HomeMy WebLinkAbout11-28-2012 Planning Commission PacketTable of Contents
Agenda 2
November 14, 2012
Draft Minutes 4
Application PDR12-0021; Ashley Way (503-08-108); Jim
Gasiewski / Terry J. Martin - The applicant is requesting Design
Review approval for a new two-story single-family dwelling on a
vacant lot. The new home would be 5,978 square feet in area
and less than 26 feet in height. One tree is requested for
removal to construct the project. Staff Contact: Cynthia
McCormick (408) 868-1230.
Staff Report 6
Resolution 11
Arborist 15
Neighbor Forms 23
Notice 26
plans 27
Application PDR12-0003 & VAR12-0001; 14110 Alta Vista Ave
(397-28-025); John and Sandra Wang / Charles Brown - The
applicant is requesting Design Review approval to replace an
811 square foot single-story home with a new 1,823 square foot
two-story home. The applicant is also requesting a variance for
a single-car garage in lieu of a two-car garage and a reduced
front setback; 14’7” where 25 feet is required. The new home
would be 25 feet, 6 inches in height. Staff Contact: Cynthia
McCormick (408) 868-1230.
Staff Report 39
Resolution 46
Arborist Report 50
Neighbor Forms 60
Notice 69
plans 73
1
AGENDA
REGULAR MEETING
SARATOGA PLANNING COMMISSION
Wednesday, November 28, 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 November 14, 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.
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 PDR12-0021; Ashley Way (503-08-108); Jim Gasiewski / Terry J. Martin - The applicant is
requesting Design Review approval for a new two-story single-family dwelling on a vacant lot. The new
home would be 5,978 square feet in area and less than 26 feet in height. One tree is requested for removal
to construct the project. Staff Contact: Cynthia McCormick (408) 868-1230.
Recommended action:
Adopt Resolution No. 12-048 approving the project subject to conditions of approval.
2. Application PDR12-0003 & VAR12-0001; 14110 Alta Vista Ave (397-28-025); John and Sandra Wang /
Charles Brown - The applicant is requesting Design Review approval to replace an 811 square foot single-
story home with a new 1,823 square foot two-story home. The applicant is also requesting a variance for a
single-car garage in lieu of a two-car garage and a reduced front setback; 14’7” where 25 feet is required.
The new home would be 25 feet, 6 inches in height. Staff Contact: Cynthia McCormick (408) 868-1230.
Recommended action:
Adopt Resolution No. 12-049 approving the project subject to conditions of approval.
2
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning
Commission by City Staff in connection with this agenda are available at the office of the Community
Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the
Planning Commission concurrently with the posting of the agenda are also available on the City website at
www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review
at the Community Development Department at the time they are distributed to the Planning Commission.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
CERTIFICATE OF POSTING OF AGENDA
I, Abby Ayende, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of
the Planning Commission was posted and available for public review on November 21, 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, November 14, 2012
REGULAR MEETING – 7:00 P.M. – CIVIC THEATER/COUNCIL CHAMBERS AT 13777
FRUITVALE AVENUE
PLEDGE OF ALLEGIANCE
ROLL CALL
ABSENT
Commissioners Hlava and Reis
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of October 24, 2012
(4:0:1(Almalech -abstain):2(Hlava &Reis))
COMMUNICATIONS FROM COMMISSION & PUBLIC
Oral Communications on Non-Agendized Items
Any member of the Public will be allowed to address the Planning Commission for up to three (3) minutes on matters
not on this agenda. The law generally prohibits the Planning Commission from discussing or taking action on such
items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications under
Planning Commission direction to Staff.
REPORT OF APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an “Appeal Application” with the City Clerk
within fifteen (15) calendar days of the date of the decision, 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 ADR12-0024 & GRE12-0001; 15781 Hidden Hill Road (510-24-015); Peter and Lina Liou /
Modern House - The applicant requests Design Review approval to replace an existing 5,262 square foot
home with a new 5,002 square foot one-story home and approval of a Grading Exception for 1,637 cubic
yards of additional grading. Staff Contact: Christopher Riordan (408)868-1235
Recommended action:
Adopted Resolution No. 12-047 approving the project subject to conditions of approval. (Approved, 5:0:2)
2. Application PDR09-0006 & VAR08-0003; 14660 Quito Road (407-14-004); Dang / Rockwood Design -
The applicant requests approval to replace an existing 926 sq. ft. one-story main residence with a 2,697 sq.
ft. two-story residence. The design review application is due to the request to convert a single-story
structure into a multi-story structure. The variance application is due to the request to allow construction
within the front and rear setbacks. Staff Contact: Michael Fossati (408) 868-1212.
Recommended action:
Adopted Resolution No. 12-046 approving the project subject to conditions of approval.
(Approved, 3:2(Bernald & Zhao):2)
NEW BUSINESS
DIRECTOR/COMMISSION COMMUNICATION
ADJOURNMENT
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning
Commission by City Staff in connection with this agenda are available at the office of the Community
Development at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the
Planning Commission concurrently with the posting of the agenda are also available on the City website at
www.saratoga.ca.us. Any materials distributed by staff after the posting of agenda are available for public review
at the Community Development Department at the time they are distributed to the Planning Commission.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this
meeting, please contact the City Clerk at (408) 868-1269 or ctclerk@saratoga.ca.us. Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR
35.102-35.104 ADA Title II).
CERTIFICATE OF POSTING OF AGENDA
I, Abby Ayende, Office Specialist III for the City of Saratoga, declare that the foregoing agenda for the meeting of
the Planning Commission was posted and available for public review on November 8, 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
REPORT TO THE
PLANNING COMMISSION
Meeting Date: December 12, 2012
Application: PDR12-0021
Location / APN Ashley Way / 503-08-108
Applicant/Owner: Jim Gasiewski / Terry J. Martin
Staff Planner: Cynthia McCormick, AICP
Ashley Way
Page 1 of 5
6
Application No. PDR12-0021; Ashley Way / 503-08-108
SUMMARY
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval for a new two-story single-family
dwelling on a vacant lot. The new home would be 5,978 square feet in area and less than 26
feet in height. One tree is requested for removal to construct the project.
STAFF RECOMMENDATION:
Adopt Resolution No. 12-048 approving the project subject to conditions of approval.
PROJECT DATA:
Net Site Area: 40,397 sq. ft.
Average Slope: 2.5%
General Plan Designation: RVLD
Zoning: R-1-40.000
Proposed Allowable/Required
Proposed Site Coverage
Main House:
Driveway:
Walkways/Deck:
Accessory Structures
Total Proposed Site Coverage
3,918 sq. ft.
5,800 sq. ft.
2,850 sq. ft.
600 sq. ft.
(32.6%) 13,168 sq. ft.
(35%) 14,139 sq. ft.
Floor Area
First Floor:
Second Floor
Garage:
Total Proposed Floor Area
3,136 sq. ft.
2.060 sq. ft.
782 sq. ft.
5,978 sq. ft. 6,020 sq. ft.
Height (Residence)
Lowest Elevation Point
Highest Elevation Point
Average Elevation Point
Proposed Topmost Point
373.600’
375.750’
374.675’
( 25.825’) 400.500’
Maximum Height
= (26 Feet)
GRADING
None proposed
No Limit
Setbacks
Front:
Rear:
Left Side:
Right Side:
1st Floor 2nd Floor
1st Floor
2nd Floor
44’
112’
48’
33’
51’
136’
65’
45’
30’
50’
20’
20’
30’
60’
25’
25’
Page 2 of 5
7
Application No. PDR12-0021; Ashley Way / 503-08-108
PROJECT DESCRIPTION
Design Review approval is required because the project consists of a two-story residence
pursuant to City Code Section 15-45.060.
Site Description: The new home will be located on a vacant flag lot at the end of Ashley
Way. The property is surrounded by other single-family homes. The home will be
situated to minimize impacts to trees as can be seen on the site plan.
Project Description: The façade of the new home has been designed with a neutral
colored stucco exterior, arched windows, and hip roofs with comp shingles.
Approximately 35% of the proposed floor area is located on the second story. Second
story windows have been designed to minimize privacy impacts to adjacent neighbors.
The applicant will also plant trees along the southeastern property line for additional
privacy screening. The new home also exceeds required setbacks, further minimizing
impacts on adjacent residences.
Materials and Colors
Detail Colors and Materials
Exterior Benjamin Moore – Sierra Hills
Trim Benjamin Moore – Lambskin
Windows Marvin Clad series
Entry Door Cantera Wrought Iron Door – Darla
Garage Door Martin – Aged Copper
Roof Asphaltic Composition – Country Gray
Trees: One coast live oak is in conflict with the proposed house and meets the criteria for
removal and replacement.
Energy Efficiency: Green building materials include pre-plumbing for solar water heating,
hydronic radiant heating, wiring conduit for future photovoltaic panels, and a high efficiency
irrigation system.
Neighbor Notification and Correspondence: One comment letter was received and staff
has been in contact with one other neighbor. The comment letter voiced concerns regarding
maintenance of the access easement of the neighbor property from where the project enters
the site via the ‘flag’ portion of the lot; a civil matter to be worked out between the
neighbors. Another neighbor has concerns regarding privacy impacts from second story
windows onto their back yard. Staff feels that the placement of the home on the lot, the
location of second story windows, and the height of the most impactful windows minimizes
privacy impacts to a reasonable level.
Page 3 of 5
8
Application No. PDR12-0021; Ashley Way / 503-08-108
FINDINGS
Design Review Findings
The findings required for issuance of a Design Review Approval pursuant to City Code
Section Article 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 home has
been located to take advantage of privacy screening from existing mature landscaping.
The location and size of second story windows have also been designed to minimize
privacy impacts. The placement of the home should not unreasonably impact views
beyond what is already blocked by existing tall trees. Rooflines have also been
articulated to minimize view impacts.
(b) The project preserves the natural landscape. This finding can be made in the
affirmative. The home has been designed to minimize grading and removal of existing
landscaping. One protected tree will be removed as described below. The applicant is
required to plant new trees, including at least two native species trees, equal to the
appraised value of the removed tree. Additional landscaping is also proposed.
(c) The project preserves native and heritage trees. This finding can be made in the
affirmative. One coast live oak tree meets the findings for removal because it is in
conflict with the proposed house and is crowding another oak that is in better
condition. All other protected trees potentially impacted by the project shall be
adequately protected per the conditions of approval.
(d) The project minimizes the perception of excessive bulk. This finding can be made in
the affirmative. The second story element represents approximately 35% of the
proposed floor area. The home will be nestled amongst existing mature trees, thus
minimizing the perception of bulk and obscuring views of the home from adjacent
residences. Neutral colored materials and varying rooflines further reduce the
perception of bulk.
(e) The project is of compatible bulk and height. This finding can be made in the
affirmative. The new home is surrounded by similarly sized homes and will be located
behind another two-story home. The proposed height and floor area is appropriate
given the size and location of the lot. The setback of the home exceeds City Code
requirements, further integrating the home with the natural setting of the
neighborhood.
(f) The project uses current grading and erosion control methods. This finding can be
made in the affirmative. The site is relatively flat and the project has been designed to
minimize grading and removal of trees.
(g) The project follows appropriate design policies and techniques. This finding can be
made in the affirmative. The project uses architectural features to break up massing
(Policy 1, Technique #6), locates the home to preserve existing landscaping (Policy 2,
Technique #3), controls views to adjacent properties and uses landscaping to enhance
Page 4 of 5
9
Application No. PDR12-0021; Ashley Way / 503-08-108
Page 5 of 5
privacy (Policy 3, Techniques #1 and #3), exceeds required setbacks to reduce height
impact (Policy 4, Technique #3), locates the home to allow light, air, and solar access to
adjacent homes (Policy 5, Technique #3).
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant
Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the
Public Resources Code (CEQA). This exemption allows for the construction of one single-
family residence in a residential area.
STAFF RECOMMENDATION:
Adopt Resolution No. 12-048 approving the project, subject to conditions of approval.
ATTACHMENTS:
Resolution
Arborist Report, dated October 25, 2012
Neighbor Notification Forms
Public hearing notice and mailing addresses
Reduced Plans (Exhibit A)
10
RESOLUTION NO. 12-048
Attachment 1
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW NO. PDR12-0021 FOR THE CONSTRUCTION OF A
NEW TWO-STORY SINGLE-FAMILY RESIDENCE LOCATED ON ASHLEY WAY
WHEREAS, an application was submitted by Jim Gasiewski, requesting Design Review
approval to construct a new 5,978 sq. ft. two-story single-family residence. Design Review
approval is required pursuant to City Code Section 15-45.060(a)(1). The net site is
approximately 40,397 sq. ft. and is located within the R-1-40,000 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 November 28, 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 application
PDR12-0021, for the project located on Ashley Way, subject to the Conditions of Approval
attached hereto as Exhibit 1.
11
Resolution No. 12-048 Page 2
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 28th day of
November 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
12
Resolution No. 12-048 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR12-0021
Ashley Way (503-08-108)
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.
13
Resolution No. 12-048 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 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.
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. 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;
c. City Arborist Reports dated October 25, 2012 onto separate construction plan pages;
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. The owner/applicant shall agree to all conditions required by the Saratoga Building
Department.
9. The owner/applicant shall agree to all conditions required by the City Engineer, as
applicable.
10. The owner/applicant shall agree to all conditions required by the City Arborist, as applicable,
prior to issuance of building permits.
11. The owner/applicant shall agree to all conditions required by the Santa Clara County Fire
Department, as applicable.
1
2. The owner/applicant shall agree to all conditions required by the Sewer District, as
applicable, prior to issuance of building permits.
14
Page 1 of 7
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 #: ARB12-0052
Prepared by Kate Bear, City Arborist Site: 20888 Ashley Way
Phone: (408) 868-1276 Owners: James Gasiewski & Eileen Kollar
Email: kbear@saratoga.ca.us APN: 503-18-108
Email: jgasiewski@mindspring.com
Report History:
#1
Date:
Plans received September 6, 2012
Report completed October 18, 2012
#2 – This report revises and replaces report #1 Revised plans received October 24, 2012
Report completed October 25, 2012
PROJECT SCOPE
The applicant has submitted plans to the City to build a new two story house and attached three car
garage.
One coast live oak (#66) protected by City Code is in conflict with the proposed house and requested
for removal to construct the project. It meets the criteria for removal, and may be removed and
replaced following receipt of building permits.
CLEARANCE – with conditions
This project has clearance from the arborist to proceed with the conditions noted below in the
Requirements section.
PLAN REVIEW
Plans Reviewed:
Architectural plans were prepared by Terry J. Martin Associates, A.I.A and dated August 2012. Plan
sheets reviewed for this report include Sheet A-0, Cover sheet; Sheet A-1, Site Plan; Sheet A-2,
Main Level Floor Plan; Sheet A-3, Upper Level Floor Plan; Sheets A-5A and A-5B, Elevations; and
Sheet A-6, Sections.
Civil plans were prepared by TS Civil Engineering and dated July 19, 2012. Plan sheets reviewed for
this report include Sheet C-1, Topographic Survey; and Sheet 2, Grading Plan.
A revised Site Plan and revised Grading Plan dated October 24, 2012 were reviewed for this report.
They show the fire truck turn around, driveway and utility locations farther away from trees, and
mostly outside of tree canopies. These revisions satisfy the requirement for the setback of new
construction from existing trees.
15
20888 Ashley Way
Page 2 of 7
TREE INFORMATION
An arborist report for the project was prepared by Straun Edwards of Trees 360 Degrees, and dated
July 26, 2012. The designated Project Arborist for this project will be Straun Edwards of Trees 360
Degrees.
Tree Inventory:
Eleven trees protected by City Code were inventoried for the project. Inventoried trees included six
coast live oaks (#65, 66, 67, 68, 69, and 75), two coast redwoods (#70 and 71), one Chinese pistache
(#72), and two California peppers (#73 and 74).
Appraisals:
Appraised values were calculated by Straun Edwards using the Trunk Formula Method and
according to the Guide for Plant Appraisal, 9th Edition, published by the International Society of
Arboriculture (ISA), 2000. This was used in conjunction with the Species Classification and Group
Assignment, published by the Western Chapter of the ISA, 2004.
Tree Removals:
One coast live oak protected by City Code (#66) is in conflict with the project and has been
requested for removal to construct the project. Whenever a tree is requested for removal as part of a
project, certain findings must be made and specific tree removal criteria met. See the Findings
section below for a detailed discussion of this tree.
Tree Protection:
Chain link fencing is required around individual or groups of trees for protection during
construction, and work is not permitted within these fenced areas. Fenced areas are shown on the
attached site map. Trees #67, 68, 69, 70, 71, 72, 73 and 74 can be adequately protected with chain
link fencing during construction.
Oak tree #65 will be significantly impacted by installation of the sewer line and driveway as
currently designed. It will likely decline over several years and die as a consequence of these
construction impacts. To adequately protect this tree, the sewer line should be located outside of the
canopy of the tree, or directionally bored at a depth of 4 or more feet below grade. If directionally
bored, the exit hole for the sewer connection should be located outside the canopy of the oak. The
driveway should remain outside the canopy of the tree except for the necessary part of the fire truck
turn around under the tree. This portion of the driveway will require construction entirely on top of
grade and out of pervious materials such as pavers on sand.
Oak tree #75 is impacted by a section of the driveway and a drainage pipe which extend to a few feet
from the tree’s trunk. The back-up area of the driveway should be deleted if possible. If required, it
should stay at least 13 feet from the trunk of the tree. It must be constructed entirely on top of grade,
and of pervious materials. The drainage dissipater pit is in an acceptable location, but the drain line
to it should be relocated so it remains outside the canopy of the tree.
The site plan indicates a future pool house that will impact California pepper tree #74. This is too
close to the tree, and should be located somewhere outside of its canopy, or deleted from the plans.
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20888 Ashley Way
Page 3 of 7
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 $69,500 and is equal to the total appraised value of
trees #65, 69 and 75. This deposit will be held until completion of the project and acceptance by the
City.
The appraised value for tree #75 was recalculated based on the tree having two trunks, each
measuring about 20 inches. According to the Code, ½ of the diameter of the smaller trunk is to be
added to the diameter of the larger trunk when calculating the value of the tree. This amounted to a
value for tree #75 of $38,100 rather than the amount in the submitted report of $67,600.
FINDINGS
Tree Removal
Tree #66 is requested for removal to construct the project. It is in conflict with the proposed house,
and right next to and crowding another oak (#65) that is in better condition. The tree removal criteria
are attached to the end of this report for reference. The table below summarizes which of the criteria
are met, allowing removal of the tree.
Summary of tree removal criteria that are met
Tree # Criteria met Criteria not met
66 1, 4, 5, 6, 7, 9 2, 3, 8
Replacement Trees:
The total appraised value of tree #66 is $14,000. New trees equal to this appraised value will be required
as a condition of the project. Replacement trees may be planted anywhere on the property. Replacement
values for new trees are listed below.
At least two new trees should be from the City’s list of native species. Acceptable species include coast
live oak (Quercus agrifolia), valley oak (Quercus lobata), blue oak (Quercus douglasii), black oak
(Quercus kelloggii), big leaf maple (Acer macrophyllum), California buckeye (Aesculus californica),
Douglas fir (Pseudotsuga menziesii) and coast redwood (Sequoia sempervirens).
Tree replacement values:
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
New Construction
Based on the 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 designated Project Arborist for this project shall be Straun Edwards of Trees 360
Degrees.
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2. The following tree information shall be included on a plan sheet in the final set of plans and
titled “Tree Preservation”:
a. The table listing inventoried trees from the arborist report by Trees 360 Degrees dated
July 26, 2012.
b. The appraised value of each inventoried tree from the same report.
c. The map attached to the end of this report showing tree locations, numbers and locations
of tree protection fencing, or this information can be transferred onto the site plan.
d. The entire Requirements section of this report.
3. Tree Protection Security Deposit - $69,500
a. Owner shall obtain, and file with the Community Development Director, a Tree
Protection security deposit for trees #65, 69 and 75 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.
4. 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.
5. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 during all construction work.
6. 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.
7. Unless specific prior approval has been obtained from the City Arborist during a field
meeting before the execution of work, 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.
8. All utility connections and pipes shall remain outside of tree canopies. Utilities include gas,
sewer, storm drain, electrical, water and irrigation for landscaping.
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Page 5 of 7
9. If trenching for any utility is needed under the canopy of a tree, a field meeting with the City
Arborist is required before building permits are obtained.
10. The new driveway shall be constructed entirely on top of grade where it is under the canopy
of a tree. It is acceptable to use a concrete curb on top of grade to contain the new driveway.
It is acceptable to add fill soil to the top of curb under tree.
11. No excavation or addition of fill soil shall occur within 11 feet of trees #65, 69 and 74.
12. No excavation or addition of fill soil shall occur within 13 feet of tree #75.
13. The drain pipe to the dissipater pit near tree #75 shall be dug by hand or with the use of a
pneumatic device such as an Air Spade (compressed air and water are forced through a metal
tube to blow soil away) for the first two feet. Pipes shall be placed underneath intact roots.
14. The first two feet of the drainage dissipater pit shall be dug by hand and any roots measuring
two inches in diameter or larger retained and worked around.
15. Tree #66 meets the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
16. New trees equal to $14,000 shall be planted as part of the project. Replacement values for
new trees are listed below:
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
24. 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.
25. At least 2 replacement trees shall be from the City’s list of native species. Acceptable species
include coast live oak (Quercus agrifolia), valley oak (Quercus lobata), blue oak (Quercus
douglasii), black oak (Quercus kelloggii), big leaf maple (Acer macrophyllum), California
buckeye (Aesculus californica), Douglas fir (Pseudotsuga menziesii) and coast redwood
(Sequoia sempervirens).
26. The plans show a future pool house near tree #74. This is too close to the tree, and should be
deleted from the plans or shown outside the tree’s canopy.
27. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant new trees, some or all of the replacement value for trees
may be paid into the City’s Tree Fund.
28. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
29. Design irrigation:
a. So that it does not spray trunks of trees.
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20888 Ashley Way
Page 6 of 7
b. So that valve boxes and controllers are located outside of tree canopies and away from
tree trunks.
c. So that trenching for irrigation lines remains outside of tree canopies.
d. Do not allow tilling or stripping of the topsoil beneath the trees’ canopies.
30. Design landscaping:
a. Select plants with similar water requirements to the trees under which they will be
placed.
b. Design topdressings so that they remain at least one foot from the trunks of retained trees
and 6 inches from the trunks of new trees.
c. Plant only drought tolerant plants compatible with oaks under oaks, and keep plants at least 10
feet from tree trunk. Mulch under the canopy is recommended.
d. Water loving plants and lawns are not permitted under oaks.
31. 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.
32. 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
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20888 Ashley Way
Page 7 of 7
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.
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20888 Ashley Way
Legend
Tree Canopy
Tree Protective Fence
66 65
68 67
71
70
75
74 73
69
72
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CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTICE OF PUBLIC HEARING
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, November 28 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: PDR 12-0021
OWNER/APPLICANT: Jim Gasiewski / Terry J. Martin
ADDRESS/APN: Ashley Way; Saratoga, CA 95070 / 503-08-108
PROJECT DESCRIPTION: The applicant is requesting Design Review approval for a new
two-story single-family dwelling on a vacant lot. The new home would be 5,978 square feet in
area and less than 26 feet in height. One tree is requested for removal to construct the project.
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
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REPORT TO THE
PLANNING COMMISSION
Meeting Date: November 28, 2012
Application: PDR12-0003 / VAR12-0001
Location / APN 14110 Alta Vista Ave / 397-28-025
Applicant/Owner: John and Sandra Wang / Charles Brown
Staff Planner: Cynthia McCormick, AICP
14110 Alta Vista Avenue
Page 1 of 7
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Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
SUMMARY
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval to replace an 811 square foot single-
story home with a new 1,823 square foot two-story home. The applicant is also
requesting a variance for a single-car garage in lieu of a two-car garage and a reduced
front setback; 14’7” where 25 feet is required. The new home would be 25 feet, 6 inches
in height.
STAFF RECOMMENDATION:
Adopt Resolution No. 12-049 approving the project subject to conditions of approval.
PROJECT DATA:
Net Site Area: 3,992 sq. ft. (after reducing for slope)
Average Slope: 61.21%
General Plan Designation: RVLD
Zoning: R-1-40.000
Proposed Allowable/Required
Proposed Site Coverage
Main House:
Driveway:
Walkway:
Total Proposed Site Coverage
1,163 sq. ft.
236 sq. ft.
353 sq. ft.
(17.55%) 1,752 sq. ft. 1,916 sq. ft. (35%)
Floor Area
First Floor:
Second Floor
Garage:
Total Proposed Floor Area
903 sq. ft.
660 sq. ft.
260 sq. ft.
1,823 sq. ft. 1,916 sq. ft.
Height (Residence)
Lowest Elevation Point
Highest Elevation Point
Average Elevation Point
Proposed Topmost Point
90’
100’
95’
120.5’ ( 25.5’)
Maximum Height
= (26 Feet)
GRADING
367 CY of cut
10 CY of fill
No Limit
Setbacks
Front:
Rear:
Left Side:
Right Side:
1st Floor 2nd Floor
1st Floor
2nd Floor
14’7”
58’0”
6’0”
6’0”
14’7”
58’0”
11’0”
11’0”
25
25
6
6
25
35
11
11
Page 2 of 7
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Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
PROJECT DESCRIPTION
Design review approval is required pursuant to city code section 15-45.060. Variance
approval is required pursuant to city code section 15-70.020.
Site Description: The project is located on a 9,980 square foot lot bounded by Saratoga
Creek to the east. The 50 foot wide lot is narrower than the standard 85 foot width for the
R1-10,000 zoning district. The sloped lot drops over 60 feet to the rear, significantly
reducing the buildable area to the front most portion of the lot. The preservation of two large
oak trees and one large redwood tree behind the existing home also limit the buildable area.
Surrounding properties on the same side of the street are primarily steep lots with non-
conforming setbacks with substandard or no garages. While the homes to the right and
across the street are single-story, the majority of homes as you enter and leave Alta Vista
Avenue are two-story. The eclectic neighborhood includes homes with various architectural
materials including clapboard, stucco, board and batten, and shingles.
Project Description: The new 1,823 square foot home with basement will replace an
existing 811 square foot home, which is located on a relatively level pad. The design
includes neutral colored board and batten siding with stone wainscoting on the lower
portion of the residence. The existing home does not have a garage and is setback
approximately 14 feet, 7 inches from the property line. The proposed home would
maintain the existing front setback and would include a one-car garage. The proposal
meets all other requirements including floor area, height, and side and rear setbacks. The
proposed setback and garage variance is consistent with the neighborhood, as described
below and in the findings for approval.
Materials and Colors
Detail Colors and Materials
Exterior tan colored hardboard
Trim tan colored wood batts
Trim green colored wood corbels
Entry Door green colored wood
Roof brown colored composition shingles
Variance: A variance for a reduced front setback and a one-car garage in lieu of a two-car
garage is requested due to the narrow width and steep slope of the lot. The reduced front
setback is also necessary to protect the three large trees to the rear of the proposed home.
Furthermore, the lot has a significant drop in elevation behind the location of the proposed
home and would require extensive grading and engineering to push the home back further
on the lot. In support of the variance, the applicant has prepared an inventory of 10 lots
surrounding the subject property. The requested variance is fairly consistent with other
properties on the same side of the street with steep lots. The property to the right of the
subject property has no garage, while the second property to the right has a tandem garage.
The two lots to the left of the subject property are currently underdeveloped; one having a
two-car garage but no home, and the other being vacant. The third and fourth lot to the left
have no garage. The two lots across the street each have a two car garage but are relatively
Page 3 of 7
41
Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
flat lots with larger frontages due to their triangle shape. The remaining lot across the street
takes access from Williams Avenue and is relatively flat. A table on the following page
summarizes the neighborhood context.
Front Setbacks and Garage Types of Neighboring Properties
Address *Front Setback Garage Type Lot Description
14120 Alta Vista 11’4” No garage Steep lot at rear
14130 Alta Vista 15’ 2-car tandem Steep lot at rear
14080 Alta Vista Conforming No garage Steep lot at rear
14078 Alta Vista Conforming No garage Steep lot at rear
14054 Alta Vista Conforming No garage Steep lot at rear
14090 Alta Vista Conforming No garage Steep lot at rear, Vacant
14100 Alta Vista Conforming 2-car garage Steep lot at rear, No home
14081 Alta Vista 4’6” 2-car garage Triangle lot with
large street frontage
14111 Alta Vista Conforming 2-car garage Triangle lot with
large street frontage
20480 Williams 13’1” 2-car garage Takes access from Williams
*Setbacks provided by applicant are approximate
Trees: The project has been designed to best protect two large oak trees and one large
redwood tree behind the proposed home. One protected California bay tree meets the
criteria for removal and replacement. The diseased tree is in poor condition and is in
conflict with a proposed retaining wall which is necessary for the site. The tree is also too
close to the surrounding oaks for good forestry practices.
Energy Efficiency: The project includes water efficient fixtures and energy star appliances
in addition to minimum green building standards.
Neighbor Notification and Correspondence: The applicant notified adjacent property
owners of the project. The City received nine notification forms. A Public Notice was also
sent to property owners within 500 feet of the site. One neighbor is concerned about the
stability of the hill and the protection of trees. Trees will be adequately protected per the
Arborist recommendations. Furthermore, the project has received geotechnical clearance
and requires geotechnical inspections to ensure appropriate site preparation, grading, site
surface and subsurface drainage improvements, and excavations for foundations and
retaining walls prior to the placement of steel and concrete.
FINDINGS
Page 4 of 7
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Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
Design Review Findings
The findings required for issuance of a Design Review Approval pursuant to City Code
Section Article 15-45.080 are set forth below and the Applicant has met the burden of proof
to support making all of those required findings:
(a) The project avoids unreasonable interference with views and privacy. This finding can
be made in the affirmative. A large rear setback provides ample views to the creek and
landscape. The majority of second-story windows are located at the rear of the proposed
home, where a large setback minimizes privacy impacts. The second-story windows on
the right side of the home are angled in such a way to minimize privacy impacts to the
adjacent neighbor. A garage, but no home exists further back on the property to the left
of the subject property in such a way that the proposed second-story windows would not
have an impact. The placement of second story windows on the subject property would
allow future development of the lot to the left to be designed to avoid privacy impacts.
(b) The project preserves the natural landscape. This finding can be made in the
affirmative. The project has been designed to best protect two large oak trees and one
large redwood tree behind the proposed home. Only one, non-native protected tree will
be removed. The removal of this tree will benefit the surrounding native oak trees
which are too close in proximity for good forestry practices.
(c) The project preserves native and heritage trees. This finding can be made in the
affirmative because no native or heritage trees are proposed for removal. All other trees
will be adequately protected during construction.
(d) The project minimizes the perception of excessive bulk. This finding can be made in
the affirmative. A majority of the second story is setback from the front of the home.
The design includes thin batten timbering and the board and batten will be painted the
same color to minimize the perception of bulk. Furthermore, the home has been
designed with gable roofs to break up massing on the façade.
(e) The project is of compatible bulk and height. This finding can be made in the
affirmative. While the homes to the right and across the street are single-story, the
majority of homes as you enter and leave Alta Vista Avenue are two-story. The
proposed design will not be incompatible in the eclectic neighborhood that includes
homes with various architectural materials including clapboard, stucco, board and
batten, and shingles.
(f) The project uses current grading and erosion control methods. This finding can be
made in the affirmative. The home will be located on the flattest portion of the lot,
where the current home exists, thus minimizing excessive grading.
(g) The project follows appropriate design policies and techniques. This finding can be
made in the affirmative. The proposed design minimizes the perception of bulk by using
the same color on the board and batten to reduce bulk (Policy 1, Technique 3), integrates
the home with the environment by avoiding unnecessary grading and soil removal
(Policy 2, Technique 3), avoids interference with privacy by controlling view to adjacent
Page 5 of 7
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Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
properties (Policy 3, Technique 1), preserves views and access to views by locating the
home to minimize view blockage (Policy 3, Technique 1), and is designed for energy
efficiency by placing the majority of windows on the southside for maximum benefit of
sun and wind (Policy 5, Technique 1).
VARIANCE FINDINGS
The findings required for issuance of a Variance Approval pursuant to City Code Section
15-12.061 and Section 15-70.060 are set forth below and the Applicant has met the burden
of proof to support making all of those required findings:
(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: This finding can be
made in the affirmative. The lot is characterized by a substandard width and significant
slope to the rear of the property. The proposal for a one-car garage is an improvement
over the current circumstance where no garage exists. Surrounding lots with similar
circumstances are either underdeveloped or lack a two-garage. The requested front yard
setback is consistent with existing conditions on the subject property and the property to
the right of the subject property. Furthermore, the lot has a significant drop in elevation
behind the location of the proposed home and would require extensive grading and
engineering to push the home back further on the lot. The reduced front setback is also
necessary to protect three large trees to the rear of the proposed home.
(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: This finding can be made in the affirmative. The requested
variance is fairly consistent with other properties on the same side of the street with
steep lots. The property to the right of the subject property has no garage, while the
second property to the right has a tandem garage. The two lots to the left of the subject
property are currently underdeveloped; one having a two-car garage but no home, and
the other being vacant. The third and fourth lot to the left have no garage. The two lots
across the street each have a two car garage but are relatively flat lots with larger
frontages due to their triangle shape. The remaining lot across the street takes access
from Williams Avenue and is relatively flat.
(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: This
finding can be made in the affirmative. The subject property is characterized by gentle to
very steep (approximately 5 to 65 percent inclination) creekbank/hillside topography. The
proposed front yard setback is necessary to avoid the portion of the lot characterized by
slope instability and potential shallow landsliding. The proposed front yard setback enables
the property owner to replace the existing home at its current setback and position on the
existing relatively level fill pad. The project meets the required side setbacks where the
closest proximity to adjacent properties exists. The proposed variance for a one-car
garage in lieu of a two-car garage is discussed below.
Page 6 of 7
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Application No. PDR12-0003/VAR12-0001; 14110 Alta Vista Ave
Page 7 of 7
(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 current home
has existed in this neighborhood without a garage without any known impacts on traffic
volume or circulation. Thus, the addition of a one-car garage to the property should
improve traffic volume and circulation in the neighborhood.
(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 current home has existed in this neighborhood without a
garage without any known impacts on the parking or loading of vehicles on public
streets. Thus, the addition of a one-car garage to the property should improve the free
flow of traffic on the streets.
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant
Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the
Public Resources Code (CEQA). This exemption allows for the construction of one single-
family residence in a residential area.
STAFF RECOMMENDATION:
Adopt Resolution No. 12-049 approving the project, subject to conditions of approval.
ATTACHMENTS:
Resolution
Arborist Report, dated September 20, 2012
Neighbor Notification Forms
Public hearing notice and mailing addresses
Reduced Plans (Exhibit A)
45
RESOLUTION NO. 12-049
Attachment 1
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW NO. PDR12-0003 AND VAR12-0001 FOR THE
CONSTRUCTION OF A NEW TWO-STORY SINGLE-FAMILY RESIDENCE
LOCATED AT 14110 ALTA VISTA AVE
WHEREAS, an application was submitted by John and Sandra Wang, requesting Design
Review approval to construct a new 1,823 sq. ft. two-story single-family residence. The
applicant is also requesting a variance for a single-car garage in lieu of a two-car garage and a
reduced front setback; 14’7” where 25 feet is required. Design Review approval is required
pursuant to City Code Section 15-45.060. Variance approval is required pursuant to City Code
Section 15-70.020. The net site is approximately 3,992 sq. ft. and is located within the R-1-
10,000 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 November 28, 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.
46
Resolution No. 12-049 Page 2
Section 5: The City of Saratoga Planning Commission hereby approves applications
PDR12-0003 and VAR12-0001, for the project located at 14110 Alta Vista Avenue, subject to
the Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 28th day of
November 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Tina K. Walia
Chair, Planning Commission
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Resolution No. 12-049 Page 3
EXHIBIT 1
CONDITIONS OF APPROVAL
PDR12-0003 / VAR12-0001
14110 Alta Vista Ave / 397-28-025
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.
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Resolution No. 12-049 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 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.
7. Parking. Applicant (owner) shall widen the pavement to create a parking space along the
front property line. The parking area shall be constructed of pervious materials on top of
grade (including but not limited to pervious pavers on sand-or-gravel), and shall be a
minimum 2 feet from the canopies of the Redwood and Magnolia trees. The Applicant
(owner) shall obtain an encroachment permit for any and all improvements in any City right-
of-way or City easement prior to commencement of the work to implement this condition.
8. Building Division Submittal. Four (4) sets of complete construction plans shall be
submitted to the Building Division. These plans shall be subject to review and approval by
the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum
include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department and referenced in Condition
No. 6 above;
b. 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;
c. City Arborist Report dated September 20, 2012 onto separate construction plan pages;
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.
9. The owner/applicant shall agree to all conditions required by the Saratoga Building
Department.
10. The owner/applicant shall agree to all conditions required by the City Engineer, as
applicable.
11. The owner/applicant shall agree to all conditions required by the City Arborist, as applicable,
prior to issuance of building permits.
12. The owner/applicant shall agree to all conditions required by the Santa Clara County Fire
Department, as applicable.
13. The owner/applicant shall agree to all conditions required by the Sewer District, as
applicable, prior to issuance of building permits.
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Page 1 of 8
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 #: ARB12-0008
Prepared by Kate Bear, City Arborist Site: 14110Alta Vista Avenue
Phone: (408) 868-1276 Owners: John and Sandra Wang
Email: kbear@saratoga.ca.us APN: 397-28-025
Email: sandrawa@gmail.com
Report History:
#1
Date:
Plans received February 28, 2012
Met with architect March 21, 2012
Report completed April 23, 2012
#2 – This report replaces report #1. Site visit and meeting July 3, 2012
Revised report completed July 27, 2012
#3 – This report replaces report #2 Met with architect September 13, 2012
Revised report completed September 20, 2012
PROJECT SCOPE
The applicant has submitted plans to the City to demolish the existing house with no garage and
build a new two story house with a basement and attached single car garage.
One tree (California bay #8) protected by City Code is requested for removal to construct the
project. It meets the criteria for removal, and may be removed and replaced following receipt of
building permits.
CLEARANCE – with conditions
This project has clearance from the arborist to proceed, with the conditions noted below in the
Requirements section.
PLAN REVIEW
Plans Reviewed:
Architectural plans were prepared by Charles W. Brown and dated February 28, 2012. Plan sheets
reviewed for this report are not numbered. They include a cover sheet, a partial site plan, existing
and proposed floor plans, elevations and sections.
A Boundary and Topographic Survey prepared by SMP Engineers and dated July 27, 2011 was also
submitted for review.
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14110 Alta Vista Avenue
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Civil plans were prepared by Nordic Engineering, Inc. and dated February 2012. Plan sheets
reviewed for this report include Sheet 1, Cover Sheet; Sheet 2, Grading and Drainage Plan; and
Sheet 3, Details and Cross Sections.
The Tree Protection Notes on Sheet 1 of the civil plans should be modified so that they are
consistent with this report. Orange mesh fencing material and T-posts are not permitted on projects
in Saratoga, and this option should be deleted from the plans. Note #4 should be changed so that no
work in the tree protection area occurs unless approved by the City Arborist and is done under the
supervision of the Project Arborist. Notes #6, 7 and 8 should be deleted. The Requirements section
at the end of this report has conditions that require supervision by an ISA-certified arborist (Project
Arborist) for work covered under these conditions.
Oak tree #9 is not shown on the plans, and should be surveyed and included on the final plan set.
TREE INFORMATION
An arborist report for the project was prepared by Roberto Guzman of RG Horticulture Consulting,
and dated January 2, 2012. The report inspected 5 trees and provided tree protection
recommendations. The designated Project Arborist for this work will be Roberto Guzman of RG
Horticulture Consulting.
A site meeting was held July 3, 2012 to inspect roots exposed by air spade excavation around
redwoods #3 and 4, and oak #5. The architect, project arborist, city arborist, and tree contractor who
performed the work were at the meeting. Roots within the top two feet of the surface were exposed
around trees #3 and 4, and consisted of 1 – 1½ diameter lateral roots between the trunks and the
existing house. One three inch root was exposed on tree #3 that ran along the existing house
foundation. Five feet of the surface soil was removed from around tree #5 using an air spade,
exposing the buttress roots, the bottom of the trunk of this oak and the previous natural grade for the
tree. The trunk had been buried with 4 – 5 feet of fill soil at some point in the past and exposing the
tree’s trunk is beneficial to the tree. Lowering the grade at this location to accommodate the
basement of the proposed house will restore a previous grade for the oak, and improve its
environment.
Tree Inventory:
Nine trees protected by City Code were inventoried for the project. Inventoried trees included one
southern magnolia (#1), three coast redwoods (#2, 3 and 4), three coast live oaks (#5, 6, 7 and 9) and
one California bay tree (#8). These tree numbers do not correspond to the numbers used in the report
submitted with the plans because additional trees were included. Data for each tree can be found in
the Tree Inventory Table attached to the end of this report. Locations of trees and protective fencing
can be seen on the attached copy of the site plan.
Tree Removals:
One tree protected by City Code has been requested for removal to construct the project. It is bay
tree #8. Whenever a tree is requested for removal as part of a project, certain findings must be made
and specific tree removal criteria met. See the Findings section below for a detailed discussion of
this tree.
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Tree Protection:
Chain link fencing is required around individual trees or groups of trees for protection during
construction, and work is not permitted within these fenced areas. Fenced areas are shown on the
attached site map. See the Requirements section for fence specifications.
Tree #1 is a young southern magnolia in fair condition. It can be adequately protected during
construction with chain link fencing.
Trees #2, 3 and 4 are very large coast redwoods in good condition. Tree #2 is in the front yard of the
property and within five feet of the proposed driveway. The driveway should be constructed entirely
on top of grade. No roots of the tree should be cut to construct the driveway. The sanitary sewer line
appears to run under the tree and the water line is shown very close to the tree as well. Both utilities
should be capped off at a location that is outside of the tree’s canopy. If this is not possible, they
should be capped and reconnected at least 10 feet from the trunk of the tree. Any excavation under
these trees for utilities must be done using an air spade, and utility pipes placed under the intact root
system. If the required depth of the utility is deeper than three feet, directional boring is an option. If
excavation is necessary under this tree’s canopy, a field meeting with the City Arborist will be
required prior to performing the work.
Trees #3 and 4 are on the property line between this property and the site to the north. The existing
house is only a few feet from the trunk of redwood #3 and the proposed house will be slightly farther
from the tree. Upon inspection of the exposed roots it appears the foundation for the first floor can
be installed as shown on the plans with minimal impact to trees #3 and 4, and is therefore acceptable
as shown.
The basement design has been modified so that the study is smaller and farther from two redwoods
(#3 and 4) than originally planned. This new design is acceptable and provides adequate protection
for the two trees.
In order to protect tree #4 the proposed deck should be constructed on piers. Holes for the footings
of the piers should be hand dug for the first three feet under the supervision of the Project Arborist.
Any roots measuring two inches or more in diameter are to be retained and worked around. Roots
that are smaller than this size may be cut using a sharp pruning tool.
Oak tree #5 is a mature oak in good condition. Excavation to lower the grade at the rear of the house
for the basement bedrooms will remove fill soil that was added in the past and restore the previous
natural grade, improving the environment for the oak. This is acceptable. A drainage pipe is
proposed about 8 feet from this tree. Excavation for this trench should preserve any roots measuring
two inches or greater, and drain lines should be placed under intact roots. The steps from the
basement and the AC unit appear to be just a few feet from the tree’s trunk. If they are constructed
on top of the new grade that will be created, the tree can be adequately protected.
Oak tree #6 is a massive mature oak growing behind the house. It will be impacted by construction
of a terrace and retaining wall. All work around this tree should be done by hand under the
supervision of the Project Arborist in order to adequately protect it.
Tree #7 is a coast live oak down the slope from the rest of the trees. It can be adequately protected
with chain link fencing during construction of the project.
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Tree #8 is the California bay tree requested for removal. It is in poor condition, and meets the criteria
allowing its removal. See the Findings section below for details.
Tree #9 is a coast live oak on the neighbor’s property in fair condition. It will also be significantly
impacted by excavation for the basement. To best protect it, no excavation should occur within 15
feet of the tree’s trunk.
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 $105,100 and is equal to the total appraised value of
trees #2, 3, 4, 5 and 6. This deposit will be held until completion of the project and acceptance by the
City.
Appraisals:
Appraised values were calculated using the Trunk Formula Method and according to the Guide for
Plant Appraisal, 9th Edition, published by the International Society of Arboriculture (ISA), 2000.
This was used in conjunction with the Species Classification and Group Assignment, published by
the Western Chapter of the ISA, 2004.
FINDINGS
Tree Removal
Tree #8 is requested for removal to construct the project. The tree removal criteria are attached to the
end of this report for reference. The table below summarizes which of the criteria are met, allowing
removal of the tree.
Summary of tree removal criteria that are met
Tree # Criteria met Criteria not met
8 1, 2, 4, 5, 6, 7, 9 3, 8
Tree #8 – California bay tree:
Tree #8 is a relatively young bay tree (10 inch diameter trunk) which is in poor condition from
previous pruning. It has been topped leaving a trunk about four feet tall that has sprouted new
branches, most of which have recently been removed.
This tree meets criterion #1 in that it is in such poor condition that it should be considered diseased.
In addition, it is in conflict with a proposed retaining wall which is necessary for this site. This tree
would threaten damage to the proposed retaining wall if left in place, so it meets criterion #2.
Removal of this tree will have a minimal impact on erosion but the surrounding oaks which are
being retained will do a much better job of holding the soil because they are large, so criterion #3 is
met. Removal of this tree will not have a significant impact on the property’s aesthetic beauty, shade
and privacy, so its removal does meet criterion #4. This tree is too close to the surrounding oaks for
good forestry practices, so it meets criterion #5. There is no feasible alternative to removing this tree
so it meets criterion #6. Removal and replacement of this tree meets criterion #7, which is to replace
trees when it is not feasible to retain and preserve them. This tree does not present a safety or public
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health concern, so criterion #8 is not 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 tree #8 is $440. New trees equal to this appraised value will be required
as a condition of the project. Replacement trees may be planted anywhere on the property.
Replacement values for new trees are listed below.
Tree replacement values:
15 gallon = $150 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
New Construction
Based on the information provided, 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. This entire arborist report, including the Tree Inventory Table and attached map showing
locations for tree protection fencing shall be included in the final job copy set of plans.
2. Tree Protection Security Deposit - $105,100
a. Owner shall obtain, and file with the Community Development Director, a Tree
Protection security deposit for trees #2, 3, 4, 5 and 6 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.
3. 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.
4. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities per
City Code Article 15-50.
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5. 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.
6. All construction activities shall be conducted outside tree protection fencing unless approved
by the City Arborist prior to start of work, and performed under the supervision of the Project
Arborist. 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.
7. Roberto Guzman of RG Horticulture Consulting shall be the designated Project Arborist.
8. The Tree Protection Detail and Notes on Sheet 1 of the civil plans shall be modified as listed
below:
a. Orange mesh, welded wire fencing material and T-posts are not permitted for tree
protection, and these options should be deleted from the diagram.
b. Note #4 shall be changed so that no work in the tree protection area occurs unless
approved by the City Arborist and done under the supervision of the Project Arborist.
c. Notes #6, 7 and 8 shall be modified to be consistent with the City’s Tree Regulations
– Article 15-50 of the City Code or deleted.
9. The work listed below shall be supervised by the Project Arborist. Letters shall be provided
to the City following completion of each stage of work, documenting the process and
findings during these activities. Letters shall include photos and show roots that required
cutting.
a. All grading activity
b. Excavation for foundation piers to a depth of three feet
c. Excavation for the basement
d. Excavation for piers for the proposed deck to a depth of three feet
e. Excavation for utilities
f. Excavation and installation of the foundation for terrace and retaining wall at trees #5 and
6
g. Installation of base material for driveway
10. Tree #9 shall be surveyed and included on the plans.
11. The gas line is not shown on the plans and shall be included.
12. The sewer and water line shall be capped off and reconnected at least 10 feet from the trunk
of tree #2.
13. If trenching for any utility is needed under the canopy of tree #2, a field meeting with the
City Arborist is required before any digging occurs.
14. The new driveway shall be constructed entirely on top of grade where it is under the canopy
of tree #2. It is acceptable to use a concrete curb on top of grade to contain the new driveway.
It is acceptable to add fill soil to the top of curb under tree #2.
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15. Excavation for the new foundation of the house shall be no closer to tree #3 than the existing
foundation.
16. Excavation for the basement study shall be no closer than 14 feet from trees #3 or 16 feet
from tree #4. This includes any over-excavation, space for drainage, or space for concrete
forms.
17. The proposed deck shall be installed on posts or piers. Holes for the posts or piers shall be
hand dug for the first three feet. All roots measuring 2 inches or more in diameter shall be
retained and worked around. Roots measuring less than two inches may be cut using a sharp
pruning tool.
18. It is acceptable to lower the grade around oak trees #5 and 6 for the proposed new house. The
work shall be supervised by the project arborist and shall not go any lower than the root
collar flare on the trunk of tree #5.
19. The drain pipe to the dissipater on the rear hillside shall be hand dug for the first two feet
using a pneumatic device such as an Air Spade (compressed air and water are forced through
a metal tube to blow soil away). Roots measuring two inches in diameter or more shall be
retained and worked around. The drain line can be placed underneath the roots. Roots
measuring less than two inches in diameter may be cut using a sharp pruning tool.
20. The first two feet of the drainage dissipater pit shall be dug by hand and any roots measuring
two inches in diameter or larger retained and worked around.
21. Tree #8 meets the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
22. New trees equal to $440 shall be planted as part of the project. Replacement values for new
trees can be found at the bottom of the Tree Inventory Table at the end of this report. One 24
inch box sized tree will satisfy this replacement requirement.
24. 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.
25. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant new trees, some or all of the replacement value for trees
may be paid into the City’s Tree Fund.
26. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
27. Landscaping under oaks shall:
a. Include only drought tolerant plants that are compatible with oaks.
b. Place plants only under the outer half of the canopy.
c. Place only mulch under area within the inner half under the canopy.
d. Not include water loving plants or lawns.
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28. 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.
29. 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
Tree Inventory Table dated March 29, 2012
Map showing locations of trees and protective fencing around trees
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.
57
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 ValueSouthern magnolia
1 Magnolia grandiflora 13.5 25 70 60 Fair High 3 $2,610
Coast redwood 28.5,
2 Sequoia sempervirens 25.5 35 80 50 Good High 2 $17,300
Coast redwood
3 Sequoia sempervirens 48 50 80 80 Good High 2 X $21,600
Coast redwood
4 Sequoia sempervirens 42 35 80 80 Good High 4 X $20,100
Coast live oak
5 Quercus agrifolia 30.4 54 50 50 Fair High 2 X $21,100
Coast live oak
6 Quercus agrifolia 50 50 60 60 Good High 2 $25,000
Coast live oak
7 Quercus agrifolia 34.5 40 40 40 Poor Moderate 3 $7,600
California bay
8 Umbellularia californica 10 10 50 10 Poor Low 1 X $440
Coast live oakCoast live oak
9 Quercus agrifolia 23 50 50 50 Fair High 2 X $5,100
Total appraised value $115,750
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 60 inch box = 7,000 72 inch box = $15,000
14110 Alta Vista Avenue
March 29, 2012
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14110 Alta Vista Avenue
Legend
Tree Canopy
Tree Protective Fence 1
3
2
4
6
5
7
8
9
59
60
61
62
63
64
65
66
67
68
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, November 28 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: PDR 12-0003 / VAR 12-0001
OWNER/APPLICANT: John and Sandra Wang / Charles Brown
ADDRESS/APN: 14110 Alta Vista Avenue; Saratoga, CA 95070 / 397-28-025
PROJECT DESCRIPTION: The applicant is requesting a variance for a single-car garage in
lieu of a two-car garage and a reduced front setback; 14’7” where 25 feet is required. The
applicant is also requesting Design Review approval for a new two-story single-family dwelling.
The new home would be 1,823 square feet in area and 25 feet, 6 inches in height. The existing
home will be removed. One tree is requested for removal to construct the project.
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
69
Parcel Number Owner Name Owner Address Owner City, State Zip
397-26-016 ROBERT S & JOAN V SEIPEL 14127 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-017 GARY J & PATRICIA A VICK 14137 SQUIRREL HOLLOW LN SAN JOSE CA 95070
397-26-018 JIANMING & ZHANG HONG LI 14147 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-019 IVAN MAN CHUNG KOON 14157 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-020 DAVID N & ROBEN S MARTIN 14167 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-021 CHRISTINE & JAE CHO 14173 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-022 CAREY T & NANCY J NAKAMURA 14191 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-023 ALLEN J & CYNTHIA W RUBY 14205 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-024 MOHAMMAD & FARIMAH MASSOUMI 14215 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-025 CHIA FEI & HUELLING SU 14204 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-026 SUBRAMANYAM S & PRATHIBHA TALLAK 14190 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-027 THOMAS T & AININ L EDMAN 14170 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-028 JAY M & PAULA M BLOOM 14150 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-029 DONA R TOBIASON 14130 SQUIRREL HOLLOW LN SARATOGA CA 95070
397-26-058 SAMUEL B & LOETA F FISHER PO BOX 3385 SARATOGA CA 95070
397-26-059 TABER H & TINA M SMITH 14239 WORDEN WAY SARATOGA CA 95070
397-26-061 JOHN E & ELLEEN BOSCH 14241 WORDEN WAY SARATOGA CA 95070
397-26-062 SONU DURGIA 14253 WORDEN WAY SARATOGA CA 95070
397-27-008 JAWED UMERANI 509 SAN FELICIA WAY LOS ALTOS CA 94022
397-27-009 JOHN B MARSHALL P.O. BOX 1696 LOS GATOS CA 95031
397-27-010 BO KOOK & ANNA PARK 14165 VICTOR PL SARATOGA CA 95070
397-27-014 PAUL S CLARKE 14180 VICTOR PL SARATOGA CA 95070
397-27-017 BREWER M L 14170 VICTOR PL SARATOGA CA 95070
397-27-018 CYNTHIA ANN ELLIS 14160 VICTOR PL SARATOGA CA 95070
397-27-019 STEVEN P & GRACE M PATAKY 14158 VICTOR PL SARATOGA CA 95070
397-27-020 ERIK & SIDRAUSKI CARMELA FRIEDBERG 20434 WALNUT AVE SARATOGA CA 95070
397-27-025 GROVER B & MARYANN STEELE 20410 WALNUT AVE SARATOGA CA 95070
397-27-026 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118
397-27-036 JASON C & KATHLYN HUNTER 20890 ARBELECHE LN SARATOGA CA 95070
397-27-037 YANBIN & DONG LI 20850 ARBELECHE LN SARATOGA CA 95070
397-28-001 JINSONG & GUO XI HU 7044 BLUE HILL DR SAN JOSE CA 95129
397-28-002 STEVEN C & FLORA H HOFFMAN 20431 WALNUT AVE SARATOGA CA 95070
397-28-004 YIMIN & NI HONGYAN GUO 1181 ARLINGTON LN SAN JOSE CA 95129
397-28-005 ROBERT D & KAREN M FITT 20461 WALNUT AVE SARATOGA CA 95070
397-28-006 MANZO J & MARCIA M PETER 20471 WALNUT AVE SARATOGA CA 95070
397-28-012 SRIVATS RAMASWAMI 20462 WILLIAMS AVE SARATOGA CA 95070
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397-28-013 PRAKASH & BELMAN G BALEBAIL 20460 WILLIAMS AVE SARATOGA CA 95070
397-28-014 ADAM & AIRIN SINTON 20450 WILLIAMS AVE SARATOGA CA 95070
397-28-015 SHANGDE & NING LI ZHOU 20440 WILLIAMS AVE SARATOGA CA 95070
397-28-016 JAY S HIDY 13531 OLD OAK WAY SARATOGA CA 95070
397-28-018 BENJAMIN & LEILIA PEAKE 20400 WILLIAMS AVE SARATOGA CA 95070
397-28-019 SUBRAMANIAN & CHARUMATHY GANESAN 20470 WILLIAMS AVE SARATOGA CA 95070
397-28-020 JUDITH L TEEPLE 20480 WILLIAMS AVE SARATOGA CA 95070
397-28-021 RICHARD J BIETZ 14081 ALTA VISTA AVE SARATOGA CA 95070
397-28-022 BRYN C BOEPPLE 1230 MARKET ST STE-754 SAN FRANCISCO CA 94102
397-28-023 DAVID & CONNIE ESHLEMAN 14130 ALTA VISTA AVE SARATOGA CA 95070
397-28-024 WALDEMAR M & LUCYNA PASTUSZKA 1116 WALSH AVE SANTA CLARA CA 95050
397-28-025 WANG TRUST 14110 ALTA VISTA AVE SARATOGA CA 95070
397-28-027 TUONELA LLC 14054 ALTA VISTA AVE SARATOGA CA 95070
397-28-030 S C V W D 5750 ALMADEN EXPY SAN JOSE CA 95118
397-28-032 MIN CEN 20365 WILLIAMS AVE SARATOGA CA 95070
397-28-033 ALEXANDER K MCKENZIE 12 BAYVIEW AVE LOS GATOS CA 95030
397-28-037 ROBERT K & CYNTHIA A ROCKWOOD 20445 WILLIAMS AVE SARATOGA CA 95070
397-28-038 CHIH KENG YAO 20461 WILLIAMS AVE SARATOGA CA 95070
397-28-041 DAVID TUNG 290 FLORENCE ST SUNNYVALE CA 94086
397-28-043 LAHOUARI & SIAMER KHALIDA ARIBI 20481 WALNUT AVE SARATOGA CA 95070
397-28-044 TAT H TAW 14100 SARATOGA-SUNNYVALE RD SARATOGA CA 95070
397-28-045 DEBBIE L GONI 14080 SARATOGA-SUNNYVALE RD SARATOGA CA 95070
397-28-052 WEN TAO & XINNIAN LIU 20433 WALNUT AVE SARATOGA CA 95070
397-28-053 TAIN-GEENG TONY & KAI-JUNG GRACE CHU 21223 DEEPWELL CT SARATOGA CA 95070
397-28-054 LORINE D PAXTON 20426 WILLIAMS AVE SARATOGA CA 95070
397-28-055 PAUL A BONNET 20900 BIG BASIN WAY SARATOGA CA 95070
397-28-056 THEODORE L HART PO BOX 427 SARATOGA CA 95071
397-28-057 THEODORE L HART PO BOX 427 SARATOGA CA 95071
397-28-058 HOWARD H LEE 20401 WILLIAMS AVE SARATOGA CA 95070
397-28-059 ALEKSANDAR & GORDANA PANCE 20405 WILLIAMS AVE SARATOGA CA 95070
397-28-063 PENNY A REYES P.O. BOX 1707 LOS ALTOS CA 94023
397-28-066 JEAN LUC A & FIONA M VAILLANT 20345 WILLIAMS AVE SARATOGA CA 95070
397-28-067 HOCK C SO 14001 ALTA VISTA AVE SARATOGA CA 95070
397-28-068 JIM J & JESSICA T LIN 14018 ALTA VISTA AVE SARATOGA CA 95070
397-28-069 MICHAEL G & JULIE W LEE 14010 ALTA VISTA AVE SARATOGA CA 95070
397-28-070 RICHARD EZEKIEL 516 RAILWAY AV Unit 169 CAMPBELL CA 95008
397-28-071 JOHN P & KAY M NORA PO BOX 186 SARATOGA CA 95071
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397-28-072 NORA TRUST 14080 ALTA VISTA AVE SARATOGA CA
397-28-074 WEI LI 1262 HAVLETT CT SAN JOSE CA 95131
397-28-075 AL ZEINY 20471 WILLIAMS AVE SARATOGA CA 95070
397-28-076 JUDY X & LU TONGXIN AN 14000 ALTA VISTA AVE SARATOGA CA 95070
397-29-015 REN D WANG 20442 GERALD ZAPELLI CT SARATOGA CA 95070
397-31-002 WILLYS I & BETTY W PECK 14275 SARATOGA AVE SARATOGA CA 95070
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