HomeMy WebLinkAbout081220 Planning Commission packetSaratoga Planning commission Agenda – Page 1 of 2
SARATOGA
PLANNING COMMISSION REGULAR
MEETING
AUGUST 12, 2020
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga Ca 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of MONTH 00, 0000.
Action Minutes from the Planning Commission Meeting of July 8, 2020
Recommended Action:
Approve Minutes of July 8, 2020 Planning Commission Meeting
070820 Draft Minutes
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three (3)
minutes on matters not on this agenda. This law generally prohibits the Planning Commission
from discussing or taking action on such items. However, the Planning Commission may instruct
staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1.NEW BUSINESS
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.
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Saratoga Planning commission Agenda – Page 2 of 2
2.1. Application PDR20-0001/ARB20-0006; Site located between 13920 and 13940 Loquat
Court (397-43-017); GHRT Quito Road, LLC – The applicant requests Design Review approval
to construct a new 3,840 square foot one-story single-family residence with a maximum overall
building height of 20 feet. One (1) protected apricot tree is proposed for removal. The site is
zoned R-1-10,000 with a General Plan Designation of M010 (Medium Density Residential). Staff
Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 20-012 approving the project subject to conditions of approval included in
Attachment 1.
Staff Report
Attachment 1 - Resolution No. 20-012
Attachment 2 - Arborist Report
Attachment 4 - Story Pole Certification
Attachment 3 - Neighbor Comments and Project Notification Forms
Attachment 5 - Project Plans
Supplemental Memo #1
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
MONTH 00, 0000 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 00th day of MONTH 0000 at Saratoga, California.
Janet Costa, Office Specialist III
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
meeting. [28 CFR 35.102-35.104 ADA title II]
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NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
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Saratoga Planning Commission Draft Minutes – Page 1 of 3
DRAFT MINUTES
WEDNESDAY, JULY 8, 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, Commissioners Sunil Ahuja, Kookie Fitzsimmons,
Anjali Kausar, Tina Walia and Herman Zheng
ABSENT: None
ALSO PRESENT:Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
Nicole Johnson, Senior Planner
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of June 10, 2020.
Recommended Action:
Approve Minutes of Regular Planning Commission Meeting of June 10, 2020.
WALIA/KAUSAR MOVED TO APPROVE THE MINUTES OF THE JUNE 10, 2020
MEETING. MOTION PASSED. AYES: AHUJA, FITZSIMMONS, KAUSAR, MOHIUDDIN,
WALIA, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEM: None
1.NEW BUSINESSS - None
2.PUBLIC HEARING
2.1 Application PDR19-0033/ARB19-0072; Monte Vista Drive (397-08-057); Yella
Venkata Trustee Et Al – The applicant is requesting Design Review approval to construct a
5,672 square foot single story residence. The height of the residence will not exceed 24’.
Seventeen protected trees are requested for removal. The site is R-1-40,000 with a General
Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Nicole Johnson
(408) 868-1209 or njohnson@saratoga.ca.us.
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Saratoga Planning Commission Draft Minutes – Page 2 of 3
Recommended Action:
Adopt Resolution No. 20-009 approving the proposed residence subject to conditions of
approval included in Attachment 1.
WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-009,
APPROVING APPLICATION PDR19-0033 SUBJECT TO THE CONDITIONS OF
APPROVAL. MOTION PASSED. AYES: AHUJA, FITZSIMMONS, KAUSAR,
MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
2.2.Application ZOA20-0002 – City Code Amendments (City Wide): Amendments to
Saratoga City Code Article 15-56 (Accessory Dwelling units) pursuant to State Legislation.
These amendments include reducing onsite parking requirements for accessory dwelling
units; allowing detached accessory dwelling units to be located within side and rear setback
areas of parcels located in residential zoning districts subject to height and floor area
limitations; the elimination of minimum parcel size requirements; allowing both a Junior
Accessory Dwelling Unit and a Detached Accessory Dwelling Unit to be located on a single-
family zoned parcel; allowing a lot with a multifamily dwelling to have two detached
accessory dwelling units subject to setback, height, and floor area limitations; the conversion
of existing non-livable space within a multifamily dwelling to accessory dwelling units;
restricting the use of accessory dwelling units as short-term rentals; removing the owner-
occupancy restrictions on parcels which contain an accessory dwelling unit; and reducing the
time period that the City must act on an accessory dwelling unit application from 120 days to
60 days. Staff contact: Christopher Riordan: (408) 868-1235 or criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 20-011 recommending the City Council adopt an ordinance amending
Article 15-56 (Accessory Dwelling Units) of the Saratoga City Code.
Commissioner Kausar moved to adopt Resolution 20-011 as amended. Motion failed for
lack of a second.
WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 20-011, WITH
CHANGES, RECOMMENDING THE CITY COUNCIL ADOPT ORDINANCE
AMENDING ARTICLE 15-56 (ACCESORY DWELLING UNITS) OF THE
SARATOGA CITY CODE. MOTION PASSED. AYES: AHUJA, FITZSIMMONS,
KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: NONE.
ABSTAIN: NONE.
3. DIRECTOR ITEMS:
1.1 – Communications from City Attorney
Director Pedro said that staff will schedule a Parliamentary Procedure Workshop after the
new Commissioner is appointed.
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Saratoga Planning Commission Draft Minutes – Page 3 of 3
Councilmember Manny Cappello announced his resignation from the City Council because
of his new role as Associate Vice Chancellor of Government Relations and Public
Communications for the West Valley Mission Community College District.
City Arborist Kate Bear will be retiring at the end of July.
COMMISSION ITEMS:
Commissioner Walia and Fitzsimmons thanked Arborist Kate Bear for her service to the City.
ADJOURNMENT
FITZSIMMONS/KAUSAR MOVED TO ADJOURN THE MEETING AT 8:09 PM.
Minutes respectfully submitted:
Frances Reed, Administrative Technician
City of Saratoga
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REPORT TO THE
PLANNING COMMISSION
13930 Loquat Court
Meeting Date:August 12, 2020
Application:PDR20-0001/ARB20-0006
Address/APN:13930 Loquat Court / 397-43-017
Applicant / Property Owner:GHRT Quito Road, LLC
From:Debbie Pedro, Community Development Director
Report Prepared By:Christopher Riordan, Senior Planner
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Report to the Planning Commission
13930 Loquat Court – Application # PDR20-0001 / ARB20-0006
August 12, 2020
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new 3,402 square foot single story
residence with a 438 square foot attached garage. One (1) protected tree is proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 20-012 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning
Commission is required as the project includes a new structure over eighteen feet in height.
PROJECT DATA
Gross/Net Site Area:13,194sq. ft. gross/net (.302 acres)
Average Site Slope:Level Site
General Plan Designation:M-10 (Medium Density Residential)
Zoning:R-1-10,000
Proposed Allowed/Required
Site Coverage
Residence
Covered Porches
Driveway
Walks/Steps/Landings/Patio
Total Proposed (structures)
3,840 sq. ft.
280 sq. ft.
693 sq. ft.
120 sq. ft.
4,933 sq. ft. (37%)
7,916 sq. ft. (60%)
Floor Area
Main Residence Living Area
Attached Garage
Total Floor Area
3,402 sq. ft.
438 sq. ft.
3,840 sq. ft.
3,880 sq. ft.
Height 20’26’
Setbacks
Front:
Left
Right
Rear:
29’-5”
10’-10.75”
10’-1.50”
25’-2”
25’
10’
10’
25’
Grading Cut
75 CY
Fill
75 CY
Export
0 CY
No grading limit in the
R-1-10,000 zoning district
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project is located on a vacant site at 13930 Loquat Court in the R-1-10,000 zoning district.
Surrounding uses include single-family homes. A total of seven protected trees are located on
site including fruit, juniper, and cedar trees. The site is not located in a geologic unstable area as
depicted on the City’s Ground Movement Potential Map.
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Report to the Planning Commission
13930 Loquat Court – Application # PDR20-0001 / ARB20-0006
August 12, 2020
Page | 3
Project Description
On September 11, 2019, the Planning Commission approved a two-lot subdivision for the site
located at 13939 Quito Road. The subdivision divided the 25,698 square foot site into two
parcels – a 13,194 square foot parcel with frontage on Loquat Court and a 12,505 square foot
parcel with frontage on Quito Road. The subdivision approval included a variance for a 43-foot
site frontage for the Loquat Court parcel which was less than the minimum required site frontage
length of 60 feet. The existing house on the site is listed on the City’s Historic Resource
Inventory and will be relocated to the new parcel fronting Quito Road. The proposed one-story
single-family residence will be located on the vacant site fronting on Loquat Court.
Architecture/Design
The architectural style of the proposed residence can best be described as “Neo-Mediterranean”.
The elements of the structure that support the architectural style include a symmetrical façade which
stretches horizontally rather than vertically, a stucco exterior, a low-pitched tiled roof, and both
arched and square windows.
Exterior materials would include a clay tile roof with a blend of red and brown tiles, a light beige
colored smooth stucco exterior, and brown colored widows, doors, and trim.
The applicant has provided a color and materials board, which will be available for review at the
site visit. Below is a list of the proposed exterior materials.
Detail Colors and Materials
Exterior Light Beige Color Smooth Plaster
Windows / Trim Brown Colored Trim and Brown Colored
Aluminum Clad Wood Windows
Doors Brown Stained Wood Entry and Garage Doors
Roof Clay Tile Roof – Old World Blend
Trees
The project arborist inventoried a total of 12 trees on site including seven protected trees. As
determined by the City Arborist, one protected Apricot tree in poor condition in conflict with the
footprint of the proposed residence is 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 description of the tree to be removed and those
trees to be preserved are included in the Arborist Report. (Attachment 2)
Landscaping
Proposed front yard landscaping would feature predominantly drought tolerant ground covers.
Existing trees including three Hollywood junipers and a lemon tree would be incorporated into the
front yard landscaping. One Crape Myrtle proposed along the northern property line and adjacent to
the residence would replace the apricot tree proposed for removal. Landscaping at the rear of the
site would include a bark play area, a small lawn and drought tolerant ground covers. Proposed
hardscape would include an interlocking concrete paver driveway and walkways.
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Report to the Planning Commission
13930 Loquat Court – Application # PDR20-0001 / ARB20-0006
August 12, 2020
Page | 4
Geotechnical Review
This project is not located in a geo hazard zone. 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 will be limited to leveling the site to create a flat building pad
and contouring the site to direct stormwater to landscaping and retention areas. Grading is
minimized as the new structure will be in an area of the site that is relatively level.
b.All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If
constraints exist on the property, the number of protected trees, heritage trees, and native
trees approved for removal shall be reduced to an absolute minimum. Removal of any
smaller oak trees deemed to be in good health by the City Arborist shall be minimized
using the criteria set forth in Section 15-50.080.
This finding can be made in the affirmative in that the number of trees to be removed is
limited to one apricot tree which was evaluated by the City Arborist as being in poor
condition or conflict with the project. A total of six 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. 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 other six houses on Loquat Court that are all single-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
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Report to the Planning Commission
13930 Loquat Court – Application # PDR20-0001 / ARB20-0006
August 12, 2020
Page | 5
to smooth the transition to the neighboring structures. The architectural elements of the
structure are true to the Mediterranean style 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 hardscape will be limited to a
single interlocking concrete driveway and a small walkway from the driveway to the front
dor. Additional landscaping will include drought tolerant groundcovers and one 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.
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 four (4) completed neighborhood notification forms which are included in
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. After the project was publicly noticed staff did receive written comments from an adjacent
neighbor at 13940 Loquat Court and from a property owner at 18501 Allendale Avenue - copies of
these comments are included in Attachment 3. In addition, the public hearing notice and description
of the project was published in the Saratoga News
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Report to the Planning Commission
13930 Loquat Court – Application # PDR20-0001 / ARB20-0006
August 12, 2020
Page | 6
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. 20-012
2. Arborist Report dated May 27, 2020
3. Neighbor Comments and Project Notification Forms
4. Story Pole Certification
5. Project Plans
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RESOLUTION NO: 20-012
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR20-0001 AND ARBORIST REPORT ARB20-0006
13930 LOQUAT COURT (APN 397-43-017)
WHEREAS, on January 23, 2020 an application was submitted by GHRT Quito Road LLC
requesting Design Review and Arborist Report approval to construct a new 3,402 square foot
single story residence with a 442 square foot garage. One protected tree is proposed for removal.
The site is located within the R-1-10,000zoning 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 August 12, 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.
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13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR20-0001 and
ARB20-0006, 13930 Loquat Court (APN 397-43-017), 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 12
th day of
August 2020 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Razi Mohiuddin
Chair, Planning Commission
13
13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR20-0001 / ARB20-0006
13930 LOQUAT COURT
(APN 397-43-017)
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.
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13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
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. No grading permit or building permit shall be issued for the construction of the primary
residence until the final parcel map (SUB19-0001) is approved by the Saratoga City Council
and recorded with the Santa Clara County Recorders Office.
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated April 13, 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:
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.
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13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
Page | 5
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.
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.
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 May 27, 2020 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
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13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
Page | 6
ENGINEERING
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. Applicant / Owner shall make the following improvements in the City right-of-way:
a. Install a new curb cut and driveway approach per City Standard Details. See City of
Saratoga Standard Details for removal and new installation. New flow line shall conform to
existing flow lines and grade.
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).
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.
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13930 Loquat Court
Application # PDR20-0001 / ARB20-0006
Resolution #20-012
Page | 7
•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 foundation inspection by the City, the LLS of record shall provide a written certification
that all building setbacks are per the approved plans.
27. Prior to the Building final, all Public Works conditions shall be completed per approved plans.
28. Upon the completion of this project the elevation of the lowest floor 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.
BUILDING DEPARTMENT SUBMITTAL
29. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A”
on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
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Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
408.868.1276
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Kate Bear, City Arborist Application No. ARB20-0006
Phone: (408) 868-1276 Address: 13930 Loquat Court
Email: kbear@saratoga.ca.us Owner: GHRT Quito Road LLC
APN: 397-43-017
Date: May 27, 2020
PROJECT SCOPE:
The applicant has submitted plans to build a new single story house with attached two car garage on a
vacant lot. One apricot (tree 434) is requested for removal to construct the project.
PROJECT DATA IN BRIEF:
Tree security deposit – Required - $18,180
Tree protection – Required – See Conditions of Approval and attached map.
Tree removals – Tree 434 is approved for removal once building permits have
been issued.
Replacement trees – 1 new tree from a 15 gallon container
ATTACHMENTS:
1 – Findings and Tree Information
2 – Tree Removal Criteria
3 – Conditions of Approval
4 – Map Showing Tree Protection
1 19
13930 Loquat Court Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
One apricot (tree 434) is in conflict with the new house, and meets the City’s criteria
allowing it to be removed and replaced as part of the project, once building division
permits have been obtained. Attachment 2 contains the tree removal criteria for
reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met Comments
434 Apricot 1, 4, 6, 7, 9 In footprint of new house
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The tree information and recommendations from the submitted arborist report
dated January 15, 2020;
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report dated May 27, 2020.
TREE INFORMATION:
Project Arborist: Richard Gessner, Monarch Consulting Arborists LLC
Date of Report: January 15, 2020
Number of protected trees inventoried: 7
Number of protected trees to be removed: 1
Information from the submitted arborist report follows.
2 20
13930 Loquat Court Attachment 1
TREE INFORMATION:
Table 2: Tree information from submitted arborist report dated January 15, 2020.
3 21
13930 Loquat court Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from
Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the
project. If findings are made that meet the criteria listed below, the tree(s) may be approved for
removal and replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose
and intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of
this ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to
the requirements that the tree(s) to be removed, shall not be removed until solar panels have been
installed and replacement trees planted in conformance with the City Arborist's recommendation.
4 22
13930 Loquat Court 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 Richard Gessner dated January 15, 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 May 27, 2020.
4. Tree Protection Security Deposit:
a. Is required per City Ordinance 15-50.080.
b. Shall be $18,180 for tree(s) 398, 583, 598, 674, 677 and 688.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the
City Arborist.
5. Tree Protection Fencing:
a. Shall be installed as shown on the attached map and shown on the Site Plan.
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. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
f. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
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
5 23
13930 Loquat Court Attachment 3
cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle
operation and parking.
7. Work inside fenced areas:
a. Requires approval from City Arborist before performing work.
b. Requires a field meeting and with Project Arborist and on-site monitoring.
8. Project Arborist:
a. Shall be Richard Gessner unless otherwise approved by the City Arborist.
b. Shall visit the site every three weeks during grading, trenching or digging activities and
every six weeks thereafter. 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.
d. The Project Arborist shall be on site to monitor all work within 10 feet of tree 677.
9. Tree removal: Tree 434 meets the criteria for removal and may be removed once building
division permits have been obtained.
10. New trees: One (1) new tree from a 15 gallon container 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.
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 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
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.
6 24
Attachment 4
Legend
Tree Protection Fencing
13930 Loquat Court
Install tree fencing around
trees so that utilities can be
installed without needing to
move fences.
7 25
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Planning Commission Comments Form
Your Name pippa gibson
Phone Number 408-593-4135
Email Address jeeves9@gmail.com
Comments August 5, 2020
City of Saratoga Planning Commission
//www.saratoga.ca.us/PCcomment
Re: Application PDR20-0001/ARB20-0006; Site located
between 13920 and 13940 Loquat Court (397-42-017); GHRT
Quito Road, LLC
Dear Commissioners,
I am writing to voice my concern regarding the new build
Application PDR20-0001/ARB20-0006.
As you are aware, the residents of Loquat and myself, did not
support the division of this parcel. It was, however, approved
by the commission.
Our main objections regarding the division of the parcel were,
and still are, the following:
1) impact to the predominantly small-town residential character
of Saratoga which includes semirural and open space areas
2) higher density housing in quiet cul-de-sac
3) compatibility with the site and the adjacent surroundings
4) lack of privacy
5) impact on community viewsheds
6) impact on access/egress/parking
I am requesting that the commissioners pay careful attention to
ensure that the approved design strictly conforms to the Single-
Family Residential Design Review Handbook, and the new
home is designed in a manner that is compatible with
surrounding properties.
The notice states that the proposed design is for a 3,840 sq. ft.
27
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home with a roof height of 20 ft. This does not seem to be in
keeping with the surrounding properties. My property, for
instance, is 1500 sq. ft. and I believe the properties in Loquat
are not much larger.
Of particular concern is maintaining the privacy for the existing
residents. My neighbors and I will actively contest any design
plan that has windows/balconies/etc. that overlook the
neighbors at 13920 and 13940 Loquat Court. The compromise
we would make is for the use of clerestory windows where light
is desired but privacy is a concern between neighbors. On this
one issue we are firm.
I understand that all your decisions consider the competing
priorities of many parties and often result in compromises from
both sides. At the last meeting regarding this property there
was no compromise and the division of the parcel was
approved. At the end of the meeting, the representative from
GHRT Quito Road, LLC, assured us that he was sensitive to
our concerns and would work with us on the design of the new
home. Please be mindful that your decisions on this property
will impact other large parcels within 500 ft. of our properties.
I ask that, in the design approval of this new home, you give
additional weight to the concerns of the long-term residents
who will be directly impacted by your decision. Architec ts and
builders are professionals and are more than able to present
designs that include privacy requirements of the neighbors,
uphold the intent of the Single-Family Residential Design
Review Handbook, and is still appealing to potential buyers.
Thank you for your time,
Pippa Gibson
18501 Allendale Ave
28
From:T Schack
To:Debbie Pedro; Christopher Riordan
Subject:Comments: PDR20-0001/ARB20-0006 Design Review
Date:Wednesday, August 5, 2020 3:59:36 PM
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Date: August 5, 2020
To: Ms. Debbie Pedro, Community Development Director
Mr. Christopher Riordan, Senior Planner
From: J. Terence and Deborah H. Schack, 13940 Loquat Court
Regarding: PDR20-0001/ARB20-0006; located between 13920 and 13940
Loquat Court
Dear Ms. Pedro and Mr. Riordan,
The Public Notice for PDR20-0001/ARB20-0006 references a site zoning of R-1-10,000 with
a designation of M-10 as cause to approve the application. However, the new construction
proposed on Loquat Court, at 3,840 square feet, clearly exceeds the criteria specified in the
City’s Single-Family Residential Design Review Handbook. In size, mass, height, and style it
is not compatible with other residences on Loquat Court.
The Handbook is clear in describing that new single-family homes be compatible with
surrounding properties.
Specific aspects of compatibility include the following:
- The overall mass and height of a structure, and its architectural elements must be
in scale with the neighborhood (the proposed size is nearly twice the size of existing
residences, in fact 1,500 square feet larger than the largest residence).
- The height of a structure, its location on the site, and its architectural elements
must be designed to avoid unreasonable impacts to the privacy of adjoining properties
and to community viewsheds (a concern for residences at 13920 and 13940 Loquat
Court, 13925 and 13939 Quito Road, and 18483 and 18495 Ravenwood Drive; window
sight lines for all are unknown).
- The landscape design must minimize hardscape in the front setback area and
contain elements that are complementary to the neighborhood streetscape (landscape
details are unknown, but likely the driveway will contribute to considerable hardscape).
- Development of the site must not impair the ability of adjoining properties to utilize
solar energy (13920 Loquat Court will have restricted sunlight from the south, and
13940 Loquat Court from the east).
- Residential characteristics of the existing neighborhood must be preserved (a Santa
Barbara style home is out of character with existing Ranch style homes).
The City of Saratoga lists the following goals as drivers of the design review process:
29
- Maintain the predominantly small town residential character, and assure that new
construction and major additions are compatible with the site and the adjacent
surroundings.
Zoning designation aside, the aesthetics of this proposed new construction cannot be
justified.
We respectfully request compliance with the criteria specified in the Single-Family
Residential Design Handbook of the General Plan.
Thank you,
J. Terence and Deborah H. Schack
30
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SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-20SITE PLAN1" = 10' - 0"PLOTTED ON SURVEY BY WESTFALL ENGINEERS, INC., DATED JANUARY 2019, JOB # 2018-101. WESTFALL PHONE # (408) 867-0244STORMWATER RETENTION NOTE:DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES)STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY RUNOFF POLLUTION PREVENTION PROGRAM10'-0"REQUIREDSIDE SETBACKADJACENT NEIGHBOR(1-STORY)10'-0"
REQUIRED
SIDE SETBACK
V I C I N I T Y M A P- DESCRIPTION:-DEMOLISH (& RELOCATE PORTION OF) (E) 2-STORY HOUSE.-REMOVE [E] DETACHED GARAGE, & SHED.-BUILD (N) 1-STORY RESIDENCE ON 1 PARCEL SUBDIVISION-NUMBER OF TREES TO BE REMOVED = 3 (UNPROTECTED)- APN: A PORTION OF 397-43-017- AGE OF (E) HOME TO BE RELOCATED: 129 YRS. OLD (BUILT IN 1890)- PROJECT ADDRESS:A PORTION OF 13939 QUITO RD, SARATOGA, CA- OWNER: GREGORY HOWELL- EXISTING USE: SINGLE FAMILY HOME- BUILDING OCCUPANCY: R-3 / U- BUILDING TYPE: V-B- ZONING DISTRICT: R-1-10,000- AVERAGE SLOPE: LOT RELATIVELY FLAT- GROSS & NET LOT SIZE: 13,194 SQ. FT.- ALLOWABLE FLOOR AREA: 3,200 + (170) (4) = 3,880 SQ. FT.-ALLOWABLE LOT COVERAGE = 60 % x 13,194 = 7,916.4 SQ.FT.LIVING AREAGARAGETOTAL FLOOR AREAENCLOSED PORCHPROPOSED3,840SITE & PROJECT DATASHEDSF L O O R A R E A T A B L E004383,40210'-103
4"
PROPOSED
LEFT SIDE
SETBACK
SETBACKS REQUIRED PROPOSED COMPLIANCE?FRONT25'29' - 9"YESLEFT SIDE10' 11' - 0"YESRIGHT SIDE10'10' - 3" YESREAR25'25' - 212"YESLOWEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE)HIGHEST ELEVATION POINT (AT BUILDING'S EDGE FR NATURAL GRADE)301.8'AVERAGE ELEVATIONTOP MOST ELEVATION POINT (FR AVERAGE PT TO HIGHEST PT OF ROOF)IMPERVIOUS SURFACESFOOTPRINT OF BUILDINGSDRIVEWAYWALKWAYS / PATIO / LANDING / STAIRWAYSUBTOTAL IMPERVIOUSTOTAL SF3,840280693PERVIOUS SURFACESPERMEABLE PAVER DRIVEWAYPERMEABLE PAVER PATIO + WALKWAYPERMEABLE ARTIFICIAL TURF / OTHERSUBTOTAL PERVIOUSACTUAL SF00050% CREDIT4,9330SITE COVERAGE TOTAL120≈ 37.39 %300.1'300.95'4,9330000S E T B A C K T A B L EH E I G H T I N F O R M A T I O N T A B L ES I T E C O V E R A G E320.95'HIGHEST ELEVATION POINTFROM NATURAL GRADE 301.8'COVERED PORCHCOVEREDPORCH[N] CONC.DRIVEWAY
LOWEST ELEVATIONPOINT FROM NATURALGRADE 300.1'COVERED PORCHES7:30AM - 6:00 PM MONDAY-FRIDAY9:00AM - 5:00 PM SATURDAYNO CONSTRUCTION ALLOWED ON SUNDAYS, WEEKENDS & HOLIDAYSCONSTRUCTION HOURSPROPOSED [N]1-STORY HOUSE FF 303.0'REMOVE [E]CARPORTREMOVE [E]SHED[E] 2-STORY HOUSE TO BE REMOVED& PARTIALLY RELOCATED (SEEDEMOLITION SITE PLAN SHEET A2)FUTURE LOCATIONFOR RELOCATED [E]2-STORY HOUSE25'-0" REQUIRED FRONT SETBACK[N] C.O.[N] SEWERLATERALPROPOSEDLOCATION OF [N]WATER METER[N] WATER SERVICEUNDERGROUNDELEC, GAS, TEL, TV200 AMP ELEC.METER W/ UFERGROUNDGAS METERACCONDENSERUNITADJACENT NEIGHBOR(1-STORY)FUTURELOCATION FORDETACHEDGARAGEA1LOQUATCOURTTREE PROTECTIONFENCINGTREE PROTECTIONFENCING57470068746748548290099949468860029550067767459859389999829043449558339929'-5" PROPOSED FRONT SETBACK25'-2" PROPOSEDREAR SETBACK25'-0" REQUIRED REAR SETBACK10'-112"PROPOSEDRIGHT SIDESETBACK REFER TO GRADING & DRAINAGE PLANSPREPARED BY WESTFALL ENGINEERS, DATEDMARCH 2020, JOB# 2018-101 FOR ALLGRADING, DRAINAGE, UTILITY SERVICE &EROSION CONTROL WORK.(WESTFALL PHONE# (408) 867-0244)ALL GRADING SHALL BE PERFORMED INSUCH A MANNER AS TO COMPLY WITH THESTANDARDS ESTABLISHED BY THE BAYAREA AIR QUALITY MAINTENANCE DISTRICTFOR AIRBORNE PARTICULATESGRADING & DRAINAGE NOTESConstruction site shall be enclosed by a 6' opaque fence at all timesduring construction.No construction material, equipment, portable toilets, trash containers,or debris shall be placed in the Public Right-of-Way.A trash container shall be maintained on site at all times and debris onsite which could otherwise blow away, shall be regularly collected andplaced in container.All construction debris (wood scraps and other debris, which cannot blowaway) shall be piled within the property lines of the project in a neat andsafe manner.The project shall have a signage viewable from the public street thatindicates the hours of construction as: Mon-Fri from 7:30 AM to 6 PM,Saturdays from 9 AM to 5 PMCONSTRUCTION SITE MANAGEMENT NOTESPrior to the commencement of any earth-work/ gradingactivities, the applicatn/owner shall arrange aprec-construction meeting. The meeting shall include the Cityof Saratoga Grading Inspector, the grading contractor andthe project Soils Engineer. The Applicant/Owner shall arrangethe pre-construction meeting at least 48 hours prior to thestart of any earthwork/grading activities.Applicant/owner shall obtain an Encroachment Permit for anyand all improvements in any city right-of- way or cityeasement including all new utilities prior to commencement ofthe work to implement this design review.Damages to driveway approach, curb and gutter, publicstreets, or other public improvements during theconstruction shall be repaired prior to final inspection.Applicant/owner shall maintain the streets, sidewalks andother public right of way in a clean, safe & usable condition.All spills of soil, rock or construction debris shall be removedfrom the public property. All adjacent property, both publicand private, shall be maintained in a clean, safe and usablecondition.Prior to final inspection for any building or structure, theGeotechnical Engineer or Civil Engineer who prepared the soilinvestigation shall issue a final report stating that thecompleted pad, foundation, finish grading, and associatedsite work substantially conform to the approved plans,specifications and investigation.SETBACK VERIFICATION NOTE:Prior to foundation inspection by the city, the Licensed LandSurveyor of record shall provide a written certification thatall building setbacks are per the approved plans.Prior to the Building Department Final, all drainage, grading,and landscaping of the site shall be completed.S I T E N O T E S6'-TALL RWDFENCE, TYPICAL6'-TALL RWDFENCE, TYPICAL6'-TALL RWDFENCE, TYPICAL5'-TALLIRONFENCE &GATE[N] C.O.398CONSTRUCTION SITE FIRE SAFETY:All construction sites must comply withapplicable provisions of the CFC CHAPTER 33and our standard detail and specification SI-7.PRovide appropriate notations on subsequentplan submittals, as appropriate to the project.ADDRESS IDENTIFICATION.New and existing buildings shall have approvedaddress numbers, building numbers or approvedbuilding identification placed in a position that isplainly legible and visible from the street or roadfronting the property. These numbers shallcontrast with their background. Where requiredby the fire code official, address numbers shallbe provided in additional approved locations tofacilitate emergency response. Address numbersshall be arabic numbers or alphabetical letters.Numbers shall be a minimum of 4 inches (101.6mm) high with a minimum stroke width of 0.5 inch(12.7 mm). Where access is by means of aprivate road and the building cannot be viewedfrom the public way, a monument, pole or othersign or means shall be used to identify thestructure. Address numbers shall be maintained.FIRE SPRINKLERS REQUIRED:An automatic sprinkler system shall be installedin all new one- and two-family dwellings and inexisting one- and two-family dwellings whenadditions are made that increase the buildingarea to more than 3,600 sq.ft. whether byincreasing the area of the primary residence orby creation of an attached Accessory DwellingUnit. In all one- and two-family dwellings hatmeet the definition of a 'demolition' of thestructure per City of Saratoga Municipal CodeSection 15-06.195. In all attached AccessoryDwelling Units, additions or alterations to anexisting one- and two-family dwelling that havean existing fire sprinkler system. Exceptions: 1)One or more additions made to a building afterJanuary 1, 2011, that does not total more than1,000 sq.ft. of building area and meets allaccess and water supply requirements ofChapter 5 and Appendix B and C of the 2019California Fire Code. 2) Detached AccessoryDwelling Units, provided all of the following aremet: The unit meets the definition of anAccessory Dwelling Unit as defined in theGovernment Code Section 65852.2. a) Theexisting primary residence does not haveautomatic fire sprinklers. b) The detached ADUdoes not exceed 1,200 square feet in size. c)The unit is on the same lot as the primaryresidence. d) The unit meets all access andwater supply requirements of Chapter 5 andAppendix B and C of the 2019 California FireCode. NOTE: Covered porches, patios,balconies, and attic spaces may require firesprinkler coverage. A State of CaliforniaLicensed (C-16) Fire Protection Contractor shallsubmit plans, calculations, a complete permitapplication and appropriate fees to thisdepartment for review an approval prior tobeginning their work.WATER SUPPLY REQUIREMENTS:Potable water supplies shall be protected fromcontamination caused by fire protection watersupplies. It is the responsibility of the applicantand any contractors and subcontractors tocontact the water purveyor supplying the site ofsuch project, and to comply with therequirements of that purveyor. Suchrequirements shall be incorporated into thedesign of any water-based fire protectionsystems, and/ or fire suppression water supplysystems or storage containers that may bephysically connected in any manner to anappliance capable of causing contamination ofthe potable water supply of the purveyor ofrecord. Final approval of the system(s) underconsideration will not be granted by this officeuntil compliance with the requirements of thewater purveyor of record are documented bythat purveyor as having been met bythapplicant(s). 2010 CFC SEC. 903.3.5 andHealth and Safety code 13114.7.FIRE DEPARTMENT NOTES35
SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-20DEMOLITION SITE PLAN1" = 10' - 0"PLOTTED ON SURVEY BY WESTFALL ENGINEERS, INC., DATED JANUARY 2019, JOB # 2018-101. WESTFALL PHONE # (408) 867-0244ADJACENT NEIGHBORPORTION OF [E]2-STORY HOUSE TOBE RELOCATED TOTHE OTHER PARCELPORTION OF [E] 2-STORYHOUSE TO DEMOLISHEDREMOVE ALL[E] DECK,RAMP, STEPS,& CONC. PATIOREMOVE[E] STEPSREMOVE [E]LANDINGREMOVE [E]STEP & CONC.LANDINGTREES TO BEREMOVED,TYPICALREMOVE [E]CARPORTREMOVE [E]SHEDCOVEREDPORCH[E] PAVER DRIVEWAY TOBE TEMPORARILYRETAINED FORCONSTRUCTION ACCESSA236
KITCHENBREAKFASTNOOKCOVERED PORCHLIVING / DININGHALLPWDRENTRY PORCHMUDROOMPANTRYBEDROOM 4LIVING ROOM3,402 SQ.FT.GARAGE 438 SQ.FT.TOTAL3,840 SQ.FT.FIRST FLOOR PLAN1/4"=1'-0"0510152025CLO.A3AA2'-6"6'-1112"1'-0"15'-612"2'-6"7'-6"8'-0"19'-1112"7'-012"16'-6"12'-6"10'-6"5'-6"1'-0"5'-0"13'-6"10'-0"13'-6"3'-6"3'-6"3'-6"7'-0"6'-0"21'-0"10'-6"14'-6"4'-9"8'-9"5'-6"6'-0"13'-6"16'-6"6'-0"8'-0"3'-0"10'-6"1'-0"1'-0"91'-0"65'-6"GREAT ROOMENTRYLAUNDRYBEDROOM 3OFFICE /BEDROOM 5W.I. CLO.W.I. CLO.BATH 3BEDROOM 2CLO.BATH 2LINEN CABSKYLITHALLMASTERBEDROOM2-CAR GARAGEMASTERCLOSETVESTIBULEMASTERBATHSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-20GASFIREPLACEGASFIREPLACE50 46 CSMT50 50 CSMT50 50 CSMT90 56 CSMT - FXD - CSMT W/90 26 ARCH TOP FXD TRANSOM26 50 CSMT60 80 FRENCH DRSW/ TEMP GLASS120 80
'ACCORDION' DRS
W/ TEMP GLASS
26 46 CSMT
20 50
CSMT
20 50
CSMT
20 40
CSMT
26 50
CSMT
26 50
CSMT
50 50 CSMT50 50 CSMT20 40 CSMT20 40 CSMT26 50 CSMT50 50 CSMT 30 80
W/ TEMP
GLASS LITE
76 56 CSMT W/76 20 ARCH TOP FXD TRANSOM60 80 FRENCHGLASS DOORS W/DECORATIVEIRON-WORKBB37
FRONT (NORTHWEST) ELEVATION1/4"=1'-0"051015CLAY TILE ROOFINGOCHRE / BROWN BLENDSTUCCO FINISH,TYPICAL [BEIGE]CAST STONE SILL[GOLDEN LIMESTONE]4, TYPICAL12CLAD WOODWINDOWS, TYPICAL[SAND COLOR]FF 303.0'(E) 301.25'MORTAR ALL HIPS & RIDGES(COLORED MORTAR)A410'-0" PLATE AT
LIVING / DINING & PORCH TOP MOST ELEVATION POINT = 320.95'SOLID WOODDOUBLE ENTRYDOORS(E) GRADE9'-0" PLATE, TYPICAL, U.N.O.
9'-4" GARAGE PLATE
10'-0" PLATE AT MASTER SUITEWOOD GARAGE DOORS10'-93
4" ± PLATE AT NOOK / GREAT RM
10'-0" PLATE ATREAR COVERED PORCH& MASTER SUITE DECORATIVE CHIMNEY9'-0" PLATE, TYPICAL, U.N.O.
10'-0" PLATE AT KITCHEN
8'-0" HEAD HT,TYPICAL, U.N.O.
9'-6" HD
10'-6" HD HTREAR (SOUTHEAST) ELEVATION1/4"=1'-0"051015AVERAGEELEVATION300.95'26.0' ABOVE AVERAGE ELEVATION LINE20'-0"FF 303.0'AVERAGEELEVATION300.95'20'-0"TOP MOST ELEVATION POINT = 320.95'18.0' ABOVE AVERAGE ELEVATION LINE26.0' ABOVE AVERAGE ELEVATION LINE18.0' ABOVE AVERAGE ELEVATION LINESHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-20HIGHEST ELEVATION POINTFROM NATURAL GRADE 301.8'FRENCH DOORS(TEMPERED GLASS)(E) 300.1'(F) GRADE(E) 300.1'(E) & (F) 301.9'(F) 302.25'(E) GRADE(F) GRADE(F) 302.0'(F) 302.125'302.0' T.O. SLAB @ GARAGE DOOR(F) 301.4'(F) 301.8'38
4, TYPICAL12A59'-4" GARAGE PLATE
10'-0" PLATE AT MASTER SUITE
& REAR COVERED PORCH DECORATIVE CHIMNEY26.0' ABOVE AVERAGE ELEVATION LINE18.0' ABOVE AVERAGE ELEVATION LINESHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-20FRENCH DOORS(TEMPERED GLASS)FF 303.0'TOP MOST ELEVATION POINT = 320.95'AVERAGEELEVATION300.95'20'-0"RIGHT SIDE (SOUTHWEST) ELEVATION1/4"=1'-0"05101510'-93
4" ± PLATE AT NOOK / GREAT RM
10'-0" PLATE AT
LIVING / DINING & PORCH
LOWEST ELEVATIONPOINT FROM NATURALGRADE 300.1'26.0' ABOVE AVERAGE ELEVATION LINE18.0' ABOVE AVERAGE ELEVATION LINEWOOD DOOR W/TEMPEREDGLASS LITE(E) & (F)301.9'(F) 302.0'(E) 301.25'(F) 301.8'1'-21
2"(F) 302.0'(F) 302.25'(E) 301.5'(E) GRADE(F) GRADE(E) 300.2'ROOF PLAN1/8"=1'-0"2520151050EXTERIOR WALL /PORCH PERIMETER4:12 ROOF SLOPE, TYPICAL2'-0" WIDEEAVE, TYPICAL,U.N.O.10' PLATE10' PLATE9'-4" PLATE9'-4" PLATE10' PLATE10' PLATE 10' PLATE9' PLATE9' PLATE9' PLATE9' PLATE
9' PLATE9' PLATE9' PLATE9' PLATE9' PLATE10' PLATE10' PLATE10' PLATE10' PLATE10' PLATE10' PLATE10'-934" PLATE10'-93 4" PLATE 10' PLATE10' PLATE 9' PLATE9' PLATE AAB
BLEFT SIDE (NORTHWEST) ELEVATION1/4"=1'-0"0510155'-0"EAVE5'-6"EAVE
39
A6SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYCS/DBHOWELL - LOQUAT6AS NOTED11-14-19SARATOGA CALIFORNIA
LOQUAT CT.
PROPOSED NEW 1-STORY HOME 4-13-2026.0' ABOVE AVERAGE ELEVATION LINE18.0' ABOVE AVERAGE ELEVATION LINEAVERAGEELEVATION300.95'20'-0"TOP MOST ELEVATION POINT = 320.95'4, TYPICAL12FF 303.0'10'-0" PLATE
LIVING / DININGVAULTED CEILINGLAUNDRYBEDROOM 3BATH 3BATH 2SKYLITHALLMASTERBEDROOM9'-0" PLATE
10'-0" CEILING VENTED ATTICVENTED CRAWLSPACEVENTED ATTICSECTION B-B1/4"=1'-0"051015SECTION A-A1/4"=1'-0"051015VENTED ATTICVENTED CRAWLSPACEAVERAGEELEVATION300.95'20'-0"TOP MOST ELEVATION POINT = 320.95'FF 303.0'KITCHENHALLLAUNDRY10'-0" PLATE
10'-0" CEILING
26.0' ABOVE AVERAGE ELEVATION LINE18.0' ABOVE AVERAGE ELEVATION LINE3/32"=1'-0"STREETSCAPE VIEW OF PROPOSED PROJECT FROM LOQUAT CT.PROJECT SITE⅊⅊⅊⅊13940 LOQUAT CT.13920 LOQUAT CT.20'-0"
14' +/-
15' +/-
40
41
42
43
of#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960
lewislandscape@sbcglobal.net
44
of#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960 COMMON NAMEBOTANICAL NAMEQTYKEY1LBLomandra BreezeBulbine frutescens - yellow or orangeDietes irridioides1DVFortnight LilyBFShrubslewislandscape@sbcglobal.net1"I have complied with the criteria of the Water Conservation in Landscaping Ordinance and appliedthem for the efficient use of water in the landscape design plan"Gregory Lewis - Landscape Architect Lic. #2176 4/10/20WUCOLSRATINGLOWLOWLOWSIZEGALLONSSPACING4' - 6'4' - 6'3' - 6'Turf tall Fescue sod with 2x4 rough redwood header boardLawn sodHIGH1095Plant quantities are for planning purposes only. 1NNandina Gulf StreamLOW3' - 6'61RCRhaphiolepis minorLOW4' - 6'3India HawthorneHeavenly Bamboo1 Driveway Paving - Interlocking concrete pavers - brand, style,pattern, and color to be determined by owner2 Walkways - Use same paving as driveway3 Existing 6 foot tall fence - repair as required with fence of samedesign as existing4 Interlocking concrete paver or colored, textured concrete landings5 Install new 3 foot wide gates with galv. hardware6 Install new 6 foot tall fence to match existing fence along propertyline7 Tree protection fence - see Arborist Report by Monarch ConsultingArborist LLC - Richard Gessner (831) 331-8982Ground Covers5PTPittosporum tobiraLOW6' - 8'2Euryops pectinatusEP1LOW3' - 6'4Contractor to install all plants shown on plan and verify plant count.Lantana Dwarf YellowLY1LOW3' - 6'6#434 - Apricot $340.00 Replacement is one 24" box Crape MyrtleTrees24" boxLILagerstroemia TuscaroraLOW1Crape MyrtleReplacement tree for #340 Apricot - $340 value5PYPhormium Yellow WaveLOW6' - 8'2FlaxCrassula argenteaCA1LOW3' - 6'5Jade Plant45
of#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960 Irrigation Noteslewislandscape@sbcglobal.net"I have complied with the criteria of the Water Conservation in Landscaping Ordinance and appliedthem for the efficient use of water in the irrigation design plan"Gregory Lewis - Landscape Architect Lic. #2176 4/10/2046
of#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960
lewislandscape@sbcglobal.netHYD 1HYD 2HYD 3HYD 447
#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960
lewislandscape@sbcglobal.netOFFON
48
#2176GREGORY LEWIS LANDSCAPE ARCHITECT
736 Park Way Santa Cruz, CA 95065 (831) 359-0960
lewislandscape@sbcglobal.net
49
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Christopher Riordan, Senior Planner
Date: August 12, 2020
Subject: PDR 20-001/ ARB 20-006, 13930 Loquat Court
The attached public comment for PDR 20-001/ARB 20-006, 13930 Loquat Court that was provided after the
staff report was prepared.
Attachment 1 – Public Comment email
50
1
Frances Reed
From:Christopher Riordan
Sent:Tuesday, August 11, 2020 10:22 AM
To:Frances Reed
Cc:Debbie Pedro
Subject:FW: PDR 20-001/ ARB 20-006 : 13930 Loquat Court
Letter of support for Loquat.
Chris
From: eugene zambetti <>
Sent: Tuesday, August 11, 2020 10:03 AM
To: Christopher Riordan <criordan@saratoga.ca.us>
Subject: Fwd: PDR 20‐001/ ARB 20‐006 : 13930 Loquat Court
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking
links, especially from unknown senders.
Begin forwarded message:
From: eugene zambetti <>
Date: August 11, 2020 at 9:59:51 AM PDT
To: cmorrow@saratoga.ca.us
Cc: TOKOOKIE@aol.com
Subject: PDR 20‐001/ ARB 20‐006 : 13930 Loquat Court
Chairperson and Commissioners
After reviewing the site plan for 13930 Loquat Court, I endorse the design for the following reasons:
1. The proposed roof line will not disturb a solar installation on my property at 13920 Loquat Court.
2. The owner of the proposed property told us, he would not build a second story home. keeping his
word— a single story house. If this plan is not approved as submitted an opportunity for a future buyer
of that lot; has the right to build a second story home on this lot.
3. Front yard setback of proposed structure is 29 feet 5 inches. The ordnance requires only 25 feet front
yard setback. The applicant is keeping with the front yard setback of the original subdivision of 1958.
4. After reviewing of the landscape plan: notes that trees #677, 598, & 674 are being saved. The owner
wants to preserve visual elements of the mature trees that are in the front yard and in the front yard
setback.
5.. The 13930 structure square footage is sign of the times. This is called: Redevelopment in High Income
communities. Our family lot is 10,000 square feet (13920Lct) the proposed lot is 13191 square feet.
Approximately 30% larger.
My family supports this proposal, which we made be in disagreement with our neighbors.. but added 5
bedroom home should provide additional kids playing in the court.
As a long time resident of Saratoga, please do not use a variance to create a lot., it is not In keeping with
foundation of the incorporation of the city.
Sincerely
Eugene Zambetti
51