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Home My WebLink About10-24-18 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING OCTOBER 24, 2018 7:00 P.M. - 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 October 10, 2018. Recommended Action: Approve Minutes of October 10, 2018 meeting. 101018 Draft Minutes 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 None. 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. Saratoga Planning Commission Agenda – Page 2 of 3 2.1 Application PDR18-0021/ARB18-00028/FER18-0003; 19931 Bella Vista Avenue (APN 397-20-100); Lands of Yadappanavar and Manohar. The applicant requests Design Review approval to construct a new single-story single-family residence with a basement and attached accessory dwelling unit. The maximum height of the project is 20.42’. Four (4) protected trees are requested for removal. The applicant is also requesting approval of a fence exception for a six foot tall wrought iron fence to be constructed within a front setback area where the maximum height of fences is limited to three feet. The site is zoned R-1-40,000 and the lot size is approximately 48,988 square feet. Staff Contact: Victoria Hernandez (408) 868-1212 orvhernandez@saratoga.ca.us Recommended Action: Adopt Resolution No.18-033 approving the proposed residence subject to conditions of approval included in Attachment 1, and denying the fence exception for additional fence height as staff cannot make all the required findings to grant the exception. Staff Report Attachment 1 - Resolution No. 18-033 Attachment 2 - Arborist Report Attachment 3 - Applicant's Fence Exception Request Letter Attachment 4 - Neighbor Review Forms and Correspondences Attachment 5 - Story Pole Certification Attachment 6 - Project Plans 2.2 Application PDR16-0002, VAR17-0002, VAR18-0004, CUP17-0001, ARB16-0027; 20640 Third Street (503-24-073); Sam Cloud Barn LLC/Tom Sloan AIA – The applicant requests Design Review approval to construct a three story, 35 feet tall, 5,678 square foot mixed-use building on a vacant 2,527 square foot parcel at 20640 Third Street adjacent to the Sam Cloud Barn. The project also includes a request for variances to locate the site on a slope exceeding 30% and for the project to exceed the 80% maximum allowed building site coverage. The project will include first-floor commercial office space and two residential units on floors two and three. A basement level garage will provide parking for eight vehicles. Three protected trees would be removed. The site is zoned CH-1 with a General Plan Designation of CR (Commercial Retail). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 18-032 approving Design Review (PDR16-0002), Use Permit (CUP17-0001), Arborist Report (ARB16-0027), and Slope Variance (VAR17-0002) and denying Site Coverage Variance (VAR18-0004) requiring the applicant to modify the design of the proposed building to comply with Section 15-19.050(e)(1) regarding maximum site coverage, subject to the conditions included in Attachment 1. Staff Report Attachment 1 - Resolution Attachment 2 -Minutes from August 28 2018 HPC Meeting Attachment 3 - Report from City’s Geotechnical Consultant Attachment 4 - Arborist Report Attachment 5 - Applicants Variance Findings Attachment 6 - Story Pole Certification Saratoga Planning Commission Agenda – Page 3 of 3 Attachment 7 - Project Plans 2.3 Application ZOA18-0001 – Annual Zoning Code Amendments (CITY WIDE). (Continued from 9/26/18 meeting). Application by the City of Saratoga to amend the City Code. The changes include clarifying the definition of “Subterranean Structures”, adding a definition for “Wineries” to Article 15-06 (Definitions), and correcting various inaccurate code section references in the Zoning regulations. Staff contact: Christopher Riordan: (408) 868-1235 criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 18-025 recommending that the City Council adopt an ordinance which includes amendments to Chapter 15 (Zoning Regulations) of the Saratoga City Code. Staff Report Annual Code Update ZOA18-0001 Attachment 1 - Resolution ZOA18-0001 DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA I, Debbie Bretschneider, Interim City Clerk for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for public review on October 17, 2018 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 17th day of October 2018 at Saratoga, California. Debbie Bretschneider, Interim City Clerk 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 Saratoga Planning Commission Agenda – Page 1 of 2 MINUTES WEDNESDAY, OCTOBER 10, 2018 SARATOGA PLANNING COMMISSION REGULAR MEETING Vice Chair Fitzsimmons called the Planning Commission Regular Meeting to order in the Civic Theater, Council Chambers at 13777 Fruitvale Avenue in Saratoga at 7:00 p.m. and led the Pledge of Allegiance. ROLL CALL PRESENT: Vice Chair Kookie Fitzsimmons, Commissioners Sunil Ahuja, Lucas Pastuszka, Tina Walia, Razi Mohiuddin, Leonard Almalech ABSENT: Chair Joyce Hlava (excused) ALSO PRESENT: Debbie Pedro, Community Development Director Christopher Riordan, Senior Planner APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of September 26, 2018. Recommended Action: Approve Minutes of September 26, 2018 meeting. WALIA/PASTUSZKA MOVED TO APPROVE THE MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING OF SEPTEMBER 26, 2018. MOTION PASSED. AYES: FITZSIMMONS, ALMALECH, AHUJA, PASTUSZKA, WALIA, MOHIUDDIN. NOES: NONE. ABSENT: HLAVA. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS None. 1. NEW BUSINESS None. 2. PUBLIC HEARING 2.1 Application SUB15-0001, ARB15-0054; 20625 Brookwood Lane (503-23-025); David Johnston – The applicant requests Tentative Parcel Map approval to subdivide an approximate 69,870 square feet (1.60 acre) parcel located at 20625 Brookwood Lane into two lots. Both parcels would have street frontage on Brookwood Lane. The gross parcel size for Parcel 1 would be 15,442 square feet (.33 acres) and Parcel 2 would be approximately 38,943 square feet (.79 acres). The applicant is also requesting a lot line adjustment to transfer 15,115 square feet (.35 acre) of the site to an adjacent parcel located at 14320 Springer Avenue. Two of the three existing residences and associated structures located on the site will be removed. The site is zoned R-1-15,000 (Single Family Residential) with a General Plan Designation of Medium Density Residential (M- 15.0). No trees are proposed for removal. Staff Contact: Christopher Riordan (408) 868- 1235 or criordan@saratoga.ca.us. 4 Saratoga Planning Commission Agenda – Page 2 of 2 Recommended Action: Adopt Resolution No. 18-031 approving the project subject to conditions of approval included in Attachment 1. WALIA/AHUJA MOVED TO APPROVE WITH CONDITIONS OF APPROVAL. MOTION PASSED. AYES: WALIA, FITZSIMMONS, AHUJA, ALMALECH MOHIUDDIN, PASTUSZKA. NOES: NONE. ABSENT: HLAVA. ABSTAIN: NONE. DIRECTOR ITEMS None. COMMISSION ITEMS None. ADJOURNMENT WALIA/FITZSIMMONS MOVED TO ADJOURN THE MEETING AT 7:40 PM. MOTION PASSED. AYES: FITZSIMMONS, WALIA, ALMALECH, AHUJA, PASTUSZKA, MOHIUDDIN. NOES: NONE. ABSENT: HLAVA. ABSTAIN: NONE. Minutes respectfully submitted: Janet Costa, Administrative Assistant City of Saratoga 5 REPORT TO THE PLANNING COMMISSION 19931 Bella Vista Avenue Meeting Date: October 24, 2018 Application: PDR18-0021/ARB18-0028/FER18-0003 Address/APN: 19931 Bella Vista Avenue / 397-20-100 Property Owner: Krishna Yadappanavar and Megha Manohar From: Debbie Pedro, Community Development Director Report Prepared By: Victoria Hernandez, Planner 1 6 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a new 6,792 square foot single-story residence with an attached accessory dwelling unit and a 2,850 square foot basement. Four protected trees are requested for removal. The applicant is also requesting approval of a Fence Exception for a six-foot-tall wrought iron fence to be constructed within a front setback area where the maximum height of fences is limited to three feet. STAFF RECOMMENDATION Adopt Resolution No.18-033 approving the proposed residence subject to conditions of approval included in Attachment 1, and denying the fence exception for additional fence height as staff cannot make all the required findings to grant the exception. Pursuant to City Code Section 15-45.060(a), Design Review Approval by the Planning Commission is required because the proposed residence exceeds 18 feet in height and has a cumulative floor area of more than six thousand square feet. Fence Exception review by the Planning Commission is required pursuant to City Code Section 15-29.090 [Fence Exceptions]. PROJECT DATA Gross/Net Site Area: 48,988 square feet (1.12 acres) Average Site Slope: 4.37% General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 Proposed Allowed/Required Proposed Site Coverage Residence Garage Accessory dwelling unit (10% bonus) Porches/patios/trellises/lightwells/pool Pervious paver driveway (50% credit) Total Proposed (structures) 5,038 sq. ft. 838 sq. ft. 916 sq. ft. 4,862 sq. ft. 1,112 sq. ft. 12,766 sq. ft. (26%) 18,860 sq. ft. (35% + 10% bonus) Floor Area Residence and Garage Accessory dwelling unit (10% bonus) Basement (exempt) Total Floor Area 5,876 sq. ft. 916 sq. ft. (2,850 sq. ft.) 6,792 sq. ft. 6,798 sq. ft. (10% bonus) Height 20.42’ 26’ Setbacks Front: Exterior Side: Interior Side: Rear: 1st Story 88’4” 25’0” 22’8” 78’1” 1st Story 30’ 25’ 20’ 20’ Grading Cut 1,300 CY Fill 150 CY Export 1,150 CY No grading limit in the R-1-40,000 zoning district 7 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property is located on the northern side of Bella Vista Avenue, a private road, and is currently developed with a single-story residence and three-car garage. The surrounding uses consist of single family residences to the east, west, north, and south. Nineteen protected trees were inventoried by the project arborist consisting of fifteen Coast Live Oaks, two Valley Oaks, one Big Leaf Maple, and one Linden. There are several ornamental plantings around the site not large enough to qualify for protection, including Japanese Maples and Dogwoods. Four protected Coast Live Oaks are proposed for removal. Project Description Architecture/Design The proposed project would include the construction of a 6,792 square foot single-story home with a basement and a 916 sq. ft. attached accessory dwelling unit. The contemporary style home has been designed to generally fit the site in the same location as the existing home and site improvements. The 2,850 square foot basement level consists of one bedroom, a game room/lounge, exercise room, wine storage, theater, and mechanical room. The main level is 6,792 square feet and has a foyer, office, great room, laundry/mud room, family room, kitchen, four bedrooms, three-car garage, and a one-bedroom deed-restricted accessory dwelling unit. The design includes a stucco exterior with stone veneer, metal panels with the appearance of wood siding and standing seam metal roof. The roof form is a combination of hipped and flat roofs. The proposed exterior colors are neutral tones including light and medium greys, tan, and dark wood. The variety of exterior materials, varying roof heights and the wide building footprint provide architectural articulation to break up the mass of the home and improve its compatibility with structures on adjacent sites. The applicant has provided a color and materials board, which will be available for review at the site visit and during the public hearing. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Smooth Texture Stucco (light and medium grey color) Stone Veneer (natural/light tan color) Simulated Wood Siding (dark brown color) Windows Aluminum Clad Wood (dark gray/black color) Doors Aluminum Clad Wood (dark gray/black color) Roof Standing Seam Metal (slate color) Lighting All proposed exterior light fixtures are designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 8 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 4 Landscaping New landscaping includes four (4) 36-inch box Strawberry Trees, three (3) 24-inch box Strawberry Trees, three (3) 36-inch box Valley Oaks, and one (1) 36-inch box Coast Live Oak located along the interior side setback of the new residence to mitigate the view of the new home and the outdoor patio area and swimming pool from off site. Three (3) 48-inch box Coral Bark Maple trees and one (1) 36- inch box Coast Live Oak are proposed along the exterior side yard and around the entry of the home to mitigate the view of the new home from Bella Vista Avenue. Tall screening shrubs of various species and varied ground cover are also proposed around the entire perimeter of the home. In addition, the existing tall screening shrubs along the front and rear setback areas are proposed to remain, as well as fifteen (15) protected trees located throughout the site. Condition of approval #12 requires that the applicant shall demonstrate compliance with the State Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Trees Four (4) Coast Live Oaks with trunk diameters of 11 inches, 27.5 inches, 40 inches and 46 inches, meeting the City Code thresholds for protection, are proposed for removal. The City Arborist has been able to make the findings and recommend approval for the removal of the requested trees. All protected trees to remain in the vicinity of the project will 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 $108,240 and install tree protection fencing 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). Geotechnical Review This project is not located in a geo hazard zone therefore Geotechnical review was not required. Fence Exception Per City Code, all fences constructed within front setback areas are limited to a height of three feet. The applicant states in their written project description (Attachment #3) that site is currently developed with a 5-foot-tall chain link fence located fifteen feet from the front property line and that the front setback area has been used as a “backyard” area for the existing residence. The applicant is proposing to replace the 5-foot-tall chain link fence with a 6-foot-tall wrought iron fence in the same location. The applicant also states that the existing foliage in the area around the proposed fence would remain as is. Staff in unable to make all the required findings as listed in the following paragraphs to grant the fence exception. The existing nonconforming fence is located between thick foliage, which provides privacy and screening for the property. Building a new 3’ tall compliant fence while maintaining the existing foliage in the front setback area would achieve the same objective for privacy and screening for the new residence. In addition, the existing foliage extends beyond the required 25-foot front setback for a new fence, resulting in no loss of usable yard area if the new fence were located at the required 25-foot front setback. 9 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 5 FINDINGS Design Review 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. 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 grading will be limited to the excavation for the basement and pool. b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the City Arborist has reviewed and recommends approval for the proposed removal of four (4) protected tree. 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 greater setbacks than the minimum required by the zoning district are proposed and the single-story residence fits with the context of other large single-story and two-story residences within its vicinity. No community viewsheds are located in the vicinity of the project. 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 the project will be compatible in terms of mass and height with existing one-story and two-story residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district. 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 the hardscape proposed is minimal (driveway located outside of front setback area). The landscape plan indicates that at least 50% of the front and exterior setback area will be landscaped. 10 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 6 f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative because the house is located approximately at the center of the site and the front, side, and rear setbacks exceed the minimum requirements which when taken together would minimize shadows being cast on adjacent properties which could limit or reduce their solar energy opportunities. g. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. 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. 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 is not applicable as the project is not on a hillside lot. The project is not located on a ridgeline, and will not affect any significant hillside features or community viewsheds. Fence Exception The findings required for issuance of a Fence Exception pursuant to City Code Section 15-29.090 are set forth below. The applicant has not met the burden of proof to support all of the required findings as follows: Finding #1: The subject fence will be compatible with other similar structures in the neighborhood. This finding cannot be made in the affirmative. The proposed wrought iron fence would not be compatible with other similar structures in the neighborhood in that there are no other fences in the adjacent area which are similar in height and appearance or location and placement. The predominant neighborhood pattern in the neighborhood are sites without tall front yard fences. This finding cannot be made in the affirmative in that a six -foot-tall wrought iron fence, setback fifteen feet from the front property line, would not be compatible with other fences in the neighborhood. The applicant did include photographs of fences of properties located on Bella Vista Avenue in the request letter (Attachment #3). Staff reviewed city records for each of the photographed locations and was unable to determine if any of these fences were installed with a fence exception permit. 11 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 7 Finding #2: The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative. The proposed six-foot-tall fence would be constructed of wrought iron which is considered a durable and high quality fence material, requiring minimal maintenance. Finding #3: The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding cannot be made in the affirmative. The neighborhood of which the proposed fence would be located is Bella Vista Avenue. The existing character of the neighborhood is primarily rural with single family homes on large lots with no tall fences within the front setback area. Construction of the proposed fence within the front setback area would alter the existing aesthetic of the neighborhood. In addition, if the proposed fence were to be constructed it could create a neighborhood precedence for taller front yard fences which could further reduce the neighborhoods existing rural character. Finding #4: The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative. The proposed fence would be located fifteen feet behind the front property line and setback approximately seventeen feet from the street. The site is considered a corner lot and the fence would be located outside of the required 50 foot by 50 foot site triangle at the street corner. Therefore, proposed location of the fence would not block views from adjacent sites or reduce site distances from the street or driveways. Finding #5: The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative. As previously stated, the proposed fence would provide the required sight distances for the street corner. The proposed fence would not interfere with visibility for pedestrian, bicyclist and vehicular traffic within the area. Neighbor Notification and Correspondence A public notice 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. The applicant submitted four completed neighborhood notification forms. On October 7, 2018, staff received an email from a resident expressing concerns with drainage from the site, impacts on neighboring trees, and design compatibility with the neighborhood. On October 16, 2018, staff received a letter from a resident expressing concerns with tree protection and construction traffic on Bella Vista. The neighbor comments are included in Attachment #4. 12 Report to the Planning Commission 19931 Bella Vista Avenue – Application # PDR18-0021/ARB18-0028/FER18-0003 October 24, 2018 Page | 8 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, including small structures and fences. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 18-033 2. Arborist Report 3. Applicant’s Fence Exception Request Letter 4. Neighbor Review Forms and Correspondences 5. Story Pole Certification 6. Project Plans 13 At RESOLUTION NO: 18-033 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR18-0021 AND ARBORIST ARB18-0028 AND DENYING FENCE EXCEPTION REVIEW FER18-0003 19931 BELLA VISTA AVENUE APN # 397-20-100 WHEREAS, on May 16, 2018 an application was submitted by Gary Kohsaat, Architect, on behalf of Krishna Yadappanavar and Megha Manohar requesting Design Review approval to construct a new 6,792 square foot single-story residence with a basement and attached accessory dwelling unit located at 19931 Bella Vista Avenue (APN 397-20-100). Four (4) protected trees are proposed for removal. The applicant is also requesting approval of a Fence Exception for a six foot tall wrought iron fence to be constructed within a front setback area where the maximum height of fences is limited to three feet. The site is located within the R-1-4,000 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 Categorically Exempt. WHEREAS, on October 24, 2018 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 a single- family residence and small structures in a residential area. Section 3: The proposed residence 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 proposed residence is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and 14 19931 Bella Vista Avenue Application #PDR18-0021/ARB18-0028 Resolution #18-033 Page | 2 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; the porch and entry are 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. Section 5: The City of Saratoga Planning Commission hereby PDR18-0021 and ARB18- 0028 located at 19931 Bella Vista Avenue (APN 397-20-100), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. Section 6: After careful consideration of the architectural drawings and other exhibits and evidence submitted in connection with this matter, the findings for denial of a Fence Exception application set forth below are hereby made, Application No. FER18-0003 for Fence Exception approval was voted on and is hereby denied by the Planning Commission. Section 7: The Planning Commission finds that the proposed fence is inconsistent with the Fence Exception findings in that 1) the proposed fence is not compatible with other similar structures in the neighborhood, and 2) the fence would negatively impair the integrity and character of the neighborhood. Section 8: Per City Code Section 15-29.010(1), fences are to comply with the fence regulations unless the Planning Commission grants a fence exception from the fence regulations pursuant to City Code Section 15-29.090. The Planning Commission did not make the findings to approve the fence exception for additional fence height and Application No. FER18-0003 is hereby denied. Section 9: Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of its adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of October 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Joyce Hlava Chair, Planning Commission 15 19931 Bella Vista Avenue Application #PDR18-0021/ARB18-0028 Resolution #18-033 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR18-0021 AND ARB18-0028 19931 BELLA VISTA AVENUE APN # 397-20-100 GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 16 19931 Bella Vista Avenue Application #PDR18-0021/ARB18-0028 Resolution #18-033 Page | 4 COMMUNITY DEVELOPMENT 5. The owner shall restrict the rental of the second unit to only households that qualify as low, very-low, or extremely-low income households as those terms are defined in the most recent Santa Clara County Housing and Urban Development Program Income Limits or, in the event that the most recent such report is more than five years old, in accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those sections exist as of the effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the second unit make any payment in consideration of said occupancy. The Deed Restriction document shall be notarized and recorded with the County of Santa Clara Clerks Office, prior to issuance of building permit. 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 date stamped August 16, 2018. 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. A Building Permit must be issued and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. 9. 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. 10. 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. 11. 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. 17 19931 Bella Vista Avenue Application #PDR18-0021/ARB18-0028 Resolution #18-033 Page | 5 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. 12. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 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. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 14. A locking mailbox approved for use by the U.S. 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. 15. 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 16. The owner/applicant shall comply with all Fire Department requirements. PUBLIC WORKS 17. The owner/applicant shall comply with all Public Works Requirements. 18 19931 Bella Vista Avenue Application #PDR18-0021/ARB18-0028 Resolution #18-033 Page | 6 ARBORIST 18. All requirements in the City Arborist report dated September 18, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. BUILDING DEPARTMENT SUBMITTAL 19. 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. Arborist report dated September 18, 2018 printed onto a separate plan page; and c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. d. This signed and dated Resolution printed onto separate construction plan pages. e. 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. 19 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB18-0028 Prepared by Kate Bear, City Arborist Site: 19931 Bella Vista Avenue Phone: (408) 868-1276 Owner: Krishna Yadappanavar and Meghan Manohar Email: kbear@saratoga.ca.us APN: 397-20-100 Email: krisyadp@gmail.com Report History: Final Report Date: September 18, 2018 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and garage and build a new one story house with a basement, attached three car garage and an attached second unit. Also included in the project are a swimming pool, outdoor kitchen and a pavilion. Four trees (254, 255, 256 and 266) are requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $108,240 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 254, 255, 256 and 266 are approved for removal once building permits have been issued. Replacement trees – Required = $29,630 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 20 19931 Bella Vista Avenue 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 oak trees (254, 255, 256 and 266) are requested for removal and 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 Comments 254, 266 Coast live oak 1, 4, 6, 7, 9 Poor condition 255 Coast live oak 1, 4, 5, 7, 9 In conflict with pool, crowded by tree 256 256 Coast live oak 1, 4, 7, 9 In conflict with pool 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 B (Tree Protection Guidelines), B1 and B2 Tree inventory and appraisal information) from the submitted arborist report dated April 29, 2018; 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated September 17, 2018. TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner, Monarch Consulting Arborists, LLC Date of Report: April 29, 2018 An arborist report was submitted for this project that inventoried 19 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. A table summarizing information about each tree is below. Four coast live oaks (trees 254, 255, 256 and 266) protected by Saratoga City Code are requested for removal to construct this project. 21 19931 Bella Vista Avenue Attachment 1 TREE INFORMATION: Table 2: Tree information from April 29, 2018 arborist report. 22 19931 Bella Vista Avenue Attachment 1 Table 2 continued: Tree information from April 29, 2018 arborist report. 23 19931 Bella Vista Avenue Attachment 1 Table 3: Tree values from April 29, 2018 arborist report. 24 19931 Bella Vista Avenue Attachment 1 Table 3 continued: Tree values from April 29, 2018 arborist report. 25 19931 Bella Vista Avenue Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 26 19931 Bella Vista Avenue Attachment 3 CONDITIONS OF APPROVAL 1. Owner, Architect, Contractor: 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. Permit: 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. 3. Final Plan Sets: a. Shall include the recommendations and tree information from the arborist report by Richard Gessner dated April 29, 2018 copied onto a plan sheet. b. Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree protection sections of the City Arborist report, September 18, 2018: 4. Tree Protection Security Deposit: a. Is required per City Ordinance 15-50.080. b. Shall be $108,240 for tree(s) 250, 251, 252, 257, 258, 259, 267 and 268. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 5. 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. Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. f. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. g. 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. h. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 6. Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 27 19931 Bella Vista Avenue Attachment 3 7. Work inside fenced areas: a. Requires field meeting with City Arborist before performing work. b. Requires City Arborist approval prior to performing work. c. Requires Project Arborist on site to monitor work. 8. Project Arborist: a. Shall be Richard Gessner unless otherwise approved by the City Arborist. b. Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks after. c. Shall provide a letter to the Applicant for the City at the end of the project. The letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees following construction. 9. Project Arborist shall be on site to monitor: a. All work within 25 feet of trees 253, 257, 265, 267 and 268. b. All work within 15 feet of trees 250, 251 and 252. c. Capping of existing and installation of new utilities where they will be within five feet of a protected tree’s canopy. d. Removal of the existing driveway and installation of the new driveway by tree 250. e. Excavation for the drainage swales. f. Any permitted pruning or root pruning of trees on site. 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 shall be cut using a sharp pruning tool and not ripped. 10. Tree removal: a. Trees 254, 255, 256 and 266 meet the criteria for removal and may be removed once building division permits have been obtained. b. 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. 11. New trees and landscaping: a. New trees equal to $29,630 shall be planted as part of the project before final inspection and occupancy of the new home. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 24 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 b. Water loving plants and lawns are not permitted under oak tree canopies. c. 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. d. New trees shall be planted along the rear perimeter and provide screening. e. At least 4 of the replacement trees shall be considered large trees when mature, reaching a height of 40 feet or more. f. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 28 19931 Bella Vista Avenue Attachment 3 12. Damage to protected trees that will be retained: a. Should any protected tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant the necessary number of new trees, some of the value for trees may be paid into the City’s Tree Fund. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 24 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 b. Water loving plants and lawns are not permitted under oak tree canopies. 13. Final inspection: a. 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. b. Before scheduling a final inspection from the City Arborist, have the project arborist do an inspection, prepare a letter with their findings and provide that letter to the City for the project file. 29 Attachment 4 Legend Tree Protection Fencing 19931 Bella Vista Avenue 30 31 32 33 34 35 36 37 Example of wrought iron fence 38 39 40 41 City of Saratoga Neighbor Notification Form Project Address: _\:..__9_� -� :__I --=--.f)_f_L l---'-'-/t --'VL...L./ s_r.:__.A-...,...--=-S"--'-'--A&\-4--�µcc_()G..:::...L...!A / RECEIVED SF!-1 ·1 2018 CITY OF SARATOG A A project is proposed at the above address. The City asks that you sign this form to indicate you have had an opportunity to review and comment on the proposal. Your signature is not an acceptance of the plans, only an acknowledgement that you have had an opportunity to comment. IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project moves forward. Architectural Plans are protected under copyright law. The applicant should allow you to view the plans but is not required to give you a physical copy. Once the application is submitted, you may review a full sized set of plans at City Hall during normal business hours. The applicant should inform you when the plans will be submitted. Please contact the City at 408-868-1222 if you have any quest ions. This notice is being provided to all of the adjoining property owners and the property owner(s) across the street from the project address. The City will send an additional notice to adjacent neighbors prior to a decision being made on the project. Neighbor Name: \\I \\t,-ed ffiat2a,a\a, i,__ Ah Cl� Chao Neighbor Addres s: 1. DO t 0 f,�L�A V \ ST?'\ -3AfA-1D6A 4V6 56122-l l / Neighbor Contact Info: (phone or email): -This enables the City to contact you if they have any questions Date: Of). /0. /8 Please address any initial concerns below (attach additional sheets if necessary): Feel free to mail this form directly to the City: City of Saratoga Planning Department; 13777 Fruitvale Avenue; Saratoga CA 95070 -:18� fOOL, A fAVll\Dl0 11-1(£.b ,� 4L\ZtAW ;� SW1µ\h1)1\)G '· / f 6 OL, IN Jl\f; C Olf,t . 1H0 N D(Sf: WlLL, 613 /� fED'fJLJ�A!J My signature below certifies t�---�-��r� of the p� NEIGHBOR SIGNATURE:�----O'S· IS I j ·1 42 From: Grace Tung <gracectung@gmail.com> Sent: Sunday, October 7, 2018 9:19 PM To: Planning Subject: New Construction at 19931 Bella Vista Avenue, Saratoga, CA Dear Sir/Madam, We are writing to express concern on the planned construction at 19931 Bella Vista Avenue, Saratoga, CA. We asked that the city planning division look at the potential of 1. Water run-off, its effect on the creek, and potential flooding in the area 2.Uprooting of trees and foliage and its effect on the environment 3. The design of the building and its blending into the neighborhood and community. We appreciate your looking into this matter and your service to our community. Thank you. Chang-Yung and Grace Tung 19950 Bella Vista Ave, Saratoga, CA 95070 43 44 45 46 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-115-105/15/18COVERSHEET06/28/18A.08/15/18B.09/12/18C.A-1A-2A-3T1T2A-4L1L2L3A-5A-6A-7A-8A-9A-10A-11A-12COVER SHEETNEIGHBORHOOD PLANSITE PLANTOPOGRAPHIC & BOUNDARY SURVEYTOPOGRAPHIC & BOUDARY SURVEYPRELIMINARY GRADING & DRAINAGE PLANPLANTING PLANTREE PLANLANDSCAPE NOTESMAIN FLOOR PLANLOWER FLOOR PLANROOF PLANFRONT & LEFT ELEVATIONSREAR & RIGHT ELEVATIONSCROSS SECTIONSCROSS SECTIONSPAVILION PLANSPROJECT DATAPROJECT ADDRESS:OWNER:APN#:ZONING:OCCUPANCY GROUP:CONSTRUCTION TYPE:GROSS & NET SITE AREA:AVERAGE SLOPE:ALLOWABLE FLOOR AREA:19931 BELLA VISTA DRIVESARATOGA, CA 9507019931 BELLA VISTA, LLC397-20-100R-1-40,000R-3, UV-B (SPRINKLERED)48,988 SF (1.12 AC)4.37%6,000 + (20X9) = 6,180 SF6,180 + (6,180 X 10%) = 6,798 SF(HOUSING DENSITY BONUS)PROPOSED FLOOR AREAS:MAIN RESIDENCESECONDARY DWELLINGGARAGETOTAL FLOOR AREA5,038 SF916 SF838 SF6,792 SFEXISTING STRUCTURES TO BE REMOVED:LIVING AREAGARAGESHED2,917 SF845 SF140 SFTOTAL FLOOR AREA = 3,902 SFSITE AREAS:RESIDENCE & GARAGECOVERED PORCHES & PATIOSTRELLISESTOTAL BUILDING COVERAGEPOOL & SPAPOOL DECKPATIOS & PATHSLIGHTWELLSDRIVEWAYTOTAL IMPERVIOUS COVERAGEBASEMENT 2,850 SFOTHER FLOOR AREAS:EXISTING RESIDENCE:3,902 SF94 SF0 SF3,996 SF0 SF0 SF2,498 SF0 SF2,984 SF9,478 SF= 8.2%= 19.3%6,792 SF999 SF90 SF7,881 SF1,111 SF1,173 SF1,096 SF393 SF2,224/2 = 1,112 SF12,766 SF= 16.1%= 26.0%EXISTINGPROPOSEDALLOWABLE SITE COVERAGE= 48,988 SF X .35 = 17,146 SF+ 10% BONUS = 18,860 SFSETBACKSFRONTREARLEFT SIDERIGHT SIDEREQUIREDPROPOSED30'20'20'25'88'-4"78'-1"22'-8"25'-0"HEIGHT INFORMATION:LOWEST (E) GRADE =HIGHEST (E) GRADE =AVERAGE (E) GRADE =HIGHEST ELEV. OFSTRUCTURE =505.0'512.5'508.75'529.17'PROJECT DIRECTORYARCHITECT:KOHLSAAT & ASSOCIATES51 UNIVERSITY AVENUE, SUITE LLOS GATOS, CA 95030TEL: (408) 395-2555SCOPE OF WORKA NEW 5,954 SF SINGLE RESIDENCE WHICH INCLUDES 6BEDROOMS, 7 BATHS, 3 HALF BATHS, A GYM, AN OFFICE, ATHEATER, A GAME ROOM, A LOUNGE & A 3-CAR GARAGE. ALSOINCLUDES AN ATTACHED SECONDARY DWELLING WITH ONEBEDROOM, ONE BATH AND ONE HALF BATH.LANDSCAPE ARCHITECT:GREGORY LEWIS, LA736 PARK WAYSANTA CRUZ, CA 95065TEL: (831) 359-0960SURVEYOR:HANNA-BRUNETTI7651 EIGLEBERRY STREETGILROY, CA 95020TEL: (408) 842-2173SHEET INDEXVICINITY MAPSITE19931 Bella Vista Drive47 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-215-205/15/18NEIGHBORHOOD PLAN06/28/18A.08/15/18B.09/12/18C.19915199081999014781FARWELL AVE19990200112001514582HORSESHOE DRIVE2002119931BELLE VISTA AVENUEBELLE VISTA AVENUE4,551 SF/1.01 AC =10.3% FAR2,434 SF/1.98 AC =2.8% FAR5,441 SSF/1.06 AC =11.8% FAR12,317 SF/+/- 4.9 AC=5.8% FAR5,156 SF/1.54 AC =7.8% FAR5,323 SF/1.24 AC =9.9% FAR3,164 SF/1.24 AC =5.9% FAR7,215 SF/1.55 AC =10.7% FAR5,963 SF/1.12 AC =12.2% FAR4,000 SF/1.96 AC =4.7% FAR(OBSCURED)(OBSCURED)(OBSCURED)200222,644 SF/0.51 AC =11.9% FAR200184,553 SF/0.73 AC =14.3% FARSCALE: 1" = 40'NEIGHBORHOOD PLAN48 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-315-305/15/18SITE PLAN06/28/18A.08/15/18B.09/12/18C.25' SIDE SETBACK30' FRONT SETBACK20' SID E SETBA C K20' SIDE SETBACK20' REARSETBACK25' SI D E SETB A C K 20' SIDESETBACK25'- 1/2"22'-81/2"88'-41/4"33'-111/2"83'-51/2"78'-13/4"24'-0"18'-0"26'-73/4"139'-53/4"108'-3/4"50'-0 "50'-0"F.F. = 511.0'F.F. = 513.0'F.F.= 511.0'F.F. = 509.0'F.F. = 509.0'512.50'505.00'506.50'507.0'EXISTING GARAGETO BE DEMOLISHED(F.F. = 509.81')EXISTING SHEDTO BE DEMOLISHEDEXISTING DRIVEWAY TO BE REMOVEDTREE TO BE REMOVEDTREE TO BE REMOVEDEXISTING SPLIT RAIL FENCE TO BEREPLACED WITH 6' TALL WOOD FENCEEXISTING SPLIT RAIL FENCE TO BEREPLACED WITH 6' TALL WOOD GOOD NEIGHBOR FENCEEXISTING 5' TALL WOOD GRAPE STAKE FENCE TO BEREPLACED WITH 6' TALL GOOD NEIGHBOR WOOD FENCEEXISTING WOOD FENCETO BE REMOVEDEXISTING PAVINGTO BE REMOVEDINFINITY EDGEWATERFALLFOUNTAINSCULPTURE,(HEIGHT TO MEETCITY CODE SEC.15-80-030(E)TRASH & RECYCLEAC UNITSAC UNITSAC UNITEXISTING UNDERGROUND TEL/ELEC/CABLENEW PORTION OF UNDERGROUND TEL/ELEC/CABLELOWEST NATURAL GRADEHIGHEST NATURAL GRADELOWEST NATURAL GRADEHIGHEST NATURAL GRADEEXISTING SPLIT RAIL FENCE TO BEREPLACED WITH 6' TALL WOOD FENCEEXISTING 5' CHAIN LINKFENCE TO BE REMOVEDNEW 6' TALL WOOD FENCEPERMEABLE PAVERSEXISTING SPLIT RAIL FENCETO BE REMOVEDEXISTING 5' TALL WOOD GRAPESTAKE FENCE TO REMAINEXISTING 5' TALL CHAIN LINK FENCE TO BEREPLACED W/ 6' TALL WROUGHT IRON FENCEEXISTING 5' TALLWOOD GRAPESTAKE FENCETO BE REPLACEDW/ 6' TALL WROUGHTIRON FENCEPROPOSED BASEMENT AREAEXISTING SEWER LINE TO REMAINNEW 6' TALL WROUGHTIRON FENCEEXISTING 5' CHAIN LINKFENCE TO BE REMOVEDEXISTING 5' GRAPE STAKEFENCE TO BE REMOVEDTREE PROTECTIONFENCINGTREE PROTECTIONFENCINGTREE TO BE REMOVEDNON EX C L U SI V E RI G H T O F W A Y F O R I N G R E S S/ E G R E S S A N D P U B LI C U TI LI TI E S PARCEL 2 - D O C U M E N T: 2 3 8 4 7 9 8 9 PARCEL 3 - DOCUMENT: 23847989NON EXCLUSIVE RIGHT OF WAY FOR INGRESS/EGRESS AND PUBLIC UTILITIESHYD6" DOGWOOD6"JAPANESEMAPLE21" VALLEYOAK32" LIVE OAK12"FRUITTREE46" LIVE OAK46" LIVE OAKT4-8CYPT8-16 T6-12 TREE CLUSTER DL373514.66 WV 374 514.47FH 383515.87WMTREE CLUSTER DLTREE CLUSTER DL43" VALLEY OAK27.5" LIVE OAK11" LIVE OAKT24-PLM24" LINDEN498509.62SSCO?9" LIVE OAK6" HOLLY513.26PP12" BIG LEAFMAPLE50" LIVE OAK48" LIVE OAK6" JAPANESEMAPLE6" DOGWOOD8" DOGWOOD9" LIVE OAK20" LIVE OAK31" LIVE OAK42" LIVE OAK40" LIVE OAK6"DOGWOOD514512510508506504506508516PROPOSED RESIDENCEPROPOSEDGARAGECOVEREDPORCHCOVERED VERANDACOVEREDLOGGIA(E) GAS METER(E) ELECMETER510508PROPOSED DRIVEWAYPROPOSEDPAVILION#250#251#252#253#254#255#256#257#258#259#260#261#262#263#264#265#266#267#26818" LIVE OAK17" LIVE OAK6"JAPANESEMAPLEPROPOSED POOLLIGHTWELLLIGHTWELLLIGHTWELLSPABBQ AREA512PLANTERPLANTERPLANTERPATIOPATIOPATIOPATIOTRELLISEDPORCHEXISTING GAS AND WATERLINES TO REMAINSCALE: 1" = 20'SITE PLAN49 50 51 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-415-605/15/18PRELIMINARYGRADING &DRAINAGEPLAN06/28/18A.08/15/18B.09/12/18C.511.00'510.66'508.80'510.90'510.90'508.80'508.80'F.F. = 511.0'F.F. = 513.0'F.F.= 511.0'F.F. = 509.0'COPING = 509.0'511.00'510.85'509.85'510.85'510.85'508.80'F.F. = 511.0'511.00'513.00'513.00'511.00'511.00'511.00'510.90'512.4'512.9'T.W. 509.0'T.W. 506.0'T.W. 509.0'T.W. 506.0'COPING = 510.9'EXISTING DOMESTICWATER & GAS LINESTO REMAINEXISTING UNDERGROUNDELEC/TEL/CABLETO REMAINEXISTING SANITARY SEWERLINE TO REMAINEXISTING DOMESTICWATER & GAS LINESTO REMAINSTRIP DRAINSTRIP DRAINPORTION OF UNDERGROUNDELEC/TEL/CABLETO BE REROUTEDNON EX C L U SI V E RI G H T O F W A Y F O R I N G R E S S/ E G R E S S A N D P U B LI C U TI LI TI E S PARCEL 2 - D O C U M E N T: 2 3 8 4 7 9 8 9 PARCEL 3 - DOCUMENT: 23847989NON EXCLUSIVE RIGHT OF WAY FOR INGRESS/EGRESS AND PUBLIC UTILITIESHYD6" DOGWOOD6"JAPANESEMAPLE21" VALLEYOAK32" LIVE OAK12"FRUITTREE46" LIVE OAK46" LIVE OAKT4-8CYPT8-16 T6-12 TREE CLUSTER DL373514.66 WV 374 514.47FH 383515.87WMTREE CLUSTER DLTREE CLUSTER DL43" VALLEY OAK27.5" LIVE OAK11" LIVE OAKT24-PLM24" LINDEN498509.62SSCO?9" LIVE OAK6" HOLLY513.26PP12" BIG LEAFMAPLE50" LIVE OAK48" LIVE OAK6" JAPANESEMAPLE6" DOGWOOD8" DOGWOOD9" LIVE OAK20" LIVE OAK31" LIVE OAK42" LIVE OAK40" LIVE OAK6"DOGWOOD514512510508506504506508516(E) GAS METER(E) ELECMETER510508#250#251#252#253#254#255#256#257#258#259#260#261#262#263#264#265#266#267#26818" LIVE OAK17" LIVE OAK6"JAPANESEMAPLE506508508508506LOW MEADOWLOW MEADOW512SCALE: 1" = 20'PRELIMINARY GRADING & DRAINAGE PLAN52 53 54 55 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-515-1005/15/18MAINFLOORPLAN06/28/18A.08/15/18B.09/12/18C.RANGEREFWDRRANGEREFWDR20'-0"40'-9"20'-0"18'-51/2"13'-61/2"23'-9"12'-61/2"14'-0"13'-6"22'-0"10'-101/2"13'-0"23'-0"9'-113/4"5'-0"2'-0"5'-3/4"14'-11/2"6'-10"4'-91/2"10'-61/2"13'-23/4"5'-6"14'-0"20'-31/4"10'-0"5'-6"81/2"10'-0"16'-0"19'-0"7'-21/4"7'-1/4"30'-0"6'-0"16'-6"27'-111/2"17'-6"5'-0"20'-0"2'-0"31'-9"24'-0"7'-0"139'-53/4"108'-3/4"F.F. = 511.0'F.F. = 513.0'F.F.= 511.0'AA-10AA-10BA-10BA-10CA-10CA-10GAS BURNING ONLYFIREPLACEGAS BURNING ONLYFIREPLACEGAS BURNING ONLYFIREPLACEGAS BURNING ONLYFIREPLACEOFFICEMUDROOMKITCHENFAMILY ROOMNOOKGREAT ROOMFOYERMASTER SUITEHERSMASTERBATHPOWDERBUTLER'SPANTRYPANTRY3-CAR GARAGEBEDROOM 4BEDROOM 2BEDROOM 3BATH 4BATH 3CLO.CLO.LAUNDRYCOVEREDPORCHGALLERYPOOLBATHHISBATH 2CLO.FAMILY ROOMBEDROOMBATHCOVERED LOGGIAUPKITCHENSECONDARY DWELLINGLINENPOWDERHALFBATHDNUPLIGHTWELL BELOWLIGHTWELL BELOWLIGHTWELL BELOWOPENTOBELOWBBQ AREABREAKFAST PATIOPATIOPATIOGAS BURNING ONLYFIREPLACECOVERED VERANDASCALE: 1/8" = 1'-0"MAIN FLOOR PLAN56 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-615-1105/15/18LOWERFLOORPLAN06/28/18A.08/15/18B.09/12/18C.17'-1/2"25'-51/2"10'-3/4"5'-41/4"13'-10"10'-21/2"10'-51/4"24'-8"13'-111/2"4'-0"30'-0"18'-61/2"5'-0"4'-91/2"F.F. = 499.83'HOME THEATERMECHANICALROOMGUEST SUITEGUESTBATHLIGHTWELLLIGHTWELLGYMUPWINEGAME ROOMWETBARLOUNGEEQUIP.OPENTOABOVELIGHTWELLUPUPHALFBATHSTO.AA-10AA-10BA-10BA-10CA-10CA-10SCALE: 1/8" = 1'-0"LOWER FLOOR PLAN57 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-715-1205/15/18ROOF PLAN06/28/18A.08/15/18B.09/12/18C.AA-10AA-10BA-10BA-10CA-10CA-10PVC ROOF MEMBRANESTANDING SEAM METAL ROOFSTANDING SEAM METAL ROOFSTANDING SEAM METAL ROOFPVC ROOF MEMBRANEPVC ROOFMEMBRANEPVC ROOF MEMBRANEPVC ROOF MEMBRANEBOX METAL GUTTERSSLOPE FACED METAL GUTTERSTO MATCH ROOFINGSLOPE FACED METAL GUTTERSTO MATCH ROOFINGSLOPE FACED METAL GUTTERSTO MATCH ROOFINGPARAPET CURBPARAPET CURBPARAPET CURB5/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/125/12LOW SLOPE ROOFLOW SLOPE ROOFLOW SLOPE ROOFLOW SLOPE ROOFDEC. CHIMNEY SHROUD O/ SPARK ARRESTORDEC. CHIMNEY SHROUDO/ SPARK ARRESTORDEC. CHIMNEY SHROUDO/ SPARK ARRESTORDEC. CHIMNEY SHROUDO/ SPARK ARRESTORSCALE: 1/8" = 1'-0"ROOF PLAN58 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-815-1305/15/18FRONT &LEFTELEVATIONS06/28/18A.08/15/18B.09/12/18C.511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE10'-1"20'-5"18'-2"12'-1"13'-1"STANDING SEAM METAL ROOFSLOPE FACED METAL GUTTERSTO MATCH ROOFINGSTACKED STONE VENEERINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)ALUM. CLAD, WOOD FRAMED WINDOWSHORIZONTAL WOOD SIDINGMETAL GARGE DOORS W/ OPAQUE LIGHTSPIVOT FRONT DOOR LITESHORIZONTAL METAL GUARDINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)PARAPET CURB @ LOW SLOPE ROOFMETAL TRELLISINTEGRAL COLOR COATSMOOTH STUCCO FINISH(DARKER)INTEGRAL COLOR COATSMOOTH STUCCO FINISH(DARKER)508.75'AVERAGE NAT.GRADE508.75'AVERAGE NAT.GRADE521.08'PLATE521.08'PLATE523.08'PLATE511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE10'-1"10'-1"12'-1"12'-1"20'-5"HORIZONTAL WOOD SIDINGHORIZONTAL WOOD SIDINGINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)ALUM. CLAD, WOOD FRAMED DOORSSTACKED STONE VENEERHORIZONTAL METAL GUARDSTANDING SEAM METAL ROOFDEC. CHIMNEY SHROUDO/ SPARK ARRESTORPARAPET CURB @ LOW SLOPE ROOFSLOPE FACED METAL GUTTERSTO MATCH ROOFINGINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)508.75'AVERAGE NAT.GRADE508.75'AVERAGE NAT.GRADE521.08'PLATE523.08'PLATE513.00'SEC. DWELL F.F.525.08'PLATE523.08'PLATESCALE: 3/16" = 1'-0"FRONT ELEVATIONSCALE: 3/16" = 1'-0"LEFT ELEVATION59 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-915-1405/15/18REAR &RIGHTELEVATIONS06/28/18A.08/15/18B.09/12/18C.511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE10'-1"12'-1"12'-1"20'-5"10'-1"14'-1"11'-1"DEC. CHIMNEY SHROUDO/ SPARK ARRESTORBOX METAL GUTTERSPARAPET CURB @ LOW SLOPE ROOFSTACKED STONE VENEERINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)HORIZONTAL METAL GUARDALUM. CLAD, WOOD FRAMED WINDOWSSTANDING SEAM METAL ROOFSLOPE FACED METAL GUTTERSTO MATCH ROOFINGINTEGRAL COLOR COATSMOOTH STUCCO FINISH(DARKER)508.75'AVERAGE NAT.GRADE523.08'PLATE508.75'AVERAGE NAT.GRADE521.08'PLATE525.08'PLATE513.00'SEC. DWELL F.F.525.08'PLATE522.08'PLATEMETAL 'I' COLUMNSHORIZONTAL WOOD SIDINGHORIZONTAL WOOD SIDINGMETAL 'I' COLUMNSINTEGRAL COLOR COATSMOOTH STUCCO FINISH(DARKER)511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE10'-1"12'-1"20'-5"METAL 'I' COLUMNSHORIZONTAL WOOD SIDINGALUM. CLAD, WOOD FRAMED WINDOWSBOX METAL GUTTERSSTACKED STONE VENEERDEC. CHIMNEY SHROUDO/ SPARK ARRESTORINTEGRAL COLOR COATSMOOTH STUCCO FINISH(LIGHTER)SLOPE FACED METAL GUTTERSTO MATCH ROOFINGSTANDING SEAM METAL ROOF508.75'AVERAGE NAT.GRADE521.08'PLATE521.08'PLATE508.75'AVERAGE NAT.GRADESCALE: 3/16" = 1'-0"REAR ELEVATIONSCALE: 3/16" = 1'-0"RIGHT ELEVATION60 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-1015-1505/15/18CROSSSECTIONS06/28/18A.08/15/18B.09/12/18C.499.83'LOWER FLOOR499.83'LOWER FLOOR511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE9'-7"14'-1"12'-1"20'-5"10'-1"508.75'AVERAGE NAT.GRADE525.08'PLATE523.08'PLATE520.58'PLATE508.75'AVERAGE NAT.GRADEFOYERCOVEREDPORCHGREAT ROOMTHEATERHALLMECHANICAL509.92'PLATE499.83'LOWER FLOOR499.83'LOWER FLOOR511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE12'-1"20'-5"10'-1"10'-1"14'-11"523.08'PLATE521.08'PLATEGARAGECOVERED LOGGIAFAMILY ROOMNOOKKITCHENBATH 4HALLLAUNDRYGYMGAME ROOM508.75'AVERAGE NAT.GRADE509.92'PLATE508.75'AVERAGE NAT.GRADE509.92'PLATESCALE: 3/16" = 1'-0"SECTION A-ASCALE: 3/16" = 1'-0"SECTION B-B61 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-1115-1605/15/18CROSSSECTIONS06/28/18A.08/15/18B.09/12/18C.499.83'LOWER FLOOR499.83'LOWER FLOOR511.00'MAIN FLOOR511.00'MAIN FLOOR529.17'HIGHEST RIDGE529.17'HIGHEST RIDGE10'-1"10'-1"12'-1"20'-5"10'-1"523.08'PLATE508.75'AVERAGE NAT.GRADE509.92'PLATE508.75'AVERAGE NAT.GRADE523.08'PLATE521.08'PLATE521.08'PLATE513.00'SEC. DWELL F.F.GALLERYHALLHALLBATH 2BEDROOM 2HALLCLOSETBEDROOM 4SECONDARY DWELLINGFAMILY ROOMGAME ROOMEQUIPMENTLOUNGESCALE: 3/16" = 1'-0"SECTION C-C62 OFREVISIONSDATE:SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TA NEW RESIDENCE AT:19931 BELLA VISTA AVENUESARATOGA, CA 95070AS SHOWNA-1215-1705/15/18PAVILIONPLANS06/28/18A.08/15/18B.09/12/18C.18'-0"24'-0"DA-12DA-12EA-12EA-12GAS BURNING ONLYFIREPLACEPAVILION10'-1"13'-4"STACKED STONE VENEERBOX SHAPED METAL GUTTERS506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINTMETAL 'I' COLUMNS10'-1"13'-4"BOX SHAPED METAL GUTTERSMETAL 'I'COLUMNSSTACKED STONE VENEER506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINT10'-1"13'-4"STACKED STONE VENEERBOX SHAPED METAL GUTTERSDEC. CHIMNEY SHROUDO/ SPARK ARRESTOR506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINTBOX SHAPED METAL GUTTERSMETAL 'I'COLUMNSSTACKED STONE VENEER506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINTDA-12DA-12EA-12EA-12PVC ROOF MEMBRANEBOX METAL GUTTERSLOW SLOPE ROOFDEC. CHIMNEY SHROUDO/ SPARK ARRESTOR13'-4"506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINTPAVILION10'-1"10'-1"13'-4"506.75'AVERAGE NAT.GRADE509.00'PAV. F.F.519.08'PLATE520.16'HIGHEST POINTPAVILIONSCALE: 3/16" = 1'-0"PAVILION FLOOR PLANSCALE: 3/16" = 1'-0"PAVILION FRONT ELEVATIONSCALE: 3/16" = 1'-0"PAVILION LEFT ELEVATIONSCALE: 3/16" = 1'-0"PAVILION REAR ELEVATIONSCALE: 3/16" = 1'-0"PAVILION RIGHT ELEVATIONSCALE: 3/16" = 1'-0"PAVILION ROOF PLANSCALE: 3/16" = 1'-0"SECTION D-DSCALE: 3/16" = 1'-0"SECTION E-E63 REPORT TO THE PLANNING COMMISSION Meeting Date:October 24, 2018 Application:PDR16-0002, VAR17-0002, VAR18-0004, CUP17-0001, ARB16-0027 Address/APN: 20640 Third Street /503-24-073 Property Owner:Sam Cloud LLC From:Debbie Pedro, Community Development Director Report Prepared By:Chris Riordan, Senior Planner 20640 Third Street SITE 64 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 2 PROJECT DESCRIPTION The applicant requests Design Review approval to construct a three story, 35 feet tall, 5,678 square foot mixed-use building on a vacant 2,527 square foot parcel at 20640 Third Street adjacent to the Sam Cloud Barn. The project also includes a request for variances to locate the site on a slope exceeding 30% and for the project to exceed the 80% maximum allowed building site coverage. The project will include first-floor commercial office space and two residential units on floors two and three. A basement level garage will provide parking for eight vehicles. Three protected trees would be removed. STAFF RECOMMENDATION Adopt Resolution No. 18-032 approving Design Review (PDR16-0002), Use Permit (CUP17-0001), Arborist Report (ARB16-0027), and Slope Variance (VAR17-0002) and denying Site Coverage Variance (VAR18-0004) requiring the applicant to modify the design of the proposed building to comply with Section 15-19.050(e)(1) regarding maximum site coverage, subject to conditions included in Attachment 1. Review of this project by the Planning Commission is required pursuant to City Code Section 15- 46.020 [Design Review: Multi-Family Dwellings and Commercial Structures]. PROJECT DATA General Plan Designation: CR (Commercial Retail) Zoning:CH-1 Parcel Size: Before Lot Merger:2,055 square feet (Sam Cloud Barn) 2,527 square feet (Subject Vacant Parcel) After Lot Merger:4,582 square feet Average Slope:47.89% (combined parcels) PROPOSED ALLOWED/REQUIRED Proposed Site Coverage Existing Sam Cloud Barn Proposed Mixed-Use Building Total Proposed (structures) 1,877 sq. ft. 2,293 sq. ft. 4,170 sq. ft. (91%) 3,665 sq. ft. (80%) Floor Area First Floor Commercial Second Floor Residential Third Floor Residential Basement (exempt) Total Floor Area 1,864 sq. ft. 1,874 sq. ft. 1,941 sq. ft. (1,975 sq. ft.) 5,679 sq. ft. No limit specified in the CH-1 Zoning District Height 35.0’35.0’ Setbacks Front: Right Side: Left Side: Rear: 0’ 0’ 0’ 0’ None Required None Required None Required None Required 65 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 3 Grading Cut 1,364 CY Fill 0 CY Export 1,364 CY No grading limit in the CH-1 zoning district SITE CHARACTERISTICS AND PROJECT DESCRIPTION The 2,527 square feet project site is located at 20640 Third Street. Surrounding land uses include the Inn at Saratoga, the Sam Cloud Barn Office Building, Parking District #3, Bella Saratoga Restaurant, and Parking District #1. Wildwood Park is located to the west. The Sam Cloud Barn and the project site share a common property line. The exterior stairs and air-conditioning condensers on the south elevation of the Sam Cloud Barn encroach onto the site. Because the building would span across the property line, the project includes a condition of approval that both parcels be merged prior to application for a building permit. Numerous shrubs and trees are located on site including London plane, loquat, and walnut. Project History On September 26, 2007, the Planning Commission approved a project for a previous owner which included a slope variance. Like the proposed project, it included three stories with a basement parking area. The design was consistent with the architectural style of the Sam Cloud Barn with similar horizontal wood siding and roof forms. The building height was 30 feet with a total square footage of 3,798 square feet with 1,142 square feet of basement area. The property owner did not apply for a building permit and the design review approval has since expired. Study Session The Planning Commission reviewed the current project during a study session on September 13, 2016. The design and materials of the plans that were reviewed are similar with respect to the current design. The Commission was generally supportive of both the design and the request for a variance for slope and provided the following project related comments: Good design, visionary, and innovative; Supports the variance for slope; Design blends with surrounding older buildings; Good connectivity with the Sam Cloud Barn; Relocate existing garbage containers in upper parking lot. Heritage Preservation Commission The Heritage Preservation Commission (HPC) conducted a site visit and reviewed the project at their meeting of August 28, 2018. The HPC made the following project recommendations for review by the Planning Commission. The siding on the Sam Cloud barn should not be touched. Prefer to see more of the barn and suggested that the proposed building should be moved or redesigned to expose more view of the three vertical barn windows from 4th Street. 66 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 4 On the rear (northwest) elevation of the building, the roof above the garage should not be flat. A gable roof is recommended at the center. The roof over the elevator shaft should be pitched to be consistent with the surrounding roof lines and a height variance, if needed, should be approved to allow the height increase. Enlarge the windows as much as possible to be consistent with the size and design of the barn windows along the front (southeast) elevation. Require a minimum of two (2) large/mature trees along with shrubs or planter boxes to soften the building, along the front of the building. City Arborist should make the determination on species that are appropriate for the location. Reduce the amount of glazing and increase the amount of siding along the rear (northwest) elevation. Like the proposed two-toned paint colors. Minutes from the August 28, 2018 HPC meeting are included in Attachment #2. In response to recommendations of the HPC, the architect enlarged the width of the roof parapet over the top sliding door balcony on the northwest elevation by two feet and added corbels underneath the parapet. Cornices above the upper window at the intersection of the glass balcony were removed. The windows on the southeast elevation facing the upper parking lot were modified to be the same dimensions as the same elevation of the Sam Cloud Barn. The flat roof atop the elevator tower was changed to a pitched roof. An additional tree and shrubs were added to the proposed landscape area in the upper parking lot and the benches proposed for this area were removed. Architecture/Design The project would have a contemporary style and has been designed to fit the constraints of the site such as size and slope while maintaining architectural consistency with the adjacent Sam Cloud Barn. The Sam Cloud Barn currently has exterior stairs on the west elevation which encroach onto the project site. The new project would be located approximately five feet from the Sam Cloud Barn. The existing stairs would be removed. The proposed project will include interior stairs providing access to all levels including the basement garage and the roof. Landings would connect the floors of each building with both buildings having access to the stairs. Additional building access would be provided by an elevator. The Sam Cloud Barn currently does not have an elevator and the new elevator would provide ADA access to all floor for both buildings. An existing property line separates the Sam Cloud Barn and the subject site. Because the building would span across the property line, the project includes a condition of approval that both parcels be merged prior to application for a building permit. The project would have horizontal wood siding with a board width consistent with the wood siding on the Sam Cloud Barn. Additional unifying design elements would be rectangular shaped windows and standing seam metal roofing. The first-floor office space as well as the residential units on the second and third floors would have balconies facing Wildwood Park. The balconies would have steel guardrails and glass panels. The elevator tower would extend above the roof by approximately 12 feet. The roof of the elevator tower has been designed to have a similar pitch as the San Cloud Barn. 67 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 5 The applicant has provided a color and materials board, which will be available for review at the site visit and during the public hearing. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Horizontal Hardie Board (light yellow) Corrugated Metal (grey) Concrete (natural) Windows Aluminum Clad Wood Framed (white) French Doors Aluminum Clad Wood Framed (grey) Roof Corrugated (dark grey) Parking The project would include on-site vehicle parking for eight vehicles within a basement level garage. Six parking spaces would be provided by three mechanized auto lifts. Also provided would be one guest and one tandem space for a total parking capacity of eight vehicles. Access to the garage would be from a city owned parking lot accessed from Fourth Street. This parking lot also provides vehicle parking for the Saratoga Inn and Wildwood Park. Even though the project includes on-site parking as mentioned above, because the project is located within a City Parking District (Parking District #3), the project is not required to provide onsite parking as the Village Parking Ordinance exempts new projects from providing onsite parking. This ordinance identified a parking surplus to accommodate 41,850gross square feet of new development or a change in use. As of the preparation of this staff report, there was 18,973 square feet of additional floor area surplus remaining. The projects proposed floor area of 5,678 square feet would reduce the surplus to 13,294 square feet. As depicted on the Site Plan, a portion of the lower parking lot (Parking District #1) adjacent to the building would have asphalt removed and the area regraded following removal of the existing retaining wall at the lower portion of the site. The removal of the wall would provide sufficient additional space in the parking lot for the construction of two additional parking spaces. These new spaces are enumerated on the site plan as #1 and #19. The City Arborist has approved the removal of a 12” Chinese Tallow tree located in a parking lot planter to construct one of the new parking spaces. An existing courtyard of Parking District #3 is located adjacent to the site and shares the southern property line. This area contains five existing parking spaces and two trash enclosures used by existing businesses including the Sam Cloud Barn. The project would include modifications to this parking area which would include replacing the existing asphalt with permeable pavers. The existing unenclosed trash containers would be removed and replaced with one trash container within an enclosure. Two parking spaces would be relocated and restriped to include one accessible parking space near the entrance to the building and one compact space. A landscaped area at the front of the accessible parking space would contain two new trees and shrubs. Saratoga Village Design Guidelines The project is consistent with the goals and policies of the Saratoga Village Design Guidelines which include new construction that is compatible with adjacent buildings, to develop all parking facilities 68 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 6 at the rear of buildings to minimize visual exposure from Big Basing Way, and to preserve the existing buildings of historical significance. Geotechnical Clearance Redwood Geotechnical Associates prepared a Geologic Feasibility Investigation which was reviewed and approved by the City’s Geotechnical Consultant (Attachment #3). The report states that the proposed construction is potentially constrained by existing fill materials, uncemented alluvial deposits, potential temporary cut slope instability, and strong seismic ground shaking. The City’s Geotechnical Consultant concluded that a structure can be built on the site with a permanent shoring wall to be designed with drilled tieback anchors. Trees Three trees protected by City Code have been approved by the City Arborist for removal. These include a 12” Chinese Tallow, a 26” Tree of Heaven, and a 14” Walnut. All three trees conflict with the location of the building. Replacement tree are required. Details of the arborist’s findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment #4). Site Coverage Variance The maximum net site area in the CH-1 zoning district which can be covered by structures is 80%. The site coverage of both the Sam Cloud Barn and the proposed building would be 91% when the two site sites are combined. The City Code does allow for buildings to exceed 80% site coverage if an equivalent area on the site is devoted to pedestrian open space such as walkways or plazas. The project does not provide the 504 square feet (11%) of pedestrian open space to offset the increase in building coverage. The project includes a request for a Variance for the project to exceed building site coverage. The applicants written variance request is included as Attachment #5. The Applicant has not met the burden of proof required to support the application for additional site coverage as set forth below: a. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district.This finding cannot be made in the affirmative in that there are no special circumstances applicable to the site as specified above which would prevent the project applicant from reducing the square footage of the proposed building to conform to the maximum 80% building site coverage. 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 cannot be made in the affirmative in that granting the variance for additional building site coverage could be seen as a grant of special privilege as other projects in the Village, such as the recently approved mixed-use development at 14521 Big Basin Way (formerly the Blue Rock Shoot), were limited to a building site coverage of 80% 69 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 7 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 in that the project will be required to obtain a building permit and be inspected by the building department during construction to ensure that its construction would not be detrimental or injurious to the property or adjacent neighbors Slope Variance The average natural grade of the footprint underneath any structure in commercial zoning districts is limited to 30%. The average slope of the subject vacant site is 47.89%. The project includes a request for a Variance for the project to be located on a site with an existing slope exceeding 30%. The applicant has met the burden pf proof required to support the application for a slope variance as set forth below: a. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district.This finding can be made in the affirmative in that due to the steep topography of the site, construction of any structure would not be possible without granting a variance and the property is a legal lot or record. Staff has determined that the structure is consistent with all the Design Review findings and that denying the project due to slope would be an undue hardship and deprive the applicant development privileges enjoyed by other property owners and businesses in the vicinity which do not have the same slope constraints. 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 in that granting a variance for slope would not be a grant of special privilege in that many of the buildings in this part of the Village would have been developed on sites with a similar slope at a time that predates City Zoning regulations 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 in that all construction will be required to meet the Building Code and the project has received geotechnical clearance to proceed from the City Geologist. Conditional Use Permit Mixed-use projects such as the proposed application is listed as a conditional use in the CH zoning district subject to the granting of a use permit. The findings required for issuance of a Conditional Use Permit Approval pursuant to City Code Section 15-55.070 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: a. That the proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. This finding can be made in the affirmative in that because the proposed uses of office and residential are both already existing within the Commercial-Historic (CH-1) zoning district. 70 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 8 b. That the proposed location of the conditional use and the conditions under which it would be operated or maintained 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 in that because the project has been reviewed and conditioned by the required agencies. The proposed development would not be detrimental to public safety, as it will comply with all applicable local and state regulations. c. That the proposed conditional use will comply with each of the applicable provisions of this Chapter. This finding can be made in the affirmative in that because appropriate conditions have been placed on the proposed conditional use permit to ensure compliance to City Code requirements. Any intensification of the proposed conditional use would require an amended Conditional Use Permit application. d. That the proposed conditional use will not adversely affect existing or anticipated uses in the immediate neighborhood, and will not adversely affect surrounding properties or the occupants thereof. This finding can be made in the affirmative in thatbecause the project has been analyzed for adverse effects and it has been determined that the project can provide sufficient off-street parking and will not result in unreasonable parking impacts, or any additional adverse effects on an existing or anticipated use Design Review The findings required for issuance of a Design Review Approval pursuant to City Code Section Article 15-46.0480 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: a. Where more than one building or structure will be constructed, the architectural features and landscaping thereof shall be harmonious. Such features include height, elevations, roofs, material, color, and appurtenances.The project meets this finding in that although only one building is being constructed, the project includes a condition of approval that the adjacent parcel that contains the Sam Cloud is to be merged with the subject parcel. The result of this merger is that two buildings will be located on one site. Harmonious architectural features of the two building include horizontal wood lap siding and rectangular shaped widows. The Sam Cloud Barn has a gable roof and the proposed building has a predominantly flat roof except for the gable roof over the elevator which helps to link the buildings architecturally. b. Where more than one sign will be erected or displayed on the site, the signs shall have a common or compatible design and locational positions and shall be harmonious in appearance. The project meets this finding that no new signage is proposed. c. Landscaping shall integrate and accommodate existing trees and vegetation to be preserved; it shall make use of water-conserving plant, materials and irrigation systems to the maximum extent feasible, it shall be clustered in natural appearing groups, as opposed to being placed in rows or regularly spaced. The project meets this finding in that no landscaping is required and none is proposed except for a relatively small area of native grasses 71 Report to the Planning Commission 20640 Third Street Application # PDR16-0002, VAR17-0002, CUP17-0001, ARB16-0027 October 24, 2018 Page | 9 in the southern corner of the site adjacent to a light well. Three protected trees are located on site and the City Arborist has made the findings for their removal. d.Colors of wall and roofing materials shall blend with the natural landscape and be nonreflective. The project meets this finding in that the proposed colors and materials such as grey colored corrugated metal roofing, tan colored horizontal wood siding, and poured in place natural colored concrete will blend and accent the existing natural landscaping on adjacent parcels and Wildwood Park which is located on the opposite side of Parking District #1. e.Roofing materials shall be wood shingles, wood shakes, tile, or other materials such as composition as approved by the Planning Commission. No mechanical equipment shall be located upon a roof unless it is appropriately screened. The project meets this finding in that the project will feature a metal roof like the roof on the adjacent Sam Cloud Barn. No mechanical equipment is proposed on the roof that would require screening. f.The proposed development shall be compatible in terms of height, bulk and design with other structures in the immediate area. The project meets this finding in that the project will be compatible with other developments in the Village. The area is mostly comprised of two and three-story structures of approximate the same height and bulk. The adjacent Sam Cloud Building is 40 feet in height and the Inn at Saratoga is 37 feet in height. Both building are three stories. The proposed building will be consistent as it is 35 feet in height and three stories. Neighbor Notification A Public Notice 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. No additional concerns have been brought to the City’s attention as of the writing of this staff report. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of a multi-family residential structure totaling not more than six dwelling units and the construction of a commercial building not exceeding 10,000 square feet in floor area on sites zoned for such use. ATTACHMENTS 1. Resolution 2. Minutes from August 28, 2018 HPC Meeting 3. Report from City’s Geotechnical Consultant 4. Arborist Report 5. Applicant’s Variance Findings 6. Story Pole Certification 7. Project Plans 72 RESOLUTION NO: 18-032 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR16-0002, ARBORIST REPORT ARB16-0027, CONDITIONAL USE PERMIT CUP17-0001, VARIANCE VAR18-0004, AND DENYING VARIANCE VAR17-0002 20640 THIRD STREET (APN# 503-24-073) WHEREAS, on February 2, 2016 an application was submitted by Tom Sloan on behalf of Sam Cloud LLC requesting Design Review, Conditional Use Permit, and City Arborist approval to construct a three story, 35 feet tall, 5,678 square foot mixed-use building on a vacant 2,527 square foot parcel at 20640 Third Street. The project also includes a variance requests for the project to exceed the 80% maximum allowable net site area covered by structures and for the project to be located on a slope exceeding 30%. Three trees protected by City Code are requested for removal. The site is located within the CH-1 Zoning District and has a General Plan designation of Commercial Retail (CR). WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA) and recommends the Planning Commission determine this project Categorically Exempt. WHEREAS, on October 24, 2018 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 a multi- family residential structure totaling not more than six dwelling units and the construction of a commercial building not exceeding 10,000 square feet in floor area on sites zoned for such use. Section 3: Per City Code Section 15-19.050(e)(1), the maximum net site area covered by structures shall be 80%, except that up to 100% of the site may be covered by structures if, for any structure coverage more than 80%, an equivalent area on the site is devoted to pedestrian open space. The project has a net site coverage of 91% and no pedestrian open space is provided on site. Section 4: The Planning Commission finds that the project is inconsistent with the Variance Findings to exceed building site coverage in that 1) there are no special circumstances applicable to the property which by strict enforcement would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district and 2) that the granting of the variance will constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The 73 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 2 Planning Commission did not make the findings to approve the variance application to exceed site coverage and Variance Application VAR17-0002 is hereby denied. Section 5: The project is consistent with the following Saratoga General Plan Goals and 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; 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; Policy LU2.1 which states that non-residential development shall be confined to sites presently designated on the General Plan Map for non-residential uses; and Goal LU 12.1 and Policy LU 12.1 which states the importance of protecting the City’s historic and cultural resources and enhancing the visual character of the City by encouraging compatibility of architectural styles that reflect established architectural traditions. Section 6: The project is consistent with the Saratoga Village Design Guidelines with the goal to encourage new construction that is compatible with adjacent buildings, with the Village design context, and as examples of design excellence; to develop all parking facilities to the rear of buildings, with minimal visual exposure of parking facilities and vehicular ingress-egress on Big Basing Way, Section 7: 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 and landscaping will be harmonious with other buildings on the same site; no signage is being proposed; existing landscaping will be preserved and proposed landscaping will feature water-conserving plants with an irrigation system; the exterior colors will blend with the natural landscape and be non-reflective; roofing materials shall be composition and not HVAC equipment will be located on the roof, and the development will be compatible in terms of height, bulk and design with other structures in the immediate area. Section 8: The City of Saratoga Planning Commission hereby approves PDR16- 0002/ARB16-0027/CUP17-0001/VAR18-0004 and denies VAR17-0002 located at 20640 Third Street (APN 503-24-073) requiring the applicant to modify the design of the proposed building to comply with Section 15-19.050(e)(1) regarding maximum site coverage, subject to the findings and conditions included in Attachment 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of October 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Joyce Hlava Chair, Planning Commission 74 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR16-0002, ARB16-0027, VAR17-0002, VAR18-0004, CUP17-0001 20640 THIRD STREET (APN# 503-24-073) GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 75 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 4 In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. COMMUNITY DEVELOPMENT 5. 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. 6. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated September 7, 2018. All proposed changes to the approved plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with City Code. 7. Prior to submittal of Building Permits, the applicant shall submit for staff approval, modified project plans that conform to City Code Section 15-19.050(e) to limit the amount of net site area covered by structures to no more than 80%. 8. Prior to submitting an application for building permits, the applicant/property owner shall record a lot merger between the Sam Cloud Barn parcel located at 20640 Third Street (APN# 503-24- 071) and the subject undeveloped parcel (APN# 503-24-073) with the County of Santa Clara Recorders Office. 9. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the projects exterior 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. 10. 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. 11. 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. 76 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 5 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. 12. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 13. 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. FIRE DEPARTMENT 14. The owner/applicant shall comply with all Fire Department requirements dated February 16, 2016. ARBORIST 15. All requirements in the City Arborist Report dated May 14, 2018 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 16. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 17. Improvements to City Parking Districts in the project vicinity will be required. Improvements may include, but are not limited to, AC overlay, striping, landscaping, drainage, curbs and gutters. 18. Repair existing stairways from 3rd Street to lower parking lot. 19. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 20. All new/upgraded utilities shall be installed underground. 21. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 77 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 6 22. All project that create and/or replace more than 2,500 square feet and less than 10,000 square feet of impervious surface shall install one or more of the following site design measures: a. Direct roof runoff into cisterns or rain barrels for reuse. b. Direct roof runoff onto vegetated areas. c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. e. Construct sidewalks, walkways, and/or patios with permeable surfaces. f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable surfaces. 23. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly Landscaping). 24. Construction Site Control • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. • The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 25. Prior to the Building final, all Public works conditions shall be completed per approved plans. BUILDING DEPARTMENT SUBMITTAL 26. 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. Arborist Report, dated May 14, 2018 printed onto a separate plan page. c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. d. This signed and dated Resolution printed onto separate construction plan pages. 78 Report to the Planning Commission 20640 Third Street – Application # PDR16-0002 / ARB16-0027 / VAR17-0002 / CUP17-0001 Resolution #18-032 Page | 7 e. 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. 79 City of Saratoga HERITAGE PRESERVATION COMMISSION Special Meeting MINUTES Page 1 of 3 Date: Tuesday, August 28, 2018/ 8:30 A.M. Type: Special Meeting Place: Linda Callon Conference Room - 13777 Fruitvale Avenue 1.Site Visit(s): a.20640 Third Street 2. Call to order: Chair Marchetti called the meeting to order at 9:31 AM 3.Roll Call: Present: Chair Marilyn Marchetti, Commissioners, Annette Stransky, Alexandra Nugent, Paula Cappello, and Rina Shah Absent: Dr. Jo Rodgers Staff: Debbie Pedro, Director of Community Development, Nicole Johnson, Planner II, Sandy Baily, Special Projects Manager 4.Oral Communications: None 5. Approval of minutes from August 14, 2018 meeting. Stransky/Shah moved to approve the minutes. Motion passed. Ayes: Shah, Stransky, Nugent, Marchetti, and Cappello. Noes: None. Absent: Rodgers None. Abstain: None Commissioner Paula Cappello left the meeting. 6.New Business: a.None 7.Staff Comments: a.None 80 Page 2 of 3 8. Old Business: a. 20640 Third Street – Debbie Pedro discussed new information for HPC review and consideration that was not previously available at the April 10, 2018 HPC meeting, when the Commission reviewed the proposal for a mixed use building adjacent to the historic Sam Cloud Barn. The new material included an evaluation prepared by an architectural historian of the proposed project in relation to the Sam Cloud barn, and previously approved plans from 2007 for a mixed use project at the subject site where the HPC had recommended approval (the approval has since expired). The CEQA process was also summarized. Commissioner Marchetti commented that although plans were previously approved for the site, the Commission must treat the current application as a new project. After an extensive discussion, Commissioner Marchetti summarized the Commission’s comments and outlined the following list of recommendations for the Planning Commission: 1. The siding on the Sam Cloud barn should not be touched. 2. Prefer to see more of the barn and suggested that the proposed building should be moved or redesigned to expose more view of the three vertical barn windows from 4th Street. 3. On the rear (northwest) elevation of the building, the roof above the garage should not be flat. A gable roof is recommended at the center. 4. The roof over the elevator shaft should be pitched to be consistent with the surrounding roof lines and a height variance, if needed, should be approved to allow the height increase. 5. Enlarge the windows as much as possible to be consistent with the size and design of the barn windows along the front (southeast) elevation. 6. Require a minimum of two (2) large/mature trees along with shrubs or planter boxes to soften the building, along the front of the building. City Arborist should make the determination on species that are appropriate for the location. 7. Reduce the amount of glazing and increase the amount of siding along the rear (northwest) elevation. 8. Likes the proposed two-toned paint colors. The applicant commented they felt they could meet most of the recommendations of the Commission except reducing the amount of glazing along the 4th Street elevation. The Commission discussed this and the majority of the Commission felt that the amount of glazing proposed at rear (northwest) elevation was not an issue. Commissioner Shah moved to not recommend approval of the project since the amount of glazing along the rear (northwest) elevation would not be reduced. Motion died due to a lack of a second. Nugent/Stransky moved to recommend approval of the project based on the list of recommendations they created, excluding the recommendation that the amount of glazing 81 Page 3 of 3 be reduced along the rear (northwest) elevation to increase the amount of siding. Ayes: Marchetti, Stransky, and Nugent. Noes: Shah. Absent: Cappello and Rodgers. Abstain: None. 9. Adjournment Chair Marchetti adjourned the meeting at 10:37 A.M. Minutes respectfully submitted: Nicole Johnson, Planner II City of Saratoga 82 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 867-3438 MEMORANDUM TO: Emma Burkhalter, Assistant Engineer DATE: May 22, 2018 FROM: Cotton, Shires and Associates, Inc., City Geotechnical Consultant SUBJECT: Supplemental Geotechnical Peer Review (S5206C) RE: Sam Cloud Annex GE017-0020 20640 Third Street ------------------------------------------------------------------------------------------------------------------------------------------------- At your request, we have completed a supplemental geotechnical peer review of the subject application using:  Second Addendum to Plan Check Comments (letter), prepared by Redwood Geotechnical Engineering, Inc., dated May 3, 2018;  Addendum to January 31, 2017 Geotechnical Report (letter), prepared by Redwood Geotechnical Engineering, Inc., dated April 4, 2018;  Geotechnical Investigation (report), prepared by Redwood Geotechnical, dated January 31, 2017;  Architectural Plans (12 sheets) prepared by Metro Design Group, dated December 5, 2017; and  Grading and Drainage Plans (Sheet C-1) prepared by Metro Design Group, dated May 17, 2016. In addition, we have reviewed technical documents from our office files pertinent to the previous barn remodel/addition (S0326). DISCUSSION The applicant proposes to construct an addition onto the western side of the existing historic barn that includes lower level parking with three levels of loft/condominium units above. The project will require shoring of a vertical excavation of approximately 30 feet in height. We understand that shotcrete facing with lateral anchors will be constructed at 5-foot increments in a top-down sequence to shore the construction excavation. Per clarifications provided by Redwood Geotechnical Engineering, Inc. (RGE), we understand that the proposed shoring wall will provide permanent support for the planned excavation and that the annex structure will incorporate a separate, free-standing concrete wall. In our previous geotechnical peer review (April 26, 2018) we presented our opinion that potential use of helical anchors for support of the shoring wall may not be suitable for long-term support due to corrosion. Based on presented technical information, we did not recommend geotechnical approval of the helical anchor design proposal. 83 Emma Burkhalter May 22, 2018 Page 2 S5206C CONCLUSIONS AND RECOMMENDED ACTION The proposed construction is potentially constrained by existing fill materials, uncemented alluvial deposits, potential temporary cutslope instability, and strong seismic ground shaking. The Project Geotechnical Consultant has completed a site investigation and recommends geotechnical design parameters (including criteria for drilled tieback anchors) that are in general conformance with prevailing geotechnical standards. The Consultant has confirmed that the permanent shoring wall can be designed with drilled tieback anchors and this is a condition of Peer Review approval. Consequently, we recommend approval of Project Geotechnical Clearance with the following conditions. 1. Shoring Wall Design – The permanent shoring wall shall be designed with drilled and grouted corrosion protected tieback anchors per geotechnical design parameters recommended by the Project Geotechnical Consultant. Installation and proof testing of tieback anchors shall be observed, inspected and documented by the Project Geotechnical Consultant. 2. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., shoring walls, site preparation and grading, site drainage improvements and design parameters for foundations, and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan review shall be summarized by the geotech nical consultant in a letter and submitted to the City Engineer for review and approval prior to issuance of building permits. 3. 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. Installation and proof testing of tieback anchors shall be observed, inspected and documented by the Project Geotechnical 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 peer 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:tms 84 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No.ARB16-0027 Prepared by Kate Bear, City Arborist Site:20640 Third Street Phone: (408) 868-1276 Owner: 14550 Oak LLC Email: kbear@saratoga.ca.us APN:503-24-073 Email:sat315@gmail.com Report History: Final report Date: May 14, 2018 PROJECT SCOPE: The applicant has submitted plans to build a new mixed-use building complex to include 2 residential units and one commercial unit. The project will include a basement level garage to accommodate up to eight vehicles using three automobile lifts. Three trees protected by City Code (37, 66 and 72) are requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $3,000 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Trees 37, 66 and 72 are approved for removal once building permits have been issued. Replacement trees – Required = $3,300 ATTACHMENTS: 1 – Findings 2 – Tree Removal Criteria 3 – Tree Information 4 – Conditions of Approval 5 – Map Showing Tree Protection 1 85 20640 Third Street 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. Three trees (37, 66 and 72) are in conflict with the project, and meet the City’s criteria allowing them to be removed and replaced, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Trees 67, 68 and 71 are not protected by City Code and may be removed at any time without a permit. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comments 37 Chinese tallow 1, 6, 7, 9 In conflict with parking lot improvements 66 Tree of heaven 1, 6, 7, 9 In building footprint 72 Black walnut 1, 6, 7, 9 In building footprint 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 October 30, 2017 and addendum letter dated February 21, 2018; 2) The Project Data in Brief, Conditions of Approval, and map showing tree protection from this report. 2 86 20640 Third Street Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 3 87 20640 Third Street Attachment 3 TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner, Monarch Consulting Arborists, LLC Date of Report: October 30, 2017, addendum letter dated February 21, 2018 An arborist report was submitted for this project that inventoried nine trees, six of which are 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. A table summarizing information about each tree is below. Three trees (37, 66 and 72) protected by Saratoga City Code are requested for removal to construct this project. Table 2: List of trees and construction impacts from October 30, 2017 arborist report. 4 88 20640 Third Street Attachment 3 Table 3: Appraised values of trees from October 30, 2017 arborist report. Table 4: Information from February 21, 2018 addendum letter. 5 89 20640 Third Street Attachment 4 CONDITIONS OF APPROVAL 1. Owner, Architect, Contractor: 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. Permit: 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. 3. Final Plan Sets: a. Shall include the recommendations and tree information from the arborist report by Richard Gessner dated October 30, 2017 and addendum letter dated February 21, 2018. b. Shall include the recommendations and tree information copied on a plan sheet, titled “Tree Preservation”. c. Shall include the Project Data in Brief, Conditions of Approval, and map showing tree protection sections of the City Arborist report May 14, 2018. 4. Tree Protection Security Deposit: a. Is required per City Ordinance 15-50.080. b. Shall be $3,000 for tree(s) 65, 68, 69, 70. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, credit card payment or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected and approved by the City Arborist. 5. Tree Protection – Fencing, etc: 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. Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. g. 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. h. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 6. Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment 6 90 20640 Third Street Attachment 4 cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 7. Work inside fenced areas: a. Requires field meeting with City Arborist before performing work. b. Requires City Arborist approval prior to performing work. c. Requires Project Arborist on site to monitor work. 8. Project Arborist: a. Shall be Richard Gessner unless otherwise approved by the City Arborist. b. Shall visit the site every three weeks during grading, trenching or digging activities. c. Shall provide a letter to the Applicant for the City at the end of the project. The letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees following construction. d. Shall supervise any permitted pruning or root pruning of trees on site. 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. e. The Project Arborist shall be on site to monitor all work within 15 feet of tree 65. 9. Tree removal: a. Trees 37, 66 and 72 meet the criteria for removal and may be removed once building division permits have been obtained. b. 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. c. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant the necessary number of new trees, some of the value for trees may be paid into the City’s Tree Fund. 10. New trees: a. New trees equal to $3,300 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. b. 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. c. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 24 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 11. Final inspection: 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. 7 91 Attachment 5 Legend Tree Protection Fencing 20640 Third Street Map from October 30, 2017 arborist report and addendum letter dated February 21, 2018. #37 8 92 Memorandum Variance Findings 20640 Third Street APN: 503-24-073 VAR17-0002 CUP17-0001 PDR16-0002 The applicant is requesting a variance from the strict application of Section 15- 19.050(e) of the Saratoga Municipal Code. Within the CH-1 zoning district, the maximum net site area covered by structures shall be eighty percent, except that up to one hundred percent of the site may be covered by structures if, for any structure coverage in excess of eighty percent, an equivalent area on the site is devoted to pedestrian open space. The term pedestrian open space means common areas open to the public where pedestrians may walk or gather, such a s plazas and arcades, which are designed to be visible and accessible to pedestrians on streets, sidewalks and parking facilities adjacent to the site. The project site is located behind the commercial buildings that front Big Basin Way on a sloped area that will be joined with an adjacent site with a structure known as the Sam Cloud Barn. The site does not relate to nor is it accessible from any public way except a public access stairway located amongst the Sam Cloud Barn and the Saratoga Inn providing access between the lower parking lot (parking district 1) and the main entrance to the Sam Cloud Barn at 4ht Street. The project’s combined site areas of both lots is 4,582 SF. Whereas both the existing building and the new building result in coverage of 91 % of the site, there should be 11 % of the site dedicated to a public open space. The required area for Public Open Space is 504 SF. The project proposes 604 SF of the site dedicated to areas where pedestrians can walk or gather. The proposed 604 SF of pedestrian open space creates another connection to the existing public access stairway. Whereas a new elevator will now provide an “accessible” wheelchair access to the Historic Barn at all levels as well as the existing public access stairway and new annex building, it has been deemed unsatisfactory by the Planning Department and requires a variance. The approving authority may grant a variance as applied for or in modified form if, on the basis of the application and the evidence sub mitted, the approving authority makes all of the following 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 93 deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. Whereas the project consists of combining a vacant site with a site that currently has an “historic” building on it, it constitutes a special circumstance. Both sites are similar in size, topography, location and surroundings however the configurations of both lots are quite different. The site for the proposed annex building is an irregular shape that is not conducive to construct a rectangular building footprint. The existing Sam Cloud Barn Building relative to its lot size has 5% open space with a building coverage of 95%. The majority of the existing buildings along Big Basin Way are constructed with zero setbacks on the sides and along the front and yielding zero public open space. The subject site is neither accessible nor visible from Big Basin Way. Requiring Elevator access through a private building to Parking Lot 1 while satisfying the Planning Department’s requirement for no variance requires the construction of many additional accessible public improvements to meet the California Building Code. These improvements include but are not limited to the creation of sidewalks and regrading of the City parking lot. This strict enforcement deprives the applicant of privileges that are currently being enjoyed by the majority, of the neighboring sites as these sites. (b) That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The surrounding sites do not provide an accessible access through their properties to connect the Big Basin Way pedestrian way to the lower City Parking Lot. The majority of the existing buildings along Big Basin Way are constructed with zero setbacks on the sides and along the front and yielding zero public open space. In addition to providing public open space in the form of access stairway and an elevator for the public to use, the applicant is also proposing to refurbish the Parking Lot (parking district #3) and provide a new compliant Trash Enclosure Structure and restripe the City’s Parking lot to add a new Accessible Parking stall and provide Fire Truck access that currently does not exist today. The Parking Lot area will include additional open space with landscaping elements that also do not exist today. There is clearly not special privilege as this new Work will be completed for the benefit of the community and the City at the owner’s expense. (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 . All Work will be done to meet the current California Building Code. 94 95 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-1Sam Cloud Cond 9-5-18.pln9/7/2018 5:44 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comSHEET INDEXVICINITY MAPPROJECT DESCRIPTIONAREA TABULATIONSSHEET INDEX, PROJECT DESCRIPTION, VICINITY MAP &TOPO SURVEY &BOUNDARIESFIRE DEPARTMENT NOTES1. SITE AREA3. FLOOR AREADZAS-NOTEDA- 1SOUTHEAST EXTERIOR ELEVATIONNORTHWEST EXTERIOR ELEVATIONREQUIRED:FRONT:SIDES :REAR :PROPOSED:FRONT:SIDES :REAR :OFFICE120 YEARS7, 222. 61 SQ. FT.REQUIRED :PROPOSED:CONSULTANTS, GENERAL NOTES AND TABULATIONSGARAGE / BASEMENT PLANCONDOMINIUM 1 FLOOR PLANROOF PLANA- 3.0A- 3.1A- 4.0A- 5.0A- 5.114550 OAK L.L.C.CONTACT: SHAWN TAHERI(408) 740-5356(415) 413-7157690 SARATOGA AVE, STE 205SAN JOSE, CA 95129sat315@gmail.com20640 THIRD STREETSARATOGA, CA 95070503-24-071 SAM CLOUD OFFICE BLDG.503-24-073 NEW SITE (W/EXISTING STAIR)CH-1YESOFFICE AT EXISTING BUILDINGCONDOMINIUMS W/ RESIDENTIALAND COMMERCIAL USE AT PROPOSED BUILD.4,582.15 SQ. FT. (0.105 AC.)35'-0"III AR-3 AT CONDOMINIUMS #2 & 3U AT PRIVATE GARAGESB /M AT EXISTING OFFICE SPACES AND CONDOMINIUM #1YES - NFPA 13 RPROPERTY OWNER:PHONE:MAILING ADDRESS:EMAIL:PROJECT ADDRESS:ASSESSORS PARCEL NO.ZONINGLOCATED WITHIN DESIGNATEDWILDLAND URBAN INTERFACEFIRE AREAPROPOSED USE:SITE AREA (BOTH PARCELS):SETBACK REQUIREMENTS:MAX HEIGHT:CONSTRUCTION TYPE:OCCUPANCYSPRINKLEREDEXISTING USE ATEXISTING BUILDINGAGE OF EXISTING OFFICEBUILDING TO REMAINAREA OF EXISTING STUCTUREEXISTING HISTORICAL BUILDING HEIGHT:LOWEST ELEVATION PT. @ BUILDING CORNERS: 471.65'HIGHEST ELEVATION PT. @ BUILDING CORNERS: 499.12'AVERAGE ELEVATION PT. : 485.38'ALLOWABLE TOP MOST ELEVATION PT. OF THE STRUCTURE: 520.38'7. PARKING5. PEDESTRIAN OPEN SPACEGROSS AREA :NET AREA := 4,582.15 SQ. FT. (0.105 AC.)= 4,582.15 SQ. FT. (0.105 AC.)504 SQ. FT. (11.00 %)1,182 SQ. FT. (25.8 %)500' SURROUNDING MAPA- 2.0T-1 BOUNDARY & TOPOGRAPHIC SURVEYCOVER SHEETNOTESPROJECT INFORMATIONAREA TABULATIONSPROJECT DESCRIPTIONVICINITY MAPSHEET INDEXCONSULTANT DIRECTORY12349ROOF COVERING SHALL BE FIRE RETARDANT AND COMPLY WITH THESTANDARDS ESTABLISHED FOR CLASS A ROOFING. (CITY OF SARATOGA CODE16-15.080)THE PROJECT IS LOCATED IN THE WILDLAND URBAN INTERFACE FIRE AREAAND WILL COMPLY WITH CBC CHAPTER 7A. VEGETATION CLEARANCE SHALL BEIN COMPLIANCE WITH CBC SEC. 701A.3.2.4 PRIOR TO PROJECT FINALAPPROVAL.AUTOMATIC FIRE SPRINKLERS SHALL BE INSTALLED PER CITY CODE CHAPTER16. (CITY OF SARATOGA CODE 16-20.150 FOR DESIGNATED HAZARDOUS FIREAREA)A FIRE SPRINKLER SYSTEM CONFORMING TO THE REQUIREMENTS OF NFPA 13RMUST BE INSTALLED THROUGHOUT THE ENTIRE STRUCTURE. A STATE OFCALIFORNIA LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMITPLANS, CALCULATIONS, A COMPLETED PERMIT APPLICATION AND APPROPRIATEFEES TO THE FIRE DEPARTMENT OF SANTA CLARA COUNTY FOR REVIEW ANDAPPROVAL PRIOR TO BEGINNING OF THEIR WORK. CFC SEC. 903.2.WATER SUPPLY TO BE COMPLIANT WITH THE REQUIREMENTS OF THE WATERPURVEYOR OF RECORD. REQUIRED FIRE FLOW OF@ 20 PSI TO BE 1750,REDUCTION FOR FIRE SPRINKLERS OF 50%.EARLY WARNING FIRE ALARM SYSTEM SHALL BE INSTALLED AND MAINTAINED.EARLY WARNING FIRE ALARM SYSTEM SHALL HAVE DOCUMENTATION RELATIVETO THE PROPOSED INSTALLATION AND SHALL BE SUBMITTED TO COUNTY OFSANTA CLARA FIRE DEPARTMENT FOR APPROVAL BY A LICENSED C-10CONTRACTOR. (CITY OF SARATOGA CODE 16-60)A MINIMUM UNOBSTRUCTED 26 FEET WIDE FIRE APPARATUS ACCESS ROADPER CFC SEC. 503.1.2 IS PROVIDED IN THE IMMEDIATE VICINITY OF THEEXISTING AND PROPOSED BUILDING.GROUND LADDER ACCES WILL BE PROVIDED PER CFC. SEC.503 AND 1029 NFPA1932 SEC. 5.1.8 THROUGH 5.1.9.2.ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONS OFTHE CFC CHAPTER 33 AND FIRE DEPARTMENT 'S STANDARD DETAIL ANDSPECIFICATION SI-7.PREMISES IDENTIFICATION: APPROVED NUMBERS OR ADDRESSES SHALLBE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITIONAS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY. (CFC 505.1)CONSULTANT DIRECTORYPROJECT INFORMATION2. AVERAGE SITE SLOPEAVERAGE SLOPE OF BOTH PARCELS = 32.97 %4. SITE COVERAGEEXISTING BUILDINGTOTAL COVERAGE= 1,877 SQ. FT.= 4,170 SQ. FT.SLOPE AT LANDING AREAS: 1% MIN, AWAY FROM THE STRUCTURE2% MIN, AWAY FROM THE STRUCTURESLOPE AT PAVED AREAS:SLOPE AT LANDSCAPE AREAS: 5% MIN, AWAY FROM THE STRUCTURE6. ELEVATION HEIGHTSS =0.00229 x 2 x 7560.105= 32.97 %WESTFALL ENGINEERS, INC.JEFF KANAGAKI L.S. 791814583 BIG BASIN WAYSARATOGA , CALIFORNIA 95070(408) 867-0244 PHONECONDOMINIUM 2 FLOOR PLANA- 3.2CONDOMINIUM 3 FLOOR PLANA- 3.3BUILDING SECTION B-BA- 6.10'-0" 0'-0" 0'-0"0'-3" TO 2'-3" 0'-10" 1'-0"LOWEST ELEVATION PT. @ BUILDING CORNERS: 477.94'HIGHEST ELEVATION PT. @ BUILDING CORNERS: 499.35'AVERAGE ELEVATION PT. : 488.64'MAXIMUM ALLOWABLE HEIGHT : 523.64'TOP MOST ELEVATION PT. OF THE STRUCTURE: 528.7'PROPOSED RESIDENTIAL BUILDING HEIGHT:MAXIMUM PROPOSED HEIGHT:520.20'MAXIMUM PROPOSED HEIGHT ATELEVATOR :533.00'EXISTING STAIR TO BE REMOVEDPROPOSED COMMON AREA HEIGHT:**BASEMENT DOES NOT COUNT AS A STORY AND FLOOR AREAFLOOR AREAEXISTINGHISTORICBUILDINGPROPOSEDBUILDINGTOTAL SQ. FT.FIRST FLOOR /OFFICE UNITSECOND FLOOR/CONDOMINIUM 2TOTAL FLOORAREABASEMENT5,678.68*1,974.7914 ,438.39TOTALDEVELOPMENTAREA (WITHBASEMENT)1,682.44 3,968.881,807.291,864.284,055.10THIRD FLOOR/CONDOMINIUM 31,940.831,866.444,202.81345.16FOURTH FLOOR/ROOF DECK1,866.442,211.607, 222.61-COMMONAREA1,974.79422.161,873.57374.24395.547, 222.611,537.101,537.10 7 ,653.47 16 ,413.18*-0.0091.00 %C- 1.0 PRELIMINARY GRADING, DRAINAGE & EROSION CONTROL PLANSOILENGINEER:REDWOOD GEOTECHNICALENGINEERING, INC.JOE RAFFERTY7450 RAILROAD STREETGILROY, CALIFORNIA 95020(408) 848-6009 PHONE(BOTH PARCELS)5678PROPOSED BUILDING = 2,293 SQ. FT.SITE DENSITYPROPOSED 18.9 DU / ACRESITE / LANDSCAPE PLANA- 2.1ARBORIST:MONARCH CONSULTING ARBORISTS LLCRICHARD GESSNER ASCA #496 ISA - WE04341BP.O. BOX 1010FELTON, CA 95018(831) 331-8982 PHONEMAXIMUM ALLOWABLE 20 DU / ACREAPN: 503 -24-071:APN: 503 -24-073:= 2,055.11 SQ. FT. (0.047 AC.)= 2,527.04 SQ. FT. (0.058 AC.)(BOTH PARCELS)NOTES AND & DETAILSC- 2.0= 47.89 %0.1050.00229 x 2 x 1,098S =AVERAGE SLOPE OF PARCEL -APN: 503 -24-071= 0.00 %AVERAGE SLOPE OF PARCEL -APN: 503 -24-073 = 47.89 %CONSTRUCTION MANAGEMENT PLANCM-1.0SITE / PARKING LOT PLAN & PEDESTIAN OPEN SPACE DIAGRAMA- 2.2SOUTHWEST EXTERIOR ELEVATIONA- 5.2NORTHEAST EXTERIOR ELEVATIONA- 5.3BUILDING SECTION A-AA- 6.0THE PROJECT PROPOSES TO MERGE TWO PROPERTIES IN ORDER TO CREATE ANANNEX / ADDITION TO AN EXISTING HISTORIC BUILDING SUCH THAT IT WILLRESULT IN A MIXED USE BUILDING WITH COMMERCIAL AND RESIDENTIAL USES.THE EXISTING HISTORIC BUILDING CONTAINING COMMERCIAL OFFICE USEWILL REMAIN UNCHANGED AND WILL BENEFIT FROM ADDING A NEW STAIRWAYAND ELEVATOR THAT WILL PROVIDE ACCESSIBILITY THOUGHOUT.THE ADDITION OF THREE CONDOMINIUMS (ONE COMMERCIAL OFFICE USE &TWO WITH A RESIDENTIAL USE) PARKING FOR 3 CARS WILL BE ACCOMODATEDON-SITE WITHIN A BASEMENT LEVEL GARAGE THAT IS EQUIPPED WITH 3AUTOMOBILE PARKING LIFTS & 1 GUEST PARKING STALL. ADDITIONALLY, 2 NEWOFF-SITE PARKING AREAS WILL BE PROVIDED BY MODIFYING A CITY OWNEDPARKING LOT FOR PUBLIC USE AND ARE NOT INCLUDED IN PARKINGREQUIREMENTS.IN ORDER TO INTEGRATE THE NEW BUILDING WITHIN A HISTORICAL CONTEXTTHE EXISITNG SAM CLOUD BARN BUILDING STAND FREE FROM THE NEW ANNEXWHILE MATCHING THE CORNICE HEIGHT, WOOD SIDING AND FLOOR LEVELSOF THE EXISTING BUILDING. THIS WAY THE PROPOSED BUILDING ISINTEGRATED HARMONIOUSLY INTO THE COMPLEX CONDITIONS OF THE SITE,PAYING TRIBUTE TO THE OLD AND ANSWERING TODAY’S NEED FOR LIVING ANDWORK SPACE DEMANDS.THE NEW ELEVATOR AND THE STAIR ELEMENT DISTINGUISH THE OLD FROM THENEW BOTH ESTHETICALLY AND FUNCTIONALLY WHILE ALSO PROVIDING ACCESSTO PERSONS OF ALL ABILITIES. THIS PROJECT ALSO INCLUDES TRANSFORMINGA CONTIGUOUS, NEGLECTED, CITY CONTROLED ALLEY INTO A USEFUL,LANDSCAPED PUBLIC AREA WITH ACCESSIBLE PARKING, SEATING AND A NEWTRASH ENCLOSURE.PROPOSED BUILDING AREA - 5,679 SF / 350 SF = 16 PARKINGSPACES REQUIRED.ON-SITE PARKING SPACES PROVIDED - 7 TOTAL6 - USING AUTO LIFTS & 1 DEDICATED GUEST PARKING SPACE.NOTE - 10 - SPACES SHALL BE DEDUCTED FROM THE SURPLUSPARKING IN C-H 1 PARKING DISTRICTONE DWELLING UNIT FOR EACH 2,178 SF OFLOT AREA4,582.15 SF / 2,178 SF = 2.1 DWELLINGUNITS ALLOWED91% PROPOSED COVERAGE - 80% REQURED COVERAGE = 11% REQUIREDPEDESTRIAN. OPEN SPACETSVIEW FROM THIRD STREET VIEW FROM FOURTH STREET 96 97 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :C-1.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comNC-21C-22C-23C-25--------C-24--------498.64498.27498.62INDICATES EXISTINGRETAININGWALL TOBE REMOVED - TYP.INDICATES (N) RETAININGWALL -TYP.470.40(P) 499.12'INDICATES HIGHESTELEVATION POINT(E) CURBTP 498.45(N) BACKFLOW PREVENTOR W/LOW PROFILEENCLOSURE -COLD ROLLED STEEL- DARK GREENCOLOR F.S.=498.00' -SEE DET.PORTION OF THE EXISTINGPARKING LOT TO BEREGRADED & RESURFACEDTO NEW CONDITION INDICATES EXISTING STAIR LOCATIONTW = 471.37'BW = 466.28'TYP. AT PITTW = 483.20'BW = 473.37'TW = 479.53'BW = 472.37'INSTALL FIBER ROLLSAROUND INLET- TYP. INDICATES TEMPORARY FIBER ROLLS- TYP.INDICATES JUNCTIONBOX/ CLEANOUT - TYP.OF 2 - SEE DET.INDICATES INFILTRATIONPLANTER - F.G. = 485.87'SEE DET.TW = 499.00'BW = 472.37'(P) 472.37'RIM= 475.00'INV= 472.50'INV= 484.00'RIM= 487.62'INV= 484.62'5 LF 4" DIA SCHED. 40P.V.C. SOLID DRAIN S=0.1225.5 LF 6" DIA SCHED. 80P.V.C. SOLID DRAIN S=0.0524 LF 6" DIA SCHED. 40P.V.C. SOLID DRAIN S=0.27TW = 492.00'BW = 472.37'TW = 486.00'BW = 472.37'RIM= 499.12'INV= 497.12'(P) 6" DIAOUTLET476.50'CATCH BASIN DRAIN TIEDTO (E) STORMDRAIN6" DIA SCHED. 80P.V.C. SOLID DRAINMIN. S=0.02497.07(E) 471.75' FL(E) &(N) 476.76' FL(E) & (N)475.49' FLTW=483.00'BW=475.00'(E) 475.60'(E) & (N) 474.10' FL(N) 475.11'TW=479.00'BW=475.33'(E) 499.51'(E) 499.35'489.02493.59'498.86499.05'TW = 499.00'BW = 472.37'TW = 499.00'BW = 472.37'TW=499.00'BW=484.37'TYP. AT PLANTERINDICATES ORIGINALGRADE -TYP.TW = 490.00'BW = 472.37'TRENCH DRAINRIM= 472.33'INV= 471.00'RIM= 472.50'INV= 471.25'INDICATES CONCRETE SPLASH BLOCKS -TYP. OF 3PROVIDE BLENDED TRANSITIONSPER CBC 406.5 W/ DETECTABLEWARNINGS - TRUNCATED DOMESPER CBC 11B-705 (N) HANDRAILS & GUARDRAILS PER CBC 11B-505DENOTES GRADINGLIMIT LINE(E) WATER SOURCE(E) GAS METER(E) 471.65' INDICATESLOWEST ELEVATION POINT@ PROPOSED BUILDING(E) 477.94' INDICATESLOWEST ELEVATION POINT@ EXISTING STRUCTURE(E) ELECTRICMETER SERVICE(E) CONC SWALE TO REMAINVALVEDNTHIRD STREETEXISTINGHISTORIC BARNINN AT SARATOGABRIDGEN 42° 59' 10" E3.00'N 12° 16' 53"W33.25'N 47° 00' 50" W2.00'N 42° 59' 10" E 45.50'UP(E)S 37° 32' 13" E15.59'S 15° 04' 58" E18.84'UPRIDGES 47° 00' 50" E 39.05'RAMP 8 % SLOPEN 47° 00' 50" W2.00'480482484SDMH4" DIA. SEWER C/ON 42° 59' 10" E1.51'N 42° 59' 10" E25.01'PARKING DISTRICT #3N 43° 30' 18" E 50.01'SPASHOPRESTAURANTCOURTPROPOSEDANNEXBUILDING486488490STORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THENATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM ("NPDES") STANDARDSAND IMPLEMENTATION STANDARDS BY THE SANTA CLARA VALLEY URBANRUNOFF POLLUTION PREVENTION PROGRAM.AUTO PARKINGLIFT PIT AREAS 43° 03' 53"W18.53'(E) LUMINAIREUPUPUPUPUPCOSETBACK VERIFICATION NOTE:PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORDSHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKSARE PER THE APPROVED PLANS.ELEVATOR PITF.S.= 467.37'INDICATES PROPERTY LINE TO BE REMOVEDA.P.N. # 503-24-71A.P.N. #503-24-73CONCRETEWALL -TYP. CONCRETEWALL -TYP.NO PARKINGCONC.SWALEEXISTINGPARKINGDISTRICT #1N 09° 52' 02" W 41.40'COSEWRIM=497.37'INV=486.37'N 47° 00' 50" W64.72' PGE TEL CO (E) SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB CONCRETEWALL -TYP.(N) CONCRETE PAVERS TO MATCH (E) -TYP.CBSIM.NO PARKINGSDMH5 %7.28 %(P) SLOPE7.28 %4' REDWOOD12" OAK6" OAK(E) SLOPE6.93 %GATEGATEF.S.= 466.28'PAD = 465.28'F.S.= 472.37'PAD = 471.37'CODSDSDSTELPGE(E) LUMINAIRERELOCATE(E) LUMINAIREEEEN 47° 00' 50" W 39.50'F.S.= 499.25'PAD = 498.42'GRADING &DRAINAGE PLANGRADING & DRAINAGE PLAN &EROSION CONTROL MEASURESLEGENDASS SSSDGGWW240240DESCRIPTION EXISTING PROPOSEDABBREVIATIONSEARTHWORKQUANTITIESA.B.A.C.B.C.B.O.B.V.C.C.B.C.L.C.O.CONT.D.I.P.D.S.D/WE.C.ELEV.E.E.V.C.F.F.F.G.F.H.F.C.F.L.F.S.G.B.G.V.H.P.I.D.INV.L.F.L.P.MAX.M.H.AGGREGATE BASEASPHALT CONCRETEBOTTOM OF CURBBLOW OFFBEGINNING OF VERTICAL CURVECATCH BASINCENTERLINECLEAN OUTCONTINUOUSDUCTILE IRON PIPEDOWN SPOUTSDRIVEWAYEND OF CURVE (HORIZONTAL)ELEVATIONEXISTINGEND OF VERTICAL CURVEFINISHED FLOOR ELEVATIONFINISHED GRADEFIRE HYDRANTFACE OF CURBFLOW LINEFINISHED SURFACEGRADE BREAKGATE VALVEHIGH POINTINSIDE DIAMETERINVERTLINEAR FEETLOW POINTMAXIMUMMANHOLEMIN.MON.M.V.C.N.T.S.P.P.C.C.P.C.R.P.V.C.P.V.I.RR.C.P.R/WSS.D.S.D.M.H.S.F.SHT.S.S.S.S.M.H.STD.S/WT.C.TWTYP.U.N.O.V.C.V.C.P.WW.M.W.V.W.S.MINIMUMMONUMENTMIDDLE OF VERTICAL CURVENOT TO SCALEPROPOSEDPORTLAND CEMENT CONCRETEPOINT ON CURB RETURNPOLYVINYL CHLORIDEPOINT OF VERTICAL INTERSECTIONRADIUSREINFORCED CONCRETE PIPERIGHT OF WAYSLOPESTORM DRAINSTORM DRAIN MANHOLESQUARE FEETSHEETSANITARY SEWERSANITARY SEWER MANHOLESTANDARDSIDEWALKTOP OF CURBTOP OF RETAINING WALLTYPICALUNLESS NOTED OTHERWISEVERTICAL CURVEVITRIFIED CLAY PIPEWATERWATER METERWATER VALVEWATER SERVICEPROPERTY LINECENTER LINESECTION LINEEDGE OF PAVEMENTCURB AND GUTTERDRAINAGE FLOW DIRECTIONFENCE (TYPE)SANITARY SEWER LINESTORM DRAIN LINESANITARY MANHOLESTORM MANHOLESTANDARD HOODED INLETLARGE HOODED INLETFLAT GRATE INLETGAS LINEWATER LINEELECTRIC LINESUBDRAINGRADE ELEVATIONRAINWATER DISCHARGE AT DOWNSPOUTSWILL BE DIRECTED INTO SOLID PIPES ANDCOLLECTED INTO WATER STORAGE TANKSLOCATED IN THE BASEMENT. RUNOFF CAN BEDIRECTED TOWARD ADJACENT CREEK USINGEXISTING DRAINAGE CHANNELS ANDSWALLES AS PROJECT WILL INITIALLY TREATALL RUNOFF TO MEET LID REQUIREMENTS.VICINITY MAPDZ1/8" = 1'-0"TOPO SURVEY &BOUNDARIESWESTFALL ENGINEERS, INC.JEFF KANAGAKI L.S. 791814583 BIG BASIN WAYSARATOGA , CALIFORNIA 95070(408) 867-0244 PHONETOTALTYPE OF WORKMAXIMUM CUT1,364 CY27'-8"PROPOSEDBUILDINGEXCAVATION1,364 CYEXPORT 1,364 CYNOTES:THE GEOTECHNICAL CONSULTANT SHALL INSPECT, TEST (AS NEEDED), AND APPROVE ALL GEOTECHNICALASPECTS OF THE PROJECT CONSTRUCTION. THE INSPECTIONS SHOULD INCLUDE, BUT NOT NECESSARILYBE LIMITED TO: SITE PREPARATION AND GRADING, SITE SURFACE AND SUBSURFACE DRAINAGEIMPROVEMENTS AND EXCAVATIONS FOR FOUNDATIONS AND RETAINING WALLS PRIOR TO THE PLACEMENTOF STEEL AND CONCRETE. THE CONSULTANT SHALL VERIFY THAT FILL MATERIALS PLACED ON SLOPINGGROUND ARE PROPERLY KEYED AND BENCHED INTO SUPPORTIVE MATERIALS, AS NECESSARY.NOTE: GEOTECHNICAL FIELD INSPECTION -SCALE : 1/8" = 1'-0"APN NO: 503-24-71/731,364 CY-TOTAL1,364 CY1,364 CYABBREVIATIONS, LEGEND, VICINITYMAP, EARTHWORK QUANTITIESE98 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :C-2.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com2N.T.S.3JUNCTION BOX/ CLEANOUT41N.T.S.FIBER ROLL @ INLETFIBER ROLL DETAILN.T.S.5INFILTRATION PLANTERScale 1/2'' = 1' - 0''CATCH BASIN DETAILN.T.S.12"2" min.12" MIN18"4'-0"12" MIN.1'-6"1'-0"12" MIN30"FIBER ROLLS3/4" X 3/4" WOOD STAKESSTAKED AT 1/4 POINTSREMOVABLEDECORATIVEMETAL GRATE(E) GROUND6" DIA PVCOUTLETLAWN (TYP.)BIO-TREATMENT SOIL (BSM) MIX PER SPECS.F.S. =485.37'INDICATES WINDOW SILL ELEVATION WHERE OCCURS4" DIA SCHEDULE 40PVC SOLID DRAIN LINEOVERFLOW PIPING & DEBRIS BARRIER SET TO PROVIDE9" MINIMUM PONDING DEPTH, 12" MAXIMUM PONDINGDEPTH, DIRECTS EXCESS WATER NEW CONCRETE SWALECONNECTED TO EXISTING CONCRETE SWALE PER PLAN36" DEEP BY 52" TO 78" WIDE PLANTERAT LIGHTWELL12" MIN OF CLASS II BASE ROCKNATIVE SOILF.G. = 486.87'DECORATIVEMETAL GRATE(E) GROUND4" DIA SCHEDULE 40PVC SOLID DRAIN LINECONCRETE SLABO/ 6" ROCK BASEO/ NAT. GRADE COMPACTEDTO 95% COMPACTION (TYP.)INLETBOXSlopeVariesMin.4" max.SPACING ALONG SLOPES:4:1 OR FLATTER = 20'-0" MAX.4:1 - 2:1 15'-0" MAX.2:1 OR GREATER = 10'-0" MAXPROVIDE WEEKLY INSPECTION & REINSTALL IF NECESSARY REPLACEEVERY 3 MONTHS.ACCUMULATED SILT SHALL BE REMOVED WHEN IT REACHES A DEPTHOF (6") SIX INCHESPROVIDE 2'-0" MIN. LAP ATFIBER ROLL SPLICESSLOPE BANK VARIESRICE STRAW WATTLES (FIBER ROLL)8" MINSET WATTLES INTO SLOPE2" MIN. / 4" MAX.3/4" X 3/4" WOOD STAKES (24" MIN.LENGTH) AT 48" O.C. (TYP)2% MIN SLOPEMIN.18" MIN. BSMINLET2% MIN SLOPEOUTLET2% MINSLOPE2. RETAIN AND PROTECT NATURAL VEGETATIONPRINCIPLES OF EROSION AND SEDIMENT CONTROLSITE THAT WILL BE UNDER CONSTRUCTION DURING THE RAINY SEASONMUST BE WINTERIZED BY OCTOBER 154. INFILTRATE RUNOFF FROM INPERVIOUS SURFACES3. SEED AND MULCH CEARED AREAS6. DEEP RUNOFF VELOCITIES LOW8. TRAP SEDIMENT ON SITEAFTER GRADING IS COMPLETED, SEED AND MULCH THE DENUDED AREASACCORDING TO THE PROCEDURES OUTLINED UNDER "REVEGETATION."THE MULCH WILL PROTECT THE SOIL UNTIL THE VEGETATION GETSESTABLISHED. THE VEGETATION WILL PREVENT EROSION IN FUTUREYEARS.GRASS PROVIDES THE BEST SHORT-TERM PROTECTION. AFTERCONSTRUCTION IS COMPLETED, REPLACE THE GRASS WITH THE DESIRED LONG-TERM VEGETATION AS PART OF THE LANDSCAPING AROUND THESTRUCTURE.ON UNDISTURBED LAND MUCH OF THE RAINWATER SEEPS INTO THEGROUND. ROOFS, PAVED WALKWAYS AND DRIVEWAYS AND PACKEDSOIL ARE IMPERVIOUS TO INFILTRATION. RUNOFF FROM THESE SURFACES GREATLY INCREASES EROSION POTENTIALFOR THIS REASON THE WATER QUALITY CONTROL BOARD REQUIRESTHE RUNOFF FROM IMPERVIOUS SURFACES BE INFILTRATED INTO THEGROUND. LOCATE INFILTRATION TRENCHES BELOW ROOF EAVES ANDALONG DRIVEWAYS AND PARKING AREAS. IF A ROOF DRIP LINE OFDRIVEWAY IS ON A STEEP SLOPE, INSTALL A LINED DITCH TO ROUTE THERUNOFF TO A DRY WELL OR TO AN INFILTRATION TRENCH LOCATEDALONG A SLOPE CONTOUR. INSTALL THESE PERMANENT INFILTRATIONSYSTEMS AFTER CONSTRUCTION IS COMPLETED (SEE SAMPLEPERMANENT DRAINAGE PLAN).5. MINIMIZE LENGTH AND STEEPNESS OF SLOPESLONG OR STEEP EXPOSED SLOPES (OR DRIVEWAYS) HAVE HEIGHTEROSION POTENTIAL. TO SHORTEN RUNOFF PATHWAYS DOWN LONG ORSTEEP SLOPES. CONSTRUCT BARRIERS, SUCH AS STRAW BALE ORFIBER ROLL DIKES, ACROSS THE SLOPE. THESE BARRIERS INTERCEPTRUNOFF BEFORE IT CAN REACH AN EROSIVE VELOCITY AND DIVERT IT.MIN. SEEDING RATE (LBS./1000 SQ.FT.0.60.63. WHEN TO PLANT2. SEED TYPES TO USE4. STRAW MULCHSEED TYPE5. OTHER MULCHES1. REVEGETATIONTEMPORARY CONTROL MEASURESGROUP 1 SOD-FORMING WHEATGRASS: 'LUNA' PUBESCENT, 'TOPAR' PUBESCENT, OR 'OAHE' INTERMEDIATEGROUP 2 BUNCHGRASS: POTOMAC ORCHARDGRASS, SHERMAN BIG BLUEGRASS OR 'RESTED WHEATGRASSALL OF THE ABOVE PLANTS ARE PERENNIAL GRASSES. THE SOILCONSERVATION SERVICE, U.S. FOREST SERVICE MAY PROVIDEINFORMATION ON THESE AND OTHER SUITABLE PLANT TYPES.1. TIME GRADING AND CONSTRUCTION TO MINIMIZE SOIL EXPOSURENATURAL VEGETATION IS THE MOST EFFICIENT FORM OF EROSIONCONTROL AND IS ALSO THE MOST DIFFICULT TO RE-ESTABLISH. FORTHIS REASON, ONLY THE AREA REQUIRED FOR CONSTRUCTION SHOULDBE STRIPPED, STAGE GRADING SO THAT ONLY THE PORTION OF THESITE THAT CAN BE CONSTRUCTED ON ONE YEAR IS CLEARED OFVEGETATION.VEGETATION IS A DESIRABLE FORM OF EROSION CONTROL BECAUSE ITKEEPS SOIL IN PLACE AND MAINTAINS AN ATTRACTIVE,NATURAL-LOOKING LANDSCAPE. VEGETATION REDUCES EROSION BY:A. ABSORBING RAINDROP IMPACTB. REDUCING RUNOFF VELOCITYC. REDUCING RUNOFF VOLUME BY INCREASING INFILTRATION INTO THESOILREVEGETATE CLEARED AREAS AS SOON AS POSSIBLE AFTER GRADING. SEE "WHEN TO PLANT." KEEP ALL VEHICLE TRAFFIC OUT OF AREAS THATHAVE BEEN REVEGETATED.THE ENERGY OF FLOWING WATER DRAMATICALLY INCREASES ASVELOCITY INCREASES. IF VELOCITY DOUBLES, THE EROSIVE ENERGYQUADRUPLES, AND THE WATER CAN MOVE PARTICLES 64 TIMES ASLARGE. VELOCITIES CAN BE KEPT LOW BY:A. KEEPING FLOW VOLUMES LOW (SUCH AS PRESERVING SITEVEGETATION OR BE DIVIDING RUNOFF INTO SEVERAL CHANNELS RATHER THAN ONE)B. CONSTRUCTING FLOW BARRIERS AT FREQUENT INTERVALS LININGCHANNELS WITH ROUGH MATERIAL, SUCH AS ROCKSSOME EROSION DURING CONSTRUCTION IS UNAVOIDABLE.SEDIMENT-LADEN RUNOFF MUST BE DETAINED ON-SITE SO THE THE SOILPARTICLES CAN SETTLE OUT BEFORE THE RUNOFF REACHES ANYWATERWAY OR SOMEON DES'S PROPERTY. USE ANY OF THEFOLLOWING CONTROL MEASURES TO KEEP SEDIMENT FROM LEAVINGTHE SITE:THE PRIMARY PURPOSE OF REVEGETATION IS EROSION CONTROL.GRASS PROVIDES THE BEST PROTECTION FOR THE FIRS FEW YEARS.GRASSES GERMINATE AND GROW QUICKLY AND PROVIDE A FAST ANDCOMPLETE GROUND COVER. TREES AND SHRUBS ARE EFFECTIVE FORLONG-TERM EROSION CONTROL, BUT GRASSES ARENEEDED FOR INITIAL SOIL PROTECTION UNTIL THE SLOWER GROWINGTRESS AND SHRUBS BECOME WELL ESTABLISHED. DECORATIVE:LANDSCAPING: WITH TREES AND SHRUBS CAN BE DONE LATERCERTAIN CLIMATES AND TERRAINS CAN MAKE IT DIFFICULT FOR PLANTSTO BECOME ESTABLISHED. THE STEEPER THE SLOPE, THE MOREDIFFICULT IT IS. THE GREATEST CHANCE OF SUCCESS WITHREVEGETATION WILL BE IF THE ANGLE OF DISTURBED SLOPES IS KEPTTO A MINIMUM.THE FOLLOWING GRASS SEED MIXES ARE SUITABLE FOR NEARLY ALLSITES IN THE AREA. SELECT ONE SPECIES FROM EACH GRoUP ANDCOMBINE.THE TIME OF PLANTING DEPENDS ON IRRIGATION. WITH IRRIGATION, ONEMUST CONTINUE TO IRRIGATE UNTIL THE GRASS IS WELL ESTABLISHED.IT IS POSSIBLE TO PLANT SEEDS ANY TIME IN THE TEMPERATE CLIMATEOF THE BAY AREA, BUT FOR BEST RESULTS- (WITHOUT IRRIGATION):A. PLANT SEEDS AS LATE AS POSSIBLE IN THE FALL. OCTOBER ANDNOVEMBER ARE GENERALLY GOOD MONTHS TO SEED. SEEDS PLANTED TOO EARLY IN THE FALL MAY GERMINATE WITH FALL RAINS AND THEYOUNG SEEDLINGS CAN THEN BE DILLED BY FROST, ORB. PLANT SEEDS IN MARCH OR APRIL. MAY IS GENERALLY TOO LATE ASTHERE PROBABLY WILL NOT BE ENOUGH RAIN TO GERMINATE THE SEEDAND ALLOW THE PLANTS TO GROW TO A SIZE THAT CAN SURVIVE THESUMMER DRY PERIOD.STRAW IS THE BEST MULCH MATERIAL. APPLY ONE BALE OF STRAW PER 1,000 SQ. FT. DISTRIBUTE THE STRAW EVENLY SO THAT IF FORMS ALAYER 1" TO 2" THICK. SOIL SHOULD STILL BE VISIBLE THROUGH THESTRAW MAT. IF YOU APPLY TO MUCH MULCH, IT MAY PRODUCE A MAT TOO DENSE FOR SEEDLINGS TO PENETRATE.ANCHOR THE STRAW BY PUNCHING IT INTO THE SOIL EVERY 1" TO 2"WITH A DULL, ROUND-NOSED SHOVEL (TO AVOID CUTTING THE STRAW)OR BY COVERING IT WITH NETTING (JUTE, PLASTIC, MESH, WOVEN PAPER,OR CHICKEN WIRE). FASTEN THE NETTING TO THE GROUND WITH WIRESTAPLES. BECAUSE THE SOILS IN MANY AREAS ARE QUITE HARD, YOUMAY HAVE TO USE NETTING TO ANCHOR THE STRAW.WOOD FIBERS, WOOD CHIPS AND PINE NEEDLES ARE OTHER REUSABLEMULCH MATERIALS. WOOD FIBER MULCH IS APPLIED HYDRAULICALLY IN A SLURRY THAT ALSO CONTAINS THE SEED AND FERTILIZER. IT ISSUITABLE FOR USE IN STEEP SLOPES OR LARGE AREAS AND MUST BEAPPLIED BY CONTRACTOR, (THE APPLICATION RATE OF WOOD FIBERMULCH IS 3,000 LBS./ACRE). WOOD CHIPS AND PINE NEEDLES CANPROTECT THE SOIL FROM EROSION, BUT THEY ALSO INHIBIT PLANTGROWTH. THEY CAN ONLY BE USED WHERE A GRASS COVER IS NOTDESIRED. APPLY WOOD CHIPS SO THAT SOIL IS COMPLETELY COVERED. APPLY PINE NEEDLES IN A LAYER 2" TO 3" THICK. YOU CAN SAVE THEORGANIC MATERIALS FROM GRADED AREAS ON THE PROPERTY TO USE AS A MULCH LATER, BUT YOU WILL PROBABLY HAVE TO SUPPLEMENTTHEM WITH WOOD CHIPS TO ACHIEVE AN ADEQUATE GROUND COVER.7. PROTECT DRAINAGEWAYS AND OUTLETS FROM INCREASED FLOWSDEVELOPMENT CHANGES THE CHARACTERISTICS OF RUNOFF. WHENLAND IS PAVED OR VEGETATION IS REMOVED AND SOIL IS COMPACTEDBY CONSTRUCTION TRAFFIC, THE VOLUME OF RUNOFF INCREASES.RUNOFF FLOWING OVER HARD OR SMOOTH SURFACES SUCH AS PACKEDEARTH OR PAVEMENT INCREASES IN VELOCITY, GRADING MAY CAUSERUNOFF TO CONCENTRATE IN A SINGLE CHANNEL INSTEAD OF BEINGDISPERSED OVER A BROAD AREA. THESE CHANGES IN RUNOFF CANCAUSE CHANNEL EROSION UNLESS PROTECTION MEASURE AREINSTALLED. COMMON FORMS OF CHANNEL PROTECTION ARE:A. LININGS (GRAVEL, CONCRETE, ASPHALT)B. PIPES OR CULVERTSC. OUTLET PROTECTORS (SUCH AS ROCK APRONS) SEE DETAIL3. WHEN TO PLANTALL OF THE ABOVE PLANTS ARE PERENNIAL GRASSES. THE SOILCONSERVATION SERVICE, U.S. FOREST SERVICE MAY PROVIDEINFORMATION ON THESE AND OTHER SUITABLE PLANT TYPES.1234567891011PRIOR TO THE COMMENCEMENT OF ANY EARTHWORK/GRADING ACTIVITIES, THE PERMITEE SHALL ARRANGE APRE-CONSTRUCTION MEETING. THE MEETING SHALL INCLUDETHE CITY OF SARATOGA GRADING INSPECTOR(408-868-1201) , THE GRADING CONTRACTOR AND THEPROJECT SOILS ENGINEER. THE PERMITEE OR REPRE-SENTATIVE SHALL ARRANGE THE PRE-CONSTRUCTIONMEETING AT LEAST 48 HOURS PRIOR TO THE START OFANY EARTHWORK/GRADING ACTIVITIES.APPROVAL OF THIS PLAN APPLIES ONLY TO THEEXCAVATION, PLACEMENT AND COMPACTION OFNATURAL EARTH. THIS APPROVAL DOES NOT CONFERANY RIGHT OF ENTRY TO EITHER PUBLIC PROPERTY ORTHE PRIVATE PROPERTY OF OTHERS. APPROVAL OF THISPLAN DOES NOT CONSTITUTE APPROVAL OF ANYIMPROVEMENTS. ANY PROPOSED IMPROVEMENTES ARESUBJECT TO REVIEW AND APPROVAL BY THERESPONSIBLE AUTHORITIES AND ALL OTHER PERMITS/APPROVALS SHALL BE OBTAINED.IT SHALL BE THE REPONSABILITY OF THE PERMITEE TOIDENTIFY, LOCATE AND PROTECT ALL UNDERGROUNGFACILITIES.THE PERMITEE SHALL MAINTAIN ALL STREETS, SIDEWALKSAND OTHER PUBLIC RIGHT OS WAYS IN A CLEAN, SAFEAND USABLE CONDITION. ALL SPILLS OF SOIL, ROCK ORCONSTRUCTION DEBRIS SHALL BE REMOVED FROMPUBLIC PROPERTY. ALL ADJACENT PROPERTY, BOTHPUBLIC AND PRIVATE, SHALL BE MAINTAINED IN A CLEANSAFE AND USABLE CONDITION.ALL GRADING AND EARTHWORK ACTIVITIES SHALL BEPERFORMED IN SUCH A MANNER AS TO COMPLY WITHSTANDARDS STABLISHED BY THE BAY AREA QUALITYMANAGEMENT DISTRICT FOR AIRBORNE PARTICULES.ALL KNOWN WATER WELL LOCATIONS ON SITE SHALL BEMAINTAINED OR ABANDONED ACCORDING TO CURRENTREGULATIONS ADMINISTRED BY THE SANTA CLARAWATER DISTRICT. CALL 408-265-2600 X 2660 TOARRANGE FOR DISTRICT OBSERVATION OF WELLABANDONMENT.THIS PLAN SHALL NOT APPROVE THE REMOVAL OF ANYTREES. APPROPRIATE TREE REMOVAL PERMITS SHALLBE OBTAINED FROM THE COMMUNITY DEVELOPMENTDEPARTMENT. ANY REQUIRED TREE PROTECTIONMEASURES SHALL BE MAINTAINED THROUGHOUTCONSTRUCTION.THE PROJECT ARCHITECT , TOM SLOANHAS DESIGNED THIS PROJECT TO COMPLY WITH THERECOMMENDATIONS OF THE GEOTECHNICAL REPORTPREPARED BY .ALL GRADING AND EARTHWORK ACTIVITIES SHALLCONFORM TO THE APPROVED PLANS ANDSPECIFICATIONS. ALL GRADING AND EARTHWORKACTIVITIES SHALL BE OBSERVED AND APPROVED BYTHE SOILS ENGINEER. THE SOILS ENGINEER SHALL BENOTIFIED AT LEAST 48 HOURS PRIOR TO ANY GRADINGOR EARTHWORK ACTIVITIES. UNOBSERVED ORUNAPPROVED WORK SHALL BE REMOVED AND REPLACEDUNDER OBSERVATION OF THE PROJECT SOILS ENGINEER.ALL CONSTRUCTION SITE ARE TO BE WINTERIZED WITHAPPROPRIATE EROSION CONTROL MEASURES IN PLACEBY OCTOBER 15TH TO APRIL 15TH OF EACH YEAR.GRADING ACTIVITIES ARE ONLY ALLOWED MONDAYTHROUGH FRIDAY, 7:30 AM TO 6:00 PM.STANDARD GRADINGPLAN NOTESDZ AS SHOWNEROSION & SEDIMENT CONTROL MEASURES EROSION CONTROL NOTESGRADING WILL BEGIN ON OR AFTER APRIL 15. FIBER ROLLS WILL BEINSTALLED PER PLAN. SEE DETAILS #2, 3. FIBER ROLLS SHALL BEINSTALLED AT AREA DRAIN AT TWO LOCATIONS. FIBER ROLLS WILLBE INSTALLED IN THE TRENCH TO PREVENT RUNOFF FROM LEAVINGTHE AREA OF DISTURBANCE. THE PROPOSED DRIVEWAY WILLBE GRAVELED DURING CONSTRUCTION, PROVIDINGA BASE FOR PAVING AS A DRIVEWAY.ALL EROSION CONTROL MEASURES / MULCH & SEEDING SHALL BECOMPLETED PRIOR TO OCTOBER 15. AT THAT TIME THEPERMANENT EROSION AND RUNOFF CONTROLS WILL BE INSTALLEDAND THE DRIVEWAY WILL BE PAVED. ALL AREAS DISTURBED BYCONSTRUCTION WILL BE SEEDED AND MULCHED. DRAINAGE & EROSION CONTROL DETAILSDRAINAGE &EROSION CONTROLDETAILS & NOTES99 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :CM-1.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comN----12341234-----------------2T14S1T1G1S17'-0"6'-0"7'-0"16'-4"21'-11"8'-0" 9'-0" 8'-0"16'-0"(E) CURB INDICATES PLANTED AREA- NATIVE GRASSESFUTURERECONSTRUCTEDCURB(P) 472.37' INDICATES EXISTING STAIR LOCATION PREMISES IDENTIFICATION: APPROVED NUMBERS OR ADDRESSES SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. (CFC 901.4.4)INDICATES NEWRETAINING WALLINDICATES LOCATION OF EXISTINGSTAIR TO BE REMOVEDINDICATES EXISTING RETAININGWALL TO BE REMOVED(E) TRASH ENCLOSURE SHOWNDASHED TO BE REMOVED VAN ACCESSIBLE PARKING STALL ACCESSIBILITY PARKING SIGN ACCESSIBILITY PAVEMENT SYMBOL7' MIN. CLEAR GROUND LADDERRESCUE ACCESS1 - (N) COMPACT PARKING SPACE PERCITY OF SARATOGA MUNICIPAL CODEARTICLE 15 -35.040(E) PARKING SPACETO BE REMOVED -TYP. OF 2(E) PARKING SPACETO REMAIN -TYP. OF 3(N) VAN ACCESSIBLE PARKING STALLACCESSIBILITY PARKING SIGN7' MIN. CLEAR GROUND LADDERRESCUE ACCESS INDICATES NEW TRASH ENCLOSURE LOCATIONRESTRIPE PARKINGLOT AS REQUIRED REMOVE (E) CURBFIRE APPARATUSACCESS ROAD(E) CONCRETE SWALE TO REMAIN(E) TREE TO BEREMOVEDREMOVE (E) RETAINING WALL ANDCURB FOR TEMPORARY CIRCULATIONPATH AS SHOWNEGRESS LADDER @ LIGHTWELL42" GUARDRAIL & GATEPORTION OF THE EXISTINGPARKING LOT TO BE REGRADED& RESURFACED TO NEW CONDITION(N) PARKINGSPACE497.07TRAFFIC FLOWDENOTES GRADINGLIMIT LINEINDICATES LIGHT WELL(MIN. 3'-0" X 3'-0" CLR.)W/ INFILTRATION PLANTERF.G.= 486.87'(N) BACKFLOW PREVENTORW/LOW PROFILE ENCLOSURE-COLD ROLLED STEEL-DARK GREEN COLORF.S.=498.00' -SEE DET.(E) 499.35'470.40(E) 471.65' INDICATES LOWESTELEVATION POINT @ PROPOSEDBUILDING(E) 477.94' INDICATESLOWEST ELEVATION POINT@ EXISTING STRUCTURE(E) 499.51'(P) 499.12'INDICATES HIGHESTELEVATION POINTPARKING DISTRICT #318"INN AT SARATOGALAUNDRYUP(E) 24" OAKN 47° 00' 50" W64.72'TEL BOXRAMP 8 % SLOPEN 42° 59' 10" E25.01'SPASHOPRESTAURANTCOURT1A-2.1(E) TO BE REMOVEDEXISTING TREE LEGENDTREE NO.TREE NAMESTATUSTREE SIZEBOTANICAL NAMEKEYSIZECOMMON NAMELEGENDQTYPLANT LEGENDPROPERTY LINE(E) GRADE CONTOUR LINEPROPOSED GRADE CONTOUR LINE(E) FENCE(E) FENCE TO BE REMOVEDEXISTING HISTORIC BARNTO REMAINPROPOSED BUILDING7' MIN. CLEAR GROUND LADDERRESCUE ACCESSEXISTING PAVED AREANEW PAVEMENT AREA -PERMEABLE PAVERS FORVEHICULAR TRAFFIC (80 MM THICKO/BASE ROCK PER SOIL ENG'SO/COMPACTED GRADE)AT PEDESTRIAN OPEN SPACE -TYP.478PROPOSED NATIVE GRASSESPROPOSED TREEPROPOSED SHRUB18"6"5"(E) TO BE REMOVED8"5"TREE5"TREE(E) TO BE REMOVED(E) TO BE REMOVEDFIRE RISERLIGHTTO STORMDRAINAUTO PARKINGLIFT PIT AREAUP UPUPPROPOSEDBUILDINGINDICATES PROPERTY LINE TO BE REMOVEDN 42° 59' 10" E 1.51'4" DIA. SEWER C/OSDMHN 47° 00' 50" W 2.00'N 47° 00' 50" W 39.50'N 09° 52' 02" W 41.40'S 47° 00' 50" E 39.05'RIDGEUPS 15° 04' 58" E18.84'S 37° 32' 13" E15.59'N 42° 59' 10" W 45.50'N 47° 00' 50" W 2.00'N 42° 59' 10" E 3.00'BRIDGEEXISTINGHISTORIC BARNDN5"TREEVALVE8"TREEUPUPB I G B A S I N W A YNO PARKINGNEW TRASHENCLOSURETHIRD STREETPARKING DISTRICT #3N 43° 30' 18" E 50.01'LIGHTN 12° 16' 53"W33.25'S 43° 03' 53"W 18.53'(E) PARKING STALLSEE DET2/A-2.1EXISTING PARKINGDISTRICT #1CONC.SWALECOSEW(E) TRASHENCLOSURETO REMAIN PGE TEL CO SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB6" TREECURB(E) WOODBARRIERAILANTHUSAILANTHUSSKSTABILIZEDENTRANCE/EXITCONCRETE WASHOUTSPILL KITPORTABLE RESTROOMDEBRIS BOX6' HIGH SCREENED CHAINLINK CONSTR. FENCEEXISTING TREETO REMAINEXISTING TREETO BE REMOVEDDEBRISBOXSTORAGE AREA FORCONSTRUCTIONMATERIALSGATESKDEBRISBOXBUILDING MATERIALSTORAGE AREABUILDING MATERIALSTORAGE AREACBMIN. CLR.MINGATESDMH4' REDWOOD12" OAK6" OAKF.S.= 466.29'PAD = 465.29'F.S.= 472.37'PAD = 471.37'ENO PARKINGNATIVE GRASSESGREEN ROOF SYSTEMTREESFERN PINEPODOCARPUS24" BOX2HERB AND NATIVE PLANTSGARDEN--PLEASE SEE ROOF / DRAINAGE PLAN FOR MORE INFOACHILLEA MILLEFOLIUMCOMMON YARROW1 GALIN FIELDSHRUBS4PITTOSPORACEAE CRASSIFOLIUMPITTOSPORUM1 GALDZ1" = 10'-0"CONSTRUCTION MANAGEMENT PLANSCALE : 1" = 10'-0"LEGENDCONSTRUCTIONMANAGEMENT PLAN100 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-2.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comDZ1" = 50'-0"SITE MAP500' RADIUSBEYOND PROPERTY101 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-2.1Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comN9'-4"8"6"8" 6" 13'-8" 6" 8"16'-0" 8" CMU WALLS 6" CONCRETE CURBCONCRETE PADSTEEL POSTSTEEL DOOR2 - 58"x72" -6 CYBINS (WEST VALLEYCOLLECTION &RECYCLING)ADCL8'-0"7'-0" 9" 3"6'-6" 7 1/2" 10 1/2"8'-0" 2 1 3 3 3 4 1 4 6 1 2 3 4 6 5 2 5CORRUGATED METAL-'GALVALUME' FINISHGREY COLOR TO MATCH EXISTINGEXTERIOR FINISHESGREY COLORCORRUGATED METAL-'GALVALUME' FINISHGREY / BRONZE COLORMETAL - 'GALVALUME' FINISH,GREY COLORROOFINGFASCIA, GUTTERS& DOWNSPOUTS:EXTERIOR WALLS:STEEL POSTSAND BEAMS:STEEL MESH:STEEL DOOR:GREY COLORGREY COLOR-----12341234T1---G1----------------S1G12T14S17'-0"16'-0"8'-0" 9'-0"8'-0"6'-0"7'-0"25'-0"(E) CURB498.64470.40489.02TP 498.45PLANTED AREA- NATIVE GRASSESRECONSTRUCTED CURBTW=499.00'BW=484.37'(P) 472.37'INDICATES LIGHT WELL(MIN. 3'-0" X 3'-0" CLR.)W/ INFILTRATION PLANTERF.G.= 485.87'(E) 471.65' INDICATES LOWESTELEVATION POINT @ PROPOSEDBUILDING INDICATES EXISTING STAIR LOCATION PREMISES IDENTIFICATION: APPROVED NUMBERS OR ADDRESSES SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. (CFC 901.4.4)(N) BACKFLOW PREVENTORW/LOW PROFILE ENCLOSURE-COLD ROLLED STEEL-DARK GREEN COLORF.S.=498.00' -SEE DET.493.59'(E) 477.94' INDICATESLOWEST ELEVATION POINT@ EXISTING STRUCTUREINDICATES NEW RETAINING WALLINDICATES LOCATION OF EXISTINGSTAIR TO BE REMOVEDINDICATES EXISTING RETAININGWALL TO BE REMOVED(E) TRASH ENCLOSURE SHOWNDASHED TO BE REMOVED VAN ACCESSIBLE PARKING STALL ACCESSIBILITY PARKING SIGN ACCESSIBILITY PAVEMENT SYMBOL7' MIN. CLEAR GROUND LADDERRESCUE ACCESS1 - (N) COMPACT PARKING SPACE PERCITY OF SARATOGA MUNICIPAL CODEARTICLE 15 -35.040(E) PARKING SPACETO BE REMOVED -TYP. OF 2(E) PARKING SPACETO REMAIN -TYP. OF 3(E) 499.51'(N) VAN ACCESSIBLE PARKING STALLACCESSIBILITY PARKING SIGN7' MIN. CLEAR GROUND LADDERRESCUE ACCESS INDICATES NEW TRASH ENCLOSURE LOCATION REMOVE (E) CURBFIRE APPARATUSACCESS ROAD(E) CONCRETE SWALE TO REMAIN(E) TREE TO BE REMOVEDREMOVE (E) RETAINING WALL ANDCURB AS SHOWNEGRESS LADDER @ LIGHTWELL42" GUARDRAIL & GATE497.07INDICATES EXISTINGSIDEWALK LOCATION(N) 473.57'(E) 471.75' FL(E) 476.92'(E) 473.89' FL INDICATES EXISTING PARKING SPACES(E) &(N) 476.76' FL76.80'(E) & (N)475.49' FLTW=483.00'BW=475.00'(N) 472.33' FL(E) 475.60'(E) & (N) 474.10' FL(E) 474.58' FL(N) 473.96' FL(N) 475.11'DENOTES GRADINGLIMIT LINEREMOVE (E) RETAINING WALLAND CURB AS SHOWNTW=479.00'BW=475.33'(E) 499.35'PROVIDE BLENDED TRANSITIONS PER CBC 406.5W/ DETECTABLE WARNINGS - TRUNCATEDDOMES PER CBC 11B-705 (N) HANDRAILS & GUARDRAILS PER CBC 11B-505(E) ELECTRICMETER SERVICE(E) GAS METER(E) WATER SOURCE(P) 499.12'INDICATES HIGHESTELEVATION POINT(E) CURBPARKING DISTRICT #318"INN AT SARATOGALAUNDRYUP(E) 24" OAKN 47° 00' 50" W64.72'TELRAMP 8 % SLOPEN 42° 59' 10" E25.01'SPASHOPRESTAURANTCOURT1A-2.1(E) TO BE REMOVEDEXISTING TREE LEGENDTREE NO.TREE NAMESTATUSTREE SIZEBOTANICAL NAMEKEYNATIVE GRASSESSIZECOMMON NAMELEGENDGREEN ROOF SYSTEMQTYPLANT LEGENDPROPERTY LINE(E) GRADE CONTOUR LINEPROPOSED GRADE CONTOUR LINE(E) WATER LINE(E) GAS LINE(E) ELECTRIC LINE(E) FENCE(E) FENCE TO BE REMOVEDEXISTING HISTORIC BARNTO REMAINPROPOSED BUILDING7' MIN. CLEAR GROUND LADDERRESCUE ACCESS478PROPOSED NATIVE GRASSESPROPOSED TREEPROPOSED SHRUBTREESFERN PINEPODOCARPUS24" BOX218"6"5"(E) TO BE REMOVED8"5"TREE5"TREEHERB AND NATIVE PLANTSGARDEN--PLEASE SEE ROOF / DRAINAGE PLAN FOR MORE INFO(E) TO BE REMOVED(E) TO BE REMOVEDFIRE RISERAUTO PARKINGLIFT PIT AREAF.S.= 466.29'PAD = 465.29'F.S.= 472.37'PAD = 471.37'UP UPUPPROPOSEDANNEXBUILDINGINDICATES PROPERTY LINE TO BE REMOVEDN 42° 59' 10" E 1.51'SDMHN 47° 00' 50" W 2.00'N 47° 00' 50" W 39.50'N 09° 52' 02" W 41.40'S 47° 00' 50" E 39.05'RIDGEUPS 15° 04' 58" E18.84'S 37° 32' 13" E15.59'N 42° 59' 10" W 45.50'N 47° 00' 50" W 2.00'N 42° 59' 10" E 3.00'EXISTINGHISTORIC BARNDN5"TREEVALVE8"TREEUPUPACHILLEA MILLEFOLIUMCOMMON YARROW1 GALIN FIELDNO PARKINGNEW TRASHENCLOSURETHIRD STREETPARKING DISTRICT #3N 43° 30' 18" E 50.01'(E) LUMINAIREN 12° 16' 53"W33.25'S 43° 03' 53"W 18.53'NO PARKING(E) PARKING STALLSEE DET2/A-2.1EXISTING PARKINGDISTRICT #1CONC.SWALECOSS(E) TRASHENCLOSURETO REMAINF.S.= 499.25'PAD = 498.42' PGE TEL SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB6" TREECURB(E) WOODBARRIERAILANTHUSAILANTHUSEXISTING TREE TO REMAINEXISTING TREETO BE REMOVEDCBMIN. CLR.SDMHNEW PAVEMENT AREA -PERMEABLE PAVERS FORVEHICULAR TRAFFIC(80 MM THICK O/BASEROCK PER SOIL ENG'SO/COMPACTED GRADE)(E) BUILDINGEXISTING PARKING: 17 PARKING SPACESPROPOSED PARKING:1234567(N)151617181919 PARKING SPACES5 %7.28 %(P) SLOPE7.28 %4' REDWOOD12" OAK6" OAK(E) SLOPE6.93 % PGE TEL CO SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB(N)(E) TYP.OF 17DSDSDSPGERELOCATE(E) LUMINAIRE(E) LUMINAIRE4" DIA. SEWER C/OEEEEEEXISTING PAVED AREASHRUBS4PITTOSPORACEAE CRASSIFOLIUMPITTOSPORUM1 GALDZ1" = 10'-0"SITE PLANSITE PLANSCALE : 1" = 10'-0"BACKFLOW ENCLOSURESCALE : N.T.S.VICINITY MAPLEGENDVICINITY MAPBACKFLOW ENCLOSURETRASH ENCLOSURETRASH ENCLOSUREFLOOR PLANSIDE ELEVATION FRONT ELEVATIONREAR ELEVATION12SCALE: 1/4" = 1'-0"SEE SHEET C-1.0 GRADING AND DRAINAGE PLANFOR STORM DRAIN INFORMATION102 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-2.2Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com-----1234-------------------G12T14S17'-0"16'-0"8'-0" 9'-0"8'-0"6'-0"7'-0"25'-0"(E) CURB498.64470.40489.02TP 498.45PLANTED AREA- NATIVE GRASSESRECONSTRUCTED CURBTW=499.00'BW=484.37'(P) 472.37'INDICATES LIGHT WELL(MIN. 3'-0" X 3'-0" CLR.)W/ INFILTRATION PLANTERF.G.= 485.87'(E) 471.65' INDICATES LOWESTELEVATION POINT @ PROPOSEDBUILDING INDICATES EXISTING STAIR LOCATION PREMISES IDENTIFICATION: APPROVED NUMBERS OR ADDRESSES SHALL BE PROVIDED FOR ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. (CFC 901.4.4)(N) BACKFLOW PREVENTORW/LOW PROFILE ENCLOSURE-COLD ROLLED STEEL-DARK GREEN COLORF.S.=498.00' -SEE DET.493.59'(E) 477.94' INDICATESLOWEST ELEVATION POINT@ EXISTING STRUCTUREINDICATES NEW RETAINING WALLINDICATES LOCATION OF EXISTINGSTAIR TO BE REMOVEDINDICATES EXISTING RETAININGWALL TO BE REMOVED(E) TRASH ENCLOSURE SHOWNDASHED TO BE REMOVED VAN ACCESSIBLE PARKING STALL ACCESSIBILITY PARKING SIGN ACCESSIBILITY PAVEMENT SYMBOL7' MIN. CLEAR GROUND LADDERRESCUE ACCESS1 - (N) COMPACT PARKING SPACE PERCITY OF SARATOGA MUNICIPAL CODEARTICLE 15 -35.040(E) PARKING SPACETO BE REMOVED -TYP. OF 2(E) PARKING SPACETO REMAIN -TYP. OF 3(E) 499.51'(N) VAN ACCESSIBLE PARKING STALLACCESSIBILITY PARKING SIGN7' MIN. CLEAR GROUND LADDERRESCUE ACCESS INDICATES NEW TRASH ENCLOSURE LOCATION REMOVE (E) CURBFIRE APPARATUSACCESS ROAD(E) CONCRETE SWALE TO REMAIN(E) TREE TO BE REMOVEDREMOVE (E) RETAINING WALL ANDCURB AS SHOWNEGRESS LADDER @ LIGHTWELL42" GUARDRAIL & GATE497.07INDICATES EXISTINGSIDEWALK LOCATION(N) 473.57'(E) 471.75' FL(E) 476.92'(E) 473.89' FL INDICATES EXISTING PARKING SPACES(E) &(N) 476.76' FL(E) 476.80'(E) & (N)475.49' FLTW=483.00'BW=475.00'(N) 472.33' FL(E) 475.60'(E) & (N) 474.10' FL(E) 474.58' FL(N) 473.96' FL(N) 475.11'DENOTES GRADINGLIMIT LINEREMOVE (E) RETAINING WALLAND CURB AS SHOWNTW=479.00'BW=475.33'(E) 499.35'PROVIDE BLENDED TRANSITIONS PER CBC 406.5W/ DETECTABLE WARNINGS - TRUNCATEDDOMES PER CBC 11B-705 (N) HANDRAILS & GUARDRAILS PER CBC 11B-505(E) ELECTRICMETER SERVICE(E) GAS METER(E) WATER SOURCE(P) 499.12'INDICATES HIGHESTELEVATION POINT(E) CURBPARKING DISTRICT #318"INN AT SARATOGALAUNDRYUP(E) 24" OAKN 47° 00' 50" W64.72'TELRAMP 8 % SLOPEN 42° 59' 10" E25.01'SPASHOPRESTAURANTCOURT1A-2.1LIGHTFIRE RISERAUTO PARKINGLIFT PIT AREAF.S.= 466.29'PAD = 465.29'F.S.= 472.37'PAD = 471.37'UP UPUPPROPOSEDANNEXBUILDINGINDICATES PROPERTY LINE TO BE REMOVEDN 42° 59' 10" E 1.51'SDMHN 47° 00' 50" W 2.00'N 47° 00' 50" W 39.50'N 09° 52' 02" W 41.40'S 47° 00' 50" E 39.05'RIDGEUPS 15° 04' 58" E18.84'S 37° 32' 13" E15.59'N 42° 59' 10" W 45.50'N 47° 00' 50" W 2.00'N 42° 59' 10" E 3.00'EXISTINGHISTORIC BARNDN5"TREEVALVE8"TREEUPUPLIGHTNO PARKINGNEW TRASHENCLOSURETHIRD STREETPARKING DISTRICT #3N 43° 30' 18" E 50.01'(E) LUMINAIREN 12° 16' 53"W33.25'S 43° 03' 53"W 18.53'NO PARKING(E) PARKING STALLSEE DET2/A-2.1EXISTING PARKINGDISTRICT #1CONC.SWALECOSS(E) TRASHENCLOSURETO REMAINF.S.= 499.25'PAD = 498.42' PGE TEL SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB6" TREECURB(E) WOODBARRIERAILANTHUSCBMIN. CLR.SDMH(E) BUILDINGEXISTING PARKING: 17 PARKING SPACESPROPOSED PARKING:1234567891011(N)1314151617181919 PARKING SPACES5 %7.28 %(P) SLOPE7.28 %4' REDWOOD12" OAK6" OAK(E) SLOPE6.93 % PGE TEL CO SSMH4-COAC ACCON.ACACPLANT.STAIRS COCURB12(N)(E) TYP.OF 17DSDSDSPGERELOCATE(E) LUMINAIRE(E) LUMINAIRE4" DIA. SEWER C/OEEEDNEXISTINGHISTORIC BARNUPUPUPUPDNPROPOSEDBUILDINGUPUPGROSS AREA = NET AREA =AREA COVEREDBY STRUCTURE =4,170 SQ. FT.4,582 SQ. FT. 100.00 %PROPOSED OPEN SPACE = 604 SQ. FT. 13.18 %91.00 %REQUIRED OPEN SPACE =504 SQ. FT. 11.00 %EXISTING HISTORIC BARN AREA = 1,877 SQ. FT.PROPOSED BUILDING AREA = 2,293 SQ. FT.AREA COVERED BY STRUCTURE = 4,170 SQ. FT.ABCDAREA 'A' =AREA 'B' =AREA 'C' =AREA 'D'=357 SQ. FT.61 SQ. FT.69 SQ. FT.117 SQ. FT.PROPOSED OPEN SPACE = 604 SQ. FT.D.Z.1/10" = 1'-0"SITE PLAN -PARKING LOTPEDESTRIAN OPEN SPACE DIAGRAMPEDESTRIAN OPEN SPACE DIAGRAMSCALE: 1" = 20'-0"103 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-3.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com51'-4"8'-9 1/2" 8'-3 1/2" 3'-3" 9'-3" 17'-5" 4'-4 1/2"80'-10"48'-8"32'-2 1/2"21'-2 1/2" 5'-3 1/2"12'-1 1/2"9'-0"18'-0"EQ.EQ.UPELEVATORLOBBYELEVATORCONTROLROOMUPELECTRICALGEAR BOXBA-6.1BA-6.1AAA-6A-6AUTO PARKINGLIFT 1TANDEM PARKINGSPACEAUTO PARKING LIFT2COMMONSPACE472.37'472.37'KONE EcoSpaceTM4000 - 2SPTYP.TYP.GUEST PARKING 1CLUTILITY RM.AUTO PARKING LIFT3472.37'472.37'472.37'INDICATES AREA WHEREVERTICAL HEIGHT FROM FLOORABOVE TO GRADE EXCEEDS 42 INCHESINDICATES 478.17' TOPO ELEVATION42" BELOW FINISHED FLOOR @ 481.67'AREA:AREA:TOTAL:374.97 SQ. FT.81.01 %VERTICAL DISTANCE OF THE FINISHFLOOR ABOVE IS NOT MORE THAN42 INCHES ABOVE GRADE FOR 82.27 %OF AREA (80 % MIN. REQUIRED)18.99 %100.00 %1,599.82 SQ. FT.1,974.79 SQ. FT.BASEMENT DOES NOT COUNTAS A STORY AND FLOOR AREA*BASEMENTFOOTPRINT OFEXISTING BUILDINGA (GARAGE, ELEV. LOBBY AND STAIR)=TOTAL AREA=ABASEMENT DOES NOT COUNTAS A STORY AND FLOOR AREA**1,974.79 SQ. FT.1,974.79 SQ. FT.NDZ1/4" = 1'-0"GARAGE PLANF.S.= 427.37'GARAGE PLANF.S.= 427.37'AREA DIAGRAM104 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-3.1Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com51'-1"8'-9 1/2" 8'-3 1/2" 3'-3" 9'-3" 21'-6 1/2"48'-8"32'-2 1/2"16'-0 1/2" 19'-0 1/2" 12'-5"51'-1"24'-6 1/2"21'-2 1/2" 5'-3 1/2"80'-10"3'-2"4'-4"EGRESS LADDER @ LIGHTWELL479.87'479.89'BALCONYRESTROOM2MECH.ENTRYEXISTING BUILDINGUPEXITUP485.87'BA-6.1BA-6.1DNDNUPELEVATORLOBBYAAA-6A-6FIRE RISERLIGHTWELLRESTROOM 1RESTROOM 3KONE EcoSpaceTM4000 - 2SP485.37'CONDOMINIUM 1COMMERCIAL USEOFFICEOFFICEOPEN OFFICE485.20'CCONDOMINIUM 1B (LOFT 1)=C (STAIR, ELEV & LOBBY)=D (HALL)=TOTAL FLOOR AREA=1,864.28 SQ. FT.324.38 SQ. FT.97.78 SQ. FT.2,286.44 SQ. FT.EXISTING BUIDINGFIRST FLOOR =1,682. 44 SQ. FT.EXISTING BUILDINGBDNDZ1/4" = 1'-0"CONDOMINIUM 1COMMERCIAL USEFLOOR PLANF.F.= 485.37'AREA DIAGRAMCONDOMINIUM 1COMMERCIAL USEFLOOR PLANF.F.= 485.37'105 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-3.2Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com11'-10 1/2" 19'-0 1/2" 12'-5"48'-8"32'-2 1/2"51'-1"24'-6 1/2"21'-2 1/2" 5'-3 1/2"80'-10"3'-0"EGRESS LADDER @ LIGHTWELL42" GUARDRAIL & GATE495.37'489.12'495.53'489.14'EXISTING BUILDINGMASTER BEDROOMBATH 2BEDROOM 2M. BATHBA-6.1BA-6.1BALCONYDININGAREAKITCHENMECH.FAMILY RM.CONDOMINIUM 2RESIDENTIAL USELAUNDRYUPUPDNELEVATORLOBBYAAA-6A-6KONE EcoSpaceTM4000 - 2SPLIGHTWELLENTRYW. I. CLO.BEDROOM 3BATH 3PRIVATE OPEN SPACE485.87'EE (LOFT. 2) =F (STAIR, ELEV & LOBBY)=G (HALL)=TOTAL FLOOR AREA=1,873.57 SQ. FT.324.05 SQ. FT.50.19 SQ. FT.2,247.81 SQ. FT.EXISTING BUIDINGSECOND FLOOR =1,807. 29 SQ. FT.EXISTING BUILDINGFGCONDOMINIUM 2NDZ1/4" = 1'-0"AREA DIAGRAMCONDOMINIUM 2RESIDENTIAL USEFLOOR PLANF.F.= 495.53'CONDOMINIUM 2RESIDENTIAL USEFLOOR PLANF.F.= 495.53'106 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-3.3Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com24'-6 1/2"21'-2 1/2" 5'-3 1/2"48'-8"32'-2 1/2"11'-10 1/2" 19'-0 1/2" 12'-1 1/2"37'-8 1/2"80'-9"80'-10"51'-1"3'-0"UP499.12'505.70'499.22'EXISTING BUILDINGMASTER BEDROOMBEDROOM 2BA-6.1BA-6.1505.53'BALCONYDININGAREAKITCHENFAMILY RM.ENTRYLAUNDRYBATH 2UPDNUPKONE EcoSpaceTM4000 - 2SPELEVATORLOBBYAAA-6A-6MECH.M. BATHCONDOMINIUM 3RESIDENTIAL USEBATH 3W. I. CLO.PRIVATE OPEN SPACEH (LOFT 3)=I (STAIR, ELEV & LOBBY)=J (HALL)=TOTAL FLOOR AREA=1,940.83 SQ. FT.345.15 SQ. FT.50.19 SQ. FT.2,336.17 SQ. FT.EXISTING BUIDINGTHIRD FLOOR =1,866. 44 SQ. FT.EXISTING BUILDINGHIJCONDOMINIUM 3NDZ1/4" = 1'-0"AREA DIAGRAMSTREET LEVELCONDOMINIUM 3RESIDENTIAL USEFLOOR PLANF.F.= 505.70'STREET LEVELCONDOMINIUM 3RESIDENTIAL USEFLOOR PLANF.F.= 505.70'107 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-4.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comINDICATES BUILDING LINE - TYP.INDICATES ROOF LINEINDICATES EXISTING GUTTERSPROPOSED METAL ROOFINDICATES PROPERTY LINEINDICATES 3'-0" FROM PROPERTY LINEEACH VENT SHALL TERMINATE NOT LESSTHAN 3'-0" IN EVERY DIRECTION FROM ALOT LINE PER C.P.C. SEC. 906.2INDICATES 3'-0" FROM PROPERTY LINEEACH VENT SHALL TERMINATE NOT LESSTHAN 3'-0" IN EVERY DIRECTION FROM ALOT LINE PER C.P.C. SEC. 906.2EXISTING STANDING SEAM ROOFINDICATES PARAPET WALL49" HIGH -TYP.INDICATES OVERFLOW SCUPPER - TYP.INDICATES 42" MINHIGH GUARDRAIL -TYP.INDICATES PROPERTY LINEPROPOSED STANDING SEAM ROOFTO MATCH EXISTING5 : 12SLOPE5 : 12SLOPEEXISTING HISTORIC BUILDINGBA-6.1BA-6.1AAA-6A-62%DSDSDSF.F.= 516.12'5 : 12SLOPE5 : 12SLOPE5 : 12SLOPE5 : 12SLOPENDZ1/4" = 1'-0"ROOF PLANROOF PLAN108 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-5.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comF.F.=479.89'528.70'F.F.=489.14'T.P.=519.18'F.F.= 489.12'F.F.= 505.70'F.F.= 485.37'F.S.= 472.37'35'-0"15'-0"F.F.= 495.53'520.20'F.F.= 499.22'F.F.= 510.68'21'-0 1/2"21'-3 1/2"12'-7 1/2"47'-7 1/2"533.00'519.62'F.F.= 516.12'INDICATES EXISTINGGRADE LINEINDICATES EXTERIORLIGHTING - TYP.INDICATES HIGHESTPT. ELEVATION @BUILDING EDGE 499.12'INDICATES AVERAGEHEIGHT ELEVATION 485.38'MAX. ALLOWABLEHEIGHT = 520.38'(P) 499.12' 3 610 1 B10 11 4 1110 1 1 B 3101010INDICATES 42" MIN.GUARDRAIL - TYP.BW=475.00'BW=475.33'TW=479.00'INDICATES LOWEST PT. ELEVATION@ BUILDING EDGE 471.65'F.G. = 486.87' 2 11 2±±±±±±ELEVATIONS ATEXISTING BUILDINGEXISTING BUIDINGPROPOSED BUIDINGMAXIMUM PROPOSEDHEIGHTMAXIMUM PROPOSED HEIGHTAT ELEVATOR - SERVINGEXISTING HISTORICAL BUILDINGAND PROPOSED BUILDING=15'-0" MAX. ABOVE ALLOWABLE HEIGHT - PER CITY CODE - SEC. 15-80.020535.38'TOP OFPARAPETTOP OF GUARDRAIL1234567891011121BCORRUGATED METAL-'GALVALUME' FINISHGREY COLOR TO MATCH EXISTINGROOFINGFASCIA, GUTTERS& DOWNSPOUTS:FASCIA, GUTTERS& DOWNSPOUTS:EXTERIOR WALLS:EXTERIOR WALLS:EXTERIOR WALLS:HORIZONTAL LAP WOOD SIDINGSIZE TO MATCH EXISTINGKM 4565 'SOPHISTICATION'EXTERIOR FINISHESMETAL - 'GALVALUME' FINISH,GREY / BRONZE COLORPOURED IN PLACE CONCRETELIGHT GREY COLORPERMEABLE CONCRETE PAVERSWINDOWS:BAY WINDOWS:BY FOLD DOORS:GARAGE DOORS:WINDOW AND DOOR TRIM,POSTS, RAFTER TAILS,ROOF SOFFITGUARDRAILS, HANDRAILSBALCONY FASCIA, ROOFACCESSORIESLANDSCAPE PAVED AREAWHITE PAINT -'SHERWIN-WILLIAMS'OIL BASED ENAMEL - IBIS SW 7000STEEL - GREY COLORSAFETY GLASS PANELSMETAL - 'GALVALUME' FINISH,GREY COLORALUMINUM BY FOLDING SYSTEM DOORSGREY COLORSTEEL - POWDER COAT FINISH'CLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'VERTICAL LAP WOOD SIDINGGREY COLORCLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'NDZ1/4" = 1'-0"EXTERIORELEVATIONSSOUTHEAST ELEVATIONSOUTHEAST ELEVATION109 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-5.1Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comF.F.=479.89'528.70'F.F.=489.14'F.F.=499.22'F.F.=510.68'T.P.=519.18'F.F.= 505.70'F.F.= 495.53'F.S.= 472.37'35'-0"15'-0"519.62'520.20'47'-10"41'-9"F.F.= 516.12'F.F.= 485.37'533.00' 477.94' INDICATES PROPOSED FINISHED GRADE INDICATES EXISTING GRADEINDICATES LOW POINTAT NATURAL GRADE INDICATES EXISTING GRADEINDICATES 42" MIN.GUARDRAIL - TYP.MAX. ALLOWABLEHEIGHT = 520.38'INDICATES LOWEST PT. ELEVATION@ BUILDING EDGE 471.65'INDICATES HIGHESTPT. ELEVATION @BUILDING EDGE 499.12'INDICATES AVERAGEHEIGHT ELEVATION 485.38' 471.65' 3 7 4 1B 11 5 9 10 11 2 11 11 10 1 1B 2 1 10 3 4 8METAL AWNING 3 4 4±±±±±±ELEVATIONS ATEXISTING BUILDINGEXISTING BUIDING PROPOSED BUIDINGMAXIMUM PROPOSED HEIGHTAT ELEVATOR - SERVINGEXISTING HISTORICAL BUILDINGAND PROPOSED BUILDINGMAXIMUM PROPOSEDHEIGHT=15'-0" MAX. ABOVE ALLOWABLE HEIGHT - PER CITY CODE - SEC. 15-80.020535.38'TOP OF GUARDRAIL1234567891011121BCORRUGATED METAL-'GALVALUME' FINISHGREY COLOR TO MATCH EXISTINGROOFINGFASCIA, GUTTERS& DOWNSPOUTS:FASCIA, GUTTERS& DOWNSPOUTS:EXTERIOR WALLS:EXTERIOR WALLS:EXTERIOR WALLS:HORIZONTAL LAP WOOD SIDINGSIZE TO MATCH EXISTINGKM 4565 'SOPHISTICATION'EXTERIOR FINISHESMETAL - 'GALVALUME' FINISH,GREY / BRONZE COLORPOURED IN PLACE CONCRETELIGHT GREY COLORPERMEABLE CONCRETE PAVERSWINDOWS:BAY WINDOWS:BY FOLD DOORS:GARAGE DOORS:WINDOW AND DOOR TRIM,POSTS, RAFTER TAILS,ROOF SOFFITGUARDRAILS, HANDRAILSBALCONY FASCIA, ROOFACCESSORIESLANDSCAPE PAVED AREAWHITE PAINT -'SHERWIN-WILLIAMS'OIL BASED ENAMEL - IBIS SW 7000STEEL - GREY COLORSAFETY GLASS PANELSMETAL - 'GALVALUME' FINISH,GREY COLORALUMINUM BY FOLDING SYSTEM DOORSGREY COLORSTEEL - POWDER COAT FINISH'CLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'VERTICAL LAP WOOD SIDINGGREY COLORCLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'NDZ1/4" = 1'-0"EXTERIORELEVATIONSNORTHWEST ELEVATIONNORTHWEST ELEVATION110 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-5.2Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com35'-0"15'-0"F.F.= 505.70'F.F.= 485.37'F.F.= 495.53'F.S.= 472.37'519.62'520.20'528.70'F.F.= 516.12'47'-10"533.00' 471.65'INDICATES LOWEST PT. ELEVATION@ BUILDING EDGE 471.65'INDICATES AVERAGEHEIGHT ELEVATION 485.38'MAX. ALLOWABLEHEIGHT = 520.38'INDICATES 42" MIN.GUARDRAIL - TYP.INDICATES EXISTING BUILDINGINDICATES HIGHEST ELEVATION @EXISTING BUILDING 7 5 9 2 2 4 9 11 8 3 3 2 5 1 3 7 4 4 3 1B 11 11±MAXIMUM PROPOSED HEIGHTAT ELEVATOR - SERVINGEXISTING HISTORICAL BUILDINGAND PROPOSED BUILDINGTOP OF PARAPET WALLMAXIMUM PROPOSEDHEIGHTMETAL AWNINGTOP OF GUARDRAIL=15'-0" MAX. ABOVE ALLOWABLE HEIGHT - PER CITY CODE - SEC. 15-80.020535.38'N1234567891011121BCORRUGATED METAL-'GALVALUME' FINISHGREY COLOR TO MATCH EXISTINGROOFINGFASCIA, GUTTERS& DOWNSPOUTS:FASCIA, GUTTERS& DOWNSPOUTS:EXTERIOR WALLS:EXTERIOR WALLS:EXTERIOR WALLS:HORIZONTAL LAP WOOD SIDINGSIZE TO MATCH EXISTINGKM 4565 'SOPHISTICATION'EXTERIOR FINISHESMETAL - 'GALVALUME' FINISH,GREY / BRONZE COLORPOURED IN PLACE CONCRETELIGHT GREY COLORPERMEABLE CONCRETE PAVERSWINDOWS:BAY WINDOWS:BY FOLD DOORS:GARAGE DOORS:WINDOW AND DOOR TRIM,POSTS, RAFTER TAILS,ROOF SOFFITGUARDRAILS, HANDRAILSBALCONY FASCIA, ROOFACCESSORIESLANDSCAPE PAVED AREAWHITE PAINT -'SHERWIN-WILLIAMS'OIL BASED ENAMEL - IBIS SW 7000STEEL - GREY COLORSAFETY GLASS PANELSMETAL - 'GALVALUME' FINISH,GREY COLORALUMINUM BY FOLDING SYSTEM DOORSGREY COLORSTEEL - POWDER COAT FINISH'CLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'VERTICAL LAP WOOD SIDINGGREY COLORCLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'DZ1/4" = 1'-0"EXTERIORELEVATIONSSOUTHWEST ELEVATIONSOUTHWEST ELEVATION111 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-5.3Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.com528.70'F.F.= 495.53'F.F.= 485.37'F.S.= 472.37'F.F.= 505.70'35'-0"15'-0"519.62'520.20'F.F.= 516.12'533.00'F.F.= 489.14'F.F.=499.22'F.F.= 510.68'T.P.= 519.18'479.89'INDICATES EXISTING BUILDINGINDICATES HIGHEST ELEVATION @EXISTING BUILDING 499.12'INDICATES HIGHESTPT. ELEVATION @BUILDING EDGE 499.12'INDICATES AVERAGEHEIGHT ELEVATION 485.38'MAX. ALLOWABLEHEIGHT = 520.38' 2 3 4 10 6 1 6 10 3 1B 10 11 F.G.- 499.00' 11±MAXIMUM PROPOSED HEIGHTMAXIMUM PROPOSED HEIGHTAT ELEVATOR - SERVINGEXISTING HISTORICAL BUILDINGAND PROPOSED BUILDINGTOP OF PARAPET WALLEXISTING BUIDINGPROPOSED BUIDINGTOP OF GUARDRAIL=15'-0" MAX. ABOVE ALLOWABLE HEIGHT - PER CITY CODE - SEC. 15-80.020535.38'1234567891011121BCORRUGATED METAL-'GALVALUME' FINISHGREY COLOR TO MATCH EXISTINGROOFINGFASCIA, GUTTERS& DOWNSPOUTS:FASCIA, GUTTERS& DOWNSPOUTS:EXTERIOR WALLS:EXTERIOR WALLS:EXTERIOR WALLS:HORIZONTAL LAP WOOD SIDINGSIZE TO MATCH EXISTINGKM 4565 'SOPHISTICATION'EXTERIOR FINISHESMETAL - 'GALVALUME' FINISH,GREY / BRONZE COLORPOURED IN PLACE CONCRETELIGHT GREY COLORPERMEABLE CONCRETE PAVERSWINDOWS:BAY WINDOWS:BY FOLD DOORS:GARAGE DOORS:WINDOW AND DOOR TRIM,POSTS, RAFTER TAILS,ROOF SOFFITGUARDRAILS, HANDRAILSBALCONY FASCIA, ROOFACCESSORIESLANDSCAPE PAVED AREAWHITE PAINT -'SHERWIN-WILLIAMS'OIL BASED ENAMEL - IBIS SW 7000STEEL - GREY COLORSAFETY GLASS PANELSMETAL - 'GALVALUME' FINISH,GREY COLORALUMINUM BY FOLDING SYSTEM DOORSGREY COLORSTEEL - POWDER COAT FINISH'CLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'VERTICAL LAP WOOD SIDINGGREY COLORCLEAR ANODIZED ALUMINUMW/ DIVIDED LITES TO MATCH EXISTINGBY 'INTERNATIONAL WINDOW CORP.'NDZ1/4" = 1'-0"EXTERIORELEVATIONSNORTHEAST ELEVATIONNORTHEAST ELEVATION112 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-6.0Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comF.F.= 485.37'F.F.= 505.70'TOP OF PARAPET = 520.20'TOP OF GUARDRAIL= 519.62'F.F.= 489.14'F.F.=499.22'F.F.= 510.68'T.P.= 519.18'479.89'528.70'F.F.= 495.53'35'-0"479.87'489.12'499.12'510.62'F.S.= 472.37'427.37'6'-1" 11'-10" 1'-2" 9'-0" 1'-2" 9'-0" 1'-2" 9'-0" 1'-5" 3'-6"F.F.= 516.12'377.17'485.20'495.37'505.53'516.12'INDICATES AVERAGEHEIGHT ELEVATION 485.38'MAX. ALLOWABLEHEIGHT = 520.38'INDICATES LOWEST PT. ELEVATION@ BUILDING EDGE 471.65'INDICATES HIGHESTPT. ELEVATION @BUILDING EDGE 499.12'INDICATES EXISTING RETAININGWALL TO BE REMOVEDINDICATES EXISTING GRADEINDICATES PROPOSED GRADEEXISTING BUILDING±ELEVATIONS ATEXISTING BUILDINGMAXIMUM PROPOSED HEIGHTHALLHALLHALLE X I S T I N G B U I L D I N GCONDOMINIUM 1COMMERCIAL USECONDOMINIUM 2RESIDENTIAL USECONDOMINIUM 3RESIDENTIAL USEHALLHALLHALLGARAGEAUTO PARKINGLIFT PITDZ1/4" = 1'-0"SECTION A-ASECTION A-A113 ARCHITECT :TOM SLOANCHECKED BY : TSDATE :SCALE :PROJECT NO :DRAWN BY :A-6.1Sam Cloud Cond 9-5-18.pln9/7/2018 5:45 PMREVISIONSSHEET NUMBERSAM CLOUDANNEXBUILDING9-07-18The plans, ideas and design on thisdrawing are the property of thedesigner,divised solely for thiscontract. Plans shall not be used,in whole or in part, for any purposefor which they were not intended without the written permission of METRO DESIGN GROUP. cPROJECT NAMESHEET TITLESARATOGA, CA 950701561120640 THIRD STREETMETROGROUPDESIGNARCHITECTURE PLANNING INTERIORS..1475 S BASCOM AVE SUITE 208CAMPBELL, CA 95008(408)871-1071 phone(408)871-1072 faxwww.metroarchitects.comF.S.= 472.37'F.F.= 485.37'F.F.= 495.53'TOP OF GUARDRAIL= 519.62'F.F.= 505.70'TOP OF PARAPET = 520.20'35'-0"15'-0"42"6'-1" 11'-10" 1'-2" 9'-0" 1'-2" 9'-0" 1'-2" 9'-0"1'-5" 3'-6" 7"F.F.= 516.12'533.00'INDICATES AVERAGEHEIGHT ELEVATION 485.38'MAX. ALLOWABLEHEIGHT = 520.38'INDICATES HIGHESTPT. ELEVATION @BUILDING EDGE 499.12'INDICATES LOWEST PT. ELEVATION@ BUILDING EDGE 471.65'INDICATES EXISTING RETAININGWALL TO BE REMOVEDINDICATES EXISTING GRADEINDICATES PROPOSED GRADEEXISTING BUILDINGPROPOSED BUILDINGGARAGEAUTO PARKINGLIFT PITMAXIMUM PROPOSED HEIGHTMAXIMUM PROPOSED HEIGHTAT ELEVATOR - SERVINGEXISTING HISTORICAL BUILDINGAND PROPOSED BUILDINGPLCONDOMINIUM 1COMMERCIAL USECONDOMINIUM 2RESIDENTIAL USECONDOMINIUM 3RESIDENTIAL USE=15'-0" MAX. ABOVE ALLOWABLE HEIGHT - PER CITY CODE - SEC. 15-80.020535.38'DZ1/4" = 1'-0"SECTION B-BSECTION B-B114 REPORT TO THE PLANNING COMMISSION Meeting Date:October 24, 2018 Application:Annual Code Update/ZOA18-0001 Address/APN:City Wide Owner / Applicant:City of Saratoga From:Debbie Pedro, Community Development Director Report Prepared By:Christopher Riordan, Senior Planner STAFF RECOMMENDATION Adopt Resolution No. 18-025 recommending the City Council adopt an ordinance which includes amendments to Chapter 15 (Zoning Regulations) of the Saratoga City Code. PROJECT DESCRIPTION Staff maintains a list of proposed changes to the City Code and annually proposes amendments. The Planning Commission reviewed the proposed amendments at their meeting of September 26, 2018. The Commission recommended modifications to the Winery definition and continued the item so staff could make the following edits: “Winery” means a commercial agricultural processing facility primarily used for the fermenting and processing of fruit juice into wine. Processing can includes wholesale sales, crushing, fermenting, blending, aging, storage, bottling, and administrative office functions for the winery and warehousing. Special events, Rretail sales and tasting rooms facilities of wine and related promotional items may be permitted as part of the winery operation. On September 19, 2018, the City Council reviewed the list of proposed cleanup amendments to the City Code and directed staff to add the following item to the list of Code updates: Subterranean Structure definition - Clarify the definition of subterranean structures by adding appropriate references to the regulations applicable to basements and add a requirement that subterranean structures not be visible from the public right of way. The table on the following pages is a summary of topics being addressed with the annual update to the Zoning Regulations of the City Code. The actual amendments to the text of the City Code are included in the resolution (Attachment 1). 115 Report to the Planning Commission AnnualCode Update- Application # ZOA18-0001 October 24, 2018 Page | 2 Page 2 of 3 Topic Current Approach Proposed Changes Definition of Floor Area (15-06.280) The floor area definition includes “basements” as a type of space that could be counted as floor area. However, the basement definition in Section 15-06.090 states below grade spaces which qualify as a basement are not to be included in the calculation of floor area. Delete the word “basements” from Section 15-06.280 as the type of space which could be considered as floor area Subterranean Structure Definition (15-06.685) The subterranean structure definition does not explicitly call out the standards of a “wholly underground” structure. Clarify the definition of subterranean structures by adding appropriate references to the regulations applicable to basements and add a requirement that subterranean structures not be visible from the public right of way. Winery Definition (15-06) “Wineries” are a conditional use in the Hillside Residential Zoning District. The City Code does not include a definition for a winery. Amend Article 15-06 to add a definition for a Winery. Conditional Uses in the R-1 Single- Family Residential District (15-12.030) Existing code provisions include a list of conditional uses that may be allowed in the R-1 district upon the granting of use permit pursuant to Article 15-55 or Article 15-56. Regulations pertaining to Accessory Dwelling Units are contained in Article 15-56 which are not considered a conditional use and there is no need to reference them. Delete the reference to Article 15-56. Conditional Uses in the HR Hillside Residential District (15-13.040) Conditional uses in the HR district which may be permitted subject to additional review related to traffic and noise impacts are institutional facilities, police and fire stations and other public buildings and facilities, religious and charitable institutions, and nursing homes and day care facilities. Wineries can have similar traffic and noise impacts and should be included in the list of uses requiring additional review. Amend Article 15-13 to add Winery to the list of conditional uses that may be permitted subject to additional review regarding possible noise or traffic impacts. 116 Report to the Planning Commission AnnualCode Update- Application # ZOA18-0001 October 24, 2018 Page | 3 Page 3 of 3 AP/OS: Agricultural Preserve Overlay District (Article 15-15) In 2016 the City Council adopted updated procedures for processing Williamson Act applications including streamlined procedures for designating lands in the “Agricultural” and “Hillside Residential” zoning districts as Agricultural Preserves. Because of this new process, the AP/OS Overlay is no longer needed. Amend the City Code to repeal the AP/OS overlay district and confirm that all lands formerly included in the district are designated as Agricultural Preserves. Fence Height Restrictions (15-29.010) The Planning Commission can approve a solid fence taller than six feet through an exception process listed in Section 15-29.090. The City Code incorrectly references 15-29.080 (Exemption for Agricultural Uses) as the location of the exception process. Amend the City Code to include the correct reference. Swimming Pool Fences (15-29.010) Section 16-75.010 pertaining to swimming pool fencing was repealed by Ord. No. 310 adopted in Dec. 4, 2013. The existing fence regulations pertaining to swimming pools reference the deleted section. Swimming pool fence regulations are contained in the California Building Code. Delete the reference to Section 16- 75.010 and replace it with a reference to the California Building Code. Native Tree Definitions (15- 50.020(p)) The list of native trees includes tree names that are incorrectly capitalized or the botanical names are spelled incorrectly. Amend the City Code to correct the misspellings. ATTACHMENT 1. Resolution recommending the City Council approve the proposed amendments to Chapter 15 (Zoning Regulations) of the City Code. 117 RESOLUTION NO: 18-025 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION RECOMMENDING APPROVAL OF AMENDMENTS TO CHAPTER 15 OF THE SARATOGA CITY CODE APPLICATION ZOA18-0001 The City of Saratoga Planning Commission finds and determines as follows with respect to the above-described application: WHEREAS, during the review and implementation of Chapter 15 (Zoning) of the City Code, staff has identified specific code sections which are inconsistent with other sections of the Zoning Code, are difficult to interpret, or have been preempted by changes to California law. The current review has identified proposed amendments to various Code sections shown in Exhibit A. WHEREAS, on October 24, the Planning Commission held a duly noticed Public Hearing on the legislation described above at which time all interested parties were given a full opportunity to be heard and to present evidence and argument. The Planning Commission considered the amendments, staff report, correspondence, presentations from the public, and all testimony and other evidence presented at the Public Hearing. 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 legislation described in the recitals is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Sections 15061(b)(3). CEQA applies only to projects which have the potential of causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In this circumstance, the minor amendments are clarifying only and would have a de minimis impact on the environment. Section 3: After careful consideration of the staff report and other materials, exhibits and evidence submitted to the City in connection with this matter, the Planning Commission of the City of Saratoga does hereby recommend to the City Council to amend the City Code as shown in Exhibit A. 118 Resolution No. 18-025 2 PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of October 2018 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Joyce Hlava Chair, Planning Commission Attachment: Exhibit A – Proposed Zoning Code Amendments 119 1 Exhibit A PLANNING COMMISSION RECOMMENDED AMENDMENTS TO VARIOUS SECTIONS OF CHAPTER 15 OF THE SARATOGA CITY CODE The Planning Commission recommends that the Saratoga City Code be amended as set forth below. Text to be added is indicated in bold double-underlined font (e.g., bold double-underlined) and text to be deleted is indicated in strikeout font (e.g., strikeout). Text in standard font is readopted by this ordinance. Text in italics (e.g., italics) is explanatory and not a part of the ordinance. 1. Definition of Fence 15-06.261 – Fence "Fence" means any structural device forming a physical barrier by means of glass, wood, masonry, metal, chain, brick, stake, plastic, concrete block, wrought iron, wire, or other similar materials. A a wall, other than a wall of a building or a retaining wall, is considered a fence. 2. Floor Area Definition 15-06.280 Floor Area "Floor area" means the total enclosed, habitable or accessible floor space of all floors of a building where the interior height of the area is equal to or greater than five feet. The term "enclosed," as used in this Section, means a structure or area with a ro of and with three or more walls, or an equivalent percentage of enclosure. The term "roof," as used in this Section, means a covering of any solid material over at least seventy -five percent of the area. Floor area is measured to the outside surfaces of e xterior walls. In the case of a sloped ceiling or ground surface, the floor area shall be measured to the point at which the interior height is less than five feet. Pursuant to the foregoing, floor area may include halls, stairways, elevator shafts, ducts , service and mechanical equipment rooms, underfloor areas, porches, verandas and similar building elements, garages, attics, basements, crawl spaces and accessory structures. Floor area does not include interior courts, which are areas surrounded on all s ides by habitable space but which do not have a roof, as defined in this Section. 3. Subterranean Structure Definition 15-06.685 - Subterranean Structure "Subterranean Structure" includes a cellar, bunker, or other structure that (a) is not located beneath the building footprint of a structure; (b) does not encroach into setback areas; (c) the vertical distance from grade to the topmost point of the structure is less than or equal to forty-two inches. The term "grade" shall mean either the natural grade or finished grade immediately adjacent to the exterior walls of the structure, whichever is lower; (d) is located wholly underground except for required ingress/egress, lighting and 120 2 ventilation; and (e) is not visible from the public right of way. The floor area of subterranean structures is not counted against a property's maximum floor area and only fifty percent of the floor area is counted against a property's maximum site coverage. 4. Winery Definition 15-06.725 Winery “Winery” means a commercial agricultural facility primarily used for the fermenting and processing of fruit juice into wine. Processing can include s wholesale sales, crushing, fermenting, blending, aging, storage, bottling, and administrative office functions for the winery and warehousing. Special events, retail sales and tasting rooms may be permitted as part of the winery operation. 5. Conditional Uses in the R-1: Single Family Residential District 15-12.030 Conditional uses. The following conditional uses may be allowed in the R-1 districts, upon the granting of a use permit pursuant to Article 15-55 or Article 15-56 of this Chapter: (a) Accessory structures and uses located on the same site as a conditional use. (b) Community facilities. (c) Institutional facilities. (d) Police and fire stations and other public buildings, structures and facilities. (e) Religious and charitable institutions. (f) Nursing homes and day care facilities, in excess of six persons being cared for at the facility. (g) Public utility and public service pumping stations, power stations, drainage ways and structures, storage tanks and transmission lines. (h) Recreational courts, to be used solely by persons resident on the site and their guests, where the lot is located in an R-1 district that is combined with a P-C district or is part of a planned residential development. (i) Boarding stables and community stables, subject to the regulations prescribed in Section 7- 20.220 of this Code. (j) Model homes utilized in connection with the sale of new single -family dwellings in a subdivision, located upon a lot within the same subdivision or, in the discretion of the Planning Commission, upon a lot within another subdivision developed by the applicant, for such period of time as determined by the Planning Commission, not to exceed an initial term of one year and not exceeding a term of one year for each extension thereof. (k) Cemeteries. 121 3 6. Conditional Uses in the HR: Hillside Residential District 15-13.030 Conditional uses. The following conditional uses may be allowed in the HR district, upon the granting of a use permit pursuant to Article 15-55 or Article 15-56 of this Chapter. The conditional uses listed in subsections (k), (l), (m), and (n), and (h) of this Section may be permitted, provided the uses do not create major traffic or noise impacts and are found to be compatible with the immediately surrounding area: (a) Accessory structures and uses located on the same site as a conditional use. (b) Public utility and public service pumping stations, power stations, drainage ways and structures, storage tanks and transmission lines. (c) Recreational courts, to be used solely by persons resident on the site and their guests. (d) Boarding stables and community stables, subject to the regulations prescribed in Section 7- 20.220 of this Code. (e) Model homes utilized in connection with the sale of new single-family dwellings in a subdivision, located upon a lot within the same subdivision or, in the discretion of the Planning Commission, upon a lot within another subdivision developed by the applicant, for such period of time as determined by the Planning Commission, not to exceed an initial term of one year and not exceeding a term of one year for each extension thereof. (f) Stables and corrals for the keeping for private use of more than two horses on a site. The minimum net site area for each horse shall be forty thousand square feet, except that in the equestrian zone only, one additional horse may be permitted for each forty thousand square feet of net site area. All horses shall be subject to the regulations and license provisions set forth in Section 7-20.220 of this Code. (g) Plant nurseries, excluding sales of items other than plant materials. (h) Wineries. (i) Cluster development in accordance with Section 15-13.060(c). (j) Community facilities. (k) Institutional facilities. (l) Police and fire stations and other public buildings, structures and facilities. (m) Religious and charitable institutions. (n) Nursing homes and day care facilities. 122 4 7. Agricultural Preserves Article 15-15 - AP/OS: AGRICULTURAL PRESERVES OPEN SPACE OVERLAY DISTRICT 15-15.010 - Purposes of Article. In addition to the objectives set forth in Section 15-05.020, the City establishes agricultural preserves to/open space overlay district is included in the Zoning Ordinance to achieve the following purposes: (a) To satisfy legal requirements with respect to the zoning classification designation of land on which Williamson Act contracts may be executed and renewed, thereby encouraging and preserving such contracts in accordance with the policies set forth in the General Plan. (b) To implement the open space element of the General Plan. 15-15.020 - Definitions. In addition to the definitions set forth in Article 15-06, all of which are applicable to this Article, the following definitions shall also apply to certain terms used herein: (a) Williamson Act means the California Land Conservation Act of 1965, as set forth in Chapter 7 (commencing with Section 51200) of Part 1, Division 1, Title 5 of the Government Code. (b) Williamson Act contract means an agreement between the City and the landowner executed pursuant to the Williamson Act and the rules and regulations adopted by the City for the conduct of proceedings thereunder. (c) Agricultural preserve means a parcel or area of land that is (1) devoted to either agricultural use, recreational use, open space use or any combination of such uses, as defined in Section 51201 of the Williamson Act and (2) designated by the City Council in accordance with the City’s Procedures for Initiating, Filing and Processing Requests to Establish Agricultural Preserves. (d) Open space means a parcel or area of land which is essentially unimproved and devoted to open space, as defined in Section 65560(b) of the Government Code. (e) AP/OS overlay means the agricultural preserve/open space overlay district established by this Article. (f) Underlying zoning means the zoning classification of a parcel or area of land in an agricultural preserve the absence of the AP/OS overlay district. 15-15.030 - Establishment of AP/OS overlay district. An agricultural preserve/open space overlay district is hereby established upon all parcels or areas of land designated "AP/OS Overlay" on the overlay zoning map approved as part of this Article and such lands are hereby designated as agricultural preserves and open space lands, all such lands being subject to Williamson Act contracts as of the effective date of this Article. 123 5 15-15.040 - Permitted uses. Each parcel or area of land designated as an agricultural preserve within the AP/OS overlay district shall be used only for the purposes expressly permitted under the terms of the Williamson Act contract applicable to such land. 15-15.050040 - Termination of agricultural preserve overlay. Upon the effective date of any expiration or termination of a Williamson Act contract covering any parcel or area of land designated as an agricultural preserve within the AP/OS overlay district, such land shall automatically be terminated as an agricultural preserve removed from the AP/OS overlay district and shall thereafter be regulated classified solely according to the underlying zoning for such land. Nothing herein shall prevent the subsequent execution of a new Williamson Act contract pertaining to such land, in which event the land shall again be designated as an agricultural preserve included within the AP/OS overlay district. 15-15.060050 - Status of existing Williamson Act contracts. This Article shall not constitute or be interpreted as causing any alteration, amendment or impairment of any Williamson Act contract which has not expired or been terminated as of the effective date of this Article, and all such contracts are hereby ratified, acknowledged and confirmed by the City and declared to be in full force and effect. In addition, amend section 15-10.010 as follows: 15-10.010 - Designation of districts. The districts established by this Chapter are depicted on the Zoning Map and are described as follows: (a) A: Agricultural district. (b) R-1: Single-family residential districts, consisting of: R-1-40,000 district R-1-20,000 district R-1-15,000 district R-1-12,500 district R-1-10,000 district (c) HR: Hillside residential district. (d) R-OS: Residential open space district. (e) AP/OS: Agricultural preserve/open space overlay district. [No changes in the remainder of the section except that (f) through (m) are redesignated as (e) through (l) respectively.] 124 6 8. Fence Height Restrictions 15-29.010 - Height restrictions. (a) General regulations. A building permit shall be required for any solid fence more than six feet in height. Height maximums and permitted materials for fences shall be as follows: (1) Solid fences. Except as otherwise specified in this Article, no solid fence shall exceed six feet in height. However, up to two feet of lattice (or similar material) that is at least twenty-five percent open to the passage of light and air may be added to the top of a solid fence. A solid fence taller than six feet shall not be permitted unless approved by the Planning Commission through the exception process detailed in Section 15-29.080 15.29.090, or approved by the Community Development Director pursuant to Sections 15-29.030, 15-29.040, or 15-29.050 of this Chapter. (2) Open fences. Except as otherwise specified in this Article, open fencing, such as wrought iron, wire material, split rail, chain link, or other similar fencing shall not exceed eight feet in height. With the exception of chain link fencing, open fencing shall have openings sufficient to allow the unobstructed passage of a sphere having a diameter of four inches. For chain link fencing, the opening shall be two inches at minimum and no slats are allowed in any opening. [No changes in subsections (b) through (j)] (k) Swimming pool fences. Fences required for swimming pools are governed by the California Building Code City Code Sections 16-75.010 and City Code Section 15-29.020(e). (l) Retaining walls. No retaining wall shall exceed five feet in height. Notwithstanding the foregoing, no retaining wall located in a front or exterior side setback area shall exceed three feet in height. 9. Tree Regulations 15-50.020 - Definitions. For the purposes of this Article, the following words and phrases shall have the meanings respectively ascribed to them by this Section, unless the context or the provision clearly requires otherwise: [No changes in subsections (a) through (o)] (p) Native tree means Ccoast Llive Ooak (Quercus agrifolia), Vvalley Ooak (Quercus lobata), Tan Oak tanoak (Lithocarpus Notholithocarpus densiflorus), Bblack Ooak (Quercus kelloggii), Bblue Ooak (Quercus douglasii), Sscrub Ooak (Quercus dumosa), Bbig Lleaf Mmaple (Acer macrophylhlum), California Bbuckeye (Aesculus californica), Douglas fir (Pseudotsuga menziesii) and Ccoast Rredwood (Sequoia sempervirens). [No changes in subsections (q) through (cc)] 125