HomeMy WebLinkAbout05-23-2012 Planning Commission PacketTable of Contents
Agenda 2
May 9, 2012
Draft Minutes 4
Application PDR10-0020; 13717 Fortuna Court (389-30-054);
Houman Kerchgani / Jeremy Leach. The applicant requests
approval to replace a 2,813 square foot home with a new 4,049
square foot single-story home. Staff Contact: Cynthia
McCormick (408) 868-1230.
Staff Report 7
Resolution 12
Noticing 16
Neighbor Forms 20
Neighbor Letters 24
Green Points 27
Plans 35
Application PDR12-0005; 19361 San Marcos Road (397-13-
014); Jon Gundersen / Paul Doble. The applicant is requesting
approval for a 1,196 square foot single story secondary dwelling
attached to the primary dwelling. Staff Contact: Cynthia
McCormick (408) 868-1230.
Staff Report 46
Resolution 50
Noticing 54
Plans 57
Application PDR11-0028; 13170 Pierce Road (503-16-034);
Ranganath / Rockwood Design - The applicant is requesting
approval to replace an existing 3,125 square foot two-story
single-family residence with a new 5,642 square foot two-story
residence. Staff Contact: Michael Fossati (408) 868-1212
Staff Report - 13170 Pierce Road 69
Att. 1 - Resolution - 13170 Pierce Road 75
Att. 2 - Arborist Report 79
Att. 3 - Neighbor Notifications 87
Att. 4 - Build-it-Green Checklist 92
Att. 5 - Public Noticing 101
Att. 6 - Site Photos 104
Att. 7 - Plan Set - Exhibit "A"110
1
AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, May 23, 2012
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 May 9, 2012
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.
Oral Communications – 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, pursuant to Municipal Code 15-90.050 (b).
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 PDR10-0020; 13717 Fortuna Court (389-30-054); Houman Kerchgani / Jeremy Leach. The
applicant requests approval to replace a 2,813 square foot home with a new 4,049 square foot single-story
home. Staff Contact: Cynthia McCormick (408) 868-1230.
Recommended action:
Adopt Resolution No. 12-020 approving the project subject to conditions of approval.
2. Application PDR12-0005; 19361 San Marcos Road (397-13-014); Jon Gundersen / Paul Doble. The
applicant is requesting approval for a 1,196 square foot single story secondary dwelling attached to the
primary dwelling. Staff Contact: Cynthia McCormick (408) 868-1230.
Recommended action:
Adopt Resolution No. 12-021 approving the project, subject to conditions of approval.
3. Application PDR11-0028; 13170 Pierce Road (503-16-034); Ranganath / Rockwood Design - The
applicant is requesting approval to replace an existing 3,125 square foot two-story single-family residence
with a new 5,642 square foot two-story residence. Staff Contact: Michael Fossati (408) 868-1212
2
Recommended action:
Adopt Resolution No. 12-023 approving the project subject to conditions of approval.
NEW BUSINESS
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT TO THE NEXT MEETING
- Wednesday, June 13, 2012 at 7:00 p.m. in the Council Chambers/Civic Theater
13777 Fruitvale Avenue, Saratoga, CA
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning
Commission by City Staff in connection with this agenda are available at the office of the Community
Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the
Planning Commission concurrently with the posting of the agenda are also available on the City website at
www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review
at the Community Development Department at the time they are distributed to the Planning Commission.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
CERTIFICATE OF POSTING OF AGENDA
I, Abby Ayende, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of
the Planning Commission was posted and available for public review on May 17, 2012 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
AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, May 09, 2012
Action Minutes
REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777
FRUITVALE AVENUE
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of April 25, 2012 (Approved as amended,
6:0:1(Almalech))
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.
Oral Communications – 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, pursuant to Municipal Code 15-90.050 (b).
OLD BUSINESS
1. Application MOD11-0002; 12341 Saratoga Creek Drive (386-21-039); Saratoga Woods Community
Association - The applicant is requesting modification of conditions of approval for an existing Conditional
Use Permit allowing the use of a private recreational area by the Saratoga Woods Community Association
located at 12341 Saratoga Creek Drive. Staff Contact: Christopher Riordan (408)868-1235
Recommended action:
Adopt Resolution No. 12-010 approving modifications to the existing conditional use permit for the
Saratoga Woods Community Association. (Approved as amended, 4:3(Hlava, Reis & Walia). Indoor
hours modified Fridays and Saturdays to 11:00 pm)
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 SUB11-0002; 14584 Horseshoe Drive (397-20-029); Kevin Huesby - The applicant is
requesting approval of a Tentative Parcel Map subdividing an approximately 1.02-acre (44,284 square feet)
parcel located at 14584 Horseshoe Drive into two lots. Staff Contact: Christopher Riordan (408)868-1235.
4
Recommended action:
Adopt Resolution 12-016 approving the Tentative Parcel Map subject to conditions of approval.
(Approved, 6:1(Bernald))
2. Application PDR11-0027; 20770 Montalvo Lane (517-18-011);Ken and Debbie Follmar - The applicant
requests Design Review approval (PDR11-00027) to replace an existing 5,466 square foot residence with a
proposed 6,039 square foot, two story single-family dwelling with a 1995 square foot basement that is not
included in the calculation of total floor area. Staff Contact: Christopher Riordan (408)868-1235.
Recommended action:
Staff recommends the Planning Commission adopt Resolution No. 12-015 approving Design Review
subject to conditions of approval. (Approved, 7:0)
3. Application PDR12-0001;14280 Lutheria Way (379-24-020);John & Elvie Scott - The applicant requests
Design Review approval (PDR12-0001) to replace a 2,200 square foot two-story home and an 800 square
foot accessory structure with an approximate 4,438 square foot, two-story single-family dwelling and
related site landscaping. Staff Contact: Christopher Riordan (408)868-1235.
Recommended action:
Staff recommends the Planning Commission adopt Resolution No. 12-014 approving the project subject to
conditions of approval. (Approved, 7:0)
4. Application PDR 11-0030; 14760 Live Oak Lane (397-18-069); Rivers / Kellond Architects - The applicant
is requesting Design Review approval to replace an existing 3,515 sq. ft. single-story, single-family
residence with a new 5,805 sq. ft. two-story, single-family residence. Staff Contact: Michael Fossati (408)
868-1212
Recommended action:
Adopt Resolution No. 12-017 approving the project subject to conditions of approval. (Approved, 7:0)
5. The proposed zoning ordinance amendment would update the definition of impervious surface and provide
a consistent review process for considering site coverage exemptions for driveways and related emergency
vehicle turnarounds. Staff Contact: Cynthia McCormick (408)868-1230.
Recommended action:
Adopt Resolution No. 12-011 recommending the City Council adopt the Ordinance amending City Code.
(Approved as amended pursuant to the staff memo dated May 9, 2012, 7:0)
6. Application ZOA12-0005; City of Saratoga - The proposed zoning amendment would add a definition for
“Tasting Room” and allow Tasting Rooms, under certain conditions, as a principally permitted use in the
Commercial Zoning Districts. Staff Contact: Michael Fossati (408) 868-1212.
Recommended action:
Adopt Resolution No. 12-022 approving the recommendation that the proposed zoning amendment be
adopted by City Council. (Approved as amended, 7:0. PC recommended that Tasting Rooms
only be a principally permitted use within the CH-zoning districts. Planning Commission
instructed Staff to provide an update on the amendment (if adopted by City Council) in 24 months to
review its effectiveness.
NEW BUSINESS
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT TO THE NEXT MEETING
- Wednesday, May 23, 2012 at 7:00 p.m. in the Council Chambers/Civic Theater
13777 Fruitvale Avenue, Saratoga, CA
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning
Commission by City Staff in connection with this agenda are available at the office of the Community
5
Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the
Planning Commission concurrently with the posting of the agenda are also available on the City website at
www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review
at the Community Development Department at the time they are distributed to the Planning Commission.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
CERTIFICATE OF POSTING OF AGENDA
I, Abby Ayende, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of
the Planning Commission was posted and available for public review on May 3, 2012 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
6
REPORT TO
THE PLANNING COMMISSION
Meeting Date: May 23, 2012
Application: Design Review PDR10-0020
Location / APN: 13717 Fortuna Court / 389-30-054
Owner/Applicant: Houman Kerchgani / Jeremy Leach
Staff Planner: Cynthia McCormick, Planner, AICP
13717 Fortuna Court
Page 1 of 5
7
Summary
PROJECT DESCRIPTION: The applicant requests approval to replace a 2,813 square foot home with
a new 4,049 square foot single-story home.
STAFF RECOMMENDATION: Adopt Resolution No. 12-020 approving the project subject to
conditions of approval.
PROJECT DATA:
Net Site Area: 14,850 SF
Average Slope: Level
General Plan Designation: Medium Density Residential M 12.5
Zoning: R-1 12,500
Proposed Allowed
Proposed Site Coverage
Residence/ Garage
Pervious Driveway
Pervious Walkways
Pool, Deck, Patio
Total Proposed Site Coverage
4,041 sq. ft.
687 sq. ft.
1,735 sq. ft.
1,700 sq. ft.
8,163 sq. ft.
Maximum Coverage
allowed is 8,167 SF (55%)
Floor Area
Residence
Garage:
Total
3,604 sq. ft.
437 sq. ft.
4,041 sq. ft.
Maximum Floor Area
allowed is 4,050 sq. ft.
Grading
Cut
120 c.y.
Fill
45 c.y.
Total
165 c.y.
No Grading Limit in the R-1
Zoning District
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
103.05’
103.60’
103.33’
122.93’ (19.6’)
Maximum Building Height is
(26 Feet)
Setbacks
Front:
Left Side:
Right Side:
Rear:
1st Story
25’
10’
12’
64.34’
1st Story
25’
10’
10’
25’
Application No. PDR 10-0020; 13717 Fortuna Court Page 2 of 5
8
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Description and Architectural Style: The project is located on Fortuna Court, between
Allendale Avenue and Harleigh Drive. The existing 2,813 square foot house on the property will
be demolished but the existing pool will remain. The proposed residence is a single-story home
with dark tan colored stucco, dark brown trim, and neutral brown colored stone façade. The tile
roofing is also in neutral brown colors.
Materials and Colors:
Detail Colors and Materials
Exterior Dark Tan Stucco
Trim / Shutters Dark Brown
Entry Dark Bronze colored Iron
Garage Doors Dark Brown composite wood
Roof Salerno clay concrete tiles
Trees: One tree will be removed through the tree removal permit process, which does not require
Planning Commission review.
Green Points: The Greenpoints checklist shows a total value of 85 points (Attachment 5). Green
features include high efficiency irrigation, water efficient fixtures, low VOC finishes, and energy
star appliances.
Neighbor Notification and Correspondence: Four neighbor notification forms (Attachment 3)
were received by staff prior to sending out the notice of Public Hearing to property owners within
500 feet of the site. One neighbor form had comments that are addressed below. Two letters
(Attachment 4) were received after the notification of Hearing and are also addressed below.
The neighbor to the right of the site has concerns about dust and noise, the right side setback, and
the height of the windows on the right side of the home. The right side setback ranges from 10 to
15 feet where 10 feet is required. The home is single-story, less than 20 feet in height, and the top
height of the windows are 8 feet above the finished floor. All construction sites are required to
minimize dust and noise. Any complaints in violations of these standards will be investigated.
The neighbor across the street has concerns about the proposed height of the home including the
entry and the setback from the street. This neighbor has indicated that the proposed height of the
home will block their views of the mountains and sky. This neighbor also feels that the proposed
style of the home and architectural features do not blend with the Ranch homes in the
neighborhood. The proposed height is 19.6 feet where 26 feet is allowed and the proposed front
setback ranges from approximately 25 to 39 feet where 25 feet is required. The perception of bulk is
reduced by varying the roofline and footprint of the home, as can be seen from the site plan and roof
plan. The neutral colored materials including stone and stucco compliment the surrounding stucco
and brick homes, but could be improved by reducing the amount of stone on the façade entry. This
recommendation has been discussed with the applicant. While the applicant would prefer the stone
Application No. PDR 10-0020; 13717 Fortuna Court Page 3 of 5
9
covered entry, staff has added a condition to reduce the stone to better fit in with the surrounding
homes (COA #3). This change can be addressed in the Building Department submittal that must be
reviewed by the Planning Department for zoning clearance prior to issuance of building permits.
The neighbor on the corner of Harleigh Drive and Fortuna Court has concerns about the height of
the proposed home as depicted by the story poles. As previously mentioned, the proposed height
is less than 20 feet where 26 feet is allowed by code. The variation of the footprint and roofline of
the home also helps reduce the perception of bulk
FINDINGS
Design Review Findings:
The findings required for issuance of a Design Review approval pursuant to City Code Article 15-
45 are set forth below and the Applicant has met the burden of proof to support making all of those
required findings:
(a) The project avoids unreasonable interference with views and privacy. The project meets this
finding. The maximum height of the single-story home is 19.6 feet and the home meets or
exceeds the minimum setbacks.
(b) The project preserves the natural landscape. The project meets this finding. One protected tree
will be removed through the tree removal permit process; otherwise there is minimal impact on
the natural landscape. Pervious pavers are used throughout the project site to allow some
percolation of water into the soil.
(c) The project preserves native and heritage trees. The project meets this finding in that no Native
and/or Heritage trees are proposed for removal.
(d) The project minimizes the perception of excessive bulk. The project meets this finding. The
design of the home minimizes the perception of excessive bulk through the use of varying roof
heights, wood trim, and a combination of stucco and stone veneer to create a balance of
horizontal and vertical proportions. The entrance peak is below the ridge line of the main roof
and is counterbalanced by the chimney.
(e) The project is of compatible bulk and height. The project meets this finding. The proposed
height of the home maintains the single-story character of the neighborhood. The design of the
home in stucco and stone is compatible with the surrounding homes that represent a mix of
stucco and brick, typical of the ranch style homes of the era when the neighborhood was
developed.
(f) The project uses current grading and erosion control methods. The project meets this finding
in that it is conditioned to meet required grading and erosion control standards.
Application No. PDR 10-0020; 13717 Fortuna Court Page 4 of 5
10
Application No. PDR 10-0020; 13717 Fortuna Court Page 5 of 5
(g) The project follows appropriate design policies and techniques. The project meets this finding.
The proposed design minimizes the perception of bulk by minimizing building height (Policy 1,
Technique 4), integrates the home with the environment by using natural materials and colors
(Policy 2, Technique 1), avoids interference with privacy by controlling views to adjacent
properties (Policy 3, Technique 1), preserves views and access to views by locating the home to
reduce the height impact (Policy 3, Technique 3), and is designed for energy efficiency by
incorporating energy saving devices into the design (Policy 5, Technique 4).
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 and no exception to
that exemption applies.
STAFF RECOMMENDATION: Adopt Resolution No. 12-020 approving the project, subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Public Hearing Notice, Mailing addresses for project notification
3. Neighbor Notification forms
4. Neighbor Letters
5. Green Points Checklist
6. Development Plans and Color Board (Exhibit "A")
11
Attachment 1
RESOLUTION NO. 12-020
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING APPLICATION NO. PDR 10-0020 FOR A NEW SINGLE-STORY
SINGLE FAMILY HOME LOCATED AT 13717 FORTUNA COURT / 389-30-054
WHEREAS, on October 18, 2010 an application was resubmitted by Houman
Kerchgani, requesting Design Review approval for a new single-family residence. The existing
2,813 square foot home will be demolished. The total floor area of the proposed residence and
garage would be 4,041 square feet. The height of the proposed residence would be approximately
20 feet, as measured from average grade. The property is located within the R1-12,500 Zoning
District.
WHEREAS, on May 23, 2012, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City staff, the
applicant, and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the Saratoga General Plan Policies LU 1.1 in
that the City shall continue to be predominately a community of single-family detached
residences and LU 1.2 to continue to review all residential development proposals to ensure
consistency with Land Use Element goals and Policies.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project avoids
unreasonable interference with views and privacy; preserves the natural landscape, native and
heritage trees; minimizes the perception of excessive bulk and is of compatible bulk and height;
uses current grading and erosion control methods; and follows appropriate design policies and
techniques.
Section 6: The City of Saratoga Planning Commission hereby approves Application No.
PDR10-0020 subject to the Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 23rd day of
May 2012 by the following vote:
12
Resolution No. 12‐020 Page 2
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
13
Resolution No. 12‐020 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR 10-0020
13717 Fortuna Court / 389-30-054
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 of 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 stone on the facade entry shall be reduced to the satisfactory of the Community
Development Director prior to zoning clearance and issuance of building permits.
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 City Code 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.
14
Resolution No. 12‐020 Page 4
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
COMMUNITY DEVELOPMENT
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;
PUBLIC WORKS
8. The owner (applicant) shall agree to all conditions required by the City Engineer.
ARBORIST
9. The owner (applicant) shall agree to all conditions required by the City Arborist.
FIRE DEPARTMENT
10. The owner (applicant) shall agree to all conditions required by the Santa Clara County Fire
Department.
15
5/16/2012 Page 1 of 3City of Saratoga
Radius Notification Parcel Report
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip
38924019 18868 ASPESI DR KILBOURN THOMAS E AND K GAIL T 18868 ASPESI DR SARATOGA, CA 95070
38924020 18860 ASPESI DR KRAUS BELA AND ANNA TRUSTEE 18860 ASPESI DR SARATOGA, CA 95070
38924021 18852 ASPESI DR SCHERP CHRISTIAN U AND CHRISTI 18852 ASPESI DR SARATOGA, CA 95070
38924022 18844 ASPESI DR GEORGE SAMUEL D AND KATHLEEN P 18844 ASPESI DR SARATOGA, CA 95070
38924023 13601 RIVERDALE DR NAUGHTEN ROBERT N AND ANN C 13601 RIVERDALE DR SARATOGA, CA 95070
38924024 13615 RIVERDALE DR TORRE MICHAEL A AND MECHELLE T 13615 RIVERDALE DR SARATOGA, CA 95070
38924025 13631 RIVERDALE DR DING 13631 RIVERDALE DR SARATOGA, CA 95070
38924028 13638 RIVERDALE CT GRINBERG SERGEY 13638 RIVERDALE CT SARATOGA, CA 95070
38924029 13630 RIVERDALE CT DYER LAYLON M TRUSTEE & ET AL PO BOX 3045 SARATOGA, CA 95070
38924030 13622 RIVERDALE CT CONVERTINO ROGER O AND
YOLANDA
13622 RIVERDALE CT SARATOGA, CA 95070
38924031 13614 RIVERDALE DR KAJITA ALAN M AND DENISE H TRU 13614 RIVERDALE DR SARATOGA, CA 95070
38924048 13645 RIVERDALE DR TUCKER JAMES D AND KAREN K TRU 13645 RIVERDALE DR SARATOGA, CA 95070
38924049 13646 RIVERDALE CT SMITH ROBERT M 13646 RIVERDALE CT SARATOGA, CA 95070
38928003 13812 SERRAOAKS CT GOBLE MICHAEL W AND DIANA H TR 13812 SERRAOAKS CT SARATOGA, CA 95070
38928004 13794 SERRAOAKS CT NGUYEN SAM AND DUONG THAO 13794 SERRAOAKS CT SARATOGA, CA 95070
38928005 13786 SERRAOAKS CT ADAMS CHRISTOPHER R 13786 SERRAOAKS CT SARATOGA, CA 95070
38928006 13778 SERRAOAKS CT NARANG INDERPAL S AND SUSHIL T 13778 SERRAOAKS CT SARATOGA, CA 95070
38928007 13762 SERRAOAKS CT KING VIRGINIA GLOVER 13762 SERRAOAKS CT SARATOGA, CA 95070
38928008 13750 SERRAOAKS CT KRUMMEL LARRY L AND MARIAN J 13750 SERRAOAKS CT SARATOGA, CA 95070
38928009 13759 SERRAOAKS CT MILLS CLEMENT B II AND VIVIAN 13759 SERRAOAKS CT SARATOGA, CA 95070
38928010 13767 SERRAOAKS CT CORRALES IGNACIO J AND CONCEPC 13767 SERRAOAKS CT SARATOGA, CA 95070
38928011 13775 SERRAOAKS CT AULAKH GURINDER S AND INDERJIT 13775 SERRAOAKS CT SARATOGA, CA 95070
38928012 13783 SERRAOAKS CT KU SANG WAN AND SANDRA MANSIL 13783 SERRAOAKS CT SARATOGA, CA 95070
38928013 13791 SERRAOAKS CT SMITH ALICIA & DEACON 13791 SERRAOAKS CT SARATOGA, CA 95070
38928014 13809 SERRAOAKS CT DREWKE ALBERT A AND DIANE C 13809 SERRAOAKS CT SARATOGA, CA 95070
38928015 13774 FORTUNA CT PHOTOPOULOS SAM T AND CATHERIN 13774 FORTUNA CT SARATOGA, CA 95070
38928016 13740 FORTUNA CT LIU DICK L ET AL 13740 FORTUNA CT SARATOGA, CA 95070
38928017 13736 FORTUNA CT HARRIS 13736 FORTUNA CT SARATOGA, CA 95070
38928018 13728 FORTUNA CT REED MICHAEL J AND DIANE TRUST 13728 FORTUNA CT SARATOGA, CA 95070
38928019 13722 FORTUNA CT GOLOD JUDITH E AND MARK I TRUS 13722 FORTUNA CT SARATOGA, CA 95070
38928020 13690 FORTUNA CT KIUTTU RALPH W AND HEATHER M T 13690 FORTUNA CT SARATOGA, CA 95070
38928021 18820 HARLEIGH DR NG HARLEN AND BEATA TRUSTEE 18820 HARLEIGH DR SARATOGA, CA 95070
GEO10 16
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip
38928022 18812 HARLEIGH DR SMITH LINDA C TRUSTEE & ET AL 18812 HARLEIGH DR SARATOGA, CA 95070
38928023 18806 HARLEIGH DR SHOSHANI 18806 HARLEIGH DR SARATOGA, CA 95070
38928024 18800 HARLEIGH DR RAJDEV DILIP AND VIMAL 18800 HARLEIGH DR SARATOGA, CA 95070
38928025 18805 HARLEIGH DR NANCY JOHNSON 18805 HARLEIGH DR SARATOGA, CA 95070
38928026 18811 HARLEIGH DR COLLINS MARSHA L AND MARK S 18811 HARLEIGH DR SARATOGA, CA 95070
38929001 18833 HARLEIGH DR ROBERTS DANIEL M AND MARJORIE 18833 HARLEIGH DR SARATOGA, CA 95070
38929002 18857 HARLEIGH DR SCHALLOP MICHAEL J AND LISA B 18857 HARLEIGH DR SARATOGA, CA 95070
38929003 18875 HARLEIGH DR FINAN JOHN E AND JOANNE E 18875 HARLEIGH DR SARATOGA, CA 95070
38929004 18893 HARLEIGH DR LOUIE GEORGE M AND ASANO MARY 18893 HARLEIGH DR SARATOGA, CA 95070
38929005 18911 HARLEIGH DR WYCKOFF DONALD H AND RUTH D TR 18911 HARLEIGH DR SARATOGA, CA 95070
38929006 18929 HARLEIGH DR CHANG CAROL E TRUSTEE 18929 HARLEIGH DR SARATOGA, CA 95070
38930015 18853 ALLENDALE AV LEE, SHIUH-WUU & LEE, YUEH-YIN 18853 ALLENDALE AV SARATOGA, CA 95070
38930017 18945 ALLENDALE AV WILSON ELAINE B TRUSTEE 18945 ALLENDALE AV SARATOGA, CA 95070
38930019 18940 ALCOTT WY MCINNIS RON AND GABRIELE 18940 ALCOTT WY SARATOGA, CA 95070
38930020 18920 ALCOTT WY CHEN ANDY I AND HSU SHIH-LIN 18920 ALCOTT WY SARATOGA, CA 95070
38930021 18900 ALCOTT WY FERGUSON KEITH M AND MARGARET 18900 ALCOTT WY SARATOGA, CA 95070
38930022 18880 ALCOTT WY KINSTING JON AND CYNTHIA 18880 ALCOTT WY SARATOGA, CA 95070
38930023 18860 ALCOTT WY SUNG HUNGCHENG 18860 ALCOTT WY SARATOGA, CA 95070
38930024 13760 MANTECA WY PAWAR 13760 MANTECA WY.SARATOGA, CA 95070
38930025 13746 MANTECA WY KOENIG FAMILY TRUST 10/10/91 13746 MANTECA WY SARATOGA, CA 95070
38930026 13730 MANTECA WY GOTTWALS VILLETTE H AND DONALD 13730 MANTECA WY SARATOGA, CA 95070
38930027 13714 MANTECA WY PAVLIKAKIS STEVEN P AND RONALD 13714 MANTECA WY SARATOGA, CA 95070
38930028 13698 MANTECA WY OSOFSKY LEWIS A AND CAROL D 13698 MANTECA WY SARATOGA, CA 95070
38930029 13682 MANTECA WY TANG CHENG AND ZHOU YI 13682 MANTECA WY SARATOGA, CA 95070
38930030 18860 HARLEIGH DR BARTON KATHRYN 18860 HARLEIGH DR SARATOGA, CA 95070
38930031 13685 MANTECA WY STAGNARO HELEN E 13685 MANTECA WY SARATOGA, CA 95070
38930032 18911 TWAIN CT ZELANIS JOSEPH C II AND CYNTHI 18911 TWAIN CT SARATOGA, CA 95070
38930033 18921 TWAIN CT BAER JEFFREY S AND YOSHIKO S 18921 TWAIN CT SARATOGA, CA 95070
38930034 18931 TWAIN CT KINSCH MICHAEL J AND MARGARET 18931 TWAIN CT SARATOGA, CA 95070
38930035 18930 TWAIN CT LIU EDWARD M AND FAITHE T 18930 TWAIN CT SARATOGA, CA 95070
38930036 18920 TWAIN CT JAGANNIVAS 18920 TWAIN CT SARATOGA, CA 95070
38930037 18910 TWAIN CT MCINTOSH DONALD F JR AND RACHE 18910 TWAIN CT SARATOGA, CA 95070
38930038 18892 TWAIN CT MOSIER CLYDE R AND LILLIAN L PO BOX 3144 SARATOGA, CA 95070
38930039 13745 MANTECA WY JORDAN PHILLIP L AND BONNIE E 13745 MANTECA WY SARATOGA, CA 95070
38930040 18911 ALCOTT WY MATUKAS ANTHONY G AND WAREEN
L
18911 ALCOTT WY SARATOGA, CA 95070
GEO10 17
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip
38930041 18929 ALCOTT WY SMAILS PETER AND MARYBETH 18929 ALCOTT WY SARATOGA, CA 95070
38930042 18947 ALCOTT WY BAL JAGDEEP AND SUNITA 18947 ALCOTT WY SARATOGA, CA 95070
38930048 18946 HARLEIGH DR NESTOR JAMES J AND ADAMS-NESTO 18946 HARLEIGH DR SARATOGA, CA 95070
38930049 18928 HARLEIGH DR MERABI MARY J TRUSTEE 18928 HARLEIGH DR SARATOGA, CA 95070
38930050 18910 HARLEIGH DR NAG SOMNATH AND YASODHA 18910 HARLEIGH DR SARATOGA, CA 95070
38930051 13671 MANTECA WY DOWLING EDWARD R JR AND EVELYN 13671 MANTECA WY SARATOGA, CA 95070
38930052 18830 HARLEIGH DR LEONG JOHN TRUSTEE & ET AL 18830 HARLEIGH DR SARATOGA, CA 95070
38930053 13695 FORTUNA CT DADA KASEM G 13695 FORTUNA CT SARATOGA, CA 95070
38930054 13717 FORTUNA CT KERCHGANI HOUMAN AND MALEKI
NA
13717 FORTUNA CT SARATOGA, CA 95070
38930055 13731 FORTUNA CT REVELL MARTHA S 6541 W 84TH PL LOS ANGELES, CA 90045
38930056 13745 FORTUNA CT DUBA BEVERLY G TRUSTEE & ET AL 13745 FORTUNA CT SARATOGA, CA 95070
38930057 13761 FORTUNA CT FENG YUNG AND RONY Y TRUSTEE PO BOX 2922 SARATOGA, CA 95070
38930058 13783 FORTUNA CT KELKER PAUL H AND PATRICIA TRU 13783 FORTUNA CT SARATOGA, CA 95070
38930059 18873 ALLENDALE AV SIPOS ANNA AND LASZLO 18873 ALLENDALE AV SARATOGA, CA 95070
38930060 18883 ALLENDALE AV ABDOLLAHI ABDOLHAMID AND OZRA 18883 ALLENDALE AV SARATOGA, CA 95070
Affected Parcels 82
GEO10 18
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, April 25 2012 at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. A
site visit will also be held by the Planning Commission at the subject property. Please contact the
Planning Department for the date and time of the site visit. 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: PDR10-0020
OWNER: Houman Kerchgani
ADDRESS/APN: 13717 Fortuna Court; Saratoga, CA 95070 / 389-30-054
PROJECT DESCRIPTION: The applicant is requesting Design Review approval for a new
single-story home, over 18 feet in height. The proposed floor area of the home is 4,049 square
feet and the proposed lot coverage is 6,684 square feet. The lot is 14,850 square feet in area and
the site is zoned R-1-12,500. One tree will be removed through the tree removal permit process.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission, you may be limited to raising only those issues you or
someone else raised at the Public Hearing.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Cynthia McCormick, Planner
(408) 868-1230
19
20
21
22
23
From:Golod
To:Cynthia McCormick
Subject:13717 Fortuna Court/389-30-054
Date:Monday, May 14, 2012 7:45:33 PM
Cynthia McCormickPlanner, AICPCity of Saratoga
May 14, 2012
Dear Ms. McCormick
My wife and I are writing to offer some comments on Application PDR10-0020for a new house at 13717 Fortuna Court/389-30-054 . The plans call for tearingdown the existing structure and replacing it with a new single family home. Iunderstand that the Planning Commission is encouraging nearby homeowners to
express their views prior to a public hearing scheduled for May 23, with a site visit
to take place the day before.
I reviewed Mr. Kerchgani's plans with you three weeks ago, after which story poleswere erected to display the elevations and silhouettes of the proposed structure.While you assured me that Mr. Kerchgani's new house will fall within the legalsetbacks and dimensions mandated by the City of Saratoga, I do not believe it
satisfies all of the requirements set forth in Section 15-45.080 of the Code of
Ordinances.
Item (a) The height of the new structure is nearly 20 feet, which is far higher thanany of the other homes on Fortuna Court. For us, living directly across the street,our view of the mountains and sky to the west will be blocked. This would not be amajor problem except that the house, by virtue of its proximity to ours is all that wewill see when looking west. All of the greenery behind the house will disappear. Thisis better addressed under Items (d) and (e). The structure will not affect our
privacy, but the neighbors on either side of the lot have some privacy concerns they
may wish to address with the Commission.
Item (b) I understand from talking to Mr. Kerchgani that he intends to landscapethe property when construction is concluded. This is a valued improvement.
Item (c) One tree is to be removed. I am sure it will be replaced duringlandscaping.
Item (d) and (e) The proposed structure, by virtue of its height and elevations, will
be a massive edifice relative to the surrounding properties. The front setback of thehouse just meets the minimum 25 feet required by the City, but because of theheight of the gables and the portico over the front entrance, the house will loomabove every other structure on the street. Its style is described as "Tuscan" by Mr.Kerchgani, with a tile roof and a partial stone facade. All of the other structures on
the street are typical California ranch homes, with low, shake or composition roofs,
and stucco or wood siding. The Mediterranean style of the new home will not blend
at all with the style of the other houses on the street. The proposed floor area of thenew house is 4,049 square feet. This is quite a bit larger than the other houses onFortuna Court. Adding its size to its 19.6 foot height, its proximity to the street and
24
the heavy feel of stone and tile, this structure will look massive compared to the
homes around it.
Many of the homes on Fortuna Court have been extensively remodeled in recentyears, including ours. While none of the owners rebuilt an entire house, eachmaintained the essence of the street in the upgrades. In fact, as I drive through
nearby streets, the homes appear to blend with each other. Houses that have been
remodeled do not stand out from the surrounding properties. Even with a complete
rebuild, one would hope that the flavor of the neighborhood be considered and thesense of community preserved.
In conclusion, the plans submitted to the Planning Commission suggest that theKerchganis will build a beautiful home, with a very workable inside floor plan.
Unfortunately, the proposed structure just doesn't fit the neighborhood, and the size
and height of the building, as they appear from the story poles, is excessive for this
street. My wife and I would love to see Houman, Nazanin and their children happyin a new house. We hope, with guidance from the Planning Commission, the plansfor their home can be rewritten so that the structure is more in keeping with thesurrounding neighborhood.
Mark and Judy Golod
13722 Fortuna Court
25
From:Lynn Richards
To:Cynthia McCormick
Cc:
Subject:13717 Fortuna Court, Saratoga
Date:Monday, May 14, 2012 7:46:22 PM
Cynthia McCormick
Planner, City of Saratoga
Subject Property: 13717 Fortuna Court
Hi Cynthia,
Since we will be out of town and unable to attend the public hearing next week regarding the
proposed remodel of 13717 Fortuna Court, we would like to submit our thoughts on the
proposed design.
We live at the corner of Harleigh Drive and Fortuna, one house away from the property
under consideration. In general, we welcome the upgrading and remodeling of homes in our
neighborhood.
However, we have reservations with the proposed remodel at 13717 Fortuna Ct. As of today,
that property is not visible from our driveway. Based on the ‘framing’ that went up, it looks
like we will be confronted by a pretty large structure that seems to be out of proportion to the
other houses on the street. We are concerned that it will stand out like one of those infamous
‘monster houses’.
We would like to see the dimensions, particularly the height in the front to be reduced
accordingly.
Thank you for your consideration.
Warm regards,
Lynn Richards & John Leong
18830 Harleigh Drive
Saratoga, CA
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
REPORT TO
THE PLANNING COMMISSION
Meeting Date: May 23, 2012
Application: Design Review PDR12-0005
Location / APN: 19361 San Marcos Road / 397-13-014
Owner/Applicant: Jon Gundersen / Paul Doble
Staff Planner: Cynthia McCormick, Planner, AICP
19361 SAN MARCOS ROAD
Page 1 of 4
46
Summary
PROJECT DESCRIPTION: The applicant is requesting approval for a 1,196 square foot single story
secondary dwelling attached to the primary dwelling.
STAFF RECOMMENDATION: Adopt Resolution No. 12-021 approving the project, subject to
conditions of approval.
PROJECT DATA:
Net Site Area: 51,265 SF
Average Slope: 4.8%
General Plan Designation: RVLD
Zoning: R1-40,000
Proposed Allowed
Proposed Site Coverage
Buildings
Driveways
Walkways/ Patio/Pool
Porches
Total Proposed Site Coverage
6,469 sq. ft.
3,628 sq. ft.
4,981 sq. ft.
1,181 sq. ft.
16,259 sq. ft. (31.7%)
Maximum Coverage
allowed (w/ 10% bonus) is
19,736 sq. ft.
Floor Area
Second Unit (new)
Storage Unit (new)
Residence (existing)
Garage (existing)
Porch (existing)
Total
1,196 sq. ft.
139 sq. ft.
4,187 sq. ft.
856 sq. ft.
91 sq. ft.
6,469 sq. ft.
Maximum Floor Area
allowed (w/ 10% bonus) is
6,864 sq. ft.
Grading
Cut
60 c.y.
Fill
0 c.y.
Total
60 c.y.
No Grading Limit in the
R-1 Zoning District
Height (2nd Unit)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
416’6”
419’6”
418’
440’ 2” (22’ 2”)
Maximum Building Height is
444.75’ (26 Feet)
Setbacks (Corner Lot)
Front:
Left Side:
Right Side:
Rear:
1st Story
30’
26” 3”
44’9”
22’1”
1st Story
30’
20’.
25’
20’
Application No. PDR 12-0005; 19361 San Marcos Road Page 2 of 4
47
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Description and Architectural Style: The property is located on a large lot with mature trees
and landscaping. The existing home is setback from the road and the secondary dwelling will be
located north of the existing garage and west of the access easement to the adjacent property.
The secondary dwelling unit will be designed to match the existing house which was constructed
in the French Colonial style, including a steeply pitched roof and narrow windows with paired
shutters.
Materials and Colors:
Detail Colors and Materials
Exterior Tan Colored Integrated Stucco (match existing home)
Trim: Stone Veneer (match existing home)
Entry: Wood and Glass (match existing home)
Roof: Concrete Tile (match existing home)
Neighbor Correspondence: The applicant has contacted the adjacent neighbors. One neighbor
notification form has been submitted as of the writing of this staff report. No negative comments
have been received by staff.
FINDINGS
Design Review Findings:
The findings required for issuance of a Design Review approval pursuant to City Code Article 15-
45 are set forth below and the Applicant has met the burden of proof to support making all of those
required findings:
(a): The project avoids unreasonable interference with views and privacy. The project meets this
finding. The secondary unit is below the maximum height and exceeds the minimum setbacks
allowed in the City.
(b): The project preserves the natural landscape. The project meets this finding. No trees will be
removed. Tree protective fencing will be used to protect trees potentially impacted by construction.
(c): The project preserves native and heritage trees. The project meets this finding in that no
Native and/or Heritage trees are proposed for removal.
(d): The project minimizes the perception of excessive bulk. The project meets this finding. The
design of the home minimizes the perception of excessive bulk through the use of varying roof
heights and architectural details such as a tapered chimney and stone veneer pillars.
(e): The project is of compatible bulk and height. The project meets this finding. The maximum
height of the secondary unit is 22 feet, 2 inches which is lower in height than the existing home on
Application No. PDR 12-0005; 19361 San Marcos Road Page 3 of 4
48
Application No. PDR 12-0005; 19361 San Marcos Road Page 4 of 4
the subject property. The addition is designed to match the architecture of the remainder of the
home.
(f): The project uses current grading and erosion control methods. The project meets this finding
in that it is conditioned to meet required grading and erosion control standards.
(g): The project follows appropriate design policies and techniques. The project meets this
finding. The proposed design minimizes the perception of bulk by minimizing building height
(Policy 1, Technique 4), integrates the home with the environment by attaching the secondary unit
to the main dwelling and garage (Policy 2, Technique 4), avoids interference with privacy by
locating the secondary unit to minimize privacy impact (Policy 3, Technique 2), preserves views
and access to views by locating the home to reduce the height impact (Policy 3, Technique 3), and is
designed for energy efficiency by incorporating energy saving devices into the design (Policy 5,
Technique 4).
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 and no exception to
that exemption applies.
STAFF RECOMMENDATION: Adopt Resolution No. 12-021 approving the project, subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Public Hearing Notice, Mailing addresses for project notification
3. Neighbor Notification forms
4. Development Plans and Color Board (Exhibit "A")
49
Attachment 1
RESOLUTION NO. 12-021
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING APPLICATION NO. PDR12-0005 FOR A NEW SECONDARY
DWELLING UNIT LOCATED AT 19361 SAN MARCOS ROAD / 397-13-014
WHEREAS, on March 27, 2012 an application was resubmitted by Jon Gundersen
requesting Design Review approval for a new 1,196 square foot secondary dwelling unit. The
existing 5,134 square foot primary dwelling will remain. The total floor area of the primary and
secondary dwelling unit would be 6,469 square feet. The height of the proposed secondary
dwelling unit would be 22 feet 2 inches, as measured from average grade. The property is located
within the R1-40,000 Zoning District.
WHEREAS, on May 23, 2012, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City staff, the
applicant, and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the Saratoga General Plan Policies LU 1.1 in
that the City shall continue to be predominately a community of single-family detached
residences and LU 1.2 to continue to review all residential development proposals to ensure
consistency with Land Use Element goals and Policies.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project avoids
unreasonable interference with views and privacy; preserves the natural landscape, native and
heritage trees; minimizes the perception of excessive bulk and is of compatible bulk and height;
uses current grading and erosion control methods; and follows appropriate design policies and
techniques.
Section 6: The City of Saratoga Planning Commission hereby approves Application No.
PDR12-0005 subject to the Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 23rd day of
May 2012 by the following vote:
50
Resolution No. 12‐021 Page 2
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
51
Resolution No. 12‐021 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR 100020
13717 Fortuna Court / 38930054
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 of 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 be designed to meet the City’s maximum allowable lot coverage of 55%.
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 City Code 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.
52
Resolution No. 12‐021 Page 4
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
COMMUNITY DEVELOPMENT
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;
PUBLIC WORKS
8. he owner (applicant) shall agree to all conditions required by the City Engineer. T
ARBORIST
9. The owner (applicant) shall agree to all conditions required by the City Arborist.
FIRE DEPARTMENT
10. The owner (applicant) shall agree to all conditions required by the Santa Clara County Fire
Department.
53
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, May 23 2012 at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. A
site visit will also be held by the Planning Commission at the subject property. Please contact the
Planning Department for the date and time of the site visit. 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: PDR12-0005
OWNER/APPLICANT: Jon Gundersen / Paul Doble
ADDRESS/APN: 19361 San Marcos Road; Saratoga, CA 95070 / 397-13-014
PROJECT DESCRIPTION: The applicant is requesting Design Review approval for a
secondary dwelling to be attached to the primary dwelling. The proposed floor area of the
secondary dwelling unit is 1,196 square feet and the proposed height is 22 feet, 2 inches. The lot
is 68,290 square feet in area and the site is zoned R-1-40,000.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission, you may be limited to raising only those issues you or
someone else raised at the Public Hearing.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Cynthia McCormick, Planner, AICP
(408) 868-1230
54
5/16/2012 Page 1 of 2City of Saratoga
Radius Notification Parcel Report
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip
39712019 14500 FRUITVALE AV B A T & T ,
39712012 14500 FRUITVALE AV SARATOGA RETIREMENT
COMMUNITY
14500 FRUITVALE AV SARATOGA, CA 95070
39712019 14500 FRUITVALE AV ODD FELLOWS HOME OF CALIF P O BOX 2669 SARATOGA, CA 95070
39713004 19227 SAN MARCOS RD 17230 BUENAVISTA PARTNERS, LLC 410 N. SANTA CRUZ AVE LOS GATOS, CA 95030
39713008 19281 SAN MARCOS RD SCHWARTZ JEFFREY A AND BARRY C 19281 SAN MARCOS RD SARATOGA, CA 95070
39713009 19275 SAN MARCOS RD ALBRECHT BRENDA 19275 SAN MARCOS RD SARATOGA, CA 95070
39713010 19271 SAN MARCOS RD JAIN NITIN AND VIDYUT 19271 SAN MARCOS RD SARATOGA, CA 95070
39713011 19315 SAN MARCOS RD FIELDS ELIZABETH D PO BOX 3341 SARATOGA, CA 95070
39713012 19287 SAN MARCOS RD LIU WEI-TI TRUSTEE & ET AL 19287 SAN MARCOS RD SARATOGA, CA 95070
39713013 19381 SAN MARCOS RD LAU ONCHUEN D AND JENNIE Y 19381 SAN MARCOS RD SARATOGA, CA 95070
39713014 19361 SAN MARCOS RD jon and candice gunderson 19361 SAN MARCOS RD SARATOGA, CA 95070
39713015 19401 SAN MARCOS RD BELOTTI LORENZO M AND ROSE 19401 SAN MARCOS RD SARATOGA, CA 95070
39713016 19411 SAN MARCOS RD MC CUE VIRGINIA F TRUSTEE & ET 19411 SAN MARCOS RD SARATOGA, CA 95070
39713017 19421 SAN MARCOS RD BANO ANSELMO AND FIORELLA 19421 SAN MARCOS RD SARATOGA, CA 95070
39713018 19431 SAN MARCOS RD JEN KATHERINE 19431 SAN MARCOS RD SARATOGA, CA 95070
39713027 14450 FRUITVALE AV CAO RENYU AND QIAN SHELLY 14450 FRUITVALE AV SARATOGA, CA 95070
39713028 14420 FRUITVALE AV MARTEL ALBERT J AND JANET A 14420 FRUITVALE AV SARATOGA, CA 95070
39713029 14470 FRUITVALE AV LAWRENCE THOMAS J AND OLSEN-LA 14470 FRUITVALE AV SARATOGA, CA 95070
39713030 14000 FRUITVALE AV WEST VALLEY JT COMMUNITY COLLE 14000 FRUITVALE AV SARATOGA, CA 95070
39736003 19450 BURGUNDY WY 19450 BURGUNDY WY SARATOGA, CA 95070
39736004 19438 BURGUNDY WY DOTZLER FREDERICK J AND CASSAN 19438 BURGUNDY WY SARATOGA, CA 95070
39736005 14665 GRANITE WY MONIA VICTOR AND KAREN N 10142 INDIAN RIDGE DR RENO, NV 89511
39736020 19303 CHABLIS CT RICHIUSO DOMINICK L 19303 CHABLIS CT SARATOGA, CA 95070
39736021 14634 GRANITE WY RICHARDSON JOHN S JR AND PATRI 14634 GRANITE WY SARATOGA, CA 95070
39736022 14622 GRANITE WY RAVIKUMAR NARASIMHAN AND
JAYAN
14622 GRANITE WY SARATOGA, CA 95070
39736023 14600 GRANITE WY MASEK MICHELLE M AND JOSEPH C 14600 GRANITE WY SARATOGA, CA 95070
39736024 19411 BURGUNDY WY LYNCH JOHN F III AND JOAN M TR 19411 BURGUNDY WY SARATOGA, CA 95070
39736025 19437 BURGUNDY WY JONES TOM AND ANNE 19437 BURGUNDY WY SARATOGA, CA 95070
39736026 19459 BURGUNDY WY MAGLIONE JOSEPH AND CELIA M 19459 BURGUNDY WY SARATOGA, CA 95070
39736027 19471 BURGUNDY WY KANG SEONG H AND INHWA L TRUST 19471 BURGUNDY WY SARATOGA, CA 95070
39736028 19493 BURGUNDY WY SHUKLA RAMA K AND POONAM M 19493 BURGUNDY WY SARATOGA, CA 95070
39736034 19466 BURGUNDY WY WENG KEN AND FUNG LEONA 19466 BURGUNDY WY SARATOGA, CA 95070
GEO10 55
Parcel Number Parcel Address Owner Name Owner Address Owner City, State Zip
Affected Parcels 32
GEO10 56
57
58
59
60
61
62
63
64
65
66
67
68
REPORT TO THE
PLANNING COMMISSION
Meeting Date: May 23, 2012
Application: Design Review PDR11-0028
Location / APN: 13710 Pierce Rd. / 503-16-034
Owner / Applicant: Ranganath / Rockwood Designs
Staff Planner: Michael Fossati
13710 Pierce Road
69
.
SUMMARY
PROJECT DESCRIPTION:
The applicant is requesting approval to replace an existing 3,125 square foot, 22 foot tall
two-story, single-family residence with a new 5,642 square foot, 24 foot tall, two-story,
residence.
STAFF RECOMMENDATION:
Adopt Resolution No. 12-023 approving the project subject to conditions of approval.
PROJECT DATA
Net Site Area: 0.81 acres (35,086 square feet)
Average Slope: Less than 10% (8.5%)
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R-1-40,000
Proposed Allowed
Proposed Site Coverage
Building / Accessory Structure
Driveway / Parking
Walkways/ Patios
Pool / Bocce Court
Total Proposed Site Coverage
4,329 sq. ft.
1,735 sq. ft.
3,750 sq. ft.
914 sq. ft.
10,728 sq. ft.
(30.5%)
Maximum Coverage
allowed is 12,280 sq. ft.
Floor Area
1st Floor:
2nd Floor:
Garage:
Garden Shed
Total
3,607 sq. ft.
1,353 sq. ft.
682 sq. ft.
39 sq. ft.
5,681 SF
Maximum Floor Area
allowed is 5,688 sq. ft.
Grading
Cut
50 c.y.
Fill
50 c.y.
Total
100 c.y.
No Grading Limit in the
R-1 Zoning District
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
418’
419.5’
418.75’
443’ (24.25’)
Maximum Building
Height is 444.75’
(26 Feet)
Setbacks
Front:
Left Side:
Right Side:
Rear:
1st Story
198’
10’3”
9’3”
99’5”
2nd Story
229’
28’6”
14’3”
126’6”
1st Story
30’
9’3”
9’3”
50’
2nd Story
30’
14’3”
14’3”
60’
70
.
PROJECT DISCUSSION AND SITE CHARACTERISTICS
This project is subject to Design Review pursuant to City Code Section 15-45.060(a)(1), any
new multi-story main or accessory structure.
Site Description
The 0.9 acre site is setback from Pierce Road approximately 345 feet and located to the south
of the Kathryn Kennedy Winery. As you proceed south along the access easement, the grade
slowly increases until you reach the top, where three existing two-story homes are located.
The homes are standard ranch style, with a mixture of horizontal and vertical siding. The
hill gently rolls back down at the rear of the property. The front and back yard of the three
properties have private vineyards.
Architectural Style
The proposed project follows a modern architectural style. The proposed horizontal design
is created with smooth stucco and hardy panel exteriors, aluminum panel accents and veneer,
and fenestrated aluminum windows. The proposed roof is flat. The first floor level consists
an open floor plan that includes a living, dining, and family room, an entertainment room, a
fitness room, an office, a guest bedroom and bathroom, and a three-car garage. The second
floor consists of additional bedrooms, bathrooms, and closets. The applicant is proposing to
replant the existing vineyard in the front yard, while constructing a reflecting pool and bocce
ball court in the rear. A 39 sq. ft. half bath is proposed within a 490 sq. ft. gazebo proposed
in the back yard.
The exteriors include off-white smooth stucco, brownish-gray hardy panels, and a, brownish-
red aluminum veneer. The aluminum windows and doors are proposed to be painted dark
brown, to compliment the aluminum accents.
Detail Colors and Materials Mfg. & Specification
Windows Dark Brown – Aluminum Fleetwood Windows or
Equivalent
Garage Door Dark Brown – Aluminum & Glass Clopay or Equivalent
Aluminum
Veneer Reddish-Brown - Aluminum TBD
Building Ext. Off-white – Smooth Stucco TBD
Building Ext. Brownish-Gray – Hardie Panel TBD
Trees
71
.
There are 5 trees within the general vicinity of the project. In order to construct the project,
two of the trees (Siberian Elm & American Elm) must be removed. The City Arborist
approved removal of the two trees, as both trees are in poor condition and not warranted for
preservation. The applicant will be required to plant comparable (in dollar value)
replacement trees on the site. Furthermore, the applicant will be required to place safety
measures (such as tree protection fencing and a tree security deposit) for the trees that are
remaining.
Landscaping
The project is proposing to maintain the existing vineyard front landscaping. The rear yard
will include a covered trellis patio, reflection pool, bocce ball court, and detached gazebo
structure with a half bath.
Energy Efficiency
The project (as shown) has scored 83 points on the Build-it-Green checklist. The minimum
score required by City Code is 50 points. The energy efficient features proposed includes
diverting 50% of all construction and demolition waste, “hydrozoning” the landscape, Forest
Stewardship Council (FSC) certified wood, and durable, non-combustible siding and roofing
materials.
Neighbor Correspondence
The applicant submitted neighbor notification forms from three neighboring property
owners. There were no comments expressed by those property owners via the forms.
Staff sent a “Notice of Public Hearing” to all property owners within 500 feet of the subject
property. The public hearing notice and description of the project was published in the
Saratoga News. Staff has received one comment from the property owner at 13190 Pierce
Road. She stated that although they were appreciative that the second story portion of the
structure will be moved farther away from the property line than what currently exists, they
would like to see the height lowered “a couple of feet”. Staff informed the concerned
neighbor that the existing height is approximately 22 feet, the proposed height is
approximately 24.25 feet, and the allowable height (within that zoning district) is 26 feet.
DESIGN REVIEW FINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code
Section 15-45.080 are set forth below and the applicant has met the burden of proof to
support making all of those required findings:
(a) The project avoids unreasonable interference with views and privacy. The project
has been designed in a manner that minimizes interference with neighboring views
and privacy by proposing the following:
a. The existing structure is currently non-conforming in regards to certain
setbacks. Presently, the setback between the existing structure and the
southern property line is five feet. This includes both the first and second
story. The applicant is proposing to construct the new structure in
72
.
conformance with the setbacks required by City Code, which will decrease
the impact and interference with views and privacy.
b. Due to the existing location of the neighboring properties, views are typically
found along the eastern and western elevations. The proposed project will
not have any effect on either one of those view corridors, as the proposed
structure sits directly north and south of the neighboring structures.
c. The majority of the proposed structure will remain in the same building
footprint of the existing structure. The proposed height is approximately two
feet taller than the existing structure. The increased impact of the proposed
residence seems reasonable, as it will not substantially broaden what is
currently there.
d. The majority of addition is along the southern property line, through the first
floor elevation. The project includes replacing the existing fence with a new
six foot fence (with two feet of lattice) to further alleviate privacy impacts.
As discussed above, the finding can be made in the affirmative.
(b) The project preserves the natural landscape. This project meets this finding in that
it will be constructed in the general location as the existing residence and the
building footprint is level and clear of extensive vegetation. The majority of
established trees (two Chinese elms and one white birch) will remain intact.
(c) The project preserves native and heritage trees. The project meets this finding in
that no native or heritage trees are being proposed for removal.
(d) The project minimizes the perception of excessive bulk. The project meets this
finding in that proposed design has a narrow front façade, an inset second story
element, and use of varying horizontal elements that assist in breaking up the mass
the structure. The openness created by the fenestrated corners along the second story
creates a focal point for the eye, which alleviates the perception of bulk. The
proposed side access garage, which projects forward towards the front property line,
also creates architectural relief along the front façade.
(e) The project is of compatible bulk and height. The project meets this finding in that
the size of the proposed structure is designed to fit within the adjacent neighboring
community. The surrounding homes (specifically 13160 and 13190 Pierce Road) are
two-story ranch style homes that use a mixture of horizontal and vertical siding
elements in their design. Even though the proposed structure does not rely on the
ranch style elements, the bulk and height of the project and the two adjacent
properties are similar.
(f) The project uses current grading and erosion control methods. The applicant has
proposed to swales along the northern and southern property line to direct
stormwater to energy dissipaters. The storm water would than sheet flow and
percolate into the remaining rear yard.
73
.
(g) The project follows appropriate design policies and techniques. The project meets
this finding in incorporating the following design techniques:
a. The proposed project utilizes different exterior materials to soften elevations,
such as stucco, earthtone aluminum, and hardie board. (Policy 1, Technique
#3)
b. Compatible in terms of proportion, size, mass and height to the neighboring
properties. Even though there is no architectural style the design follows, the
bulk, mass and size of the proposed structure are in line with the neighboring
structures along the knoll. (Policy 1, Technique #5)
c. Unites all the proposed structures with a single architectural design. The
design of the project does not follow the same architectural style as the
neighboring properties, because there is not set architectural theme at this
location. Rather, the proposed design, in regards to bulk, height and mass
(Policy 2, Technique #4)
d. Locates structural elements (i.e. second story) to increase visual distance
between buildings. The current residence has a legal non-conforming second
story setback of six feet from the southern property line. The applicant is not
proposing a new structure, that includes the second story component to be
brought back farther (11 feet) from the second story line and in conformance
with City Code. (Policy 3, Technique #2)
As discussed above, the finding can be made in the affirmative.
ENVIRONMENTAL DETERMINATION: The project is Categorically Exempt from the
Environmental Quality Act (CEQA) pursuant to Section 15303, “New Construction or
Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This
exemption allows for the construction or conversion of up to three single-family residences.
STAFF RECOMMENDATION
Adopt Resolution No. 12-023 approving the project subject to conditions of approval.
ATTACHMENTS:
1. Resolution of Approval – 13710 Pierce Road
2. Arborist Report – Dated 2/16/2012
3. Neighbor Notification Forms – 13170 Pierce Road
4. Build-it-Green Checklist – 13170 Pierce Road
5. Public hearing notice, mailing addresses, and map for project notification
6. Site Photos, 13170 Pierce Road
7. Reduced Plans, Exhibit "A.”
74
Attachment 1
RESOLUTION NO. 12-023
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW NO. PDR11-0028 FOR THE REPLACEMENT OF AN
EXISTING TWO-STORY, SINGLE-FAMILY RESIDENCE WITH A NEW TWO-
STORY SINGLE-FAMILY RESIDENCE LOCATED AT 13170 PIERCE ROAD
WHEREAS, on December 15, 2012 an application was submitted by Rockwood Design,
requesting Design Review approval to replace an existing 3,125 sq. ft. two-story, single-family
residence with a new 5,642 sq. ft. two-story, single-family residence. Design Review approval is
required pursuant to Saratoga Municipal Code Section 15-45.060. The net site is approximately
35,086 sq. ft. and is located within the R-1-40,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on May 23, 2012, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City staff, the
applicant, and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of
Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the
construction of up to three single-family residences and no exception to that exemption applies.
Section 3: The project is consistent with the Saratoga General Plan Policies LU 1.1 in
that the City shall continue to be predominately a community of single-family detached
residences and LU 1.2 to continue to review all residential development proposals to ensure
consistency with Land Use Element goals and Policies.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project avoids
unreasonable interference with views and privacy; preserves the natural landscape, native and
heritage trees; minimizes the perception of excessive bulk and is of compatible bulk and height;
uses current grading and erosion control methods; and follows appropriate design policies and
techniques.
75
Resolution No. 12‐023 Page 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR11-0028,
located at 13170 Pierce Road, subject to the above Findings, and Conditions of Approval
attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 23th day of
May 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
76
Resolution No. 12‐023
Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR11-0028
13170 Pierce Road (APN: 503-16-034)
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, or grading
permit for this project shall be issued until proof is filed with the city that a certificate of
approval documenting all applicable permanent or other term-specified conditions has been
recorded by the applicant with the Santa Clara County Recorder’s office in form and content
to the satisfaction of the Community Development Director. If a condition is not
“Permanent” or does not have a term specified, it shall remain in effect until the issuance by
the City of Saratoga of a Certificate of Occupancy or its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting
this approval is duly executed, containing a statement of all amounts due to the City in
connection with this application, including all consultant fees (collectively “processing
fees”). THIS APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS AFTER
THE DATE SAID NOTICE IS MAILED IF ALL PROCESSING FEES CONTAINED
IN THE NOTICE HAVE NOT BEEN PAID IN FULL. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County,
City and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga Zoning Regulations incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and
volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any
action on the subject application, or any of the proceedings, acts or determinations
taken, done or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person
acting on their behalf.
77
Resolution No. 12‐023 Page 4
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
COMMUNITY DEVELOPMENT
5. Compliance with Plans. The development shall be located and constructed to include those
features, and only those features, as shown on the Approved Plans dated March 27, 2012
denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in
writing with plans showing the changes, including a clouded set of plans highlighting the
changes. Such changes shall be subject to approval in accordance with Condition 3, above.
6. Building Division Submittal. Four (4) sets of complete construction plans shall be
submitted to the Building Division. These plans shall be subject to review and approval by
the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum
include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department and referenced in Condition
No. 5 above;
b. A note shall be included on the site plan stating that no construction equipment or
private vehicles shall be parked or stored within the root zone of any Ordinance-
protected tree on the site;
c. 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;
d. This signed and dated Resolution printed onto separate construction plan pages;
e. City Arborist Reports dated February 16, 2012 onto separate construction plan pages;
f. All additional drawings, plans, maps, reports, and/or materials required by the Building
Division.
7. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or
public right-of-way.
8. Maintenance of Construction Project Sites. Because this Design Review Approval
authorizes a project which requires a Building Permit, compliance with City Code Section
16-75.050 governing maintenance of construction project sites is required.
ARBORIST
9. The owner (applicant) shall agree to all conditions required per City Arborist Report, dated
February 16, 2012.
78
Page 1 of 6
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
Application #: ARB11-0077
Prepared by Kate Bear, City Arborist Site: 13170 Pierce Road
Phone: (408) 868-1276 Owners: V. R. Rawgawath
Email: kbear@saratoga.ca.us APN: 503-16-034
Email: vranganath@gmail.com
gitagawti@yahoo.com
Report History:
#1
Date:
Plans received December 15, 2011
Arborist report received February 3, 2012
Report completed February 16, 2012
PROJECT SCOPE
The applicant has submitted plans to the City to demolish the existing house and build a new two
story house with an attached three car garage.
No trees protected by City Code are shown to be removed on the plans, but trees #4 and #5 are in
conflict with the proposed project. They both meet the criteria for removal and replacement as part
of the project (see the Findings section below).
CLEARANCE – with conditions
This project complies with the requirements for the setback of new construction from existing trees
under Section 15-50.120 of the City Code.
PLAN REVIEW
Plans Reviewed:
Architectural plans were prepared by Rockwood Design and dated December 13, 2011. Architectural
plan sheets reviewed for this report include Sheet T1, Site Plan; Sheet A1, Site Plan and Elevations;
Sheet A2, First Floor Plan; and Sheet A3, Second Floor Plan. A topographic survey prepared by
American Baseline Company and dated December 11, 2011 was provided for review in the
submittal.
TREE INFORMATION
An arborist report for the project was prepared by Straun Edwards of Trees 360 Degrees and dated
January 18, 2012. It was received by the City on February 3, 2012. The report inventoried 5 trees on
site, provided appraised values for each tree, and provided recommendations to mitigate project
impacts.
79
13170 Pierce Road
Page 2 of 6
Tree Inventory:
Four trees protected by City Code and one tree not protected by City Code were inventoried for the
project. Inventoried trees include two Chinese elms (#1 and 3), one birch (#2), one Siberian elm
(#4), and one American elm (#5). Tree #2 in the submitted arborist report is not protected by City
Code and so it does not require a security deposit or tree protection during construction.
Tree Removals:
Trees #4 and 5 are in conflict with the proposed design. They meet the criteria for removal (see
Findings below), and may be removed and replaced as part of the project, once all Building Division
permits have been obtained.
Tree Protection:
Tree #3 can be adequately protected with chain link fencing during construction (see the
Requirements section for details). Tree #1 is far enough from construction that chain link fencing is
not required. Tree #2 does not require chain link fencing around it during construction unless the
owners wish to do so, as it is not protected by the City Code.
Security Deposit for the Projection of Trees:
Per City Ordinance 15-50.080, a Tree Protection security deposit equal to 100% of the appraised
value of trees impacted by the project is required. Owner shall obtain, and file with the Community
Development Director, the required security deposit prior to the receipt of building permits. The
security deposit may be in the form of a savings account, a certificate of deposit account or a bond.
The required security deposit for this project is $20,600 and is equal to the total appraised value of
tree #3. This deposit will be held until completion of the project and acceptance by the City.
Appraisals:
Appraised values were calculated by Trees 360 Degrees and submitted to the City. Values were
calculated using the Trunk Formula Method developed by the Council of Tree and Landscape
Appraisers and the International Society of Arboriculture.
Values submitted by the project arborist included calculation errors that have been corrected for this
report. The appraised values in this report are the correct value for each tree, and should be used for
this project.
FINDINGS
Tree Removal
Two trees, Siberian elm #4 and American elm #5, are in conflict with the proposed project and meet
the criteria for removal. They may be removed and replaced as part of the project after all applicable
permits have been obtained.
Summary of tree removal criteria that are met
Tree # Criteria met Criteria not met Criteria not pertinent
4 1, 2, 6, 7, 8, 9 4, 5 3
5 1, 2, 6, 7, 8, 9 4, 5 3
Tree #4 – Siberian elm:
Tree #4 is in poor condition and grows within the footprint for the proposed house. Preserving this
tree and designing the project around it is therefore not warranted and criterion #1 is met. If the tree
80
13170 Pierce Road
Page 3 of 6
was retained and the house designed around it, it would threaten damage to the house, due to its
proximity to the structure. Therefore, criterion #2 is met. Removal of this tree will not have an
impact on erosion in that it grows in a flat part of the lot, so criterion #3 is not pertinent. Removal of
this tree will have an impact on the property’s tree canopy and shade, but not privacy, so it partially
meets criterion #4. This tree is not too close to other trees for good forestry practices, so it does not
meet criterion #5. The alternative to removing this tree is to redesign the house around the tree.
Although this is a feasible alternative, the tree has a low suitability for retention, so criterion #6 is
met. Removal and replacement of tree #4 does meet criterion #7, which is to replace trees when it is
not possible or practical to retain and preserve them. This tree does present a safety concern if
retained, so criterion #8 is met. Removal of this tree will provide economic and other enjoyment to
the property owners, when there is no practical alternative, so criterion #9 is met.
Tree #5 – American elm:
Tree #5 is an old American elm that grows within the footprint for the proposed house. The
submitted arborist report found extensive decay in the tree, leaving it susceptible to failure, so
criterion #1 is met. If the tree were retained, it would threaten damage to the house, in that it is at
risk of failure, so criterion #2 is met. Removal of this tree will not have an impact on erosion in that
it grows in a flat part of the lot, so criterion #3 is not pertinent. Removal of this tree will have an
impact on the property’s tree canopy, shade and possibly privacy, so criterion #4 is not met. This tree
is not too close to other trees for good forestry practices, so it does not meet criterion #5. There is no
acceptable alternative to removing this tree whether the new house is constructed or not, so criterion
#6 is met. Removal and replacement of tree #5 does meet criterion #7, which is to replace trees when
it is not feasible to retain and preserve them. This tree does present a safety concern if retained, so
criterion #8 is met. Removal of this tree will provide economic and other enjoyment to the property
owners, when there is no practical alternative, so criterion #9 is met.
Replacement Trees:
The total appraised value of trees #4 and 5 is $9,180. It is acceptable to plant new trees equal to this
appraised value as part of the project. Replacement trees may be planted anywhere on the property.
Replacement values for new trees are listed below.
15 gallon - $150 48 inch box - $5,000
24 inch box - $500 60 inch box - $7,000
36 inch box - $1,500 72 inch box - $15,000
New Construction
Based on a review of information provided, and as conditioned, the project complies with the
requirements for the setback of new construction from existing trees under Section 15-50.120 of the
City Code.
REQUIREMENTS
1. The arborist report prepared by Straun Edwards of Trees 360 Degrees and dated January 18,
2012, shall be copied on to plan sheets, titled “Tree Preservation” and included in the final
set of plans.
2. Trees 360 Degrees shall be known as the Project Arborist for the project. Applicant shall
follow all recommendations of the Project Arborist during construction.
81
13170 Pierce Road
Page 4 of 6
3. This entire arborist report shall be included in the final job copy set of plans.
4. Tree Protection Security Deposit - $20,600
a. Owner shall obtain, and file with the Community Development Director, a Tree
Protection security deposit for tree #3, prior to obtaining Building Division permits.
b. The tree protection security deposit shall remain in place for the duration of construction
of the project to ensure the protection of the trees.
c. Once the project has been completed, inspected and approved by the City, the bond will
be released.
5. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
6. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be established prior to the arrival of construction equipment or materials on site.
c. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT REMOVE
WITHOUT APPROVAL FROM CITY ARBORIST”.
e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
f. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection. If contractor feels that work must be done inside the fenced area, call City
Arborist to arrange a field meeting.
7. 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.
8. Applicant is responsible for protecting trees per City Code Article 15-50 on all construction
work. Receipt of a Planning or Building permit does not relieve applicant of his
responsibilities under this Code.
9. Utilities shall be shown on the final plans. Utilities include, but are not limited to, electrical,
drainage, water, sewer, gas and irrigation for landscaping.
10. No excavation is permitted under the canopy of any protected tree on site without prior
approval from the City Arborist. Approval shall be obtained before any work takes place.
Failure to do so may lead to a hold on the Tree Protection Security Deposit put in place by
the property owner for a period of up to five years after the completion of construction.
82
13170 Pierce Road
Page 5 of 6
11. No changes in grade, including addition of fill soil, soil cuts, or trenching is permitted within
12 feet of Chinese elm #3 for the new house, retaining walls, walkways, patios, planter areas
or any other aspect of the project.
12. Trees #4 and 5 meet the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
13. New trees equal to $9,180 shall be planted as part of the project. Replacement values for
new trees are listed below.
15 gallon - $150 48 inch box - $5,000
24 inch box - $500 60 inch box - $7,000
36 inch box - $1,500 72 inch box - $15,000
14. Replacement trees may be planted anywhere on the property as long as they do not encroach
on retained trees, and may be of any species.
15. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of an ISA Certified Arborist and according to ISA standards.
16. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited under
tree canopies or anywhere on site that allows drainage to areas under tree canopies.
Herbicides shall not be applied under tree canopies.
17. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City , call City Arborist for a final
inspection.
ATTACHMENTS:
Tree removal criteria
Map showing locations of trees and protective fencing around trees
83
13170 Pierce Road
Page 6 of 6
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to
existing or proposed structures and interference with utility services;
(2) The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property;
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and
the diversion or increased flow of surface waters, particularly on steep slopes;
(4) The number, species, size and location of existing trees in the area and the effect the removal
would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the
general welfare of residents in the area;
(5) The age and number of healthy trees the property is able to support according to good forestry
practices;
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on
the protected tree;
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose
and intent of this Article;
(8) Any other information relevant to the public health, safety, or general welfare and the purposes
of this ordinance as set forth in section 15-50.010; and
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is
no other feasible alternative to the removal.
84
TREE INVENTORY TABLE
TREE
NO. TREE NAME Trunk Diameter (in,) - per Guide for Plant AppraisalEstimated Canopy Spread (ft.)Health Condition (100% = best, 0% = worst)Structural Integrity (100% = best, 0% = worst)Overall ConditionSuitability for Preservation (High/Moderate/Low)Intensity of Impacts (1 = Highest, 5 = Lowest)In Conflict with Proposed DesignNot Shown on PlansOn Adjacent ProprtyAppraised ValueChinese elm
1 Ulmus parvifolia 14.7 25 60 60 Fair High 4 $3,750
European white birch
2 Betula pendula 9.25 10 60 60 Fair High 3 $590
Chinese elm
3 Ulmus parvifolia 30.8 40 80 80 Good High 2 $20,600
Siberian elm
4 Ulmus pumila 21.3 14 20 20 Poor Low 1 X X $180
American elm
5 Ulmus Americana 40 30 70 70 Poor Low 1 X X $9,000
Total appraised value $34,120
Should any tree listed above be removed owner will be required to replace that tree with trees equal to its appraised value.
Replacement Tree Values 15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 52 inch box = 7,000 72 inch box = $15,000
13170 Pierce Road
February 16, 2012
85
13170 Pierce Road
Legend
Tree Protective Fencing Tree Not Protected NP
Tree Canopy by City Code
5
4
3
2
1
NP
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
N12/11/11 13170 pierce road - Google Maps
1/1maps.google.com/maps?q=13170+pierce+road&ie=UTF8&hq=&hnear=13170+Pierce+Rd,+Saratoga,+…
Address 13170 Pierce Rd
Saratoga, CA 95070
20'-0"60'-0"
20'-0"30'-0"20'-0"18'-0"12'-0"6'-0"99'-5"
126'-5"9'-3"198'-7"
229'-8"10'-3"28'-6"400
41041042042010' ROW(E) DRIVEWAY
(N) EXTENDED DRIVEWAY
WITH 2' UNPAVED
SHOULDER 10' ROW 12FRONT SETBACK 30'-0"FRONT SETBACK 30'-0"410410420420345FIRETRUCKTURNAROUND19.00'N 88°06'23" E 150.00'N 07°52'07" E 75.00'N 88°06'23" E 545.83'N 02°23'43" W 92.64'N 88°06'23" E 412.58'
SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"BOCCE BALL COURTACCESSORYSTRUCTUREREFLECTING POOL
6' STUCCO FENCE TO MATCH HOUSE
GATEGATE6' NEW FENCE W/ 2' OF LATTICE1 PARKINGREQ.VINEYARD
HVAC UNENCLOSED GARDENSTRUCTUREHVAC
(E) DRIVEWAY
(N) FIRE TRUCK
TURNAROUND
(N) EXTENDED DRIVEWAY
WITH 2' UNPAVED SHOULDER
(N) FIRST FLOOR , GARAGE
SECOND FLOOR
ACCESSORY STRUCTURE
10' MAX HEIGHT
&,7<2)6$5$72*$1$7,21$/32//87$17',6&+$5*(
(/,0,1$7,216<67(0 13'(6 67250:$7 (53(50,7
&203/,$1&(32/,&<
$VVWDWHGLQ$UWLFOHVDQGRIWKH0XQLFLSDO&RGHDQGSHUXSGDWHVWRWKHVH
DUWLFOHVDVUHIOHFWHGLQ2UGLQDQFH1XPEHU 7KH&LW\RI 6DUDWRJDVKDOOUHPDLQLQ
FRPSOLDQFHZLWKLWV13'(66WRUPZDWHU3HUPLWE\LPSOHPHQWDWLRQRIWKHDSSURSULDWH
0XQLFLSDO&RGH$UWLFOHVDVVWDWHGLQWKLVSROLF\
,QDGGLWLRQWRLPSOHPHQWDWLRQRI6DUDWRJD¶V0XQLFLSDO&RGHZKLFKUHTXLUHVFRPSOLDQFH
ZLWK13'(63HUPLW3URYLVLRQ& HIIHFWLYH2FWREHU WKH&LW\VKDOOLPSOHPHQW
WKHJXLGHOLQHVLQWKHGRFXPHQWVOLVWHGEHORZ
&$/,)251,$67250:$7(548$/,7<$662&,$7,21 &$64$
67250:$7(5%(670$1$*(0(1735$&7,&(+$1'%22.6
6$17$&/$5$9$//(<85%$15812))32//87,2135(9(17,21
352*5$0 6&985333 &67250:$7(5+$1'%22.
%$<$5($67250:$7(50$1$*(0(17$*(1&,(6$662&,$7,21
%$60$$ 38%/,&$7,21³67$57$77+(6285&(´
&LW\VWDIIZLOOGLUHFWDSSOLFDQWVWRXVHWKHWHFKQLTXHVRXWOLQHGLQWKHDERYHGRFXPHQWVDV
DPHDQVRIPHHW LQJWKH3URYLVLRQ&UHTXLUHPHQWVRIWKH13'(63HUPLW$SSOLFDWLRQV
ZLOOEHUHYLHZHGRQDFDVHE\FDVHEDVLVDQGWKHWHFKQLTXHVIRUOLPLWLQJVWRUPZDWHU
UXQRIIZLOOUHIOHFWWKHJXLGHOLQHVRXWOLQHGLQWKHVHGRFXPHQWV
7KLVSROLF\VKDOODSSO\WRDOOHOLJLEOHSURMHFWVDVGHILQHGE\WKH13'(63HUPLWZKLFK
KDYHEHHQVXEPLWWHGUHYLHZHGDQGDSSURYHGE\WKHDSSURSULDWH&LW\$XWKRULWLHV
ROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZT1
DATE: 03-27-2012R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 950701 SITE PLAN SCALE 1"= 20'
TREES:
#1 14" ELM
#2 6" ELM
#3 19" ELM CHINESE
#4 24" ELM ( TO BE REMOVED)
#5 34" EMM ( TO BE REMOVED)
" PRIOR TO FOUNDATION INSPECTION
BY THE CITY, THE LLS OF RECORD
SHALL PROVIDE A WRITTEN
CERTIFICATION THAT ALL BUILDING
SETBACK ARE PER THE APPROVED
PLANS."
Project Title:
Ranganath Residence
Owner Information:
VR and Gita Ranganath
Project Location:
13170 Pierce Road
Saratoga, CA. 95070
APN:
503-16-034
Scope Of Work:
Demolition of existing 2 story residence, age os
structure 1950.
New 2 story residence, landscape, hardscape
and accessory structure.
Zoning:
R-1-40,000
Gross lot size:
40,254 square feet / .9241 Acres
Net Lot Size (After Easement Deductions)
35,086 square feet
Minimum Site Area per 15-12.050- Site Area:
40,000 square feet
Site Frontage, Width and Depth per 15-12.070:
100 frontage
150 feet width
150 feet depth
The frontage and width of an access corridor
shall not be less than 20’-0”.
Allowable Site Coverage per 15-12.080:
35% of Net Site Lot = 35,086 square feet =
12,281 square feet
Setbacks per 15-12.090:
Front Setback: 30 feet
Side Setback (First Floor) for nonconforming
lot width is 10% of lot width or 6’-0” whichever
is greater. 92’-7 -11/16” is the lot width so the
setback is 9’- 4”.
Side Setback (Second Floor) per above is first
floor + 5’-0” = 14’-4”.
Rear Setback: First floor- 50 feet , Second Floor
— 60 feet.
Maximum Height per 15-12.100:
26’-0” or 30’-0” by Use Permit. Maximum 2
story in height.
Allowable Floor Area per 15-45.030:
35,086 square feet rounded up to 38,000
square feet.
Average Slope: 8.5%- No Slope Reduction
City Zoning Ordinance section applicable to this
property based on calculated Net Site Area:
15,001–40,000 sq. ft. 4,050 sq. ft. plus 78 sq. ft.
for each 1,000 sq. ft. of net site area over 15,000
sq. ft.
36,000 square feet = 4,050 sq. ft. + 78 (21) =
4,050 + 1,638 sq. ft. =
5,688 Allowable Square Feet
PARCEL MAP:
VICINITY MAP:
INDEX:
T1 TITLE PAGE & SITE PLAN
TE GREENPOINT SHEET
T2 ARBORIST REPORT
SU SURVEY
G1 GRADING COVER SHEET
G2 GRADING & DRAINAGE PLAN
G3 EROSION CONTROL PLAN
A1 FIRST FLOOR
A2 SECOND FLOOR
A3 ROOF PLAN & ACCESSORY STRUCTURE
IMPERVIOUS COVERAGE_LANDSCAPE
A3 ELEVATION & SECTIONS
FLOOR AREA PROPOSED:
FIRST FLOOR: 3,625 SQ.FT.
SECOND FLOOR: 1353 SQ.FT.
ACCESSORY STRUCTURE: 39 SQ.FT.
GARAGE: 671 SQ.FT.
TOTAL: 5,688 SQ.FT.
SITE COVERAGE: SQ.FT. % OF NET LOT SIZE
FOOTPRINT OF HOME: 4,296 12.2
STORAGE LESS 5' HEIGHT: 45 .1
DRIVEWAY: 1,735 4.1
WALKWAY/ PATIOS: 3,750 10.7
ACCESSORY STRUCTURE: 39 .1
REFLECTING POOL: 132 .3
BOCCE FIELD: 782 2.2
TOTAL: 10,779 30.7
SETBACK: REQUIRED PROPOSED
FRONT: 30'-0" 198'-7"
LEFT SIDE FIRST FLOOR: 9'-3" 10'-3"
LEFT SIDE SECOND FLOOR: 14'-3" 28'-6"
RIGHT SIDE FIRST FLOOR: 9'-3" 9'-3"
RIGHT SIDE SECOND FLOOR: 14'-3" 14'-3"
REAR FIRST FLOOR: 50'-0" 99'-5"
REAR SECOND FLOOR: 60'-0" 126'-6"
HEIGHT:
LOWEST ELEV. POINT AT BUILDING EDGE N.G. 418.0'
HIGHEST ELEV. POINT AT BUILDING EDGE N.G. 419.5'
AVERAGE ELEV. POINT BASED ON HIGHEST & LOWER. 418.75'
TOP MOST ELEV. POINTFROM AVERAGE POINT TO TOP ROOF 443.0'
Design Firm:
Rockwood Design Associates, Inc.
14554 Big Basin Way, Suite A
Saratoga, CA. 95070
408-741-0189
408-741-5085 fax
www.rockwooddesign.net
Email: arockwood@rockwooddesign.net
Project Designer: Lorena Perez, AIA Assoc.
Project Manager: Adam Rockwood, AIA Assoc.
Civil Engineer Information:
Giuliani and Kull
Stevens Creek Blvd., Suite 205
San Jose, CA. 95129
408-615-4000
408-615-4004 fax
Contact: Mark Helton
30$,800%
%
&
4*(/
THIS PROJECT IS NOT LOCATED IN A
WILDLAND URBAN INTERFACE
110
Page 1 of 6
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
Application #: ARB11-0077
Prepared by Kate Bear, City Arborist Site: 13170 Pierce Road
Phone: (408) 868-1276 Owners: V. R. Rawgawath
Email: kbear@saratoga.ca.us APN: 503-16-034
Email: vranganath@gmail.com
gitagawti@yahoo.com
Report History:
#1
Date:
Plans received December 15, 2011
Arborist report received February 3, 2012
Report completed February 16, 2012
PROJECT SCOPE
The applicant has submitted plans to the City to demolish the existing house and build a new two
story house with an attached three car garage.
No trees protected by City Code are shown to be removed on the plans, but trees #4 and #5 are in
conflict with the proposed project. They both meet the criteria for removal and replacement as part
of the project (see the Findings section below).
CLEARANCE – with conditions
This project complies with the requirements for the setback of new construction from existing trees
under Section 15-50.120 of the City Code.
PLAN REVIEW
Plans Reviewed:
Architectural plans were prepared by Rockwood Design and dated December 13, 2011. Architectural
plan sheets reviewed for this report include Sheet T1, Site Plan; Sheet A1, Site Plan and Elevations;
Sheet A2, First Floor Plan; and Sheet A3, Second Floor Plan. A topographic survey prepared by
American Baseline Company and dated December 11, 2011 was provided for review in the
submittal.
TREE INFORMATION
An arborist report for the project was prepared by Straun Edwards of Trees 360 Degrees and dated
January 18, 2012. It was received by the City on February 3, 2012. The report inventoried 5 trees on
site, provided appraised values for each tree, and provided recommendations to mitigate project
impacts.
13170 Pierce Road
Page 2 of 6
Tree Inventory:
Four trees protected by City Code and one tree not protected by City Code were inventoried for the
project. Inventoried trees include two Chinese elms (#1 and 3), one birch (#2), one Siberian elm
(#4), and one American elm (#5). Tree #2 in the submitted arborist report is not protected by City
Code and so it does not require a security deposit or tree protection during construction.
Tree Removals:
Trees #4 and 5 are in conflict with the proposed design. They meet the criteria for removal (see
Findings below), and may be removed and replaced as part of the project, once all Building Division
permits have been obtained.
Tree Protection:
Tree #3 can be adequately protected with chain link fencing during construction (see the
Requirements section for details). Tree #1 is far enough from construction that chain link fencing is
not required. Tree #2 does not require chain link fencing around it during construction unless the
owners wish to do so, as it is not protected by the City Code.
Security Deposit for the Projection of Trees:
Per City Ordinance 15-50.080, a Tree Protection security deposit equal to 100% of the appraised
value of trees impacted by the project is required. Owner shall obtain, and file with the Community
Development Director, the required security deposit prior to the receipt of building permits. The
security deposit may be in the form of a savings account, a certificate of deposit account or a bond.
The required security deposit for this project is $20,600 and is equal to the total appraised value of
tree #3. This deposit will be held until completion of the project and acceptance by the City.
Appraisals:
Appraised values were calculated by Trees 360 Degrees and submitted to the City. Values were
calculated using the Trunk Formula Method developed by the Council of Tree and Landscape
Appraisers and the International Society of Arboriculture.
Values submitted by the project arborist included calculation errors that have been corrected for this
report. The appraised values in this report are the correct value for each tree, and should be used for
this project.
FINDINGS
Tree Removal
Two trees, Siberian elm #4 and American elm #5, are in conflict with the proposed project and meet
the criteria for removal. They may be removed and replaced as part of the project after all applicable
permits have been obtained.
Summary of tree removal criteria that are met
Tree # Criteria met Criteria not met Criteria not pertinent
4 1, 2, 6, 7, 8, 9 4, 5 3
5 1, 2, 6, 7, 8, 9 4, 5 3
Tree #4 – Siberian elm:
Tree #4 is in poor condition and grows within the footprint for the proposed house. Preserving this
tree and designing the project around it is therefore not warranted and criterion #1 is met. If the tree
13170 Pierce Road
Page 3 of 6
was retained and the house designed around it, it would threaten damage to the house, due to its
proximity to the structure. Therefore, criterion #2 is met. Removal of this tree will not have an
impact on erosion in that it grows in a flat part of the lot, so criterion #3 is not pertinent. Removal of
this tree will have an impact on the property’s tree canopy and shade, but not privacy, so it partially
meets criterion #4. This tree is not too close to other trees for good forestry practices, so it does not
meet criterion #5. The alternative to removing this tree is to redesign the house around the tree.
Although this is a feasible alternative, the tree has a low suitability for retention, so criterion #6 is
met. Removal and replacement of tree #4 does meet criterion #7, which is to replace trees when it is
not possible or practical to retain and preserve them. This tree does present a safety concern if
retained, so criterion #8 is met. Removal of this tree will provide economic and other enjoyment to
the property owners, when there is no practical alternative, so criterion #9 is met.
Tree #5 – American elm:
Tree #5 is an old American elm that grows within the footprint for the proposed house. The
submitted arborist report found extensive decay in the tree, leaving it susceptible to failure, so
criterion #1 is met. If the tree were retained, it would threaten damage to the house, in that it is at
risk of failure, so criterion #2 is met. Removal of this tree will not have an impact on erosion in that
it grows in a flat part of the lot, so criterion #3 is not pertinent. Removal of this tree will have an
impact on the property’s tree canopy, shade and possibly privacy, so criterion #4 is not met. This tree
is not too close to other trees for good forestry practices, so it does not meet criterion #5. There is no
acceptable alternative to removing this tree whether the new house is constructed or not, so criterion
#6 is met. Removal and replacement of tree #5 does meet criterion #7, which is to replace trees when
it is not feasible to retain and preserve them. This tree does present a safety concern if retained, so
criterion #8 is met. Removal of this tree will provide economic and other enjoyment to the property
owners, when there is no practical alternative, so criterion #9 is met.
Replacement Trees:
The total appraised value of trees #4 and 5 is $9,180. It is acceptable to plant new trees equal to this
appraised value as part of the project. Replacement trees may be planted anywhere on the property.
Replacement values for new trees are listed below.
15 gallon - $150 48 inch box - $5,000
24 inch box - $500 60 inch box - $7,000
36 inch box - $1,500 72 inch box - $15,000
New Construction
Based on a review of information provided, and as conditioned, the project complies with the
requirements for the setback of new construction from existing trees under Section 15-50.120 of the
City Code.
REQUIREMENTS
1. The arborist report prepared by Straun Edwards of Trees 360 Degrees and dated January 18,
2012, shall be copied on to plan sheets, titled “Tree Preservation” and included in the final
set of plans.
2. Trees 360 Degrees shall be known as the Project Arborist for the project. Applicant shall
follow all recommendations of the Project Arborist during construction.
13170 Pierce Road
Page 4 of 6
3. This entire arborist report shall be included in the final job copy set of plans.
4. Tree Protection Security Deposit - $20,600
a. Owner shall obtain, and file with the Community Development Director, a Tree
Protection security deposit for tree #3, prior to obtaining Building Division permits.
b. The tree protection security deposit shall remain in place for the duration of construction
of the project to ensure the protection of the trees.
c. Once the project has been completed, inspected and approved by the City, the bond will
be released.
5. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
6. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be established prior to the arrival of construction equipment or materials on site.
c. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT REMOVE
WITHOUT APPROVAL FROM CITY ARBORIST”.
e. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
f. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection. If contractor feels that work must be done inside the fenced area, call City
Arborist to arrange a field meeting.
7. 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.
8. Applicant is responsible for protecting trees per City Code Article 15-50 on all construction
work. Receipt of a Planning or Building permit does not relieve applicant of his
responsibilities under this Code.
9. Utilities shall be shown on the final plans. Utilities include, but are not limited to, electrical,
drainage, water, sewer, gas and irrigation for landscaping.
10. No excavation is permitted under the canopy of any protected tree on site without prior
approval from the City Arborist. Approval shall be obtained before any work takes place.
Failure to do so may lead to a hold on the Tree Protection Security Deposit put in place by
the property owner for a period of up to five years after the completion of construction.
13170 Pierce Road
Page 5 of 6
11. No changes in grade, including addition of fill soil, soil cuts, or trenching is permitted within
12 feet of Chinese elm #3 for the new house, retaining walls, walkways, patios, planter areas
or any other aspect of the project.
12. Trees #4 and 5 meet the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
13. New trees equal to $9,180 shall be planted as part of the project. Replacement values for
new trees are listed below.
15 gallon - $150 48 inch box - $5,000
24 inch box - $500 60 inch box - $7,000
36 inch box - $1,500 72 inch box - $15,000
14. Replacement trees may be planted anywhere on the property as long as they do not encroach
on retained trees, and may be of any species.
15. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of an ISA Certified Arborist and according to ISA standards.
16. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited under
tree canopies or anywhere on site that allows drainage to areas under tree canopies.
Herbicides shall not be applied under tree canopies.
17. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City , call City Arborist for a final
inspection.
ATTACHMENTS:
Tree removal criteria
Map showing locations of trees and protective fencing around trees
13170 Pierce Road
Page 6 of 6
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to
existing or proposed structures and interference with utility services;
(2) The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property;
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and
the diversion or increased flow of surface waters, particularly on steep slopes;
(4) The number, species, size and location of existing trees in the area and the effect the removal
would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the
general welfare of residents in the area;
(5) The age and number of healthy trees the property is able to support according to good forestry
practices;
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on
the protected tree;
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose
and intent of this Article;
(8) Any other information relevant to the public health, safety, or general welfare and the purposes
of this ordinance as set forth in section 15-50.010; and
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is
no other feasible alternative to the removal.
TREE INVENTORY TABLE
TREE
NO. TREE NAME Trunk Diameter (in,) - per Guide for Plant AppraisalEstimated Canopy Spread (ft.)Health Condition (100% = best, 0% = worst)Structural Integrity (100% = best, 0% = worst)Overall ConditionSuitability for Preservation (High/Moderate/Low)Intensity of Impacts (1 = Highest, 5 = Lowest)In Conflict with Proposed DesignNot Shown on PlansOn Adjacent ProprtyAppraised ValueChinese elm
1 Ulmus parvifolia 14.7 25 60 60 Fair High 4 $3,750
European white birch
2 Betula pendula 9.25 10 60 60 Fair High 3 $590
Chinese elm
3 Ulmus parvifolia 30.8 40 80 80 Good High 2 $20,600
Siberian elm
4 Ulmus pumila 21.3 14 20 20 Poor Low 1 X X $180
American elm
5 Ulmus Americana 40 30 70 70 Poor Low 1 X X $9,000
Total appraised value $34,120
Should any tree listed above be removed owner will be required to replace that tree with trees equal to its appraised value.
Replacement Tree Values 15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 52 inch box = 7,000 72 inch box = $15,000
13170 Pierce Road
February 16, 2012
!
"#"$%!&'()*(!+,-.!
/(0(1.!
!!!!!2)((!&),3(*3'4(!5(1*'10!!! ! !! !!!!!2)((!6,3!&),3(*3(.!! 6&!
!!!!!!2)((!7-1,89!! ! ! ! !!! !!!!!!:9!7'39!7,.(!!!
;!
<!
#!
=!
"!
6&!
ARBORIST INFORMATION - PROJECTS
Arborist Report: An arborist report is required when the canopy of a tree comes within five feet of
a proposed project area, and the tree is protected by City Code. A tree is protected by Code if it
measures 10 or more inches in diameter at 4.5 feet above the ground unless it is one of the native
species listed below. If the tree is a native species it is protected by City Code if it measures 6
inches or more at 4.5 feet above the ground. Trees on neighboring properties are included if their
canopies come within five feet of the project area. To obtain an arborist report, the applicant
submits an arborist deposit and an application to the Planning Department during counter hours
(7:30 am – noon).
Arborist Deposit: The arborist deposit pays for time spent by the City Arborist on a project. The
minimum deposit is $2,500 and there is a non refundable document storage fee of $150 that is also
required. The City charges $120 per hour for the City Arborist’s time. When the City Arborist
works on the project time is charged to the deposit account. Typical tasks include the collection of
tree measurements, preparation of arborist reports, phone conversations, email correspondence and
meetings with the owner, architect, engineers or others, and site inspections. Required inspections
include the inspection of fencing to protect trees before receiving a building permit, and a final
inspection following completion of the project. A final inspection of the project is mandatory once
construction is completed and any required replacement trees have been planted. Once a project has
been completed and accepted by the City Arborist, any remaining money in the arborist deposit will
be refunded. Please allow six weeks for a refund check from the City.
Tree Protection Security Deposit: Prior to receiving a building permit for a project that is near to
trees protected by City Code, the owner of the property is required to place a security deposit on
those trees. The deposit amount must equal 100% of the appraised value of the trees that are
potentially impacted by the project, and may include trees on neighboring properties. The amount of
the security deposit will be included in the arborist report for the project. In order to obtain a tree
protection security deposit, the applicant is to put the required amount of money into a CD or
savings account with their local bank, or take out an insurance policy or performance type bond.
The City of Saratoga has a form (Deposit of Security to Guarantee Protection of Trees) for the
applicant to fill out and turn in to the City. Typically this form is provided to the applicant when the
arborist report is completed. If the architect for the project is the applicant, they should forward this
form on to the owner of the property. The City holds this form and a receipt for the account or
policy for the duration of the project. When the form is submitted to the City, it must be signed by
the owner, a representative of the bank and by the City. The City Arborist will release the tree
protection security deposit once the applicant successfully passes a final inspection after the project
has been completed.
City Code Sections:
Article 15-50.020 Definitions:
(e) Canopy or tree canopy means all portions of the tree with foliage. As context requires, the term
also describes the area inside the drip line.
(j) Dripline means the outermost edge of the tree's canopy. When depicted on a map or plan, the
dripline is the irregular shaped circle that follows the contour of the tree's branches as seen from
overhead.
(k) Encroachment means any intrusion or human activity occurring within the root zone of a tree,
including, but not limited to structural pruning in excess of International Society of Arboriculture
Commission (ISA) Pruning Standards (2001 Edition), grading, excavating, trenching, parking of
vehicles, permanent or temporary storage of materials or equipment, or the construction of
structures or other improvements within the root zone of a tree.
(n) Native trees: Coast Live Oak (Quercus agrifolia), Valley Oak (Quercus lobata), Tan Oak
(Lithocarpus densiflorus), Black Oak (Quercus kellogi), Blue Oak (Quercus douglasi), Scrub Oak
(Quercus dumosa), Big Leaf Maple (Acer macrophylhum), California Buckeye (Aesculus
californica), Douglas fir (Pseudotsuga menziesii) and Coast Redwood (Sequoia sempervirens).
(t) Root zone means a specifically defined area commencing at the trunk and moving outward to
form an irregularly shaped circle that follows the contour of the tree canopy and extending beyond
the dripline of the tree by five feet or such greater distance determined by the City Arborist.
Article 15-50.080(d): “In case of an application for, or a project involving encroachment on one or
more protected trees, the applicant shall post a security deposit with the City in an amount equal to
one hundred percent of the International Society of Arboriculture valuation of the trees involved.
The City may also require posting of a maintenance bond or security deposit of at least five years
designed to ensure long term maintenance of the affected or replacement trees.”
Article 15-50.120: “Unless otherwise permitted by the approving authority, no structure, excavation
or impervious surface areas of any kind shall be constructed or installed within the root zone of any
protected tree without mitigating special design, such as post and beam footings that bridge the
roots. No parking, storing of vehicles, equipment or other materials shall be permitted within the
drip line of any protected tree without special design considerations approved by the Community
Development Director and the City Arborist.”
Article 15-50.140(b): “The Tree Preservation Plan shall consist of a separate detailed plan drawn to
a sufficient scale…to clearly indicate all protection and mitigation measures to be taken as required
by the Community Development Director and/or the Arborist Report for the project.”
Article 15-50.140(c): “…Protection measures required shall remain in place for the duration of the
construction activity at the project site, or as otherwise required by the City and shall not be
removed until authorized by the Community Development Director.”
ROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZT2
DATE: 03-27-2012R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 950701 ARBORIST REPORT
111
N12'-101/2"4'-91/2"10'-11/2"11'-9"8'-1"18'-9"12'-5"8'-10"12'-6"20'-8"37'-10"47'-71/2"1'-21/2"4'-9"73'-2"2'-61/2"14'-3"1'-51/2"1'-8"
6"
112'-61/2"
26'-3"
2'-1"8'-10"15'-4"2'-1"5'-3"13'-0"1'-9"32'-6"4'-6"18'-3"36'-8"18'-3"2'-1"
4'-7"
6"73'-2"12'-41/2"
9'-9"6'-2"
32'-6"11'-6"11'-101/2"4'-7"4'-8"27'-5"5'-10"14'-2"5'-0"6'-8"9'-0"1'-4"2'-51/2"4'-3"20'-8"GYM ROOMHALLBATHMECHANICALROOMLAUNDRYBUILT IN FIREPLACE
POOJAROOMDININGROOMGUESTBATHROOMSTORAGE CABINETCAR 1CAR 2CAR 3WORK TABLE/ GARAGESTORAGECLOSET/SHOES STORAGE/CABINETOFFICEGUESTCLOSETGUESTBEDROOMLIVINGROOMUPCOAT CLOSETENTRY420TV ROOMFAMILYROOM420CEILING 14'-6"6" STEP6" STEPCEILING 13'-6"CEILING 12'-0"CEILING 14'-11 1/2"KITCHENPAUNTRYCEILING 10'-0"CEILING 10'-0"SITTING AREACEILING 9'-6"CEILING 9'-6"CEILING 9'-6"CEILING 9'-6"CEILING 9'-6"CEILING 9'-6"SKYLIGHTCEILING 10'-0"CEILING 10'-0"CEILING 10'-0"CEILING 10'-0"CEILING 9'-6"DNCEILING 9'-6"BARF.F. 420.5'F.F. 420.5'F.F. 420.5'TRELLIS PATIOF.F. 420.20'F.F. 419.5'F.F. 420.5'SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
SKYLIGHT
TV WALLMICRO/OVENGARAGE APPLIANCESSINKCOOK TOP/HOODGARBAGEREC.DISHWASHERREF FREZZER
SKYLIGHT(N)ACCESSSOFFIT CEILINGCABINETCABINETBUILT INBENCHBUILT INBENCH5' TALL BUILT-INSTORAGE(NO SQFT.)3' TALL BUILT-IN
STORAGE
(NO SQFT.)CEILING 13'-6"HVAC BBAAHVACA_671 SQ.FT.B_227.0 SQ.FT.C_50.0 SQ.FT.D_32.0 SQ.FT.E_90.0 SQ.FT.G_444.0 SQ.FT.Q_398.0 SQ.FT.R_122.0 SQ.FT.F_91.0 SQ.FT.J_109.0 SQ.FT.H_87.0 SQ.FT.I_222.0 SQ.FT.K_769.0 SQ.FT.M_42.0 SQ.FT.N_158.0 SQ.FT.L_98.0 SQ.FT.P_178 SQFTO_508.0 SQ.FT.3' TALL STORAGE5' TALL STORAGEROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA1
DATE: 03-27-2012R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 950701 FIRST FLOOR SCALE 1/4" = 1'-0"
FIRST FLOOR 1/4"-1'0"
112
N59'-11'49'-11"13'-6"8'-8"4'-3"6'-6"15'-4"15'-2"55'-11"
2'-4"20'-6"
1'-91/2"
34'-10"
4'-7"49'-11"1'-9"13'-6"4'-3"13'-6"1'-9"6'-71/2"8'-61/2"1'-0"
8'-1"
13'-11"
16'-101/4"6'-2"
2'-51/2"
5'-31/2"10'-11/2"
20'-4"4'-7"
OPEN TO
BELOW
FINISH CEILING
LESS 15'-0" HEIGHT
SKYLIGHTSKYLIGHTSKYLIGHTCEILING 10'-0"F.F. 431.0'CEILING 10'-0"CEILING 10'-0"BEDROOM 2CEILING 10'-0"DN5' TALL BUILT-IN
STORAGE
(NO SQFT.)
5' TALL BUILT-IN STORAGE
(NO SQFT.)
5' TALL BUILT-IN STORAGE
(NO SQFT.)BEDROOM 1CEILING 10'-0"5' TALL BUILT-IN
STORAGE
(NO SQFT.)
5' TALL BUILT-IN
STORAGE
(NO SQFT.)
SKYLIGHT
SKYLIGHTSKYLIGHT PATIO TRELLISPATIO TRELLISSIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"BBAAB_283.0 SQ.FT.C_15.0 SQ.FT.A_259.0 SQ.FT.D_28.0 SQ.FT.E_60.0 SQ.FT.F_48.0 SQ.FT.G_38.0 SQ.FT.H_48.0 SQ.FT.I_287.0 SQ.FT.J_287.0 SQ.FT.5' TALL STORAGE5' TALL STORAGEROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA2
DATE: 03-27-2012R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 950701 SECOND FLOOR SCALE 1/4" = 1'-0"
SECOND FLOOR
113
N18'-0"12'-0"6'-0"41041042042010' ROW(E) DRIVEWAY
(N) EXTENDED DRIVEWAY
WITH 2' UNPAVED
SHOULDER 10' ROW 12FRONT SETBACK 30'-0"410410420420345PLANTING AREAN 88°06'23" E 150.00'N 07°52'07" E 75.00'N 88°06'23" E 545.83'N 02°23'43" W 92.64'N 88°06'23" E 412.58'ACCESSORYSTRUCTURE6' STUCCO FENCE TO MATCH HOUSE
GATEGATE6' NEW FENCE W/ 2' OF LATTICE
VINEYARD
HVACFRONT SETBACK 30'-0"SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"REAR SETBACK SECOND FLOOR 60'-0"REAR SETBACK FIRST FLOOR 50'-0"PLANTING AREA6' STUCCO FENCE TO MATCH HOUSE
PLANTING AREAPLANTING AREAPLANTING AREAPLANTING AREAPLANTING AREAPLANTING AREAPLANTING AREAREFLECTING POOL UNENCLOSED GARDENSTRUCTUREPLANTING AREAFIRE PITHVAC
PATIOS & WALKWAYS 3,750 SQ.FT.
REFLECTING POOL 132 SQ.FT.
BOCCE FIELD 782 SQ.FT.
(N) DRIVEWAY 1,735 SQ.FT.
EXTERIOR WALLS 4,289 SQ.FT.
FOOTPRINT
ACCESSORY STRUCTURE 39 SQ.FT.
PLANTING AREA
GRASS AREA
STORAGE AREA LESS 5' HEIGHT 45 SQ.FT.
TOTAL: 10,773 SQ.FT.
ALLOWABLE: 12,281 SQ.FT.
23'-9"6'-0"6'-6"1'-0"20'-73/4"UNENCLOSED GARDENSTRUCTUREPATIO BATHENCLOSEDACCESSORYSTRUCTUREREAR SETBACK SECOND FLOOR 60'-0"REAR SETBACK FIRST FLOOR 50'-0"F.F. 417.0'SIDE SETBACK FIRST FLOOR 9'-3"
SIDE SETBACK SECOND FLOOR 14'-3"CONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTCONCEALEDDOWNSPOUTRAIN CHAINDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTRAIN CHAINDOWNSPOUTCONCEALEDDOWNSPOUTCONCEALEDDOWNSPOUTSKYLIGHT
SKYLIGHTSKYLIGHT SKYLIGHTSKYLIGHTSKYLIGHTVALLEYV
A
L
L
E
Y VALLEYVALLEYVALLEYVALLEYVALLE
Y
VAL
L
E
Y
V
A
L
L
E
Y
RIDGE
RIDGERIDGEVALLEYVA
L
L
E
YVALLEYRIDGEVALLEYVA
L
L
E
Y
VALLEY VALLEYVALLEYRIDGEVAL
L
E
YRIDGEVALLEYVALLEY VA
L
L
E
Y
REAR SETBACK SECOND FLOOR 60'-0"REAR SETBACK FIRST FLOOR 50'-0"PATIO TRELLISPATIO TRELLISNSECOND FLOOR
ROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA3
DATE: 03-27-2012R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 95070ACCESSORY STRUCTURE FLOOR PLAN2ROOF PLAN1
LANDSCAPE PLAN_ IMPERVIOUS COVERAGE3
IMPERVIOUS COVERAGE
TREES:
#1 14" ELM
#2 6" ELM
#3 19" ELM CHINESE
#4 24" ELM ( TO BE REMOVED)
#5 34" EMM ( TO BE REMOVED)
PRIOR TO FINAL
OCCUPANCY APPROVAL;
INSTALLATION OF FRONT
& SIDE YARD LANDSCAPE
SHALL BE REQUIRED
SCALE 1/16" = 1'-0"
SCALE 1/8" = 1'-0"
114
FIRST FLOOR 420.5'
SECOND FLOOR 431.5'
SECOND FLOOR CEILING 441.5'
SECOND FLOOR CEILING 443.0'
HEIGHTS ELEV. POINT 419.5'
LOWEST ELEV. POINT 418.0'
AVG ELEV. POINT 418.75'
SECOND FLOOR 431.5'
SECOND FLOOR CEILING
SECOND FLOOR CEILING 441.5'
FIRST FLOOR 420.5'
FIRST FLOOR 420.5'
SECOND FLOOR CEILING 441.5'
SECOND FLOOR CEILING
SECOND FLOOR 431.5'SECOND FLOOR 431.5'
TOP ROOF 443.0'
SECOND FLOOR CEILING 441.5'
FIRST FLOOR 420.5'N.G. 419.5'
HEIGHTS ELEV. POINT 419.5'
LOWEST ELEV. POINT 418.0'
AVG ELEV. POINT 418.75'10'-0"6'-0"1'-6"2'-6"13'-6"14'-111/2"3'-111/2"1'-6"10'-0"3'-111/2"24'-10"1'-2"SKYLIGHT
ENTRY HALL BATH
UPSTAIR LANDING
BAR AREA DINING ROOM SKYLIGHT /WINDOWLIVING ROOM 419.5'
OUTSIDE GRADE
FIRST FLOOR 420.5'
SECOND FLOOR 431.5'
SECOND FLOOR CEILING 441.5'
SECOND FLOOR CEILING 444.3'BUILDING HEIGHTMAX HEIGHT PER 15-12.100
445.5'10'-0"1'-0"10'-0"14'-111/2"24'-10"1'-21/4"KITCHEN/ FAMILY ROOM
BEDROOM 1
MAX HEIGHT PER 15-12.100
445.5'BUILDING HEIGHTLIVING ROOM 419.5'
OUTSIDE GRADE
SECOND FLOOR 431.5'
SECOND FLOOR CEILING 444.3'
SECOND FLOOR CEILING 441.5'
FIRST FLOOR 420.5'
SMOOTH STUCCO
HARDY PANELS
ALUMINUM PANELSSIDE SETBACK SECOND FLOOR 14'-3"SIDE SETBACK FIRST FLOOR 9'-3"SIDE SETBACK SECOND FLOOR 14'-3"SIDE SETBACK FIRST FLOOR 9'-3"SIDE SETBACK SECOND FLOOR 14'-3"SIDE SETBACK FIRST FLOOR 9'-3"SIDE SETBACK SECOND FLOOR 14'-3"
SIDE SETBACK FIRST FLOOR 9'-3"
ROCKWOOD DESIGN
14554 BIG BASIN WAY SUITE A
SARATOGA CA 95070
408/741-0189
FX:408/741-5085
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA4
DATE: 03-27-2012
FRONT WEST ELEVATION
R A N G A N A T H R E S I D E N C E13170 PIERCE ROAD SARATOGA, CA. 950701 SIDE NORTH ELEVATION2
SIDE SOUTH ELEVATION4REAR EAST ELEVATION3
WEST ACCESSORY STRUCTURE ELEVATION7
SCALE 1/18" = 1'-0"
CROSS SECTION_A5 LONG SECTION_B6
8 9 10NOTH ACCESSORY STRUCTURE ELEVATION EAST ACCESSORY STRUCTURE ELEVATION SOUTH ACCESSORY STRUCTURE ELEVATION
115
116
117
118