HomeMy WebLinkAbout02-13-19 Planning Commission Agenda PacketSaratoga Planning commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
FEBRUARY 13, 2019
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga Ca 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of January 9, 2019.
Recommended Action:
Approve Minutes of January 9, 2019 meeting.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1 Application CUP13-0002; 19127 Cox Avenue (386-22-009); Brookside Club of
Saratoga – The applicant is requesting modifications to their existing Conditional Use
Permit. Requested modifications include 1) an earlier start time for use of the pools for
swimming and 2) to transition 43 parking spaces provided by an adjacent leased parcel
to the club property – 24 of the spaces would be located on an existing tennis court
which would be converted to vehicle parking during peak demand hours. The site is
Saratoga Planning commission Agenda – Page 2 of 3
zoned R-1-10,000 with a General Plan Designation of M-10 (Medium Density
Residential). Staff
Recommended Action:
Adopt Resolution No. 19-006 approving the project subject to conditions of approval
included in Attachment 1.
Brookside CUP Staff Report
Attachment 1 - Resolution
Attachment 2 - Existing Brookside Club Use Permit UP-96-003
Attachment 3 - Requested Changes to Use Permit
Attachment 4 - Applicants responses to Dec 12, 2017 Study Session
Attachment 5 - Parking study prepared by Hexagon
Attachment 6 - Precedure for Tennis Court Parking
Attachment 7 - Emails from Neighboring Property Owners
Attachment 8 - Parking Plan
Supplemental Attachment 1
2.2 Application PDR18-0004, ARB18-0012; 15145 El Quito Way (397-07-012); Armin
Nikfar – The applicant requests Design Review approval to construct a new two-story,
4,928 square foot single-family residence with a 916 square foot detached accessory
dwelling unit. Two protected Coast redwood trees are requested for removal. The site
is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low
Density). Staff Contact: Christopher Riordan (408) 868-1235 or
criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 19-004 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report 15145 El Quito Way
Attachment 1 Resolution 19-004
Attachment 2 - Arborist Report dated January 4, 2019
Attachment 3 - Story Pole Certification
Attachment 4 - Development Plans
2.3 Application APPC18-0001; 14628 Horseshoe Drive (397-20-27); Paul and Susan
Germeraad– The applicant is appealing the Community Development Director’s
decision of a modification to application # MOD18-0001. The site is zoned R-1-20,000
with a General Plan Designation of RLD (Residential Low Density). Staff Contact:
Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us.
Adopt Resolution No.19-005 upholding staff’s approval of the project subject to
conditions of approval included in Attachment 1.
Staff Report
Attachment 1 - Reso 19-005
Attachment 2-Neighbor notification form received June 7, 2016
Attachment 3-Neighbor notification form updated June 28, 2017
Attachment 4-letter of appeal from Paul Germeraad
Attachment 5- Approved site plan (MOD18-0001 dated Mary 29, 2018)
Attachment 6- Approved site plan (modification of MOD18-0001 dated December 6, 2018)
Supplemental Attachment 1
Recommended Action:
Saratoga Planning commission Agenda – Page 3 of 3
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Executive Assistant for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
February 7, 2019 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 7th day of February 2019 at Saratoga, California.
Janet Costa, Executive Assistant
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this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
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REPORT TO THE
PLANNING COMMISSION
19127 Cox Avenue
Meeting Date:February 13, 2019
Application:CUP13-0002
Address/APN:19127 Cox Avenue / 386-22-009
Applicant / Property Owner:Brookside Club of Saratoga
From:Debbie Pedro, Community Development Director
Report Prepared By:Christopher Riordan, Senior Planner
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Report to the Planning Commission
19127 Cox Avenue– Application # CUP13-0002
February 13,2019
Page | 2
PROJECT DESCRIPTION
The applicant is requesting modifications to their existing Conditional Use Permit to include
changes to the operating hours of the swimming pool and an alteration to the clubs parking plan.
STAFF RECOMMENDATION
Adopt Resolution No. 19-006 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-55.060, Planning Commission review is required because the
project is subject to Zoning Code Section 15-12.030(b) which allows Community Facilities in the
R-1 district upon the granting of a conditional use permit.
PROJECT DATA
Gross/Net Site Area:133,294 sq. ft. gross/net (3.06 acres)
General Plan Designation:Medium Density Residential
Zoning:R-1-10,000
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The site is located at 19127 Cox Avenue and bordered by single-family residences to the north,
Saratoga Creek to the east and single-family residences to the south and west with site access from
two locations which include a driveway easement from Cox Avenue as well as access from
Brookglen Drive. The access easement is located on the southern two-acre residential property
adjacent to the club. A 43-space parking lot on the same property is leased to the club through a
private agreement.
Project Description
Background
The Brookside Club of Saratoga (The Club) is a private member-owned swim and tennis club with
membership limited to 250 families. Defined as a Community Facility in the City Code, such uses
are considered Conditional Uses in R-1 Residential Districts. The City initially issued a Conditional
Use Permit for the Brookside Club in 1958. This permit was modified several times between 1960
and 1996 to include: a change of operating hours (1960, 1985), a new clubhouse (1960, 1972), off-
street parking requirements (1960, 1963); two additional tennis courts, fencing, and landscape
requirements (1969, 1972). The Brookside Club currently operates under Conditional Use Permit
CUP-96-003, dated May 1996, which was issued when amplified sound was added for swim events.
This permit superseded all previous issued permits and is included for reference as Attachment 2.
The Brookside Club applied to modify their Conditional Use Permit in the fall of 2017. Requested
changes are limited to an earlier start time for swimming and a revision to their onsite parking
arrangement. A table comparing the existing conditions with the proposed modifications is included
as Attachment 3.
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Report to the Planning Commission
19127 Cox Avenue– Application # CUP13-0002
February 13,2019
Page | 3
The Planning Commission held a Study Session on December 12, 2017 to review the Brookside
Clubs revised requested modifications to their Conditional Use Permit. During their review the
Commission provided the following project related comments:
Notify the neighbors prior to large events;
Consider safety improvements such as stop signs at parking lot exits;
Provide a timeline of the proposed modifications to the parking arrangement and
information on extending the lease;
Not in support of changing swim time hours for weekends and holidays;
Describe how club members will be educated with respect to parking;
Include the number of adults who are estimated to use the pool in the morning and adult
swim period.
The applicant provided written responses to the rest of the concerns expressed by the Commission
which are included as Attachment 4.
Swim Hours
The Brookside Club is proposing to modify the hours which the pool is available to their members
for recreational swimming by increasing the consistency of the weekly schedule. The current
morning operating hours of the pool differs by age groups and days of the week. The below
revisions to the pool availability would be limited to the morning hours with no change to the
evening hours.
Current Swim Hours
Weekdays, adults: from 8:00 a.m. to one hour after
sunset.
Weekdays, all ages: from 9:00 a.m. to one hour
after sunset.
Saturdays and holidays: from 10:00 a.m. to one
hour after sunset.
Sundays:from 11:00 a.m. to one hour after sunset.
Proposed Swim Hours
Weekdays, adults: from 6:30 a.m. to one hour after
sunset.
Weekdays, all ages: from 8:00 a.m. to one hour after
sunset.
Weekends,all ages: from 8:00 a.m. to one hour after
sunset.
The Brookside Club has expressed interest in having morning pool operating hours similar to the
Saratoga Woods Community Association located on the opposite side of Saratoga Creek at 12341
Saratoga Creek Drive. In May 2012 the Planning Commission approved revisions to the Saratoga
Woods Use Permit which included weekday pool operating hours starting at 6:30 a.m. and 8:00 a.m.
on weekends. The Saratoga Woods Community Association pool is not available for use from Oct
16 – March 31 of each year.
Parking
The existing Conditional Use Permit requires the Club to provide 75 off street parking spaces. A
total of 32 spaces are provided on site. The Club leases an adjacent parcel with parking capacity for
6
Report to the Planning Commission
19127 Cox Avenue– Application # CUP13-0002
February 13,2019
Page | 4
43 spaces. The Club has indicated the possibility for the lease on the adjacent parcel to not be
renewed.
In September 2013, Hexagon Transportation Consultants, Inc. prepared a parking study
(Attachment 5) to determine the number of parking spaces required based on the Clubs actual
operations. This parking study, which was peer reviewed by the City’s traffic consultant, analyzed
the clubs parking demand for both planned large events (swim meets and tennis matches) and for
busy non-event days (i.e. warm summer days) when demand for the Club’s facilities increases.
Based on the parking analysis it was determined that the Club could provide 63 on site spaces while
still adequately addressing their normal parking requirements. On busy event days when the parking
demand could exceed 63 spaces, the study determined that additional parking could be provided by
street parking on the eastside of Brookglen Drive.
Even though the parking study determined the club could provide 63 onsite spaces to accommodate
its parking need, twelve less than required by the existing Conditional Use Permit, it is the Clubs
intent to maximize the amount of available onsite parking to limit on street parking and impacts to
neighboring property owners. The Club is proposing a plan to increase the number of onsite
parking spaces from 32 to 51 by adding additional parking spaces to an existing paved area in the
northeast corner of the site. In addition, the Club would utilize an existing tennis court to provide an
additional 24 spaces during peak demand times when parking demand could exceed the 51 spaces.
The Clubs procedures to utilize the tennis court for parking is included as Attachment 6. A total of
75 parking spaces, the same number the Club currently has, would be provided when the tennis
court is utilized. The proposed parking plan is included as Attachment 7.
Conditional Use Permit Findings
The application is consistent with all the following Conditional Use Permit findings stated in
Saratoga Municipal Code Section 15-55.040:
(a) The proposed location of the conditional use is in accord with the objectives of the Zoning
Ordinance and the purposes of the zoning district in which the site is located.
The project meets this finding in that the Pool, Tennis, and Clubhouse Facility of the Brookside
Club of Saratoga as conditioned is appropriately located to provide a neighborhood recreational
amenity to the citizens of Saratoga.
(b) 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. The proposed modifications
to the existing Conditional Use Permit meet this finding in that the Brookside Club of Saratoga has
been in operation 1958 and the City has no record of negative impacts related to noise and parking;
the applicant is sensitive of the potential impacts the clubs activities can have on adjacent neighbors
and has agreed to conditions on the Conditional Use Permit that would minimize potential impacts.
(c) The proposed establishment will comply with all applicable provisions of the Saratoga
City Code. The proposed modifications to the existing Conditional Use Permit for Brookside Club
of Saratoga meets this finding in that as conditioned the Conditional Use Permit will include
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Report to the Planning Commission
19127 Cox Avenue– Application # CUP13-0002
February 13,2019
Page | 5
conditions that will include measures to reduce adverse impacts on adjacent neighbors and will
comply with all applicable provisions of the Saratoga Municipal Code.
(d) 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. The proposed modifications to the existing Conditional Use Permit for the
Brookside Club of Saratoga meet this finding in that conditions have been placed on the project to
reduce the potential adverse effects of noise and parking impacts on surrounding properties.
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. Staff has received
email correspondence (Attachment 7) from neighboring property owners with concerns that the
proposed changes to the Club’s operations could increase noise and traffic in the neighborhood.
ENVIRONMENTAL DETERMINATION
The proposed modification to an existing Conditional Use Permit 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.
ATTACHMENTS:
1. Resolution of Approval No. 19-006
2. Existing Conditional Use Permit No. UP-96-003 dated May 8, 1996
3. Proposed Conditional Use Permit modifications.
4. Applicant’s written responses to Dec 12, 2017 study session questions.
5. Brookside Club Parking Study, prepared by Hexagon Transportation Consultants, Inc.
6. Brookside Clubs procedures to utilize tennis court for parking.
7. Email correspondence from neighboring property owners.
8. Proposed parking plan
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RESOLUTION NO: 19-006
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING MODIFICATIONS TO AN EXISTING CONDITIONAL USE PERMIT FOR
THE BROOKSIDE CLUB OF SARATOGA LOCATED AT 19127 COX AVENUE
WHEREAS, on July 1, 2013, an application was submitted by the Brookside Club of
Saratoga requesting Conditional Use Permit Modifications for an existing Community Facility
including pools, tennis courts, grounds, and clubhouse located 19127 Cox Avenue. The site is in
the R-1-10,000 Zoning District (APN 386-22-009).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA)
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on February 13, 2019, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is categorically exempt from the California Environmental Quality
Act (CEQA) pursuant to Public Resources Code Section 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.
Section 3: The project is consistent with the following Saratoga General Plan Policies:
Land Use Element Policy LU 1.1 which states that the City shall continue to be predominately a
community of single-family detached homes; and Noise Element Policy 2.0 which provides the
promotion and preservation of land uses which are compatible with each other and with a minimal
noise environment.
Section 4: The project is consistent with the Saratoga City Code in that the Conditional Use
Permit findings can be made in that the proposed location of the conditional use is in accord with
the objectives of the Zoning Ordinance and the purposes of the zoning district in which the site is
located; 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; the proposed establishment will comply
with all applicable provisions of the Saratoga City Code; and 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.
Attachment 1
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Section 5: The City of Saratoga Planning Commission hereby approves CUP13-0002 of for
the Brookside Club of Saratoga located at 19127 Cox Avenue subject to the Findings, and
Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 13th day of
February 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Joyce Hlava
Chair, Planning Commission
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CONDITIONS OF APPROVAL
CUP13-0002
19127 COX AVENUE
(APN 386-22-009)
A. GENERAL
1. Conditions may be modified only by the Planning Commission unless modification is expressly
otherwise allowed by the City Code including but not limited to Sections 15-80.120 and/or 16-
05.035, as applicable.
2. The City shall mail to the Owner and Applicant a notice in writing, on or after the time the
Resolution granting this Approval is duly executed containing a statement of all amounts due to
the City in connection with this application, including all consultant fees (collectively
“processing fees”). THIS APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS
AFTER THE DATE SAID NOTICE IS MAILED IF ALL PROCESSING FEES
CONTAINED IN THE NOTICE HAVE NOT BEEN PAID IN FULL.
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga Zoning Regulations incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees , agents and
volunteers harmless from and against:
a. 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. All claims, demands, actions, expenses or liabilities arising from or in any manner
relating to the performance of such construction, installation, or alteration or grading
work by the Owner and/or Applicant, their successors, or by any person acting on their
behalf.
In addition, Owner and Applicant shall execute a separate agreement containing the details of
this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to
prior approval as to form and content by the City Attorney.
B. COMMUNITY DEVELOPMENT
1. This Conditional Use Permit is comprehensive and supersedes all previously approved
Conditional Use Permits.
2. The Club membership shall be limited to 250 families.
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3. The hours of operation for outdoor activities shall be as follows:
Tennis
Daily from 8:00 a.m. to one hour after sunset.
Recreational Swimming
Weekdays, adults from 6:30 a.m. to one hour after sunset.
Weekdays, all ages from 8:00 a.m. to one hour after sunset.
Weekends, all ages from 8:00 a.m. to one hour after sunset.
Club Swim Team Practices
All swim practices: commencing at 9:00 a.m. on weekdays from when school lets out for the
summer through July 31 excepts as follows:
Eleven (11) 18-year-old team members may commence swim practice at 8:00 a.m. on Mondays,
Wednesdays, and Fridays from when school lets out for the summer through July 31.
Swim Club and Time Trials
Three Saturday swim meets and one Sunday time trial during the period from June 1 to July 31,
beginning no earlier than 9:00 a.m.
Club House
Reasonable hours of operation shall be determined by the Brookside Club.
4. A portable electronic starting system shall be allowed to be used during the summer swim meets
and time trials as follows:
a. The electronic system shall only be used to start the swimmers for each heat or race. For the
purpose of this condition, the word “start” shall mean the act of beginning each heat or race
and will be limited to calling the event by name, calling the swimmers to their marks and
sounding the beeper.
b. Where feasible, to reduce noise impacts to surrounding residential properties, the system
speakers shall be directed towards the starting blocks.
c. With the exception of the electronic beeper, the system shall be controlled to comply with
the provisions of the City’s Noise Regulations and shall not exceed six (6) decibels above
the established ambient noise level for the property.
No other outdoor amplified sound making equipment is permitted.
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5. All neighbors within 500 feet of the Brookside Club boundaries shall be notified at least 30 days
in advance of the exact dates and times of each year’s swim meets and time trials.
6. Private swim and tennis lessons are permitted for members and non-members.
7. The following acknowledge previously approved conditions that have been implemented by the
Brookside Club. This reference is to ensure that the substance of these conditions are enforced
and maintained.
a. Existing perimeter fencing along the east property line shall be maintained.
b. Existing buffer landscaping shall be maintained.
c. Tennis rebound walls are not permitted.
d. Basketball standards shall be limited to areas within the Club of insignificant impacts to the
surrounding neighborhood subject to review by the Community Development Director, but
in no event shall it be placed along the easterly property line.
8. The Brookside Club shall maintain 75 off street parking spaces as follows:
a. 51 spaces shall be permanently striped for vehicle parking which includes three
accessible spaces at the entrance from Cox Avenue.
b. 24 spaces are to be provided by converting an existing tennis court to vehicle parking
shown as Parking Area “C” on the proposed parking plan included by reference. The
tennis court is to be referred to as the “Overflow Lot” and shall be made available for
vehicle parking for anticipated peak use events. The following steps are to be taken to
ensure that members are notified in advance of the availability of the Overflow Lot for
vehicle parking during peak use events:
• All members shall be notified in advance of the availability of the Overflow Lot for
parking during peak use events by posted notices at the club and via email.
• The Overflow Lot shall be opened by staff and spaces to be marked prior to the
club opening.
• Signs are to be posted at each club entrance notifying incoming traffic of the
availability of Overflow Parking.
• Staff shall monitor all parking lots during peak events and direct drivers to areas
of available parking.
c. When use of the club is greater on days that are not anticipated peak use event days
the club shall take the following steps to ensure that the “Overflow Lot” is utilized:
• All parking lots shall be periodically monitored by Brookside Club staff.
• Overflow Lot shall be striped and opened for parking if determined to be
necessary.
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• Signs will be posted at each entrance notifying incoming traffic that the Overflow
Lot is available for parking.
• Staff shall monitor all parking lots during peak events and direct drivers to areas
of available parking.
9. The club shall adopt rules and regulations for its operation to include the control of the
swimming pool, tennis courts and club house, general activities, safety, health, guests, noise and
all applicable Use Permit requirements. A copy of these rules and regulations shall be filed with
the Community Development Department and shall be posted in a prominent place at the Club.
The use of the club house shall be approved for normal club sponsored activities for its
membership.
10. Any modification to the approved operations of the Brookside Club is subject to Planning
Commission review and approval.
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Attachment 2
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16
17
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1 | P a g e
BROOKSIDE CLUB OF SARATOGA
PROPOSED MODIFICATION TO CONDITIONAL USE PERMIT NO. 96-003
FEBRUARY 13, 2019
Current Condition Proposed Modification
Tennis
Daily from 8:00 a.m. to one hour after sunset.
Tennis
No Change
Swimming
Weekdays, adults: from 8:00 a.m. to one hour after
sunset.
Weekdays, all ages: from 9:00 a.m. to one hour after
sunset.
Saturdays and holidays: from 10:00 a.m. to one hour
after sunset.
Sundays: from 11:00 a.m. to one hour after sunset.
Swimming
Weekdays, adults: from 6:30 a.m. to one hour
after sunset.
Weekdays, all ages: from 8:00 a.m. to one hour
after sunset.
Weekends, all ages: from 8:00 a.m. to one hour
after sunset.
Club Swim Team Practices
All swim practices: commencing at 9:00 a.m. on
weekdays from when school lets out for the summer
through July 31 except as follows:
11 – 18 year old team members may commence swim
practice at 8:00 a.m. on Mondays, Wednesday and
Fridays from when school lets out for the summer
through July 31.
Club Swim Team Practices
No Change
Swim Meets and Time Trials
Three Saturday swim meets and one Sunday time trial
during the period June 1 to July 31, beginning no earlier
than 9:00 a.m.
Swim Meets and Time Trials
No Change
Attachment 3
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2 | P a g e
Club House
Reasonable hours of operation shall be determined by the
Brookside Club.
Club House
No Change
Outdoor Sound
A portable electronic starting system shall be allowed to
be used during the summer swim meets and time trials as
follows:
a. The electronic system shall only be used to start the
swimmers for each heat or race. For the purpose of this
condition, the word “start” shall mean the act of
beginning each heat or race and will be limited to calling
the event by name, calling the swimmers to their marks
and sounding the starting beeper.
b. Where feasible, to reduce noise impacts to
surrounding residential properties, the system speakers
shall be directed towards the starting blocks.
c. With the exception of the electronic beeper, the system
shall be controlled to comply with the provisions of the
City’s Noise Ordinance and shall not exceed 6 decibels
above the established ambient sound level for the
property.
No other outdoor amplified sound making equipment is
permitted.
Outdoor Sound
No Change
Neighbor Notification
All neighbors within 500 feet of the Brookside Club
boundaries shall be notified at least 30 days in advance
of the exact dates and times of each year’s swim meets
and time trials.
Neighbor Notification
No Change
Club Membership
The Club membership shall be limited to 250 families.
Club Membership
No Change
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3 | P a g e
Swim and Tennis Lessons
Private swim and tennis lessons are permitted for
members and non-members.
Swim and Tennis Lessons
No Change
Fencing
Existing perimeter fencing along the east property line
shall be maintained.
Fencing
No Change
Landscaping
Existing buffer landscaping shall be maintained.
Landscaping
No Change
Ball Noise
Tennis rebound walls are not permitted.
Ball Noise
No Change
Basketball
Basketball standards shall be limited to areas within the
club of insignificant impacts to the surrounding
neighborhood subject to review by the Community
Development Director, but in no event shall it be placed
along the easterly property line.
Basketball
No Change
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4 | P a g e
Parking
The Brookside Club shall maintain 75 off street parking
spaces.
Parking
The Brookside Club currently has 32 spaces on
site and an additional 43 spaces on an adjacent
parcel that is leased by the Club. The Brookside
Club would transition the spaces on the adjacent
property to the club property – 24 of the spaces
would be located on an existing tennis court
which would be used for vehicular parking
during peak demand times.
Rules and Regulations
The Club shall adopt rules and regulations for its
operations to include the control of the swimming
pool, tennis courts and club house, general
activities, safety, health, guests, noise and all
applicable Use Permit requirements. A copy of
these rules and regulations shall be filed with the
Community Development Department and shall be
posted in a prominent place at the Club.
The use of the club house shall be approved only for
normal club sponsored activities for its membership.
Rules and Regulations
No Change
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Attachment 4
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September 27, 2013
Jim Oberhauser
President, Board of Directors
Brookside Club of Saratoga
19127 Cox Ave
Saratoga CA 95070
Re: Brookside Club Parking Study
Dear Mr. Oberhauser:
At your request, Hexagon has completed this parking study for the Brookside tennis and swim club located
at 19127 Cox Avenue in Saratoga. The purpose of the study was to determine the number of parking spaces
needed to accommodate the parking demand at this facility.
The club is leasing adjacent property for parking and this lease is about to expire. The conditional use permit
for the club calls for 75 parking spaces. The club currently leases 43 spaces on the adjacent property and
provides 32 spaces on site. The club needs to update the use permit which includes a parking component.
As part of that process, a parking study was conducted to determine the actual parking demand at this
facility. The club has a large pool, 9 tennis courts, a club house, and a locker room. An aerial photograph of
the Brookside Club is presented on Figure 1.
With the exception of several special event days, weekends during the summer months are typically the
busiest days of the year, resulting in the highest parking demand. In order to determine the parking demand,
Hexagon conducted parking occupancy surveys on two weekend days (Sunday June 30th and Sunday July
14th), one weekday (Thursday July 11th), and one special event day (Saturday July 13th). The table below
shows the dates, the hours of the day that the parking surveys were conducted, the weather conditions, and
the events that occurred on those days.
Table 1
Parking Survey Dates and Operational Characteristics
Day of Time Period
Date the week Surveyed Weather Conditions Events of the Day
June 30 Sunday 9:00 AM - 8:00 PM Sunny, 88 Degrees 10:00 am to 12:30 pm - Men's Tennis Match (16 People)
12:00 pm to 5:00 pm - Two separate Member Private Parties (38 People)
1:00 pm to 3:30 pm - Women's Tennis Match (16 People)
Hosted two USTA Tennis Matches and two member private parties.
July 11 Thursday 8:00 AM - 8:00 PM Sunny, 75 Degrees 8:30 am to 2:30 pm - Day Camp (Extended Camp pickup at 4:00 pm)
(10 Participants, 8 Parents Dropping Off and Picking Up)
8:00 am to 5:00 pm - Tennis Clinics and Tennis Lessons (35 People)
9:00am to 12:00pm - Swim Team Practice (60 Participants, 20 Parents
Dropping Off and Picking Up)
12:00pm to 6:00pm - Swim Lessons, Water Polo Camp, and afternoon Swim
Clinic(25 Participants, 10 Parents Dropping Off and Picking Up)
3:30pm to 8:00pm - Member Private Party (45 Participants)
6:30pm to 8:30pm - Mixed Tennis Match (12 People)
July 13 Saturday 8:00 AM - 2:00 PM Sunny, 82 Degrees 8:00 am to 1:00 pm - Swim Meet (ca. 240 Participants, ca. 120 Parents)
11:00 am to 1:30 pm - Men's Tennis Match (12 People)
4:00 pm to 6:30 pm - Men's Tennis Match (12 People)
8:00 pm to 11:00 pm - Teen Dance(35 People)
July 14 Sunday 9:00 AM - 8:00 PM Sunny, 75 Degrees 11:00 am to 1:30 pm - Men's Tennis Match (12 People)
1:00 pm to 5:00 pm - Member Private Party (25 People)
Attachment 5
26
Brookside Tennis and Swim Club Parking
Figure 1
Parking LotsBrookglen DriveLot C -
1
7
S
p
a
c
e
s
Lot B - 15 SpacesLot A - 43 Spaces
27
Mr. Jim Oberhauser
September 27, 2013
Page 3 of 5
Every hour, the number of parked cars on-site were counted. During the special event day, parked
cars on the nearby public street associated with the club, were also counted. Table 2 below shows
the number of occupied spaces for the three non-event survey days. Figure 2 presents the parking
data graphically.
Table 2
Number of Occupied Parking Spaces
Number of Occupied Parking Spaces
Time Sunday Thursday Sunday
June 30th July 11th July 14th
8:00 AM 2
9:00 15 17 4
10:00322210
11:00302424
12:00 PM 34 22 25
1:00 48 19 31
2:00 57 20 29
3:00 60 27 28
4:00 36 38 26
5:00 41 47 17
6:00 36 51 18
7:00 30 37 15
8:00 25 24 6
Maximum605131
28
Mr. Jim Oberhauser
September 27, 2013
Page 4 of 5
Note that Sunday June 30th followed a swim meet day that was held on the Saturday June 29th and
some activities planned for the 29th were moved to the 30th. In addition, June 30th was a very warm
day which typically increases the use of the swim facilities. Therefore, June 30th is considered to
be a very busy weekend day with high utilization and parking demand. In contrast, on July 14th,
there were only a few activities and it was relatively cool for the time of the year. Therefore, July
14th is considered to be a relatively slow weekend day with low utilization and parking demand.
The peak parking demand on Sunday, June 30th, occurred at 3:00 PM. On Thursday, parking
demand was the highest during the late afternoon, presumably when people go to the club after
work. The maximum number of occupied parking spaces was 60 on Sunday the 30th and 51 on
Thursday.
During the morning hours on Saturday, July 13th, which was the day of the swim meet, the on-site
parking lots were 100% occupied and approximately 65 vehicles were parked along Brookglen
Drive. After 12:00 PM, many of the vehicles left. At 1:00 PM, we counted 52 parked cars and at
2:00 PM, only 26 parking spaces were occupied. There are only about four special event days with
swim meets per year.
The club should provide adequate on-site parking capacity to accommodate parking needs for a
busy (non-event) day of the year. Based on these data, we recommend that the club provides 63
on-site parking spaces (60 plus 5%, or 3 spaces, for reserve capacity to allow for vehicles
searching for a space and vehicles un-parking). If, on the few (non-event) days that the peak
parking demand would exceed 63 spaces, club members could park along the eastside of
Brookglen Drive, just north of the entrance to the club’s parking lot. There is approximately 320
feet of curb space along Brookglen Drive, measured from the driveway entrance to the stop sign at
Bellwood Drive. This curb space provides on-street parking for about 16 vehicles.
Parking Capacity at Other Swim and Tennis Clubs
Although the Institute of Transportation Engineers (ITE) Parking Generation publication contains
(limited) parking demand data for Tennis Clubs (6 spaces per court), it does not provide statistics
on parking for clubs with tennis and swim facilities. Parking data for swim and tennis clubs could
not be found in other reference material either.
In order to get a sense of the number of parking spaces provided at similar facilities, Hexagon
looked at several swim and tennis clubs in the South Bay. Table 3 below presents the number of
pools and tennis courts for these clubs, as well as the number of on-site parking spaces. In
addition, Table 3 includes data for two local clubs in Saratoga: the Saratoga Swimming Club,
located at 20017 Bella Vista Avenue, and the Saratoga Tennis Club, located at 20561 Komina
Ave.
29
Mr. Jim Oberhauser
September 27, 2013
Page 5 of 5
Table 3
On-Site Parking Spaces at Other Swim and Tennis Clubs
Number of Number of Member- Number of On-Site
Club City Pools Tennis Courts ship /1/ Parking Spaces
Brookside /2/Saratoga 1 9 250 63
Almaden Swim & Racquet Club San Jose 1 6 300 63
Eichler Club Palo Alto 1 4 300 26
Cupertino Hills Cupertino 1 6 250 59
Saratoga Swimming Club Saratoga 1 ‐75 +/‐ 10
Saratoga Tennis Club /3/ Saratoga ‐3n/a 6
n/a: not available
/1/ Number of Families
/2/ Proposed for Brookside
/3/ On‐site parking consists of two rows of three tandem parking spaces where cars are parked nose‐to‐end
The membership at these similar clubs varies from 250 to 300 families. Except for the club in Palo
Alto, the clubs in Cupertino and San Jose provide approximately 60 on-site parking spaces, which
is in line with our recommendation for the Brookside Club. Although the Saratoga Swimming club
and the Saratoga Tennis club are smaller and do not provide the same amenities compared to the
Brookside Club, these clubs provide very limited on-site parking for their members.
This concludes our analysis. Please feel free to call me if you have any questions.
Sincerely,
HEXAGON TRANSPORTATION CONSULTANTS, INC.
At van den Hout
Vice President
Attachment 5
30
Attachment 6
31
Attachment 7
32
33
34
35
36
B R O O K S I D E C L U B O F S A R A T O G ABROOKSIDECLUB OF SARATOGA
Swimming & Tennis
METRO
GROUP
DESIGN
ARCHITECTURE PLANNING INTERIORS..
18'-0"9'-6"16'-0"8'-0"RESURFACED
PAVING - TYP
PERMANENT BROOKSIDE
ACCESS EASEMENT TO
COX AVENUE
(E)POOL
(E) CLUBHOUSE
(E) LOCKER
ROOMS
TENNI
S
COURT
S
TYP
STADI
U
M
COURT
#1
(N) TRASHENCLOS
U
R
E
(E) COVER
E
D
STADI
U
M
SEATI
N
G
B
R
O
O
K
G
L
E
N
PARKI
N
G
AREA 'A'CPARKING
AREA 'B'
(E) OFFICES
19
20
S
C
21S
23S
24S
25S
26S
27S
28S
29S
30S
31S
32S
33S 34C35C36C37C38C39S40
S41
S42
S43
S44
S45
S46
S47
S48
C 49
C 50
C 51
22S
16S
15S
14S
13S
12S
11S
10S
9S
8S
7S
6S
5S
4S
3 NOPARKING NOPARKING2 1
TENNI
S
COURT
S
TYP
52S
53S
54S
55S
56S
57S
58S
59S
60S
61S
62C
63C
65C
66C
67C
68
69
70S
71S
72S
73S
EXISTING
PLAYGROUND
(E ) BBQ
(E) LAWN
(E) PATIO -TYP.
(E) LAWN
(E) LAWN
(E) PLANTER
(E) PLANTER
(E)PERGOLA(E) COVERED
PICNIC AREA
D R I V E
(E) PEDEST
R
I
A
N
ACCES
S
(N)
SIGN-IN
OFFICE
(N) MAIN
ENTRY
PERGOLA
(E) ACCESS DRIVE
(
E
)
F
E
N
C
E
-
T
Y
P
.(E) FENCE -TYP.(E) FENCE -TYP.TENNI
S
COURT
S
TYP
EXISTING TREESTO REMAIN TYP. U.N.O.
EXISTING PLANTERS
NEW PLANTERS
EXISTING BUILDINGSTO REMAIN
LEGEND:
PROPOSED TREES
PROPOSED BUILDINGSEXISTING HARDSCAPETO REMAIN
EXISTING SWIMMINGPOOL TO REMAIN
EXISTING LAWN AREAS
PROPOSED VEHICULARCIRCULATION & PARKING
15SPROPOSED TYPICALSTANDARD PARKING
PROPOSED TYPICALCOMPACT PARKING
16C
PROPOSED EXTRAPARKING STALLS
ACCESSIBLE PARKING AREA
PARKI
N
G
AREA 'C'
PARKING
TABULATION
ACCESSIBLE PARKING AREA:
1 VAN ACCESSIBLE PARKING STALL
2 ACCESSIBLE PARKING STALLS
PARKING AREA 'A':
15 STANDARD PARKING STALLS
PARKING AREA 'B':
23 STANDARD PARKING STALLS
10 COMPACT PARKING STALLS
1 VAN ACCESSIBLE PARKING STALL2 ACCESSIBLE PARKING STALLS38 STANDARD PARKING STALLS
10 COMPACT PARKING STALLS
PARKING SUMMARY:
SURPLUS PARKING AREA 'C':
18 STANDARD PARKING STALLS
6 COMPACT PARKING STALLS
TOTAL:
1 VAN ACCESSIBLE PARKING STALL
2 ACCESSIBLE PARKING STALLS
56 STANDARD PARKING STALLS
16 COMPACT PARKING STALLS
75 PARKING STALLS
(E) FENCE -TYP.
SUBTOTAL:
PARKING LOT
TO BE ABANDONED
51 PARKING STALLS
17S
18S
S
S
64C
TOTAL PARKING SUMMARY:
74S
75S
SUBTOTAL:24 PARKING STALLS
24 ftoutside
radius
66C
67S
PROPOSED PARKING PLAN
37
REPORT TO THE
PLANNING COMMISSION
15145 El Quito Way
Meeting Date:February 13, 2019
Application:PDR18-0004/ARB18-0012
Address/APN:15145 El Quito Way / 397-07-012
Applicant / Property Owner:Armin Nikfar
From:Debbie Pedro, Community Development Director
Report Prepared By:Christopher Riordan, Senior Planner
38
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new two-story residence with a
detached accessory dwelling unit. Two (2) protected trees are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 19-004 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060 (a)(3), Design Review Approval by the Planning
Commission is required because the project includes a new structure over eighteen feet in height.
PROJECT DATA
Gross/Net Site Area:45,302 sq. ft. gross/net (1.04 acres)
Average Site Slope:13.594%
General Plan Designation:RVLD (Residential Very Low Density)
Zoning:R-1-40,000
Proposed Allowed/Required
Proposed Building Site Coverage
Residence/Garage
Pool/Walks
Driveway
Total Proposed (structures)
5,413 sq. ft.
1,632 sq. ft.
4,085 sq. ft.
11,130 sq. ft. (24.6%)
15,856 sq. ft. (35%)
Floor Area
First Floor
Lower Floor
Garage
ADU
Total Floor Area
2,713 sq. ft.
1,534 sq. ft.
681 sq. ft.
916 sq. ft.
5,844 sq. ft.
5,844 sq. ft.
Height 25’5”26’
Setbacks
Front:
Left
Right
Rear:
1st Story 2nd Story
109’-4.5” 109’-4.5”
37’-4.0” 43’-4.5”
20’-3.0” 37’-9.0”
104’-10.0” 123’-1.0”
1st Story 2nd Story
30’ 30’
20’ 25’
20’ 25’
50’ 60’
Grading Cut
265 CY
Fill
30 CY
Export
235 CY
No grading limit in the
R-1-40,000 zoning district
39
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project is located at 15145 El Quito Way near its intersection with Maude Avenue in the R-
1-40,000 zoning district. Site access is provided by a driveway with shared access to El Quito
way with the adjacent site at 15131 El Quito Way. Existing structures on site include a one
story, 1,579 square foot single-family home with a 594 square foot detached garage. Four sheds
totaling 320 square feet are located adjacent to the southern property line. The average slope of
the site is 13.5%. A seasonal stream is located along the easterly property line and terminates
into an existing culvert which directs water under Maude Avenue to an outfall on the opposite
side of the street. A total of 117 protected trees are located on the project site which includes
Coast live oaks and Coast redwoods. Existing vegetation screens views of neighboring
properties.
Project Description
The project would include the demolition of the existing residence, detached garage, sheds, and
rear yard landscaping and hardscape. The proposed 4,928 two-story residence would be in the
approximate location as the existing residence with little change to the existing grades outside
the building footprint. The existing driveway will remain except for the area in proximity to the
new residence which will be enlarged to accommodate the revised building footprint and to
provide the required emergency vehicle turnaround area. A detached 916 square foot one story
accessory dwelling unit (ADU) will be located behind the main residence near the southeastern
corner of the site. The two trees proposed for removal are discussed later in this report.
Architecture/Design
The project would have an “Italian Renaissance” architectural style. The architectural elements and
features of the main residence to support the architectural style include a generally symmetrical two-
story façade, a low-pitched hipped roof covered by brown colored ceramic tiles with a decorative
chimney, overhanging eaves supported by decorative brackets, and an arched recessed entry.
Exterior materials would include a beige colored smooth stucco exterior, brown colored windows
and cast stone sills, brown colored wood entrance and garage doors, and a cream-colored cast stone
arch around the recessed entry porch.
The architectural style, exterior materials, and colors of the accessory dwelling unit would be
consistent with those of the main residence. 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 Integral grey/beige color smooth plaster
Windows Brown colored clad wood windows
Trim Brown colored cast stone
Doors Decorative Wood Entrance Door
Brown colored wood sectional rollup door
Roof Two Piece Mission barrel times / old world blend (brown)
40
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
Page | 4
Trees
The project arborist inventoried a total of 117 trees on site. Two protected trees proposed for
removal include 1) a 35” Coast redwood in fair condition which conflicts with the widening of
the driveway near the entrance to the property and 2) an 8” Coast redwood in fair condition
which conflicts with the location of the proposed sewer line for the ADU. All remaining
protected trees would be protected prior to building permit issuance and throughout the duration
of the project. Tree protection fencing is required to be installed prior to the issuance of building
permits. Details of the arborist’s findings and descriptions of the trees to be removed and
preserved are included in the Arborist Report (Attachment 2).
Landscaping
The new residence would be in approximately the same location as the existing structure. All
existing formal landscaping and patios/hardscape near the residence would be removed. As
mentioned in the previous paragraph, the lot contains numerous large mature redwood and oak trees
that are to remain integral to the site with only two of these trees removed to facilitate construction.
Proposed new landscaping will be limited to concrete walks around the main residence and to
provide pedestrian access from the residence to the accessory dwelling unit. A circular concrete
patio would be located behind the residence surrounded bylandscaped areas featuring fescue, native
shrubs, and flowering annuals.
Geotechnical Review
The project site is in a geo hazard zone. The applicant submitted a geotechnical investigation
and recommendations prepared by Wayne Ting and Associates, Inc. which was reviewed by the
City Geologist. The City Geologist approved the recommendations to stabilize the project as
recommended by Wayne Ting and Associates, Inc. and granted clearance to proceed.
FINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code Section
Article 15-45.080 are set forth below and the Applicant has met the burden of proof to support
making all of those required findings:
a.Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the project minimizes changes to the
contours of the site. Grading will be limited to expanding the area of the building pad to
accommodate a larger structure, expanding the size of the driveway near the residence to
provide vehicular access and an emergency vehicle turnaround area, and the construction of
a detached accessory dwelling unit. Grading is minimized as the new structure will be in the
same location as the existing structure with no significant change in the finished floor
elevation.
41
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
Page | 5
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 number of trees to be removed is being
limited to two trees either in fair condition or in conflict with the location of the project. A total
of 115 protected trees remain near the project and with the required replacement trees, the
number of trees on the site will increase. All remaining protected trees near the project would
be protected prior to building permit issuance and throughout the duration of the project.
Tree protection fencing is required to be installed prior to the issuance of building permits
and shall remain in place for the duration of the project.
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 though the project is a two-story
structure, the second story element is smaller than the first story with first story eaves and
roof lines consistent in height with adjacent residences. The finished floor of the new
structure would be approximately the same elevation as the existing structure. No
community view sheds are near 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 the project is a two-story residence in a
neighborhood with both one and two-story structures, the project concentrates the massing
toward the center of the site with the height concentrated toward the middle of the building
footprint and is lower at both sides to increase compatibility with neighboring one-story
homes. The project includes architectural elements consistent with the ‘Italian Renaissance’
architectural style which are in scale with the structure and the neighborhood.
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 existing landscaping within the front
setback area is proposed to remain. Hardscape would be less than 50% of the front setback
area and be limited to a relatively small area of the existing driveway.
42
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
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 in that the development will not unreasonably
impair the ability of adjoining properties to utilize solar energy as the tallest elements of the
structure are located at the center of the site to minimize shadowing, the project meets or
exceeds required setbacks, and the orientation of the sun with respect to the location of the
site will not cast shadows on adjoining properties.
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 is comparable with the massing of surrounding
homes two story homes but is larger than nearby one-story homes, these differences are
tempered using appropriate massing and horizontal building forms; the structure is sited 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 manner which is
complementary to the ‘Italian Renaissance’ architectural style of the home.
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.
The site has a slope of more than 10%, is considered a hillside lot, and this finding is
applicable the project. However, the site in not located on or near a ridgeline, the project is
located in the approximate location as the existing house and because the grading is limited
to enlarging the building pad and widening the existing driveway, there will be no
significant alterations to existing hillside features, no community viewsheds are located on
or near the project site, and the project is in compliance with City Code Section 15-13.100
(Height of Structures).
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. No neighbor
notification forms were provided by the applicant.
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section
15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources
Code (CEQA). This exemption allows for the construction of three single-family residences in a
residential area. The project, as proposed, is for the construction of a new residence in a suburban,
residential area.
43
Report to the Planning Commission
15145 El Quito Way– Application # PDR18-0004/ARB18-0012
February 13, 2019
Page | 7
ATTACHMENTS
1. Resolution of Approval No. 19-004
2. Arborist Report dated January 4, 2019
3. Story Pole Certification
4. Project Plans
44
RESOLUTION NO: 19-004
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR18-0004 AND ARBORIST
RECOMMENDATIONS ARB18-0012
15145 EL QUITO WAY (397-07-012)
WHEREAS, on February 1, 2018 an application was submitted by Armin Nikfar requesting
Design Review approval to construct a new 4,928 square foot two-story residence and a detached
916 square foot accessory dwelling unit with associated site improvements located 15145 El Quito
Way (APN 397-07-012). The height of the proposed residence is approximately 25 feet. Two
protected trees are proposed for removal. The site is located within the R-1-40,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA)
and recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on February 13, 2019 the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the Environmental Quality Act
(CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3
(a) of the Public Resources Code (CEQA). This exemption allows for the construction of one
single-family residence in a residential area.
Section 3: The project is consistent with the following Saratoga General Plan Policies:
Land Use Goal 13 which provides that the City shall use the Design Review process to assure that
the new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the
City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual
impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings. The overall mass and height of the
structure are in scale with the neighborhood; the structure is set back in proportion to the size and
shape of the lot; site development follows contours and is appropriate given the property’s natural
constraints; the porch and entry are in scale with other structures in the neighborhood. In addition,
Attachment 1
45
Lands of Nikfar
15145 El Quito Way #PDR18-0004ARB18-0012
Resolution #19-004
Page | 2
the proposed materials, colors, and details enhance the architecture in a well-composed, understated
manner.
Section 5: The City of Saratoga Planning Commission hereby approves PDR18-0004 and
ARB18-0012 located at 15145 El Quito Way (APN 397-07-012), subject to the Findings, and
Conditions of Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 13th day of
February 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Joyce Hlava
Chair, Planning Commission
46
Lands of Nikfar
15145 El Quito Way #PDR18-0004ARB18-0012
Resolution #19-004
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR18-0004 & ARB18-0012
15145 EL QUITO WAY
(APN 397-07-012)
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.
47
Lands of Nikfar
15145 El Quito Way #PDR18-0004ARB18-0012
Resolution #19-004
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 date stamped January 15, 2019. 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 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.
8. 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.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
48
Lands of Nikfar
15145 El Quito Way #PDR18-0004ARB18-0012
Resolution #19-004
Page | 5
10. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29.
11. 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.
FIRE DEPARTMENT
12. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
13. All requirements in the City Arborist Report dated January 4, 2019 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
14. Applicant / Owner shall obtain an encroachment permit for 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.
15. The permittee shall maintain the streets, sidewalks and other public rights of way in a clean,
safe and usable condition. All spills of soil, rock or construction debris shall be removed
from the public property. All adjacent property, both public and private, shall be maintained
in a clean, safe and usable condition.
16. Construction Site Control
• Owner shall implement construction site inspection and control to prevent construction
site discharges of pollutants into the storm drains. Plan shown on sheet C3 for the
temporary erosion control during the construction of the new residence are adequate.
• The City requires the construction site’s 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 on a monthly basis 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. Correction notices not addressed will eventually lead to A Notice of
STOP WORK violation during the construction of this project
49
Lands of Nikfar
15145 El Quito Way #PDR18-0004ARB18-0012
Resolution #19-004
Page | 6
17. Prior to the Building final, all Public works conditions including drainage, grading, and
landscaping of the site shall be completed per approved plans.
BUILDING DEPARTMENT SUBMITTAL
18. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A”
on file with the Community Development Department.
b. Arborist Report dated January 4, 2019 printed onto a separate plan page.
c. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note shall
represent a condition which must be satisfied to remain in compliance with this Design
Review Approval.
50
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB18-0004
Prepared by Kate Bear, City Arborist Site: 15145 El Quito Way
Phone: (408) 868-1276 Owner: Armin Nikfar
Email: kbear@saratoga.ca.us APN: 517-22-048
Email: armin.nikfar@gmail.com
Report: Approval of Tree Protection Plan Date: January 4, 2019
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and sheds and build a new two
story house with an attached three car garage and a detached second unit.
Two trees (redwoods 831 and 915) are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $92,670
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 831 and 915 are approved for removal once building
permits have been issued.
Replacement trees – Required = $8,040
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
Page 1 of 13
Attachment 2
51
15145 El Quito Way 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.
Two redwoods (trees 831 and 915) are requested for removal to construct the project. Both
trees 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
831,
915
Coast
redwood 1, 4, 6, 7, 9
Tree 831 is in conflict with driveway.
Tree 915 is in conflict with the sewer line.
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 for tree protection and Appendices A (map), B (tree
information) and D (tree protection guidelines) from the submitted arborist report
dated February 28, 2018; and
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
Page 2 of 13
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15145 El Quito Way 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.
Page 3 of 13
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15145 El Quito Way Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Richard Gessner, Monarch Consulting Arborists, LLC
Date of Report: February 28, 2018
An arborist report was submitted for this project that inventoried 118 trees protected by
Saratoga City Code. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations was provided. Tables summarizing the information about each tree are
below.
Two coast redwoods (trees 831 and 915) protected by Saratoga City Code are requested for
removal to construct this project.
Table 2: Tree information from February 28, 2018 arborist report.
Page 4 of 13
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15145 El Quito Way Attachment 3
Table 2 continued: Tree information from February 28, 2018 arborist report.
Page 5 of 13
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15145 El Quito Way Attachment 3
Table 2 continued: Tree information from February 28, 2018 arborist report.
Page 6 of 13
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15145 El Quito Way Attachment 3
Table 2 continued: Tree information from February 28, 2018 arborist report.
Page 7 of 13
57
15145 El Quito Way Attachment 3
Table 2 continued: Tree information from February 28, 2018 arborist report.
Page 8 of 13
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15145 El Quito Way Attachment 3
Table 2 continued: Tree information from February 28, 2018 arborist report.
Page 9 of 13
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15145 El Quito Way 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:
a.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.
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.
3.Final Plan Sets:
a.Shall include the recommendations and tree information from the arborist report by
Richard Gessner dated February 28, 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 dated January 4, 2019.
4.Tree Protection Security Deposit:
a.Is required per City Ordinance 15-50.080.
b.Shall be $92,670 for tree(s) 803, 819 – 822, 825, 828 – 830, 841 – 844, 848 – 853, 880 –
882, 916 and 918.
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.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.
Page 10 of 13
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15145 El Quito Way Attachment 4
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.
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 and
every six weeks thereafter.
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.
9.The Project Arborist shall be on site to monitor:
a.Installation of the driveway within 10 feet of trees 820, 824, 828 and 848.
b.Installation of the sewer connection within 25 feet of tree 880.
c.All work within 25 feet of trees 841, 843.
10.Tree removal: Trees 831 and 915 meet the criteria for removal and may be removed once
building division permits have been issued.
11.New trees:
a.New trees equal to $8,040 shall be planted as part of the project before final inspection and
occupancy of the new home.
b.Trees 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.New trees may be of any species.
d.Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
e.Replacement trees may be planted anywhere on the property as long as they do not encroach
on retained trees.
Page 11 of 13
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15145 El Quito Way Attachment 4
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. Values for new trees
are listed above under New Trees.
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, and provide a letter with their findings to the City for the project file.
Page 12 of 13
62
Attachment 5 15145 El Quito Way X X X X Trees 831 and 915 are
approved for removal
with building permits.
Trees 817 and 818 died
and were removed with
TRP18-0257.
Page 13 of 13
63
Attachment 3
64
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18SITE, GRADING & DRAINAGE PLAN1" = 16' - 0"A1REMOVE ALL[E] SHEDSINDICATES [E]DRIVEWAY EDGE- MODIFYDRIVEWAY ASSHOWNDEMOLISH [E] 1-STORYRESIDENCE AND [E]DETACHED GARAGE20'-0"
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Y REMOVE ALL [E]REAR LANDSCAPEFEATURES SHOWNIN DOTTED LINESADDITIONALPARKINGPROPOSED [N]2-STORY HOUSE1ST FLR 431.5'2ND FLR 442.61'2ND STORYEXTERIOR WALLPERIMETER3-CAR GARAGEPLOTTED ON SURVEY BY HMH ENGINEERING, DATED 3-27-2013. LC PHONE # (408) 806-7187SETBACK VERIFICATION NOTE:PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANSSTORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THESANTA CLARA VALLEY RUNOFF POLLUTION PREVENTION PROGRAMREFER TO GRADING AND DRAINAGE PLANS PREPARED BY LC ENGINEERING FOR ALL GRADING, DRAINAGE, UNDERGROUND STORM DRAINS AND EROSION CONTROL WORK7:30AM - 6:00 PM MONDAY-FRIDAY9:00AM - 5:00 PM SATURDAYNO CONSTRUCTION ALLOWED ON SUNDAYS, WEEKENDS & HOLIDAYSCONTRACTOR TO INSTALL STRAW WADDLES ALONG DOWNHILL SIDE OFWORK AREA (AS SHOWN ON CONSTRUCTION MANAGEMENT PLAN)CONTRACTOR SHALL BE RESPONSIBLE THAT NO MUD OR MUDDYWATER LEAVES THE PROPERTYCONSTRUCTION HOURSCONSTRUCTION PHASE STORM-WATER MANAGEMENTVICINITY MAP- DESCRIPTION:-DEMOLISH (E) 1-STORY HOUSE, DETACHED GARAGE, & SHEDS.-BUILD (N) 2-STORY RESIDENCE (SEE TABLE BELOW FOR SQ. FT.).-NUMBER OF TREES TO BE REMOVED = 1 PROTECTED TREE + 6 UNPROTECTED+- APN: 397-07-012-AGE OF (E) HOME TO BE DEMOLISHED: 65 YRS. OLD (BUILT IN 1953)- PROJECT ADDRESS: 15145 EL QUITO WAY, SARATOGA, CA- OWNER: ARMIN & MITRA NIKFAR-EXISTING USE: SINGLE FAMILY HOME- BUILDING OCCUPANCY: R-3 / U- BUILDING TYPE: V-B- ZONING DISTRICT: R-1-40,000- AVERAGE SLOPE: S = 0.002296 x I x LAI = 5L = 1,220S = [0.002296 (5) (1,220)] I 1.04A = 1.04= 13.5 %- GROSS & NET LOT SIZE: 1.04 ACRES ≈ 45,302 SQ. FT.-SLOPE REDUCTION = 10 % x (2) (4) = 18 %-NET LOT FOR A.F.A. = 0.82 x 45,302 = 37,148 SQ. FT.-ALLOWABLE FLOOR AREA: 4,050 + (78) (23) = 5,844 SQ. FT.- ALLOWABLE LOT COVERAGE = 35 %- SLOPE AT BUILDING SITE 5% AVERAGESETBACKS REQUIRED EXISTINGPROPOSEDCOMPLIANCE?FRONT30'118.23'109' - 412" YESLEFT SIDE1ST FLR20'59.73'37' - 4"YES2ND FLR25'N / A43' - 412"YESRIGHT SIDE1ST FLR20' 31.56'20' - 3"YES2ND FLR25'N / A37' - 9"YESREAR1ST FLR50' 116.14'104' - 10"YES2ND FLR60'N / A123' - 1"YESHEIGHTLOWEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE)HIGHEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE) 431.0'AVERAGE ELEVATION TOP MOST ELEVATION POINT (FR AVERAGE PT TO HIGHEST PT OF ROOF) 456.0'MAIN HOUSE HEIGHTINFORMATION TABLE EXISTING HOUSELIVING AREAGARAGETOTAL FLOOR AREAENCLOSED PORCH1,526535942,493PROPOSED566815,844430.0'430.5'IMPERVIOUS SURFACESFOOTPRINT OF HOME/GARAGE/PORCHES (INCL. ROOF OVERHANG)DRIVEWAYWALKWAYS / DECKS / PATIO / LANDINGSUBTOTAL IMPERVIOUSTOTAL SF5,4134,0851,632PERVIOUS SURFACESPERMEABLE PAVER DRIVEWAYPERMEABLE PAVER WALKWAYS / PATIOPERMEABLE ARTIFICIAL TURF / OTHERSUBTOTAL PERVIOUSACTUAL SF00050% CREDIT11,130000000SITE COVERAGE TOTAL11,130OTHER (CABANA / SHED / POOL / TENNIS COURT)0000 ≈ 24.6 %SITE & PROJECT DATASHEDS3200FLOOR AREA TABLESETBACK TABLESITE COVERAGE 1ST FLR2ND FLR2,6571,534PROPOSED [N]2ND DWELLINGCOV'DPORCHN/A2ND DWELLINGN/A91650'-0"50'-0"20'-0"20'-0"FIRE APPARATUSTURN AROUNDR
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CONC.LANDINGPATIOLOW POINT @ PERIMETER430.0'LOW POINT @PERIMETER425.67'HIGH POINT @PERIMETER431.0'HIGH POINT @PERIMETER431.0'(N) WATER METER-GRADING IS LIMITED TO FOUNDATION, UTILITY TRENCH ANDCRAWLSPACE EXCAVATION AND MINOR SHAPING FOR DRAINAGE-FINISH GRADES TO SLOPE AWAY FROM BUILDINGS 5% FOR TEN FEET(2% FOR PAVEMENTS)- DOWNSPOUT FLOW TO DISCHARGE ACROSS SPLASHBLOCK ORPAVEMENTS AND INTO LANDSCAPED AREAS- NO ADDITIONAL DRAINAGE SHALL BE DIRECTED ONTO ADJACENTPROPERTIES OR PUBLIC STREETSGRADING & DRAINAGE NOTESAPPROXIMATELOCATIONADJACENTRESIDENCEAPPROXIMATE LOCATIONADJACENT 2-STORY RESIDENCESINGLE FAMILLY RESIDENCESINGLE FAMILLY RESIDENCETREE PROTECTION FENCINGAC UNITSDEPTHTOTALFILLDEPTHCUTLOCATIONHOUSEYARD & PATIOTOTALAPPROXIMATE AMOUNTS IN CUBIC YARDSGRADING QUANTITIESDRIVEWAY2ND UNIT2'2'1'1'1'1'01'1952040102652050530215254015295815814813816817818819821822820812811810809823808807824825826827804806805828803802801841842843840839837836834833835838832831830829844845846847848849850851852853901900903902904905907906909908910911912916913914915887888889885882883884880881890891892893894896895897898899862863864865865867868869860861858858858854856855918879877878879874875873872870871HEIGHTLOWEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE)HIGHEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE) 431.0'AVERAGE ELEVATION TOP MOST ELEVATION POINT (FR AVERAGE PT TO HIGHEST PT OF ROOF) 446.34'2ND DWELLING HEIGHTINFORMATION TABLE425.67'428.34'FIRE SPRINKLERS REQUIRED:AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ONE- ANDTWO-FAMILY DWELLINGS AS FOLLOWS: IN ALL NEW ONE- AND TWO-FAMILYDWELLINGS AND IN EXISTING ONE- AND TWO-FAMILY DWELLINGS WHENADDITIONS ARE MADE THAT INCREASE THE BUILDING AREA TO MORE THAN3,600 SQUARE FEET. EXCEPTION: ANY ONE-TIME ADDITION TO AN EXISTINGBUILDING THAT DOES NOT TOTAL MORE T HAN 1,000 SQUARE FEET OFBUILDING AREA. NOTE: THE OWNER(S), OCCUPANT(S) AND ANYCONTRACTOR(S) OR SUBCONTRACTOR(S) ARE RESPONSIBLE FOR CONSULTINGWITH THE WATER PURVEYOR OF RECORD IN ORDER TO DETERMINE IF ANYMODIFICATION OR UPGRADE OF THE EXISTING WATER SERVICE IS REQUIRED.NOTE: COVERED PORCHES, PATIOS, BALCONIES, AND ATTIC SPACES MAYREQUIRE FIRE SPRINKLER COVERAGE. A STATE OF CALIFORNIA LICENSED(C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS,A COMPLETE PERMIT APPLICATION AND APPROPRIATE FEES TO THISDEPARTMENT FOR REVIEW AN APPROVAL PRIOR TO BEGINNING THEIR WORK.WATER SUPPLY REQUIREMENTS:POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATIONCAUSED BY FIRE PROTECTION WATER SUPPLIES. ITIS THE RESPONSIBILITY OFTHE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TOCONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, ANDTO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCHREQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANYWATER-BASED FIRE PROTECTION SYSTEMS, AND/ OR FIRE SUPPRESSIONWATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLYCONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSINGCONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OFRECORD. FINAL APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILLNOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THEREQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BYTHAT PURVEYOR AS HAVING BEEN MET BY THAPPLICANT(S). 2010 CFC SEC.903.3.5 AND HEALTH AND SAFETY CODE 13114.7.FIRE DEPARTMENT NOTES CONTINUEDFIRE DEPARTMENT NOTESCONSTRUCTION SITE FIRE SAFETY:ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONSOF THE CFC CHAPTER 33 AND OUR STANDARD DETAIL AND SPECIFICATIONSI-7. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLANSUBMITTALS, AS APPROPRIATE TO THE PROJECT.ADDRESS IDENTIFICATION.NEW AND EXISTING BUILDINGS SHALL HAVE APPROVJP. ADDRESS NUMBERS,BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN APOSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET ORROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITHTHEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL,ADDRESS NUMBERS SHA BE PROVIDED IN ADDITIONAL APPROVEDLOCATIONS TO FACILITATE EMERGENCY RESPONSE. ADDRESS NUMBERSSHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALLBE A MINIMUM OF 4 INCHES (101.6 MM) HIGH WITH A MINIMUM STROKEWIDTH OF 0.5 INCH (12.7 MM). WHERE ACCESS IS BY MEANS OF A PRIVATEROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, AMONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFYTHE STRUCTURE. ADDRESS NUMBERS SHALL BE MAINTAINED.EMERGENCY GATE / ACCESS GATE REQUIREMENTS:GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARDDETAILS AND SPECIFICATION G-1 AND, WHEN OPEN SHALL NOT OBSTRUCTANY PORTION OF THE REQUIRED WIDTH FOR EMERGENCY ACCESSROADWAYS OR DRIVEWAYS. LOCKS, IF PROVIDED SHALL BE FIREDEPARTMENT APPROVED PRIOR TO INSTALLATION. GATES ACROSS THEEMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH APPROVEDACCESS DEVICES. IF THE GATES ARE OPERATED ELECTRICALLY, ANAPPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATEDMANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED.GATES PROVIDING ACCESS FROM A ROAD TO A DRIVEWAY OR OTHERROADWAY SHALL BE AT LEAST 30 FT. FROM THE ROAD BEING EXITED.FIRE DEPARTMENT NOTES CONTINUEDFIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED:PROVIDE AN ACCESS DRIVEWAY WITH A PAVED ALL WEATHER SURFACE,A MIN, UNOBSTRUCTED WIDTH OF 14 FEET WITH A ONE-FOOT UNPAVEDSHOULDER ON EACH SIDE, VERTICAL CLEARANCE OF 13 FEET 6INCHES, MINIMUM CIRCULATING TURNING RADIUS OF 36 FEET OUTSIDEAND 23 FEET INSIDE, AND A MAXIMUM SLOPE OF 15''. INSTALLATIONSSHALL CONFORM TO THE FIRE DEPARTMENT STANDARD DETAILSSPECIFICATIONS D-1AND CFC SECTION 503. (THE EXISTING DRIVEWAYDOES NOT APPEAR TO CONFIRM TO THE DIMENSIONS NOTED - PLEASEREVISE THE PLANS TO REFLECT PROPER DRIVEWAY WIDTH ANDSHOULDER INCLUSION).TREES VALUED AT $3,780 SHALL BEPLANTED IN MITIGATION FOR THEREMOVAL OF TREE #831TREE REPLACEMENT NOTEGARAGE TO BESLAB-ON-GRADENOTE: THERE SHALL BENO DIGGING OR GRADECHANGES BETWEENGARAGE AND TREE 84165
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18CONCEPTUAL LANDSCAPE PLAN1" = 16' - 0"A1.1[ E
]
D
R
I
V
E
W
A
Y PROPOSED [N]2-STORY HOUSE1ST FLR 431.5'2ND FLR 442.61'3-CAR GARAGENOTES:FINAL LANDSCAPE PLAN TO INCLUDE IRRIGATION PLANS AND CALCULATIONS TO SHOW CONFORMANCE WITH THECALIFORNIA DEPARTMENT OF WATER RESOURCES WATER-EFFICIENCY LANDSCAPE ORDINANCE (WELO)INSTALLATION OF FRONT AND SIDE YARD LANDSCAPING IS REQUIRED FOR FINAL APPROVALPROPOSED [N]2ND DWELLINGR
=
2
3
'SEWERC.O.SLAB @ GARAGEDOOR = 430.5FF 432.0'CONC. WALKCONC
.
W
A
L
K
CONC
.
LANDI
N
GPATIO PLANTING KEYCDEFGHIJKLMNOPQRSSIZEBOTANICAL NAMEKEYSYMBOLSTREES5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GAL5 GALRosmarinus officinalisLavandula ProvencePhormium Tenax 'Variegata'Carpenteria californica 'Bush Anemone'Echium fastuosum 'Pride of Madeira'Salvia leucophylla 'Purple Sage'Ceanothus 'Carmel Creeper'Festuca californica 'California Fescue'Penstemon Apple Blossom 'Beard Tongue'Cistus hybridus 'Hybrid White Rockrose'Anigozanthos flavidus Bush Sunset 'Kangaroo Paws'Erigeron kavinskianus 'Santa Barbara daisy'AsterMimulus aurantiacusLupinus albifronsHeuchera hirsutissimaErysimum franciscanumALL PROPOSED PLANTS ARE ON THE SANTA CLARA VALLEYWATER DITRICT'S LIST OF DROUGHT-TOLERANT PLANTSFLOWERS ANNUALSLAWNNATIVE SHRUBS/PERENNIALSP1Festuca arundinacea (Tall Fescue)P2P2CEDAR (1 TOTAL)CREPE MYRTLE (3 TOTAL)36" BOX48" BOXP3P3PLUM (4 TOTAL)24" BOXPATIOALL OTHER AREAS LEFT ARE NATURAL BARK MULCH / MEADOWCONC
.
W
A
L
K
CONC. WALKCONC. WALKCONC
.
W
A
L
K
9681581481381681781881982182282081281181080982380880782482582682780480680582880380280184184284384083983783683483383583883283183082984484584684784884985085185285390190090390290490590790690990891091191291691391491588788888988588288388488088189089189289389489689589789889986286386486586586786886986086185885885885485685591887987787887987487587387287087166
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18DEMOLITION SITE PLAN1" = 16' - 0"A2REMOVE ALL[E] SHEDSHATCHED AREAINDICATES PORTION OF[E] DRIVEWAY TO BEREMOVED OR MODIFIEDIN AS SHOWN ON SITEPLAN SHEET A1DEMOLISH[E] HOUSE[ E
]
D
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A
YREMOVE [E] REARCONC. PATIOPLOTTED ON SURVEY BY HMH ENGINEERING, DATED 3-27-2013. LC PHONE # (408) 806-7187DEMOLISH [E]DETACHEDGARAGEREMOVE ALLPOSTS SUPPORTREMOVELAWNREMOVEPLANTERS &LANDSCAPEBRICKSINDICATESTREES TO BEREMOVED,TYPICALREMOVE CONC/PAVER WALKRE-LOCATE [E]GAS & ELEC.METER - UPGRADEAS NEEDEDNOTE: REMOVE ALL OLD STUMPS96815814813816817818819821822820812811810809823808807824825826827804806805828803802801841842843840839837836834833835838832831830829844845846847848849850851852853901900903902904905907906909908910911912916913914915887888889885882883884880881890891892893894896895897898899862863864865865867868869860861858858858854856855918879877878879874875873872870871DEMOLISH[E] ROCKWALL67
A3FIRST FLOOR PLAN1/4"=1'-0"0510152025SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18OFFICEKITCHENFAMILY ROOMBREAKFAST NOOKLIVING ROOMHALL3-CAR GARAGESTORAGEDINING ROOMPANTRYFOYERBEDROOM 4BATH 4LAUNDRYMUD ROOMSTAIRHALLSERVINGCLO.19'-512"16'-4"18'-6"19'-10"2'-0"8'-6"7'-11"4'-6"7'-9"1'-6"13'-61
2"8'-6"32'-5"6'-6"2'-6"21'-0"9'-6"13'-10"4'-3"7'-6"4'-3"13'-10"13'-512"6'-0"31'-1112"11'-6"18'-6"11'-8"2'-6"GAS FIREPLACEGAS FIREPLACE76 56 CSMT76 46 CSMT20 36 CSMTARCH-TOP50 56 CSMT50 56 CSMT50 46 CSMT60 46 CSMT60 16 CSMT100 60 CSMT26 46 CSMT26 56 CSMT26 56 CSMTTEMP GLASS20 46 CSMTTEMP GLASS26 36 CSMT
20 36
CSMT
50 56 CSMT
+
50 20 CSMT
60 46 CSMT
6'-6"
3'-2"1ST FLR LIVING AREA2,657GARAGE 681ENCLOSED PORCH 562'-6"AABB60 80 SOLID WOODDOUBLE ENTRYDRS60 80 FRENCH DRSW/ TEMP GLASS120 80 FRENCH DRSW/ TEMP GLASS150 80 FRENCH DRSW/ TEMP GLASS30 80
FRENCH DR W/
TEMP GLASS
30 80
WOOD DR W/
TEMP GLASS
60 80
FRENCH DRS
W/ TEMP GLASS
68
0510152025A4SECOND FLOOR PLAN1/4"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18MASTERBEDROOMMASTERBATHCLO.BATH 2BEDROOM 2W.I. CLO.W.I. CLO.STAIRHALLBEDROOM 3BATH 3HALLLINENCAB6'-0"27'-312"16'-0"26'-10"8'-6"3'-6"24'-0"32'-0"17'-6"13'-0"13'-10"16'-0"13'-10"13'-512"5'-6"
2'-2"
5'-6"
24'-0"3'-6"2'-6"3'-0
"
C
LRCAB
76 56 CSMT76 56 CSMT50 46 CSMT50 46 CSMT20 40 FXDARCH-TOP76 56 CSMT76 56 CSMT26 36 CSMT26 36 CSMT16 30 CSMT20 36
CSMT
26 40
CSMT
20 36 CSMT50 46 CSMT2ND FLR LIVING AREA1,534SQ.FT.AABB
69
A5FIRST FLOOR1/8"=1'-0"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-182520151050SECOND FLOOR1/8"=1'-0"25201510502ND UNIT1/8"=1'-0"2520151050LIVING AREAFIRST FLOORA 360.02B 154.77C 290.5D 262.08E 352F 9.2G 9.2H 330.55I 6.75J 55K 3L 290.5M 213.75N 264.5O 55.252,657.07 ≈ 2,657SECOND FLOORP 323Q 255.91R 386.7S 255.91T 3121,533.52 ≈ 1,534ABCEFGDHTMJNOVIKXYPQRSUSITE & PROJECT DATAGARAGEW 680.75 ≈ 681ENCLOSED PORCHU 40.82V 16.25 56.07 ≈ 562ND DWELLING UNITX 405Y 511 916TOTAL = 2,657 + 1,534 + 681 + 56 + 916 = 5,844 LWROOF PLAN1/8"=1'-0"25201510502ND FLOOREXTERIOR WALLPERIMETER1ST FLOOREXTERIOR WALLPERIMETERCRICKETROOF4:12 ROOF SLOPE, TYPICAL70
EAST ELEVATION1/4"=1'-0"CLAY TILE ROOFINGOCHRE / BROWN BLENDSTUCCO FINISH, TYPICAL [BEIGE]CAST STONE SILLS,TYPICAL [GOLDENLIMESTONE](E) GRADE4, TYP12CLAD WOODWINDOWS, TYPICAL10'-034" PLATE, TYPICAL, U.N.O.9'-034" 2ND FLR PLATE, TYPICAL(E) & (F)430.0'MORTAR ALL HIPS & RIDGES(COLORED MORTAR)SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18A6WEST ELEVATION1/4"=1'-0"DECORATIVE CHIMNEY10'-03
4" GARAGE PLATE
FROM HOUSE FF
10'-1034" PLATE @ STORAGE11'-634" PLATE @ LIVING ROOM10'-834" PLATE @ LAUNDRY
(E) & (F)430.0'(F) 430.0'(F) 430.0'(E) 430.5'(E) 431.0'HIGHESTNATURAL GRADEAT PERIMETERHIGHEST NATURALGRADE AT PERIMETER430.5'AVERAGENATURALGRADE25'-6" PROPOSED MAX. HEIGHT430.5'AVERAGENATURALGRADE25'-6" PROPOSED MAX. HEIGHT TOP MOST ELEVATION POINT = 456.0'TOP MOST ELEVATION POINT = 456.0'26.0' ABOVE AVERAGE GRADE LINE26.0' ABOVE AVERAGE GRADE LINESOLID WOODDOUBLE ENTRYDOORSFRENCH DOORS (TEMPERED GLASS)(F) GRADE(E) & (F) GRADECAST STONEARCH [GOLDENLIMESTONE]18.0' ABOVE FIN. GRADE LINE18.0' ABOVE FIN. GRADE LINE71
NORTH ELEVATION1/4"=1'-0"510430.5'AVERAGENATURALGRADEDECORATIVE (FALSE) CHIMNEYSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18A7SOUTH ELEVATION1/4"=1'-0"510(E) & (F)430.0'(E) & (F)430.0'SLAB AT GARAGE DOORS 431.0'(F) 430.0'(F) 430.0'(E) 430.5'(E) 431.0'(E) & (F)430.0'25'-6" PROPOSED MAX. HEIGHT TOP MOST ELEVATION POINT = 456.0'430.5'AVERAGENATURALGRADE25'-6" PROPOSED MAX. HEIGHT TOP MOST ELEVATION POINT = 456.0'26.0' ABOVE AVERAGE GRADE LINE26.0' ABOVE AVERAGE GRADE LINEFRENCH DOOR(TEMPERED GLASS)WOOD DOOR W/TEMPERED GLASS LITEFRENCH DOOR(TEMPERED GLASS)(E) GRADE(F) GRADE(E) GRADE(F) GRADEWOOD DOORSWOOD DOORS18.0' ABOVE FIN. GRADE LINE18.0' ABOVE FIN. GRADE LINE(E) GRADE72
SECTION A-A1/4"=1'-0"510430.5'AVERAGENATURALGRADESHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18A8SECTION B-B1/4"=1'-0"510(E) & (F)430.0'(F) 430.0'(E) 430.9' ±25'-6" PROPOSED MAX. HEIGHT TOP MOST ELEVATION POINT = 456.0'430.5'AVERAGENATURALGRADE25'-6" PROPOSED MAX. HEIGHT
TOP MOST ELEVATION POINT = 456.0'26.0' ABOVE AVERAGE GRADE LINE26.0' ABOVE AVERAGE GRADE LINEVENTED CRAWLSPACE(E) GRADE(F) GRADE(E) GRADEKITCHENLIVING ROOMHALLPANTRYFOYERBATH 4LAUNDRYVENTED ATTIC4, TYP12MASTER BEDROOMMASTERBATHCLO.BEDROOM 2STAIRHALLBEDROOM 3TOILETVENTEDATTICVENTEDATTIC10'-03
4" 1ST FLR PLATE, TYPICAL 9'-03
4" 1ST FLR PLATE, TYPICAL
10'-03
4" 1ST FLR PLATE, TYPICAL 9'-03
4" 1ST FLR PLATE, TYPICALSTAIR HALLDINING ROOMFOYERSTAIR HALLVENTED ATTICVENTED ATTIC10'-83
4" PLATE @ LAUNDRY, TYPICALPORCH(F) 430.0'(E) 430.4' ±1'-158"(F) 430.0'(E) 430.3' ±18.0' ABOVE FIN. GRADE LINE18.0' ABOVE FIN. GRADE LINEASSESSOR'S MAP132PROPOSEDPROJECTNTS2 PROPOSED PROJECT1 15131 EL QUITO WAY3STREET VIEW3/32"=1'-0"73
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DB/KDNIKFAR10AS NOTED1-30-18SARATOGA CALIFORNIA
15145 EL QUITO WAY
NIKFAR RESIDENCE
PROPOSED NEW HOME 8-14-1812-6-1812-18-18A9EAST ELEVATION1/4"=1'-0"WEST ELEVATION1/4"=1'-0"NORTH ELEVATION1/4"=1'-0"SOUTH ELEVATION1/4"=1'-0"510510(F) 430.0'(F) 430.25'(E) & (F)431.0'(E) & (F)431.0'(E) & (F)428.0'(E) 430.0'(F) 430.25'(E) & (F)425.67'(E) & (F)428.0'FRENCH DOORS(TEMPERED GLASS)SOLID WOOD DOORCLAY TILE ROOFINGGREY / BROWN BLENDSTUCCO FINISH,TYPICALCAST STONESILLS, TYPICAL4, TYP12CLAD WOODWINDOWS, TYPICALMORTAR ALL HIPS & RIDGES(COLORED MORTAR)SECOND DWELLING UNIT FLOOR PLAN1/4"=1'-0"24'-0"36'-6"7'-0"9'-0"1'-0"5'-0"1'-0"8'-0"3'-0"40'-6"BEDROOM 1BEDROOM 2CLO.CLO.BATH 2BATH 1HALLLINENLAUNDRYLIVING ROOMKITCHENDINING ROOM60 50 CSMT60 50 CSMT126 30 CSMT 26 46 CSMT 26 50 CSMT26 50 CSMT50 46 CSMT
2ND UNIT LIVING AREA 916SQ.FT.ROOF PLAN1/8"=1'-0"25201510504:12 ROOFSLOPE, TYPICALCCDDSECTION D-D1/4"=1'-0"4, TYP129'-03
4" PLATE, TYPICAL
9'-034" PLATE, TYPICAL VENTED ATTICVENTED CRAWLSPACECOVERED PORCHLIVING ROOMKITCHENBEDROOM 2HALLLIVING ROOMCOVERED PORCHVENTED CRAWLSPACEVENTED ATTIC9'-03
4" PLATE, TYPICALSECTION D-D1/4"=1'-0"FF 432.0'FF 432.0'HIGH POINTOF PERIMETER[E] GRADE,TYPICAL[F] GRADE,TYPICAL(E) & (F)425.67'LOW POINT OFPERIMETERAVERAGEGRADE428.34'18'-0" PROPOSED 2ND UNIT MAX. HEIGHT AVERAGEGRADE428.34'FF 432.0'AVERAGEGRADE428.34'18'-0" PROPOSED 2ND UNIT MAX. HEIGHT
4'-41
8"[E] GRADE,TYPICAL[E] & [F] GRADE,TYPICAL[E] GRADE,TYPICAL[F] GRADE, TYPICAL[E] GRADE[F] GRADE[E] GRADE[F] GRADE2ND DWELLING TOP MOSTELEVATION POINT 446.34'2ND DWELLING TOP MOSTELEVATION POINT 446.34'74
4C-1LEGENDDESCRIPTIONABBREVIATIONSUMP PUMPS TO ASSURE THEIR OPERATION IN CASE OF POWER FAILURE.2. CONNECT SANITARY SEWER AND WATER LINE TO EXISTING STREET SERVICES.6. USE A COMBINATION OF BATTERY OPERATED/GENERATOR AND POWER OPERATEDWITH THE DESIGNATED UTILITY COMPANIES.SPECIFICATIONS. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATEDLINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY5. ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS INCLUDING SERVICEUTILITY SERVICES WITH ADJACENT PROPERTY OWNERS.4. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING PER PG&E STANDARDS.3. CONNECT GAS AND ELECTRIC LINES TO EXISTING GAS AND POWER SERVICES, 1. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION.UTILITY NOTES: SOMETHING LIKE JUTE NETTING. WHICH WILL PROVIDE BETTER, LONGER-TERM EROSION CONTROL THAN EROSION." A PRODUCT SUCH AS NORTH AMERICAN GREEN SC150BN, ALONG THE FLOW PATH ALONG THE FILL SLOPE TO MITIGATE EXCESSIVE TO FILL SLOPES, EROSION CONTROL FABRIC SHOULD BE INSTALLED SPLASH BLOCKS. WHERE SPLASH BLOCKS ARE LOCATED ADJACENT11. ALL ROOF DOWN SPOUTS SHALL BE DISCHARGED ONTO CONCRETE OR IMPORTED FILL AND COMPACTEDTO AT LEAST90% RELATIVE COMPACTION IN ACCORDANCE WITH ASTM D1557-91WITH THE UPPER 12 INCHES OF UTILITY TRENCH BACKFILL IN PAVEMENTAREAS COMPACTED TO 95% RELATIVECOMPACTION. BACKFILL SHOULD BE PLACED IN 6 TO 8 INCH LIFTS"GENERAL NOTES DEBRIS AND FOUNDATION. PRIOR TO CONSTRUCTION. INFORMATION. DIMENSIONS. LOCATED AND MARKED. OF PORCHES, RAMPS, ENTRANCE LOCATIONS AND PRECISE BUILDING 10. SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONSOF THEIR DESIGN CONTAINED HEREIN.THEY ARE AUTHORIZE TO MAKE AN "AS-BUILT" SURVEY AFTER THE 13. NNR ENGINEERING, WILL NOT BE RESPONSIBLE FOR DRAINAGE UNLESS 12. NNR ENGINEERING ASSUMES NO RESPONSIBILITY BEYOND THE ADEQUACY 1. DEMOLISH AND REMOVE EXISTING BUILDING, SLAB, FOUNDATION, ASSOCIATEDAND COMPACTED. JETTING OF TRENCH BACKFILL IS NOT RECOMMENDED. CONTACT 2. CONTRACTOR TO VERIFY THAT ALL UTILITIES ARE DISCONNECTED AND TURNED OFF3. ALL ON-SITE UTILITY TRENCHES MUST BE BACKFILLED WITH NATIVE MATERIALSTART OF ANY UTILITY TRENCH BACKFILLING OPERATIONS. SOIL ENGINEERING, AT LEAST 48 HOURS BEFORE THE AT 800/642-2444, A TOLL-FREE NUMBER, 48 HOURS IN ADVANCE OF ANY EXCAVATION ACTIVITY SO ALL UNDERGROUND FACILITIES CAN BE THE PLANS ARE APPROXIMATE AND FOR GENERAL INFORMATION ONLY. 9. CONTRACTOR SHALL CALL UNDERGROUND SERVICES ALERT "USA" CENTER 7. EXISTING UNDERGROUND LINES, APPURTENANCES AND FACILITIES WHICH ARE KNOWN TO THE ENGINEER ARE SHOWN FOR INFORMATION ONLY. CONTRACTOR SHALL EXERCISE ALL NECESSARY CAUTION TO AVOID DAMAGE TO ANY EXISTING FACILITIES WHICH ARE TO REMAIN IN PLACE, IS GIVEN AS TO THE COMPLETENESS AND ACCURACY OF SUCH FACILITIES LOCATION OF ALL EXISTING UTILITIES IN THE FIELD. LOCATIONS SHOWN ON 8. ALL CONTRACTORS WILL BE RESPONSIBLE FOR VERIFICATION OF THE BEAR FULL RESPONSIBILITY FOR ANY DAMAGE THERETO. NO WARRANTY WHETHER OR NOT SUCH FACILITIES ARE SHOWN ON THE PLANS, AND SHALLBASEMENT, SOIL COMPACTION AND SOIL STABILITY OR OTHERS COMPONENTS.STRUCTURAL DESIGN OF THE BUILDING, FOUNDATION, RETAINING WALLSAND DRAINAGE ONLY AND IN NO WAY IMPLIES APPROVAL OF THE 14. APPROVAL OF THESE PLANS BY NNR ENGINEERING, IS FOR GRADING LANDSCAPING IS COMPLETE AND BEFORE OCCUPANCY.6. THE PERMITTEE OR AGENT SHALL MAINTAIN THE STREETS, SIDEWALKS AND ALL OTHER PUBLIC RIGHT-OF-WAY IN A CLEAN, SAFE, AND USABLE CONDITION. ALL SPILLS OF SOIL, ROCK, OR CONSTRUCTION DEBRIS SHALL BE REMOVED FROM THE PUBLICLY OWNED PROPERTY DURING5. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR AGENT TO IDENTIFY, LOCATE, AND CONSTRUCTION AND UPON COMPLETION OF THE PROJECT. ALL ADJACENT PROPERTY, PRIVATE PROTECT ALL UNDERGROUND FACILITIES. PUBLIC SHALL BE MAINTAINED IN A CLEAN, SAFE AND USABLE CONDITION.TREE NOTE:NO CONSTRUCTION EQUIPMENT OR PRIVATE VEHICLES SHALL BE PARKED OR STOREDWITHIN THE ROOT ZONE (FIVE FEET BEYOND THE DRILPLINE (THE AREA UNDER THECANOPY) OR A GREATER DISTANCE AS DETERMINED BY THE CITY ARBORIST) OF ANYORDINANCE-PROTECTED TREE ON THE SITE.“ALL GEOTECHNICAL ASPECTS OF THE CONSTRUCTION, INCLUDING SITEGRADING, BASEMENT MAT SLAB AND DRILLED PIER EXCAVATIONS, SITE RETAININGWALL FOOTING EXCAVATIONS, PLACEMENT AND COMPACTION OF ENGINEERED FILL, ANDINSTALLATION OF SUBSURFACE AND SURFACE DRAINAGE SHOULD BE PERFORMED INACCORDANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICALREPORT PREPARED BY MURRAY ENGINEERS, INC., DATED DECEMBER 13, 2011. MURRAYENGINEERS, INC. SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCE NOTIFICATION(650-5599980) OF ANY GEOTECHNICAL ASPECTS OF THE CONSTRUCTION AND SHOULDBE PRESENT TO OBSERVE AND TEST THE EARTHWORK, FOUNDATION, AND DRAINAGEINSTALLATION PHASES OF THE PROJECT.GRADING NOTES: REPLACED UNDER OBSERVATION OF THE PROJECT SOILS ENGINEER.11. GRADING ACTIVITIES ARE ONLY ALLOWED MONDAY THROUGH FRIDAY, 7:30 AM TO 6:00 PM.10. ALL CONSTRUCTION SITES ARE TO BE WINTERIZED WITH APPROPRIATE EROSION CONTROL MEASURES INPLACE FROM OCTOBER 15TH TO APRIL 15TH OF EACH YEAR.OR THE PRIVATE PROPERTY OF OTHERS. APPROVAL OF THIS PLAN DOES NOT CONSTITUTE APPROVAL OFANY IMPROVEMENTS . ANY PROPOSED IMPROVEMENTS ARE SUBJECT TO REVIEW AND APPROVAL BYTHE RESPONSIBLE AUTHORITIES AND ALL OTHER PERMITS/APPROVALS SHALL BE OBTAINED.2. APPROVAL OF THIS PLAN APPLIES ONLY TO THE EXCAVATION, PLACEMENT AND COMPACTION OFNATURAL EARTH. THIS APPROVAL DOES NOT CONFER ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY3. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE TO IDENTIFY, LOCATE AND PROTECT ALL4. THE PERMITTEE SHALL MAINTAIN ALL STREETS, SIDEWALKS AND OTHER PUBLIC RIGHT-OF WAYS IN ACLEAN, SAFE AND USABLE CONDITION. ALL SPILLS OF SOIL, ROCK OR CONSTRUCTION DEBRIS SHALL BEREMOVED FROM PUBLIC PROPERTY. ALL ADJACENT PROPERTY, BOTH PUBLIC AND PRIVATE, SHALL BE5. ALL GRADING AND EARTHWORK ACTIVITIES SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLYWITH STANDARDS ESTABLISHED BY THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE6. ALL KNOWN WATER WELL LOCATIONS ON SITE SHALL BE MAINTAINED OR ABANDONED ACCORDING TOCURRENT REGULATIONS ADMINISTERED BY THE SANTA CLARA VALLEY WATER DISTRICT. CALL 408-265-2600 x2600 TO ARRANGE FOR DISTRICT OBSERVATION OF WELL ABANDONMENT.7. THIS PLAN DOES NOT APPROVE THE REMOVAL OF ANY TREES. APPROPRIATE TREE REMOVAL PERMITSSHALL BE OBTAINED FROM THE COMMUNITY DEVELOPMENT DEPARTMENT. ANY REQUIRED TREEPROTECTION MEASURES SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION.8. THE PROJECT CIVIL ENGINEER, NNR ENGINEERING, 535 WEYBRIDGE DRIVE, SAN JOSE, CA. HASDEIGNED THIS PROJECT TO COMPLY WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL REPORTPREPARED BY BAY AREA GEOTECHNICAL GROUP, 950 INDUSTRIAL AVENUE, PALO ALTO, CA. 9. ALL GRADING AND EARTHWORK ACTIVITIES SHALL CONFORM TO THE APPROVED PLANS ANDSPECIFICATIONS. ALL GRADING AND EARTHWORK ACTIVITIES SHALL BE OBSERVED AND APPROVED BYTHE SOILS ENGINEER. THE SOILS ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANYGRADING OR EARTHWORK ACTIVITIES. UNOBSERVED OR UNPROVED WORK SHALL BE REMOVED ANDMAINTAINED IN A CLEAN, SAFE AND USABLE CONDITION.UNDERGROUND FACILITIES.PARTICULATES. 1. PRIOR TO THE COMMENCEMENT OF ANY EARTHWORK/GRADING ACTIVITIES, THE PERMITTEE SHALLARRANGE A PRE-CONSTRUCTION ION MEETING. THE MEETING SHALL INCLUDE THE CITY OF SARATOGAGRADING INSPECTOR (408-868-1202), THE GRADING CONTRACTOR AND THE PROJECT SOILS ENGINEER.THE PERMITTEE OR REPRESENTATIVE SHALL ARRANGE THE PRE-CONSTRUCTION MEETING AT LEAST 48HOURS PRIOR TO THE START OF ANY EARTHWORK/GRADING ACTIVITIES.STANDARD GRADING PLAN NOTES:SITEVICINITY MAP0010240110FOR PAYMENT TO THE CONTRACTOR . CONTRACTOR SARATOGA PUBLIC WORKS AND ARE NOT TO BE USED GRADING PERMIT APPROVAL FROM THE CITY OF THE QUANTITIES ARE SHOWN FOR THE PURPOSE OFSHALL ESTABLISH HIS OWN QUANTITIES.NOTE:MAX. DEPTH(FT)1MAX. DEPTH1.5(FT)20215(CY)CUT5EARTHWORK QUANTITY(CY)FILL TOTALDRIVEWAYFOUNDATIONS EXCAVATIONS) OUTSIDE BUILDING PERIMETER(NOT INCLUDING BASEROCK)(NOT INCLUDING HOUSE LOCATIONEROSION CONTROL PLANC-4C-1C-2SHEET INDEXC-3CROSS SECTIONS AND MISC. DETAILSGRADING AND DRAINAGE PLAN COVER SHEETSTATE THE FOLLOWING:THE SOIL REPORT AND APPROVED PLANS.THE SOIL REPORT AND SPECIFICATIONS.A DOSH PERMIT. ALL EXCAVATIONS MUST CONFORM TO APPLICABLE OSHA AND CAL-OSHA REQUIREMENTS. CONTACT CALIFORNIA DEPARTMENT OF OCCUPATIONAL SAFETY AND HEALTH (DOSH) FOR INFORMATION ABOUT REQUIRED PERMITS. DOSH'S LOCAL OFFICE: (510) 794-2521.INVESTIGATION SHALL ISSUE A FINAL REPORT STATING THE COMPLETED PAD,a. THE BUILDING PAD WAS PREPARED AND COMPACTED IN ACCORDANCE WITHINVESTIGATION SHALL PROVIDE A FIELD REPORT ( IN WRITING) WHICH SHALLCONFORM TO THE APPROVED PLANS, SPECIFICATIONS, AND INVESTIGATION.FOUNDATION, FINISH GRADING, AND ASSOCIATED SITE WORK SUBSTANTIALLYGEOTECHNICAL ENGINEER OR CIVIL ENGINEER WHO PREPARED THE SOIL 3. PRIOR TO FINAL INSPECTION FOR ANY BUILDING OR STRUCTURE, THE 2. PRIOR TO REQUESTING A FOUNDATION INSPECTIONS BY THE CITY, THEMATERIALS, AND DRAINAGE (IF APPLICABLE) SUBSTANTIALLY CONFORM TO b. THE FOUNDATION AND/OR PIER EXCAVATION, DEPTH AND BACKFILL GEOTECHNICAL ENGINEER OR CIVIL ENGINEER WHO PREPARED THE SOIL1. EXCAVATION CUTS EXCEEDING 5 FEET TYPICALLY REQUIREGENERAL NOTES: SOBEY ROADQUITO ROADSETBACK VERIFICATION NOTE:PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORDSHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKSARE PER THE APPROVED PLANSSTORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THENATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES)STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THESANTA CLARA VALLEY RUNOFF POLLUTION PREVENTION PROGRAM0.500CITY NOTES:IMPERVIOUS SURFACESFOOTPRINT OF HOME/GARAGE/PORCHES (INCL. ROOF OVERHANG)DRIVEWAYWALKWAYS / DECKS / PATIO / LANDINGSUBTOTAL IMPERVIOUSTOTAL SF5,4134,0851,632PERVIOUS SURFACESPERMEABLE PAVER DRIVEWAYPERMEABLE PAVER WALKWAYS / PATIOPERMEABLE ARTIFICIAL TURF / OTHERSUBTOTAL PERVIOUSACTUAL SF00050% CREDIT11,130000000SITE COVERAGE TOTAL11,130OTHER (CABANA / SHED / POOL / TENNIS COURT)0000 ≈ 24.6 %SITE COVERAGE
TWIN CREEKS ROADMAUDE AVEEL QUITO WAY
ORIOLE WAY
75
[N] 2-STORYHOUSE1ST FLR 431.5'PAD 429.0±3-CAR GARAGE[N] 2NDDWELLINGCOV'DPORCHUNDERGROUNDGAS, ELEC, TEL, TV,& WATER-TYP.C.O.ELEC. METERSGAS METERSUNDER-GROUNDWATER &GASFS=431.0FF 432.0PAD 429±-VAR.CONC.WALKCONC.WALKCONC
.
LANDI
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CONC.LANDINGPATIO4C-2GRADING AND DRAINAGE CONSTRUCTION NOTES:CITY NOTES:N- ASPHALTDRIVEWAYFS 431.8FS 430.8FG 430.0FG 430.0FG 430.0FG 430.5FG 430.7FG 430.0FS=430.5FS 431.8FS 430.5FS 430.5LEGEND:DRAINAGE NOTEREP
LAC
E
E
X
.DRIV
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YSURFAC
EFG 430.7N- ASPHALTDRIVEWAYSEE PAVINGDETAIL BELOWTREE PROTECTIONFENCE-TYP.FS 431.0PATIOFS 431.0FS 432.02%2%2%5%2%1%FG 430.5FG 430.0431430
FG 430.0FS 431.8FS 430.5FG 430.0FG 430.4FG 430.4142356ENERGYDISSIPATOR-TYP.FL 425.0 ±789101312FS=4
3
0
.
5N- ASPHALTDRIVEWAY2%2%ENERGYDISSIPATOR-TYP.FL 424.5 ±DRIVEWAY PAVING DETAILNOTE:DRIVEWAY SHALL BE ABLE TO SUPPORT WEIGHT OF EMERGENCY TRUCKS, UP TO 20 TONS. PROJECTSOILS ENGINEER TO INSPECT THE CONSTRUCTION OF THE DRIVEWAY.CONCRETE WALKWAY-TYPICAL SECTIONCONCRETE NOTES GRASSY SWALE DETAIL DEBRIS BASIN DETAILAREA DRAIN DETAILTRENCH BACKFILLAAPLANGRAVEL BASIN DETAILSECTION A-A2' -6' DRIVEWAYWIDENING -TYP.1' SHOULDERWIDENING -TYP.FIRE DEPARTMENT NOTES CONTINUEDFIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED:PROVIDE AN ACCESS DRIVEWAY WITH A PAVED ALL WEATHER SURFACE,A MIN, UNOBSTRUCTED WIDTH OF 14 FEET WITH A ONE-FOOT UNPAVEDSHOULDER ON EACH SIDE, VERTICAL CLEARANCE OF 13 FEET 6INCHES, MINIMUM CIRCULATING TURNING RADIUS OF 36 FEET OUTSIDEAND 23 FEET INSIDE, AND A MAXIMUM SLOPE OF 15''. INSTALLATIONSSHALL CONFORM TO THE FIRE DEPARTMENT STANDARD DETAILSSPECIFICATIONS D-1AND CFC SECTION 503. (THE EXISTING DRIVEWAYDOES NOT APPEAR TO CONFIRM TO THE DIMENSIONS NOTED - PLEASEREVISE THE PLANS TO REFLECT PROPER DRIVEWAY WIDTH ANDSHOULDER INCLUSION).EX. EP-TYP.CLEANOUT-TYPN. EP-TYP.1113815814813816817818819821822820812811810809823808807824825826827804806805828803802801841842843840839837836834833835838832831830829844845846847848849850851852853901900903902904905907906909908910911912916913914915887888889885882883884880881890891892893894896895897898899862863864865865867868869860861858858858854856855918879877878879874875873872870871STORMDRAIN CLEANOUT DETAILNEW WALL(H=2''±)PLANS REVISIONSPER CITYCOMMENTS12/6/18FOOTING DRAINENERGYDISSIPATOR-TYP.FL 422.5 ±76
PLANS REVISIONSPER CITYCOMMENTS4C-310/31/18NOTES:TREE PROTECTION DETAILENERGY DISSIPATOR DETAIL ROOF DOWNSPOUT/SPLASH BLOCKFOOTING DRAIN SYSTEMDRIVEWAY RETAINING WALL-(NEAR TREE 831) 77
REPORT TO THE
PLANNING COMMISSION
14628 Horseshoe Drive
Meeting Date: February 13, 2019
Application: APPC18-0001
Address/APN: 14628 Horseshoe Drive / 397-20-027
Owner: DJM Partnership
Appellant: Paul and Susan Germeraad
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Planner II
78
Report to the Planning Commission
14628 Horseshoe Drive – Application # APPC18-0001
February 13, 2019
Page | 2
PROJECT DESCRIPTION
An application appealing MOD18-0001 for the modified location of a property line fence.
STAFF RECOMMENDATION
Adopt Resolution No.19-005 upholding staff’s approval of the project modification subject to
conditions of approval included in Attachment 1.
Pursuant to City Code Section 15-90.010, this project has been forwarded to the Planning
Commission because “an appeal may be taken to the Planning Commission by the applicant or any
interested person from the whole or any portion of an administrative determination or decision made
by an official of the City.”
BACKGROUND AND PROJECT DESCRIPTION
Site Description
The subject property is located on the eastern side of Horseshoe Drive in the R-1-20,000 zoning
district. The 0.68 acres property has a General Plan designation of RLD (Low Density Residential)
and is relatively flat with less than 10% slope. There is currently a 5,214 sq. ft. single-story home
with a 526 sq. ft. attached accessory dwelling unit (ADU) being constructed on the property.
Background
In January of 2016, then owner of the property, Deepak Chandani, applied for a single-story
residence with a detached accessory dwelling unit (ADR16-0006) for review and approval through
the Administrative Design Review (ADR) process. The adjacent neighbor at 14606 Horseshoe
Drive, Paul Germeraad, submitted his concerns in writing on the neighbor notification form
(Attachment 2).
Through the ADR process, Mr. Chandani and Mr. Germeraad worked together to come to
resolutions to address the concerns. On June 27, 2017, both signed a memorandum of
understanding (Attachment 3) agreeing to mitigation measures such as:
• A 6’ tall redwood fence with 2’ of lattice along the shared property line that would be placed
6” within the existing fence (irrespective of the property line).
• High level plants and bushes would be installed along the side of the ADU for privacy.
• The windows in the ADU facing Mr. Germeraad’s property would be clearstory with frosted
glass and non-operable.
• The AC unit for the ADU would be located near the main house, away from the north
property line.
• They were to work together on the percolation and keep the fence free of debris over the
drainage swale so the water from 14628 Horseshoe Drive would continue to run onto 14606
Horseshoe Drive.
The new residence was approved administratively on October 10, 2017.
79
Report to the Planning Commission
14628 Horseshoe Drive – Application # APPC18-0001
February 13, 2019
Page | 3
In March 2018, DJM Partnership (Raymond Babaoghli) purchased the property and submitted a
modification to the administrative design review approval (MOD18-0001). For the most part the
foot print of the home was maintained, the interior was reconfigured and ADU was now
incorporated into the home and relocated to the southern portion of the residence.
Mr. Babaoghli met with Mr. Germeraad to review the revised plans. Mr. Germeraad was
generally happy with the revision but asked that the agreement with the previous owner
regarding the fence location and the preservation of existing shrubs be maintained. The
modification to the plans was approved on May 29, 2018, and a building permit (#18-0762) was
issued on October 9, 2018.
After having the property line staked by a Civil Engineer, Mr. Babaoghli discovered that the
existing wire fence between his property and Mr. Germeraad’s property encroached up to 30”
into his property. In addition, the landscape and irrigation were also located on his property.
With this information, Mr. Babaoghli did not wish to uphold to the previous owner’s agreement
regarding setting the new fence 6” within the existing fence location because it will encroach a
total of up to 36” into his property.
In October 2018, Mr. Babaoghli submitted a site plan with a revised fence location along the
shared property line. Pursuant to Section 15-80.120 (d) of the City Code, the Community
Development Director may authorize a modification of a condition of a design review approval
to allow new or modified structures, impervious surfaces, or landscaping that the Community
Development Director determines to be a minor change from the prior design review approval.
Changes which the Community Development Director may determine to be minor may include,
but are not limited to:
• Addition or removal of accessory structures that are not visible from the street (such as
swimming pools, decks, and gazebos) and that do not remove landscaping features
intended to serve as screening;
• Landscaping changes that are not visible from the street (such as replacing lawn with
trees or shrubs) and that do not remove landscaping features intended to serve as
screening;
• Changes in the paint used on the exterior of the structure that will not during the life of
the structure substantially change the appearance of the structure from that shown in the
design review approval; and
• Construction of fences or walls permitted by the Saratoga City Code.
The proposed changes to the fence is in full compliance with the requirements of the City’s
Fence Ordinance. On December 6, 2018, the Community Development Director approved the
modified location of the fence, to include a new 3’ tall good neighbor fence along the shared
property line within the front setback area (30’ from the front property line), and a 6’ tall good
neighbor fence with 2’ of lattice for the remainder of the property line to the rear property line.
In addition, to address additional drainage concerns the owner offered to leave an opening under
the fence over the existing drainage swale to allow water to flow onto the neighboring property.
Furthermore, to mitigate potential privacy impacts, the garage windows facing Mr. Germeraad’ s
80
Report to the Planning Commission
14628 Horseshoe Drive – Application # APPC18-0001
February 13, 2019
Page | 4
property will have a minimum sill height of 6’ and the bedroom windows along this same
elevation will have a minimum sill height of 7’6”.
On December 19, 2018, Mr. Germeraad appealed the Community Development Director’s
decision, citing the following reasons (Attachment 4);
1. Consideration for the privacy of others-the appellant states that the placement of the new
fence will affect the privacy because the existing shrubs along the property line will be
removed in order to construct the fence.
2. Financial damages-if the shrubs are removed, the cost to replace them along the shared
property line is estimated to be $4,500.
3. Equity to all parties-Mr. Germeraad believes if the appeal is granted, Mr. Babaoghli
would lose the beneficial use of this strip of property between the two properties, but the
gain would be aesthetics of the shrubs and increased privacy from his property.
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. To date, no
further comments from the public have been received.
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 (e) of the Public Resources
Code (CEQA). Accessory (appurtenant) structures including garages, carports, patios, swimming
pools, and fences.
ATTACHMENTS
1. Resolution No. 19-005
2. Neighbor notification form received June 7, 2016
3. Neighbor notification form updated June 28, 2017
4. Letter of appeal from Paul Germeraad dated December 19, 2018
5. Approved site plan (MOD18-0001 dated May 29, 2018)
6. Approved site plan (modification of MOD18-0001 dated December 6, 2018)
81
RESOLUTION NO. 19-005
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
DENYING APPLICATION NO. APPC18-0001 APPROVING MOD18-0001
ALLOWING THE MODIFIED LOCATION OF A PROPERTY LINE FENCE
14628 HORSESHOE DRIVE/ 397-20-027
WHEREAS, on October 24, 2018 DJM Partnership requesting a modification to
MOD18-0001 modifying the location of a property line fence. The property is located within the
R-1-20,000 Zoning District. The foregoing work is described as the “Project” in this Resolution;
and
WHEREAS, on December 6, 2018, the Community Development Directory of the City
of Saratoga administratively approved a modification to MOD18-0001, approving the project;
and
WHEREAS, on December 19, 2018, the staff approval of a modification to application
MOD18-0001 was appealed by an adjacent neighboring property owner; and
WHEREAS, on February 13, 2019, 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 (e) of the Public Resources Code (CEQA). Accessory (appurtenant) structures including
garages, carports, patios, swimming pools, and fences.
Section 3: The project is consistent with the Saratoga City Code in that the fence meets
the criteria established in Article 15-29.
Section 4: The City of Saratoga Planning Commission hereby denies APPC18-0001 and
approves the modification to MOD18-0001, located at 14628 Horseshoe Drive, subject to the
above Findings, and Conditions of Approval attached hereto as Exhibit 1.
Attachment 1
82
Resolution No. 19-005
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 13th day of
February 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Joyce Hlava
Chair, Planning Commission
83
Resolution No. 19-005
EXHIBIT 1
CONDITIONS OF APPROVAL
(AMENDED DECEMBER 6, 2018, COA #7)
APPLICATION # MOD18-0001 (original application ADR16-0006/ARB16-0005)
New residence with an accessory dwelling unit
14628 Horseshoe Drive
(APN 397-20-027)
1. All applicable requirements of the State, County, City and other Governmental entities
must be met.
2. Applicant agrees to hold City Harmless from all costs and expenses, including attorney’s
fees, incurred by the City or held to be the liability of City in connection with City’s
defense of its action with respect to the applicant’s project.
Planning and Building Department
3. Unless appealed pursuant to the requirements of City Code Section 15- 90, this Approval
shall become effective fifteen (15) days from the date of this Notice of Approval.
4. A Building Permit must be issued and construction commenced within thirty-six (36)
months from the date of adoption of this Notice of Approval or approval will expire (May 29,
2021).
5. The project shall be constructed as shown on Exhibit “A”, date stamped May 18, 2018 of the
Administrative Design Review application. Any proposed changes, including but not
limited to façade design and materials to the approved plans shall be submitted in writing
with a clouded set of plans highlighting the changes. Proposed changes to the approved
plans are subject to the approval of the Community Development Director. Staff will not
approve downgrading of the exterior from what is shown on the approved plans. Any
exterior changes to approved plans may require filing an additional application and fees as a
modification to approved plans.
6. Four (4) sets of complete construction plans shall be submitted to the Building Division.
These plans shall be subject to staff review prior to issuance of Zone 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” in the planning department file; and
b. This Notice of Approval printed onto separate plan pages; and
c. Arborist Report, dated April 20, 2017 printed onto a separate plan page; and
d. A final utility plan that shows location of HVAC mechanical equipment outside of
required setbacks; and
e. A drainage (and grading if applicable) plan(s) combined with a storm water retention
plan indicating how all storm water will be retained on-site, to the extent feasible, and
incorporating the New Development and Construction – Best Management Practices.
An explanatory note shall be provided if all storm water cannot be maintained on site;
84
Resolution No. 19-005
and
f. A final Landscape and Irrigation Plan; and
g. All additional drawings/reports/materials required by the Building Department.
7. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid fence along the north property line shall be 3’ tall within
the front setback area and shall be 6’ tall with 2’ of lattice, for an overall height of 8’ along
the remainder of the property to help mitigate privacy impacts for the neighbor at 14606
Horseshoe Drive.
8. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-
of-way.
9. Because this Design Review Approval authorizes a project which requires a Building Permit,
compliance with City Code Section 16-75.050 governing maintenance of construction
project sites is required.
10. 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. Applicant (owner) shall obtain an encroachment permit for any and all improvement in
any City right-of-way or City easement prior to commencement of the work to
implement this Administrative Design Review.
12. 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. The front yard setback area
shall be a minimum of 50% landscaped.
13. Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall
provide a written certification that all building setbacks are per the approved plans.
14. 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.
15. PERMANENT CONDITION. 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.
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Resolution No. 19-005
Arborist
16. The owner/applicant shall comply with all Arborist requirements
Fire Department
17. The owner/applicant shall comply with all Fire Department requirements.
Public Works
18. Applicant / Owner shall comply with all Public Works requirements.
******************END OF CONDITIONS OF APPROVAL *************
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Attachment 3
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To: Saratoga City Planning Commission
From: Paul Germeraad
Date: December 19, 2018
Subject: Appeal of the “Decision by Staff to Modify the Fence Position and Removing Privacy Shrubs
along the Property Line between 14628 and 14606 Horseshoe Drive”.
Dear Planning Commission,
I am Paul Germeraad, my wife is Susan Germeraad. We reside at 14606 Horseshoe Dr. in Saratoga
California. The purpose of this letter is to share my reason for appealing the “Decision by Staff to Modify
the Fence Position and Removing Privacy Shrubs along the Property Line between 14628 and 14606
Horseshoe Drive”.
Points of View:
From the developer’s point of view, he told me the logic for his change in fence positon was that he
wants to recapture beneficial use of approximately 300 ft.² of the 29,750 ft.² of his property by now
moving the fence position from what he had agreed to last winter (2018) to a new position. He said he
based his logic on a new survey his surveyor had done last summer. This new survey contradicted
previous surveys and land use by previous owners. Although last Winter it seemed expedient to
position the fence as described in the original plans submitted and approved by the city, upon rethinking
his agreement last Summer, he no longer wants to lose this beneficial use of this strip of property to me
because of the impact this might have on his ability to sell the property at a profitable price. In his mind,
the loss of privacy is outweighed by a potential loss in selling price.
From my point of view, there are three reasons not to approve moving fence and destroying the privacy
shrubs. They are Consideration for the Privacy of others, Financial Damages, and Equity to all Parties.
Background:
Last winter the current developer for the property adjacent to mine, Nicole on the Planning Staff, and I
met to discuss the Developer’s plans for placing a new larger home on his property. At that meeting we
discussed the three forms of mitigation agreed to with a prior developer who did not go through with
his project. Those three mitigations with the prior developer were (1) a good neighbor fence, (2)
preservation of the shrubs along the property line, and (3) frosted, non-opening, high sill windows that
faced my property.
The new current developer, whose home is now well under construction, agreed last winter to some of
the same, and some different, mitigations compared to the previous developer. They were to (1) to
increase the distance between his new home and mine, (2) to install a good-neighbor fence, (3) to
maintain the shrubs, and (4) not to require frosted, non-opening, high sill windows that faced my
property. At that time everybody, including me, agreed with the solution we arrived at. We shook
Attachment 4
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hands on the agreement and it was incorporated into the plans the developer submitted to the city.
These were approved by city staff last spring.
A few months ago, with the developer’s house well along in construction, the developer submitted
revised plans to the city staff to change the location of the fence separating our two properties. This
change in his plans is what is at issue as the change will remove the privacy shrubs between our
properties. This change in plans has three major negative impacts:
Impact #1: Consideration for the Privacy of Others
First the placement of his proposed fence will affect the privacy between our two properties. This is
because the proposed location of his fence will remove the tall existing shrubs along the property line.
The privacy in the patios in the back of both properties will be compromised because the shrubs range
from 10 to 15 feet high and currently block the view between what will be the outdoor areas. To give
you some sense of the shrubs, if you look at figures 1 and figure 2 you can see the height of the shrubs
as compared to the 8 foot ladder I have placed in the figure.
Of more concern is shown in figure 3 which is a view from my bedroom door into the new kitchen. The
shrubbery that you see is proposed to be removed by this change in fence position. The privacy concern
here is that a 6 foot fence with 2 foot lattice, reference again the 8 foot ladder, will be insufficient in
height to block the clear view from my bed and bedroom into his kitchen. This insufficiency of the fence
alone to provide privacy is because there is a swale in the property along the property line. The original
fence position, as opposed to the new changed position, also allows the fence to be about a foot higher
than the ladder shows because of this swale. In the hot summer months when my wife and I sleep with
the bedroom door open, as we have no air-conditioning, I would literally be able to wave to someone
making coffee in his kitchen from my bed. Thus moving the fence from the old and the new position will
seriously affect the privacy for me and the new owner who buys the property from this developer. As
evident by this appeal, the loss of privacy by removing the privacy shrubs is paramount to my enjoyment
of my property.
Impact #2: Financial Damages
The second reason for this appeal is cost. If these mature shrubs are removed I will need to replace
them. The hedge is currently drought tolerant requiring only one deep soak in late August. New
plantings are going to require 7-10 years to reach 10 to 15 foot heights. These replacement plantings
along the 175 foot fence line have been estimated to cost me $4500. I will also have to water and care
for them for the first two years according to the landscape designer.
Impact #3: Equity to all Parties
The third reason for this appeal is equity. It is true that if my appeal is granted and the fence constructed
as agreed to last winter versus as shown in the new plans, the owner buying this property from the
developer would lose the beneficial use of this strip of property between our two properties. What they
would gain would be the aesthetics of the tall shrubs and increased privacy from me.
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But, I think it’s important for the planning commission also know that there is a currently a good
neighbor fence between the developer’s property and the neighbor on the far side of his property. That
existing good neighbor fence was constructed in such a manner that it gives the developer’s property
beneficial use of the far neighbor’s land to the extent of approximately 600 ft.² according to the
developer’s new survey.
So from an equitable standpoint the person who purchases this property from the developer is going to
gain beneficial use of land which is larger than what will show on his deed. The new owner is going to
come out ahead from a beneficial use standpoint, even if my appeal is granted. The new property
owner is likely to be pleased with this and having the fence positioned as I’m advocating is not likely to
reduce the selling price of the property as the developer fears. I believe it will increase it.
In closing, my father, who was a rancher in Montana, taught me when you shake hands and make a deal
with somebody you then must be good to your word. Last winter we had an equitable agreement that
all parties signed onto. The placement of the fence was specifically discussed. This experienced,
knowledgeable developer initially proposed that the fence be placed right along the property line, but
after hearing and discussing the privacy concerns such a placement would cause, he agreed to place it
inside the existing fence line. This is what we shook hands on, this is what was written on the plans he
submitted to the city. He had the knowledge, experience and ample time to reconsider before
submitting his plans if he so chose. He did not, and the plans he submitted are the plans that the city
staff approved last spring.
Thank you for your time and considering my appeal. I am asking you to keep the fence as it was agreed
to last winter, and approved by the city staff. I’m asking you to please deny the developer’s request to
destroy the existing shrubs along our property line. My argument has been based on three elements.
First, maintenance of privacy shrubs for both the new owner and myself. Second, avoidance of over
$5000 in expenses that the move will cost me. Third, upholding a previously agreed-upon agreement
that remains both thoughtful equitable.
Thank you.
Paul
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Figure 1
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Figure 2
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Figure 3
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Attachment 5
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Attachment 6
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