5 of 5
(d) The overall mass and the height of the structure, and its architectural elements are in
scale with the structure itself and with the neighborhood. This finding can be made in
the affirmative because the tallest portion of the structure is located toward the middle
of the building footprint, the architectural elements are simple and well-proportioned
with respect to the entire structure and include varying architectural forms, shapes,
and roof heights, all setbacks meet or exceed the minimum dimensions, the entrance
is in scale with the design of the home, and a horizontal orientation of the building
footprint reduces the vertical perception of height.
(e) The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape. This finding can
be made in the affirmative because the project is located in a hillside setting with
minimal formal existing landscaping. Existing landscaping that is to remain consists
of relatively small grass areas, a swimming pool, and a concrete patio located to the
north of the existing residence. No additional landscaping is proposed.
(f) Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy. This finding can be made in the affirmative because
the house is located approximately at the center of the 2.9 acre site and the second
story setbacks exceed the minimum requirements which when taken together would
minimize shadows being cast on adjacent properties which could limit or reduce
theirsolar energy opportunities.
(g) The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding can be
made in the affirmative because the proposed project conforms to the applicable
design policies and techniques in the Residential Design Handbook in terms of
compatible bulk, and avoiding unreasonable interference with privacy and views as
detailed in the findings above.
(h) On hillside lots, the location and the design of the structure avoid unreasonable
impacts to ridgelines, significant hillside features, community viewsheds, and is in
compliance with Section 15-13.100. This finding can be made in the affirmative
because the location of the project is not located on a ridgeline nor near any
significant hillside features; the project would not impact any identified community
viewsheds, and the project would conform to the maximum height of structures in the
HR zoning district (City Code Section 15-13.100).
ATTACHMENTS:
1. Resolution
2. Geotechnical Peer Review
3. Neighbor Notification Forms
4. Public hearing notice
5. Reduced Plans (Exhibit A)
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RESOLUTION NO: 14-047
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A SECOND STORY ADDITION TO AN EXISTING ONE STORY SINGLE
FAMILY RESIDENCE LOCATED AT 14011 PIKE ROAD
WHEREAS, on April 18, 2014, an application was submitted by Michael Davis of D&Z
Design Associates, Inc. on behalf of Jacob and Pernille Bruun-Jensen, requesting Design Review
approval to add s second story addition to an existing one story single-family home located at 14011
Pike Road. The project has a total floor area of 4,583 square feet. The height of the proposed
residence would be approximately 23 feet. The site is located within the Hillside Residential
Zoning District (APN 503-30-011).
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.
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 following Saratoga General Plan Policies: Land
Use Goal 13 which provides that the City shall use the Design Review process to assure that the
new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; Land Use Element Goal 10 which minimizes the impact of
development proposals in hillside areas by requiring visual analyses and imposition of conditions to
prevent or reduce significant visual impacts; and Conservation Element Policy 6.0 which provides
that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the
visual impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project follows the natural
contours of the site, minimizes grading, and is appropriate given the property’s natural constraints;
preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
properties and to community viewsheds; the mass and height of the structure and its architectural
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
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Resolution No. 14-047
solar energy; is consistent with the Residential Design Review Handbook; and in the case of hillside
lots, avoids unreasonable impacts to ridgelines, significant hillside features, community viewsheds,
and is in compliance with Section 15-13-100.
Section 5: The City of Saratoga Planning Commission hereby approves PDR14-0008
located at 14011 Pike Road subject to the Findings, and Conditions of Approval attached hereto as
Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of
October 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Mary-Lynne Bernald
Chair, Planning Commission
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Resolution No. 14-047
Exhibit 1
CONDITIONS OF APPROVAL
PDR14-0008
14011 PIKE ROAD
(APN 503-30-011)
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
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Resolution No. 14-047
5. Site Drainage. The owner/applicant shall comply with all City requirements regarding
drainage, including but not limited to complying with the city approved stormwater
management plan. The project shall retain and/or detain any increase in design flow from the
site, that is created by the proposed construction and grading project, such that adjacent down
slope properties will not be negatively impacted by any increase in flow. Design must follow
the 2007 Santa Clara County Drainage Manual method criteria, as required by the building
department. Retention/detention element design must follow the Drainage Manual guidelines, as
required by the building department. Additionally, the site development plan must not restrict,
obstruct or alter the existing natural drainage swale along the rear property in any way that
would cause or increase erosion.
6. Compliance with Plans. The development shall be located and constructed to include those
features, and only those features, as shown on the Approved Plans denominated Exhibit "A".
All proposed changes to the Approved Plans must be submitted in writing with plans showing
the changes, including a clouded set of plans highlighting the changes. Such changes shall be
subject to approval in accordance with City Code.
7. 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.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note shall
represent a condition which must be satisfied to remain in compliance with this Design
Review Approval.
11. City Geologist. Owner/applicant shall comply with all Geotechnical Clearance Conditions for
the project dated May 2, 2014 which are incorporated by reference.
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CITY of SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
(408) 868-1274
MEMORANDUM
TO: Iveta Harvancik, Senior Engineer DATE: May 2, 2014
FROM: Cotton Shires and Associates Inc., City Geotechnical Consultant
SUBJECT: Geotechnical Peer Review (S5153)
RE: Jensen Remodel and Second-Story Addition
GEO14-006
14011 Pike Road
At your request, we have completed a geotechnical peer review of the subject project application using:
• Geologic Hazards Evaluation and Geotechnical Engineering Study (report) prepared by Earth
Systems Pacific, dated February 25, 2014; and
• Architectural Plan Set (6 sheets) prepared by DZ Design, dated April 16, 2014.
In addition, we have reviewed pertinent technical documents from our office files and completed a recent
site reconnaissance.
DISCUSSION
We understand that the applicant proposes to remodel the existing residence, construct an addition
connecting the existing residence to the garage and guest room, and construct a second-story addition above
the southern portion of the structure. Submitted plans indicate that construction of 2,825 square feet of new
living space is proposed. We understand that grading for the proposed project will be relatively minor.
SITE CONDITIONS
The subject property is characterized by topography of a spur ridge. The vicinity of the existing residence
and proposed additions is characterized by a relatively level graded pad along the crest of the ridge. Steep to
very steep flanking slopes descend to northwest, north, and northeast of the building area. An apparent steep
cut slope is located immediately south of the existing carport and guest room.
The City Geologic Map indicates that the property is underlain by bedrock materials of the Santa Clara
Formation and upper portions of the Pike Road Landslide Complex. The City Ground Movement Potential
Map indicates that the proposed construction site is within a mapped “Sls” zone indicating the presence of a
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Iveta Harvancik May 2, 2014
Page 2 S5153
stabilized landslide deposit. Based on site subsurface exploration, the Project Geotechnical Consultant has
concluded that Santa Clara Formation bedrock materials are present beneath the proposed remodel and
addition sites. The Consultant has concluded that the potential for landsliding at the site is low.
CONCLUSIONS AND RECOMMENDATIONS
The proposed project construction is constrained by potentially expansive earth materials, the potential for
shallow landsliding on property perimeter slopes, and strong seismic ground shaking. Based on our review of
the referenced report, it appears that the Project Geotechnical Consultant has provided geotechnical design
criteria that are in general conformance with current standards of geotechnical practice. We understand that
presented foundation design recommendations reflect consideration of compatibility with existing house
foundations. We recommend approval of project Geotechnical Clearance with the following conditions:
1. Geotechnical Plan Review – The applicant's geotechnical consultant should review and approve all
geotechnical aspects of the 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. Geotechnical Construction Inspections – 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 prior to the placement of steel and
concrete. The consultant shall inspect final installed site drainage improvements for conformance
with geotechnical recommendations.
The results of these inspections and the as-built conditions of the project shall be described by the
Project Geotechnical Engineer in a letter and submitted to the City Engineer for review prior to final
(as-built) project approval.
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to assist the City of Saratoga
in its discretionary permit decisions. Our services have been limited to review of the documents previously
identified, and a visual review of the property. Our opinions and conclusions are made in accordance with
generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or implied.
TS:DTS:kd
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Memorandum of Geotechnical Clearance Conditions
Page 1 of 1
MEMORANDUM
TO: Chris Riordan, Project Planner, Community Development Department
CC: Jensen, J. / Davis, M D&Z Design Associates (Owner / Applicant)
FROM: Iveta Harvancik, Senior Engineer
SUBJECT: Geotechnical Clearance Conditions for GEO14-0006 at 14011 Pike Road
DATE: May 02, 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 prior to the placement of steel and concrete. The consultant shall
inspect final installed site drainage improvements for conformance with geotechnical
recommendations.
The results of these inspections and the as-built conditions of the project shall be described by
the 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.
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE O F PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 8th day of October 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 8:00 a.m. – 5:00 p.m. Please
consult the City website at www.saratoga.ca.us regarding Friday office closures.
APPLICATION/ADDRESS: PDR14-0008, GEO14-0006- 14011 Pike Road
APPLICANT/OWNER: D&Z Design Associates, Inc.
APN: 503-30-011
DESCRIPTION: The applicant requests approval of a 1,243 square foot addition to an existing
1,693 square foot one story single-family home. The project will include a 1,427 square foot first
story addition and a 1,398 square foot second story addition. The existing garage will be removed
and replaced with a new 515 square foot garage. The height of the project is approximately 23 feet
tall. The gross lot size is 129,373 square feet and is zoned Hillside Residential.
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, September 30, 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. 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.
Christopher Riordan
Senior Planner
(408) 868-1235
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