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Home My WebLink About05272020 Planning Commission packetSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION SPECIAL MEETING MAY 27, 2020 7:00 P.M. - PLANNING COMMISSION SPECIAL MEETING Teleconference/Public Participation Information to Mitigate the Spread of COVID‐19 This meeting will be entirely by teleconference. All Commission members and staff will only participate via the Zoom platform using the process described below. The meeting is being conducted in compliance with the Governor’s Executive Order N‐29‐20 suspending certain teleconference rules required by the Ralph M. Brown Act. The purpose of this order was to provide the safest environment for the public, elected officials, and staff while allowing for continued operation of the government and public participation during the COVID‐19 pandemic. Members of the public view and participate in the meeting by: 1. Using the Zoom website https://us02web.zoom.us/j/87841862746 or App (Webinar ID 878-4186-2746) and using the tool to raise their hand in the Zoom platform when directed by the Chair to speak on an agenda item; OR 2. Calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 3. Viewing the meeting on Saratoga Community Access Television Channel 15 (Comcast Channel 15, AT&T UVerse Channel 99) and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 4. Viewing online at http://saratoga.granicus.com/MediaPlayer.php?publish_id=2 and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair. The public will not be able to participate in the meeting in person. As always, members of the public can send written comments to the Commission prior to the meeting by commenting online at www.saratoga.ca.us/pc prior to the start of the meeting. These emails will be provided to the members of the Commission and will become part of the official record of the meeting. During the meeting the Chair will explain the process for members of the public to be recognized to offer public comment. In accordance with the Americans with Disabilities Act and the Governor’s Executive Order, if you need assistance to participate in this meeting due to a disability, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. Saratoga Planning Commission Agenda – Page 2 of 3 The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. ROLL CALL APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of May 13, 2020. Recommended Action: Approve Minutes from the Regular Planning Commission Meeting of May 13, 2020. 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 1.1 Election of Vice-Chair 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 PDR19-0027/ARB19-0065; 15450 Pepper Lane (510-04-007); Vikaas Trust (Owner) / Louie Leu AIA (Applicant) – The applicant requests Design Review approval to construct a new 6,392 square foot one story single family residence which includes a 655 square foot attached accessory dwelling unit and a 3,442 square foot basement with a maximum overall building height of 22 feet. The existing building and all hardscape will be removed. Nineteen (19) protected trees are proposed for removal. The site is 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. 20-007 approving the project subject to conditions of approval included in Attachment 1. Saratoga Planning Commission Agenda – Page 3 of 3 2.2 Application ZOA20-0003/PCUP20-0001/LOTMER20-0001; 14434 & 14488 Oak Street (503-17-046 & 517-10-009); Our Lady Fatima Villa Foundation – The applicant requests the removal of a Planned Combined (PC) District from two adjacent parcels in the R-1-10,000 zoning district and approval of a Conditional Use Permit in order to maintain the existing Community Facility Use on the site. The project also includes a lot line adjustment and lot merger of the two adjacent parcels. No additional square footage or change in use is requested. No protected trees are requested for removal. Staff Contact: Victoria Banfield (408) 868-1212 or vbanfield@saratoga.ca.us. Recommended Action: Adopt Resolution No.20-006 recommending the City Council approve the proposed removal of a PC district, proposed Conditional Use Permit, and proposed Lot Merger/Lot Line Adjustment subject to conditions of approval included in Attachment 1. DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA, DISTRIBUTION OF THE AGENDA PACKET, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT I, Frances Reed, Administrative Assistant for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for review on May 22, 2020 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 22nd day of May 2020 at Saratoga, California. Frances Reed, Administrative Assistant In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City staff in connection with this agenda, copies of materials distributed to the Planning Commission concurrently with the posting of the agenda, and materials distributed to the Planning Commission by staff after the posting of the agenda are available on the City Website at www.saratoga.ca.us. Following removal of State and local shelter in place orders these materials will be available for review in the office of the City Clerk at 13777 Fruitvale Avenue, Saratoga, California. In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. [28 CFR 35.102-35.104 ADA title II] Saratoga Planning Commission Draft Minutes – Page 1 of 3 DRAFT MINUTES WEDNESDAY, MAY 13, 2020 SARATOGA PLANNING COMMISSION REGULAR MEETING Chair Mohiuddin called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing through Zoom. Prior to Roll Call, the Chair and Community Development Director explained that the Planning Commission meeting was conducted pursuant to provisions of the Brown Act and a recent Executive Order issued by the Governor to facilitate teleconferencing to reduce the risk of COVID-19 transmission at public meetings. Ordinarily the Brown Act sets strict rules for teleconferencing. The Governor’s Executive Order has suspended those rules. The Executive Order does require that public agencies continue to notice meetings in advance and provide members of the public an opportunity to observe the meeting and offer public comment. The Planning Commission met all the applicable notice requirements and the public is welcome to participate in this meeting. Information on how the public can observe the meeting and provide public comment was also shared. Additionally, the Chair explained that votes would be taken through roll call. ROLL CALL PRESENT:Chair Razi Mohiuddin, Vice Chair Lucas Pastuszka, Commissioners Kookie Fitzsimmons, Anjali Kausar, Tina Walia and Herman Zheng. ABSENT: Commissioner Sunil Ahuja (excused). ALSO PRESENT:Debbie Pedro, Community Development Director Nicole Johnson, Senior Planner Kate Bear, Senior Arborist APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of February 12, 2020 and the Special Planning Commission Meeting of April 7, 2020. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of February 12, 2020 and the Special Planning Commission Meeting of April 7, 2020. WALIA/KAUSAR MOVED TO APPROVE THE MINUTES OF THE FEBRUARY 12, 2020 MEETING. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: AHUJA. ABSTAIN: ZHENG. WALIA/KAUSAR MOVED TO APPROVE THE MINUTES OF THE APRIL 7, 2020 MEETING. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS 1.NEW BUSINESS 1.1 General Plan Conformity FY 2020-2021 Capital Improvement Program 3 Saratoga Planning Commission Draft Minutes – Page 2 of 3 Recommended Action: Adopt Resolution No. 20-005 finding the Capital Improvement Program (CIP) projects proposed for Fiscal Year 20-21 conform to the Saratoga General Plan. WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-005, FINDING THE PROPOSED FY20/21 CIP PROJECTS CONFORM TO THE GENERAL PLAN. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. 2.PUBLIC HEARING 2.1 Application PDR19-0008/GEO19-0011/ARB19-0030/GRE19-0002; 20078 Goetting Road (503-10-074); Etcheverry Lance T Trustee & ET AL - Applicant requests Design Review approval to construct a new 7,222 square foot two story residence with a 3,004 square foot basement (maximum height 26’) and a 556 square foot detached accessory dwelling unit. In addition, a grading exception is requested of combined cut and fill in excess of 1,000 cubic yards. Six (6) protected trees are proposed for removal. The site is zoned Hillside Residential (HR) with a General Plan Designation of OS-H (Hillside Open Space). Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us Recommended Action: Adopt Resolution No. 20-003 approving the proposed residence, detached ADU, and Grading Exception subject to conditions of approval included in Attachment 1. WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-003, APPROVING APPLICATION PDR19-0008 WITH ADDITIONAL CONDITIONS. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. 2.2 Application PDR19-0010/ARB19-0033; Saratoga-Sunnyvale Road (503-82-044); Anthem Reality Ventures, LLC. -Applicant requests Design Review approval to construct a new 4,210 square foot two story residence, including an attached accessory dwelling unit, with a 1,197 square foot basement (maximum height 25’). Five (5) protected trees are proposed for removal. The site is zoned R-1-12,500 with a General Plan Designation of M- 12.5 (Medium Density Residential). Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-002 approving the proposed residence subject to conditions of approval included in Attachment 1. KAUSAR/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-002, APPROVING APPLICATION PDR19-0010 WITH ADDITIONAL CONDITIONS. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. 4 Saratoga Planning Commission Draft Minutes – Page 3 of 3 2.3 Application ZOA20-0004; Amendment to Tree Regulations - Amendments to Section 15-50.080(a), Tree Regulations (Zoning) of the Saratoga City Code to allow the removal of trees that would contribute to the increased risk and spread of wildfire. Staff contact: Kate Bear, City Arborist (408) 868-1276 or kbear@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-004 recommending that the City Council approve the proposed change to Section 15-50.080, Tree Regulations (Zoning) of the Saratoga City Code to allow the removal of trees that would contribute to the increased risk and spread of wildfire. WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-004 AND RECOMMEND THAT CITY COUNCIL AMEND TREE REGULATIONS. MOTION PASSED. AYES: FITZSIMMONS, KAUSAR, MOHIUDDIN, PASTUSZKA, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. DIRECTOR ITEMS: Director Pedro reported that a discussion of the Mountain Winery Annexation project is scheduled for the May 20, 2020 City Council Meeting. COMMISSION ITEMS: Commissioner Walia requested that in-person site visits be held during Shelter in Place Order. Commissioner Fitzsimmons concurred. Commissioner Fitzsimmons also questioned the need for a special meeting scheduled for May 27, 2020, she would like the items delayed to the June meeting. ADJOURNMENT FITZSIMMONS/KAUSAR MOVED TO ADJOURN THE MEETING AT 9:26 PM. Minutes respectfully submitted: Frances Reed, Administrative Assistant City of Saratoga 5 REPORT TO THE PLANNING COMMISSION 15450 Pepper Lane Meeting Date:May 27, 2020 Application:PDR19-0027/ARB19-0065 Address/APN:15450 Pepper Lane/ 510-04-007 Applicant / Property Owner:Louie Leu AIA / Vikaas Trust From:Debbie Pedro, Community Development Director Report Prepared By:Christopher Riordan, Senior Planner 6 Report to the Planning Commission 15450 Pepper Lane– Application # PDR19-0027/ARB19-0065 May 27, 2020 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a new 6,392 square foot single story residence including a 655 square foot attached accessory dwelling unit and a 520 square foot garage. The project would also include a 3,442 square foot basement. Total floor area would be 7,567 square feet. Nineteen (19) protected trees are proposed for removal. STAFF RECOMMENDATION Adopt Resolution No. 20-007 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Sections 15-45.060(a)(3) and 15-45.060(a)(6), Design Review Approval by the Planning Commission is required because the project includes a new structure over eighteen feet in height with a cumulate floor area total in excess of 6,000 square feet. PROJECT DATA Gross/Net Site Area:99,317sq. ft. gross/87,120 square feet net (2.0 acres) Average Site Slope:7.0 % General Plan Designation:RVLD (Residential Very Low Density) Zoning:R-1-40,000 Proposed Allowed/Required Site Coverage Residence/Garage/ADU/Lightwell Driveway/Walkways Tennis Court Pool/Decking/Pool Equipment Garden Shed Total Proposed Site Coverage 11,304 sq. ft. 9,140 sq. ft. 6,050 sq. ft. 3,545 sq. ft. 128 sq. ft. 30,167 sq. ft. 39,204 sq. ft. * Floor Area Main Residence/ADU Enclosed Porch Attached Garage Total Proposed Floor Area 6,996 sq. ft. 51 sq. ft. 520 sq. ft. 7,567 sq. ft. 7,568 sq. ft.* Basement 3,442 sq. ft.Not Included in Floor Area Height 22.0’26’ Single Story Setbacks Front: Left Right Rear: 138’-4’ 37’-4” 96’-8” 69’-9” 30’ 25’ 20’ 20’ Grading Cut 2,085 CY Fill 1,020 CY Export 1,065 CY No grading limit in the R-1-40,000 zoning district *includes one-time 10% deed restricted density and site coverage bonus per section 15-56.030 (a)(3) 7 Report to the Planning Commission 15450 Pepper Lane– Application # PDR19-0027/ARB19-0065 May 27, 2020 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project site is a corner lot located at 15450 Pepper Lane at its intersection with Glen Una Drive in the R-1-40,000 zoning district. Surrounding uses include single-family homes with a combination of both one and two-story structures. Existing structures on site include a one story, contemporary designed, 4,140 square foot single-family home constructed in 1949 per public record data. Vehicle access to the lot is from Pepper lane via a gravel driveway. The average slope of the site is 7%. Numerous tall shrubs and a total of 65 protected trees are located on site which include primarily Coast live oaks. Existing vegetation screens views of the site from both Pepper Lane and Glen Una Drive. Adjacent two-story homes to the northeast and west are located close to the property line and are visible from the site and existing vegetation screen the remaining views. The site is not located in a geologic unstable area as depicted on the City’s Ground Movement Potential Map. Project Description The project would include the demolition and removal of all existing structures and hardscape. The proposed 22-foot tall single-story residence would be located in approximately the same location as the existing house but because the new house has a larger footprint it would extend to the south to encompass a greater area of the lot. Vehicle parking is provided by both an enclosed two car garage and a two-car carport. Protected trees to remain are located primarily along the perimeter of the site so development of the site is not overly constrained by their locations. Site improvements outside the building footprint would include a motor court with street access from Pepper Lane, a tennis court in the northeastern corner of the site, and outdoor living spaces including a swimming pool, vegetable planning boxes, firepit, patios, and a putting green. Architecture/Design The architect has indicated that the proposed residence can best be described as having an “Eclectic Neoclassical” architectural style. Proposed architectural features include a symmetrical façade that stretches horizontally rather than vertically, a full height entry porch with classical columns and Corinthian capitals, a limestone plaster exterior with a limestone tile wainscot, a hipped porcelain tiled roof, and a combination of both square and arched windows and doorways. The applicant has provided a color and materials board and a photograph of this board is included as Attachment 5. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Cream Colored Limestone Plaster Windows/Doors Off White Colored Metal Clad Wood Windows and Doors Trim Cream Colored Limestone Wainscot White Colored Limestone Roof Charcoal Colored Porcelain Roof Tile 8 Report to the Planning Commission 15450 Pepper Lane– Application # PDR19-0027/ARB19-0065 May 27, 2020 Page | 4 Trees The project arborist inventoried a total of 65 trees on site of which 50 are protected by City Code. It was determined by the City Arborist that 19 protected trees including four avocado, one apple, one beech, and thirteen Coast live oaks have significant decay and/or are in poor condition and are recommended for removal. All remaining protected trees would be fenced and preserved 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 existing landscaping of the site is dominated by numerous trees including 50 that are protected including oak, birch, cedar, and fruit trees. Nineteen of the trees are recommended for removal and the remaining trees are incorporated into the landscape plan and will remain a focal point of the project landscaping. The site will be extensively landscaped with drought tolerant shrubs, plants, and trees including Eastern redbud, Deodar cedar, and Crepe myrtle. Geotechnical Review This project is not located in a geo hazard zone therefore Geotechnical review was not required. 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 may be made in the affirmative in that the project minimizes changes to the contours of the site. Grading would be primarily be limited to the construction of the basement, pool, tennis court, vehicular access, and expanding the size of the building pad to accommodate a larger structure and contouring the site to direct stormwater to landscaping and retention areas. Otherwise, the grades outside the building footprint will remain relatively unchanged. 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 50 protected trees are located in the vicinity of the project and tree removal will be limited to 19 trees that have been evaluated by the City Arborist as being in poor condition or conflict with the project. These 19 trees include four avocado, one apple, one beech, and thirteen Coast live oak have significant 9 Report to the Planning Commission 15450 Pepper Lane– Application # PDR19-0027/ARB19-0065 May 27, 2020 Page | 5 decay and/or are in poor condition and are recommended for removal. A total of 31 protected trees remain near the project - tree protection fencing is required to be installed prior to the issuance of building permits and shall remain in place for project duration. c.The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the project is a single-story structure so there will be no second story windows, elevated decks or balconies to impact the privacy of adjoining properties. The proposed home would have a larger footprint and is located on site in the approximate location as the existing structure and with both existing and proposed landscaping there should not be an increase of views into adjacent properties. No community view sheds are in the vicinity of the project. d.The overall mass and height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in that the single-story residence is similar in overall mass and height to the surrounding residences in the neighborhood. The existing residences to the north and west are both two-story structures and the residences on the opposite side of Pepper Lane and Hume Drive are both one and two-story structures. The mass and height of the building is concentrated toward the center of the building footprint with reduced height roof forms for the left and right architectural elements to smooth the transition to the neighboring structures. The architectural elements are proportioned to the structure with varying roof heights and projections to reduce the perception of mass. 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 front yard landscaping will continue to be dominated by existing oak trees. The existing driveway will be removed and replaced with a new 18’ wide driveway. No additional hardscape area will be located in the front or exterior side setback areas. Additional landscaping to complement the neighborhood streetscape will include drought tolerant shrubs, plants, and trees including Eastern redbud, Deodar cedar, and Crepe myrtle. 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. 10 Report to the Planning Commission 15450 Pepper Lane– Application # PDR19-0027/ARB19-0065 May 27, 2020 Page | 6 g.The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. h.On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable to the project as the site is not considered a hillside lot. Neighbor Notification and Correspondence The applicant submitted seven (7) completed neighborhood notification forms which are included as Attachment 3. None of the submitted forms included negative project related comments. The Community Development Department mailed public notices 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 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. ATTACHMENTS 1. Resolution No. 20-007 2. Arborist Report dated April 17, 2020 3. Neighbor Notification Forms 4. Story Pole Certification 5. Colors and Materials Board 6. Project Plans 11 RESOLUTION NO: 20-007 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR19-0027 AND ARBORIST REPORT ARB19-0065 15450 PEPPER LANE (APN 510-04-007) WHEREAS, on November 14, 2019 an application was submitted by Louie Leu AIA on behalf of the Vikkas Trust requesting Design Review and Arborist Report approval to construct a new 6,392 square foot single story residence with a 520 square foot garage and a 655 square foot attached accessory dwelling unit. Nineteen protected trees are proposed for removal. The site is located within the R-1-40,000zoning 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 May 27th, 2020 the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single- family residence and small structures in a residential area. Section 3: The proposed residence is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The proposed residence is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; the porch and entry are in scale with other structures in the neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. 12 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 2 Section 5: The City of Saratoga Planning Commission hereby approves PDR19-0027 and ARB19-0065, located at 15450 Pepper Lane (APN 510-04-007), 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 27 th day of May 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 13 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR19-0027 / ARB19-0065 15450 PEPPER LANE (APN 510-04-027) 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. 14 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 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 DEPARTMENT 5. PERMANENT CONDITION - The owner shall restrict the rental of the accessory dwelling 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 accessory dwelling unit make any payment in consideration of said occupancy. The Deed Restriction document shall be notarized and recorded with the County of Santa Clara Clerks Office, prior to issuance of building permit. 6. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the cityapproved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 7. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated February 14, 2020. All proposed changes to the approved plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with City Code. 8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 9. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 10. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: 15 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 5 a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 11. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. a. The front entrance gate shall be no taller than five feet and located a minimum of 20 feet from the edge of pavement. b. All fences within the front and exterior side setback areas are limited to a maximum height of three feet. c. A separate fence exception permit and approval by the Planning Commission is required for any fences that exceed the height limits contained in City Code Article 15-29 (Fences). 12. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate how the project complies with the State Water Efficient Landscape Ordinance and shall consider the following: a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees. 13. 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. 14. A locking mailbox approved for use by the U.S. Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 16 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 6 15. A Building Permit must be issued, and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. FIRE DEPARTMENT 16. The owner/applicant shall comply with all Fire Department requirements. ARBORIST 17. All requirements in the City Arborist Report dated April 17, 2020 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING/PUBLIC WORKS 18. 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. 19. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 20. Per Design Review PDR19-0027, no improvements in the public right-of-way are required. 21. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 22. All new/upgraded utilities shall be installed underground. 23. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 24. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly Landscaping). 17 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 7 25. All building and construction related activities shall adhere to New Development and Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: •Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. •The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. •City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 26. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408-868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. 27. Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans. 28. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. 29. Upon completion of the rough grading work and at the final completion of the project the final grading reports are to be submitted to the City per section 16-17.150 of the City Municipal Code. BUILDING DEPARTMENT SUBMITTAL 30. 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 April 17, 2020printed onto a separate plan page; and c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. d. This signed and dated Resolution printed onto separate construction plan pages. e. The site plan shall contain a note with the following language: “Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written 18 15450 Pepper Lane Application # PDR19-0027/ARB19-0065 Resolution #20-007 Page | 8 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. f.A final Landscape and Irrigation Plan which provides documentation showing how the project complies with applicable Water Efficient Landscape Ordinance (WELO) requirements including the payment of deposit fees for the review submitted plans and water budget/usage calculations. 19 Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 408.868.1276 CITY OF SARATOGA ARBORIST APPROVAL CondiBons of Approval and Tree ProtecBon Plan Prepared by Kate Bear, City Arborist Phone: (408) 868-1276 Email: kbear@saratoga.ca.us PROJECT SCOPE: The applicant has submiWed plans to demolish the exisBng house and garage and build a new one story house with a basement and aWached three car garage and carport. A tennis court and pool are part of the proposed project as well. Of the 65 trees surveyed for the project, 50 are protected by City Code. Nineteen (19) trees protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: ATTACHMENTS: 1 – Findings and Tree InformaBon 2 – Tree Removal Criteria 3 – CondiBons of Approval 4 – Map Showing Tree ProtecBon Tree security deposit – Required - $92,570 Tree protecSon – Required – See CondiBons of Approval and aWached map. Tree removals – Trees 1 - 6, 12 - 15, 28, 33, 35, 36, 38, 44, 47, 48 and 50 are approved for removal once building permits have been issued. Replacement trees – Required = $77,110 Project Number: ARB19-0065 Address: 15450 Pepper Lane Owner: Vikaas Trust APN: 510-04-007 Date: April 17, 2020 20 15450 Pepper Lane A.achment 1 FINDINGS: Tree Removals According to Sec=on 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. Nineteen (19) trees protected by City Code (1 - 6, 12 - 15, 28, 33, 35, 36, 38, 44, 47, 48 and 50)are requested for removal to construct the project. They meet the City’s criteria allowing them to be removed and replaced as part of the project, once building division permits have been obtained. A.achment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met New Construc=on Based on the informa=on provided, and as condi=oned, this project complies with the requirements for the setback of new construc=on from exis=ng trees under Sec=on 15-50.120 of the City Code. Tree Preserva=on Plan Sec=on 15-50.140 of the City Code requires a Tree Preserva=on Plan for this project. To sa=sfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1)The tree informa=on and recommenda=ons from the submi.ed arborist report dated March 30, 2020; 2)The Project Data in Brief, the Condi=ons of Approval, and the map showing tree protec=on from this report dated April 17, 2020. Tree No.Species Criteria met Comments 1, 2, 48, 50 Avocado 1, 4, 6, 7, 9 Significant decay, poor condi=on 3 - 6, 12 - 15, 28, 33, 35, 36, 38, Coast live oak 1, 4, 7, 9 Poor condi=on, in conflict with proposed house 44 Apple 1, 4, 7, 9 Poor condi=on 47 Beech 1, 4, 7, 9 Poor condi=on 21 15450 Pepper Lane A.achment 1 (cont.) TREE INFORMATION: Project Arborist: Kevin Kielty, Kielty Arborist Services LLC Date of Report: March 18, 2019, and revised March 30, 2020 Number of protected trees inventoried: 50 Number of protected trees requested for removal: 19 Tree inventory informaMon from the submi.ed arborist report follows. These pages were taken directly from the report submi.ed, and give informaMon on the species, diameter, value and condiMon of each tree. Trees 19, 34, 37, 40 - 43, 45, 49 and 56 - 60 are not protected by City Code and may be removed at any Mme without a permit. 15450 Pepper Lane Survey: Tree# Species (2) DBH CON HT/SPComments 1P/R Avocado 18.2-18(27.2) 40 30/20 Fair vigor, poor form, topped in past, (Persea americana) codominant at 1 foot. Appraised Value-$1,480 2P/R Avocado 17-18-15-10-12(45) 40 30/20 Fair to poor vigor, poor form, multi leader at (Persea americana) grade, topped, heavy decay on limbs, die Appraised Value-$3,480 back in canopy, poor location, next to retaining wall. 3P/R Coast live oak 9-11.5-6.7(19.3)50 25/20 Fair vigor, fair to poor form, suppressed, (Quercus agrifolia) leans into property, part of grove, Appraised Value-$3,350 codominant, fair screen. 4P/R Coast live oak 19.2-20.2(29.8) 55 30/20 Fair vigor, fair to poor form, codominant at (Quercus agrifolia) 1 foot with poor union, part of grove, larger Appraised Value-$9,100 tree in grove, suppressed, fair screen. 5P/R Coast live oak 5.7-5.8 (8.6) 45 20/30 Fair to poor vigor, poor form, suppressed, (Quercus agrifolia) part of grove, fair screen. Appraised Value-$710 6P/R Coast live oak 9.8-4.3 (11.9) 45 25/20 Fair vigor, poor form, suppressed, heavy (Quercus agrifolia) lean, part of grove, fair screen. Appraised Value-$1,230 7P Coast live oak 12.3-14.0-13.2 55 30/20 Fair vigor, fair form, multi leader at grade, (Quercus agrifolia) (26.6) suppressed, larger tree in grove, fair screen. Appraised Value-$7,400 8P Coast live oak 6.3 45 12/20 Fair vigor, poor form, suppressed, heavy (Quercus agrifolia) lean, part of grove, fair screen. Appraised Value-$340 9P Almond 12.6 50 20/15 Fair vigor, fair form, suppressed, fair screen, (Prunus dulcis) minor decay on trunk. Appraised Value-$1,240 10P Coast live oak 8.9 40 20/20 Fair vigor, poor form, leans horizontally, (Quercus agrifolia) suppressed by #11. Appraised Value-$700 22 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (3) DBH CON HT/SPComments 11P Coast live oak 13-13-16-10 50 40/40 Fair vigor, poor form, multi leader at grade, (Quercus agrifolia)12-11(45.5) near over head utilities, recommended to Appraised Value-$18,000 cable and prune. 12P/R Coast live oak 9.3 40 40/12 Fair vigor, poor form, suppressed, poor live (Quercus agrifolia) crown ratio. Appraised Value-$700 13P/R Coast live oak 8.4 40 30/12 Fair vigor, poor form, leans, suppressed, (Quercus agrifolia) poor live crown ratio. 14P/R Appraised Value-$560 Coast live oak 15-11-9-9-12 30 35/25 Fair to poor vigor, poor form, multi leader at (Quercus agrifolia) (35.5) grade, decay at grade, hazard. Appraised Value-$7,600 15P/R Coast live oak 19-11.5-17-17 60 40/40 Fair vigor, fair to poor form, multi leader at (Quercus agrifolia)15-14 (56.2) Appraised Value-$18,400 grade with fair to poor unions. 16P Coast live oak 6.5-8.2-9.1-7.0 45 (Quercus agrifolia) (20.0) 15/15 Fair vigor, poor form, multi leader at 2 feet with poor unions, included bark, hazardous. Appraised Value-$2,520 17P Deodar cedar 11.3 80 30/15 Good vigor, good form. (Cedrus deodara) Appraised Value-$4,310 18P Coast live oak 28.2 75 40/40 Fair vigor, fair form, recommended to cable (Quercus agrifolia) codominant leaders. Appraised Value-$13,300 19 Elderberry 3-2-2-2-2-2 20 20/12 Poor vigor, poor form, multi leader at grade, (Sambucus nigra) (8) in decline, decay at grade. Appraised Value-$170 20P Black walnut 21.1 30 40/25 Fair to poor vigor, poor form, heart rot near (Juglans nigra) grade, decay on trunk, topped in past. Appraised Value-$1,340 23 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (4) DBH CON HT/SPComments 21P Coast live oak 58.0 70 50/60 Fair vigor, fair form, mature tree, (Quercus agrifolia) aesthetically pleasing, codominant at 8 feet Appraised Value-$37,800 with bleeding canker on one side of union, larger horizontal leader at 5 feet, broken cables in canopy, recommended to prop horizontal leader, re-install cables, and prune tree. 22P Coast live oak (Quercus agrifolia) 40.5 50 45/35 Fair vigor, fair to poor form, suppressed, leans over street, pruned in past for street Appraised Value-$17,800 clearance, cabled in past, large leader failure with decay at 10 feet, well maintained. 23P Japanese cryptomeria 18.6 (Cryptomeria japonica) 60 50/20 Fair vigor, fair form, minor tip dieback. Appraised Value-$3,670 24P Coast live oak 16.7-12(22.7) (Quercus agrifolia) Appraised Value-$5,700 50 45/35 Fair vigor, poor form, codominant at 2 feet with included bark, recommended to cable and prune. 25P Deodar cedar 39.5 (Cedrus deodara) 60 60/30 Fair vigor, fair form, history of limb loss, heavy limbs, slight decline at top of canopy. Appraised Value-$19,000 26P Coast live oak 12.3-16.2 (Quercus agrifolia) (22.3) 50 35/20 Fair vigor, fair to poor form, codominant at grade, leans into property, suppressed. Appraised Value-$5,300 27P Coast live oak 29.1 (Quercus agrifolia) Appraised Value-$13,300 70 45/25 Good vigor, fair form, suppressed, leans towards street, loose bark at base of tree, recommended to expose root crown to inspect for fungus and prune for end weight reduction. 28P/R Coast live oak 20.0 (Quercus agrifolia) Appraised Value-$2,730 30 25/20 Poor vigor, poor form, decay on trunk, hazard, suppressed, leans into property, history of limb loss. 29P Coast live oak 16.5-20.8-9.8 (Quercus agrifolia) (33.9) Appraised Value-$12,700 50 30/30 Fair vigor, poor form, suppressed, leans nearly horizontal into property, recommended to prune for end weight reduction. 24 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (5) DBH CON HT/SPComments 30P Coast live oak 35.5 70 45/40 Good vigor, fair form, leans heavy into (Quercus agrifolia) property, recommended to prune and prop. Appraised Value-$19,600 31P Coast live oak 8.4-7.2-7.8-7.5 50 20/15 Fair vigor, poor form, multi leader at grade. (Quercus agrifolia) (19.6) Appraised Value-$2,020 32P Coast live oak 9.6-12-10.3-10.7 50 20/20 Fair vigor, poor form multi leader at grade. (Quercus agrifolia) (27.6) Appraised Value-$8,500 33P/R Coast live oak 8.3-8.2 30 15/12 Fair to poor vigor, poor form, codominant at (Quercus agrifolia) (12.4) grade, Hypoxylon fungus on trunk, in Appraised Value-$620 decline. 34R Persimmon 4.4-5.3 40 12/12 Poor vigor, poor form, decay on trunk, in (Diospyros kaki) (7.5) decline. Appraised Value-$670 35P/R Coast live oak 3.3-4.0-4.9 50 12/10 Fair vigor, poor form, codominant at grade. (Quercus agrifolia) (8.5) Appraised Value-$600 36P/R Coast live oak 10.8-10.5-8.0 50 30/40 Fair vigor, poor form, codominant at grade. (Quercus agrifolia)9.5-6.2-7.1- (47.6) 9.2-11.5-11.2 Appraised Value-$12,900 37R Coast live oak 4.3 50 12/10 Fair to poor vigor, fair form, suppressed. (Quercus agrifolia) Appraised Value-$150 38P/R Coast live oak 9.5-9.0 50 20/12 Fair vigor, poor form, codominant at grade. (Quercus agrifolia) (14.0) Appraised Value-$1,390 39 R Liquidambar 5.7 45 25/12 Fair to poor vigor, poor form, suppressed. (Liquidambar styraciflua) Appraised Value-$230 25 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (6) DBH CON HT/SPComments 40 R Liquidambar 7.6 55 30/12 Fair vigor, fair form. (Liquidambar styraciflua) Appraised Value-$480 41R Persimmon 7.1 80 12/12 Good vigor, good form. (Diospyros kaki) Appraised Value-$1,030 41 R Persimmon 7.2 50 15/12 Fair vigor, fair form, history of limb loss. (Diospyros kaki) Appraised Value-$640 43R Apple (Malus spp.) 6.5 10 8/8 Fair to poor vigor, poor form, heavy decay on trunk. Appraised Value-$100 44P/R Apple (Malus spp.) 13.5 40 15/20 Fair vigor, fair to poor form, decay at grade, root rot. Appraised Value-$1,560 45R Coast live oak 5.6 50 20/12 Fair vigor, poor form, suppressed. (Quercus agrifolia) Appraised Value-$281 46P Coast live oak 20-20.4-11.6 50 30/40 Fair vigor, poor form, multi leader at grade, (Quercus agrifolia) 14.1 (43.2) decay at grade under past removed leader, Appraised Value-$18,300 recommended to cable and expose root crown to inspect for fungus. 47P/R Beech 31.5 45 40/30 Fair vigor, poor form, codominant at 4 feet (Fagus sylvatica) with fair union, poor location, topped in Appraised Value-$8,200 past. 48P/R Avocado 17-20-14.3 20 15/15 Fair vigor, poor form, heavy decay at grade, (Persea americana) (35.6) root rot, topped, hazardous. Appraised Value-$1,150 49R Weeping birch 6.7 55 15/10 Fair vigor, fair form, weeping form. (Betula pendula) Appraised Value-$140 26 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (7) DBH CON HT/SPComments 50P/R Avocado 12.2-20.5 40 15/15 Fair vigor, poor form, heavy decay on trunk, (Persea americana) (26.6) root rot, topped. Appraised Value-$1,350 51P Coast live oak 22.6 50 30/20 Fair vigor, poor form, codominant at 5 feet (Quercus agrifolia) with included bark, cable if retained. Appraised Value-$6,000 52*P Deodar cedar(4qty) 25est 70 70/30 Fair vigor, fair form, in grove. (Cedrus deodara) Appraised Value-$9,900 53P Coast live oak 18.8 80 35/20 Good vigor, fair form. (Quercus agrifolia) Appraised Value-$6,600 54P Red flowering gum 14.7-10 45 30/20 Fair vigor, poor form, multi leader at grade, (Corymbia ficifolia) 10-12 (30.7) suppressed. Appraised Value-$9,000 55P Coast live oak 14.0 45 35/15 Poor vigor, poor form, suppressed. (Quercus agrifolia) Appraised Value-$2,040 56 Jacaranda 7.6 45 30/15 Fair to poor vigor, fair form, in decline. (Jacaranda mimosifolia) Appraised Value-$40 57 Birch 7.5-4.3 (9.6) 60 30/15 Fair vigor, fair form. (Betula pendula) Appraised Value-$480 58R Birch (Betula pendula) 6.0 40 25/12 Fair to poor vigor, poor form, decay at 3 feet. Appraised Value-$120 59R Birch (Betula pendula) 7.1 30 12/10 Poor vigor, poor form, in decline, decay at grade. Appraised Value-$120 27 15450 Pepper Lane A.achment 1 (cont.) 15450 Pepper Lane Survey: Tree# Species (8) DBH CON HT/SPComments 60 Birch 4.0 55 25/10 Fair vigor, fair form. (Betula pendula) Appraised Value-$90 61P Coast live oak 6.9 60 15/10 Fair vigor, fair form, suppressed. (Quercus agrifolia) Appraised Value-$720 62P Deodar cedar 21.3 80 60/20 Good vigor, good form. (Cedrus deodara) Appraised Value-$8,000 63*P Redwood 45est 70 80/35 Fair vigor, good form. (Sequoia sempervirens) Appraised Value-$21,800 64P Chinese pistache 17.1 65 25/35 Fair vigor, fair form. (Pistachia chinensis) Appraised Value-$5,600 65P Peruvian pepper 14.1-11.2 60 15/20 Fair vigor, fair form, minor decay on limbs. (Schinus molle) (19.7) Appraised Value-$3,040 28 15450 Pepper Lane A.achment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This informa@on is from Ar@cle 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 construc@on. (1)The condi@on of the tree with respect to disease, imminent danger of falling, proximity to exis@ng or proposed structures and interference with u@lity 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 reten@on and the diversion or increased flow of surface waters, par@cularly on steep slopes. (4)The number, species, size and loca@on of exis@ng 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 prac@ces. (6)Whether or not there are any alterna@ves 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 Ar@cle. (8)Any other informa@on relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Sec@on 15-50.010 (9)The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alterna@ve to the removal. (10)The necessity to remove the tree for installa@on and efficient opera@on of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed un@l solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommenda@on. 29 15450 Pepper Lane Attachment 3 CONDITIONS OF APPROVAL 1.Owner, Architect, Contractor: It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2.Permit: 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 tree information and protection recommendations from the arborist report by Kevin Kielty dated March 30, 2020 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 April 17, 2020. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $92,570 for tree(s) 7-11, 16-20, 24, 29, 53, 60-62, 64 and 65. 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 copy of the Site Plan in the ﬁnal job and ofﬁce plan sets. b.Shall be established prior to the arrival of construction equipment or materials on site. c.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized posts, driven into the ground and spaced no more than 10 feet apart. d.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e.Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. f.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.30 15450 Pepper Lane Attachment 3 (cont.) 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 a ﬁeld meeting and approval from City Arborist before performing work. b.Requires Project Arborist on site to monitor work. 8.Project Arborist: a.Shall be Kevin Kielty unless otherwise approved by the City Arborist. b.Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks thereafter. A letter/email shall be provided to the City after each inspection which documents the work performed around trees, includes photos of the work in progress, and provides information on tree condition during construction. c.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. 9.Tree removal: Trees 1 - 6, 12 - 15, 28, 33, 35, 36, 38, 44, 47, 48 and 50 meet the criteria for removal and may be removed once building division permits have been obtained. 10.New trees: a.New trees equal to $77,110 shall be planted as part of the project before ﬁnal inspection and occupancy of the new home. New trees may be of any species and planted anywhere on the property as long as they do not encroach on retained trees. 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 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.Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 11.Damage to protected trees that will be retained: Should any protected tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufﬁcient room to plant the necessary number of new trees, some of the value for trees may be paid into the City’s Tree Fund. Replacement values for new trees are listed above under New Trees. Water loving plants and lawns are not permitted under oak trees. 31 15450 Pepper Lane Attachment 3 (cont.) 12.Final inspection: At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a ﬁnal inspection. Before scheduling a ﬁnal inspection from the City Arborist, have the project arborist do an inspection, prepare a letter with their ﬁndings and provide that letter to the City for the project ﬁle. 32 15450 Peper Lane Attachment 4SITE PLAN1/16'' = 1'-0''RESIDENCE FOR VIKAAS TRUST15450 PEPPER LANE SARATOGA, CA 95070Project No: 21902Scale:236 N. Santa Cruz Ave., Suite 210, Los Gatos, Ca 95030Ph. (408) 399-2222 Fax (408) 399-2223 www.louieleuarch.comTree Protection Fencing 33 34 35 36 37 38 39 40 41 42 43 44 SITE PLAN 1/16'' = 1'-0'' RESIDENCE FOR VIKAAS TRUST 15450 PEPPER LANE SARATOGA, CA 95070 Project No: 21902 Scale:236 N. Santa Cruz Ave., Suite 210, Los Gatos, Ca 95030 Ph. (408) 399-2222 Fax (408) 399-2223 www.louieleuarch.com 45 46 47 48 49 50 51 52 RESIDENCE FOR VIKAAS TRUST 15450 PEPPER LANE SARATOGA, CA 95070 Project No: 21902 Scale:236 N. Santa Cruz Ave., Suite 210, Los Gatos, Ca 95030 Ph. (408) 399-2222 Fax (408) 399-2223 www.louieleuarch.com EXTERIOR ELEVATIONS 3/16'' = 1'-0''53 RESIDENCE FOR VIKAAS TRUST 15450 PEPPER LANE SARATOGA, CA 95070 Project No: 21902 Scale:236 N. Santa Cruz Ave., Suite 210, Los Gatos, Ca 95030 Ph. (408) 399-2222 Fax (408) 399-2223 www.louieleuarch.com EXTERIOR ELEVATIONS 3/16'' = 1'-0''54 RESIDENCE FOR VIKAAS TRUST 15450 PEPPER LANE SARATOGA, CA 95070 Project No: 21902 Scale:236 N. Santa Cruz Ave., Suite 210, Los Gatos, Ca 95030 Ph. (408) 399-2222 Fax (408) 399-2223 www.louieleuarch.com ROOF PLAN 1/8'' = 1'-0'' 55 SILICON VALLEYa.“”’56 SILICON VALLEY 939393678676674672670668666664662660656654654656658660662664666668670672674676678658664666668 670666662 57 SILICON VALLEY 58 SILICON VALLEY 93678676674672670668666664662660656654654656658660662664666668670672674676678658666668 670666662 59 SILICON VALLEY 60 SILICON VALLEY············678676674672670668666664662660656654654656658660662664666668670672674676678658664666668 670666662 61 62 IRRIGATION NOTESIRRIGATION LEGEND ·THIS SYSTEM IS BASED ON AN ESTIMATED AVAILABLE 25 GPM @ 55 PSI. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. ·ALL WORK SHALL CONFORM TO LOCAL PLUMBING & ELECTRICAL CODES. ·CONTRACTOR SHALL OBTAIN AND ADHERE TO GUIDELINES SET FORTH IN THE ARBORIST'S REPORT AS PREPARED BY KEVIN KIELTY ARBORIST, DATED 3/19/2018. ·CONTRACTOR SHALL LOCATE ALL LATERALS, MAINS & VALVES IN PLANTING AREAS WHENEVER POSSIBLE. WATER LINES SHOWN BENEATH WALKS AND DRIVES ARE FOR GRAPHIC CLARITY ONLY. PLACE NO ELLS OR TEES BENEATH PAVING. ALL PIPING BENEATH PAVING SHALL BE LOCATED WITHIN PVC SCH 40 SLEEVING. ·FOR ALL SPRAY HEADS FITTED WITH ADJUSTABLE-ARC RADIUS NOZZLES, ADJUST RADIUS AS REQUIRED AFTER INSTALLATION TO AVOID WATERING PAVED AREAS. ·CONTRACTOR SHALL ALLOW FOR ___ ADDITIONAL (SPRAY HEADS/OCTABUBBLERS/ETC) IN HIS/HER BID PRICE TO INSURE ADEQUATE COVERAGE. ·CONTRACTOR SHALL INSTALL FILTER AND THOROUGHLY FLUSH ALL DRIP IRRIGATION LINES PRIOR TO INSTALLATION OF DRIP EMITTERS AND OCTABUBBLERS. ·CONTRACTOR SHALL REPAIR ANY EXISTING IRRIGATION SYSTEMS DAMAGED DURING CONSTRUCTION, REGARDLESS OF LOCATION ON SITE. CONTRACTOR SHALL TEST & VERIFY OPERATION OF EXISTING SYSTEM & NOTIFY THE LANDSCAPE ARCHITECT OF ANY CURRENT DEFICIENCIES. NEW AND EXISTING IRRIGATION SYSTEMS SHALL BE FULLY OPERATIONAL UPON COMPLETION OF PROJECT. ·NO TRENCHES FOR ANY PURPOSE SHALL BE MACHINE DUG WITHIN DRIPLINES OF EXISTING TREES. TRENCHES WITHIN DRIPLINES OF EXISTING VEGETATION & TREES TO REMAIN SHALL BE HAND DUG. NO ROOTS GREATER THAN 1"Ø SHALL BE CUT. ALL ROOTS BETWEEN 1/2" & 1"Ø SHALL BE CLEANLY CUT AND DRESSED. ·SEE SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. POC MAINLINE: 2"Ø PVC SCH 40, 18" MINIMUM BURIAL. 3/4" LATERAL LINE: PVC CLASS 200, SIZE AS SHOWN PER PLAN. 12" MINIMUM BURIAL, UNLESS OTHERWISE NOTED. STATION/VALVE NUMBER - LETTER INDICATES CONTROLLER STATION TYPE VALVE SIZE INITIAL PRESSURE SETTING (FOR VALVES W/ OMNIREG) STATION GPM SD SHRUB DRIP TB TREE BUBBLER TS TURF SPRAY GD GARDEN DRIP POINT OF CONNECTION: LOCATE IN VALVE BOX W/ SHUT OFF VALVE. BALL VALVE: SCH. 80 PVC BALL VALVE AS MANUFACTURED BY KING BROTHERS INDUSTRIES (OR EQ.). SIZE PER LINE; LOCATE IN VALVE BOX. SOLENOID VALVE: IRRITROL SYSTEMS 700 SERIES VALVE, SIZE PER PLAN. INSTALL OMNIREG 'OMR-100' PRESSURE REGULATION MODULE; INITIAL PRESSURE SETTING PER PLAN. LOCATE IN VALVE BOX. HOSE BIB: CHAMPION 'HB-2' (OR EQ.), ON 18" GALVANIZED RISER. WRAP PIPE ONLY BELOW GRADE AND PAINT ABOVE-GRADE PORTION TO MATCH ADJACENT SURFACE. POUR 12"Øx6" THICK CONCRETE COLLAR 6" BELOW GRADE FOR SUPPORT. TREE BUBBLERS: TORO 570Z XF 12" POP-UP BODIES W/ TORO FB-50-PC' FLOOD BUBBLER NOZZLES. INDICATES POLYETHYLENE DRIP TUBE TRANSITION FROM PVC TO POLY AS REQ'D. POLY LINE SHALL BE RAINBIRD XBS 940 MODEL 3/4"Ø TRUNK LINE (OR APPROVED EQUAL) W/ EMITTERS PLUGGED DIRECTLY INTO 3/4"Ø TUBING. USE NO 1/4"Ø TUBING. TUBING SHALL BE STAKED @ 4'-0" O.C. MAX. 2" BELOW GRADE. DRIP EMITTERS SHALL BE RAINBIRD XERI-BUG 1.0 G.P.H. PRESSURE COMPENSATING EMITTERS MODEL 'XB-10PC'. (2) EMITTERS PER PLANT. INDICATES LIMITS OF DRIP IRRIGATION AND RESPECTIVE VALVEVALVE # 1/2" SOAKER HOSE: LOOP OF 1/2"Ø SOAKER HOSE IN EACH GARDEN PLANTER, TRANSITION FROM LATERAL AS REQUIRED. INSTALL (1) 1/2"Ø COMPRESSION-TYPE REGULATOR VALVE PER PLANTER BED SO EACH PLANTER CAN BE INDIVIDUALLY CONTROLLED. C L2.5 36 SD 3.6 30 1" 4 SD 5.1 30 1" 3 SD 5.8 30 1" 1 TB 8 30 1" 2 SD 1.7 30 1" B BACKFLOW PREVENTER: FEBCO 825Y 1 1/2"Ø REDUCED PRESSURE BACKFLOW ASSEMBLY. FILTER: AMIAD MODEL 2"Ø 'T' STRAINER W/ 100 MESH STAINLESS STEEL SCREENF IRRIGATION CONTROLLER: HUNTER 'HCC-800-M' METAL WALL MOUNT BASE MODEL W/ (3) ICM-800 PLUG-IN MODULES AND (1) ICM-2200 EXPANSION MODULE; 120v OUTLET REQUIRED. (PROVIDE 'RAIN-CLIK' WIRELESS RAIN SENSOR ON NEARBY ROOF EAVE.) C EXISTING WATER METER TO REMAINM AREAS DESIGNATE LOW HYDROZONE ON DRIP IRRIGATION VALVES AREAS DESIGNATE MEDIUM HYDROZONE ON DRIP IRRIGATION VALVES AREAS DESIGNATE SPECIAL LANDSCAPE AREA FLOW SENSOR: HUNTER 'HC-150-FLOW' 1 1/2" FLOW METERS MV MASTER VALVE: BUCKNER SUPERIOR '3100150' 1 1/2" 24 VOLT BRASS NORMALLY CLOSED MASTER VALVE. ROTORS: TORO 300 SERIES MULTI-STREAM FIXED RADIUS ROTORS WITH LAWN POP-UP BODIES & FIXED RADIUS "03/23" NOZZLES VALVE 2 VALVE 2 VALVE 3VALVE 3 VALVE 3 VALVE 4 VALVE 4 VALVE 14 VALVE 14 VALVE 28 VALVE 36 VALVE 37 VALVE 37 #46 #51 #52 #53 #54 #55 #56 #57 #60 #61 AREAS DESIGNATE TURF SPRAY HYDROZONE L2.1 L2.3 L2.2 L2.4 L2.1 L2.2 L2.1 L2.3 A L2.5 B,C L2.5 D L2.5 F L2.5 F L2.5 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L2.1 IRRIGATION PLAN 63 CONTRACTOR SHALL OBTAIN AND ADHERE TO GUIDELINES SET FORTH IN THE ARBORIST'S REPORT AS PREPARED BY CONTRACTOR SHALL INSTALL FILTER AND THOROUGHLY FLUSH ALL DRIP IRRIGATION LINES PRIOR TO INSTALLATION CONTRACTOR SHALL REPAIR ANY EXISTING IRRIGATION SYSTEMS DAMAGED DURING CONSTRUCTION, REGARDLESS NO TRENCHES FOR ANY PURPOSE SHALL BE MACHINE DUG WITHIN DRIPLINES OF EXISTING TREES. TRENCHES WITHIN 12 TB 5 30 1" 5 TS 10 50 1" 6 TS 22.7 50 1" 9 SD 2.4 30 1" 7 TS 22.7 50 1" 8 TS 21 50 1" 10 TB 3 30 1" 11 SD 2.3 30 1" VALVE 9 VALVE 11 VALVE 11 VALVE 11 VALVE 11 13 SD 4.2 30 1" 14 SD 5.1 30 1" VALVE 20 VALVE 19 VALVE 14 VALVE 14 VALVE 14 VALVE 14 VALVE 13 #23 #24 #25 #26 #27 #29 #30 #31 #32 #46 VALVE 9 L2.1 L2.3 L2.2 L2.4 L2.1 L2.2 L2.2 L2.4 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L2.2 IRRIGATION PLAN LOW SHRUB DRIP MEDIUM SHRUB DRIP TURF SPRAY LOW TREE DRIP MEDIUM TREE DRIP 64 POC B F S MV 35 SD 5.5 30 1" 34 TD 6 30 1" 33 GD TBD 30 1" 37 SD 7.5 30 1" 36 SD 3.6 30 1" 27 SD 8.8 30 1" 30 TB 13 30 1" 21 SD 9.2 30 1" VALVE 4 VALVE 4 VALVE 13 VALVE 13 VALVE 13 TB SD 3 30 1" VALVE 21 VALVE 21 VALVE 21 VALVE 32 VALVE 23 VALVE 24 VALVE 25VALVE 25 28 SD 12 30 1" 29 SD 4.6 30 1" 31 SD 10 30 1" 32 SD 8.8 30 1" VALVE 27 VALVE 27 VALVE 27 VALVE 27 VALVE 28 VALVE 28 VALVE 28 VALVE 28 VALVE 28 VALVE 28 VALVE 28 VALVE 28 VALVE 29VALVE 29 VALVE 29VALVE 29 VALVE 31VALVE 31 VALVE 32 VALVE 31 VALVE 32 VALVE 32 VALVE 32 VALVE 36 VALVE 37 VALVE 37 VALVE 37 VALVE 37 VALVE 37 #7 #8 #9 #60 #61 #62 #63 #64 #65 VALVE 21 VALVE 21 VALVE 21 VALVE 21 VALVE 35 VALVE 35 L2.1 L2.3 L2.2 L2.4 L2.3 L2.4 L2.1 L2.3 VALVE 35 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L2.3 IRRIGATION PLAN 65 21 SD 9.2 30 1" 12 TB 5 30 1" 13 SD 4.2 30 1" 14 SD 5.1 30 1" 15 TB 10 30 1" 16 SD 5.3 30 1" 17 SD 6.3 30 1" 18 SD 4.2 30 1" 19 SD 1.3 30 1" 20 SD 2 30 1" VALVE 20 VALVE 20 VALVE 19 VALVE 19 VALVE 18 VALVE 17 VALVE 17 VALVE 16 VALVE 16 VALVE 14 VALVE 14 VALVE 13 VALVE 13 VALVE 13 VALVE 13 VALVE 13 VALVE 13 TB SD 3 30 1" 23 SD 1.5 30 1" 24 SD 5.8 30 1" 25 SD 1.2 30 1" 26 SD 2 30 1" VALVE 21 VALVE 21 VALVE 21 VALVE 23 VALVE 24 VALVE 24 VALVE 24 VALVE 25VALVE 25 VALVE 26 VALVE 26 #10 #11 #16 #17 #18 #19 #20 #21 #22 L2.1 L2.3 L2.2 L2.4 L2.3 L2.4 L2.2 L2.4 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L2.4 IRRIGATION PLAN 66 67 PLANTING LEGEND HYDRANGEA MACROPHYLLA (mix), Hydrangea; 3'-6" O.C. FROM 5 GAL CANS PAEONIA (mix), Peony; 2' O.C. FROM 1 GAL CANS NEW MULTI-BRANCHED, BOX TREE PER TREE PLANTING PLAN, TYP. ALL 15 GAL & 24" BOX TREES SHALL BE DOUBLE-STAKED; 36" BOX TREES AND LARGER SHALL BE TRIPLE-STAKED. EXISTING TREE TO REMAINGERANIUM ''RUSSELL PRITCHARD', Hardy Geranium; 18" O.C. FROM 1 GAL CANS ROSA 'FLOWER CARPET', Flower Carpet Rose; 2'-6" O.C. FROM 5 GAL CANS B B,C L3.5 #46 #51 #52 #53 #54 #55 #56 #57 #60 #61 5 15G MYRICA CALIFORNICA PACIFIC WAX MYRTLE 9 5G PITTOSPORUM TEN. 'MARJORIE CHANNON' MARJORIE CHANNON KOHUHU 1 24" CEDRUS DEODARA 'AUREA' GOLDEN DEODAR CEDAR 17 15G NERIUM OLEANDER 'SISTER AGNES' OLEANDER 14 5G LOROPETALUM 'BURGUNDY' CHINESE FRINGEFLOWER 9 5G NERIUM OLEANDER 'PETITE PINK' PETITE OLEANDER 11 15G ELAEAGNUS PUNGENS 'FRUITLANDII' SILVERBERRY 4 15G LAGERSTROEMIA INDICA 'HOPI' BUSH FORM CREPE MYRTLE 2 5G BOUGAINVILLEA 'LA JOLLA' BOUGAINVILLEA LAVANDULA STOECHAS 'BENTLEY', With Love Lavender; 18" O.C. FROM 1 GAL CANS CALLISTEMON 'LITTLE JOHN', Bottlebrush; 3'-6" O.C. FROM 1 GAL CANS HEMEROCALLIS (mix), Daylily; 2' O.C. FROM 1 GAL CANS PENSTEMON GLOXINOIDES, Border Penstemon; 2' O.C. FROM 1 GAL CANS POLYGALA 'PETITE BUTTERFLIES', Butterfly Pea Shrub; 2'-6" O.C. FROM 5 GAL CANS LANTANA MONTEVIDENSIS , Purple Trailing Lantana; 2'-6" O.C. FROM 1 GAL CANS JASMINUM SAMBAC, Arabian Jasmine; 2'-6" O.C. FROM 5 GAL CANS POLYSTICHUM MUNITUM, Western Sword Fern; 2'-6" O.C. FROM 5 GAL CANS ANIGOZANTHOS (mix), Kangaroo Paw; 2' O.C. FROM 1 GAL CANS ROSA spp, Hybrid Shrub Rose; 3'-0" O.C. FROM 5 GAL CANS GERANIUM 'MAVIS SIMPSON', Hardy Geranium; 18" O.C. FROM 1 GAL CANS ALSTROEMERIA HYBRID, Peruvian Lily; 2'-0" O.C. FROM 1 GAL CANS CUPHEA HYSSPIFOLIA; False Heather 24" O.C. FROM 5 GAL CANS MISCANTHUS SINENSIS 'ADAGIO', Dwarf Maidengrass; 3'-0" O.C. FROM 5 GAL CANS AZALEA 'BLOOM-A-THON WHITE', Reblooming Azalea; 3'-0" O.C. FROM 5 GAL CANS BOUGAINVILLEA 'BARBARA KARST' , Bougainvillea; STAKED 5 GAL CANS C CAMPSIS 'MADAME GALEN' , Trumpet Creeper; STAKED 5 GAL CANS T TRACHELOSPERMUM JASMINOIDES , Star Jasmine; STAKED 5 GAL CANS V FICUS PUMILA , Creeping Fig; STAKED 5 GAL CANS NEW STANDARD FORM, BOX TREE PER TREE PLANTING PLAN , TYP. ALL 15 GAL & 24" BOX TREES SHALL BE DOUBLE-STAKED; 36" BOX TREES AND LARGER SHALL BE TRIPLE-STAKED. 1 15G LAGERSTROEMIA 'NATCHEZ' PETITE OLEANDER HEUCHERA 'OLD LA ROCHETTE', Coral Bells; 2'-0" O.C. FROM 1 GAL CANS L3.1 L3.3 L3.2 L3.4 L3.1 L3.2 L3.1 L3.3 E L3.5 E L3.5 E L3.5 E L3.5 A L3.5 A L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,D L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 B,C L3.5 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L3.1 PLANTING PLAN 68 PLANTING NOTES ·WHEN PLANTING IN ESTABLISHED PLANTING AREAS, CONTRACTOR SHALL TAKE UTMOST CARE AS TO NOT DAMAGE ANY EXISTING PLANTS OR TREES. ·ALL NEW PLANTING AREAS SHALL RECEIVE A 2" LAYER OF ORGANIC AMENDMENTS INCORPORATED INTO THE TOP 6" OF SOIL. NO TILLING SHALL OCCUR BENEATH OAKS. AREAS BENEATH OAKS SHALL RECEIVE TOP DRESSING. AREAS BENEATH EXISTING TREES SHALL HAVE PLANT PITS INDIVIDUALLY AMENDED. ·ALL GROUND COVER AND SHRUB PLANTING AREAS SHALL RECEIVE A 3" DEEP LAYER OF MULCH PER SPECS. ·'*' INDICATES ACID BACKFILL REQUIREMENTS PER SPECS. ·'D' INDICATES PLANTS THAT MAY BE MORE SUSCEPTIBLE TO DEER PREDATION. CONTRACTOR SHALL BE RESPONSIBLE FOR PLANT PROTECTION PRIOR TO AND DURING INSTALLATION, AND FOR DURATION OF MAINTENANCE PERIOD. ·ALL TURF AREAS SHALL BE UNDERLAIN WITH A CONTINUOUS LAYER OF GALVANIZED HARDWARE MESH AS A MEANS TO CONTROL GOPHER DAMAGE. HARDWARE MESH SHALL BE LOCATED BETWEEN PREPARED SUBGRADE AND SOD. STAKE AS REQUIRED TO INSURE FULL CONTACT OF SOD TO SOIL. ·FINAL PLANT LOCATIONS SHALL BE REVIEWED BY THE LANDSCAPE ARCHITECT PRIOR TO PLANT PIT EXCAVATION. ·WHERE PLANT SPECIMENS ARE PAIRED TO FRAME SITE ELEMENTS (ie, ENTRY PLANTERS), PLANTS SHALL BE CHOSEN FOR MATCHED FORM AND SIZE. ·ALL GROUND COVERS PLANTED FROM 1 GALLON CANS SHALL BE INSTALLED MIN 24" CLEAR FROM ADJACENT PAVING OR TURF AREAS. ·SEE SPECIFICATIONS FOR TRANSPLANTING REQUIREMENTS. ·SEE SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. B B B B #23 #24 #25 #26 #27 #29 #30 #31 #32 #46 3 5G RIBES SANGUINEUM 'CLAIREMONT' FUCHSIA FLOWERING GOOSEBERRY 21 5G SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE 11 1G ACHILLEA 'LILAC BEAUTY' YARROW 8 5G LOROPETALUM 'BURGUNDY' CHINESE FRINGEFLOWER 3 5G RIBES SANGUINEUM 'CLAIREMONT' FUCHSIA FLOWERING GOOSEBERRY 8 15G MYRICA CALIFORNICA PACIFIC WAX MYRTLE 6 15G DODONEA VISCOSA 'PURPUREA' PURPLE HOPSEED 5 15G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 13 15G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 6 5G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 18 5G CEANOTHUS MARITIMUS 'POPCORN' MARITIME CEANOTHUS 8 5G CISTUS 'VICTOR REITER' ROCK ROSE 1 15G GARRYA ELLIPTICA 'JAMES ROOF' SILK TASSELL BUSH 10 24" LAGERSTROEMIA INDICA 'CATAWBA' TUSCARORA CREPE MYRTLE 20 1G ACHILLEA 'SALMON BEAUTY' YARROW 7 ALSTROEMERIA HYB. 1 24" CERCIS CAN. 'FOREST PANSY' EASTERN REDBUD 8 5G CEANOTHUS MARITIMUS 'POPCORN' MARITIME CEANOTHUS 20 1G ALSTROEMERIA HYB. PERUVIAN LILY GLEN UNA DRIVE3 15G ELAEAGNUS PUNGENS 'FRUITLANDII' SILVERBERRY 6 5G NERIUM OLEANDER 'PETITE PINK' PETITE OLEANDER 1 24" CERCIS CAN. 'FOREST PANSY' EASTERN REDBUD 4 5G ROSA CALIFORNICA CALIFORNIA ROSE V V V V V V V V 10 5G ELAEAGNUS PUNGENS 'FRUITLANDII' SILVERBERRY 5 5G ROSA CALIFORNICA CALIFORNIA ROSE L3.1 L3.3 L3.2 L3.4 L3.1 L3.2 L3.2 L3.4 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L3.2 PLANTING PLAN 69 BB BB #7 #8 #9 #60 #61 #62 #63 #64 #65 112 1G CUPHEA HYSSOPIFOLIA FALSE HEATHER QTY SIZE LAGERSTROEMIA INDICA 'TUSCARORA' TUSCARORA CREPE MYRTLE 1 24" LAGERSTROEMIA INDICA 'CATAWBA' TUSCARORA CREPE MYRTLE 4 24" LAGERSTROEMIA INDICA 'ZUNI' TUSCARORA CREPE MYRTLE 6 5G NERIUM OLEANDER 'PETITE PINK' PETITE PINK OLEANDER 21 15G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 12 15G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 3 5G ROSA CALIFORNICA CALIFORNIA ROSE 9 5G SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE 14 5G LANTANA CAMARA 'CONFETTI' BUSH LANTANA 15 5G ESCALLONIA 'FRADESII' PINK PRINCESS ESCALLONIA 17 5G MISCANTHUS SINENSIS 'ADAGIO' DWARF MAIDEN GRASS 12 5G ROSA HYBRID HYBRID TEA ROSE 6 5G LANTANA CAMARA 'IRENE' BUSH LANTANA 2 24" LAGERSTROEMIA INDICA 'ZUNI' TUSCARORA CREPE MYRTLE 9 5G CALANDRINIA SPECTABILIS ROCK PURSLANE 20 5G BUXUS 'GREEN MOUNTAIN' BOXWOOD 1 24" LAGERSTROEMIA INDICA 'CATAWBA' TUSCARORA CREPE MYRTLE 1 24" CHITALPA TASHKENTENSIS CHITALPA 29 5G BUXUS SEMPERVIRENS 'GREEN BEAUTY' GREEN BEAUTY BOXWOOD 1 15G CORNUS 'EDDIE'S WHITE WONDER' FLOWERING DOGWOOD 10 5G ROSA HYBRID HYBRID TEA ROSE 5 15G DWARF FRUIT TREE TBD BY OWNER 1 15G FEIJOA SELLOWIANA PINEAPPLE GUAVA B B 5 36" PHOENIX DACTYLIFERA DATE PALM 2 5G CESTRUM NOCTURNUM NIGHT BLOOMING JASMINE 39 1G BERGENIA CRASSIFOLIA WINTER BLOOMING BERGENIA 1 24" CORNUS 'EDDIE'S WHITE WONDER' FLOWERING DOGWOOD 9 1G ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 9 5G LOROPETALUM 'BURGUNDY' CHINESE FRINGEFLOWER 13 5G CEANOTHUS MARITIMUS 'POPCORN' MARITIME CEANOTHUS PEPPER LANE 11 5G ROSA HYBRID HYBRID TEA ROSE 8 5G ROSA HYBRID HYBRID TEA ROSE 2 5G CESTRUM NOCTURNUM NIGHT BLOOMING JASMINE L3.1 L3.3 L3.2 L3.4 L3.3 L3.4 L3.1 L3.3 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L3.3 PLANTING PLAN 70 B B B B B #10 #11 #16 #17 #18 #19 #20 #21 #22 31 1G HEUCHERA 'OLD LA ROCHETTE' CORAL BELLS 3 5G RIBES SANGUINEUM 'CLAIREMONT' FUCHSIA FLOWERING GOOSEBERRY 11 15G ELAEAGNUS PUNGENS 'FRUITLANDII' SILVERBERRY 11 5G SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE 6 15G DODONEA VISCOSA 'PURPUREA' PURPLE HOPSEED PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 3 5G ROSA CALIFORNICA CALIFORNIA ROSE 9 5G SALVIA LEUCANTHA 'SANTA BARBARA' MEXICAN BUSH SAGE 21 1G ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 12 5G ROSA HYBRID HYBRID TEA ROSE 10 24" LAGERSTROEMIA INDICA 'CATAWBA' TUSCARORA CREPE MYRTLE 16 1G CORREA 'DUSKY BELLS' AUSTRALIAN FUCHSIA 7 1G ALSTROEMERIA HYB. PERUVIAN LILY 6 5G ROSA CALIFORNICA CALIFORNIA ROSE 5 15G PRUNUS CAROLINIANA 'COMPACTA' COMPACT CAROLINA CHERRY LAUREL 3 5G NERIUM OLEANDER 'MRS. ROEDING' OLEANDER 1 15G LAGERSTROEMIA INDICA 'MUSKOGEE' CREPE MYRTLE 15 5G LOROPETALUM 'PURPLE MAJESTY' CHINESE FRINGEFLOWER 1 15G CORNUS 'EDDIE'S WHITE WONDER' FLOWERING DOGWOOD 46 1G HEMEROCALLIS 'CRANBERRY BABY' DAY LILY B B B 5 36" PHOENIX DACTYLIFERA DATE PALM 13 5G CEANOTHUS MARITIMUS 'POPCORN' MARITIME CEANOTHUS PEPPER LANE GLEN UNA DRIVE6 5G ROSA CALIFORNICA CALIFORNIA ROSE 15 5G LOROPETALUM 'BURGUNDY' CHINESE FRINGEFLOWER C C B B 2 5G CESTRUM NOCTURNUM NIGHT BLOOMING JASMINE L3.1 L3.3 L3.2 L3.4 L3.3 L3.4 L3.2 L3.4 içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L3.4 PLANTING PLAN 71 72 7'-0"5'-0"5'-0"6'-0"1'-8"COLUMN LIGHT: FIXTURE TBD WALL: LIMESTONE PLASTER OR TILE VENEER TO MATCH HOUSE, PER ARCHITECT'S DWGS. LIMESTONE TRIM TO MATCH HOUSE, PER ARCHITECT'S DWGS. ENTRY GATE: ORNAMENTAL IRON, PAINTED BLACK COLUMN: LIMESTONE PLASTER TO MATCH HOUSE PER ARCHITECT'S DWGS. FRONTAGE FENCE: ORNAMENTAL IRON, PAINTED BLACK. 17'-7" 14'-0"9'-9"10'-9"15'-0" LIMESTONE TRIM TO MATCH HOUSE, PER ARCHITECT'S DWGS. SOLID WALL: PLASTER FINISH TO MATCH HOUSE. COLUMN: LIMESTONE, SIM. TO MAIN HOUSE. ROOF OVERHANG, TYP. ASPHALT SHINGLES TO MATCH HOUSE, TYP. LIMESTONE OR WOOD TRIM, SIM. TO MAIN HOUSE OPEN VOLUME, WALL, BEYOND COLUMN: LIMESTONE, SIM. TO MAIN HOUSE. SOLID WALL: PLASTER FINISH TO MATCH HOUSE. OPEN VOLUME SOLID WALL 10'-9"8'-3"P.L. 8'-0"10'-0"14'-3" 15'-0" CAP: 2x6 CON. HRT. ROUGH REDWOOD FENCE PLANKS: 1x8 CON. HRT. ROUGH RDWD. LENGTH AS REQUIRED. BOTTOM RAIL: 4x4 CON. HRT. RO. RDWD. W/ 1-1/2"x2" SQ. CORNER RIPPED OUT. KICKER: 1x CON. HRT. RO. RDWD WIDTH AS REQ'D TO CONFORM TO GRADE. TRIM : 2x2 RIPPED FROM 4x4 BOTTOM RAIL POST: 4x4 P.T.F. @ 6'-0" O.C. MAX, TYP. MIDDLE RAIL: (2) 2x4 CON. HRT. ROUGH RDWD. 1 FRONT ELEVATION 2 PLAN 3 SECTION BACKFRONT 1" MIN. OVERLAP 2'-6" MIN.6"2'-0"6'-0"6'-0" FOOTING: 12"Øx36" DEEP CONCRETE. SLOPE TOP TO DRAIN. LATTICE: MATCH EXISTING FENCE PICKET TRIM: 1x1 RDWD, BOTH SIDES, TOP & BOTTOM içë=d~íçëI=`^=VRMPM EQMUF=PRSJRVUM i~åÇëÅ~éÉ=^êÅÜáíÉÅíìêÉ SN=b~ëí=j~áå=píêÉÉíI=pìáíÉ=` páíÉ=mä~ååáåÖ ïïïKââÇÉëáÖåÖêçìéKÅçã båîáêçåãÉåí~ä=aÉëáÖå RE-USE, REPRODUCTION OR PUBLICATION OF THESE PLANS IS PROHIBITED WITHOUT WRITTEN CONSENT OF KIKUCHI + KANKEL DESIGN GROUP.SARATOGA, CA LANDSCAPE IMPROVEMENTS RESIDENCE FOR VIKAAS TRUST háâìÅÜá=H=h~åâÉä aÉëáÖå=dêçìé pÜÉÉí=kçK a~íÉW lÑ ## oÉîáëáçåëW 1/8" = 1'-0" 11/14/2019 NR aê~ïå=_óW pÅ~äÉW PLANNING SUBMITTAL 15450 PEPPER LN. 2/14/2020 PLANNING RE-SUBMIT L4 LANDSCAPE ELEVATIONS ENTRY GATE, WALLS & FRONTAGE FENCING1. GARDEN STRUCTURE: PLAN2a. 3/8" = 1'-0" 3/8" = 1'-0" GARDEN STRUCTURE: SOUTH ELEVATION2b.3/8" = 1'-0" 2a.3/8" = 1'-0" GARDEN STRUCTURE: NORTH ELEVATION2b.3/8" = 1'-0" GOOD NEIGHBOR FENCE3.1/2" = 1'-0" GARDEN STRUCTURE: EAST/WEST ELEVATION AS NOTED 73 REPORT TO THE PLANNING COMMISSION 14434 & 14488 Oak Street Meeting Date: May 27, 2020 Application: ZOA20-0003 / PCUP20-0001 / LOTMER20-0001 Address/APN: 14434 & 14488 Oak Street / 517-10-034 & 517-10-009 Property Owner: Our Lady Fatima Villa Foundation From: Debbie Pedro, Community Development Director Report Prepared By: Victoria Banfield, Planner I Oak Place 74 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 2 PROJECT DESCRIPTION The applicant requests the removal of a Planned Combined (P-C) District from two adjacent parcels in the R-1-10,000 zoning district and approval of a Conditional Use Permit in order to maintain the existing Community Facility Use on the site. The project also includes a lot line adjustment and lot merger of the two adjacent parcels. No additional square footage or change in use is requested. No protected trees are requested for removal. STAFF RECOMMENDATION Adopt Resolution No.20-006 recommending the City Council approve the proposed removal of a P- C district, Conditional Use Permit, and Lot Merger/Lot Line Adjustment subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-16.060(b), the Planning Commission may recommend and the City Council may by ordinance adopt a change of zone to modify a planned combined district. Pursuant to City Code Section 15-55.060, the Planning Commission shall consider all applications for conditional use permits. Pursuant to City Code Sections 14-50.040 and 14-65.020, approval of a Lot Line Adjustment and Lot Merger may be approved by the Community Development Director, however all components of the project will be reviewed collectively and require recommendation by the Planning Commission and approval by the City Council. PROJECT DATA Existing Proposed Allowed/Required 14434 Oak St. (517-10-034) Zoning General Plan Site Area Lot Coverage R-1-10,000 PC M-10 (Med. Density Residential) 6,250 sq.ft. 4,151 sq.ft. (66.4%) R-1-10,000 M-10 (Med. Density Residential) 9,000 sq.ft. 4,151 sq.ft. (46%) N/A N/A 10,000 sq.f.t 60% net site area 14488 Oak St. (517-10-009) Zoning General Plan Site Area Lot Coverage R-1-10,000 PC M-10 (Med. Density Residential) 6,250 sq.ft. 3,092 sq.ft. (49.5%) * * * * N/A N/A 10,000 sq.f.t 60% net site area 20400 Saratoga-Los Gatos Rd. (517-10-015) Zoning General Plan Site Area Lot Coverage R-1-10,000 PC CFS (Community Facility Sites) 121,445 sq.ft. 83,598 sq.ft. (68.8%) R-1-10,000 PC CFS (Community Facility Sites) 124,945 sq.ft. 86,690 sq.ft. (69.4%) N/A N/A Per PC district Per PC district * Parcel 517-10-009 was eliminated and divided between Parcels 517-10-015 and 517-10-034. 75 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description 14434 Oak St. (517-10-034) is located on the eastern side of Oak Street, south of Saratoga-Los Gatos Road. The site is currently located in the R-1-10,000 (P-C) zoning district and is developed with a single-story building that functions as an office/meeting space for Our Lady Fatima Villa Foundation, a Community Facility Use, which is a permitted use in the P-C district, but requires a Conditional Use Permit in the R-1-10,000 zoning district. 14488 Oak St (517-10-009) is also located on the eastern side of Oak Street, south of Saratoga-Los Gatos Road, and adjacent to 14434 Oak St. The site is currently located in the R-1-10,000 (P-C) zoning district and does not contain any structures. The site contains 9 parking spaces that are used as staff parking for the Villas at Saratoga (20400 Saratoga-Los Gatos Rd.) via an ingress, egress and parking easement. The parking lot is permitted under the P-C district but is not permitted in the R-1- 10,000 zoning district. 20400 Saratoga-Los Gatos Rd (517-10-015) is located on the southern side of Saratoga-Los Gatos Road, east of Oak Street. The site also has access on Oak Street, adjacent to 14488 Oak Street. The site contains an existing assisted living and skilled nursing care facility. This site is not included in the proposed P-C district removal or the proposed Conditional Use Permit. The site will benefit from the Lot Line Adjustment, which will allow for access to the 9 parking stalls that are used as staff parking for the skilled nursing facility without the need of an easement on 14488 Oak Street, as is the current arrangement. No changes are proposed to the existing structures, parking, or use of the site. Surrounding Uses 14434 and 14488 Oak Street are surrounded by commercial uses to the north, a City owned Historic Park to the east, single-family residential uses to the south, multi-family residential and commercial uses to the west. An access driveway for 20400 Saratoga-Los Gatos Road also borders the site to the south. Project Description On November 5, 2014, a Zoning Ordinance Amendment was approved by City Council to add a Planned Combined (P-C) District zoning overlay to three adjoining parcels with an underlying residential zoning designation of R-1-10,000 in order to modify the development standards for the sites located at 14434 Oak St., 14488 Oak St., and 20400 Saratoga-Los Gatos Rd. At that time the three parcels were owned by Our Lady Fatima Villa, Inc. The two adjacent parcels located at 14434 and 14488 Oak Street are now under separate ownership by Our Lady Fatima Villa Foundation, while 20400 Saratoga-Los Gatos Road is under new ownership by CTR Partnership, L.P. The proposed project consists of the removal of the Planned Combined (P-C) District from the two adjacent parcels located at 14434 and 14488 Oak Street. The zoning of the two parcels would revert back to the original R-1-10,000 zoning district. As a result of removing the P-C District from 14434 and 14488 Oak Street, approval of a Conditional Use Permit is required in order to maintain the existing Community Facility Use located at 14434 Oak Street. No changes are proposed to the existing building or the site. The 76 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 4 property has been used as an office and meeting space for several years and continues to be used as such for the Our Lady Fatima Villa Foundation. The office typically has one employee present within the hours of 8:00am to 5:00pm, Monday through Friday. On occasion there are visitors to the site, such as seniors and their caregivers, as well as the quarterly OLFV Foundation Board Meetings which includes the five Directors plus invited guests, if any. There is no change to the current use of the office building or number of visitors to the site than is currently approved under the P-C district. The project also includes a Lot Line Adjustment and Lot Merger of the two adjacent parcels located at 14434 and 14488 Oak Street. The Lot Merger/Lot Line Adjustment would consolidate the two parcels under ownership by Our Lady Fatima Villa Foundation and remove or reduce non-conformities on the site. Currently, 14434 Oak Street contains an existing building on a substandard lot, which exceeds the maximum allowable lot coverage for the site. 14488 Oak Street is also a substandard lot and contains only a parking lot, which is not an allowable use in the R-1-10,000 zoning district. The proposed lot merger and lot line adjustment would result in one larger lot that complies with the allowable lot coverage, and allows the parking stalls, which are used by The Villas at Saratoga, to be under the ownership of CTR Partnership, L.P. by adjusting the lot lines, rather than accessed via easement. The proposed new lot lines are shown in Attachment 3. No changes are proposed to the existing structures, parking lot, landscaping, or land uses for any of the parcels involved. FINDINGS P-C District The findings required for approval of the removal of a P-C district, pursuant to City Code Section Article 15-16.060(b) are set forth below, and the Applicant has met the burden of proof to support making all of those required findings: (1) That the proposed location of the planned combined district is in accord with the objectives of the General Plan and the purposes of the zoning district in which the site is located. This finding can be made in the affirmative in that the project proposes the removal of the planned combined district and the return of the original R-1-10,000 zoning district, which is in accord with the objectives of the General Plan and the R-1-10,000 zoning district. (2) That standards for the development will result in an aesthetic asset to the community and produce an environment of stable and desirable character consistent with the overall objectives of the General Plan and Zoning Ordinance. This finding can be made in the affirmative in that the project does not propose any changes to the existing approved developments on the sites, resulting in a stable and desirable character consistent with the overall objective of the General Plan and Zoning Ordinance. (3) That the uses in the development will complement each other and will not adversely affect existing and proposed land uses in the vicinity or the public health, safety and welfare. 77 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 5 This finding can be made in the affirmative in that the project does not propose any changes to the existing approved uses on the sites, and therefore will not adversely affect the land uses in the vicinity or the public health, safety and welfare. (4) The application of the combined district furthers two or more of the purposes contained within Section 15-16.010. This finding can be made in the affirmative in that the removal of the P-C district will not affect the existing buildings or public benefit on the sites, which provide community facilities that are open to the public. Conditional Use Permit The findings required for Conditional Use permit approval, pursuant to City Code Section Article 15-55.060 are set forth below, and the Applicant has met the burden of proof to support making all of those required findings: (a) That the proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. This finding can be made in the affirmative in that a Community Facility is a conditionally permitted use in a residential district. The Villa Fatima Foundation is a non-profit organization that provides residents with access to services for adults in need, persons with disabilities, families in need and caregivers. One purpose of the residential district is to provide space for community facilities needed to complement residential areas. In addition, the use is existing in its current location, with no changes proposed. (b) That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. This finding can be made in the affirmative in that the Conditional Use Permit includes conditions of approval to ensure compliance with all applicable health and safety codes. The use is existing in its current location, with no changes proposed. (c) That the proposed conditional use will comply with each of the applicable provisions of this Chapter. This finding can be made in the affirmative in that the Conditional Use permit includes conditions of approval to ensure compliance with zoning requirements. Any intensification of this use will require an amended Conditional Use Permit. The City shall retain continuing jurisdiction over the Conditional Use Permit and may, at any time, modify, delete, or impose, any new conditions of the permit to preserve the public health, safety, and welfare. 78 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 6 (d) That the proposed conditional use will not adversely affect existing or anticipated uses in the immediate neighborhood, and will not adversely affect surrounding properties or the occupants thereof. This finding can be made in the affirmative in that the Conditional Use permit includes conditions of approval to ensure that it will not adversely affect the immediate neighborhood. Any intensification of this use will require an amended Conditional Use Permit. The City shall retain continuing jurisdiction over the Conditional Use Permit and may, at any time, modify, delete, or impose, any new conditions of the permit to preserve the public health, safety, and welfare. In addition, the use is existing in its current location, with no changes proposed. Lot Line Adjustment The findings required for Lot Line Adjustment approval, pursuant to City Code Section Article 14- 50.040(b) are set forth below, and the Applicant has met the burden of proof to support making all of those required findings: (1) That the proposed lot line adjustment is consistent with the General Plan and any applicable specific plan. This finding can be made in the affirmative in that Lot Line Adjustment does not increase any existing non-conformities and brings the non-conforming lot coverage of 14434 Oak Street into conformance with the R-1-10,000 zoning district standards. (2) That the proposed lot line adjustment is consistent with the regulations contained in the Zoning Ordinance, the Building Ordinance and this Chapter. For the purpose of this finding, the lot line adjustment shall be deemed consistent if no new violation of such regulations is created by the lot line adjustment, or if the nonconformity created by the lot line adjustment is specifically approved by the advisory agency through the appropriate process, such as the granting of a variance or use permit under Chapter 15 of this Code or the granting of an exception under this Chapter. This finding can be made in the affirmative in that the Lot Line Adjustment does not create any new violation of the Zoning Ordinance and the Building Ordinance. (3) That the proposed lot line adjustment will not conflict with easements, acquired by the public at large for access through or use of the subject properties. In this connection, the Community Development Director may grant tentative approval if he finds that alternate easements for access or use will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is granted to the Community Development Director or to the advisory agency to determine that the public at large has acquired easements for access through or use of any portion of the subject properties. 79 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 7 This finding can be made in the affirmative in that the Lot Line Adjustment will result in the donation of 9 parking stalls to Parcel 517-10-015 (20400 Saratoga-Los Gatos Road) and eliminate the need for an access easement to the parking stalls. (4) The lot line adjustment is between four or fewer existing, adjoining lots. Where an owner of adjoining parcels has previously obtained a lot line adjustment for four adjoining parcels and subsequently requests a lot line adjustment for one or more additional adjoining parcels, a subdivision is required. Where more than one property owner concurrently requests a lot line adjustment for more than four adjoining parcels, a subdivision is required. This finding can be made in the affirmative in that the Lot Line Adjustment is between two existing adjoining lots. NEIGHBOR NOTIFICATION AND CORRESPONDENCE A public notice was sent to property owners within 500 feet of all three parcels (APN 517-10-034, 517-10-009, 517-10-015). In addition, the public hearing notice and description of the project was published in the Saratoga News. No public comments were received by the City as of the writing of this report. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act (“CEQA”), reclassification of the R-1- 10,000 P-C Planned Combined district to the R-1-10,000 zoning district is exempt from CEQA. This ordinance is exempt under California Code of Regulations, Title 14, Section 15061(b)(3) which provides that CEQA applies only to projects which have the potential of causing a significant effect on the environment, and that where, as here, it can be seen with certainty that there is no reasonable possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In addition, the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, “Existing Facilities,” Class 1 of the Public Resources Code. This exemption allows for the operation of existing public or private structures involving negligible or no expansion of existing or former use beyond that existing at the time of the lead agency‘s determination. The project is also Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305, “Minor Alterations In Land Use Limitations,” Class 5 of the Public Resources Code. This exemption allows for minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including but not limited to minor lot line adjustments, not resulting in the creation of any new parcel. ATTACHMENTS 1. Resolution of Recommendation of Approval 2. Project Description 80 Report to the Planning Commission 14434 & 14488 Oak Street – Application # ZOA20-0003, PCUP20-0001, LOTMER20-0001 May 27, 2020 Page | 8 3. Proposed Lot Merger and Lot Line Adjustment 4. Existing Floor Plan 5. Site Photographs 81 At RESOLUTION NO: 20-006 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT ZOA20-0003, CONDITIONAL USE PERMIT PCUP20-0001, AND LOT MERGER / LOT LINE ADJUSTMENT LOTMER20-0001 LOCATED AT 14434 & 14488 OAK STREET (APN 517-10-034 & 517-10-009) WHEREAS, on February 12, 2020 an application was submitted by Bella Mahoney, on behalf of Our Lady Fatima Villa Foundation, requesting the removal of a Planned Combined (P-C) District from two adjacent parcels located at 14434 and 14488 Oak Street, approval of a Conditional Use Permit in order to maintain the existing Community Facility Use at 14434 Oak Street, and approval of a Lot Line Adjustment/Lot Merger of the two adjacent parcels. No protected trees are proposed for removal. The sites are located within the R-1-10,000 (P-C) 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 May 19, 2020 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: Pursuant to the California Environmental Quality Act (“CEQA”), reclassification of the R-1-10,000 P-C Planned Combined district to the R-1-10,000 zoning district is exempt from CEQA. This ordinance is exempt under California Code of Regulations, Title 14, Section 15061(b)(3) which provides that CEQA applies only to projects which have the potential of causing a significant effect on the environment, and that where, as here, it can be seen with certainty that there is no reasonable possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In addition, the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, “Existing Facilities,” Class 1 of the Public Resources Code. This exemption allows for the operation of existing public or private structures involving negligible or no expansion of existing or former use beyond that existing at the time of the lead agency‘s determination. The project is also Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15305, “Minor Alterations in Land Use Limitations,” Class 5 of the Public Resources Code. This exemption allows for minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including but not limited to minor lot line adjustments, not resulting in the creation of any new parcel. 82 14434 & 14488 Oak Street Application # ZOA20-0003 / PCUP20-0001 / LOTMER20 Resolution #20-006 Page | 2 Section 3: The project is consistent with the Saratoga General Plan Policies LU 4 in that the City shall continue to provide sufficient land area for public, quasi-public and similar land uses in Saratoga. Section 4: The project is consistent with Saratoga City Code Section 15-16.060(b) in that the proposed removal of the Planned Combined district is in accord with the objectives of the General Plan and the purposes of the zoning district in which the site is located; and standards for the development will result in an aesthetic asset to the community and produce an environment of stable and desirable character consistent with the overall objectives of the General Plan and Zoning Ordinance; and the land uses will complement each other and will not adversely affect existing and proposed land uses in the vicinity or the public health, safety and welfare; and the application of the combined district furthers two or more of the purposes contained within Section 15-16.010. Section 5: The project is consistent with Saratoga City Code Section 15-55.060 in that the proposed conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located; and will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity; and will comply with each of the applicable provisions of Chapter 15; and will not adversely affect existing or anticipated uses in the immediate neighborhood, and will not adversely affect surrounding properties or the occupants thereof. Section 6: The project is consistent with Saratoga City Code Section 14-50.040(b) in that the proposed lot line adjustment is consistent with the General Plan; and is consistent with the regulations contained in the Zoning Ordinance, the Building Ordinance and Chapter 14; and will not conflict with easements, acquired by the public at large for access through or use of the subject properties; and is between four or fewer existing, adjoining lots. Section 7: The City of Saratoga Planning Commission hereby recommends the City Council approve ZOA20-0003, PCUP20-0001, and LOTMER20 located at 14434 and 14488 Oak Street (APN 517-10-034 & 517-10-009), 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 27th day of May 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 83 14434 & 14488 Oak Street Application # ZOA20-0003 / PCUP20-0001 / LOTMER20 Resolution #20-006 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL ZOA20-0003, PCUP20-0001, and LOTMER20 14434 OAK STREET (APN 517-10-034 & 517-10-009) 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. 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. 84 14434 & 14488 Oak Street Application # ZOA20-0003 / PCUP20-0001 / LOTMER20 Resolution #20-006 Page | 4 COMMUNITY DEVELOPMENT DEPARTMENT 5. This Conditional Use Permit allows for the continued operation of an existing office/meeting building for a Community Facility located at 14434 Oak Street. Any intensification of this use will require an amended Conditional Use Permit. 6. No other structures or site coverage shall be permitted unless approved pursuant to the City Code. 7. The Planning Commission and Director, as applicable shall, in all cases, retain continuing jurisdiction over each conditional use permit and may at any time, either independently or in response to an application or request to do so, modify or delete any conditions of a conditional use permit or impose any new conditions if the Commission or Director determines that such action is necessary in order to preserve a substantial right of the applicant, or to preserve the public health, safety or welfare, or to prevent the creation or continuance of a public nuisance, or where such action is necessary to preserve or restore any of the findings set forth in City Code Section 15-55.070. 8. A conditional use permit may be revoked by the Planning Commission upon a determination that the holder of the permit has failed to comply with any condition thereof or has violated any applicable provision of City Code. Violations of the City's laws and regulations may be subject to an Administrative Citation and fines pursuant to Saratoga City Code Article 3-30. 9. The tentative approval of the lot line adjustment shall expire twenty-four months from the date of approval, unless extended in accordance with the City Code. 85 86 87 88 89 90 91 92 93 94 95 96 97