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HomeMy WebLinkAbout08-22-2012 Planning Commission PacketTable of Contents Agenda 2 July 25, 2012 Draft Minutes 4 APPLICATIONS PDR11-0029 & VAR11-0006 / 20601 Lomita Ave. (517-08-036) Tom Clerkin – The applicant is requesting design review approval and a variance to remodel an existing single story residence by adding 484 square feet to the first story and constructing a 1,232 square foot second story addition. The existing 864 square foot two story secondary dwelling unit would also be modified to a single story 408 square foot secondary dwelling unit. The variance request is for a one car garage and to maintain a non-conforming side setback. Staff Contact: James Lindsay (408)868-1231. Staff Report 7 Attachment 1 - PC Reso 17 Attachment 2 - Written Description 24 Atttachment 3 - Arborist Report 30 Attachment 4 - Public Comments 37 Attachment 5 - Greenpoint 52 Attachment 6 - Notices 59 Attachment 7 - Site Photos 62 Exhibit A 65 APPLICATION MOD12-0005 / 19915 Mallory Ct. (393-16-026) Nalwa / Lazari Designs – The applicant is requesting design review approval to replace an existing 3,762 sq. ft. one-story fire damaged residence with a new 4,044 sq. ft. one-story residence. Staff Contact: Michael Fossati (408) 868-1212. Staff Report - 19915 Mallory Ct.72 Att. 1 - Resolution - 19915 Mallory Ct.78 Att. 2 - Letter from Bay Area Consulting 83 Att. 3 - Neighbor Notifications on Elevations 84 Att. 4 - Build-it-Green Checklist 89 Att. 5 - Public Notice 100 Att. 6 - Plans, Exhibit 'A'103 1 AGENDA REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, August 22, 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 July 25, 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. APPLICATIONS PDR11-0029 & VAR11-0006 / 20601 Lomita Ave. (517-08-036) Tom Clerkin – The applicant is requesting design review approval and a variance to remodel an existing single story residence by adding 484 square feet to the first story and constructing a 1,232 square foot second story addition. The existing 864 square foot two story secondary dwelling unit would also be modified to a single story 408 square foot secondary dwelling unit. The variance request is for a one car garage and to maintain a non- conforming side setback. Staff Contact: James Lindsay (408)868-1231. Recommended action: Adopt Resolution 12-037 approving the project subject to conditions of approval. 2 2. APPLICATION MOD12-0005 / 19915 Mallory Ct. (393-16-026) Nalwa / Lazari Designs – The applicant is requesting design review approval to replace an existing 3,762 sq. ft. one-story fire damaged residence with a new 4,044 sq. ft. one-story residence. Staff Contact: Michael Fossati (408) 868-1212. Recommended action: Adopt Resolution No. 12-038 approving the project subject to conditions of approval. NEW BUSINESS DIRECTOR/COMMISSION COMMUNICATION ADJOURNMENT TO THE NEXT MEETING - Wednesday, September 12, 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 August 16, 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 ACTION MINUTES REGULAR MEETING SARATOGA PLANNING COMMISSION Wednesday, July 25, 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 July 11, 2012 (Approved, 6:0:1(Almalech-abstain) 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. Ordinance Amendment ZOA12-0008 - City initiated amendments to Articles 7-30 (Noise Control) and 15- 19 (Commercial Regulations) of the City Code establishing new regulations for outdoor music. Staff Contact: James Lindsay (408) 868-1231. Action: Adopted Resolution 12-032 recommending the City Council adopt an ordinance modifying Articles 7-30 (Noise Control) and 15-19 (Commercial Regulations) establishing new regulations for outdoor music with the following amendments: (6:1(Zhao))   7-30.020 Definitions (n) Property plane means a vertical plane located at and perpendicular to the property line which determines the property boundaries in space of the parcel over or from which the sound in questions is audibly transmitted. 7-30.090 Exception permits (b) Outdoor Music Permits - CH Zoning District. This Section 7-30.090(b) shall expire November 1, 2013, and thereafter outdoor music shall not be allowed in the CH Zoning District, unless a later enacted 4 ordinance that becomes effective on or before November 1, 2013 deletes or extends that expiration date. An Outdoor Music Permit may be issued on an annual basis to a commercial establishment located within the CH Zoning District subject to the requirements contained in this Section for the purposes of allowing the playing of acoustic and/or amplified music outside a building. Background music, as defined, which (at any location more than five feet from the source of the sound) allows for normal conversation levels and conforms to the ambient standards in Section 7-30.040(a) does not require an Outdoor Music Permit. (1) The distribution of outdoor music events occurring at the same date and time shall be limited by blocks as described below as follows: a. Two events in Block One situated between 3rd Street & Saratoga Los Gatos Road separated by at least 200 feet. b. One event in Block Two situated between 3rd and 4th Street c. One event in Block Three situated between 4th and 5th Street d. One event in Block Four situated west of 5th Street (2) Outdoor acoustic and/or amplified music is permitted months, days, times and maximum decibel levels: a. May 1 through October 31 b. Fridays, 5:00 PM to 9:00 PM, 73 dbA c. Saturdays, 4:00 PM to9:00 PM, 73 dbA d. Sundays, 11:00 AM to 4:00 PM, 73 dbA 2. APPLICATION FER12-0002; 20067 Mendelssohn Lane (517-21-012); Paul Wang. The applicant is requesting a fence exception to install a five foot tall entrance gate approximately 13 feet from the edge of street pavement. Staff Contact: Cynthia McCormick (408) 868-1230. Action: Adopted Resolution No. 12-035 denying the project. (7:0) 3. APPLICATION EXT10-0007 / 20640 Third Street (503-24-073) The Sam Cloud Barn, L.P. – The applicant requests an extension of the a previous design review and variance approval (07-233) for a new 3,798 sq. ft. commercial building with a 1,142 sq. ft. basement. Staff Contact: Michael Fossati (408) 868- 1212. Action: Adopted Resolution No. 12-034 approving the one time twelve month time extension. (7:0) 4. APPLICATIONS PDR12-0011, SUB12-0004, CUP12-0004 / 14639 Big Basin Way (503-25-013) Zambetti / Metro Architects – The applicant is requesting Design Review and Conditional Use Permit approval to construct a two-story commercial building (1097 sq. ft. on the first floor and 1,754 sq. ft. on the second floor), four-car garage, and two residential townhouses. Each townhouse will be approximately 1,400 sq. ft. in size, not including an approximate 700 sq. ft. basement. The applicant is also requesting tentative map approval to subdivide the lot into three parcels. Staff Contact: Michael Fossati (408) 868- 1212. Action: Adopted Resolution No. 12-033 approving the project subject to conditions of approval with an additional permanent condition requiring enclosed parking spaces be dedicated to property owners of Parcel 2 and 3 and architectural theme and color of commercial and residential development remain harmonious. (7:0) 5. Ordinance Amendment ZOA12-0009 - City initiated amendments to Article 15-16(P-C District) of the City Code to create more flexible land use and design standards for projects that further the goals and policies of the General Plan. Action: Adopt Resolution 12-036 recommending approval of the modifications to Article 15-16 to the City Council with the following modifications (7:0) 15-16.010 – Purposes of Article 5 b) To provide greater flexibility of land use and design for a development that provides a public benefit that would not otherwise be attainable through strict application of the zoning regulations. A public benefit could include, but is not limited to, buildings that exceed the City’s green building standards, and/or provides community facilities that are open to the public, or allows for innovative infill design. ……..The planned community district is intended to accomplish this purpose and may include a combination of single or multiple dwelling uses together with ancillary uses of recreational centers, social halls, restaurants, medical centers and other related facilities……. 15-16.030 - Permitted and conditional uses. No use shall be established or changed upon the property as to with which the P-C district is combined unless approved on the basis of the general site development plan provided pursuant to Section 15-16.060(a)…… 15-16.040 - Standards. (a) Standards for residential density shall in the aggregate be consistent with the General Plan. 15-16.060(b) (1) That the proposed location of the planned combined district is in accord with the objectives of the General Plan and the purposes of the zoning district in which the site is located. (2) That standards for the development will result in an aesthetic asset to the community and produce an environment of stable and desirable character consistent with the overall objectives of the Zoning Ordinance and the General Plan and Zoning Ordinance. NEW BUSINESS DIRECTOR/COMMISSION COMMUNICATION ADJOURNMENT TO THE NEXT MEETING – ADJOURNED 10:39 PM - Wednesday, August 22, 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 July 19, 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 Application No./Location: PDR11-0029, VAR11-0006 - 20601 Lomita Avenue Type of Application: Design Review and Variance application for a proposed second story addition to an existing one story home Applicant/Owner: Tom and Pam Clerkin Staff Planner: Christopher Riordan, AICP, Senior Planner Meeting Date: August 22, 2012 APN: 517-08-036 20601 LOMITA AVENUE 7 SUMMARY ZONING GENERAL PLAN DESIGNATION R-1-10,000 M-15 (Medium Density Residential) PARCEL SIZE AVERAGE SITE SLOPE 8,574.7 sq. ft. (gross) 8.9 percent 8,024.7 sq. ft. (net) GRADING No grading is proposed PROJECT DESCRIPTION: The applicant requests approval to add 1,716 square feet of additional floor area to a 1,216 square foot single story home at 20601 Lomita Avenue. The remodeled home would be two-stories with a total floor area of 2,932 square feet and contain a new one- car garage. An existing 864 square foot two-story detached secondary dwelling with a two car garage located at the rear of the site would also be remodeled to become a one- story 408 square foot deed restricted secondary dwelling. The garage would be removed from this building. The project includes a variance request for two exceptions: 1) To provide one enclosed parking space instead of two parking spaces. 2) To maintain the existing non-conforming 5’-3” left side setback instead making the house conform to the 6-foot minimum side setback. Design Review approval is required pursuant to Saratoga Municipal Code Section 15- 45.060. Planning Commission review of the variance request is required pursuant to Saratoga Municipal Code Section 15-70.050. STAFF RECOMMENDATION: Staff recommends the Planning Commission adopt Resolution No. 12-037 approving Design Review PDR11-0029 and Variance VAR11-0006 subject to conditions of approval. Page 2 of 10 8 Application No. PDR11-0029/VAR11-0006 PROJECT DATA: R-1-10,000 Net Site Area: 8,024.7 sq. ft. Existing/Proposed Allowable/Required Proposed Site Coverage Building Driveway Walkways/Decks/Storage Secondary Dwelling Unit Total Proposed Site Coverage 1,690.8 SF 680.8 SF 1,823.6 SF 408.5 SF 4,603 SF (57.3%) 4,814.82 SF (60%) Floor Area Residence First Floor/Garage Second Floor: Secondary Dwelling Unit Total Proposed Floor Area 1,701.2 SF 1,232.1 SF 408.1 SF 3,341.4 SF 3,344 SF (includes 10 percent increase for deed restricted secondary dwelling unit) Height (Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: Height (Secondary Dwelling Unit) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 92.63 FT 97.67 FT 95.15 FT 120.43 (25.28 FT) 88.89 FT 89.68 FT 89.29 FT 102.29 (13 FT) Maximum Height = 121.15 (26 Feet) Maximum Height = 115.29 (26 Feet) Setbacks (Residence) Front: Rear: Left Side: Right Side: Setbacks (Secondary Dwelling Unit) Front: Rear: Left Side: Right Side: 1st Story 25’-0” 70’-8” 5’-3” 6’-1” 1st Story 124’-0” 25’ 11’ 8’-3” 2nd Story 33’-0” 70’-0” 11’-0” 11’-0” 2nd Story N/A N/A N/A N/A 1st Story 25’ 25’ 6’ 6’ 1st Story 25’ 25’ 6’ 6’ 2nd Story 25’ 35’ 11’ 11’ 2nd Story 25’ 35’ 11’ 11’ PROJECT DISCUSSION AND SITE CHARACTERISTICS Existing Site Characteristics and Background Located near the intersection of Aloha Avenue and Lomita Avenue, the approximately 8,024 square foot site is improved with a one story cottage style single-family home and a detached two-story secondary dwelling unit located toward the rear of the property. The main dwelling was constructed in 1941 and is not on the City’s Historic Resource Inventory. The secondary dwelling unit has a two-car garage on the first story and living space on the Page 3 of 10 9 Application No. PDR11-0029/VAR11-0006 second story and is connected to the main residence by an elevated wooden deck. A 103 foot long driveway on the south side of the existing residence provides access to the garage. One and two story single family homes border the property. The site has a width of 50 feet. The minimum site width in the R-1-10,000 zoning district is 85 feet thus the project site would be considered to have a substandard or nonconforming width. The minimum side setback for lots in the R-1-10,000 zoning district is 10 feet. However, City Code Section 15-65.040(b)(1) states that for sites with a nonconforming width, the side setback shall be 10 percent of the site width or six feet, whichever is greater, therefore the project has a required six foot side setback. The main dwelling has an existing left side setback of 5’-3” and is considered to be a nonconforming structure because this setback is less than the six foot minimum. The secondary dwelling unit is also considered to be a nonconforming structure because its second story has a rear setback of 25 feet when the minimum setback is 35 feet. Background February 27, 1974 In the 1970’s the City of Saratoga required a Use Permit for the conversion of a one story home to a two story home. The homeowner at the time applied for a Use Permit (UP-234) to add a second story and the Planning Commission denied the Use Permit because the site had a substandard lot size and dimensions and the building had nonconforming setbacks. April 13, 1988 The Planning Commission denied a Design Review application (DR-87-114) on April 13, 1988 for a second story addition to the rear of the structure. The addition was to be constructed over an existing enclosed storage area located on the north (left side) of the property. The storage area was determined to be floor area therefore the addition was considered to be a second story. The proposed addition would have been 94 feet long, and would have been a continuation of the existing 5’-3” nonconforming left side setback. The Planning Commission’s findings for denial included excessive mass and loss of privacy to the adjacent neighbor to the north. The property owner appealed the Planning Commission’s decision to the City Council. The City Council affirmed the decision of the Planning Commission. Proposed Project and Architectural Style The first floor of the main dwelling would increase by 485 square feet which would include the 293 square foot one-car garage. The remaining 1,231 square feet of additional floor area would be added to the new second story. The remodeled main dwelling would have a Craftsman architectural style. Exterior materials would include “red cedar” shingle siding and stone located along the base of the building. Other Craftsman architectural features would include exposed triangular knee braces at the second floor roof-wall junction, a second story balcony, porch supports with battered sides, and extra stickwork above the porch. The windows would be made of vinyl clad wood and all doors, including the garage door, would be made of wood. The hipped roof would be covered in asphalt shingles. Page 4 of 10 10 Application No. PDR11-0029/VAR11-0006 The approximately 22 feet tall secondary dwelling unit would be converted from a two story structure into a 13 foot tall one story structure and would be reduced in square footage from 864 square feet to 408 square feet. The two garage spaces would be eliminated and be replaced by a new one-car garage in the main dwelling and a separate dedicated uncovered parking space in the front yard. With the removal of the second story the remodeled building would conform to all setbacks and would no longer be considered a nonconforming structure. The existing raised deck that connects the secondary dwelling unit to the main residence would be removed. The architectural style of the secondary dwelling unit would be compatible with the main residence. The existing concrete driveway along the side of the existing house and the concrete parking and patio area between the two structures will be removed. The project will include three off street parking spaces. One space will be located in the enclosed garage, the second will be in front of the garage, and the third would be on a small portion of the driveway that would remain in the front yard. Materials and Colors Detail Colors and Materials Exterior Red Cedar Shingles and stone Windows Vinyl Clad Wood. White in color Doors Wood. Painted white Roof Asphalt shingles. Variances The project includes a request for two variances. The first is a variance request to provide a one-car garage in lieu of the required two-car garage. The second is a variance request from the provisions that, due to the extent and cost of the construction, would require the project to provide a six foot left side setback instead of the existing nonconforming setback of 5’-3”. The details of these variances are discussed in the following paragraphs. Garage Variance The applicant is requesting a variance for a one-car garage in lieu of a two-car garage due to the size and dimensions of the lot. As mentioned previously, the minimum R-1-10,000 site width is 85 feet and the project site has a width of 50 feet. City Code Section 15-35.030(a) requires two covered spaces within a garage for single family dwellings. The existing house does not have an attached garage. The two car garage located on the first floor of the existing secondary dwelling unit would be removed when the building is remodeled to remove the second story. A new one-car garage would be included in the main dwelling with a separate uncovered parking space in the front yard. The applicant has stated that the existing garage is not used for parking due to the narrow driveway width of eight feet between the side of the house and the fence. Page 5 of 10 11 Application No. PDR11-0029/VAR11-0006 If a two car garage was included in the main dwelling it would take up over 50% of the new façade of the home. Under the proposed variance, the 10 foot wide one car garage would represent approximately 26% of the façade, leaving approximately 28 feet in width for the remainder of the home. Staff has performed a visual survey of the 16 lots that front on Lomita Avenue between Oak Street and Aloha Avenue. These lots have a combination of both one and two story homes with either front facing attached garages or detached garages located behind the residence. Eight (or 50 percent) of the lots have substandard site widths. Two (or 12 percent) of the lots have a 50 foot wide width including the subject site and a lot located at 20665 Lomita Avenue. The property at 20665 Lomita Avenue has a front facing single car garage. The granting of a variance for a one-car garage for the subject property would not be inconsistent with the neighborhood in that the subject property and the property at 20665 Lomita Avenue both have a 50 foot lot width, are the narrowest lots on this section of Lomita Avenue, and both lots would have a one-car garage. The Planning Commission recently approved a one-car garage for project located at 14362 Springer Avenue with a lot width of 48 feet. Staff does not anticipate that a one-car garage in lieu of a two-car garage would have a significant effect on traffic volume, traffic circulation, or interference with the free flow of traffic on Lomita Avenue. The resolution of approval includes language for making the findings for the garage variance. Nonconforming Setback The applicant is requesting a variance from City Code Section 15-65.065 which requires a structure to be brought into conformance with all development standards if the cost of a proposed project exceeds 50 percent of the estimated cost of the existing house. The applicant is requesting to maintain the existing left side building setback of 5’-3”. The minimum site width in the R-1-10,000 zoning district is 85 feet. The project site would be considered to have a substandard or nonconforming site width at 50 feet. The minimum side setback for lots in the R-1-10,000 zoning district is 10 feet. Since the width is nonconforming, the side setback shall be 10 percent of the site width or six feet, whichever is greater, therefore the project has a required six foot side setback. The main dwelling has an existing left side building setback of 5’-3” and is considered to be a nonconforming structure because the left side setback is less than the six foot minimum. Article 15-65 (Nonconforming Uses and Structures) includes thresholds for repairs and major alterations that are permitted for nonconforming structures. A nonconforming structure is to be brought into conformance with all development standards if the estimated cost of a reconstruction project exceeds 50 percent of the cost to reconstruct the entire existing structure. The Building Department estimated the cost to reconstruct the existing structure to be $359,340. Therefore, any new construction exceeding $179,670 (50% of the existing value) would require the entire structure to conform to all development standards. Page 6 of 10 12 Application No. PDR11-0029/VAR11-0006 The proposed project has an estimated cost of $380,120 which exceeds the threshold for retaining the non-conforming status. The applicant is proposing to keep both existing walls along the side elevations. All newly constructed walls will conform to the required setbacks. The existing house has a gable roof with the gables facing the side neighbors. The gable facing the left side neighbor is approximately 16 feet tall. The proposed project will include the construction of a second story addition that will reduce the height of the existing first floor wall by approximately two feet as well as reducing the area of the wall from 376 square feet to 309 square feet, a reduction of 17.8%. The second story addition will be setback six feet along the left side elevation. Trees The City Arborist inventoried nine trees protected by City ordinance potentially impacted by construction. No protected trees are proposed for removal. A $47,560 security deposit would be required for tree protection. The project has Arborist Clearance to proceed. A copy of the City Arborist Report is included as Attachment 3 Energy Efficiency The applicant submitted a GreenPoint Rated Checklist. The “green features” proposed for the project would earn a score of 193 points and would exceed the minimum in each category to be considered GreenPoint Rated. Neighbor Correspondence The applicant invited adjacent neighbor to his house to review proposed plans on May 22, 2011. He also emailed copies of the proposed plans to neighbors and met with them in person. All correspondence received by the City and the signed Neighbor Notification Forms submitted by the applicant are included as Attachment 4. 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. Design Review Findings The proposed project is consistent with all the following Design Review findings stated in Saratoga Municipal Code Section 15-45.080: (a) The project avoids unreasonable interference with views and privacy. The project has been designed in a manner to minimize interference with neighboring views and privacy by locating the proposed house in approximately the same location as the existing house, using natural materials to help blend the project with the environment, proposing clerestory windows for all bathroom and bedrooms of the main dwelling that face the side neighbors, not proposing side or rear facing balconies that could affect neighbors privacy, reducing the height of the existing secondary dwelling unit from two stories to a 13’ tall one story structure, and maintaining existing landscaping to help screen and minimize views from both on and off site. This finding can be made in the affirmative. (b) The project preserves the natural landscape. The majority of the existing site landscaping is located in the front yard and this will be preserved with the exception of Page 7 of 10 13 Application No. PDR11-0029/VAR11-0006 the landscaping that is removed to construct the proposed driveway. No protected trees are proposed for removal. This finding can be made in the affirmative. (c) The project preserves native and heritage trees. No heritage trees exist on site. All native trees will be preserved. The project is required to install and maintain tree protection measures, to comply with the applicable report(s) of the City Arborist and to bond for assurance thereof. This finding can be made in the affirmative. (d) The project minimizes the perception of excessive bulk. The perception of excessive bulk is minimized by the use of varying architectural forms, both one and two story structural elements, varying exterior materials and textures, and varying rooflines that break up the massing and reduce the perception of height and mass. The applicant’s choice of a neutral color palette and natural material for the exterior of the building will help to integrate the project with the natural environment of the site and its surroundings. This finding can be made in the affirmative. (e) The project is of compatible bulk and height. Nearby properties on Lomita and Aloha Avenues are both one and two story structures. The accessory structure would be reduced from a two to one story structure thereby reducing effect of bulk and height as viewed from adjacent properties to the rear. The proposal does not unreasonably impair access to light and air or the solar potential of adjacent properties. This finding can be made in the affirmative. (f) The project uses current grading and erosion control methods. The proposed grading plan incorporates current grading and erosion control standards used by the City. The rear of the site is lower than the street so site drainage will flow to the rear of the site. Drainage from impervious areas would be collected and directed to a storm water retention basin that would be constructed at the rear of the site behind the secondary dwelling unit. Existing drainage will be reduced because the project would be reducing the amount of existing impervious areas. In addition, the Project is conditioned to conform to the City’s current grading and erosion control standards and comply with applicable NPDES Standards. The Project is also conditioned to require detention of stormwater on site where feasible. This finding can be made in the affirmative. (g) The project follows appropriate design policies and techniques. The proposed main and accessory structure will conform to the applicable design policies and techniques set forth in the Residential Design Handbook as required by Section 15-45.055 which includes minimizing the perception of bulk, integrating the residential buildings with the environment, and designing for energy efficiency. This finding can be made in the affirmative. Variance Findings: Pursuant to City Code Section 15-70.060, the Planning Commission is empowered to grant variances in order to prevent or to lessen such practical difficulties and unnecessary physical hardships that would result from a strict or literal interpretation and enforcement of certain zoning regulations. A practical difficulty or unnecessary physical hardship may result from the size, shape or dimensions of a site or the location of existing structures thereon. The Page 8 of 10 14 Application No. PDR11-0029/VAR11-0006 Applicant has met the burden of proof required to support the application for a variance as set forth below. (a) That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. The property is located in a neighborhood that pre-dates the City’s incorporation and subsequent zoning ordinance. Many of the lots in the vicinity are below the minimum standard for the zoning district in terms of lot width as described in subsection (b), below however the subject lot is one of two lots on Lomita Avenue with width of 50 feet. Accordingly, many of the homes fronting Lomita Avenue have lot widths that are nonconforming. Given these special circumstances, strict enforcement of the two-car garage requirement and side setback requirement would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and the R-1- 10,000 zoning district. This finding can be made in the affirmative. (b) That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The standard width for a lot in the R-1-10,000 zoning district is a minimum of 85 feet wide and a minimum 10,000 square feet in area. The subject lot is approximately 50 feet wide and 8,024 square feet in net area. The subject lot is narrower than many of the lots in the immediate vicinity and only one other lot on Lomita Avenue has a site width of 50 feet. The subject lot is also smaller in size than standard lots in the R-1-10,000 zoning district. Thus, the granting of a variance for a one-car garage in lieu of a two-car garage and a reduced left side setback would not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the R-1-10,000 zoning district. This finding can be made in the affirmative. (c) That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The proposed home meets the required setbacks for the first floor and second floor with the exception of the first left side setback which is already existing and the property owner is proposing to retain its position and reduce its size and square footage. Furthermore, the existing neighboring home to the north is situated such that a reduced side yard setback would not have detrimental impacts to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. As for the variance for a one-car garage in lieu of a two-car garage, the project will be providing three onsite parking spaces which will include one in a garage. Thus the provision of a one-car garage and two onsite parking spaces would not result in the parking of vehicles on Lomita Avenue or adjacent streets as to interfere with the free flow of traffic on the streets. No known public health or safety concerns should be attributed to a one car garage or a reduced side setback and no future impacts are anticipated. This finding can be made in the affirmative. Page 9 of 10 15 Application No. PDR11-0029/VAR11-0006 Page 10 of 10 (d) That strict enforcement of the specified regulation is not required by either present or anticipated future traffic volume or traffic circulation on the site. The project requires the provision of three parking spaces – two enclosed spaces for the main dwelling and one additional parking space for the garage. Three parking spaces are provided – one in an enclosed garage. The site is zoned R-1-10,000 and no additional dwelling units can be constructed on the site that could affect either present or anticipated future traffic volume or traffic circulation on the site. This finding can be made in the affirmative. (e) That the granting of the variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic on the streets. The City Code requires three onsite parking spaces - two enclosed spaces for the main house and one for the secondary dwelling unit that is not required to be enclosed. The project will provide three parking spaces of which one will be located inside an enclosed garage. Thus the provision of a one-car garage and two onsite parking spaces would not result in the parking of vehicles on Lomita Avenue or adjacent streets as to interfere with the free flow of traffic on the streets. This finding can be made in the affirmative. ENVIRONMENTAL DETERMINATION: The proposal is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant Section 15332, “In-Fill Development Projects”, of the Public Resources Code (CEQA) and Section 15303(a) “New Construction or Conversion of Small Structures” whereas one single-family residence can be constructed in a residential zone. ATTACHMENTS: 1. Resolution 2. Applicants written project description 3. Arborist Report 4. Neighbor Notification Forms & Public Comments 5. Greenpoint Rated Checklist 6. Public hearing notice and copy of mailing labels for project notification. 7. Site Photos (submitted by applicant) 8. Reduced Plans (Exhibit A) 16 RESOLUTION NO: 12-037 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR11-0029 AND VARIANCE 11-0006 LOCATED AT 20601 LOMITA AVENUE WHEREAS, on December 15, 2011, an application was submitted by Tom and Pam Clerkin requesting Design Review and Variance approval to add a second story to an existing one story single family home and related site improvements located at 20601 Lomita Avenue. The project has a total floor area of approximately 3,341 square feet. The height of the proposed residence is approximately 26 feet. The site is located within the R-1-10,000 Zoning District (APN 517-08-036). 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 August 22, 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 Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings in that the project avoids unreasonable interference with views and privacy; preserves the natural landscape including native and heritage trees; minimizes the perception of excessive bulk and is of compatible bulk and height with adjacent structures; uses current grading and erosion methods; and follows appropriate design polices and techniques. 17 Resolution No. 12-037 Section 5: The project is consistent with the Saratoga City Code in that the variance findings can be made in that because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district; the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district; the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. Section 6: The City of Saratoga Planning Commission hereby approves PDR11-0029 and VAR11-0006, located at 20601 Lomita Avenue, subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 22nd day of August 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Tina K. Walia Chair, Planning Commission 18 Resolution No. 12-037 Exhibit 1 CONDITIONS OF APPROVAL PDR11-0029 & VAR11-0006 20601 LOMITA AVENUE (APN 517-08-036) A. GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. 2. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 3. Conditions may be modified only by the Planning Commission unless modification is expressly otherwise allowed by the City Code including but not limited to Sections 15-80.120 and/or 16- 05.035, as applicable. 4. The City shall mail to the Owner and Applicant a notice in writing, on or 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 Community Development Director certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 5. A Building Permit must be issued and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. 6. 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. 7. Prior to issuance of any Demolition, Grading, or Building Permit to implement this Design Review Approval the Owner or Applicant shall obtain a “Zoning Clearance” from the Community Development Director by submitting final plans for the requested permit to the Community Development Department for review to ascertain compliance with the requirements of this Resolution. 19 Resolution No. 12-037 8. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. In addition, prior to any Zoning Clearance from the Community Development Director, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. B. COMMUNITY DEVELOPMENT 9. 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 July 23, 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 A.3, above. 10. Fireplaces. A maximum of one wood-burning fireplace is permitted per habitable structure (e.g., main house or guest house). All other fireplaces shall be gas burning. 11. Fences. Fences and walls shall comply with City Code Chapter 15-29. 12. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 13. Landscaping. Landscape installation and replacement for screening or ornamentation. A landscaped area required as a condition of any Design Review Approval shall be planted with materials suitable for screening or ornamenting the site, whichever is appropriate, and plant materials shall be replaced as needed to screen or ornament the site. 14. Landscape maintenance. Landscaped areas shall be watered, weeded, pruned, fertilized, sprayed or otherwise maintained by the Owner as may be prescribed by the Community Development Department; 15. Plumbing. All plumbing fixtures or irrigation systems shall be water conserving and otherwise comply with City Code Section 16-75.030. 16. Construction truck routes. Construction trucks shall only use designated truck routes. 20 Resolution No. 12-037 17 Noise limitations during construction. The noise level at any point twenty-five feet from the source of noise shall not exceed 83 dBA during residential construction, and residential construction, alteration or repair activities which are authorized by a valid City permit, or do not require the issuance of a City permit, may be conducted only between the hours of 7:30 A.M. and 6:00 P.M. Monday through Friday and between the hours of 9:00 A.M. and 5:00 P.M. on Saturday. Residential construction shall be prohibited on Sunday and weekday holidays, with the exception of that construction, alteration or repair activities which are authorized by a valid City permit and which do not exceed fifty percent of the existing main or accessory structure may be conducted between the hours of 9:00 A.M. and 5:00 P.M. on Sunday and weekday holidays. A notice of applicable construction hour restrictions shall be posted conspicuously on site at all times for all exterior residential construction activity requiring a City permit. 18. Tree Preservation Plan. The Owner and Applicant shall sign and date the arborist report, include it in the final plan set (signifying that that they are submitting it as their Tree Preservation Plan for the project), and comply with all requirements of the Tree Preservation Plan in accordance with City Code § 15-50.140. 19. Protection of Trees from Grading and Trenching. Grading and trenching (including for undergrounding electrical lines) shall be shown on the plans submitted to the Building Division and demonstrate adequate protection of trees to the satisfaction of the City Arborist, or, in the alternative, the City Arborist shall be present and have authority during the grading and trenching to require hand digging for any tree roots judged at the discretion of the City Arborist to need additional protection. 20. Protection of Trees from Harmful Chemicals. Harmful chemicals shall not be disposed of near trees. 21. 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. 22. Stormwater. Disposition and treatment of stormwater shall comply with the applicable requirements of the National Pollution Discharge Elimination System ("NPDES") Permit issued to the City of Saratoga and the implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program (collectively the “NPDES Permit Standards”). Prior to issuance of Zoning Clearance for a Demolition, Grading or Building Permit for this Project, a Stormwater Detention Plan shall be submitted to the Community Development Director for review and approval demonstrating how all storm water will be detained on-site and in compliance with the NPDES Permit Standards. If not all stormwater can be detained on-site due to topographic, soils or other constraints, and if complete detention is not otherwise required by the NPDES Permit Standards, the Project shall be designed to detain on-site the maximum reasonably feasible amount of stormwater and to direct all excess stormwater away from adjoining property and toward stormwater drains, drainageways, streets or road right-of- ways and otherwise comply with the NPDES Permit Standards and applicable City Codes. 21 Resolution No. 12-037 23. Landscape and Irrigation Plan. The Landscape and Irrigation Plan required by City Code Section 15-45.070(a)(9) shall be designed to the maximum extent reasonably feasible to: a. utilize efficient irrigation (where irrigation is necessary), to eliminate or reduce runoff, to promote surface infiltration, and to minimize use of fertilizers and pesticides that have the potential to contribute to water pollution; b. treat stormwater and irrigation runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified in the Plan, installed and maintained; c. be comprised of pest resistant landscaping plants throughout the landscaped area, especially along any hardscape area; d. be comprised of plant materials selected to be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment; e. protect the roots of Ordinance-protected trees from any proposed or required undergrounding of utilities; f. retain and incorporate existing native trees, shrubs, and ground cover into the Plan; and g. comply with Section 16-75.030 of the City Code to the extent applicable. 24. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the Community Development Department Director or designee prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department and referenced in Condition No. B.1 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 (five feet beyond the dripline (the area under the canopy) or a greater distance as determined by the City Arborist) 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. A boundary survey, wet-stamped and wet-signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. The stamp shall reflect a current license for the land surveyor/engineer, the document shall be labeled “Boundary Survey,” and the document shall not contain any disclaimers; f. Applicable City Arborist Reports shall be printed onto separate construction plan pages; g. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 25. Exterior Downgrade. Staff shall not approve downgrading to the exterior appearance of the approved residence. Downgrades may include, but are not limited to, garage doors, 22 Resolution No. 12-037 architectural detailing, stonework, columns, shutters, driveway materials, or similar items. Any exterior changes to approved plans resulting in a downgrade shall require filing an additional application and fees for review by the Planning Commission as a modification to approved plans. Any other exterior changes to the approved plans, which are not deemed a downgrade by staff, shall require approval in compliance with condition A.3 above. C. CITY ARBORIST. 26. Compliance with Tree Regulations and City Arborist Reports. All requirements in the City Arborist Reports dated February 29, 2012 are hereby adopted as conditions of approval and shall be implemented as part of the Approved Plans. This includes, but is not limited to, all tree related conditions set forth above and the following standard conditions of approval: a. Tree Bond. Prior to issuance of any Building Permit or Grading Permit, the Project Applicant or Owner shall obtain and submit to the Community Development Department a Tree Bond, or similar funding mechanism satisfactory to the Community Development Department, in favor of the City, in the amount of $53,050 to guarantee: (1) the maintenance and preservation of all existing trees except any approved for removal under this Design Review Approval; and (2) the replacement of any removed trees or rehabilitation of any damaged trees in a manner satisfactory to the City Arborist. b. Release of Tree Bond. Prior to the City’s inspection for final approval of the completed Project, the City Arborist shall inspect the site to verify compliance with all conditions of approval related to trees. The Tree Bond required above shall be released after the planting of required replacement trees, a site inspection by the City Arborist finding compliance with all tree-related conditions contained in this Resolution, and payment of any outstanding City Arborist fees. D. PUBLIC WORKS 27. Encroachment Permit Applicant (owner) shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Design Review. E. FIRE SAFETY OR FIRE AGENCY REQUIREMENTS 28. Fire Agency Conditions. Applicant shall comply with all Fire Agency conditions. 23 24 25 26 27 28 29 30 31 32 33 34 35 36 Date: August 13, 2012 To: Michael Fossati, Planner CC: Christopher Riordon, Senior Planner Subject: 20601 Lomita Ave Mr. Fossati, We have received the “Notice of Public Hearing” for Wednesday August 22, 2012 regarding 20601 Lomita Ave. After reviewing the final plans, we have the following concerns we would like the planning department to address. 1. The variances requested in regards to the set backs and request to provide only one car garage should be denied. These variances will result in over building and introduce even greater parking congestion on Lomita Ave. The 20601 Lomita project should conform to the current codes. 2. In compliance with policy #3, Control view to adjacent properties, in the residential design handbook, the current plan will grossly impact our privacy, light, and view. Considering our backyard (14771 Aloha Ave) runs the full length of the 20601 Lomita Ave., our privacy, exposure to sun, and our view will be greatly impacted by this project. From our backyard elevation, the house appears to be a three story house towering over our property. To mitigate this, all city codes should be adhered to and the final plans must include the requirement to plant tall trees and hedges along the south east perimeter of the 20601 Lomita Ave property for additional privacy. (example: Thuja Green Giant). 3. The request to make the existing secondary structure deed restricted will significantly impact the value of our property since it will become high density living area adjacent to our property. Additionally the allotted parking is not sufficient to support a secondary housing unit. 4. The proposed plan shows two air conditioning units on the south side facing our house. This will introduce excessive noise in hot days when both units are on. The secondary dwelling air conditioning unit, facing our bedrooms, should be moved to the back of the house to mitigate some of the noise. Please reply confirming you have received this email. We look forward to the site visit of August 21st at 3:30 and the Planning meeting on August 22nd at 7:00 PM to discuss our concerns. Thank you, Aida & Thomas Scott 14771 Aloha Ave. Saratoga, CA 95070 408-741-8289 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 Parcel NumbOwner Name Owner Address Owner City, State Zip #5152 500' OWNERSHIP LISTING Prepared for: 20601 Lomita Avenue 517-08-026 TAMARA S NEWCOMBE 20626 KOMINA AVE SARATOGA CA 95070 517-08-027 JOHN K HOWARD 20620 KOMINA AVE SARATOGA CA 95070 517-08-028 CLARENCE E & CAROLYN L SCHULTZ 20606 KOMINA AVE SARATOGA CA 95070 517-08-029 CHERI-JEANNE & BARCO JEFF KINLEY-BARCO 20588 KOMINA AVE SARATOGA CA 95070 517-08-030 TONY C & TINA L OYANG 20574 KOMINA AVE SARATOGA CA 95070 517-08-031 ROY S & HELEN M CAMERON 20560 KOMINA AVE SARATOGA CA 95070 517-08-032 JOHN J & ALEDA L COOK 20550 KOMINA AVE SARATOGA CA 95070 517-08-033 JUSTIN & JAQUELINE LEI 20540 KOMINA AVE SARATOGA CA 95070 517-08-034 BYONGMOO & HYEJEONG HAN 14755 ALOHA AVE SARATOGA CA 95070 517-08-035 AIDA A & SAMUEL T SCOTT 14771 ALOHA AVE SARATOGA CA 95070 517-08-036 PAMELA R MILES-CLERKIN 20601 LOMITA AVE SARATOGA CA 95070 517-08-037 STEVEN & HEATHER METZ 20620 KOMINA AVE SARATOGA CA 95070 517-08-038 ALAN H ROSENUS 20621 LOMITA AVE SARATOGA CA 95070 517-08-039 KEITH G RIEKEN 20633 LOMITA AVE SARATOGA CA 95070 517-08-040 ROBERT E & ELIZABETH J NAST 20645 LOMITA AVE SARATOGA CA 95070 517-08-041 ROELAND P & MARGARET E VAN KRIEKEN 20655 LOMITA AVE SARATOGA CA 95070 517-08-042 DAVID A KATZ 20665 LOMITA AVE SARATOGA CA 95070 517-08-043 JOHN HOLT 14690 OAK ST SARATOGA CA 95070 517-08-044 LUPE COMPEAN 936 HARRIET AVE CAMPBELL CA 95008 517-08-045 FRANCINE & GEORGE H MCKENZIE 14678 OAK ST SARATOGA CA 517-08-046 JENNIFER Y TAYLOR 14672 OAK ST SARATOGA CA 95070 517-08-047 MICHAEL J & DEBRA A CUMMINS 14666 OAK ST SARATOGA CA 95070 517-10-022 ROY P & GAY CRAWFORD 14711 ALOHA AVE SARATOGA CA 95070 517-10-023 PERRY G & PATRICIA P CONSTANTINE 14725 ALOHA AVE SARATOGA CA 95070 517-10-024 YAOLUN & LI VICTOR JIANG 14735 ALOHA AVE SARATOGA CA 95070 517-10-025 DANIEL L & CAROLYN C CASAS 20545 KOMINA AVE SARATOGA CA 95070 517-10-027 MICHAEL A & CRANE-OLIVER EVELYN OLIVER 20589 KOMINA AVE SARATOGA CA 95070 517-10-036 TENNIS CLUB SARATOGA PO BOX 202 SARATOGA CA 95071 517-10-047 SARATOGA UNION S D 20460 Forrest Hills Drive SARATOGA CA 95070 517-11-041 ANNA K ASELTINE 20545 LOMITA AVE SARATOGA CA 95070 517-11-042 JAMES P & KRISTIN N OBERHAUSER 20561 LOMITA AVE SARATOGA CA 95070 517-11-043 DAVID G & DEBORAH Q LEMIRE 14774 ALOHA AVE SARATOGA CA 95070 517-11-044 LARRY & CAROL SCHUSTER 14760 ALOHA AVE SARATOGA CA 95070 517-11-045 CHANDRA S GUPTA 8005 HUMMINGBIRD LN #C SAN DIEGO CA 92123 517-11-046 KARAGADA R KISHORE 14732 ALOHA AVE SARATOGA CA 95070 517-11-047 PETER S & KAREN D NOSE 14718 ALOHA AVE SARATOGA CA 95070 517-11-056 JOHN R LUND 14805 VICKERY AVE SARATOGA CA 95070 517-11-057 ARDALAN HESHMATI 14811 VICKERY AVE SARATOGA CA 95070 517-11-058 JENNIFER DICKSON 20544 LOMITA AVE SARATOGA CA 95070 517-11-059 MICHAEL C & ANNIE E SHEBANOW 14823 VICKERY AVE SARATOGA CA 95070 517-12-004 KATHLEEN BOYD 14732 OAK ST SARATOGA CA 95070 517-12-005 GERALD L & LYNNE L GURLEY 14724 OAK ST SARATOGA CA 95070 517-12-006 MAE Q BAKER GENEVA 14700 OAK ST SARATOGA CA 95070 517-12-007 ROBERT C & PATRICIA HIMEL 20670 LOMITA AVE SARATOGA CA 95070 517-12-008 LEANNE R & EDWARD V POPA 20660 LOMITA AVE SARATOGA CA 95070 517-12-009 JAMES H & JANE F HOPKINS 20650 LOMITA AVE SARATOGA CA 95070 517-12-010 JEAN B BOGOSIAN 20630 LOMITA AVE SARATOGA CA 95070 517-12-011 MICHAEL J & SUSAN M MCCHESNEY 20620 LOMITA AVE SARATOGA CA 95070 517-12-012 KRISHNAMURTHY FAMILY TR 20610 LOMITA AVE SARATOGA CA 95070 517-12-021 BETH L WHITE 20568 LOMITA AVE SARATOGA CA 95070 517-12-022 JOHN A & ZOE R SAUNDERS 20550 LOMITA AVE SARATOGA CA 95070 60 517-12-026 VERGIL C & JANET L GIVENS 20536 LOMITA AVE SARATOGA CA 95070 517-12-027 JOHN T & DENISE DICKSON 20544 LOMITA AVE SARATOGA CA 95070 517-12-029 HOC ASSOCIATES INC 6345 JANARY WAY SAN JOSE CA 95129 517-12-030 JOHN C & BEVERLEY L DARLINGTON 20604 LOMITA AVE SARATOGA CA 95070 517-12-031 DENNIS A & JILL S HUNTER 20606 LOMITA AVE SARATOGA CA 95070 517-12-033 THOMAS & JEPSEN REBECCA GUERRETTE 20602 LOMITA AVE SARATOGA CA 95070 517-12-034 JOHN & NICOLE WELSH 20600 LOMITA AVE SARATOGA CA 95070 517-12-036 SARATOGA CEMETERY DIST SCC 14766 OAK ST SARATOGA CA 95070 517-27-002 MARY C HENDERSON 14830 VICKERY AVE SARATOGA CA 95070 517-27-003 BARRY C AND MARY MARSH 14801 BUTANO TER SARATOGA CA 95070 61 62 63 64 65 66 67 68 69 70 71 REPORT TO THE PLANNING COMMISSION Meeting Date: August 22, 2012 Application: Design Review MOD12-0005 Location / APN: 19915 Mallory Ct. / 393-16-026 Owner / Applicant: Nalwa Staff Planner: Michael Fossati 19915 Mallory Ct. 72 . SUMMARY PROJECT DESCRIPTION: The applicant is requesting Design Review approval to replace an existing 3,762 sq. ft. single-story residence damaged by fire with a new 4,044 sq. ft. one-story residence. Design Review approval is required pursuant to Saratoga Municipal Code Section 15-45.060(a)(3), as the proposed project is a new single-story structure over 18 feet in height. The site is approximately 14,168 sq. ft. and is located within the R-1-12,500 zoning district. STAFF RECOMMENDATION: Adopt Resolution No. 12-038 approving the project subject to conditions of approval. 73 . PROJECT DATA Net Site Area: 0.33 acres (14,168 square feet) Average Slope: Less than 2% General Plan Designation: M-12.5 (Medium Density Residential) Zoning: R1-12,500 Proposed Allowed Proposed Site Coverage Building & Garage Driveways / Parking Walkways/Decks/Pool Coping Total Proposed Site Coverage 4,407 sq. ft. 1,568 sq. ft. 2,134 sq. ft. 7,749 sq. ft. (54%) Maximum Coverage allowed is 7,792 sq. ft. (55%) Floor Area 1st Floor: Garage: Total 3,356 sq. ft. 488 sq. ft. 4,044 SF Maximum Floor Area allowed is 4,050 sq. ft. Grading Cut 200 c.y. Fill 200 c.y. Total 400 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: 101.50’ 102.79’ 102.14’ 123.50’ (21.36’) Maximum Building Height is 128.14’ (26 Feet) Setbacks Front: Interior Left Side: Exterior Right Side: Rear: 1st Story 25’ 10’ 25’ 10’ 1st Story 25’ 10’ 25’ 10’ PROJECT DISCUSSION AND SITE CHARACTERISTICS This project is subject to Design Review pursuant to City Code Section 15-45.060(a)(3), any new single-story structure over 18 feet in height. Site Description The 14,168 square feet site is a fully developed area of Saratoga, south of Cox Avenue at Cumberland. The neighborhood is a mixture of one and two-story residences ranch-style homes. The existing residence was substantially damaged by fire in March 2011. The applicant received approval of an Administrative Design Review for the proposed 4,044 sq. ft. residence in June 2012 with a height of 17’ 10”. 74 . Once approved, the applicant proceeded to move forward with working drawings. The project engineer determined that the new foundation would not work with the proposed design, as the proposed foundation wouldn’t provide sufficient clearance from the exterior soil to maintain appropriate stormwater flow away from the foundation (Attachment 2). The project engineer recommended increasing the foundation height, which in turn, increased the height of the proposed residence. The proposed thicker foundation and steeper roof have increased the proposed residence from 17’ 10” to 21’ 5”. Architectural Style The architectural style is a modern single family home which includes materials such as integral stucco exterior walls, foam trim, dual glazed vinyl windows, and tile roof. The proposed exteriors include “eggshell” off-white stucco, “bungalow beige” trim, “white” windows, and a muted “terra cotta” flat tile concrete roof. Detail Colors and Materials Mfg. & Specification Windows White – Vinyl TBD Garage Door Eggshell – Metal TBD Trim Beige - Foam TBD Building Ext. Eggshell – Integrated Color Stucco TBD Roofing Muted Terra Cotta – flat concrete tile TBD Trees There are no trees on the yard. The applicant has proposed to plant shade trees at the north eastern and southeastern portions of the property, per the landscape plan. Landscaping The applicant is proposing a standard driveway along Cumberland Drive, and a semi-circular driveway along Mallory Court. Decorative pillars and lights would be installed on all three driveway entrances. The remaining front yard areas would be filled with a standard sod lawn. Energy Efficiency The applicant submitted a Build-it-Green GreenPoint with a score of 77 points. Green features of the proposed project include engineered lumber for the beams and headers, 24 inch roof overhangs, and high-efficiency water fixtures throughout the home. Neighbor Correspondence The applicant submitted neighbor notification forms from five neighboring property owners. Per the signed notifications, there were no objections to the project. 75 . 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. 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 met this finding by proposing a site placement and design that places the visual distance close to the street and farther away from existing residences, as discussed per technique #2 of policy 3 of the Residential Design Guidelines of the City. The proposed new home will not have second story living spaces, windows, or balconies, all which could impact privacy. Privacy impacts from side facing windows are reduced by the corner lot orientation and existing fencing and landscaping. This finding can be made in the affirmative. (b) The project preserves the natural landscape. This project meets this finding in that it project is proposed to be constructed in the general vicinity of the existing residence. The site is flat and the majority of established landscaping is along the property lines. The new residence would be located in the approximate same level area as the existing residence so the existing contours would not be significantly modified. This finding can be made in the affirmative. (c) The project preserves native and heritage trees. The project meets this finding in that no native or heritage trees are either on the site or are being proposed for removal. This finding can be made in the affirmative. (d) The project minimizes the perception of excessive bulk. The project meets this finding with the use of architecturally consistent elements, such as rectangular shaped doors and windows, a hipped roof, and horizontal proportions and eaves that reduce vertical massing. This finding can be made in the affirmative. (e) The project is of compatible bulk and height. This finding can be made in the affirmative in that the overall design of the residence is compatible in bulk and height of neighboring properties within immediate environment, as well as typical residences on the R1-12,500 zoning district. The existing neighborhood scale includes both one and two-story designs with horizontal massing and low eves lines. The proposed project is compatible with the scale by placing its massing along the length of the lot rather than vertically. This finding can be made in the affirmative. (f) The project uses current grading and erosion control methods. The project meets this finding because the project requires minimal site grading to construct, which will not substantially impact erosion. New hardscape surfaces, such as the decomposed granite walkways and a driveway constructed out of pavers are designed to allow 76 . subtle water absorption and drainage, which allows the maximum amount of water to be retained on the site. This finding can be made in the affirmative. (g) The project follows appropriate design policies and techniques. The project meets this finding in that it will utilize the following: a. The proposed project would protect neighbor’s privacy by proper site planning and appropriate landscaping (Policy 4, Technique #2) b. Use of a limited number of materials and colors on a single elevation (Policy 2, Technique #1) c. Increase setbacks for living areas that require more privacy. (Policy 3, Technique #2) d. The architectural style is not restricted by the existing pattern, but is compatible (Policy 1, Technique #5) As discussed above, the finding can be made in the affirmative. ENVIRONMENTAL DETERMINATION: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. STAFF RECOMMENDATION Staff recommends the Planning Commission adopt Resolution No. 12-038 approving the project subject to conditions of approval. ATTACHMENTS: 1. Resolution of Approval – 19915 Mallory Ct. 2. Letter from Bay Land Consulting, dated 7/23/12 3. Neighbor Notification Forms – 19915 Mallory Ct. 4. Build-it-Green Checklist – 19915 Mallory Ct. 5. Public hearing notice and mailing addresses for project notification 6. Reduced Plans, Exhibit "A.” 77 RESOLUTION NO. 12-038     Attachment 1  A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW NO. MOD12-0005 FOR THE REPLACEMENT OF AN EXISTING SINGLE-STORY, SINGLE-FAMILY RESIDENCE WITH A NEW SINGLE- STORY, SINGLE-FAMILY RESIDENCE LOCATED AT 19915 MALLORY COURT WHEREAS, on July 25, 2012 an application was submitted by Vic Nalwa, requesting Design Review approval to replace an existing 3,762 sq. ft. single-story, single-family residence with a new 4,044 sq. ft. single-story, single-family residence. Design Review approval is required pursuant to Saratoga Municipal Code Section 15-45.060(a)(3). The site is approximately 14,168 sq. ft. and is located within the R-1-12,500 zoning district. The foregoing work is described as the “Project” in this Resolution; and 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 August 18, 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 5: The City of Saratoga Planning Commission hereby approves applications MOD12-0005, for the project located at 19915 Mallory Court, subject to the Conditions of Approval attached hereto as Exhibit 1. 78 Resolution No. 12-038  Page 2    PASSED AND ADOPTED by the City of Saratoga Planning Commission this 18th day of August 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ___________________________________ Tina K. Walia Chair, Planning Commission 79 Resolution No. 12-038  Page 3    EXHIBIT 1 CONDITIONS OF APPROVAL MOD12-0005 19915 MALLORY CT. (393-16-026) 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, or grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. 2. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 3. The Owner and Applicant will be mailed a statement, after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 4. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga Zoning Regulations incorporated herein by this reference. 5. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. In addition, prior to any Zoning Clearance from the Community Development Director, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. 80 Resolution No. 12-038  Page 4    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 dated August 7, 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 4, above. 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 and referenced in Condition No. 6 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. All additional drawings, plans, maps, reports, and/or materials required by the Building Division. 8. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 9. 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. 10. Front yard landscaping. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department. 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 11. Stormwater. A stormwater retention plan shall be submitted to the City for review and approval demonstrating how all stormwater will be retained on-site to the maximum extent feasible, and incorporating the New Development and Construction – Best Management Practices on file with the City. If all stormwater cannot be retained on-site, an explanatory note shall be provided on the approved plans and subject to prior City review and approval. 81 Resolution No. 12-038  Page 5    Stormwater runoff from the project site (if any after compliance with this paragraph) shall not be directed toward the adjacent properties. PUBLIC WORKS 12. Encroachment Permit. Applicant (owner) shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work to implement this Administrative Design Review. 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 CITY OF SARATOGA Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 (408) 868-1222 NOTICE OF PUBLIC HEARING The City of Saratoga’s Planning Commission announces the following public hearing on: Wednesday, the 22nd day of August, 2012, at 7:00 p.m. The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. The public hearing agenda item is stated below. Details of this item are available at the Saratoga Community Development Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please consult the City website at www.saratoga.ca.us regarding Friday office closures. APPLICATION/ADDRESS: MOD12-0005 / 19915 Mallory Ct. APPLICANT/OWNER: Lazari Design / Nalwa APN: 393-16-026 DESCRIPTION: The applicant is requesting Design Review approval to replace an existing 3,742 sq. ft. single-story, single-family residence with a new 4,022 sq. ft. single-story, single- family residence. The height of the proposed residence will be no more than 22 feet tall. Design Review approval is required pursuant to Saratoga Municipal Code Section 15-45.060. The site is approximately 14,168 sq. ft. and is located within the R-1-12,500 zoning district. All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing. In order for information to be included in the Planning Commission’s information packets, written communications should be filed on or before Wednesday August 15, 2012. 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. Michael Fossati Planner (408) 868-1212 100 8/10/2012 City of Saratoga Page -1 of 1 Parcel Number Parcel Address Owner Name Owner City, State Zip 39310001 20116 CHATEAU DR FREEMAN PAUL N AND SUSAN SARATOGA, CA 95070 39310002 20122 CHATEAU DR VANDERMATE CLORIA S TRUSTEE SARATOGA, CA 95070 39310003 20124 CHATEAU DR HOGUE THOMAS L AND ELLEN E TRU SARATOGA, CA 95070 39310004 20128 CHATEAU DR CRAWFORD JOHN H AND NORMA B SARATOGA, CA 95070 39310005 20132 CHATEAU DR HIROKAWA, JOHN AND ANNE SARATOGA, CA 95070 39310014 20060 PIERCE CT ROTHSCHILD RICHARD AND ELIZABE SARATOGA, CA 95070 39310015 20065 PIERCE CT LIU YING-MOH AND I-LAN SARATOGA, CA 95070 39310016 20081 PIERCE CT TU LAIN CHUEN TRUSTEE SARATOGA, CA 95070 39315002 13067 JACCARANDA CT WHITNEY KAY M SARATOGA, CA 95070 39315003 13069 JACCARANDA CT STOIBER THOMAS C AND DIANE J T SARATOGA, CA 95070 39315004 13071 JACCARANDA CT BONASO PAUL AND GAIL J SARATOGA, CA 95070 39315005 13075 JACCARANDA CT HURANT KATHRINE A TRUSTEE SARATOGA, CA 95070 39315006 13077 JACCARANDA CT CHUNG YOUNG-HO AND SUNNY SARATOGA, CA 95070 39315014 13088 CUMBERLAND DR SHEU HSIN-BIN AND LIN CHYONG T SARATOGA, CA 95070 39315015 13066 CUMBERLAND DR SCHILLER MARCIA J ET AL LIVERMORE, CA 94550 39315016 13038 CUMBERLAND DR WIDJAJA - MULJADI SARATOGA, CA 95070 39315017 19922 WINTER LN LIAO DAVE T AND JUDY C SARATOGA, CA 95070 39315018 19940 WINTER LN YANG SHIH-CHENG AND LI-HSUEH SARATOGA, CA 95070 39315019 19964 WINTER LN SMITH ELAINE A ET AL SARATOGA, CA 95070 39315020 19982 WINTER LN SU THOMAS C AND HSU VIVIAN Y SARATOGA, CA 95070 39315021 20002 WINTER LN FANG JIAYUAN AND YIPEI SARATOGA, CA 95070 39315022 20001 WINTER LN FURMAN THEODORE S AND GERALDIN SARATOGA, CA 95070 39315023 19981 WINTER LN YAMAMOTO WAYNE I AND HSU JEAN SARATOGA, CA 95070 39315024 19963 WINTER LN KRISHNAMURTHY SUNDAR AND REKHA SARATOGA, CA 95070 39315025 19941 WINTER LN GYOREY GEZA L AND ELIZABETH F SARATOGA, CA 95070 39315026 19921 WINTER LN WALLER JAMES J TRUSTEE SARATOGA, CA 95070 39315027 13089 CUMBERLAND DR THOMPSON OLIVE I TRUSTEE SARATOGA, CA 95070 39315029 19922 VIA ESCUELA DR ZHANG HONG XIN AND TANG WEI SARATOGA, CA 95070 39315030 19942 VIA ESCUELA DR SHIMADA WARREN H AND ELIZABETH SARATOGA, CA 95070 39316008 19915 WELLINGTON CT FASANG PATRICK P AND KAZUKO K SARATOGA, CA 95070 39316009 19937 WELLINGTON CT ARTHUR JIM AND ROBIN SARATOGA, CA 95070 39316012 19991 WELLINGTON CT HAWORTH JAMES G AND FOY SUSAN SARATOGA, CA 95070 39316013 19984 WELLINGTON CT CROSS JONATHAN R AND ANNE E TR SARATOGA, CA 95070 39316014 19962 WELLINGTON CT SABADA SUDHAKAR AND UMA SARATOGA, CA 95070 39316015 19940 WELLINGTON CT WU WINDSOR WEN-SHE AND JENNY S SARATOGA, CA 95070 39316016 19918 WELLINGTON CT CHENG STEPHEN W AND SAMANTHA D SARATOGA, CA 95070 39316017 12909 CUMBERLAND DR CARROLL RONALD F AND H M SARATOGA, CA 95070 39316018 19939 BLYTHE CT BABCOCK ROBERT E AND JAYNE L SARATOGA, CA 95070 39316019 19951 BLYTHE CT GRAYSON MARY H TRUSTEE SARATOGA, CA 95070 39316020 19973 BLYTHE CT BROOKS FREDERICK D SARATOGA, CA 95070 39316021 19990 BLYTHE CT SKIDMORE JOHN W TRUSTEE SARATOGA, CA 95070 39316022 19978 BLYTHE CT HOWELL BARBARA M TRUSTEE & ET SARATOGA, CA 95070 39316023 19954 BLYTHE CT SHIRLEY JAMES J AND MARY J SARATOGA, CA 95070 39316024 19932 BLYTHE CT FRIEL DOROTHY M TRUSTEE SARATOGA, CA 95070 39316025 19918 BLYTHE CT STOWELL MARY A TRUSTEE SARATOGA, CA 95070 39316026 19915 MALLORY CT VIC NALWA SARATOGA, CA 95070 39316027 19937 MALLORY CT LEUNG TANG FAI AND YUK MAN POO SARATOGA, CA 95070 39316028 19959 MALLORY CT BEHROOZI-TOOSI AMIR AND FARKHO SARATOGA, CA 95070 39316029 19971 MALLORY CT LU WEN CHEN AND CHEN JU YUH SARATOGA, CA 95070 39316030 19993 MALLORY CT DANDO MERYL G TRUSTEE SARATOGA, CA 95070 39316031 19986 MALLORY CT MANN MORTON SARATOGA, CA 95070 39316032 19964 MALLORY CT HENDERSON JEFFREY S AND VICKY SARATOGA, CA 95070 39316033 19942 MALLORY CT SINGH DALJEET AND SUJATA SARATOGA, CA 95070 39316034 19920 MALLORY CT YANG SAMUEL C AND CONNIE W SARATOGA, CA 95070 39316035 13020 CUMBERLAND DR MALWANKAR SARATOGA, CA 95070 39316036 12998 CUMBERLAND DR BITNER CYNTHIA A TRUSTEE SARATOGA, CA 95070 39316037 12976 CUMBERLAND DR CURTIS THOMAS A TRUSTEE SARATOGA, CA 95070 39316038 12954 CUMBERLAND DR CHANG IRENE H SARATOGA, CA 95070 39316039 12932 CUMBERLAND DR HO CHUN AND PAO-CHEN TRUSTEE SARATOGA, CA 95070 39316040 12910 CUMBERLAND DR NAMIAN ROBERT S AND BARBARA H SARATOGA, CA 95070 39316041 12892 CUMBERLAND DR GOCHNAUER DANIEL AND VICKI SARATOGA, CA 95070 101 39316042 12888 CUMBERLAND DR NISHIMURA JOSEPH AND ROSE TRUS SARATOGA, CA 95070 39316043 12866 CUMBERLAND DR TSZTOO GARY R AND MAY T SARATOGA, CA 95070 63 Affected Parcels GEO10 102 PLOT PLAN2880308028803680288040803080288028802880288028802880288028802880 30803080 SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.SARATOGA CA 95070 ADDRESS: 19915 MALLORY CT. OWNER: 103 6080 SL.D.54486080 SL.D. 28802880 2880 288028802880 40803680 28802880 288028803080308028802880 120963080 3080FLOOR PLAN A A B B SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.104 SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.105 SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.106 ROOF PLAN SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.107 SHEET: DATE: Fax:(408)323-9522 Tel:(408) 781-8374 DESIGN LAZARI 6154 ROYAL ACORN PL San jose Ca 95120 elazari@comcast.net SARATOGA CA 95070MR. VIC NALWA19915 MALLORY CT.108 109 110 111