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HomeMy WebLinkAbout09-27-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2 SARATOGA PLANNING COMMISSION REGULAR MEETING SEPTEMBER 27, 2017 7:00 PM PLANNING COMMISSION REGULAR MEETING Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070 PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of September 13, 2017. Recommended Action: Approve Minutes of September 13, 2017 meeting. 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. This 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. REPORT ON 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. 1. NEW BUSINESS 2. PUBLIC HEARING Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 2.1. PDR16-0006/ARB16-0012/GEO16-0005; 15440 Quito Road (410-36-010); Lands of 15440 Quito Road LLC. The applicant is requesting Design Review approval of a new two-story residence with a maximum height of 26 feet. Four (4) protected trees are proposed to be removed. Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us. Saratoga Planning Commission Agenda – Page 2 of 2 Recommended Action: Adopt Resolution No. 17-024 approving the project subject to conditions of approval included in Attachment 1. Staff Report Attachment 1-Resolution No. 17-024 Attachment 2-Arborist Report Attachment 3- Geotechnical Report Attachment 4-Story Pole Certification Attachment 5-Letter from Neighbor at 15410 Quito Road Attachment 6-Response from Applicant Attachment 7-Development Plans DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA I, Janet Costa, Administrative Assistant 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 September 21, 2017 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 21st day of September 2017 at Saratoga, California. Janet Costa, Administrative Assistant In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at 408/868-1269. Notification 24 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] 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 15440 Quito Road Meeting Date: September 27, 2017 Application #: PDR16-0006/ARB16-0012/GEO16-0005 Address/APN: 15440 Quito Road (410-36-010) Property Owner: 15440 Quito Road LLC Staff Planner: Nicole Johnson, Planner II 3 Summary PROJECT DESCRIPTION: The applicant is proposing to demolish the existing residence with a detached garage and construct a new 5,210 square foot two-story residence. Four (4) protected trees are proposed for removal. STAFF RECOMMENDATION: Adopt Resolution No. 17-024 approving the project subject to conditions of approval included in Attachment 1. Design Review Approval by the Planning Commission is required because the residence is multi- story, pursuant to City Code Section 15-45.060(a) (1). PROJECT DATA: Gross Site Area: 40,088 square feet (0.92acres) Net Site Area: 32,070 square feet (0.74 acres) Average Site Slope: 14.5% General Plan Designation: RVLD (Very Low Density Residential) Zoning: R1-40,000 Proposed Allowed/Required Proposed Site Coverage Footprint Driveway Walkway, landing, etc. Total Proposed Site Coverage 3,172 sq. ft. 3,538 sq. ft. 438 sq. ft. 7,147 sq. ft. (22%) 11,225 sq. ft. (35%) Floor Area House Floor Area Garage Total Floor Area 4,561 sq. ft. 649 sq. ft. 5,210 sq. ft. 5,454 sq. ft. Height (Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: Total Proposed Height 417.9’ 419.2’ 418.55’ 444.38’ 25.83’ 26 Feet Setbacks Front: Left Side Right Side: Rear: 1st Story 2nd Story 107.75’ N/A 50.25’ 59.26’ 20.55’ 33.26’ 61.73’ 67.14’ 1st story 2nd Story 30’ N/A 20’ 25’ 20’ 25’ 50’ 60’ Grading Cut 10 CY Fill 85 CY Import 75 CY No grading limit in the R-1-40,000 zoning district Report to the Planning Commission September 27, 2017 Page | 2 4 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property has a gross lot size of 40,088 square feet. After required City Code deductions for slope reduction, the net lot size is 32,070 square feet. The property is located on the east side of Quito Road. The site is improved with a 3,674 square foot residence and a detached garage. Both structures will be removed. Surrounding uses include one and two-story single family residences to the north, south, and to the west of the property on the opposite side of Quito Road. Project Description The main level is proposed at 3,172 square feet and consists of a foyer, living room, dining room, family room, kitchen, office, guest bedroom, laundry room and a three (3) car garage. The upper level is comprised of 2,038 square feet and includes a master bedroom with bath, and three (3) bedrooms with baths. In total, the proposed house size will be 5,210 square feet. Architecture/Design The proposed two-story residence would have an East Coast Traditional architectural style with traditional roof forms and has been designed to be compatible with the site and neighborhood context. The residence would be located in approximately the same location as the existing buildings. The neighborhood consists of both single and two-story residences, varying in architectural style. The building footprint is rectangular with the second floor having a smaller footprint than the first floor. The massing of the front façade elements of the home is broken up by a covered porch and the second floor setback from the first floor wall plane. These design elements provide additional articulation, texture and exterior detailing to help minimize the overall massing and visual impact from off site. The applicant has provided a color and materials board, which is on file with the Community Development Department and available for review at the site visit and the meeting. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Horizontal wood siding (snowfall white) Windows/Doors Wood/Alum. Clad Wood (black) Roof Comp. Shingle (charcoal black) Trees Four (4) protected trees are proposed for removal with this application. The City Arborist has been able to make the findings and recommends approval for the removal of the requested trees. Report to the Planning Commission September 27, 2017 Page | 3 5 The City arborist had determined that these trees meet the findings for removal because they are in conflict with the grading for the new residence. A summary of the trees proposed to be removed is below. Tree No. Species Criteria met Comment 802, 817 Deodar cedar 1, 4, 7, 9 In conflict with grading for new house 820 Madrone 1, 4, 7, 9 In conflict with grading for new house 821 Black walnut 1, 4, 7, 9 In conflict with grading for new house All protected trees to remain in the vicinity of the project would be protected prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $72,170 and as mitigation for removal proposes replacement trees at a value of $11,470. In addition, tree protection fencing is required to be installed prior to the issuance of building permits. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment 2). Landscaping New landscaping includes three (3) - 36” box trees (two (2) redwoods and one (1) oak), to be installed on the property. In addition, 14 - 24” box crepe myrtles are proposed to be installed along the south property line. Condition of approval #13 requires that the applicant shall demonstrate compliance with the State Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Geotechnical Review The City’s Geotechnical Consultant, Cotton, Shires and Associates has reviewed the proposed residence and Geotechnical Investigation provided by the applicant. Cotton, Shires and Associates have indicated that the Project Geotechnical Consultant has adequately characterized site conditions and recommended approval. 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 staff believes that the Applicant has met the burden of proof to support making all of those required findings: a. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding can be made in the affirmative in that the project minimizes changes to the existing contours of the site. Grading is limited to construction of the driveway and the residence. In addition, the residence is located in the same vicinity as the existing residence. b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native Report to the Planning Commission September 27, 2017 Page | 4 6 trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the City Arborist has reviewed the project arborist report and recommends approval of the proposed removal of four (4) protected trees and the mitigation recommended. c. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the building setbacks and existing vegetation, and trees, would screen views of the project from the street and surrounding properties. The existing vegetation would also screen the project from the residences on the adjacent sites so that there would be no unreasonable impact to the privacy of adjoining properties and to community viewsheds. d. The overall mass and height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in that proposed residence is similar to the surrounding residences. The overall design, height, materials, and location of building features will help to minimize the perception of mass. The architectural theme of the building and the use of architecturally true elements unify the building façades. In addition, the views from homes on adjacent sites are screened by existing and proposed landscaping. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that project proposes to minimize the use of hardscape within the front yard setback and to install a variety of species of trees and shrubs on the property and the majority of existing mature landscape is proposed to remain. f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the proposed structure is sited on the property so as not to impede with any neighbor’s solar access. The structure itself would not unreasonably impair the utilization of solar energy. g. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The Report to the Planning Commission September 27, 2017 Page | 5 7 overall mass and height of the structure are in scale with the neighborhood; the structure is in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding can be made in the affirmative because the site, though considered a hillside lot, is not located in a hillside area where there is potential to impact ridgelines, hillside features, or community viewsheds. Neighbor Notification and Correspondence In February 2016, the adjacent neighbor to the north of the property (15410 Quito Road, Lands of Shakeri) submitted a letter (Attachment 5) stating his concerns about the new residence. They include: • The design of the new residence • House location and orientation The applicant has responded with the letter included in Attachment 6. A public notice for the September 27, 2017 Planning Commission hearing was sent to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. To date, staff has not received any additional comments from the public. 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 three single-family residences in a residential area. The project, as proposed, is for the construction of one single-family residence in a suburban, residential area. STAFF RECOMMENDATION: Adopt Resolution No. 17-024 approving the project subject to conditions of approval included in Attachment 1. ATTACHMENTS: 1. Resolution of Approval No. 17-024 2. Arborist Report dated August 24, 2017 3. Geotechnical Report dated October 12, 2016 4. Story pole Certification dated August 19, 2017 5. Letter from Neighbor dated February 23, 2016 6. Response from Applicant dated February 26, 2017 7. Development Plans (date stamped August 29, 2017) Report to the Planning Commission September 27, 2017 Page | 6 8 RESOLUTION NO: 17-024 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR16-0006/ARB16-0012/GEO16-0005 15440 Quito Road WHEREAS, on February 22, 2016, an application was submitted by 15440 Quito Road LLC requesting Design Review approval to construct a new two story home and related site improvements located at 15440 Quito Road. The project would have a total floor area of 5,210 square feet. The height of the proposed residence would be approximately 26 feet. The site is located within the R-1-40,000 Zoning District. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA), and recommends that the Planning Commission determine this project exempt. WHEREAS, on September 27, 2017, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; and the entry is in scale with other structures in the neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Attachment 1 1 9 Section 5: The City of Saratoga Planning Commission hereby approves PDR16- 0006/ARB16-0012/GEO16-0005 located at 15440 Quito Road, consistent with the above Findings, and subject to Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 27th day of September 2017 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Tina K. Walia Chair, Planning Commission 2 10 Exhibit 1 CONDITIONS OF APPROVAL PDR16-0006/ARB16-0012/GEO16-0005 15440 Quito Road GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, or grading permit for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the satisfaction of the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga Zoning Regulations incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. 5. Construction must be commenced within 36 months from the date of this approval (September 27, 2020), or the resolution will expire. 3 11 COMMUNITY DEVELOPMENT 6. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 7. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated August 29, 2017 denominated Exhibit "A". All proposed changes to the Approved Plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with City Code. 8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 9. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 11. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of lattice. 4 12 12. A locking mailbox approved for use by the US Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 13. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate how the project complies with the State Water Efficient Landscape Ordinance and shall take into account the following: a) To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b) To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c) Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d) Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 14. The front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at %150 of the estimated cost of the installation of such landscaping shall be provided to the city FIRE DEPARTMENT 15. The owner/applicant shall comply with all Fire Department requirements. ARBORIST 16. All requirements in the City Arborist Report dated August 24, 2017 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 17. The owner/applicant shall comply with all Public Works requirements. BUILDING DEPARTMENT SUBMITTAL 18. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department. b. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. c. This signed and dated Resolution printed onto separate construction plan pages. 5 13 d. The site plan shall contain a note with the following language: “Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written certification that all building setbacks comply with the Approved Plans,” which note shall represent a condition which must be satisfied to remain in compliance with this Design Review Approval. ****************** END OF CONDITIONS OF APPROVAL ****************** 6 14 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB16-0012 Prepared by Kate Bear, City Arborist Site: 15440 Quito Road Phone: (408) 868-1276 Owner: Tracy Zhao Email: kbear@saratoga.ca.us APN: 410-36-010 Email:not provided Report History: Final report Date: August 24, 2017 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house and detached garage and build a new two story house with attached three car garage. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $72,170 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 802, 817, 820 and 821 are approved for removal once building permits have been issued. Replacement trees – Required = $11,470 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 15 15440 Quito Road Attachment 1 FINDINGS: Tree Removals According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Four trees (802, 817, 820 and 821) are requested for removal to construct the project. They all meet the City’s criteria allowing them to be removed and replaced as part of the project once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comment 802, 817 Deodar cedar 1, 4, 7, 9 In conflict with grading for new house 820 Madrone 1, 4, 7, 9 In conflict with grading for new house 821 Black walnut 1, 4, 7, 9 In conflict with grading for new house New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The Recommendations and Appendices A, B and D, from the submitted arborist report dated February 26, 2016; AND 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report. TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner, Monarch Consulting Arborists, LLC Date of Report: February 26, 2016 An arborist report was submitted for this project that inventoried 60 trees protected by Saratoga City Code. Information on the condition of each tree, potential impacts from construction, suitability for preservation, appraised values and tree protection recommendations was provided. Tables summarizing information about each tree are below. Four trees (802, 817, 820 and 821) protected by Saratoga Cit y Code are requested for removal to construct this project. They include two deodar cedar trees, one madrone, and one black walnut. 2 16 15440 Quito Road Attachment 1 Table 2: List of trees from arborist report dated February 26, 2016. 3 17 15440 Quito Road Attachment 1 Table 2 continued: List of trees from arborist report dated February 26, 2016. 4 18 15440 Quito Road Attachment 1 Table 2 continued: List of trees from arborist report dated February 26, 2016. 5 19 15440 Quito Road Attachment 1 Table 2 continued: List of trees from arborist report dated February 26, 2016. 6 20 15440 Quito Road Attachment 1 Table 2 continued: List of trees from arborist report dated February 26, 2016. 7 21 15440 Quito Road Attachment 1 Table 3: Tree values from arborist report dated February 26, 2016. 8 22 15440 Quito Road Attachment 1 Table 3 continued: Tree values from arborist report dated February 26, 2016. 9 23 15440 Quito Road Attachment 1 Table 3: Tree values from arborist report dated February 26, 2016. 10 24 15440 Quito Road Attachment 1 Table 3: Tree values from arborist report dated February 26, 2016. 11 25 15440 Quito Road Attachment 1 Table 3: Tree values from arborist report dated February 26, 2016. 12 26 15440 Quito Road Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessit y to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the propert y. (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, particularl y 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 beaut y, 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, safet y, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessit y to remove the tree for economic or other enjoyment of the propert y when there is no other feasible alternative to the removal. (10) The necessit y to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 13 27 15440 Quito Road Attachment 3 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. All recommendations in the arborist report dated February 26, 2016 and letter dated March 3, 2017 prepared by Richard Gessner shall become conditions of approval. 3. The arborist report dated February 26, 2016 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. The Project Data in Brief, Conditions of Approval and map from this report dated August 24, 2017 shall be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be Richard Gessner, unless otherwise approved by th e City Arborist. 6. Tree Protection Security Deposit a. Is required per City Ordinance 15-50.080. b. Shall be $72,170 for tree(s) 805, 808 – 816, 830, 832 – 838, 845 – 847 and 849 – 851. c. Shall be obtained by the owner and filed with the Community Development Department before Building Division permits are issued. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 7. Tree Protection Fencing: a. Shall be installed as shown on the attached map. b. Shall be shown on the Site Plan. c. Shall be established prior to the arrival of construction equipment or materials on site. d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. g. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. h. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 8. The Project Arborist shall visit the site every two weeks during grading, excavation and trenching activities and monthly thereafter. Following visits to the site, the Project Arborist 14 28 15440 Quito Road Attachment 3 shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 9. The Project Arborist shall be on site to monitor all work within: a. 15 feet of trees 805, 836, 837, 843, 847, 857 b. 20 feet of trees 833, 838, 845 c. 35 feet of tree 825, 832, 834 10. The Project Arborist shall supervise: a. Demolition of the existing buildings, driveway and landscape. b. Grading and excavation for new retaining walls. c. Installation of utilities – gas, electrical, sewer, water. d. Installation of new driveway. 11. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 12. No protected tree authorized for removal or encroachment pursuant to this project may be removed or encroached upon until the issuance of the applicable permit from the building division for the approved project. 13. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for protecting trees per City Code Article 15-50 on all construction work. 14. All construction activities shall be conducted outside tree protection 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. 15. Trenching to install utilities is not permitted inside tree protection fencing. 16. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 17. 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. 18. Trees 802, 817, 820, 821 meet the criteria for removal and may be removed and replaced as part of the project once Building Division permits have been issued. 19. Trees permitted for removal shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. The value of the removed trees shall be calculated in accordance with the ISA Guide for Plant 15 29 15440 Quito Road Attachment 3 Appraisal. If there is insufficient room on the property to plant the required trees, some or all of the appraised value of trees to be removed may be paid into the City’s tree fund. 20. New trees equal to $11,470 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 21. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 22. Water loving plants and lawns are not permitted under oak tree canopies. 23. 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 shall be paid into the City’s Tree Fund. 24. 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. 16 30 $WWDFKPHQW >Pv dW}}v&v]vP æY]}Z} d}}v(vo}}vLu}o]}vX 17 31 CITY of SARATOGA 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 868-1274 MEMORANDUM TO: Iveta Harvancik, Senior Engineer DATE: October 12, 2016 FROM: Cotton, Shires and Associates, Inc., City Geotechnical Consultant SUBJECT: Supplemental Geotechnical Peer Review (S5106A) RE: Zhao/Scates, Proposed New Residence GEO16-0005 15440 Quito Road At your request, we have completed a supplemental geotechnical peer review of the subject application using: •Liquefaction Potential Evaluation (report) prepared by Earth Systems Pacific, dated July 28, 2016; •Geotechnical Investigation (letter-report) prepared by Capex Engineering Inc., dated December 24, 2015; and •Civil, Grading and Drainage Plans (7 sheets, various scales) prepared by HMH, dated October 5, 2016. In addition, we have conducted a recent site reconnaissance and reviewed pertinent technical documents from our office files. DISCUSSION The applicant proposes to demolish the existing residence and construct a two-story residence with garage. Access to the residence is to be provided by the existing paved driveway off Quito Road. In our previous geotechnical peer review (dated March 24, 2016), we recommended that supplemental detailed site geotechnical investigation be completed and that the boundaries and elevations of flood zones be indicated on proposed development plans. The referenced Civil Plans prepared by HMH indicate that the lowest finished floor elevation is 2.24 feet above the 100-year floor elevation. We understand that potential flood conditions are to be addressed to the satisfaction of the City Engineer. RECENT GEOTECHNICAL EVALUATIONS Earth Systems Pacific (ESP) has advanced an exploratory boring near the northeastern portion of the proposed residence to a depth of 50 feet. The Consultant concludes that there is the potential for 4.8 inches of Attachment 3 32 Iveta Harvancik October 12, 2016 Page 2 S5106A seismically-induced settlement and a high risk of lateral spreading at the site. The Consultant recommends that a series of CPT soundings be completed within the proposed residence area (following demolition of existing structures) to evaluate the lateral extent of potentially liquefiable deposits at the site. The Consultant notes that a design-build firm has proposed to utilize a Rammed Aggregate Pier system to mitigate site liquefaction issues. ESP indicates that an associated quality control monitoring program should be performed including load tests, depths, lift thicknesses, aggregate quality, and densification verification. ESP recommends that post-improvement testing of the ground be performed to verify that adequate ground improvement has been obtained. CONCLUSIONS AND RECOMMENDED ACTION Proposed site development is potentially constrained by flooding, liquefaction, settlement of poorly consolidated alluvium, and very strong seismic ground shaking. We do not have geotechnical objections to the evaluations or recommendations of the Project Geotechnical Consultant. However, verification of adequate installation of the Rammed Aggregate Piers combined with densification of underlying site alluvial deposits will be critical to satisfactory building performance. We recommend approval of Project Geotechnical Clearance with the following conditions. These conditions include submittal of supplemental geotechnical information, proposed construction information, and testing protocols. Items 1 to 4 should be submitted to the City for review by the City Engineer and City Geotechnical Consultant prior to issuance of building permits. 1. Supplemental Subsurface Investigation – As recommended by the Project Geotechnical Consultant (ESP), a series of CPT soundings shall be completed within the proposed residence area following demolition of existing site structures. This investigation is intended to characterize the lateral extent of potentially liquefiable deposits and assist with focusing ground improvement measures. The Project Geotechnical Consultant shall evaluate collected data and update geotechnical design recommendations for the proposed project. Appropriate documentation to address the above shall be summarized in a report to be submitted to the City, for review by the City Engineer and City Geotechnical Consultant, prior to issuance of building permits. 2. Design-Build Rammed Aggregate Pier Plans and Description – Detailed design plans shall be prepared and submitted for proposed Rammed Aggregate Piers plus a description of materials to be utilized and the proposed construction procedure. 3. Testing Protocol of Ground Improvement and Piers – A detailed testing program of ground improvement and piers shall be prepared. This program shall detail load testing, proposed testing to confirm that densification targets have been reached, and other testing (deemed warranted by the Project Geotechnical Consultant) to verify adequate bearing conditions and mitigation of lateral spreading. The program shall also include vibration monitoring with pre-determined thresholds to evaluate and measure offsite impacts from construction of the Rammed Aggregate Piers. 4. Geotechnical Plan Review – All geotechnical aspects of proposed project construction and testing plans (including review of Items 2 and 3 above) shall be evaluated by the Project Geotechnical Consultant for conformance with geotechnical recommendations and prevailing standards of geotechnical practice. The Consultant shall itemize stages of site construction, ground improvement, and confirmation testing that should be observed or evaluated from a geotechnical perspective. 33 Iveta Harvancik October 12, 2016 Page 3 S5106A Appropriate documentation to address the above items 2 through 4 shall be submitted to the City for review by the City Engineer and City Geotechnical Consultant prior to issuance of building permits. 5. Geotechnical Construction Inspections - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. Appropriate site confirmation testing of ground improvements shall be completed/observed by the Consultant. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final (granting of occupancy) project approval. LIMITATIONS This supplemental geotechnical review has been performed to provide technical advice to assist the City in its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. TS:DTS:kc 34 Attachment 4 35 Attachment 5 36 37 Attachment 6 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53