HomeMy WebLinkAbout11-13-2019 Planning Commission PacketSaratoga Planning Commission Agenda – Page 1 of 2
SARATOGA PLANNING COMMISSION
REGULAR MEETING
NOVEMBER 13, 2019
7:00 P.M. - PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of October 9, 2019.
Recommended Action:
Approve Minutes of October 9, 2019 meeting.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1 Application MOD19-0002; 12901 Pierce Road (503-18-009); Ana Mendez and
Rajeev Jayavant / FGY Architect. The applicant requests approval to modify an approved
Design Review application (PDR18-0029) to relocate the detached cabana to the west side of
the detached garage. Staff contact: Victoria Hernandez (408) 868-1212 or
vhernandez@saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 2 of 2
Recommended Action:
Adopt Resolution No.19-030 approving the proposed modification subject to conditions of
approval included in Attachment 1.
2.2 Application PDR19-0026, ARB19-0047; 19970 Monte Vista Drive (397-09-012); Li
Lin and Minggui Pan. The applicant requests Design Review approval to construct 5,194
square feet, one story single-family residence with a 544 square foot attached garage and a
442 square foot detached cabana. The height of the residence will not exceed 23.7 feet. Four
(4) protected trees are requested for removal. The site is zoned R-1-40,000 with a General
Plan Designation of Residential Very Low Density. Staff Contact: Christopher Riordan (408)
868-1235 or criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 19-031 approving the project subject to conditions of approval
included in Attachment 1.
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
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 public review on November 8, 2019
at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at
www.saratoga.ca.us.
Signed this 8th day of November 2019 at Saratoga, California.
Frances Reed, Administrative Assistant
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Saratoga Planning Commission Draft Minutes – Page 1 of 2
DRAFT MINUTES
WEDNESDAY, OCTOBER 9, 2019
SARATOGA PLANNING COMMISSION REGULAR MEETING
Chair Ahuja called the Planning Commission Regular Meeting to order in the Civic Theater,
Council Chambers at 13777 Fruitvale Avenue in Saratoga at 7:00 p.m. and led the Pledge of
Allegiance.
ROLL CALL
PRESENT: Chair Sunil Ahuja, Vice Chair Razi Mohiuddin, Commissioners Leonard
Almalech, Kookie Fitzsimmons, Lucas Pastuszka, Tina Walia, Anjali
Kausar arrived at 7:20 pm.
ABSENT: None
ALSO PRESENT: Debbie Pedro, Community Development Director
Kate Bear, Senior Arborist
Victoria Hernandez, Planner I
APPROVAL OF MINUTES
Action Minutes from the Special Planning Commission Meeting of September 25, 2019.
Recommended Action:
Approve Minutes of September 25, 2019 meeting.
WALIA/ ALMALECH MOVED TO APPROVE THE MINUTES OF THE SEPTEMBER 25,
2019 MEETING. MOTION PASSED. AYES: AHUJA, MOHIUDDIN, ALMALECH, WALIA.
NOES: NONE. ABSENT: KAUSAR. ABSTAIN: FITZSIMMONS, PASTUSZKA.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
1. NEW BUSINESS: None
2. PUBLIC HEARING
2.1 Application APTR19-0002; 19324 Harleigh Dr. (389-31-016); Katerzyna and Maciej
Kranz (continued from the July 10, 2019 Planning Commission meeting).
Recommended Action:
Adopt Resolution No. 19-012 denying the appeal.
WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 19-012 DENYING
THE APPEAL APTR19-0002. MOTION PASSED. AYES: AHUJA, MOHIUDDIN,
ALMALECH, FITZSIMMONS, KAUSAR, WALIA. NOES: PASTUSZKA. ABSENT:
NONE. ABSTAIN: NONE.
2.2 Application APTR19-0003; 12459 Saratoga Creek Dr (386-21-009); Tahmineh
Kazemi and John Reagan.
Recommended Action:
Adopt Resolution No. 19-023 denying the appeal.
Saratoga Planning Commission Draft Minutes – Page 2 of 2
WALIA/ALMALECH MOVED TO ADOPT RESOLUTION NO. 19-023 DENYING
THE APPEAL APTR19-0003. MOTION PASSED. AYES: AHUJA, MOHIUDDIN,
ALMALECH, FITZSIMMONS, KAUSAR, PASTUSZKA, WALIA. NOES: NONE.
ABSENT: NONE. ABSTAIN: NONE.
2.3 Application PDR18-0032, ARB19-0016; 14303 Elva Avenue (503-27-085); Yong
Yang and Guixiang Gu / Qing Gan.
Recommended Action:
Adopt Resolution No. 19-028 approving the proposed residence subject to conditions of
approval included in Attachment 1.
KAUSAR/ALMALECH MOVED TO ADOPT RESOLUTION NO. 19-028 APPROVING
APPLICATION PDR18-0032 SUBJECT TO CONDITIONS IN ATTACHMENT 1.
Commissioners Walia and Pastuszka made a substitute motion.
WALIA/PASTUSZKA MOVED TO DENY APPLICATION PDR18-0032 AND REQUIRE
CHANGES TO THE PROPOSED SECOND STORY. MOTION FAILED. AYES:
FITZSIMMONS, PASTUSZKA, WALIA. NOES: AHUJA, MOHIUDDIN, ALMALECH,
KAUSAR. ABSENT: NONE. ABSTAIN: NONE.
The substitute motion failed, and the Planning Commission voted on the original motion.
KAUSAR/ALMALECH MOTION TO ADOPT RESOLUTION NO. 19-028
APPROVING APPLICATION PDR18-0032 SUBJECT TO CONDITIONS IN
ATTACHEMENT 1. MOTION PASSED. AYES: AHUJA, MOHIUDDIN, ALMALECH,
KAUSAR. NOES: FITZSIMMONS, PASTUSZKA, WALIA. ABSENT: NONE. ABSTAIN:
NONE.
DIRECTOR ITEMS: Director Pedro reported that on October 2, 2019 City Council adopted the
Wireless Facilities Ordinance Update. The ordinance will take effect on November 2, 2019.
COMMISSION ITEMS: None.
ADJOURNMENT
CHAIR AHUJA ADJOURNED THE MEETING AT 9:00 PM.
Minutes respectfully submitted:
Frances Reed, Administrative Assistant
City of Saratoga
REPORT TO THE
PLANNING COMMISSION
12901 Pierce Road
Meeting Date: November 13, 2019
Application: MOD19-0002
Address/APN: 12901 Pierce Road / 503-18-009
Property Owner: Ana Mendez and Rajeev Jayavant
From: Debbie Pedro, Community Development Director
Report Prepared By: Victoria Hernandez, Planner I
Report to the Planning Commission
12901 Pierce Road – Application # MOD19-0002
November 13, 2019
Page | 2
PROJECT DESCRIPTION
The applicant is requesting approval to modify an approved Design Review application (PDR18-
0029) to relocate the cabana to the west side of the detached garage, remove the accessory dwelling
unit from the project scope, and rotate the swimming pool and bring it closer to the main house.
No additional protected trees are requested for removal.
STAFF RECOMMENDATION
Adopt Resolution No.19-030 approving the proposed modification subject to conditions of approval
included in Attachment 1.
Pursuant to City Code Section 15-80.120(b), Modification Approval by the Planning Commission is
required because the project is modifying a Design Review Approval by the Planning Commission.
PROJECT DATA
Gross/Net Site Area: 75,119 sq. ft. gross/net (1.72 acres)
Average Site Slope: 3.4%
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R-1-40,000
Approved Proposed Allowed/Required
Total Site Coverage
20,420 sq. ft.
(27%)
19,911 sq. ft.
(26.5%)
26,291 sq. ft.
(35%)
Total Floor Area
7,287 sq. ft.*
6,690 sq. ft.
6,720 sq. ft.
Cabana/Garage Height 14’7”
15’ 15’
Cabana/Garage Setbacks
Front:
Left Side:
Right Side:
Rear:
119’
108’
20’
177’
119’
84’
20’
236’
30’
20’
20’
50’
Grading Cut
1,730 CY
Fill
525 CY
Export
1,205 CY
No grading limit in
the R-1-40,000
zoning district
*Includes a one-time 10% site coverage and floor area bonus for the deed restricted ADU pursuant to City Code Section 15-56.030 (3).
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The subject property is located on the northern side of Pierce Road in the R-1-40,000 zoning district.
The surrounding uses consist of single-family residences to the east, west, north, and south. The site
Report to the Planning Commission
12901 Pierce Road – Application # MOD19-0002
November 13, 2019
Page | 3
was previously developed with a single-story residence and detached garage, which have been
demolished, to allow for the approved construction of a new single-story residence with an attached
garage and basement.
Background
On January 9, 2019, the Planning Commission conducted a public hearing to consider a Design
Review application to construct a new single-story residence with a basement, detached garage,
cabana, detached accessory dwelling unit, and swimming pool located at 12901 Pierce Road. The
application was approved by the Planning Commission on January 9, 2019. A copy of the project
plans approved by Planning Commission are included as Attachment 8. The Planning Commission
staff report and minutes are included as Attachment 6 and Attachment 7, respectively.
On January 23, 2019, The Planning Commission’s approval of the Design Review application
(PDR18-0029) was appealed by the neighboring property owners of the adjacent parcel northeast of
the project site. The appellants’ main concern was loss of privacy due to the location of the cabana.
On February 20, 2019, the City Council conducted a public hearing to consider the Appeal. The City
Council approved Design Review application PDR18-0029 with an additional a condition of approval
to address the neighbor’s privacy concerns. The City Council staff report and minutes are included as
Attachment 9 and Attachment 10, respectively.
Project Description
The proposed project would modify the previously approved detached garage, cabana, swimming
pool and accessory dwelling unit. The accessory dwelling unit would be removed from the scope
of the project, as would the one-time 10% site coverage and floor area bonus for the deed restricted
ADU pursuant to City Code Section 15-56.030(3). The swimming pool will be rotated and built
closer to the main house. The cabana would be relocated from its previous configuration north of
the detached garage to the proposed location west of the detached garage.
The 634 square foot detached two-car garage would also contain a pool equipment room and
plumbing for a future half bath adjacent to the cabana. The covered cabana would contain a barbeque,
countertop, and outdoor shower.
The proposed location of the cabana west of the detached garage would reduce potential privacy
impacts to the adjacent neighbor to the northeast of the project site, as the cabana would be partially
obscured by the detached garage. Additionally, the lower portion of the cabana would also include an
aluminum screen wall and would have a finished floor height of 10” above the average grade of the
cabana.
Architecture/Design
The detached garage and cabana structure would include rectangular architectural elements with flat
roof forms to match the approved residence. Exterior materials and colors would consist of dark blue
smooth stucco, dark brown wood siding, dark brown aluminum screening, and silver aluminum trim
to match the approved residence.
Report to the Planning Commission
12901 Pierce Road – Application # MOD19-0002
November 13, 2019
Page | 4
The applicant has provided a color and materials board, which will be available for review at the
site visit and during the public hearing. Below is a list of the proposed exterior materials.
Detail Colors and Materials
Exterior Smooth Texture Stucco (dark blue)
Wood Siding (dark brown)
Aluminum Screen (dark brown)
Aluminum Fascia (silver)
Garage Door Aluminum with Frosted Glazing
Roof Flat, Parapet Walls (same exterior materials)
Trees
The modification to the cabana structure does not affect any protected trees, therefore no changes to
the previous Arborist Report are proposed. All protected trees to remain in the vicinity of the project
will be protected prior to building permit issuance and throughout the duration of the project.
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 can be made in the affirmative in that the project minimizes changes to the
contours of the site. The cabana has been stepped down into two levels to follow the contour
of the site.
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 no additional protected trees are proposed
for removal. No changes to the previous Arborist Report are proposed.
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.
Report to the Planning Commission
12901 Pierce Road – Application # MOD19-0002
November 13, 2019
Page | 5
This finding can be made in the affirmative in that the detached cabana and garage have a
proposed height that does not exceed the maximum allowable height for an accessory
structure and proposed setbacks that are in compliance with the minimum required by the
zoning district. No community viewsheds are located in the vicinity of the project.
d. The overall mass and height of the structure, and its architectural elements are in scale
with the structure itself and with the neighborhood.
This finding can be made in the affirmative in that the detached cabana and garage are
accessory to a single-family residence and do not exceed the maximum allowable height for
an accessory structure. The project includes architectural elements consistent with the
contemporary architectural style of the residence, which are in scale with the structure and the
neighborhood.
e. The landscape design minimizes hardscape in the front setback area and contains elements
that are complementary to the neighborhood streetscape.
This finding can be made in the affirmative in that the hardscape will be less than 50% of the
front setback area and limited to a concrete driveway. Water-efficient landscaping and
decorative landscape materials are proposed in the front setback area that complement the
neighborhood streetscape.
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 project meets or exceeds
required setbacks and the tallest elements of the structure are no more than 15 feet above
average grade to minimize shadowing.
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; development is clustered on the southern portion
of the lot to preserve the grove of trees to the north. In addition, the proposed materials, colors,
and details enhance the architecture in a well-composed manner which is complementary to
the architectural style of the home.
h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to
ridgelines, significant hillside features, community viewsheds, and is in compliance
with Section 15-13.100.
Report to the Planning Commission
12901 Pierce Road – Application # MOD19-0002
November 13, 2019
Page | 6
This finding is not applicable as the project is not on a hillside lot. The project is not located
on a ridgeline, and will not affect any significant hillside features or community viewsheds.
Neighbor Notification and Correspondence
A public notice was sent to property owners within 500 feet of the site. In addition, the public hearing
notice and description of the project was published in the Saratoga News. The applicant submitted
seven (7) completed neighborhood notification forms, all of which had no negative project related
comments (Attachment 2). The City also received three (3) e-mails expressing support of the project
from two different neighbors, including the previous appellants. (Attachment 3).
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section
15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources
Code (CEQA). This exemption allows for the construction of three single-family residences in a
residential area, including small structures. The project, as proposed, is for the construction of an
accessory structure to a residence in a suburban, residential area.
ATTACHMENTS
1. Resolution No. 19-030
2. Neighbor Notification Forms
3. Letters of Support
4. Story Pole Certification
5. Project Plans
6. Planning Commission Staff Report January 9, 2019
7. Planning Commission Minutes January 9, 2019
8. Planning Commission Project Plans January 9, 2019
9. City Council Staff Report February 20, 2019
10. City Council Minutes February 20, 2019
At
RESOLUTION NO: 19-030
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING MODIFICATION MOD19-0002
12901 PIERCE ROAD (APN 503-18-009)
WHEREAS, on July 5, 2019 an application was submitted by Ana Mendez and Rajeev
Jayavant requesting approval to modify an approved Design Review application (PDR18-0029) to
relocate the detached cabana to the west side of the detached garage, remove the accessory dwelling
unit from the project scope, and relocate the swimming pool located at 12901 Pierce Road (APN
503-18-009). No additional protected trees are requested for removal. The site is located within
the R-1-40,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA)
and recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on November 13, 2019 the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the Environmental Quality Act
(CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class
3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of 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
ATTACHMENT 1
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 2
property’s natural constraints. In addition, the proposed materials, colors, and details enhance the
architecture in a well-composed, understated manner.
Section 5: The City of Saratoga Planning Commission hereby approves MOD19-0002
located at 12901 Pierce Road (APN 503-18-009), 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 13th day of
November 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Sunil Ahuja
Chair, Planning Commission
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
MOD19-0002
12901 PIERCE ROAD (APN 503-18-009)
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.
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 4
COMMUNITY DEVELOPMENT DEPARTMENT
5. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
6. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans date stamped October 22, 2019. All proposed changes
to the approved plans must be submitted in writing with plans showing the changes, including a
clouded set of plans highlighting the changes. Such changes shall be subject to approval in
accordance with City Code.
7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
8. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
10. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29.
11. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 5
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
12. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the
Community Development Department valued at 150% of the estimated cost of the installation
of such landscaping shall be provided to the City.
13. 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.
14. 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
15. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16. All requirements in the City Arborist report dated December 7, 2018 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
17. 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.
18. Applicant / Owner shall make the following improvements in the City right-of-way:
a. Install a new 5-foot-wide A.C. walkway with A.C. berm for full length of property’s
Pierce Road frontage, as shown on plan sheet A1.1.
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 6
See City of Saratoga Standard Details for removal and new installation. New flow line
shall conform to existing flow lines and grade.
19. The Grading Plan submitted with the Building Permit shall include two new bubble ups with
dimensions of 4’ x 4’ x 3’ deep with grate.
20. The Erosion Control Plan submitted with the Building Permit shall indicate that a 20’ x 50’ min.
construction entrance shall be maintained.
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. All project that create and/or replace more than 2,500 square feet of impervious surface shall
install one or more of the following site design measures:
a. Direct roof runoff into cisterns or rain barrels for reuse.
b. Direct roof runoff onto vegetated areas.
c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
e. Construct sidewalks, walkways, and/or patios with permeable surfaces.
f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable surfaces.
25. 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).
26. Construction Site Control
a. Owner shall implement construction site inspection and control to prevent construction
site discharges of pollutants into the storm drains per approved Erosion Control Plan.
b. 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
12901 Pierce Road
Application # MOD19-0002
Resolution #19-030
Page | 7
grading, building, and finishing of lots) until the site is fully stabilized by landscaping or
the installation of permanent erosion control measures.
c. 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.
27. Prior to the Building final, all Public works conditions shall be completed per approved plans.
BUILDING DEPARTMENT SUBMITTAL
28. 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 December 7, 2018 printed onto a separate plan page; and
c. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
d. This signed and dated Resolution printed onto separate construction plan pages.
e. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note
shall represent a condition which must be satisfied to remain in compliance with this
Design Review Approval.
ATTACHMENT 2