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Home My WebLink About11-10-2020 Planning Commission PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION SPECIAL MEETING NOVEMBER 10, 2020 7:00 P.M. - PLANNING COMMISSION SPECIAL MEETING Teleconference/Public Participation Information to Mitigate the Spread of COVID‐19 This meeting will be entirely by teleconference. All Commission members and staff will only participate via the Zoom platform using the process described below. The meeting is being conducted in compliance with the Governor’s Executive Order N‐29‐20 suspending certain teleconference rules required by the Ralph M. Brown Act. The purpose of this order was to provide the safest environment for the public, elected officials, and staff while allowing for continued operation of the government and public participation during the COVID‐19 pandemic. The public will not be able to participate in the meeting in person. Members of the public view and participate in the meeting by: 1. Using the Zoom website https://us02web.zoom.us/j/82018726231 App (Webinar ID 820 1872 6231) and using the tool to raise their hand in the Zoom platform when directed by the Chair to speak on an agenda item; OR 2. Calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 3. Viewing the meeting on Saratoga Community Access Television Channel 15 (Comcast Channel 15, AT&T UVerse Channel 99) and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 4. Viewing online at http://saratoga.granicus.com/MediaPlayer.php?publish_id=2 and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair. During the meeting the Chair will explain the process for members of the public to be recognized to offer public comment. As always, members of the public can send written comments to the Commission prior to the meeting by commenting online at www.saratoga.ca.us/pc prior to the start of the meeting. These emails will be provided to the members of the Commission and will become part of the official record of the meeting. In accordance with the Americans with Disabilities Act and the Governor’s Executive Order, if you need assistance to participate in this meeting due to a disability, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. Saratoga Planning Commission Agenda – Page 2 of 3 ROLL CALL APPROVAL OF MINUTES Action Minutes from the Planning Commission Meeting of October 14, 2020. Recommended Action: Approve Minutes of October 14, 2020 Planning Commission 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 PDR18-0035/GEO18-0030/ARB18-0065; 18600 Twin Creeks Road (410-37-017); Willard 2, LLC– The applicant is requesting Design Review approval to construct a 5,188 square foot two story residence with a 3,499 square foot basement and a 208 square foot detached accessory dwelling unit (ADU). The height of the residence will not exceed 26’. Two protected trees are requested for removal. The site is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff contact: Nicole Johnson: (408) 868-1209 or njohnson@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-018 approving the proposed residence and detached ADU subject to conditions of approval included in Attachment 1. 2.2 Application PDR19-0028/ARB19-0066/FER19-0002/VAR19-0004/PCUP19- 0001; 19249 Citrus Lane (510-06-070); ODS Architecture (Applicant); Janice and Frank Cho (Property Owner) – The applicant is requesting Design Review approval for a new 4,975 square foot two-story single-family residence with a 1,364 square foot basement and a 565 square feet detached garage. The project also includes a request for a fence exception for a six foot tall existing fence in the front setback area which exceeds the maximum allowable height of three feet; a request for a variance for an existing accessory structure (12.3’ tall covered bocce ball court) to be located within the front setback area; and a conditional use permit for the detached garage to be located within the rear setback area. Eight protected trees Saratoga Planning Commission Agenda – Page 3 of 3 are proposed for removal. The site is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-020 approving the proposed residence subject to conditions of approval included in Attachment 1: and Adopt Resolution No. 20-021 denying the requested setback variance and fence exception. 3. OLD BUSINESS 3.1 Status of General Plan Update 4. DIRECTOR ITEMS 5. COMMISSION ITEMS 6. ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA, DISTRIBUTION OF THE AGENDA PACKET, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT I, Frances Reed, Administrative Assistant for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for review on November 6, 2020 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 6th day of November 2020 at Saratoga, California. Frances Reed, Administrative Technician. In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City staff in connection with this agenda, copies of materials distributed to the Planning Commission concurrently with the posting of the agenda, and materials distributed to the Planning Commission by staff after the posting of the agenda are available on the City Website at www.saratoga.ca.us. Following removal of State and local shelter in place orders these materials will be available for review in the office of the City Clerk at 13777 Fruitvale Avenue, Saratoga, California. In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. [28 CFR 35.102-35.104 ADA title II] Saratoga Planning Commission Draft Minutes – Page 1 of 2 DRAFT MINUTES WEDNESDAY, OCTOBER 14, 2020 SARATOGA PLANNING COMMISSION REGULAR MEETING Chair Mohiuddin called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing through Zoom. Prior to Roll Call, the Chair and Community Development Director explained that the Planning Commission meeting was conducted pursuant to provisions of the Brown Act and a recent Executive Order issued by the Governor to facilitate teleconferencing to reduce the risk of COVID-19 transmission at public meetings. Ordinarily the Brown Act sets strict rules for teleconferencing. The Governor’s Executive Order has suspended those rules. The Executive Order does require that public agencies continue to notice meetings in advance and provide members of the public an opportunity to observe the meeting and offer public comment. The Planning Commission met all the applicable notice requirements and the public is welcome to participate in this meeting. Information on how the public can observe the meeting and provide public comment was also shared. Additionally, the Chair explained that votes would be taken through roll call. ROLL CALL PRESENT: Chair Razi Mohiuddin, Vice Chair Anjali Kausar, Commissioners Clinton Brownley, Kookie Fitzsimmons, Tina Walia and Herman Zheng ABSENT: Sunil Ahuja (excused) ALSO PRESENT: Debbie Pedro, Community Development Director Christopher Riordan, Senior Planner Mainini Cabute, Environmental Programs Manager Christine O’Rourke, Project Consultant APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of September 9, 2020. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of September 9, 2020. WALIA/FITZSIMMONS MOVED TO APPROVE THE MINUTES OF THE SEPTEMBER 9, 2020 MEETING. MOTION PASSED. AYES: BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS REPORT ON APPEAL RIGHTS Chair Mohiuddin requested a motion to change order of agenda items 1.1 and 2.1. KAUSAR/FITZSIMMONS MOVED TO MOVE AGENDA ITEM 1.1 AFTER 2.1. MOTION PASSED. AYES: BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. Saratoga Planning Commission Draft Minutes – Page 2 of 2 PUBLIC HEARING (order changed) 2.1 Application PDR18-0022/ARB18-0031; Wildcat Road (517-22-108); Samir & Alfa Savla (Owner) / D&Z Design Associates (Applicant) – The applicant requests Design Review approval to construct a new 6,184 square foot two story single family residence with a 1,871 square foot basement on a 2.61 acre vacant site with a maximum overall building height of 26 feet. The project will include a driveway with access to Piedmont Road and a vehicle bridge to span Wildcat Creek. Thirty-eight (38) protected trees are proposed for removal. The site is R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-016 approving the project subject to conditions of approval included in Attachment 1. Planning Commission received Public Comment. Lei Zhu spoke about the proposed project. Khai Qaung spoke about the proposed project. WALIA/KAUSAR MOVED TO APPROVE RESOLUTION 20-016 APPROVING APPLICATION PDR18-0022/ARB18-0031. MOTION PASSED. AYES: BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. NEW BUSINESS (order changed) 1.1 Saratoga Climate Action Plan (CAP) Recommended Action: Adopt Resolution 20-017 finding the CAP conforms to the Saratoga General Plan. WALIA/FITZSIMMONS MOVED TO APPROVE RESOLUTION 20-017 FINDING THAT THE CAP CONFORMS TO THE GENERAL PLAN. MOTION PASSED. AYES: BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: AHUJA. ABSTAIN: NONE. DIRECTOR ITEMS Director Pedro announced that at their October 7, 2020 meeting, City Council accepted the Planning Commission’s recommendation and introduced the ADU Ordinance. The 2nd reading and adoption of the ordinance is scheduled for the October 21, 2020 City Council meeting. COMMISSION ITEMS - NONE ADJOURNMENT - Meeting was adjourned at 8:22 PM Minutes respectfully submitted: Frances Reed, Administrative Technician City of Saratoga REPORT TO THE PLANNING COMMISSION 18600 Twin Creeks Road Meeting Date: November 10, 2020 Application: PDR18-0035/GEO18-0030/ARB18-0065 Address/APN: 18600 Twin Creeks Road/410-37-017 Property Owner: Willard 2 LLC From: Debbie Pedro, Community Development Director Report Prepared By: Nicole Johnson, Senior Planner Report to the Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 November 10, 2020 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval to construct a 5,188.38 square foot two story residence with a 3,499.63 square foot basement and a 208.70 square foot detached accessory dwelling unit (ADU) and swimming pool and reflecting pool. The height of the residence will not exceed 26’. Two protected trees are requested for removal. STAFF RECOMMENDATION Adopt Resolution No. 20-018 approving the proposed residence and detached ADU subject to conditions of approval included in Attachment 1. Pursuant to City Code Sections 15-45.060(a)(1) Design Review Approval by the Planning Commission is required because the project is construction of a two-story residence. PROJECT DATA Gross/Net Site Area: 50,163.13 sq. ft. gross / 30,553.51 sq. ft. net after slope deduction Average Site Slope: 13% General Plan Designation: RVLD (Residential Very Low Density) Zoning: R-1-40,000 Proposed Allowed/Required Site Coverage Residence/Garage/ADU/Roof overhang Pool/Reflecting Pool/Patios/Driveway Total Proposed Site Coverage 3,812.33 sq. ft. 7,914 sq. ft. 11,726 sq. ft. 11,762* sq. ft. Floor Area First Floor Second Floor Basement/Garage (Exempt) Detached ADU Total Proposed Floor Area 3,499.63 sq. ft. 1,688.75 sq. ft. (3,499.63 sq. ft.) 208.70 sq. ft. 5,397.08 sq. ft. 5,399* sq. ft. Height 26’ 26’ Setbacks Front: Left Side: Right Side: Rear: 1st Floor 2nd Floor ADU 30’1/4” 136.25’ >30’ 51’1” 76’0” >20’ 20’0” 25’3/4” >20’ 143’1” 163’7” >50’ 1st Floor 2nd Floor 30’ 30’ 20’ 25’ 20’ 25’ 50’ 60’ Grading Cut 2,150 CY Fill 1,800 CY Export 350 CY No Grading Limit in R-1- 40,000 Zone District *includes one-time 10% deed restricted density bonus per section 15-56.030 (a)(3) Report to the Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 November 10, 2020 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property is located on the south side of Twin Creeks Road. The surrounding uses consist of single-family residences on the north and west, south, and east. Fourteen trees protected by the Saratoga City Code, were inventoried on the site by the project arborist. In March 2017, the applicant applied for a lot line adjustment between two adjacent properties that they owned (APN’s 410-37-016 & 410-37-017). The lot lines were adjusted so that one lot will continue have access from Quito Road while the other lot will access from Twin Creeks Road. The lot line adjustment application was completed in October 2020. Project Description The proposed project includes a 3,018.06 square foot main level that would consist of an entry, office, guest bedroom suite, living room, dining room, kitchen, family room, and a 481.57 square foot garage. The second floor would be 1,688.75 square feet and include a master suite, two bedroom suites and a laundry room. There is a 2,232.63 square foot basement that includes a gym, bathroom, and home theater. There is also a 1,267 square foot basement garage accessed via a car lift system from garage at the main level. There is also a 208.70 square foot deed restricted detached accessory dwelling unit in the rear yard east of the swimming pool. Architecture/Design The project would have a contemporary architectural style. Exterior materials and colors would consist of stucco siding with stone cladding and cedar siding and a flat PVC membrane roof. The variety of exterior materials and varying roof heights provides architectural articulation to break up the mass of the home. The applicant has provided renderings and color and materials board (Attachment 3). Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Stucco (Light grey/off-shite) Stone veneer (natural tones) Windows Aluminum ( dark bronze) Doors Aluminum (dark bronze) Roof PVC membrane roof (light grey) Report to the Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 November 10, 2020 Page | 4 Trees The project arborist inventoried fourteen protected trees on the site. Two protected trees are requested for removal. All remaining trees within the vicinity of the construction site will be protected prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $114,510 and install tree protection fencing on the site. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment 2). Landscaping The majority of the existing landscaping is proposed to remain on the site. The applicant will be required to demonstrate compliance with the Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Geotechnical Review The City’s Geotechnical Consultant, Cotton, Shires and Associates has reviewed the proposed residence and Geotechnical Investigation provided by the applicant. Cotton, Shires and Associates have indicated that the Project Geotechnical Consultant has adequately characterized site conditions and recommended approval. Grading The eastern portion of the project site, closest to San Thomas Aquino Creek, currently is in FEMA Special Flood Hazard Zone AE. Per Municipal Code section 16.66.090(c)(iii) the lowest floor of all new construction must be at least one foot above the base flood elevation. In order to allow the construction of the basement for this project prior to the construction of the new home, the site will be graded to remove it from Special Flood Hazard Zone AE and place it into Zone X. The grading work will occur primarily over the building site and the area east of the new home will remain in Zone AE. Prior to the issuance of the building permit for the new home, a FEMA Letter of Map Amendment shall be submitted to the City to certify that the proposed grading has placed the building site into Zone X. DESIGN REVIEW 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 grading for the property will be limited to the area of the main residence and detached ADU in order to remove portions of the property from Special Flood Hazard Zone AE and place it into Zone X. Report to the Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 November 10, 2020 Page | 5 b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the City Arborist has reviewed and recommends approval for the proposed removal of two protected trees. The number of trees to be removed is being kept to a minimum and limited to trees that are in poor condition and in conflict with the location of the project. A total of twelve protected trees will remain on the site. 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 home has a proposed height does not exceed the maximum allowable height for a single-family residence and proposed setbacks that are greater than 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 project will create a two-story residence in a neighborhood with both one and two-story structures. The project includes architectural elements consistent with the contemporary architectural style which are in scale with the structure and the neighborhood. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that the hardscape will be less than 50% of the front setback area and limited to a driveway and required firetruck turnaround. 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 exceeds required setbacks and has a proposed height that does not exceed the maximum allowable height for a single-family residence. Report to the Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 November 10, 2020 Page | 6 g. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot. 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. This finding can be made in the affirmative because although the site is considered a hillside lot by definition, 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. To date, staff has not received any comments from the public on the project. 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 a new home in a suburban, residential area. ATTACHMENTS 1. Resolution No. 20-018 2. Arborist Report dated October 15, 2020 3. Renderings and Material Board 4. Story Pole Certification 5. Project Plans At RESOLUTION NO: 20-018 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR18-0035 ARBORIST REPORT ARB18-0065, AND GEOTECHNICAL REVIEW GEO18-0030 18600 TWIN CREEKS ROAD (APN 410-37-017) WHEREAS, on December 20, 2018 an application was submitted by Willard 2 LLC requesting Design Review approval to construct a 5,188 square foot two story residence with a basement and detached accessory dwelling unit located at 18600 Twin Creeks Road (APN 410-37- 017). Two protected trees are proposed for removal. The site is located within the R-1-40,000 zoning district. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission determine this project Categorically Exempt. WHEREAS, on November 10, 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 Attachment 1 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 2 neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Section 5: The City of Saratoga Planning Commission hereby approves PDR18- 0035/GEO18-0030/ARB18-0065 located at 18600 Twin Creeks Road (APN 410-37-017), 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 10th day of November 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR18-0035/GEO18-0030/ARB18-0065 18600 TWIN CREEKS ROAD(APN 410-37-017) 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. 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. 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 4 COMMUNITY DEVELOPMENT DEPARTMENT 5. PERMANENT CONDITION-The owner shall restrict the rental of the accessory dwelling unit to only households that qualify as low, very-low, or extremely-low income households as those terms are defined in the most recent Santa Clara County Housing and Urban Development Program Income Limits or, in the event that the most recent such report is more than five years old, in accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those sections exist as of the effective date of this restriction. “Rental” means any agreement whereby the occupant(s) of the accessory dwelling unit make any payment in consideration of said occupancy. The Deed Restriction document shall be notarized and recorded with the County of Santa Clara Clerks Office, prior to issuance of building permit. 6. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the 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. 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 submit for review the approved FEMA Letter of Map Amendment stating that the proposed building site has been removed from the special flood hazard area AE. 11. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 5 c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 12. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 13. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate how the project complies with the State Water Efficient Landscape Ordinance and shall take into account the following: a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. e. Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 14. 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. 15. A locking mailbox approved for use by the U.S. Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 16. 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 17. The owner/applicant shall comply with all Fire Department requirements. 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 6 ARBORIST 18. All requirements in the City Arborist report dated October 15, 2020 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING/PUBLIC WORKS 19. 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. 20. 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. 21. Per Design Review PDR18-0035, no improvements in the public right-of-way are required. 22. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 23. All new/upgraded utilities shall be installed underground. 24. 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. 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. 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 18600 Twin Creeks Road Application # PDR18-0035/GEO18-0030/ARB18-0065 Resolution #20-018 Page | 7 installation of permanent erosion control measures. • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 27. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a pre- construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408- 868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. 28. 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. 29. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. 30. Upon completion of the rough grading work and at the final completion of the project the final grading reports are to be submitted to the City per section 16-17.150 of the City Municipal Code. 31. Prior to issuance of a building permit LLA17-0001 needs to be approved and recorded with the Santa Clara County Recorder’s Office. 32. Prior to issuance of a building permit for any structure approved by PDR18-0035 provide a copy of the approved Metter of Map Amendment from FEMA. BUILDING DEPARTMENT SUBMITTAL 33. 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 October 15, 2020 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. Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 508.479.9540 CITY OF SARATOGA ARBORIST APPROVAL Conditions of Approval and Tree Protection Plan Prepared by Daniel Jackman, Contract Arborist Application No.ARB18-0065 Phone: (508) 479-9540 Address:18600 Twin Creeks Rd Email: daniel.jackman@davey.com Owner:Willard 2 LLC APN:410-37-017 Date: October 15, 2020 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and tennis court and build a new two story house with basement, three car garage, swimming pool, and a detached second unit. Two trees (#206 & #212) protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit – Required - $114,510 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Tree #206 and #212 are approved for removal once building permits have been issued. Replacement trees – Required = $7,290 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 Attachment 2 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 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 coast live oak (tree #206) is in poor condition and is in conflict with the design on site, and one Olive tree (#212) is in fair condition and is located within the proposed footprint of the building. These two trees meet the City’s criteria allowing them to be removed and replaced as part of the project, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comments 206 Coast live oak 1, 2, 9 Poor condition, in conflict with design 212 Olive 1, 2, 9 Fair condition, in conflict with design 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.Shall include the Tree Protection, Recommendations, and the Arborist’s Addendum from the arborist report by Richard Gessner dated March 24, 2018, amended July 17, 2020. All other sections of the arborist report on sheets G1.0 & G1.1 should be removed to eliminate confusion as they contain references to a separate permit; 1)The Project Data in Brief, the Conditions of Approval, Tree Information and the map showing tree protection from this report dated October 15, 2020. 2 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 Attachment 1: TREE INFORMATION Project Arborist: Richard Gessner Date of Amended Report: July 17, 2020 Number of protected trees inventoried: 14 Number of protected trees requested for removal: 2 A table summarizing information about each tree is below. Table 1: Appraised values of protected trees from arborist report dated 3/24/2018, amended 7/17/2020. Total Value of Appraised Trees (including neighbor trees): $121,800 Required Replacement Value of Removals: $7,290 Required Security Deposit (100% of tree appraisal): $114,510 * Trees #206 & #212 are proposed for removal. 3 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 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 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 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 Protection, Recommendations, and the Arborist’s Addendum from the arborist report by Richard Gessner dated March 24, 2018, amended July 17, 2020 copied onto a plan sheet. All other sections of the arborist report on sheets G1.0 & G1.1 should be removed to eliminate confusion as they contain references to a separate permit; b.The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated October 15, 2020 copied onto a plan sheet. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $114,510 for tree(s) #201-205, #207-211, #215 & #216 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, 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 Contract City Arborist. 5.Tree Protection Fencing: a.Shall be installed as shown on the attached map. b.Shall be shown on the Site Plan. c.Shall be established prior to the arrival of construction equipment or materials on site. d.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized posts, driven into the ground and spaced no more than 10 feet apart. e.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CONTRACT CITY ARBORIST, DAN JACKMAN (508) 479-9540”. f.Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. g.Call Contract City Arborist, Dan Jackman at (508) 479-9540 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. h.Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 5 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 6.Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 7.Work inside fenced areas: a.Requires a field meeting and approval from City Arborist before performing work. b.Requires Project Arborist on site to monitor work. 8.Project Arborist: a.Shall be Richard Gessner unless otherwise approved by the City Arborist. b.Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks 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.Shall supervise any permitted work within the dripline of any protected tree on or adjacent to the site. 9.The Project Arborist shall be on site to monitor all work within: a.10.5 feet of trees #201 b.14 feet of trees #215 c.16.5 feet of trees #208 d.23.5 feet of tree #209 10.Tree removal: a.Tree #206 & #212 meet the criteria for removal and may be removed once building division permits have been obtained. 11.New trees: a.New trees equal to $7,290 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species and planted anywhere on the property as long as they do not encroach on retained trees. Replacement values for new trees are listed below: 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 b.Trees shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. 12.Damage to protected trees that will be retained: a.Should any protected tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant the necessary number of new trees, some of the 6 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 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 b.Water loving plants and lawns are not permitted under oak tree canopies. 13.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 the Contract City Arborist for a final inspection. Before scheduling a final inspection from the Contract 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. 7 18600 Twin Creeks Rd City of Saratoga Arborist Review October 15, 2020 Attachment 4: Tree Protection Zone Map: 8 Attachment 3 Ownership and Use of these Drawings and Speciﬁcations: 1. Designer shall retain all rights and ownership to all drawings and speciﬁcations. The contents of the drawings may not be used in whole, or in part, without expressed written consent given by Designer. All construction shall comply with all local and national building codes. All contractors shall verify all conditions to assure conformance to these codes. 2. Title and all "copyright" privileges to these drawings and speciﬁcations is claimed by the Designer without prejudice. Visual contact with these subject drawings and speciﬁcations shall constitute prima facie evidence of the acceptance of these ownership rights and the following related restrictions. 3. The use of these drawings and speciﬁcations shall be solely restricted to the original site for which they were prepared and the Designer hereby states that they are not intended for nor suitably engineered for any other site. Reproduction of these drawings is therefore expressly limited to this intended use. 4. The Designer disclaims all responsibility if these drawings and speciﬁcations are used, in whole or in part, without prior written permission, whether or not modiﬁed by others for another site. 5. In the event of unauthorized use by any third party of these drawings and speciﬁcations, the Client for which this work was originally prepared hereby agrees to hold harmless, indemnify and defend Designer from any claims arising from such unauthorized use. 6. Designer is not responsible for the design, coordination or implementation of any work performed by consultants, including but not limited to, structural engineering, soil engineering, civil engineering, land surveying, electrical engineering mechanical engineering, landscape architecture and/or Title 24 energy compliance. 7. Designer is not responsible for erection, fabrication and/or relative job safety. The general contractor shall comply with all required safety orders per CAL-OSHA requirements and regulations. 8. Contractor(s) shall hold harmless and indemnify the Owner and the Designer for any and all claims, liability, loss, damage, costs, expenses, including attorney fees, and costs of investigation and litigation, awards and ﬁnes, or judgements imposed by law or arising by reason of the death or bodily injury to persons including employees of the contractor, injury to the property, equipment, and material resulting from implementing the construction intent expressed in the working drawings, speciﬁcations, and contract documents. End. Code Compliance, Contractor Responsibilities and General Conditions: 1. The work described in this set of drawings certiﬁes the scope of work for this construction project. The drawings shall be referred to as the Working Drawings and deﬁne the general dimensions, relationships and location of construction components and assembly of components. All addenda and addendums along with the working drawings shall be referred to as the Construction Documents. 2. The speciﬁcations for the work described in the working drawings are part of the constrcution documents.The speciﬁcations, if not included in the Working Drawings may be seperately issued in and 8 1/2" x 11" format and are available from the Designer upon request. 3. The intent of the "Construction Documents" is to include ALL labor, materials, equipment and transportation necessary for the complete and proper execution of the work. 4. Any work and/or item not speciﬁcally called for in the drawings, but required for a complete and fully functioning installation consistent with the intent of the "Construction Documents" shall be supplied by the general contractor and/or sub-contractors as necessary. 5. Contractor shall replace and/or repair all structures, ﬁnishes, equipment, piping, conduit, wiring, etc. which are damaged or are to be relocated and/or altered to make way for new construction. 6. The Contractor shall be solely responsible for all construction means, methods, techniques, sequences and procedures selected to execute the work. The Contractor shall coordinate all portions of the work within the scope of the contract as expressed in the Constrcution Documents. 7. It is the Contractors responsibility to maintain all necessary insurance policies to protect the owner from workers compensation claims or any other claims arising from his/her negligence. 8. All work completed pursuant to these drawings and speciﬁcations shall comply with all ordinances and regulations which apply to the work and shall in any case conform to the latest edition of the CBC / UBC currently enforced and all City, County and / or State codes as applicable. All Local ordinances and relevant codes must be adhered to whether or not speciﬁcally referenced. 9. Construction compliance requires using working drawings stamped and approved by the local governing authority. Verify the current revision date with the Designer prior to the commencement of any work. 10. No hazardous materials will be stored and/or used within the building which exceeds the quantities listed in enforcible codes. 11. Contractors and subcontractors shall be required to take precautions and verify the following prior to the commencement of construction or particular work as follows: A. Familiarize themselves with local standards and requirements, these construction documents and the project site. B. Complete all work in acceptable industry standards in a workman-like manner. C. Complete the work in full accord with adopted codes and ordinances. D. Protect the public and adjacent properties from damage throughout constrcution. E. Properly disconnect existing utilities to be abandoned and plug or cap as required by code and sound construction practices. 12. The Contractor shall notify the Designer of any condition that he/she observes that may result in an unsafe or hazardous condition to workers or occupants. If the Contractor observes an area that appears to have asbestos or any component that may contain PCB's, or any other hazardous materials, he/she shall notify the owner and Designer immediately and in writing and present a plan of action for the proper removal and disposal of such materials in accordance with local, state and federal laws. 13. Prior to the commencement of any construction the contractor shall verify existence and loation of all above and below ground utilities. Any discrepancies in assumed and documented utility locations and actual locations shall be brought to the attention of the Designer. 14. Contractor shall determine, coordinate and accomodate all utility service requirements (electrical, gas, telephone, water, sewer, etc.) for the facility prior to the construction or remodeling of this building or site. 15. The project "speciﬁcation book" (If provided) and all attachments shall take precedence over noted speciﬁcation when applicable. 16. Civil, Soil and Structural Engineering speciﬁcations shall take precedence over noted speciﬁcations when applicable. 17. The following rules apply for any conﬂicts that may occur: A. Notes and details in drawings take precedence over the General Notes. B. Detail call-outs apply to similar situations whether referenced or not. C. Dimensions shall always take precedence over scaling of the drawings. D. In no cases shall work occur if speciﬁcations or details violate local ordinances or code regulations. The Designer shall be notiﬁed immediately for compliance resolution. All labor and materials used must equal or exceed applicable state or local requirements. 18. Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions regarding the intent related to the layout of the new work shall be brought to the attention of Designer prior to the commencement of any work. The Contractor shall immediately notify Designer of any and all discrepancies prior to the commencement of any work. 19. Preference shall be given to written / ﬁgured dimensions on the drawings over scaled measurements. The "Plans, Speciﬁcations and General Notes" are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if in all. In cases of direct conﬂict, the Contractor shall notify the Designer for clariﬁcation. 20. The contractor shall verify all dimensions shown on the drawings in the ﬁeld prior to starting construction, and 20. The contractor shall verify all dimensions shown on the drawings in the ﬁeld prior to starting construction, and plumbing and sprinkler equipment (to include all piping, duct work, and conduit) and that all required clearances for installation and maintenance are provided. 21. Discrepancies and/or ommissions from these drawings that are discovered during construction by the contractor or any question regarding meaning or intent shall be immediately brought to the attention of the Designer for interpretation and clariﬁcation. The contractor is responsibe for reviewing dimensions and notifying the Designer of any conﬂicts between the drawings and actual ﬁeld conditions. This must be done prior to the commencement of work. 22. It is the contractor's responsibility to review all notes, details, plans, speciﬁcations, and elevations. Any deviations and construction options excercised in the ﬁeld are subject to noncompliance corrections. The Designer is entitled to additional compensation paid for by the Contractor, in the event design options are requested which which are differennt than indicated in the Construction Documents. 23. The Contractor and Subcontractors shall verify the layout and location of all partitions, doors, electrical/telephone, and communication outlets, light ﬁxtures and switches with Designer in the ﬁeld prior to proceeding with installation. The Contracto shall not construct any non-structural partitions until he/she has received approval of layout lines from the Designer prior to proceeding with construction. 24. The Contractor shall state on his/her bid any item that has been excluded from the bid price. If it is unclear to theContractor whether work is to be included, the Designer shall be consulted with in advance of the bid being submitted. 25. The Contractor shall inform the Designer in writing, prior to submitting his/her bid, of any product speciﬁed or described herein that cannot be provided and installed according to the schedule for construction. 26. All construction methods and work schedules must be approved by the owner and shall be arranged to facilitate minimal interference with customer convenience and the operation of the existing facility and/or adjoining properties / businesses. 27. All material and equipment that are part of this project shall be new unless notd otherwise. Material and equipment that are reused as part of this work shall be reapired, cleaned and restored to good condition prior to re-installation. When material and equipment are found to be unsuitable for re-use and/or restoration, the Contractor shall notify the Designer immediately so that the project schedule will not be impacted. 28. All work shall be plumb, square and true and shall be of good "workman-like" quality as acceptable to the appropriate trade's standards practices and those of the trade's councils and/or organizations. 29. Products listed by ICBO / NER numbers shall be installed per the report and manufacturers written instructions. Product substitutions for products listed shall also have icc approved evaluation reports or be approved and listed by other nationally recognized testing agencies. 30. All construction and demolition shall be conducted in a manner which provides protection from pedestrians; and shall comply with local authority requirements. 31. At the end of each daily work period the contractor shall secure, protect, barricade and broom clean the work area and leave unused material stacked or stored neatly. Upon completion of work, contractor shall remove all debris, equipment, etc. generated by, or necessary for, construction and leave the premises clean. All debris shall be removed to an approved dumping facility. 32. Shop drawings are necessary for certain aspects of the work. This includes, but is not limited to trusses, glue laminated beams, steel columns and beams, special assemblies, cabinetry drawings, etc. The Designer shall review and approve shop drawings prior to fabrication. The enforcement authority shall also review and approve shop drawings prior to fabrication as necessary. 33. The Client and Designer reserve the right to make alterations to the design during the course of construction. All changes shall be approved by the local building ofﬁcial and shall, in any case, comply with all applicable codes. The Contractor shall provide a change order to the designer for approval prior to commencing with any changes. 34. Substitutions will not be accepted without prior written approval from the Designer. The contractor may propose substitutions, however, he/she must make the request well in advance of construction so that the proposed requested substitution has been evaluated by the Designer and that alternate choices may be considered without impacting the construction cost and schedule. If a Contractor purchases and/or installs a substitute product without approval from the Designer and it is found that it is not acceptable on any grounds, the Contractor shall remove and replace the said item with an approved alternate at no extra cost. 35. The Contractor shall not proceed with any work requiring additional compensation beyond the contract amount without authorization from the Owner in writing. Failure to obtain authorization may invalidate a claim for a change order. This clause shall not apply to construction change directives form the Designer or Owner where a change order will be provided after the work to complete the construction change directive has commenced prior to the submission of a change order. 36. The Contractor shall repair any damage to the existing building for which his/her subcontractors, materials suppliers or workmen are responsible. If damage exists in a space prior to commencement of construction, it is the Contractor's responsibility to inform the Designer of the existing damage so repair work may be included in the contract, or so that the Contractor will not be held respponsible for the repair. 37. Contractor(s) shall be held responsible for any and all expenses incurred in conjunction with tearing out and repairing the work of any contractor or workmen on the project as a result of defective labor or material performed or supplied by the contractor. 38. Before the completion of the work, the Contractor shall submit to the Designer a list of items that are not complete. The Designer shall prepare a "Punch List" that identiﬁes the unsatisfacory or incomplete work. Final payment or retention may be contingent upon completion of these items. 39. All demolition, new construction, modiﬁcations, electrical requirements and connections, equipment and installations shall be complete with all necessary appurtuances and operating instructions, ready for us; and satisfactory to owner. 40. Work defective in construction, quality, and otherwise in conﬂict with the Contract Documents will not be accepted and may result in non-payment or replacement at no cost to the owner. Work that does not perform within the period of warranty shall be replaced at no cost to the owner. End. 1. The work described in this set of drawings certiﬁes the scope of work for this construction project. The drawings shall be referred to as the Working Drawings and deﬁne the general dimensions, relationships and location of construction components and assembly of components. All addenda and addendums along with the working drawings shall be referred to as the Construction Documents. 2. The speciﬁcations for the work described in the working drawings are part of the constrcution documents.The speciﬁcations, if not included in the Working Drawings may be seperately issued in and 8 1/2" x 11" format and are available from the Designer upon request. 3. The intent of the "Construction Documents" is to include ALL labor, materials, equipment and transportation necessary for the complete and proper execution of the work. 4. Any work and/or item not speciﬁcally called for in the drawings, but required for a complete and fully functioning installation consistent with the intent of the "Construction Documents" shall be supplied by the general contractor and/or sub-contractors as necessary. 5. Contractor shall replace and/or repair all structures, ﬁnishes, equipment, piping, conduit, wiring, etc. which are damaged or are to be relocated and/or altered to make way for new construction. 6. The Contractor shall be solely responsible for all construction means, methods, techniques, sequences and procedures selected to execute the work. The Contractor shall coordinate all portions of the work within the scope of the contract as expressed in the Constrcution Documents. 7. It is the Contractors responsibility to maintain all necessary insurance policies to protect the owner from workers compensation claims or any other claims arising from his/her negligence. 8. All work completed pursuant to these drawings and speciﬁcations shall comply with all ordinances and regulations which apply to the work and shall in any case conform to the latest edition of the CBC / UBC currently enforced and all City, County and / or State codes as applicable. All Local ordinances and relevant codes must be adhered to whether or not speciﬁcally referenced. 9. Construction compliance requires using working drawings stamped and approved by the local governing authority. Verify the current revision date with the Designer prior to the commencement of any work. 10. No hazardous materials will be stored and/or used within the building which exceeds the quantities listed in enforcible codes. 11. Contractors and subcontractors shall be required to take precautions and verify the following prior to the commencement of construction or particular work as follows: A. Familiarize themselves with local standards and requirements, these construction documents and the project site. B. Complete all work in acceptable industry standards in a workman-like manner. C. Complete the work in full accord with adopted codes and ordinances. D. Protect the public and adjacent properties from damage throughout constrcution. E. Properly disconnect existing utilities to be abandoned and plug or cap as required by code and sound construction practices. 12. The Contractor shall notify the Designer of any condition that he/she observes that may result in an unsafe or hazardous condition to workers or occupants. If the Contractor observes an area that appears to have asbestos or any component that may contain PCB's, or any other hazardous materials, he/she shall notify the owner and Designer immediately and in writing and present a plan of action for the proper removal and disposal of such materials in accordance with local, state and federal laws. 13. Prior to the commencement of any construction the contractor shall verify existence and loation of all above and below ground utilities. Any discrepancies in assumed and documented utility locations and actual locations shall be brought to the attention of the Designer. 14. Contractor shall determine, coordinate and accomodate all utility service requirements (electrical, gas, telephone, water, sewer, etc.) for the facility prior to the construction or remodeling of this building or site. 15. The project "speciﬁcation book" (If provided) and all attachments shall take precedence over noted speciﬁcation when applicable. 16. Civil, Soil and Structural Engineering speciﬁcations shall take precedence over noted speciﬁcations when applicable. 17. The following rules apply for any conﬂicts that may occur: A. Notes and details in drawings take precedence over the General Notes. B. Detail call-outs apply to similar situations whether referenced or not. C. Dimensions shall always take precedence over scaling of the drawings. D. In no cases shall work occur if speciﬁcations or details violate local ordinances or code regulations. The Designer shall be notiﬁed immediately for compliance resolution. All labor and materials used must equal or exceed applicable state or local requirements. 18. Layout for new work is largely based upon relationships to existing conditions of the site and/or existing structures. Any questions regarding the intent related to the layout of the new work shall be brought to the attention of Designer prior to the commencement of any work. The Contractor shall immediately notify Designer of any and all discrepancies prior to the commencement of any work. 19. Preference shall be given to written / ﬁgured dimensions on the drawings over scaled measurements. The "Plans, Speciﬁcations and General Notes" are intended to agree and supplement one another. Anything indicated in one and not the other, shall be executed as if in all. In cases of direct conﬂict, the Contractor shall notify the Designer for clariﬁcation. 20. The contractor shall verify all dimensions shown on the drawings in the ﬁeld prior to starting construction, and 20. The contractor shall verify all dimensions shown on the drawings in the ﬁeld prior to starting construction, and plumbing and sprinkler equipment (to include all piping, duct work, and conduit) and that all required clearances for installation and maintenance are provided. 21. Discrepancies and/or ommissions from these drawings that are discovered during construction by the contractor or any question regarding meaning or intent shall be immediately brought to the attention of the Designer for interpretation and clariﬁcation. The contractor is responsibe for reviewing dimensions and notifying the Designer of any conﬂicts between the drawings and actual ﬁeld conditions. This must be done prior to the commencement of work. 22. It is the contractor's responsibility to review all notes, details, plans, speciﬁcations, and elevations. Any deviations and construction options excercised in the ﬁeld are subject to noncompliance corrections. The Designer is entitled to additional compensation paid for by the Contractor, in the event design options are requested which which are differennt than indicated in the Construction Documents. 23. The Contractor and Subcontractors shall verify the layout and location of all partitions, doors, electrical/telephone, and communication outlets, light ﬁxtures and switches with Designer in the ﬁeld prior to proceeding with installation. The Contracto shall not construct any non-structural partitions until he/she has received approval of layout lines from the Designer prior to proceeding with construction. 24. The Contractor shall state on his/her bid any item that has been excluded from the bid price. If it is unclear to theContractor whether work is to be included, the Designer shall be consulted with in advance of the bid being submitted. 25. The Contractor shall inform the Designer in writing, prior to submitting his/her bid, of any product speciﬁed or described herein that cannot be provided and installed according to the schedule for construction. 26. All construction methods and work schedules must be approved by the owner and shall be arranged to facilitate minimal interference with customer convenience and the operation of the existing facility and/or adjoining properties / businesses. 27. All material and equipment that are part of this project shall be new unless notd otherwise. Material and equipment that are reused as part of this work shall be reapired, cleaned and restored to good condition prior to re-installation. When material and equipment are found to be unsuitable for re-use and/or restoration, the Contractor shall notify the Designer immediately so that the project schedule will not be impacted. 28. All work shall be plumb, square and true and shall be of good "workman-like" quality as acceptable to the appropriate trade's standards practices and those of the trade's councils and/or organizations. 29. Products listed by ICBO / NER numbers shall be installed per the report and manufacturers written instructions. Product substitutions for products listed shall also have icc approved evaluation reports or be approved and listed by other nationally recognized testing agencies. 30. All construction and demolition shall be conducted in a manner which provides protection from pedestrians; and shall comply with local authority requirements. 31. At the end of each daily work period the contractor shall secure, protect, barricade and broom clean the work area and leave unused material stacked or stored neatly. Upon completion of work, contractor shall remove all debris, equipment, etc. generated by, or necessary for, construction and leave the premises clean. All debris shall be removed to an approved dumping facility. 32. Shop drawings are necessary for certain aspects of the work. This includes, but is not limited to trusses, glue laminated beams, steel columns and beams, special assemblies, cabinetry drawings, etc. The Designer shall review and approve shop drawings prior to fabrication. The enforcement authority shall also review and approve shop drawings prior to fabrication as necessary. 33. The Client and Designer reserve the right to make alterations to the design during the course of construction. All changes shall be approved by the local building ofﬁcial and shall, in any case, comply with all applicable codes. The Contractor shall provide a change order to the designer for approval prior to commencing with any changes. 34. Substitutions will not be accepted without prior written approval from the Designer. The contractor may propose substitutions, however, he/she must make the request well in advance of construction so that the proposed requested substitution has been evaluated by the Designer and that alternate choices may be considered without impacting the construction cost and schedule. If a Contractor purchases and/or installs a substitute product without approval from the Designer and it is found that it is not acceptable on any grounds, the Contractor shall remove and replace the said item with an approved alternate at no extra cost. 35. The Contractor shall not proceed with any work requiring additional compensation beyond the contract amount without authorization from the Owner in writing. Failure to obtain authorization may invalidate a claim for a change order. This clause shall not apply to construction change directives form the Designer or Owner where a change order will be provided after the work to complete the construction change directive has commenced prior to the submission of a change order. 36. The Contractor shall repair any damage to the existing building for which his/her subcontractors, materials suppliers or workmen are responsible. If damage exists in a space prior to commencement of construction, it is the Contractor's responsibility to inform the Designer of the existing damage so repair work may be included in the contract, or so that the Contractor will not be held respponsible for the repair. 37. Contractor(s) shall be held responsible for any and all expenses incurred in conjunction with tearing out and repairing the work of any contractor or workmen on the project as a result of defective labor or material performed or supplied by the contractor. 38. Before the completion of the work, the Contractor shall submit to the Designer a list of items that are not complete. The Designer shall prepare a "Punch List" that identiﬁes the unsatisfacory or incomplete work. Final payment or retention may be contingent upon completion of these items. 39. All demolition, new construction, modiﬁcations, electrical requirements and connections, equipment and installations shall be complete with all necessary appurtuances and operating instructions, ready for us; and satisfactory to owner. 40. Work defective in construction, quality, and otherwise in conﬂict with the Contract Documents will not be accepted and may result in non-payment or replacement at no cost to the owner. Work that does not perform within the period of warranty shall be replaced at no cost to the owner. End. 1ETHEXEk+SSKPI JX 8[MR'VIIOW6H CALCULATIONS BY LEA & BRAZE ENGINEERING (510) 887-4086 CALCULATION OF AVERAGE SLOPE PARCEL 2 P R O P E R T Y O W N E R(S) P R O P E R T Y A D D R E SS 18600 Twin Creeks Road, Saratoga, California C A L C U L A T E D B Y Dena Yancy D A T E 02/18/20 R E F E R E N C E M A P :Topographic Survey by Lea & Braze Engineering J O B #2180703 1.C A L C U L A T I O N O F A V E R A G E S L O P E (B A S E D O N E X I S T I N G C O N T O U RS) GROSS AREA =50,163.13 SQFT.=1.152 ACRES AREA WITHIN EASEMENT =19,609.62 SQFT.=0.450 ACRES NET AREA =30,553.51 SQFT.=0.701 ACRES A. NET AREA (An)0.701 ACRES B. CONTOUR INTERVAL (I)2 ft. C. DRAWING SCALE 1'' = 20' D. CONTOUR LENGTH WITHIN NET AREA OF LOT (An) CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH (FEET)(INCHES)(INCHES)(INCHES) 404 0.0 440 0.0 476 0.0 512 0.0 406 0.0 442 0.0 478 0.0 514 0.0 408 0.0 444 0.0 480 0.0 516 0.0 410 55.1 446 0.0 482 0.0 518 0.0 412 263.7 448 0.0 484 0.0 520 0.0 414 292.3 450 0.0 486 0.0 522 0.0 416 308.5 452 0.0 488 0.0 524 0.0 418 294.5 454 0.0 490 0.0 526 0.0 420 249.6 456 0.0 492 0.0 528 0.0 422 236.5 458 0.0 494 0.0 530 0.0 424 183.6 460 0.0 496 0.0 532 0.0 426 61.1 462 0.0 498 0.0 534 0.0 428 13.1 464 0.0 500 0.0 536 0.0 430 0.8 466 0.0 502 0.0 538 0.0 432 0.0 468 0.0 504 0.0 540 0.0 434 0.0 470 0.0 506 0.0 542 0.0 436 0.0 472 0.0 508 0.0 544 0.0 438 0.0 474 0.0 510 0.0 546 0.0 T O T A L 1958.8 1958.8 FT. E. AVERAGE SLOPE WITHIN NET AREA OF LOT ########## S=0.00229 (2.0 FT)(1959 FT)=12.80 % (0.701)########## ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET DATE: 04-30-2020S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0T1.1 SETBACK VERIFICATION NOTE PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACK ARE PER THE APPROVED PLANS STORM WATER RETENTION NOTE DISPOSITION AND TREATMENT OF STORM WATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM "NPDES" STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAM APPLICABLE CODES: 2019 CALIFORNIA RESIDENTIAL CODE, 2019 CALIFORNIA BUILDING CODE, 2019 CALIFORNIA ELECTRICAL CODE, 2019 CALIFORNIA MECHANICAL CODE, 2019 CALIFORNIA PLUMBING CODE, 2019 CALIFORNIA CALIFORNIA GREEN BUILDING CODE, 2019 CALIFORNIA ENERGY CODE HEIGHT INFORMATION TABLE : LOWEST ELEVATION POINT AT BUILDING EDGE FROM NATURAL GRADE 412.03 HIGHEST ELEVATION POINT AT BUILDING EDGE FROM NATURAL GRADE 414.0 AVERAGE ELEVATION POINT (BASED ON HIGHEST AND LOWEST POINTS ABOVE) 413.01 TOP MOST ELEVATION POINT- MEASURED FROM AVERAGE POINT (ABOVE) TO THE TOP MOST POINT OF THE ROOF. 438.75 SETBACK TABLE : SETBACK REQ. PROPOSED FRONT 30'-0" 30'-0 1/4" LEFT SIDE F.F. 20'-0" 51'-1" LEFT SIDE S.F. 25'-0" 76'-0" RIGHT SIDE F.F. 20'-0" 20'-0" RIGHT SIDE S.F. 25'-0" 25'-0 3/4" REAR F.F. 50'-0" 143'-1" REAR S.F. 60'-0" 163'7" DESIGN FIRM: ROCKWOOD DESIGN ASSOCIATES, INC. 3 HIGH SCHOOL COURT LOS GATOS CA. 95030 PROJECT MANAGER: ADAM ROCKWOOD AIA ASSOC. PROJECT DESIGNER: LORENA PEREZ AIA ASSOC. 408-354-2128 AROCKWOOD@ROCKWOODDESIGN.NET CIVIL FIRM: LEA & BRAZE ENGINEERING,INC. 2495 INDUSTRIAL PKWY WEST HAYWARD, CA. 94545 510-887-4086 GEOTECHNICAL FIRM: ROMIG ENGINEERS 1390 EL CAMINO READ, 2 ND FLOOR SAN CARLOS, CA. 94070 650-591-5224 REPORT DATE APRIL 2017 PROJECT NO. 3966-1 INDEX: T1.1 TITLE PAGE T1.2 WUI/ MANDATORY MEASURES T1.3 CAL GREEN T1.4 CAL GREEN T2.1 CONDITION OF APPROVAL T3.1 SURVEY G1.0 ARBORIST REPORT G1.1 ARBORIST REPORT G1.1B ARBORIST REPORT ADDENDUM G1.2 SITE PLAN & SQ.FT. DIAGRAM G1.3 LANDSCAPE PLAN G1.4 PROVISION C.3 DATA FORM A1.1 FIRST FLOOR PLAN A1.2 SECOND FLOOR PLAN A1.3 BASEMENT A1.4 ROOF PLAN A2.1 ELEVATION/STREET SCAPE DIAGRAM A2.2 ELEVATION / CROSS SECTION A2.3 CROSS SECTION A2.4 CROSS SECTION A2.5 LONG SECTION A3.1 ADU FLOOR PLAN & ELEVATION C-1.0 CIVIL TITLE SHEET C-1.1 OVERALL SITE PLAN C-1.2 ROUGH GRADING PLAN C-2.0 GRADING AND DRAINAGE PLAN C-2.1 GRADING AND DRAINAGE PLAN C-3.0 UTILITY PLAN C-3.1 UTILITY PLAN ER-1 EROSION CONTROL PLAN ER-2 EROSION CONTROL PLAN SW-1 STORMWATER POLLUTION PREVENTION PLAN FIRE SPRINKLER SYSTEM IS REQUIRED TO THIS PROJECT SCOPE OF WORK: DEMOLITION OF EXISTING SINGLE FAMILY RESIDENCE AND REMOVAL OF (4) ORDINANCE TREES. REMOVAL OF (E) POOL AND TENNIS COURT. NEW TWO STORY SINGLE FAMILY RESIDENCE AND BASEMENT WITH ATTACHED GARAGE AND DETACHED ADU. PROVIDE A SIGN OR VALVE TAG AT FIRE SPRINKLER SYSTEM AT THE MAIN SHUTOFF VALVE TO THE WATER DISTRIBUTION SYSTEM STATING DEVICES THAT RESTRICT THE FLOW OR DECREASE THE PRESSURE OR AUTOMATICALLY SHUT OFF THE WATER TO THE FIRE SPRINKLER SYSTEM SHALL NOT BE ADDED TO THE SYSTEM CRC SECTION R313.3.7 PROVIDE AN OWNER'S MANUAL FOR THE FIRE SPRINKLER SYSTEM TO THE OWNER FIRE SPRINKLER NOTES: R313.3.7 Instructions and signs. An owner’s manual for the ﬁre sprinkler system shall be provided to the owner. A sign or valve tag shall be installed at the main shutoff valve to the water distribution system stating the following: “Warning, the water system for this home supplies ﬁre sprinklers that require certain ﬂows and pressures to ﬁght a ﬁre. Devices that restrict the ﬂow or decrease the pressure or automatically shut off the water to the ﬁre sprinkler system, such as water softeners, ﬁltration systems and automatic shutoff valves, shall not be added to this system without a review of the ﬁre sprinkler system by a ﬁre protection specialist. Do not remove this sign.” TREES PROPOSED FOR REMOVAL (SEE GI.1 & G1.2 FOR LOCATION) # 206 20" OAK #212 24" MULTI OLIVE #213 14" MULTI TREE # 214 6" TREES ASSESSOR MAP: NEIGHBOR ASSESSOR MAP:LOCATION MAP PROJECT OWNER / LOCATION: Willard 2 LLC 18600 Twin Creeks Road Saratoga, CA. 95070 ZONING: R-1-40,000 PARCEL INFORMATION: Located at 18600 Twin Creeks Road APN: 410-37-017 Interior Lot Parcel Gross Area: 50,163.13 SQ.FT. .Net Lot Size: .701 Acres / 30,553.51 S.F. Average Slope: 13% 15-12.050 Site Area R-1-40,000 = 40,000 SF for an interior lot 15-12.070 Site Frontage, Width and Depth Frontage = 100’-0” Width = 150’-0” (interior lot) Depth = 150’-0” 15-12.080 Coverage R-1-40,000 = 35% of Net Site If Net Site = 30,553.51 then .35 x 30,553.51=10,693.72 SF Max. Note: Solid surface decks and compacted surfaces made of porous materials used for walkways, driveways and patios will be counted at 50% for coverage calculations. Note: If a deed restricted secondary unit- then 10% increase in Max. coverage: 10,693.72 + 1,069 = 11,762.72 SF Max. 15-12.085 Allowable Floor Area Slope Reduction: 10.01 – 20% average slope is a net site reduction of 10% + 2% for each 1% over 10% If average slope is 13% then slope reduction is 16%. Net Site = 30,553.51 x 16% = 4,888.56 Reduction Revised Net Site: 25,664.95 = 26,000 SF (Rounded Up) Per Floor Area Standard: 15,001 – 40,000 Net Site Area = 4,050 SF + 78 SF for each 1,000 SF over 15,000 SF Net 26,000 Net = 4,050 + (11x78) =4,908 SF Allowable Floor Area Note: If a deed restricted secondary unit- then 10% increase in Max. ﬂoor area = 4,908 + 10%: = 5,399 sq.ft. General Floor Area Notes: 1.Floor area (for a main residence) includes all enclosed ﬂoor area including garage but excluding basement. 2.Floor area (for an ADU) includes all enclosed ﬂoor area including basement but excluding the garage. 2.If we propose a Secondary Unit, we can be granted a 10% increase to ﬂoor area. This would allow total enclosed ﬂoor area in the amount of: 4,908 SQ. FT. + 10% = 4,908 + 490 = 5,398 SQ. FT. Allowable Floor Area 3.An ADU is allowed to have 2 bedrooms max and must provide a kitchen. 15-12.090 Setbacks (Interior Lot) Front: 30’-0” 1st Floor Interior Side: 20’-0” 2nd Floor Interior Side: 25’-0” Rear: 50’-0” 1st Floor and 60’-0” 2nd Floor 15-12.095 Landscaping 50% of the front and 50% of the exterior side yard shall require 50% landscaping. Height: 15-12.100 26’-0” max height. 15-80.010 Setback Exceptions A.Sills, Chimneys, Eaves / Architectural features: 3’-0” max side setback encroachment 4’-0” front setback encroachment 4’-0” rear setback encroachment 1’-6” between structures B.Open and Unenclosed balconies, stairs, porches and decks less than 4’-0” from ﬁnish grade: less than 4’-0” encroachment. C.Bay windows: 2’-0” max. 15-80.030 Accessory Structure Special Rules Pools: Water line min. 6’-0” from rear PL. Equipment: 10’-0” Min. from Side property line, ok within rear setback area- subject to DB requirements of 40DB at the property line. HVAC: Outside of all setbacks- subject to DB requirements of 40DB at the property line. PROPOSED FLOOR AREA: FIRST FLOOR 3,018.06 SQ.FT. GARAGE 481.57 SQ.FT. SECOND FLOOR 1,688.75 SQ.FT. TOTAL RESIDENCE 5,188.38 SQ.FT. ADU DEED RESTRICTED 208.70 SQ.FT. PROPOSED RESIDENCE & ADU TOTAL 5,397.08 SQ.FT. ALLOWABLE 5,399 SQ.FT. BASEMENT HABITABLE 2,232.63 SQ.FT. BASEMENT GARAGE 1,267.00 SQ.FT. TOTAL 8,896.71 SQ.FT. PROPOSED COVERAGE: FIRST FLOOR +GARAGE+ SECONDARY UNIT 3,708.33 SQ.FT. ROOF OVERHANG 104 SQ.FT. CONCRETE DRIVEWAY 2,430 SQ.FT. CONCRETE/ PATIO/ COPING 4,441 SQ.FT. POOL EQUIPMENT POOL + REFLECTING POOL 1,043 SQ.FT. TOTAL 11,726.33 SQ.FT. ALLOWABLE 11,762.72 SQ.FT. FRONT VIEW REAR VIEW NOTE: THIS PROJECT INCLUDES A DEED RESTRICTED SECONDARY UNIT FOR AN INCREASE OF 10% TO ALLOWABLE COVERAGE AND FLOOR AREA. FRONT YARD LANDSCAPE: FRONT YARD = 7,673.89 (50%) ALLOWABLE =3,835.95 LANDSCAPE PROPOSED : LANDSCAPE 5,750.48 SQ.FT. 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"!##%&#%'/)*,!31+/%B2-:04+:12%7-4L+:-%K1/-2=%_D/!34C.!/8/650C648!9/0GC6/!A4./8!3?95!D4G/!4!0/9/0G/@!9A46/!57!4887B!F70!5D/!C.9548845C7.!7F!4!@7?>8/!A78/!6C06?C5! >0/4(/0!F70!4!F?5?0/!97840!/8/650C6!C.9548845C7.&!_D/!0/9/0G/@!9A46/!3?95!>/!A/034./.582!340(/@!49!cX70!X?5?0/!=7840!:8/650C6d&! ! City of San Carlos Building Division 600 Elm St, San Carlos, CA 94070 Phone: 650-802-4261 Wildland Urban Interface Checklist Updated: 1 Wildland-Urban Interface (WUI) Checklist The Wildland-Urban Interface (W UI) Fire Area is defined per Section R3 in the 201 California Residential Code (CRC) as a geographical area identified by the state as a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections 4201 through 4204 and Government Code Sections 51175 through 51189, or other areas designated by the enforcing agency to be at a significant risk from wildfires. To view the San Carlos WUI Map, pleasevisit: KWWSVHJLVILUHFDJRY)+6=. Projects that shall comply with the Wildland-Urban Interface (WUI) are: x New buildings designated by the Building Division. x Accessory structures greater than 120 square feet and located closer than 30-feet to primary structure. x Other projects may be applicable. Contact the Building Official, at 650-802-4262, with questions. Listed below is a checklist for building construction requirements per the 201 California Residential Code, Section 37: Roofing – Section R37.5 R37.5.1 General: Roofs shall comply with the requirements of Section R37.5 and R902. Roofs shall have a roofing assembly installed in accordance with its listing and the manufacture’s installation instructions. R37.5.2 Roof coverings: Where the roof profile allows a space between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire-stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non-perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. R37.5.3 Roof valleys: Where valley flashing is installed, the flashing shall be not less than 0.019-inch No.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72-pound mineral-surfaced non-perforated cap sheet complying with ASTM D 3909, at least 36-inch-eide running with full length of the valley. R37.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Vents – Section R37.6 R37.6.2 Requirements: Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, and underfloor ventilation openings shall be fully covered with metal wire mesh, vents, other materials or other devices that meet the following requirements: The dimensions of the openings therein shall be a minimum of 1/16th inch and shall not exceed 1/8th inch. The materials used shall be noncombustible. Exception: Vents located under the roof covering, along the ridge of roofs, with the exposed surface of the vent covered by noncombustible with mesh, may be of combustible materials. The materials used shall be corrosion resistant. R37.6.3 Ventilation openings on the underside of eaves and cornices: Vents shall not be installed on the underside of eaves and cornices. Exceptions: 6HHQH[WSDJH Wildland Urban Interface Checklist Updated: The enforcing agency may accept or approve special eave and cornice vents that resist the intrusion of flame and burning embers. Vents complying with the requirements of Section R37.6.2 may be installed on the underside of eaves and cornices in accordance with either one of the following conditions: The attic space being ventilated is fully protected by an automatic sprinkler system installed in accordance with Section 903.3.1.1 of the California Building Code, or; The exterior wall covering and exposed underside of the eave are of noncombustible material, or ignition-resistant-materials as determined in accordance with SFM Standard 12-7A-5 Ignition-Resistant Material and the vent is located more than 12 feet from the ground or walking surface of a deck, porch, patio, or similar surface. Exterior Coverings – Section R37.7 R37.7.3 Exterior Walls: The exterior wall covering or wall assembly shall comply with one of the following requirements: Noncombustible material. Ignition-resistant material. Heavy-timber exterior wall assembly. Log wall construction assembly. Wall assemblies that meet the performance criteria in accordance with the test procedures for a 10-minute direct flame contact exposure test set forth in SFM Standard 12-7A-1. Exceptions: Any of the following shall be deemed to meet the assembly performance criteria and intent of this section: One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. R37.7.3.1 Extent of exterior wall covering: Exterior wall coverings shall extend form the top of the foundation to the roof, and terminate a 2 inch nominal solid wood blocking between rafters at all roof overhangs, or in the case of enclosed eaves, terminate at the enclosure. R37.7.4 Open roof eaves: The exposed roof deck on the underside of unenclosed roof eaves shall consist of one of the following: Noncombustible material. Ignition-resistant material. One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. Exceptions: The following materials do not require protection: Solid wood rafter tails on the exposed underside of open roof eaves having a minimum nominal dimension of 2 inch. Solid wood blocking installed between rafter tails on the exposed underside of open roof eaves having a minimum nominal dimension of 2 inch. Gable end overhangs and roof assembly projections beyond an exterior wall other than at the lower end of the rafter tails. Fascia and other architectural trim boards. R37.7.5 Enclosed roof eaves and roof eave soffits: The exposed underside of enclosed roof eaves having either a boxed-in roof eave soffit with a horizontal underside, or sloping rafter tails with an exterior covering applied to the underside of the rafter tail, shall be protected by one of the following: Noncombustible material. Ignition-resistant material. Wildland Urban Interface Checklist Updated: One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. Boxed-in roof eave soffit assemblies with a horizontal underside that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3. Exceptions: The following materials do not require protection: Gable end overhangs and roof assembly projections beyond an exterior wall other than at the lower end of the rafter tails. Fascia and other architectural trim boards. R37.7.6 Exterior porch ceilings: The exposed underside of exterior porch ceilings shall be protected by one of the following: Noncombustible material. Ignition-resistant material. One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. Porch ceiling assemblies with a horizontal underside that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3 Exception: Architectural trim boards. R37.7.7 Floor projections: The exposed underside of a cantilevered floor projection where a floor assembly extends over an exterior wall shall be protected by one of the following: Noncombustible material. Ignition-resistant material. One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor projection assembly that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3 Exceptions: Architectural trim boards. R37.7.8 Underfloor protection: The underfloor area of elevated or overhanging buildings shall be enclosed to grade in accordance with the requirements of this chapter or the underside of the exposed underfloor shall consist of one of the following: Noncombustible material. Ignition-resistant material. One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor assembly that meets the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3. Exception: Heavy-timber structural columns and beams do not require protection. R37.7.9 Underside of appendages: When required by the enforcement agency the underside of overhanging appendages shall be enclosed to grade in accordance with the requirements of this chapter or the underside of the exposed underfloor shall consist of one of the following: Noncombustible material. Ignition-resistant material. Wildland Urban Interface Checklist Updated: One layer of 5/8 – inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor projection assembly that meets the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3. Exception: Heavy-timber structural columns and beams do not require protection. Exterior Windows and Doors – Section R37.8 R37.8.2.1 Exterior windows and exterior glazed door assembly requirements: Exterior windows and exterior glazed door assemblies shall comply with one of the following requirements: Be constructed of multi-pane glazing with a minimum of one tempered pane meeting the requirements of Section 2406 Safety Glazing, or; Be constructed of glass block units, or Have a fire-resistance rating of not less than 20 minutes when tested according to NFPA 257, or; Be tested to meet the performance requirements of SFM Standard 12-7A-2. R37.8.2.2 Structural glass veneer: The wall assembly behind structural glass veneer shall comply with exterior walls. Section R37.7.3 R37.8.3 Exterior doors: Exterior doors shall comply with one of the following: The exterior surface or cladding shall be of noncombustible or ignition-resistant material, or; Shall be constructed of solid core wood that comply with the following requirements: Stiles and rails shall not be less than 1-3/8 inches thick. Raised panels shall not be less than 1-1/4 inches thick, except for the exterior perimeter of the raised panel that may taper to a tongue not less than 3/8 inch thick. Shall have a fire-resistance rating of not less than 20 minutes when tested according to NFPA 252. Shall be tested to meet the performance requirements of SFM Standard 12-7A-1. Decking – Section R37.9 R37.9.2 Where required: The walking surface material of decks, porches, balconies and stairs shall comply with the requirements of this section when any portion of such surface is within 10 feet of the building. R37.9.3 Decking surfaces: The walking surface material of decks, porches, balconies and stairs shall be constructed with one of the following materials: Ignition-resistant material that complies with the performance requirements of both SFM Standard 12-7A-4 and SFM 12-7A-5. Exterior fire retardant treated wood. Noncombustible material. Any material that complies with the performance requirements of SFM Standard 12-7A- 4A when attached exterior wall covering is also either noncombustible or ignition-resistant material. Exception: Wall material may be of any material that otherwise complies with this chapter when the decking surface material complies with the performance requirements ASTM E 84 with a Class B flame spread rating. If you have further questions, please contact the Building Official, at 650-802-4262. Or, you may email the Building Official, at cvalley@cityofsancarlos.org. ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0T1.2 WILDLAND URBAN INTERFACE (WUI) FIRE CONFORMANCE CHECKLIST MANDATORY MEASURES SUMMARY DATE: 04-30-2020 !"#$%&'() '&*+,&-%+#.(/#-,#%0'1(/&#*2'&* ,+3+*+0-()45 $.#--+-6(#-,(,&*+6- )4785(6&-&'#. )478545(*!0$&4((!"#$%&'$()#("*'*$"+$,-./-%"#0$'.'#10$'++232'.30$*%-./-#/*$2.$%&2*$3"/'4$%&'$5-62+"#.2-$7.'#10 5",,2**2".$8266$3".%2.)'$%"$-/"(%$,-./-%"#0$*%-./-#/*9 ,+3+*+0-()47 &-&'61(&99+!+&-!1 ,+3+*+0-()4:;#%&'(&99+!+&-!1(#-,(!0-*&'3#%+0- )4)8<(&-"#-!&,(,2'#=+.+%1(#-,('&,2!&,(/#+-%&-#-!& )4)8<45('0,&-%($'009+-64((:..)6-#$*(-3'*$-#")./$(2('*4$'6'3%#23$3-;6'*4$3"./)2%*$"#$"%&'#$"('.2.1*$2. *"6'<;"%%",$(6-%'*$-%$'=%'#2"#$8-66*$*&-66$;'$(#"%'3%'/$-1-2.*%$%&'$(-**-1'$"+$#"/'.%*$;0$36"*2.1$*)3& "('.2.1*$82%&$3','.%$,"#%-#4$3".3#'%'$,-*".#0$"#$-$*2,26-#$,'%&"/$-33'(%-;6'$%"$%&'$'.+"#32.1$ -1'.309 )4)8>(!0-*%'2!%+0-(;#*%&('&,2!%+0-?(,+*$0*#.(#-,('&!1!.+-6 )4)8>45(!0-*%'2!%+0-(;#*%&(/#-#6&/&-%4((>'3036'$-./<"#$*-6?-1'$+"#$#')*'$-$,2.2,),$"+$@A ('#3'.%$"+$%&'$.".B&-C-#/")*$3".*%#)3%2".$-./$/',"62%2".$8-*%'$2.$-33"#/-.3'$82%&$'2%&'#$D'3%2". 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1$0(2)352-(&7 /2&$7,21 < ( $6 #2) <=>2?8 #@A '$7( BC$B($<B<B:DE A7,1FG/H78IJ 352-(&7'(6&5,37,21 !123.15837K/01L1K*M?158 7$%8/$5),5()/2:5('8&7,21)25),5(635,1./(56 5(48,5('),5()/2:#36, <(BB (BN )<(B 352-(&77<3(256<67(0 012345/!1L31- D-35/OF11,2/!.)PCBB :7F78*47 ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0T2.1 DATE: 07-22-2020 50.00 'EASEMENT FOR ROADPURPOSES TOC ITY OF SARATOGA (6417 O .R . 360.00 'PUBL IC UT IL ITYEASEMENT TOC ITY OF SARATOGA (6417 O .R . 329 )25.00 '25.00 ' 3 0 . 0 0 ' 3 0 . 0 0 '12.00 'SANITARY SEWEREASEMENT(22552856) 10.00'SANITARY SEWEREASEMENT(2 6 7 5 O . R . 1 5 0 ) 10.00'S A NI T A R Y S E W E R E A S E M E N T ( 2 6 7 5 O. R. 1 5 0 )PAINTSTRIP ING , TYP .FENCECHANGECONCRETERETAIN INGWALL CONCRETERETAIN INGWALL 6' WOODFENCEFENCECHANGEROCKRETAIN INGWALLROCKRETAIN INGWALLROCKRETAIN INGWALL WOODRETAIN INGWALLBRICKRETAIN INGWALL CONCRETE/WOODRETAIN ING WALLFOUNTAIN ROCKRETAIN ING WALLROCKRETAIN ING WALLROCKRETAIN ING WALLFENCECHANGEBUILD INGOVERHANGWOODPOST,TYP.420414410410408408410410410404418410410410410420412412412414416418426424422412416412406410TWIN CREEKS ROAD (50')7"ALMOND9"BUCKEYE9"M-BUCKEYE10"BUCKEYE16"M-BUCKEYE20"M-BUCKEYE6"PITTOSPORUM5"TREE32"OAK28"OAK12"M-WILLOW29"OAK60"OAK6"OAK12"JACARANDA8"M-JACARANDA12"JACARANDA8"9"JACARANDA56"OAK7"11"WILLOW3"5"BUCKEYE30"34"OAK5"BIRCH5"BIRCH5"BIRCH12"14"BIRCH6"M-JMAP7"MYRTLE12"M-MAYTEN42"M-OLIVE7"FRUIT26"M-ARBUTUS5"CHERRY22"24"OAK6"M-MAYTENTENNIS NETTINGONE-STORYWOOD/STONEHOUSESSMHRIM=411.41INV=403.41SSMHRIM=411.18INV=404.18SSMHRIM=409.73INV=400.73SSMHRIM=410.06INV=400.06SSMHRIM=414.34INV=402.34SSMHRIM=417.02INV=404.02CBRIM=412.77INV=405.97CBRIM=413.60INV=407.00EDG E OF P A V E M E NT EDGE O F P A V E M E N T ASPHALTDRIVEWAYCONCRETE CURBGATEEDGE OF PAVEMENTPOOLCOPING=418.0GATEFISHHATCHERYGATE8"PE12"PE6"PE8"PEEDGE OF PAVEMENTSHEDGATEPOOL/PONDEQUIPMENT8"PE8"PEGARAGERP=430.2CONCRETE BRIDGE WALLCONCRETE BRIDGE WALLGATE GATE CONCRETEBRIDGEPONDPLANTERTWIN CREEKS ROAD (50')HVE408.05FLASPHALT BERMFL406.5112"CMPLAWNARTIFICIALLAWNROCK R E T AI NI N G W A L L 411.68TOS411.79TOS411.77TOS412.95FF413.06FF414.09FF411.91FF412.62FF411.89FF412.03TOSGATEGATE5.5' METAL FENCEARBOR OVERHEADGATE8' WOOD/CHAIN LINK FENCEBEN C H BENCHWOOD DECK413.6414.24E414.11FFROCK RETAINING WALLPONDCONCRETE/WOOD RETAINING WALLSTONE PATHHOTTUBGATE12"WILLOWFL408.858"PE6"CPP418.00417.87417.92417.97418.02RP417.79416.08418.74418.57418.00416.90415.93415.31415.66414.69415.07412.55412.11412.41412.75412.50412.15412.26411.92412.27411.51411.6411.9412.92412.58415.57413.3413.0412.98412.89412.81412.88412.77413.68412.76412.84412.51412.21411.97411.47411.50412.02411.71411.81413.0423.54TW420.54BW425.66TW424.16BW429.54BW414.50TW413.00BW415.50TW412.60BW414.54TW413.54BW415.86TW413.56BW415.96TW413.96BW415.43TW414.73BW415.75TW412.65BW416.14TW413.04BW413.82TW412.32BW413.11TW411.64BW413.11TW411.91BW413.01TW411.61BW419.94TW419.24BW421.05TW420.05BW424.54TW421.14BW424.52TW421.52BW422.72TW419.97BW423.25TW420.20BW420.08TW418.08BW410.31TW409.81BW409.85TW409.35BW410.23TW409.73BW410.59TW410.09BW411.90TW410.90BW412.64TW411.24BW413.02TW412.22BW411.96TW411.26BW415.05TW413.95BW415.78TW414.78BWN04°40'00"E 33.70'N55°26'00"E 145.00'N28°45'00"E 87.00'N07°55'00"E 42.43'N75°36'00"W 256.53' 32.45'54.55'S.C.C.F.C. & W.C.D.FLOOD CONTROL & STORMDRAINAGE EASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESSEASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF CREEK BANK ISTHE DIVIDING LINEBETWEEN EASEMENTS"A" & "B" (6530 O.R.503)S.C.C.F.C. & W.C.D.FLOOD CONTROL & STORMDRAINAGE EASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESSEASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)PARCEL A164 MAPS 45PARCEL D164 MAPS 45SAN TOMAS AQUINO CREEKFOUND 3/4"OPEN IRON PIPEIN MONUMENT WELLTOP OF BANKTOE OF BANKTOE OF BANKTOP OF BANKTOE OF BANKTOE OF BANKTOP OF BANKTOP OF BANK411.90412.12411.77411.1412.29412.19411.32411.28411.14410.66411.14411.3411.46411.75411.77411.80411.5411.2410.73410.89410.42410.74412.5412.6411.43411.2409.36412.89411.90R=150.00'L=184.03'D=70°17'33"R=150.00'L=75.33'D=28°46'23"14"M-JMAP28"EUC14"M-JMAP8"M-JMAP28"EU C 14"19"27"OAK12"17" 2 3" O A K 30"PINE15"PINEROCKWOOD DESIGN 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 1" = 20'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0T3.1 N SURVEY DATE: 08-23-2019 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 birch (Betula pendula)220 16 35 30 Good Fair Low southern magnolia (Magnolia grandiﬂora) 221 16 35 35 Good Good Low birch (Betula pendula)224 20 40 30 Good Fair Low coast redwood (Sequoia sempervirens) 225 51 85 35 Good Good Moderate coast redwood (Sequoia sempervirens) 228 48 85 35 Good Good Moderate coast redwood (Sequoia sempervirens) 229 45 85 35 Good Good Moderate coast redwood (Sequoia sempervirens) 230 58 85 35 Good Good Moderate olive (Olea europaea)231 6, 6, 5, 5 10 10 Fair Fair Low- Moderate olive (Olea europaea)232 4, 4, 4, 3 10 10 Fair Fair Low- Moderate olive (Olea europaea)233 6, 6, 5, 2, 2, 3, 3, 2 10 10 Fair Fair Low- Moderate olive (Olea europaea)234 5, 5, 2, 4, 4, 2 10 10 Fair Fair Low- Moderate olive (Olea europaea)235 7, 5, 5, 5 10 10 Fair Fair Low- Moderate olive (Olea europaea)236 4, 4, 4, 5, 5 10 10 Fair Fair Low- Moderate olive (Olea europaea)237 6, 6, 5 10 10 Fair Fair Low- Moderate olive (Olea europaea)238 3, 3, 3, 3, 3, 3, 3 10 10 Fair Fair Low- Moderate olive (Olea europaea)239 3, 4, 3, 1 10 10 Fair Fair Low- Moderate olive (Olea europaea)240 6, 5, 4, 4 10 10 Fair Fair Low- Moderate black oak (Quercus kelloggii) 241 25 40 40 Good Good High Tree Species #Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Suitability Expected Impact !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !18 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Appendix B: Tree Assessment Tables B1: Tree Inventory and Assessment Table 2: Inventory and Assessment Tree Species #Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Suitability Expected Impact birch (Betula pendula)201 12, 15 35 25 Fair Fair Low valley oak (Quercus lobata) 202 34, 28 75 55 Fair Fair Low valley oak (Quercus lobata) 203 65 75 55 Fair Fair Low coast live oak (Quercus agrifolia) 204 28 45 45 Poor Poor Low valley oak (Quercus lobata) 205 29, 29 45 45 Fair Fair Low coast live oak (Quercus agrifolia) 206 25, 20 45 45 Poor Fair Low Aleppo pine (Pinus halapensis) 207 14 45 20 Fair Fair Low coast live oak (Quercus agrifolia) 208 15, 13, 19 45 45 Poor Fair Moderate coast live oak (Quercus agrifolia) 209 12, 21, 11, 9, 20 45 45 Poor Fair Moderate Willow (Salix babylonica) 210 25 35 30 Poor Poor Low apple (Malus domestica) 211 6, 6, 6 10 10 Poor Poor Low olive (Olea europaea)212 6, 6, 6, 4, 5 10 10 Fair Poor Low Arbutus (Arbutus ‘Marina’) 215 12, 8, 8, 8, 8 20 20 Poor Poor Low Japanese maple (Acer palmatum) 216 4, 7, 4, 2, 2, 2, 3, 3, 3 20 20 Fair Fair Low pear (Pyrus calleryana)217 9, 8, 7 25 25 Poor Poor Low birch (Betula pendula)218 19 35 35 Good Fair Low !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !17 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 A2: East Parcel 410-37-017! !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !16 36 141'-61/2" 115'-0"150'-0"160'-0"104'-6 " 164' - 9 " 14 9 ' - 0 3/ 4 " 233'- 1 3/4" 25'-0" 30'-0" 25'-0" 20'-0"20'-0"15'-0"25'-0" 20'-0"60'-0"50'-0"25' - 0 " 20' - 0 " 30'-0"30'-0"S14°24'00"W 245.00'N4°40'01"ES75°36'00" E N7°55'00"EN28°45'00"EN55°2 6' 0 0" ES14°24'00"W 125.50'S20°38'00"WN69°2 2 ' 0 0 " WN20°40'15"EN75°36'00 " W S75°36'00 " E N34°17'13"E30' PUBLI C UTILITY EA SE M EN T TO CITY OF S A R A T O G A 25' EASE M E N T F O R R O A D P U R P O S E S TO CITY O F S A R A T O G A (6417 O.R. 3 2 9 ) T w i n Cr e e k s R o a d ( 5 0 ' w i d e )IRREVOCABLE OFFER TO DEDICATE(6417 O.R. 329)S.C.C.F.C. & W.D. FLOOD CONTROL 1 2 ' S A N I T A R Y S EW E R E AS EM E N T TO W E S T V A L L E Y S AN I T A T IO N D IS T R I C T ( DOC . # 1 4 - 2 2 5 5 2 8 5 6 ) FOUND 1" PIPEOPEN; POINT "B" San T ho m as A qui n o Cre ek AND STORM DRAINAGE EASEMENT TOP OF BANKASSUMED SANITARY SEWER LINE ASSUMED SANITARY S EWER LINE 10' SANITARY SEWER EASEMENT ITEM 10 PER TITLE REPORT (02/01/2017)10' SANITARY SEWER EASEMENT(2675 O.R. 150)ITEM 10 PER TITLE REPORT (02/01/2017)ITEM 15 PER TITLE REPORT (02/01/2017) I T EM 1 6 P ER T I T L E R E PO R T ( 0 2 / 0 1 / 2 0 1 7 ) ITEM 14 P E R T I T L E R E P O R T ( 0 2 / 0 1 / 2 0 1 7 )ITEM 12 P E R TITL E R E P O RT (02/01/2017)ITEM 13 PER TITLE REPORT (02/01/2017)NOTE: EASEMENT FOLLOWS TOP OF SLOPE (SEE 6530 O.R. 503, EASEMENT 'B')S.C.C.F.C. & W.D. INGRESS/EGRESS AND OTHER VARIOUS PURPOSES (SEE 6530 O.R. 503, EASEMENT 'B')S.C.C.F.C. & W.D. INGRESS/EGRESS AND OTHER VARIOUS PURPOSESOVERHE A D U T I L I T Y L I N E S SET SPIKE 410410 410430 430420410420430420420 430430 420TOE OF SLOPETOE OF SLOPE412408406410412416418422424426428434436438 434428426422418416 414434 41241 2 436436 43418" MAGNOLIA 8" TREE 6"X4" DBL TREE 38" REDWOOD 8" ASPEN 16" ASPEN 8" ASPEN 14" ASPEN 16" ASPEN 3"X2" DBL TREE 6" TREE 5"X5" DBL TREE 10" MULTI TREE 48" REDWOOD 36" REDWOOD 40" REDWOOD 4" TREE 10" MULTI TREE 4"X3" DBL TREE 6" TREE 24" EUC.6" TREE 8" MULTI MAPLE 6" CHERRY 24" MULTI TREE 16" MULTI TREE 8"X8" DBL TREE8" MULTI TREE 24" MULTI OLIVE 14" MULTI TREE 12"X10"DBL ASPEN 4" MULTI MAPLE 6" TREE 4" ASPEN 4" ASPEN 4" ASPEN 32"X24"LAURELOAK 44" LAUREL OAK 28" OAK 24"X24" DBL OAK 6" TREE 6" MULTI TREE 6" MULTI TREE 24" OAK20" OAK 14"X18"X30" OAK 4" TREE 12" PINE 14"X12"X20" OAK 4" MULTI TREE 10" OAK 36" OAK 22" LAUREL OAK 6" MULTI TREE 12" MULTI OLIVE 10" MULTI OLIVE 12" MULTI OLIVE 16" MULTI OLIVE 16" MULTI OLIVE 6"X6" DBL OLIVE 16" MULTI OLIVE 15" MULTI OLIVE 14" MULTI OLIVE 16" MULTI OLIVE 12" MULTI OLIVE 6"X6" DBL OLIVE 10" MULTI TREE FRO N T L O T 1 INT E R I O R L O T FR O N T L O T 1 CO R N E R L O T SIDE EXTERIOR SETBACK25'-0" FIRST FLOORSIDE EXTERIOR SETBACK30'-0" SECOND FLOOR 30' - 0 " F R O N T SE T B A C K REAR S E T B A C K C O R N E R L O T 20'-0" F I R S T & S E C O N D F L O O R REAR S E T B A C K 60'-0" S E C O N D F L O O R REAR S E T B A C K 50'-0" F I R S T F L O O RSIDE INTERIOR SETBACK25'-0" SECOND FLOORSIDE INTERIOR SETBACK20'-0" FIRST FLOOR 30 ' - 0 " FRONT SETBACK REAR R E C . C O U R T S E T B A C K 15'-0"SIDE INTERIOR SETBACK25'-0" SECOND FLOORSIDE INTERIOR SETBACK20'-0" FIRST FLOOR8'-0" FENCE ATPROPERTY LINE10'-0" FENCE AT 10'-0"FROM PROPERTY LINE2 CAR G A R A G E 400 SQ.F T . 800 SQ.F T . LIVING S P A C E TENNIS C O U R T DRIVEW A Y EASTE R L Y Parcel 2 410-37 - 0 1 7BRIDGE POOL EDGE OF PA V E M E N T EDGE OF PAVE M E N T EDGE OF PAVEMENTLOT W I D T H LO T W I D T H SIDE INTERIOR SETBACKFROM TOP OF BANK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK25'-0" SECOND FLOORWESTE R L Y Parcel 1 410-37 - 0 1 6 221 220 219 218 223 224 222 225 227 216 215 213 201 202 203 204 205206 214 212 211210 229 228 SHRUBS NOT PROTECTED 230 231 232 233 234 235 236 237 238 239 240 241 242 243 207 208 209 OLIVES NOT PROTECTED ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET DATE: 03-01-2018 SCALE 1" = 20'-0"LOT LINE ADJUSTMENTPARCEL 410-37-016 AND 410-37-017SARATOGA, CA. 950701 PROPOSED SITE PLAN A.1 SCOPE OF WORK: Lot line adjustment for parcels 410-37-016 and 410-37-017 Located at the corner of Quito Road and Twin Creeks Road, Saratoga DESIGN FIRM: Rockwood Design Associates, Inc. 3 High School Court Los Gatos, CA. 95030 408-354-2160 ofﬁce rockwooddesign@mac.com Project Manager: Adam Rockwood, AIA Associate Project Designer: Lorena Perez, AIA Associate LICENSED LAND SURVEYOR: Edmundson and Associates Land Surveying 1512 Seabright Avenue Santa Cruz, CA. 95062 831-425-1796 PROJECT OWNER / LOCATION: Willard 2 LLC 18600 Twin Creeks Road Saratoga, CA. 95070 Parcels: 410-37-016 and 410-37-017 ZONING: R-1-40,000 EXISTING PARCEL INFORMATION: Parcel 1 Located at Quito Road APN: 410-37-016 Existing Interior Lot Please refer to the Area Calculation Worksheet by Edmundson and Associates Gross Lot Size: .919 Acres / 40,031.64 S.F. Easements to be deducted: 7,252.74 S.F. Net Lot Size: .7525 Acres / 32,778.9 S.F. Existing Average Slope: 13% Parcel 2 Located at 18600 Twin Creeks Road, Saratoga APN: 410-37-017 Existing Corner Lot Please refer to the Area Calculation Worksheet by Edmundson and Associates Gross Lot Size: 1.51 Acres / 65,775.6 S.F. Easements to be deducted: 36,411.8 S.F. Net Lot Size: .6741 Acres / 29,363.8 S.F. Existing Average Slope: 14% PROPOSED PARCEL INFORMATION: Westerly Parcel 1 Located at Quito Road APN: 410-37-016 Proposed Corner Lot Please refer to the Area Calculation Worksheet by Edmundson and Associates Proposed Net Lot Size: .7524 Acres / 32,774.54 S.F. Proposed Average Slope: 13% Parcel 2 Located at 18600 Twin Creeks Road, Saratoga APN: 410-37-017 Proposed Corner Lot Please refer to the Area Calculation Worksheet by Edmundson and Associates Net Lot Size: .6742 Acres / 29,368.15 S.F. Proposed Average Slope: 14% N IMDEX: A1.1 PROPOSED SITE PLAN A1.2 EXISTING SITE PLAN AREA CALCULATION SHEET DATE: 03-23-2018 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 11.Arrange for the project arborist to monitor and document initial grading activity and no grading is to occur within any tree protection zone. Construction Phase 1.Water the trees to be retained at least twice a month during construction in the summer months with ten gallons of water per inch trunk diameter per tree. 2.Place four inches thick of bark, wood chips, or course wood debris on the soil surface within the TPZ. 3.Monitor for pest and disease issues and treat as necessary. Post-Construction Phase 1.Monitor the health and structure of all trees for any changes in condition. 2.Perform any other mitigation measures to help ensure long term survival. 3.Have a qualified arborist perform a Level 2: Basic Tree Risk Assessment prior to site occupancy. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !11 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Recommendations Pre-construction and Planning Phase 1.Place tree numbers and protection schemes on all the plans. Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Alternatively create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 2.The security deposit for this project would include 100 percent of the value of the trees located on the west parcel for $138,460.00 because two structures are being proposed. 3.Move the proposed sport court north away from trees #241 to #242 at least sixteen feet form their trunks. 4.Place tree protection fence around the group of coast redwoods #228, #229 and #230 at a distance of 25 feet. 5.Place tree protection fence at the edge of the existing driveway around olives #231 to #240. 6.Place fence along the south side of #225 at the limit of the proposed driveway. Provide a driveway cross section to help determine what if any excavating is required for sub-base treatments and use the least impactful materials and methods to avoid excessive digging. 7.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 8.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 9.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. 10.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !10 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Conclusion The property is located at the corner of Twin Creeks and Quito Road and a lot line adjustment is being proposed along with some new structures on the west parcel. I reviewed proposed site plan A1.1 dated March 23, 2018 provided by Rockwood Designs to help make my determinations regarding potential tree impacts and no other documents at this time. The inventory contains 36 trees comprised of 13 different species with coast live oaks and olives being the most abundant. There are gaps in the number order as a result of trees originally assessed that were determined to not be large enough to qualify for protection under the Saratoga ordinance 15-50.050. Nine trees are in good condition, eighteen fair, and nine poor. Many of the smaller trees have been topped as a routine maintenance and all the coast live oaks have been stripped of foliage. Coast live oak #204 is in significant decline with symptoms of Phytophthora sp. including black oozing from the trunk. Most of the trees have fair suitability for conservation accounting for 22 of the 36 assessed. Seven trees have good suitability for retention while an additional seven poor. Most of the poorly suited trees are in poor condition. The best specimens on the site are coast redwoods #225, #228, #229, and #230 along with valley oaks # 202, #203, and #205. Based on the plan footprint there are three trees that would be highly impacted by the proposed sport court location and include black oak #241 along with coast live oaks #242 and #243. The driveway and proposed structure are close to the four coast redwoods #225, #228, #229, and #230 all of which would be expected to be moderately affected. There are no proposed improvement on the east parcel and no expected impacts in this area at this time. To reduce the potential impact around oaks #241 to #243 the proposed structure will need to be moved north at least sixteen feet from coast live oak #243 and thirteen feet from #241 and preferably twenty eight feet from both. Tree protection for this project would focus on the coast redwoods #225, #228, #229, and #230 along with olives #231 to #240 and oaks #241 #242, and #243. These are the only trees affected by the footprint plan and any grading or drainage plan may reveal greater impacts later. A total of 36 trees were appraised for a rounded depreciated value of $245,630.00 using the Trunk Formula Method.  !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !9 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Tree Protection There are three different tree protection schemes which are called Type I, Type II and Type III trunk protection only (Figures 1, 2, and 3). Tree protection focuses on protecting trees from damage to the roots, trunk, or scaffold branches from heavy equipment (Appendix D). The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Figure 3). Tree protection for this project would focus on the coast redwoods #225, #228, #229, and #230 along with olives #231 to #240 and oaks #241 #242, and #243. These are the only trees affected by the footprint plan and any grading or drainage plan may reveal greater impacts later.  !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !8 36 City of Davis Tree Protection Standards Warning Warning Warning Type III Tree Protection (to be used only with approval of the City Arbrorist Type I Tree Protection Type II Tree Protection Tree fencing is required and shall be installed before demolition, grading or construction begins. Tree Protection During Construction Any sidewalk or curb replacement requires approval by Public Works Street Sidewalk Yard Fencing must provide public passage while protecting all land in TPZ. Warning 8.5x11-inch warning signs on each side Plant Strip 2-inches of orange plastic fencing overlaid with 2-inch thick wooden slats Any trenching requires approval, Typical TPZ Either 10 X tree diameter or 10-feet, whichever is greater Approved by:Rev By Date Scale: NTS PA # Date Dwg No. 6-foot high chain link fence, typical Tree Protection Zone (TPZ) circle shown in gray (radius of TPZ equals 10 times the diameter of the tree or 10-feet, whichever is greatest) Restricted work activity area: any proposed work that may involve the disturbance of the tree’s roots requires an approved tree preservation plan of one of the three types shown in this handout. The preservation plan requires the review and approval of the City Arborist prior to work. Figure 1: Type I Tree protection with fence placed at a radius of ten times the trunk diameter. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Yard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. 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Restricted activity area -- see Tree Technical Manual Sec 2.15(E). Restricted trenching area -- see Tree Technical Manual Sec 2.20(C-D), any proposed trench or form work within TPZ of a protected tree requires approval from Public Works Operations. Call 650-496-5953. TPZ either 10 x Tree Diameter or 10-feet, whichever is greater Any proposed trench in TPZ requires approval See TTM 2.20 C-D for instructions 6-foot high chain link fence, typical (to be used only with approval of Public Works Operations) Tree fencing is required and shall be erected before demolition, grading or construction begins. Any inadvertant sidewalk or curb replacement or trenching requires approval Rev By Date City of Palo Alto Standard Dwg No. Approved by: Dave Dockter Date PE No. 2006 Scale: NTS 605 Tree Protection During Construction 1RWH6WUHHW7UHHV,VVXDQFHRIDSHUPLWUHTXLUHV 3XEOLF:RUNV2SHUDWLRQVLQVSHFWLRQDQGVLJQHG DSSURYDORQWKH6WUHHW7UHH9HULILFDWLRQ679 IRUPSURYLGHG 1RWH2UGLQDQFH3URWHFWHG 'HVLJQDWHG7UHHV,VVXDQFH RIDSHUPLWUHTXLUHVDSSOLFDQWಬVSURMHFWDUERULVW ZULWWHQYHULILFDWLRQ7\SH,LVLQVWDOOHGFRUUHFWO\ DFFRUGLQJWRWKHSODQVDQG7UHH3UHVHUYDWLRQ5HSRUW 2-inches of Orange Plastic Fencing overlaid with 2-inch Thick Wooden Slats Detailed specifications are found in the Palo Alto Tree Technical Manual (TTM) (www.cityofpaloalto.org/trees/) Warning Warning Warning 8.5x11-inch Warning Signs one each side Fencing must provide public passage while protecting all other land in TPZ. For written specifications associated with illustrations below, see Public Works Specifications Section 31 Fence distance to outer branches or TP Z 12/14/92 Restricted use for trees in sidewalk cutout tree wells only For all Ordinance Protected and Designated trees, as detailed in the site specific tree preservation report (TPR) prepared by the applicant’s project arborist as diagramed on the plans. Yard Side walk Parkway Strip Street D.D.01 08/04/04 02 D.D.08/10/06 0 DWH Warning SPECIAL INSPECTIONS PLANNING DEPARTMENT TREE PROTECTION INSPECTIONS MANDATORY PAMC 8.10 PROTECTED TREES. CONTRACTOR SHALL ENSURE PROJECT SITE ARBORIST IS PERFORMING REQUIRED TREE INSPECTION AND SITE MONITORING. PROVIDE WRITTEN MONTHLY TREE ACTIVITY REPORTS TO THE PLANNING DEPARTMENT LANDSCAPE REVIEW STAFF BEGINNING 14 DAYS AFTER BUILDING PERMIT ISSUANCE. BUILDING PERMIT DATE: ______________________ _______ DATE OF 1ST TREE ACTIVITY REPORT: ___ _____________ CITY STAFF: ___________________________ ___________ REPORTING DETAILS OF THE MONTHLY TREE ACTIVITY REPORT SHALL CONFORM TO SHEET T-1 FORMAT, VERIFY THAT ALL TREE PROTECTION MEASURES ARE IMPLIMENTED AND WILL INCLUDE ALL CONTRACTOR ACTIVITY, SCHEDULED OR UNSCHEDULED, WITHIN A TREE PROTECTION ROOT ZONE. NON-COMPLIANCE IS SUBJECT TO VIOLATION OF PAMC 8.10.080. REFERENCE: PALO ALTO TREE TECHNICAL MANUAL, SECTION 2.00 AND ADDENDUM 11. http://www.cityofpaloalto.org/civica/filebank/blobdload.asp?BlobID=6460 Figure 2: Type II Tree protection with fence placed along the sidewalk and curb to enclose the tree. Image City of Palo Alto 2006. Figure 3: Type III Tree protection with trunk protected by a barrier to prevent mechanical damage. Image City of Palo Alto 2006. 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Observations Tree Inventory The tree inventory lists trees that are considered protected by the City of Saratoga municipal code 15-50.050 (Appendix A and B). The Saratoga municipal code protects “native trees” with trunk diameters greater than six inches and all other trees ten inches in diameter and greater. The tree diameters were measured at four and one half feet above grade (diameter at breast height DBH) on the high sides of the trees. The diameters of multi-stem trees were calculated according to the City of Saratoga’s definition, which is the sum of the full diameter of the largest stem and half the diameters of the remaining stems. The inventory contains 36 trees comprised of 13 different species with coast live oaks and olives being the most abundant. All the trees have aluminum number tags affixed to them for reference in the documents and on site. There are gaps in the number order as a result of trees originally assessed that were determined to not be large enough to qualify for protection under the ordinance.  !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !3 36 Quantity 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Summary The property is located at the corner of Twin Creeks and Quito Road and a lot line adjustment is being proposed along with some new structures on the west parcel. I reviewed proposed site plan A1.1 dated March 23, 2018 provided by Rockwood Designs. The inventory contains 36 trees comprised of 13 different species with coast live oaks (Quercus agrifolia) and olives (Olea europaea) being the most abundant. Nine trees are in good condition, eighteen fair, and nine poor. Most of the trees have fair suitability for conservation accounting for 22 of the 36 assessed. Seven trees have good suitability for retention while an additional seven poor. Based on the plan footprint there are three trees that would be highly impacted by the proposed sport court location and include black oak (Quercus kelloggii) #241 along with coast live oaks #242 and #243. The driveway and proposed structure are close to the four coast redwoods (Sequoia sempervirens) #225, #228, #229, and #230 all of which would be expected to be moderately affected. There are no proposed improvement on the east parcel and no expected impacts in this area at this time. To reduce the potential impact around oaks #241 to #243 the proposed structure will need to be moved north. Tree protection for this project would focus on the coast redwoods #225, #228, #229, and #230 along with olives #231 to #240 and oaks #241 #242, and #243. A total of 36 trees were appraised for a rounded depreciated value of $245,630.00 using the Trunk Formula Method. Introduction Background Rockwood Designs asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. A lot line adjustment is being proposed along with some new structures on the west parcel. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and those on the adjacent sites that could be affected. The assessment is to include the species, size (trunk diameter), condition, and suitability for conservation ratings. •Provide tree protection specifications, guidelines, and impact ratings for trees that may be affected by the project. •Provide appraised values using the Cost Approach and Trunk Formula Method. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !1 36 Tree Inventory, Assessment, and Protection 18600 Twin Creeks Road Saratoga, CA 95070 Prepared for: Rockwood Designs & Willard 2 LLC March 24, 2018 Prepared By: Richard Gessner ASCA - Registered Consulting Arborist ® #496 ISA - Board Certified Master Arborist® WE-4341B ISA - Tree Risk Assessor Qualified CA Qualified Applicators License QL 104230 © Copyright Monarch Consulting Arborists LLC, 2018  ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.0 DATE: 04-30-2020 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL104230 Copyright © Copyright 2018, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !36 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !35 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Security Deposit The tree protection security deposit is to remain in place for the duration of the project to ensure protection. Once the project is completed, inspected, and approved by the city arborist (a building inspector cannot release the tree security deposit) the bond will be released. Trees damaged by construction activity will require replanting equal to the appraised value state herein. 15-50.080 - Determination on permit (d) Security deposits and maintenance bonds. In the case of an application for, or a project involving encroachment on one or more protected trees, the applicant shall post a security deposit with the City in an amount equal to twenty-five percent to one hundred percent of the ISA valuation of the trees involved at the discretion of the approving authority; provided, however, that any project involving multiple structures or a multi-family structure shall post a security deposit with the City in an amount equal to one hundred percent of the ISA valuation of the trees involved. The City may also require posting of a maintenance bond or security deposit of at least five years designed to ensure long term maintenance of the affected or replacement trees. Security deposits or maintenance bonds required for protected trees or replacement trees in public or private development may, in the reasonable discretion of the Community Development Director, be refunded upon a determination that the project is in compliance with the City Arborist's requirements and/or Tree Preservation Plan. In the case of violations of this Article or where replacement, restitution, or other remedy required pursuant to Section 15-50.170 cannot be made on the project site, then such payments shall be made from the deposit or bond being held before any refund is made. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !32 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Root Pruning Root pruning shall be supervised by the project arborist. When roots over two inches in diameter are encountered they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Timing If the construction is to occur during the summer months supplemental watering and bark beetle treatments should be applied to help ensure survival during and after construction. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree pruning should be specified according to ANSI A-300A pruning standards and adhere to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Tree Protection Signs All sections of fencing should be clearly marked with signs stating that all areas within the fencing are Tree Protection Zones and that disturbance is prohibited. Text on the signs should be in both English and Spanish (Appendix C) and read TREE PROTECTION ZONE DO NOT MOVE OR REMOVE FENCE WITHOUT PRIOR APPROVAL FROM THE CITY ARBORIST, KATE BEAR (408) 868-1276. DO NOT MOVE WITHOUT APPROVAL FROM THE PROJECT ARBORIST !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !31 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Pre-Construction Meeting with the Project Arborist Tree protection locations should be marked before any fencing contractor arrives. Prior to beginning work, all contractors involved with the project should attend a pre construction meeting with the project arborist to review the tree protection guidelines. Access routes, storage areas, and work procedures will be discussed. Tree Protection Zones and Fencing Tree protection fencing should be established prior to the arrival of construction equipment or materials on site. Fencing should be comprised of six-foot high chain link fencing mounted on eight-foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, the fencing must remain undisturbed and be maintained throughout the construction process until final inspection. The fencing should be maintained throughout the site during the construction period and should be inspected periodically for damage and proper functions.  Fencing should be repaired, as necessary, to provide a physical barrier from construction activities. A final inspection by the city arborist at the end of the project will be required prior to removing any tree protection fence and replacement tree shall be planted at this time.  Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Restrictions Within the Tree Protection Zone No storage of construction materials, debris, or excess soil will be allowed within the Tree Protection Zone. Spoils from the trenching shall not be placed within the tree protection zone either temporarily or permanently. Construction personnel and equipment shall be routed outside the tree protection zones. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !30 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 Appendix B: Tree Protection Guidelines 15-50.120 - Setback of new construction from existing trees Unless otherwise permitted by the approving authority, no structure, excavation or impervious surface areas of any kind shall be constructed or installed within the root zone of any protected tree without mitigating special design, such as post and beam footings that bridge the roots. No parking, storing of vehicles, equipment or other materials shall be permitted within the dripline of any protected tree without special design considerations approved by the Community Development Director and the City Arborist. 15-50.140 - Tree preservation plan. A.A Tree Preservation Plan shall be required for any project approved pursuant to Chapters 14, 15 and 16 of the Code on any site on which an Arborist Report is prepared. B.The Tree Preservation Plan shall consist of a separate detailed plan drawn to a sufficient scale but no larger than twenty feet to the inch, with any details to be shown at least ten to the inch) to clearly indicate all protection and mitigation measures to be taken as required by the Community Development Director and/or the Arborist Report for the project. C.When a project has been submitted for approval pursuant to Chapters 14, 15, or 16, there shall be no permits issued for grading or site improvements until a Tree Preservation Plan for the project has been approved by the Community Development Director and the required protection measures are determined to be in place through City inspection. Protection measures required shall remain in place for the duration of the construction activity at the project site, or as otherwise required by the City and shall not be removed until authorized by the Community Development Director. D.The Tree Preservation Plan and any permits for tree removal shall be maintained at the project site at all times during construction activities and until all work has been completed, inspected and approved by the City. E.At least three scheduled inspections shall be made by the City to ensure compliance with the Tree Preservation Plan. The inspections shall, at a minimum include the following: (1) Initial inspection prior to any construction or grading, (2) After completion of rough grading and/or trenching, and (3) Completion of all work including planting and irrigation system installation. Other inspections may be conducted as required by the Community Development Director. !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !29 36 18600 Twin Creeks Road Tree Inventory, Assessment, and Protection March 24, 2018 coast live oak (Quercus agrifolia) 242 9 20 10 Poor Poor High coast live oak (Quercus agrifolia) 243 33 45 45 Fair Good High Tree Species #Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Suitability Expected Impact !Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page ! of !19 36 ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.1 DATE: 04-30-2020 18600 Twin Creeks Road Arborist’s Addendum July 17, 2020 July 17, 2020 Willard 2 LLC Rockwood Designs 3 High School Court Los Gatos, CA 95030 This addendum is in response to items 12, 13, and 14 listed “Memo 2: Incomplete June 4, 2020”. 12. The arborist report needs to contain information pertaining only to the trees potentially affected by the proposed construction. Even though all trees on both parcels were included in an inventory, work will occur on only one parcel at this time. If a tree located on the adjacent parcel will not be potentially affected by the project that information should be taken out of the report for this submittal and kept until a submittal is created for the other parcel. Similarly, the map should include just the trees potentially affected by this project. NOT DONE – The Project Arborist needs to review the proposed design and provide tree protection recommendations. 13. No trees are indicated for removal in the report. The report needs to make the findings allowing trees requested for removal to construct the project. NOT DONE – A revised report or addendum letter that addresses the proposed design is needed. 14. The design for the new house is different in the arborist report than on the submitted plans. The architect needs to provide the current design to the arborist for evaluation of the effects of construction on protected trees. In addition to a site plan, a grading plan should be provided. NOT DONE – An addendum letter or arborist report that addresses this design is needed. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 4 18600 Twin Creeks Road Arborist’s Addendum July 17, 2020 Item 14: Trees included in this submittal are 201 through 216 (Table 1). Trees #213 and #214 are not listed in the table because they are too small to be considered protected. They are indicated on the site plan however. Table 1: Inventory and Assessment Tree Species #Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Expected Impact Depreciat ed Value birch (Betula pendula)201 12, 15 35 25 Fair Low $1,320.00 valley oak (Quercus lobata) 202 34, 28 75 55 Fair Low $33,100.00 valley oak (Quercus lobata) 203 65 75 55 Fair Low $26,000.00 coast live oak (Quercus agrifolia) 204 28 45 45 Poor Low $4,040.00 valley oak (Quercus lobata) 205 29, 29 45 45 Fair Low $29,200.00 coast live oak (Quercus agrifolia) 206 25, 20 45 45 Poor High $5,300.00 Aleppo pine (Pinus halapensis) 207 14 45 20 Fair Low $1,630.00 coast live oak (Quercus agrifolia) 208 15, 13, 19 45 45 Poor Low $3,980.00 coast live oak (Quercus agrifolia) 209 12, 21, 11, 9, 20 45 45 Poor Low $6,270.00 Willow (Salix babylonica) 210 25 35 30 Poor Low $1,440.00 apple (Malus domestica) 211 6, 6, 6 10 10 Poor Moderate $900.00 olive (Olea europaea)212 6, 6, 6, 4, 5 10 10 Fair High $1,990.00 Arbutus (Arbutus ‘Marina’) 215 12, 8, 8, 8, 8 20 20 Poor Moderate $3,690.00 Japanese maple (Acer palmatum) 216 4, 7, 4, 2, 2, 2, 3, 3, 3 20 20 Fair Low $2,940.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 4 18600 Twin Creeks Road Arborist’s Addendum July 17, 2020 Item 13: Oak tree #206 and olive #212 are to be removed. Because of the residence height requirements the driveway has been routed around and below to meet the code elevations. The two trees meet at least the following three findings for removal as stated in 15-50.080 - Determination on permit. (A). 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. 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. Table 2: Removal Findings and Values Tree Species #Trunk Diameter (in.) Value Findings 15-50.080 - Determination on permit. T least three of the possible 10 - (1), (2), and (9) coast live oak (Quercus agrifolia) 206 25, 20 $5,300.00 The tree is situated in the footprint of the proposed pool. The greater concern is this tree is in poor condition and retaining it under the proposed construction plan is not advised. For these reasons the tree meets the ﬁndings are stated in section 1, 2, and 9 of the ordinance requirements. olive (Olea europaea) 212 6, 6, 6, 4, 5 $1,990.00 The tree is situated in the footprint of the proposed entrance, porch and structure. Although the tree is protected by deﬁnition due to its multi-trunk structure it is a small replaceable fruit tree specimen. For these reasons the tree meets the ﬁndings are stated in section 1, 2, and 9 of the ordinance requirements. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 4 18600 Twin Creeks Road Arborist’s Addendum July 17, 2020 Item 14: The plans reviewed for the addendum are indicated in table 2. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified CA Qualified Applicators License QL104230 Table 2: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Notes Existing Site Topographic Map or A.L.T.A with tree locations No Proposed Site Plan 4/30/2020 G1.2 Yes Rockwood Designs Demolition Plan No Construction Staging No Grading and Drainage 9/17/19 G-2.0 Yes Lea & Braze Engineering Utility Plan and Hook-up locations No Exterior Elevations No Landscape Plan 4/30/2020 G1.3 Yes Rockwood Designs Irrigation Plan No T-1 Tree Protection Plan No Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 4 !"##$%"&!#'!(&) Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. !"#$%&'()%"* KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes:! "All tree maintenance and care shall be performed by a qualiﬁed arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be speciﬁed in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. ! "All maintenance is to be performed according to ISA Best Management Practices. Notes:! The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for speciﬁcations of TPZ radii.6’-0”Modiﬁed by Monarch Consulting Arborists LLC, 2019 10'-0" 10'-0"12'-0"50'-0" 5'-0"20'-0"10' -0 "50' -0 "30' -0 " 25'-0" 20'-0"60' -0 "30'-0"24'-9 3/4" 25'-0"133' -03/4 " 34'-41/2" 59'-111/2"1'-61/4"147' -63/4 " 18'-3 1/2"55' -31/4 " 20'-0" LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 LOWEST ROOF POINT 426.5 LOWEST ROOF POINT 426.5 PROPOSED FLOOR AREA: FIRST FLOOR 3,018.06 SQ.FT. GARAGE 481.57 SQ.FT. SECOND FLOOR 1,688.75 SQ.FT. ADU 208.70 SQ.FT. TOTAL 5,397.08 SQ.FT. ALLOWABLE 5,399 SQ.FT. .BASEMENT HABITABLE 3,499.63 SQ.FT. TOTAL 8,896.71 SQ.FT.420410410410410410410410420410414408408404418412412412414416418426424422412416412406TOE OF BANKN04°40'00"E 33.70'N55°26'00"E 145.00'N28°45'00"E 87.00'N07°55'00"E 42.43'N75°36'00"W 256.53' 32.45'54.55'R=150.00'L=184.03'D=70°17'33"R=150.00'L=75.33'D=28°46'23"7"ALMOND9"BUCKEYE9"M-BUCKEYE10"BUCKEYE16"M-BUCKEYE20"M-BUCKEYE6"PITTOSPORUM5"TREE32"OAK28"OAK12"M-WILLOW29"OAK60"OAK6"OAK12"JACARANDA8"M-JACARANDA12"JACARANDA8"9"JACARANDA56"OAK7"11"WILLOW3"5"BUCKEYE30"34"OAK5"BIRCH5"BIRCH5"BIRCH12"14"BIRCH6"M-JMAP7"MYR T L E12"M-MA YTE N 42"M-OLIVE7"FR UIT26"M-ARB UT U S14"M-JMAP5"CHERRY22"24"OAK6"M-MA Y T E N 12"WILLOWS.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGEEASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF CREEK BANK IS THE DIVIDING LINEBETWEEN EASEMENTS"A" & "B" (6530 O.R. 503)S.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGE EASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF BANK10.0' SANITARY SEWER EASEMENT12.0' SANITARY SEWEREASEMENT50.0' EASEMENT FOR ROAD PURPOSESTO CITY OF SARATOGA216215213201202203204205206214212211207 30'-0" F R O N T SETBA C K SIDE INTERIOR SETBACK25'-0" SECOND FLOORSIDE INTERIOR SETBACK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK25'-0" SECOND FLOOR8"M-JMAP28"EU C 14"19"27"OAK12"17"2 3" O A K 30"PINE15"PINE210208209REAR S E T B A C K 60'-0" S E C O N D F L O O R REAR S E T B A C K 50'-0" F I R S T F L O O R PROPOSED COVERAGE: FIRST FLOOR +GARAGE+ SECONDARY UNIT 3,708.33 SQ.FT. ROOF OVERHANG 104 SQ.FT. CONCRETE DRIVEWAY 2,430 SQ.FT. CONCRETE/ PATIO/ COPING 4,441 SQ.FT. POOL EQUIPMENT POOL + REFLECTING POOL 1,043 SQ.FT. TOTAL 11,726.33 SQ.FT. ALLOWABLE 11,762.72 SQ.FT. POOL EQUIPMENT FRONT YARD LANDSCAPE: FRONT YARD = 7,673.89 (50%) ALLOWABLE =3,835.95 LANDSCAPE PROPOSED : LANDSCAPE 5,750.48 SQ.FT. HARDSCAPE 1,923.41 SQ.FT. ADU DEED REST. TREE PROTECTION FENCELOCATION SEE G1.1B FOR SPEC 16'2 1/2" X 15'10 3/4"= 257.65 16'4 1/2" X 9'1 3/8" X=149.25 13'10 1/2 X 24'9 7/8= 344.42 14'0 1/2" X 21'6" = 301.89 5'4" X 21'8" = 115.55 4'8" X 18'3 1/2" = 85.36 6'2 5/8 X 21'8" = 134.74 22'9 1/2" X 10'10 1/2" = 247.85 11'4 1/2" X 22'8 1/2" = 258.31 8'2 1/2 X 26'9 1/8 = 219.66 15'7 7/8 X 19'1" = 298.77 15'4 1/8 X 5'5 1/4 = 83.43 14'9" X 6'5 1/2" = 95.26 1'11" X 1'4" = 2.55 12'5 1/2" X 7 1/2" = 7.78 1'8" X 1'4" = 2.22 14'9 1/8 X 17'0 5/8 = 251.69 12'6 1/8 X 21'11 1/2" = 274.71 10'4 1/8 X 13'1" = 135.33 9'3" X 14'7 7/8" = 135.57 10'7 1/2" X 13'3 5/8" = 141.33 6'3" X 12'5 3/8" = 77.79 5'4" X 4'4" = 23.11 2'6" X 15'0 1/2" = 37.60 1'11 3/8" X 15'11" = 31.00 6'3 1/2" X 2' = 12.58 2'2 1/2" X 15'1 1/2" = 33.40 20'8" X 35'1 1/2" = 725.91 11'3" X 14'8" = 165.00 5'8 1/8" X 7'8 3/8" = 43.70 10'3 1/2" X 22'8 1/2" = 233.71 31'7" X 14'10 3/4" = 470.46 FIRST FLOOR 3,499.63 SQ.FT. SECOND FLOOR 1,688.75 SQ.FT. ADU 208.70 SQ.FT. GARAGE ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 1/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.2 N SITE PLAN SETBACK VERIFICATION NOTE PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACK ARE PER THE APPROVED PLANS STORM WATER RETENTION NOTE DISPOSITION AND TREATMENT OF STORM WATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM "NPDES" STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAM TREES TO BE REMOVED (SEE GI.1 & G1.2 FOR LOCATION) # 206 20" OAK & 24" OAK #212 24" MULTI OLIVE # 214 6" TREES SCALE 1/16" = 1'-0" SQ.FT. DIAGRAM DATE: 04-30-2020 Site Plan Notes: A. Construction site shall be enclosed by 6’ opaque fence at all times during construction. B. No Construction material, equipment, portable toilets, trash containers, or debris shall be placed in the public right-of-way. C. A trash container shall be maintained on site at all times and debris on site which could otherwise blow away, shall be regularly collected and placed in container. D. All construction debris (wood scraps and other debris, which cannot blow away) shall be piled within the property lines of the project in a neat and safe manner. E. The project shall have a signage viewable from the public street that indicates the hours of construction as: Mon- Fri from 7:30 am to 6 pm, Saturdays from 9am to 5 pm. F. Prior to ﬁnal inspection for any building or structure, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall issue a ﬁnal report stating the completed pad, foundation, ﬁnish grading, and associated site work substantially conform to the approved plans, speciﬁcations, and investigation. G. The geotechnical engineer of record shall provide observation during grading and drainage operations. H. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to ﬁnal inspection. I. Prior to the Building Department ﬁnal, all drainage, grading, and landscaping of the site shall be completed. 1 07-20-2020 2 08-27-2020 ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.1B DATE: 07-22-2020 DATE: 08-27-2020 DATE: 08-31-2020 10'-0" 10'-0"12'-0"50'-0" 5'-0"20'-0"10' -0 "50' -0 "30' -0 " 25'-0" 20'-0"60' -0 "30'-0"24'-9 3/4" 25'-0"133' -03/4 " 34'-41/2" 59'-111/2"1'-61/4"147' -63/4 " 18'-3 1/2"55' -31/4 " 20'-0" LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 HIGHEST ROOF POINT 438.75 LOWEST ROOF POINT 426.5 LOWEST ROOF POINT 426.5 PROPOSED FLOOR AREA: FIRST FLOOR 3,018.06 SQ.FT. GARAGE 481.57 SQ.FT. SECOND FLOOR 1,688.75 SQ.FT. ADU 208.70 SQ.FT. TOTAL 5,397.08 SQ.FT. ALLOWABLE 5,399 SQ.FT. .BASEMENT HABITABLE 3,499.63 SQ.FT. TOTAL 8,896.71 SQ.FT.420410410410410410410410420410414408408404418412412412414416418426424422412416412406TOE OF BANKN04°40'00"E 33.70'N55°26'00"E 145.00'N28°45'00"E 87.00'N07°55'00"E 42.43'N75°36'00"W 256.53' 32.45'54.55'R=150.00'L=184.03'D=70°17'33"R=150.00'L=75.33'D=28°46'23"7"ALMOND9"BUCKEYE9"M-BUCKEYE10"BUCKEYE16"M-BUCKEYE20"M-BUCKEYE6"PITTOSPORUM5"TREE32"OAK28"OAK12"M-WILLOW29"OAK60"OAK6"OAK12"JACARANDA8"M-JACARANDA12"JACARANDA8"9"JACARANDA56"OAK7"11"WILLOW3"5"BUCKEYE30"34"OAK5"BIRCH5"BIRCH5"BIRCH12"14"BIRCH6"M-JMAP7"MY R T L E12"M-MAYTE N 42"M-OLIVE7"FRUIT26"M-ARB UT US14"M-JMAP5"CHERRY22"24"OAK6"M-MA YT E N 12"WILLOWS.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGEEASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF CREEK BANK IS THE DIVIDING LINEBETWEEN EASEMENTS"A" & "B" (6530 O.R. 503)S.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGE EASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF BANK10.0' SANITARY SEWER EASEMENT12.0' SANITARY SEWEREASEMENT50.0' EASEMENT FOR ROAD PURPOSESTO CITY OF SARATOGA216215213201202203204205206214212211207 30'-0" F R O N T SETBA C K SIDE INTERIOR SETBACK25'-0" SECOND FLOORSIDE INTERIOR SETBACK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK25'-0" SECOND FLOOR8"M-JMAP28"EU C 14"19"27"OAK12"17"23"OA K 30"PINE15"PINE210208209REAR S E T B A C K 60'-0" S E C O N D F L O O R REAR S E T B A C K 50'-0" F I R S T F L O O R PROPOSED COVERAGE: FIRST FLOOR +GARAGE+ SECONDARY UNIT 3,708.33 SQ.FT. ROOF OVERHANG 104 SQ.FT. CONCRETE DRIVEWAY 2,430 SQ.FT. CONCRETE/ PATIO/ COPING 4,441 SQ.FT. POOL EQUIPMENT POOL + REFLECTING POOL 1,043 SQ.FT. TOTAL 11,726.33 SQ.FT. ALLOWABLE 11,762.72 SQ.FT. POOL EQUIPMENT FRONT YARD LANDSCAPE: FRONT YARD = 7,673.89 (50%) ALLOWABLE =3,835.95 LANDSCAPE PROPOSED : LANDSCAPE 5,750.48 SQ.FT. HARDSCAPE 1,923.41 SQ.FT. ADU DEED REST. TREE PROTECTION FENCELOCATION SEE G1.1B FOR SPEC 16'2 1/2" X 15'10 3/4"= 257.65 16'4 1/2" X 9'1 3/8" X=149.25 13'10 1/2 X 24'9 7/8= 344.42 14'0 1/2" X 21'6" = 301.89 5'4" X 21'8" = 115.55 4'8" X 18'3 1/2" = 85.36 6'2 5/8 X 21'8" = 134.74 22'9 1/2" X 10'10 1/2" = 247.85 11'4 1/2" X 22'8 1/2" = 258.31 8'2 1/2 X 26'9 1/8 = 219.66 15'7 7/8 X 19'1" = 298.77 15'4 1/8 X 5'5 1/4 = 83.43 14'9" X 6'5 1/2" = 95.26 1'11" X 1'4" = 2.55 12'5 1/2" X 7 1/2" = 7.78 1'8" X 1'4" = 2.22 14'9 1/8 X 17'0 5/8 = 251.69 12'6 1/8 X 21'11 1/2" = 274.71 10'4 1/8 X 13'1" = 135.33 9'3" X 14'7 7/8" = 135.57 10'7 1/2" X 13'3 5/8" = 141.33 6'3" X 12'5 3/8" = 77.79 5'4" X 4'4" = 23.11 2'6" X 15'0 1/2" = 37.60 1'11 3/8" X 15'11" = 31.00 6'3 1/2" X 2' = 12.58 2'2 1/2" X 15'1 1/2" = 33.40 20'8" X 35'1 1/2" = 725.91 11'3" X 14'8" = 165.00 5'8 1/8" X 7'8 3/8" = 43.70 10'3 1/2" X 22'8 1/2" = 233.71 31'7" X 14'10 3/4" = 470.46 FIRST FLOOR 3,499.63 SQ.FT. SECOND FLOOR 1,688.75 SQ.FT. ADU 208.70 SQ.FT. GARAGE ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 1/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.2 N SITE PLAN SETBACK VERIFICATION NOTE PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACK ARE PER THE APPROVED PLANS STORM WATER RETENTION NOTE DISPOSITION AND TREATMENT OF STORM WATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM "NPDES" STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAM TREES TO BE REMOVED (SEE GI.1 & G1.2 FOR LOCATION) # 206 20" OAK & 24" OAK #212 24" MULTI OLIVE # 214 6" TREES SCALE 1/16" = 1'-0" SQ.FT. DIAGRAM DATE: 04-30-2020 Site Plan Notes: A. Construction site shall be enclosed by 6’ opaque fence at all times during construction. B. No Construction material, equipment, portable toilets, trash containers, or debris shall be placed in the public right-of-way. C. A trash container shall be maintained on site at all times and debris on site which could otherwise blow away, shall be regularly collected and placed in container. D. All construction debris (wood scraps and other debris, which cannot blow away) shall be piled within the property lines of the project in a neat and safe manner. E. The project shall have a signage viewable from the public street that indicates the hours of construction as: Mon- Fri from 7:30 am to 6 pm, Saturdays from 9am to 5 pm. F. Prior to ﬁnal inspection for any building or structure, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall issue a ﬁnal report stating the completed pad, foundation, ﬁnish grading, and associated site work substantially conform to the approved plans, speciﬁcations, and investigation. G. The geotechnical engineer of record shall provide observation during grading and drainage operations. H. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to ﬁnal inspection. I. Prior to the Building Department ﬁnal, all drainage, grading, and landscaping of the site shall be completed. 1 07-20-2020 2 08-27-2020 3 08-31-2020 10'-0" 10'-0"12'-0"50'-0" 5'-0"20'-0"10' -0 "50' -0 "30' -0 " PLANTER WALL T.W. 114.5' B.W. 114.25' 6" STEP ENTRY PORCH 415.0' FINISH FLOOR 415.0' T.W. 416.0' B.W. BASEMENT PATIO 403.0' BASEMENT PATIO F.F. 403.0' PLANTER WALL T.W. 114.5' B.W. 112.75' PLANTER WALL T.W. 113.0' B.W. 111.75' CURB T.W. 112.0' REFLECTING POOL COPING WALL 415.25' NO STEP STEP STONE 114.5' PLANTER WALL / CURB T.W. 114.5' LANDING F.F. 415.0' SIDE ENTRY415.0' PATIO 415.0' TALL PLANTER T.W. 130.0' 24 RISER @ 6" PATIO 415.0' SECONDARY UNIT FINISH FLOOR 415.0' POOL COPING 415.0' LOWER PLANTER WALL T.W. 416.5' B.W. 414.75' PLANTER WALL T.W. 418.5' B.W. 416.5' SOIL 416.25' PLANTER WALL T.W. 418.5' B.W. 416.5' SOIL 416.25' LOWER PLANTER WALL T.W. 416.5' B.W. 414.75' PLANTER WALL T.W. 418.5' B.W. 416.5' SOIL 416.25' LOWER PLANTER WALL T.W. 416.5' B.W. 414.75' PLANTER WALL T.W. 418.5' B.W. 416.5' SOIL 416.25' LOWER PLANTER WALL T.W. 416.5' B.W. 415.0' LOWER PLANTER WALL T.W. 416.5' B.W. 415.0' PLANTER WALL T.W. 420.0' B.W. 418.0' SOIL 417.75' LOWER PLANTER WALL T.W. 418.0' B.W. 415.0' PLANTER WALL T.W. 418.0' B.W. 416.5' SOIL416.25'LOWER PLANTER WALL T.W. 416.5' B.W. 415.0' T.W. 415.0' B.W. 414.0' LANDING F.F. 415.0'7 RISER @ 6" LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN 420410410410410410410410420410414408408404412412412414416418426424422412416412406TOE OF BANKN04°40'00"E 33.70'N55°26'00"E 145.00'N28°45'00"E 87.00'N07°55'00"E 42.43'N75°36'00"W 256.53' 32.45'54.55'R=150.00'L=184.03'D=70°17'33"R=150.00'L=75.33'D=28°46'23"7"ALMOND9"BUCKEYE9"M-BUCKEYE10"BUCKEYE16"M-BUCKEYE20"M-BUCKEYE6"PITTOSPORUM5"TREE32"OAK28"OAK12"M-WILLOW29"OAK60"OAK6"OAK12"JACARANDA8"M-JACARANDA12"JACARANDA8"9"JACARANDA56"OAK7"11"WILLOW3"5"BUCKEYE30"34"OAK5"BIRCH5"BIRCH5"BIRCH12"14"BIRCH6"M-JMAP7"MY R T L E12"M-MAYTE N 42"M-OLIVE7"FRUI T26"M-ARB UT US14"M-JMAP5"CHERRY22"24"OAK6"M-MA YT E N 12"WILLOWS.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGEEASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF CREEK BANK IS THE DIVIDING LINEBETWEEN EASEMENTS"A" & "B" (6530 O.R. 503)S.C.C.F.C. & W.C.D.FLOOD CONTROL & STORM DRAINAGE EASEMENTEASEMENT "A"(6530 OR. 503)S.C.C.F.C. & W.C.D.INGRESS AND EGRESS EASEMENT TOSAN TOMAS AQUINO CREEKEASEMENT "B"(6530 OR. 503)TOP OF BANK10.0' SANITARY SEWER EASEMENT12.0' SANITARY SEWEREASEMENT50.0' EASEMENT FOR ROAD PURPOSESTO CITY OF SARATOGA216215213201202203204205206214212211207 30'-0" F R O N T SETBA C K SIDE INTERIOR SETBACK25'-0" SECOND FLOORSIDE INTERIOR SETBACK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK20'-0" FIRST FLOORSIDE INTERIOR SETBACKFROM TOP OF BANK25'-0" SECOND FLOOR8"M-JMAP28"EU C 14"19"27"OAK12"17"23"OAK 30"PINE15"PINE210208209ARTIFICIAL TURF TERRACE 114.25' PLANTING TERRACE 114.25'PLANTING TERRACE 114.25' PLANTING TERRACE 112.75' PLANTING TERRACE 112.75' PLANTING TERRACE 111.75' PLANTING TERRACE 111.75' ARTIFICIAL TURF TERRACE 114.25' DN PLANTING AREA 414.75' ARTIFICIAL TURF TERRACE 414.75' REAR S E T B A C K 60'-0" S E C O N D F L O O R REAR S E T B A C K 50'-0" F I R S T F L O O RUP 6" STEP 6" STEP 6" STEP 6" STEP 6" STEP PLANTING AREA 2,292 SQ.F.T ARTIFICIAL TURF 6,863 SQ.F.T POOL EQUIPMENT FRONT YARD LANDSCAPE: FRONT YARD = 7,673.89 (50%) ALLOWABLE =3,835.95 LANDSCAPE PROPOSED : LANDSCAPE 5,750.48 SQ.FT. HARDSCAPE 1,923.41 SQ.FT. ADU DEED REST. TREE PROTECTION FENCELOCATION SEE G1.1B FOR SPEC ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 1/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.3 N LANDSCAPE PLAN PROJECT TYPE NEW WATER SUPPLY TYPE 2" WATER LINE FROM (E) WATER METER LOCAL RETAIL WATER PURVEYOR SAN JOSE WATER SERVICE I AGREE TO COMPLY WITH THE WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE WATER EFFICIENT LANDSCAPE ORDINANCE" APPLICANT SIGNATURE:______________________________ DATE: ______________________________ NOTE: ALL LANDSCAPE AREAS SHALL INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. THIS PROJECT IS REQUIRED TO COMPLY WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE. THIS PROJECT MUST COMPLY WITH APPENDIX D: PRESCRIPTIVE COMPLIANCE OPTION AS THE TOTAL LANDSCAPE AREA IS LESS THAN 2,500 SQUARD FEET AS DOCUMENTED AND PROPOSED ON THIS LANDSCAPE SUBMITTAL SHEET. THE FOLLOWING ARE GENERAL NOTES FOR COMPLIANCE WITH APPENDIX D. INSTALLATION AND IMPLEMENTATION OF THESE ITEMS IS REQUIRED. COMPLIANCE DOCUMENTATION SHALL BE PROVIDED TO ANY INSPECTOR OR UPON REQUEST: PLANTING MATERIALS: 1. FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVG. WUCOLS PLANT FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES ABD AREAS USING RECYCLED WATER. 2. A MINIMUM OF 3 INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. TURF AREAS: THIS PROJECT DOES NOT PROPOSE ANY TURF (ARTIFICIAL OR NATURAL). IRRIGATION SYSTEMS: 1. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND UTILIZE A RAIN SENSOR. 2. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. 3. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. 4. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION TO THE WATER SUPPLY. 5. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014. "LANDSCAPE IRRIGATION AND SPRINKLER STANDARD", ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF .65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 6. AREAS LESS THAN 10'-0" IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCES NO RUNOFF OR OVERSPRAY. Any damaged right-of-way infrastructures and otherwise displaced curb and gutter shall be removed and replaced as directed by the City Engineer or his designee. The Contractor shall coordinate with the Public Works Department Provide an earthquake- actuated shutoff valve for the main gas line per CPC 1210.18. TREES PROPOSED FOR REMOVAL (SEE GI.1 & G1.2 FOR LOCATION) # 206 20" #212 24" MULTI OLIVE #213 14" MULTI TREE # 214 6" TREES DATE: 04-30-2020 1 07-20-2020 2 08-27-2020 3 08-31-2020 'DWH)RUP&RPSOHWHG &RPSOHWHGE\ 6&985333&'DWD)RUP3DJHRI6HSWHPEHU 6DQWD&ODUD9DOOH\ Urban Runoff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¶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ena Yancy Parcel 2 410-37-017 18600 Twin Creeks Road, Saratoga CA Quito Road and Sobey Road Rockwood Design Asssociates, Inc. 1 1 Lea & Braze Engineering, Inc. New residence and appurtenant site improvements ! San Tomas Aquino Creek SCVURPPP C.3. Data Form Page 2 of 4 September 2019 2. Project Size a. Total Site Area: ______________acres b. Total Site Area Disturbed: ____________________ acres (including clearing, grading, or excavating) Site Totals Total Existing (Pre-project) Area (ft2) Existing Area Retained1 (ft2) Existing Area Replaced2 (ft2) New Area Created2 (ft2) Total Post- Project Area (ft2) c. Total Impervious Area (IA) d. Total new and replaced impervious area e. Total Pervious Area (PA)3 f. Total Area (IA+PA) g. Percent Replacement of IA in Redevelopment Projects: (Existing IA Replaced ÷ Existing Total IA) x 100% _______% 3. State Construction General Permit Applicability: a. Is #2.b. equal to 1 acre or more? Yes, applicant must obtain coverage under the State Construction General Permit (see https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html) No, applicant does not need coverage under the State Construction General Permit. 4. MRP Provision C.3 Applicability: a. Is #2.d. equal to 10,000 sq. ft. or more, or 5,000 sq. ft. or more for restaurants, auto service facilities, retail gas outlets, and stand-alone uncovered parking? Yes, C.3. source control, site design and treatment requirements apply No, C.3. source control and site design requirements may apply ± check with local agency b. For redevelopment projects, is #2.g. equal to 50% or more? Yes, C.3. requirements (site design and source control, as appropriate, and stormwater treatment) apply to the entire site No, C.3. requirements only apply to the impervious area created and/or replaced c. Does the project create and/or replace 5,000 sf or more of impervious surface parking? Yes, C.3. requirements may apply to the entire site ± check with local agency No 5. Hydromodification Management (HM) Applicability: a. Does the project create and/or replace one acre or more of impervious surface AND is the total post-project impervious area greater than the pre-project (existing) impervious area? Yes (continue) No ± exempt from HM, go to page 3 b. Is the project located in an area of HM applicability (green area) on the HM Applicability Map? ( www.scvurppp.org/hmp-map) Yes, the project must implement HM requirements No, the project is exempt from HM requirements 1 ³5HWDLQHG´PHDQVWROHDYHH[LVWLQJ,$LQSODFH$Q,$WKDWgoes through maintenance (e.g., pavement resurfacing/slurry seal/grindEXWQRFKDQJHLQJUDGHLVFRQVLGHUHG³UHWDLQHG´ 2 7KH³QHZ´DQG³UHSODFHG´,$DUHEDVHGRQWKHWRWDODUHDRIWKHVLWHDQGQRWVSHFLILFORFDWLRQVRQVLWH)RUH[DPSOH , impervious SDUNLQJFUHDWHGRYHUDSHUYLRXVDUHDLVQRW³QHZ´ IA, if an equal amount of pervious area replaces IA somewhere else on the site. Constructed IA on a site that does not exceed the total pre-project IA will be considered ³UHSODFHG´,$ $VLWHZLOOKDYH³QHZ´ IA only if the total post-project IA exceeds the total pre-project IA (total post-project IA ± total pre-project IA = New IA). 3 Include bioretention areas, infiltration areas, green roofs, and pervious pavement in PA calculations. 1.51 0.66 27,164 0 0 11,726 11726 11,726 22,999 38,437 50,163 50,163 0.00 ! ! ! ! ! ! SCVURPPP C.3. Data Form Page 3 of 4 September 2019 6. Selection of Specific Stormwater Control Measures: Site Design Measures Minimize land disturbed (e.g., protect trees and soil) Minimize impervious surfaces (e.g., reduction in post-project impervious surface) Minimum-impact street or parking lot design (e.g., parking on top of or under buildings) Cluster structures/ pavement Disconnected downspouts (direct runoff from roofs, sidewalks, patios to landscaped areas) Pervious pavement Green roof Other self-treating4 area (e.g., landscaped areas) Self-retaining4 area Interceptor trees3 Rainwater harvesting and use (e.g., rain barrel, cistern for designated use) 5 Preserved open space: _______ ac. or sq. ft. (circle one) Protected riparian and wetland areas/buffers (Setback from top of bank: _______ft.) Other _______________ Source Control Measures Wash area/racks, drain to sanitary sewer5 Covered dumpster area, drain to sanitary sewer6 Sanitary sewer connection or accessible cleanout for swimming pool/spa/fountain6 Beneficial landscaping (minimize irrigation, runoff, pesticides and fertilizers; promotes treatment) Outdoor material storage protection Covers, drains for loading docks, maintenance bays, fueling areas Maintenance (pavement sweeping, catch basin cleaning, good housekeeping) Storm drain labeling Other _______________ Treatment Measures None (all impervious surface drains to self- retaining areas) LID Treatment Bioretention area Flow-through planter Tree Well Filter or Trench with bioretention soils Rainwater harvest/use (e.g., cistern or rain barrel for designated use, sized for C.3.d treatment) Infiltration trench Infiltration well/dry well Subsurface Infiltration System (e.g. vault or large diameter conduit over drain rock) Other _______________ Non-LID Treatment Methods Proprietary high flow rate tree box filter7 Proprietary high flow media filter (sand, compost, or proprietary media)7 Vegetated filter strip8 Extended detention basin8 Vegetated swale8 Other _______________ Flow Duration Controls for Hydromodification Management (HM) Extended Detention basin Underground tank or vault Bioretention with outlet control Other ______________ 4 See SCVURPPP C3 Handbook for definitions. https://scvurppp.org/2016/06/20/c-3-stormwater-handbook-june-2016/ 5 Optional site design measure; does not have to be sized to comply with Provision C.3.d treatment requirements. 6 Subject to sanitary sewer authority requirements. 7 These WUHDWPHQWPHDVXUHVDUHRQO\DOORZHGLIWKHSURMHFWTXDOLILHVDVD³6SHFLDO3URMHFW´ 8 These treatment measures are only allowed as part of a multi-step treatment process (i.e., for pretreatment). ! ! ! 6&985333&'DWD)RUP 3DJHRI 6HSWHPEHU 7. Stormwater Treatment Measure (STM) Sizing for Projects with Treatment Requirements Stormwater Treatment Measure (STM) Hydraulic Sizing Criteria Used* .H\ D9ROXPH±:()0HWKRG E9ROXPH±&$64$%03+DQGERRN0HWKRG D)ORZ±)DFWRUHG)ORRG)ORZ0HWKRG E)ORZ±&$64$%03+DQGERRN0HWKRG F)ORZ±8QLIRUP,QWHQVLW\0HWKRG &RPELQDWLRQ)ORZDQG9ROXPH'HVLJQ%DVLV 8. Alternative Certification: :DVWKHWUHDWPHQWV\VWHPVL]LQJDQGGHVLJQUHYLHZHGE\DTXDOLILHGWKLUG SDUW\SURIHVVLRQDOWKDWLVQRWDPHPEHURIWKHSURMHFWWHDPRUDJHQF\VWDII" <HV1R1DPHRI7KLUGSDUW\5HYLHZHUBBBBBBBBBBBBBBBBBBBBBBBBBBB 9. Operation & Maintenance Information $ 3URSHUW\2ZQHU¶V1DPH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB % 5HVSRQVLEOH3DUW\IRU6WRUPZDWHU7UHDWPHQW+\GURPRGLILFDWLRQ&RQWURO2 0 D 1DPH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB E $GGUHVV BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB F 3KRQH(PDLO BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB This section to be completed by Municipal staff. O&M Responsibility Mechanism ,QGLFDWHKRZUHVSRQVLELOLW\IRU2 0LVDVVXUHG&KHFNDOOWKDWDSSO\ 2 0$JUHHPHQW 2WKHUPHFKDQLVPWKDWDVVLJQVUHVSRQVLELOLW\GHVFULEHEHORZ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB This section to be completed by Municipal staff (Note: This is an optional section that agencies should modify per their internal review and tracking process.) Reviewed By: Community Development Department Public Works Department Planning Division: ______________ Engineering: _______________ Building Division: _______________ Other (Specify):_______________ Return form to: ______________________ Data entry performed by: ___________BBBBBBB Choose from list Choose from list Choose from list Choose from list ! ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NETS A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0G1.4 DATE: 04-30-2020 7'-0"12'-0"Sill 8'2'-0"3'-0"10'-0"12'-0"Sill 10'-11"4'-0" 5'-0" 10'-0" 5'-0" Sill 10'-11"4'-0"12'-6"Sill 0"10'-0"3'-0"Sill 0"10'-0"3'-0"Sill 0"10'-0"6'-6"Sill 0"14'-11"3'-0"Sill 0"14'-11"3'-0"14'-10"6'-0"Sill 0"14'-11"3'-0"Sill 0"14'-11"7'-0"Sill 10'-11"4'-0" 5'-0" 10'-0" 5'-0" Sill 0"10'-0"3'-0"Sill 0"10'-0"3'-0"10'-0"5'-0"10'-0"12'-0"Sill 8'2'-0" 8'-0"Sill 0"10'-0" 6'-0" Sill 8'2'-0"3'-0"Sill 8'2'-0"11'-0"Sill 8'2'-0" 5'-3" A A C C D D H H I I J J K K M M B B 55 44 11 2 2 33 66 77 88 L L 16'-21/2"16'-41/2"13'-2"14'-01/2"5'-4"4'-8"6'-11/2"22'-91/2"8'-21/2" 13'-101/2"26'-9"20'-61/2"3'-41/2"10'-101/2"3'-41/4"3'-21/4"9'-11/4"81/2"18'-3"15'-103/4"12'-31/2"81/2"1'-7"2'-101/2"2'-3"2'-2"5'-51/4"71/4" 1'-33/4"81/2"31'-101/4"13'-2"14'-8"21'-111/2"25'-3" SECOND FLOOR PLANTER REFLECTING POOL LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN AUTOMATIC PERGOLA SYSTEM TRELLIS DN TO BASEMENT UP OPEN TO BASEMENT GUEST BEDROOM 10'-0" CEILING GUEST BATHROOM 10'-0" CEILING OFFICE 10'-0" CEILING OFFICEFIREPLACEOFFICEBARENTYRY 14'-11" CEILING LIVING ROOM 14'-11" CEILING DINING ROOM 10'-0" CEILING ELEVATOR POWDER ROOM 1 10'-0" CEILING MUD ROOM 10'-0" CEILING WINE CELLER PANTRY KITCHEN 10'-0" CEILING FAMILY ROOM 14'-11" CEILING FAMILY ROOM BARDBLFIREPLACEDN TO BASEMENT GYM OPEN TO BASEMENT GYM EGRESS PATIO BAR /OUTSIDE KITCHENBBQ3X3 SKYLIGHT 3X3 SKYLIGHT 3X3 SKYLIGHT 3X3 SKYLIGHT 3X3 SKYLIGHT 3X3 SKYLIGHT BEVERAGEREF.ICEMAKERBARSINKFINISH FLOOR 415.0' GARAGE 10'-0" CEILING A2.2AAA2.3BBA2.3CCA2.4EEA2.4FFDDA2.3GG A2.5 HH A2.5 HALLWAY 10'-0" CEILING CARPORT 10'-0" CEILING COVERED PATIO 10'-0" CEILING COVERED PATIO 10'-0" CEILING DRAIN A G E V ALL E YDRAINAGE VALLEYLIFT #1 AMERICAN CUSTOM LIFTS PHANTON PARK AUTO LIFT LIFT #2 AMERICAN CUSTOM LIFTS PHANTON PARK AUTO LIFT B B #A2.AASECTION GRID LINE 2 X 6 EXTERIOR WALL 2 X 6 INTERIOR WALL PATIO AREA WIDTH HEIGHT SILLHEIGHTWINDOW MARKER WIDTH HEIGHT DOOR MARKER PATIO SLOPE CEILING LINE ABOVE EXTERIOR WALL DIMENSION DOWSPOUT CONCEALED DOWSPOUT SLOPE 1/4" : 12" ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 1/4" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A1.1 N 1 FIRST FLOOR PLAN DATE: 04-30-2020 1 07-20-2020 Sill 2'-1"2'-6" 2'-6" Sill 2'-3/4"2'-6"3'-0"Sill 2'-3/4"2'-6"7'-0"Sill 5'-6"2'-6"6'-6"Sill 5'-6"2'-6" 2'-0" Sill 5'-6"2'-6"5'-6"Sill 5'-6"2'-6"5'-6"Sill 0"8'-0"3'-6"Sill 0"8'-0"3'-6"8'-0"7'-0"8'-0"7'-0"Sill 5'-6"2'-6" 2'-6" Sill 2'-3/4"2'-6"6'-4"Sill 2'-3/4"2'-6"3'-0"Sill 2'-3/4"2'-6"3'-0"Sill 2'-3/4"2'-6"6'-4"Sill 2'-3/4"2'-6"3'-0"Sill 2'-3/4"2'-6"3'-0"Sill 6'2'-0"6'-0"Sill 6'2'-0" 3'-0"Sill 6'2'-0" 3'-0"Sill 2'6'-0" 3'-0" Sill 8'2'-0"9'-0"Sill 3'6'-6"5'-0"9'-0"9'-0"Sill 6'-6"2'-6" 6'-6"Sill 3'6'-0" 3'-0" A A C C D D H H I I J J K K M M B B 55 44 11 2 2 33 66 77 88 L L 5'-61/2"5'-61/2"2'-8"4'-41/2"10'-1"4'-6" 5'-0"5'-0" 8'-0"3'-10"4'-51/4"5'-31/2"2'-111/2" 14'-8"5'-0"7'-6"11'-6"5'-01/2"5'-01/2"5'-01/2"3'-71/2"15'-73/4"6'-6"11'-81/2"9'-3"10'-71/2"12'-51/4"20'-1"15'-01/2"2'-21/2"16'-103/4"14'-73/4"1'-41/4"21'-111/4"9'-73/4"7'-13/4"15'-11/2"8'-01/2"15'-11"4'-4"6'-31/2"17'-53/4"37'-4"2'-0"2'-0"14'-5"LINEAL DRAIN PLANTER LINEAL DRAIN AUTOMATIC PERGOLA SYSTEM TRELLIS CORNER GAS FIREPLACE MASTER BEDROOM 10'-6" CEILING MASTER BALCONY 2x2 SKYLIGHT WASHER/ DRYER LAUNDRY 8'-0" CEILING ELEVATOR DN OPEN BEDROOM BAR MASTER BATHROOM 10'-0" CEILING BEDROOM #1 9'-6" CEILING BEDROOM #2 9'-6" CEILING BATHROOM #2 9'-6" CEILING BATHROOM #1 9'-6" CEILING DN 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT 2x2 SKYLIGHT A2.2AAA2.3BBA2.3CCA2.4EEA2.4FFDDA2.3GG A2.5 HH A2.5 FINISH FLOOR 426.5' HALLWAY 10'-0" CEILING MASTER CLOSET #1 10'-0" CEILING MASTER CLOSET #2 10'-0" CEILING CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" B B #A2.AASECTION GRID LINE 2 X 6 EXTERIOR WALL 2 X 6 INTERIOR WALL PATIO AREA WIDTH HEIGHT SILLHEIGHTWINDOW MARKER WIDTH HEIGHT DOOR MARKER PATIO SLOPE CEILING LINE ABOVE EXTERIOR WALL DIMENSION FIRST FLOOR ROOF DOWSPOUT CONCEALED DOWSPOUT SLOPE 1/4" : 12" ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A1.2 N 1 SECOND FLOOR PLAN DATE: 04-30-2020 9'-0"9'-0"9'-0" 9'-0" A A C C D D H H I I J J K K M M B B 55 44 11 2 2 33 66 L 13'-0" 2'-0"8'-0" 1'-2" LINEAL DRAIN UP HOME THEATREBARREF.BASEMENT CLOSET POWDER ROOM 2 HOME THEATRE CLOSET GYM BATHROOM GYM GYM PATIO / EGRESS HOME THEATRE CLOSET UP TO BACKYARD MECHANICAL ROOM BASEMENT GARAGE 1,267.02 SQ.FT.BATHCLOSETBASEMENT FINISH FLOOR 403.5' 10'-0" CEILING A2.AAA2.BBA2.CCA2.EEA2.FFDDA2.GG A2. HH A2.DRAINAGE VALLEYD R A IN A G E V A L L E Y LIFT #1 AMERICAN CUSTOM LIFTS PHANTON PARK AUTO LIFT LIFT #2 AMERICAN CUSTOM LIFTS PHANTON PARK AUTO LIFT B B A2.AASECTION GRID LINE 2 X 6 EXTERIOR WALL 2 X 6 INTERIOR WALL PATIO AREA WIDTH HEIGHT SILLHEIGHTWINDOW MARKER WIDTH HEIGHT DOOR MARKER PATIO SLOPE CEILING LINE ABOVE ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A1.3 N 1 BASEMENT FLOOR PLAN DATE: 04-30-2020 1 07-20-2020 2 08-26-2020 A A C C D D H H I I J J K K M M B B 55 44 11 2 2 33 66 77 88 L L 1'-6"9" 3'-0" 4'-0"14'-3"4'-0"4'-0"8" 3'-0"3'-0"3'-0"3'-0"4'-10"12'-6"101/2" 4'-0"2'-3"2'-3"2'-3"17'-0"2'-0"11'-9"10'-9" 51/2" 2'-0" PLANTER SECOND FLOOR FRENCH DRAIN SECOND FLOOR BALCONY FRENCH DRAIN SECOND FLOOR BALCONY AUTOMATIC PERGOLA SYSTEM OPEN TRELLIS SOLAR PANEL ROOF SOLAR PANEL ROOF A2.2AAA2.3BBA2.3CCA2.4EEA2.4FFDDA2.3GG A2.5 HH A2.5 SECOND STORY ROOF DOWSPOUT CONCEALED DOWSPOUT SLOPE 1/4" : 12" BALCONY / PATIO ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A1.4 N 1 ROOF PLAN DATE: 04-30-2020 M L K J I H D C B A 1'-6"1'-6"14'-11"1'-6"1'-6"1'-6"10'-0"3"2'-9" 3"2'-0"3"4'-0" 3"5" 3"3'-9"6"3" 2'-9"3" 3'-9"3" 3"3"3'-6"7"2'-11"3'-0" 2'-3"4'-3" 4'-0" 3'-0" 8" 4'-0"9'-0"23'-9"24'-9"1'-0"2'-113/4"26'-0"3 1/8"25'-8 7/8"25'-83/4"WOOD SIDING WOOD SIDING WOOD SIDING WOOD SIDING WOOD SIDING WOOD SIDING STUCCO 6" FLASHING DOWNSPOUT DOWNSPOUT 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE WOOD SIDING HIGHEST ELEVATION POINT NATURAL GRADE 414.0' FINISH GRADE 414.0' LOWEST ELEVATION POINT NATURAL GRADE 412.03 AVERAGE ELEVATION POINT NATURAL GRADE 413.01' FINISH GRADE 414.0' CURB DISTANCE FROM F. FLOOR TO NATURAL GRADE 414.0' SECTION 15-06.090 42" OR LESSDISTANCE FROM F. FLOOR TO NATURAL GRADE 412.03 SECTION 15-06.090 42" OR LESS FINISH GRADE 414.33' 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 426.5 SECOND FLOOR FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT 434.5'' LAUNDRY 8'-0" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT OPEN CARPORT 438.75' PROPOSED BUILDING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT MAX. HEIGHT 26'-0" ABOVE AVERAGE GRADE 439.01'MAX. HEIGHT 26'-0"ABOVE AVERAGE GRADE 439.01'438.75' PROPOSEDBUILDING HEIGHTABOVE AVERAGE GRADE 439.01'438.75' PROPOSEDBUILDING HEIGHTABOVE AVERAGE GRADE 439.01'1 2 4 5 6 7 8 3"1'-3" 4'-0" 3'-8"4" 1'-6"3'-0" 2'-8"4" 2'-3" 2'-0"3"10'-0"6'-0"4'-0"1'-6"2'-6"2'-6"3'-6"1'-6"1'-6"1'-6"1'-6"1'-6"AUTOMATIC PERGOLA SYSTEM BBQ AREA TUBE POST COLUMN STUCCO 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE TRELLIS WOOD SIDING WOOD SIDING WOOD SIDING WOOD SIDING WOOD SIDING MASTER BEDROOM PLANTER DOWNSPOUT DOWNSPOUT DOWNSPOUT OPEN OPEN 426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 438.75' PROPOSED BUILDING HEIGHT MAX. HEIGHT 26'-0" ABOVE AVERAGE GRADE 439.01' 100'-0"116'-91/2"60'-0"116'-21/4"115'-83/4"64'-11/4"22'-103/4"47'-0"40'-0"16'-0"8'-0"26'-0"34'-0"FINISH FLOOR 415.0' GRADE 405.0' ONE STORY 18560 TWIN CREEKS GRADE 440.0' TWO STORY 18522 TWIN CREEKS GRADE 433.0' ONE STORY 436.0' QUITO SHEET METAL FASCIA DARK BRONZE COLOR OPT 1 CEDAR SIDING SHIPLAP W/ 1/4" REVEAL OPT 2 ALUMINUM CEDAR SIDING SHIPLAP W/ 1/4" REVEAL STUCCO TROWER FINISH STONE CLAD ALL WINDOWS AND DOOR DARK BRONZE ALUMINUM ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A2.13STREET SCAPE DIAGRAM_ NORTH ELEVATION FRONT NORTH ELEVATION SIDE WEST ELEVATION SCALE 1" = 30'-0" 1 2 NORTH WESTDATE: 04-30-2020 1 07-20-2020 SHEET METAL FASCIA DARK BRONZE COLOR OPT 1 CEDAR SIDING SHIPLAP W/ 1/4" REVEAL OPT 2 ALUMINUM CEDAR SIDING SHIPLAP W/ 1/4" REVEAL STUCCO TROWER FINISH STONE CLAD ALL WINDOWS AND DOOR DARK BRONZE ALUMINUM A B C D H I J K M 10'-0"1'-6"3'-6"1'-0"2'-6"8" 5"3"14'-11"1'-6"1'-9" 3"1'-6" 1'-0" 3" 3'-0" 3"2'-9" 3'-0" 2'-9"3"8'-0"1'-6"10'-0"1'-6"10'-0"2'-6"3'-6"1'-0"2'-6"10'-0"1'-6"2'-41/2"WOOD SIDING TRELLIS WOOD SIDING WOOD SIDING STUCCO STUCCO AUTOMATIC PERGOLA SYSTEM 6" FLASHING 6" FLASHING 6" FLASHING 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE TUBE POST COLUMN PATIO COUNTER PATIO COUNTER WOOD SIDING 6" FLASHING 6" FLASHING FINISH GRADE 414.33'NATURAL GRADE 412.62' DISTANCE FROM F. FLOOR TO NATURAL GRADE 414.33 SECTION 15-06.090 42" OR LESS 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT 426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 403.5' BASEMENT FINISH FLOOR 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 434.5'' LAUNDRY 8'-0" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT OPEN CARPORT 438.75' PROPOSED BUILDING HEIGHT MAX. HEIGHT 26'-0" ABOVE AVERAGE GRADE 439.01' 2345678 1 1'-6"10'-0"2'-6"10'-0"4'-10"3'-6"2'-3" 12'-6"11'-63/4"3'-6"STUCCO STUCCOAUTOMATIC PERGOLA SYSTEM 6" FLASHING 6" FLASHING WOOD SIDINGWOOD SIDING WOOD SIDING WOOD SIDING 42" FROM FINISH FLOOR GUARDRAIL OPEN CARPORTOPEN OPEN 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 434.5'' LAUNDRY & MASTER SHOWER 8'-0" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 426.5 SECOND FLOOR FINISH FLOOR 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 438.75' PROPOSED BUILDING HEIGHT MAX. HEIGHT 26'-0" ABOVE AVERAGE GRADE 439.01' 2 3 4 5 6 7 8 10'-0"1'-6"10'-0"1'-2"1'-4"14'-11"1'-2"10"10'-0"1'-6"3'-6"1'-0"2'-6"2'-0" 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE COLUMN COLUMN STUCCO STUCCO AUTOMATIC PERGOLA SYSTEM GARAGE BASEMENT / GARAGE FAMILY ROOM PATIO OPEN OPEN 426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT 438.75' PROPOSED BUILDING HEIGHT A2.AAROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A2.23CROSS SECTION _ AA REAR SOUTH ELEVATION SIDE EAST ELEVATION 1 2 SOUTH EASTDATE: 04-30-2020 1 07-20-2020 A2.BB2 3 4 5 6 7 8 2'-3" 3'-0"10'-0"1'-6"10'-0"1'-6"8'-0"10"8"9'-6"10"8"8'-0"10"8"1'-6"10'-0"1'-2"1'-4"3'-6"2'-6"1'-6"4"1'-2"3"3"4"1'-2"TUBE POSTCOLUMN LINEAL DRAIN 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE OUTSIDE KITCHEN COUNTER COLUMN LANDSCAPE CURB WOOD SIDING WOOD SIDING STUCCO STUCCO AUTOMATIC PERGOLA SYSTEM HOME THEATHER 426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 434.5'' LAUNDRY 8'-0" CEILING HEIGHT OPEN REAR YARD PATIOKITCHEN LAUNDRY BEDROOM #2 BALCONY MUDROOM MECHANICAL / CLOSET SLOPE 1/4" : 12" 413.5' BASEMENT 10'-0" CEILING HEIGHT BASEMENT HALLWAY 438.75' PROPOSED BUILDING HEIGHT 2 4 5 6 7 8 10"8"1'-6"2'-3" 3"2'-0"1'-6"8'-0"10'-0"1'-6"11'-6"10'-0"10"8"9'-6"10"8"3'-0" 2'-9"3"4"1'-2"4"8'-0"1'-6"10"8"LINEAL DRAIN 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE TUBE POSTCOLUMN 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE COLUMN REFLECTING POOL LANDSCAPE CURB WOOD SIDING WOOD SIDING STUCCOSTUCCO AUTOMATIC PERGOLA SYSTEMBALCONY SLOPE 1/4" : 12" HALLWAY HALLWAY DINING ROOM OPEN REAR YARD PATIO BEDROOM #1HALLWAY426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.0'' BEDROOM 1 & 2 9'-6" CEILING HEIGHT 434.5'' LAUNDRY 8'-0" CEILING HEIGHT 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT HOME THEATHER 438.75' PROPOSED BUILDING HEIGHT 1345 10'-0"1'-6"10'-0"10"8"10'-0"1'-6"14'-11"1'-0"1'-6"1'-0"6"4"12'-6"14'-11"1'-0"6"1'-6"3'-0" 3"4"WOOD SIDING WOOD SIDINGGLASS FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT ENTRY ENTRY PORCHLIVING ROOM FIREPLACE HALLWAY BASEMENT HALLWAY GYM MECHANICAL / CLOSET 438.75' PROPOSED BUILDING HEIGHT A2.CCDDA2.ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A2.3 CROSS SECTION _ BB CROSS SECTION _ CC 1 2 CROSS SECTION _ DD3 DATE: 04-30-2020 A2.EEA2.FF1 2 3 4 5 6 7 8 10'-0"1'-6"10'-0"1'-6"10'-0"10"1'-5"8'-0"10"8"1'-6"4"6'-0" 3"10"8"2'-6"LANDSCAPE CURB 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE LINEAL DRAIN TRELLIS TUBE POST AUTOMATIC PERGOLA SYSTEM STUCCO COLUMN STUCCO WOOD SIDING WOOD SIDING 426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 434.5'' MASTER BATHROOM SHOWER 8'-0" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT OPEN REAR YARD PATIO MASTER BATHROOM MASTER BEDROOM HALLWAY MASTER BEDROOM BALCONY GUESRT BEDROOM HALLWAYT GYM 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 438.75' PROPOSED BUILDING HEIGHT 1 2 4 5 6 7 83 10'-0"1'-6"10'-0"1'-6"10'-6"10"11"1'-6"10"8"4'-0" 4" LANDSCAPE CURB 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE TUBE POST AUTOMATIC PERGOLA SYSTEM 42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE LINEAL DRAIN STUCCO COLUMN WOOD SIDING WOOD SIDING STUCCO COLUMN TRELLIS426.5 SECOND FLOOR FINISH FLOOR 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 434.5'' MASTER BATHROOM SHOWER 8'-0" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT OPEN REAR YARD PATIOOFFICE GYM MASTER BEDROOM BASEMENT/ EGRESS MASTER BEDROOM BALCONY 438.75' PROPOSED BUILDING HEIGHT ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A2.4 CROSS SECTION _ EE CROSS SECTION _ FF 1 2 DATE: 04-30-2020 GG A2. HH A2. B C D H I J K L M 11'-6"10'-0"1'-6"10'-6"10"11"1'-6"4"1'-2"10"8"10'-0"1'-6"10'-0"1'-2"1'-4"10'-0"14'-11"42" FROM FINISH FLOOR METAL GUARDRAIL COLOR MATCH DARK BRONZE COLUMN STUCCO WOOD SIDING 429.91' ENTRY /LIVING & FAMILY ROOM 14'-11" CEILING HEIGHT 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 426.5 SECOND FLOOR FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT MASTER BEDROOM MASTER CLOSET OFFICE GYM GYM BATHROOM STORAGE/ MECHANICAL UNDERGROUND GARAGEELEVATORBASEMENT BASEMENT BATHROOM STORAGE/ MECHANICAL CARPORTGARAGE MUD ROOM POWDER BATH GUEST BATHROOM ENTRY 438.75' PROPOSED BUILDING HEIGHT A B C D H I J K L M 10'-0"1'-6"10'-0"1'-6"10'-6"10"2"10'-0"10"1'-5"10'-0"1'-6"8'-0"10"8"10"8"14'-11"1'-2"10"4"1'-2"1'-6"4'-0" 3"3'-9"10"8"COLUMN STUCCO 429.91'FAMILY ROOM 14'-11" CEILING HEIGHT 415.0' FIRST FLOOR / GARAGE FINISH FLOOR 426.5 SECOND FLOOR FINISH FLOOR 403.5' BASEMENT FINISH FLOOR 425.0' FIRST FLOOR 10'-0" CEILING HEIGHT 436.5'' HALLWAY MASTER BATHROOM AREA 10'-0" CEILING HEIGHT 437.0' MASTER BEDROOM AREA 10'-6" CEILING HEIGHT 413.5' BASEMENT 10'-0" CEILING HEIGHT BASEMENT CARPORT MASTER BEDROOM MASTER CLOSET OFFICE GYM UNDERGROUND GARAGEBASEMENT FAMILY ROOMHALLWAY HALLWAY HALLWAY LAUNDRY 438.75' PROPOSED BUILDING HEIGHT ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A2.5 LONG SECTION _ GG LONG SECTION _ HH 1 2 DATE: 04-30-2020 9'-0" 8'-0" Sill 6'-6"2'-6"2'-6"Sill 6'-6"2'-6" 4'-6" P P O O N N 99 1010 1111 20'-41/4"3'-63/4"7'-81/4" 11'-3" LINEAL DRAIN LINEAL DRAIN LINEAL DRAIN ADU DEED RESTRICTED FINISH FLOOR 415.0' 10'-0" CEILING JJ A2.IIA2.ADU KITCHEN ADU CLOSET ADU BATHROOM PATIIO P P O O N N 99 1010 1111 JJ A2.IIA2.SOLAR PANEL ROOF 9 10 11 10'-0"1'-6"STUCCO COLUMN COLUMN STUCCO 425.0' ADU 10'-0" CEILING HEIGHT 426.5' ADU PROPOSED HEIGHT 415.0' ADU FINISH FLOOR 415.0' ADU FINISH FLOOR OPEN 91011 10'-0"1'-6"STUCCO COLUMN OPEN 425.0' ADU 10'-0" CEILING HEIGHT 426.5' ADU PROPOSED HEIGHT 415.0' ADU FINISH FLOOR 415.0' ADU FINISH FLOOR N O L P STUCCO COLUMN 425.0' ADU 10'-0" CEILING HEIGHT 426.5' ADU PROPOSED HEIGHT 415.0' ADU FINISH FLOOR 415.0' ADU FINISH FLOOR OPEN P O N STUCCO COLUMNCOLUMN OPEN 91011 COLUMN 425.0' ADU 10'-0" CEILING HEIGHT 426.5' ADU PROPOSED HEIGHT 415.0' ADU FINISH FLOOR 415.0' ADU FINISH FLOOR BATHROOM LIVING SPACE OPEN P O N 10'-0"10"8"COLUMN 425.0' ADU 10'-0" CEILING HEIGHT 426.5' ADU PROPOSED HEIGHT 415.0' ADU FINISH FLOOR 415.0' ADU FINISH FLOOR LIVING SPACEOPEN B B #A2.AASECTION GRID LINE 2 X 6 EXTERIOR WALL 2 X 6 INTERIOR WALL PATIO AREA WIDTH HEIGHT SILLHEIGHTWINDOW MARKER WIDTH HEIGHT DOOR MARKER PATIO SLOPE CEILING LINE ABOVE EXTERIOR WALL DIMENSION DOWSPOUT CONCEALED DOWSPOUT SLOPE 1/4" : 12" SECOND STORY ROOF DOWSPOUT CONCEALED DOWSPOUT SLOPE 1/4" : 12" BALCONY / PATIO ROCKWOOD DESIGN DRAWN BY: LORENA PEREZ 3 HIGH SCHOOL COURT LOS GATOS, CA. 95030 408/354-2128 AROCKWOOD@ROCKWOODDESIGN.NET SCALE 3/16" = 1'-0"S A R A T O G A R E S I D E N C EP A R C E L 41 0 - 3 7 - 0 1 7S A R A T O G A , C A . 9 5 0 7 0A3.1 N 2 ACCESSORY DWELLING UNIT ROOF PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN _ DEED RESTRICTED 1 ACCESSORY DWELLING UNIT FLOOR PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN 1 ACCESSORY DWELLING UNIT FLOOR PLAN DATE: 04-30-2020 1 07-20-2020 NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comNOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com CUBIC YARDSWITHIN BUILDINGFOOTPRINTOUTSIDEBUILDINGFOOTPRINTTOTAL CUBICYARDSCUT0FILL1,750IMPORT1,750MAXCUT/FILLFEET ””NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com”” ”NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.com” REPORT TO THE PLANNING COMMISSION 19249 Citrus Lane Meeting Date: November 10, 2020 Application: PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ ARB19-0006 Address/APN: 19249 Citrus Lane / 510-06-070 Applicant / Property Owner: ODS Architecture / Janice and Frank Cho From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 2 PROJECT DESCRIPTION The project applicant is requesting the following: • Design Review approval for a new 4,975 square foot two-story single-family residence with a 1,364 square foot basement and a 565 square foot, 9.8’ tall detached garage; • A fence exception for a six feet tall existing fence located within the front setback area which exceeds the maximum allowable height of three feet; • A variance for an existing accessory structure (12.3’ tall covered bocce ball court) located within the front setback area; • A Conditional Use Permit to locate the 565 square foot detached garage within the rear setback area; and • The removal of eight (8) protected trees. STAFF RECOMMENDATION 1) Adopt Resolution No. 20-020 (Attachment 1) approving the applications for Design Review, Conditional Use Permit, and the removal of eight protected trees subject to conditions of approval; and 2) Adopt Resolution No. 20-021 (Attachment 2) to deny the applications for a setback variance and fence exception as staff cannot make the required findings for approval. Planning Commission Approval is required pursuant to the following City Code Sections: 15- 45.060(a)(3) and 15-45.060(a)(6) - Design Review approval because the project includes a new structure over eighteen feet in height and has a cumulative floor area total in excess of 6,000 square feet; 15-29.090 – Fence Exception approval as the existing fence in the front setback area exceeds a height of three feet; 15-80.030(d)(1) – Conditional Use Permit approval pursuant to Article 15-55 for a garage located within a rear setback area; and 15-70.020 – Variance approval for an existing accessory structure within the front setback area pursuant to findings contained in City Code Section 15-70.060. PROJECT DATA Gross/Net Site Area: 41,911 sq. ft. gross/net (.962 acres) Average Site Slope: 9.81 % General Plan Designation: RVLD (Residential Very Low Density) Zoning: R-1-40,000 Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 3 Proposed Allowed/Required Proposed Building Site Coverage Residence Garage Walkways/Patio/Deck (Impervious) Bocce Court / Accessory Building Driveway (Permeable Pavers*) Walkway Patio (Permeable Pavers*) Other (Permeable Pavers*) Total Site Coverage * Counted as 50% Site Coverage 4, 530 sq. ft. 779 sq. ft. 644 sq. ft. 2,565 sq. ft. 3,124 sq. ft. 650 sq. ft. 903 sq. ft 13,195 sq. ft. (31%) 14,668 sq. ft. (35%) Floor Area Main Residence Living Area Detached Garage Accessory Structure Basement (Exempt) Total Floor Area 4,975 sq. ft. 565 sq. ft. 486 sq. ft. (1,364 sq. ft.) 6,026 sq. ft. 6,040 sq. ft. Height 21.7 26’ Setbacks Front: Left Right Rear: 1st Floor 2nd Floor 30’- 5” 97’-0” 44’- 10” 74’-5” 20’-3.0” 28’-4” 57’-10” 60’-1” 1st Floor 2nd Floor 30’ 30’ 20’ 25’ 20’ 25’ 50’ 60’ Grading Cut 1,021 CY Fill 60 CY Export 961 CY No grading limit in the R-1-40,000 zoning district SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project is located at 19249 Citrus Lane near its intersection with Saratoga-Los Gatos Road in the R-1-40,000 zoning district. The average slope of the site is 9.81%. Surrounding uses include single-family homes. Existing structures on site include a 4,108 square foot two-story single- family home, a 559 square foot detached garage located less than two feet from the rear property line, a 12.3’ tall covered bocce ball court partially located within the 30’ front setback area, a conforming 486 square foot accessory structure near the front of the site which includes a kitchen and restrooms, two trellis structures, and planter boxes. A six feet tall concrete block wall partially covered in stone cladding is located along the front of the site adjacent to Citrus Lane. A total of 66 protected trees are located on site which primarily include Coast redwoods. Existing vegetation screens views of neighboring properties. Project Description The project would include the demolition of all structures and hardscape on site with the exception of the following - the covered bocce ball court, the 486 square foot accessory building and adjacent trellis structure, and the concrete block wall along the front of the site. The project includes a request for a setback variance as the bocce court is located 16’-1” from the front Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 4 property line when the required setback is 30’. The project also includes a request for a fence exception for the existing six feet tall concrete fence located along the front of the site when the maximum height for fences/walls within a front setback area is three feet. The bocce ball court and the concrete block fence were constructed by the previous owner without the benefit of City approval. New structures would include a 4,975 square foot two story home with a 1,364 square foot basement and a 565 square foot detached garage. The proposed 9.8’ tall detached garage would be located in approximately the same area as the garage to be removed and would have a proposed rear setback of 35’-9” when a rear setback of 50’ is required. Pursuant to Section 15- 80.030(d)(1) of the City Code, the applicant is requesting a conditional use permit to locate the detached garage within the rear setback area. New hardscape would include a permeable surface driveway and walkways. The existing paving beneath the trellis will be replaced with permeable pavers. Eight coast redwood trees are proposed for removal with their locations conflicting with widening the driveway to comply with Fire Department site access requirements. The applicants request for a variance, conditional use permit, fence exception, and a request to remove eight protected trees are discussed later in this report. Architecture/Design The architectural style of the proposed residence can best be described as “Modern.” Identifying features of this style include a flat roof; windows set flush with outer walls; smooth, unornamented surfaces with no decorative detailing at doors or windows; a façade composition with large linear window groupings; and unified wall cladding commonly including white or light-colored stucco. The footprint of the structure is divided into two separate sections connected by a relatively narrow hallway. The eastern portion of the structure is considered the “bedroom wing” and includes four bedrooms and a laundry area. The western portion of the structure is two stories and contains the primary living spaces including a living room, kitchen, and dining room on the first story and a guest room and office on the second story. The second story provide access to a roof deck. Basement uses would include a home theater, kitchenette, and a gym. The elements of the structure which support the Modern architectural style incudes a rectangular building footprint, a flat roof for both the first and two-story portions of the structure with a roof slope of 1/4 : 12. Wall detailing would i nclude a painted aluminum fascia, stucco and linear stone exterior walls, painted aluminum windows and doors, and concrete walls. The architectural style of the detached garage would be consistent in shape, materials, and colors as the main residence. 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 and dark beige integral colored smooth stucco / Natural Stone/Concrete Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 5 Windows/Doors Thermally Broken Aluminum Windows and Doors Trim Painted Aluminum Wood Soffit/Decking Natural Color Thermally Modified Ash Deck Boards Roof Gray Colored TPO Roofing Membrane Bocce Court The site includes an 82’ long existing bocce court located near the southern corner of the site to the right of the driveway which includes a roof structure covering the court that is 12.3’ tall, 19’ wide, and 90’ long and has a mission tile roof, brick columns, and rock covered walls. The bocce court is located within the 30’ front setback area and is setback from the front property line by a distance of 16’-1”. The City Code prohibits locating sport courts and accessory structures within a front setback area. The applicant has stated that the bocce court was existing when they purchased the property and is one of the structures on the site that they want to retain and have submitted a request for a variance to maintain the structure within the front setback area. Staff is unable to make the required findings for the setback variance as discussed in the Findings section below. Detached Garage The site contains an existing 559 square foot detached garage/storage building in the northwest corner of the site which is located 1.39’ from the rear property line. The existing garage will be removed and replaced with a new 565 square foot two car detached garage with an overall height of 9.8’. The rear setback for the R-1-40,000 zoning district is 50’ and the proposed garage would have a rear setback of 35’-9”. The City Code allows the placement of garages within a rear setback area upon the granting of a conditional use permit. These regulations allow a six feet minimum setback for a garage with a maximum height of eight feet with one foot of additional height for each extra three feet of setback from the rear property line with a maximum height of ten feet. The minimum setback for the proposed 9.8’ tall garage would be nine feet and a setback of 35’-9” is proposed. The applicant has stated that the placement of the garage on the site is constrained by the location of the required fire department vehicle turnaround and has applied for a conditional use permit to locate the garage within the rear setback area. Findings of approval for the conditional use permit are included in this report. Fence Exception An existing 147 feet long, 6’ tall, concrete block wall is located on the site which is setback 7-2” from the front property line. This wall is covered in stone cladding on the interior face of the wall and is partially covered in stone on the exterior side facing Citrus Lane with the majority of the concrete blocks exposed. Existing redwood trees are located in the space between the wall and the street. The City Code includes limits on fence heights and restricts the height of wall and fences within a front setback area to a maximum height of three feet. The applicant has stated that the wall was existing when they purchased the property and have expressed their interest in retaining the wall in its current location and have requested a fence exception. Staff is unable to make the required findings of approval for the fence exception as discussed in the Findings section below. Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 6 Trees The project arborist inventoried a total of 66 trees on site which include four Oak trees and 62 Coast Redwoods. With the exception of two Coast Redwoods located to the west side of the bocce court, the remaining protected trees are located adjacent to the property lines. It was determined by the City Arborist that eight Redwood trees are recommended for removal that are in fair condition and/or impacted by widening the driveway and construction of the fire department turnaround. All remaining protected trees would be fenced and preserved prior to building permit issuance and throughout the duration of the project. Tree protection fencing is required to be installed prior to the issuance of building permits. Details of the arborist’s findings and descriptions of the trees to be removed and preserved are included in the Arborist Report (Attachment 4). Landscaping The existing landscaping of the site is dominated by numerous trees including 66 protected trees including Coast redwoods and Coast live oaks. Eight redwood trees are recommended for removal. The remaining trees will remain a focal point of the project landscaping and as the trees are located along the property lines there will be minimal impacts to these trees during construction. The existing asphalt driveway will be removed and replaced with permeable surface driveway. The majority of the new trees to be planted will be located on the eastern side of the site and will include Bay laurel, Japanese maples, and Gingko trees. Landscaping in the vicinity of the structures and along the driveway will include shrubs and groundcovers. Located near the rear property line would be fruit trees and raised wood vegetable beds. FINDINGS Variance for Bocce Court The finding required for issuance of a Variance pursuant to City Code Section 15-70.060 are set forth below and the applicant has not met the burden of proof to support making all of those required findings: a. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. This finding cannot be made in the affirmative. The City does not have a building permit on file for the bocce court and the structure was constructed without the issuance of a building permit. When evaluating the variance findings staff is reviewing the bocce court as if it was a proposed new structure as there are no city approvals authorizing it in its current location within the front setback area. There are no special circumstances applicable to the property restricting the location of the bocce court as it is a relatively level site, exceeds the minimum lot size required in the R-1-40,000 zoning district, exceeds all site dimensions for width and depth, and there are ample locations to place a bocce court on the site which would not impact existing trees. Other property owners in the vicinity and in the same zoning district Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 7 with properties with a similar size and dimensions would not be permitted to construct a bocce court within their front setback area. b. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. This finding cannot be made in the affirmative. The granting of the variance to locate the bocce court within the front setback area would be a grant of special privilege as staff would not approve locating a bocce court within the front setback area for any site in the vicinity or the same zoning districts with the same lack of physical constraints. In addition, granting such a variance to locate the bocce court or any accessory structure within a required front setback area could be seen by others as setting a precedent which would make it more difficult to deny similar request by other property owners. c. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. This finding can be made in the affirmative. The bocce court would be required to obtain an “after the fact” building permit and the applicant would submit construction details of the bocce court for review by the building department prior to issuance of a building permit. The issuance of a building permit would ensure that the bocce court would not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. Conditional Use Permit for Detached Garage The required finding for issuance of a Use Permit pursuant to City Code Article 15-55 are set forth below and the applicant has met the burden of proof to support making all of those required findings: a. That the proposed location of the conditional use in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. This finding can be made in the affirmative. The objectives of the Zoning Ordinance are to promote and protect the public health, safety, peace, comfort, convenience, prosperity and general welfare. The purposes of the R-1 Zoning District as listed in Section 15-12.010 include but are not limited to the preservation of public safety, to ensure adequate light, open space, and privacy for each single-family dwelling, and to protect residential properties from hazards including fire, noise, and excessive light or glare. The proposed location of the detached garage will be in conformance with the preceding objectives and purposes in that the nearest building on the adjacent site to the north is located approximately 98 feet away. The height of the structure is less than ten feet in height thereby not creating a privacy issue for adjacent properties. The project would remove an existing detached garage/storage building with an existing rear setback of 1.39’ and the new detached garage would have rear setback of 35’-9” thereby increasing the separation between existing structures on the Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 8 adjacent site. Furthermore, the placement of the detached garage within the rear setback area would allow the construction of a required fire department vehicle turnaround that would increase fire access on the subject site which would also be a benefit for adjacent properties with respect to fire suppression. b. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. This finding can be made in the affirmative. The detached garage will be required to obtain a building permit from the building department to ensure that the building is constructed according to building standards to ensure that it is not detrimental to the public health, safety or welfare. Existing vegetation is located between the proposed location of the detached garage to decrease possible impacts to privacy which could be materially injurious to adjacent properties. In addition, the City Code would permit a rear setback of nine feet for the detached garage and the proposed rear setback is 35’-9” which exceeds the minimum rear setback for lots in some of the R-1 districts. c. That the proposed conditional use will comply with each of the applicable provisions of this chapter. This finding can be made in the affirmative. Staff has evaluated the project and it has been determined that other than the request to reduce the required rear setback the project complies with each of the applicable provisions of the Zoning Ordinance. d. That the proposed conditional use will not adversely affect or anticipated uses in the immediate neighborhood and will not adversely affect surrounding properties or the occupants thereof. This finding can be made in the affirmative. The location of the detached garage will be located 35’-9” from the rear property line and this distance will not adversely affect anticipated uses on the adjacent property to the north. Separating the two properties is existing landscaping and an existing eight feet tall redwood fence to reduce privacy impacts that could adversely affect occupants of the adjacent property. In addition, if this site was a corner lot that the rear setback would be 20’ and the proposed setback would exceed that minimum distance. Fence Exception for Fence Exceeding Three Feet in a Front Setback Area The required finding for issuance of a Fence Exception pursuant to City Code Section 15-29.090 are set forth below and the applicant has not met the burden of proof to support making all of those required findings: a. The subject fence will be compatible with other similar structures in the neighborhood. Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 9 This finding cannot be made in the affirmative. The existing six-foot concrete block fence is taller than similar fences in the neighborhood. A six feet tall concrete wall would require prior approval from the Planning Department and a building permit from the building department and no records of such approval are on file with the Community Development Department. The wall is connected to and is similar in height, design, and location as the wall at 19229 Citrus Lane and no record is on file to indicate if that wall received approval by the Planning Department. If the existing concrete wall had not been previously constructed and the applicant has submitted a fence exception for its construction staff would not consider its design compatible with similar structure in the neighborhood Three lots at the end of Citrus Lane have six feet tall wrought iron gates at the front property line which in terms of design and bulkiness have little to increase compatibility with the subject fence. b. The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative. The fence is constructed of concrete blocks and covered with stone cladding on the interior face of the wall and is partially covered in stone on the exterior side facing Citrus Lane. These are heavy materials that are very durable and of high quality. c. The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding cannot be made in the affirmative. The existing character of the neighborhood is primarily rural with single family homes on large lots. The concrete fence places a physical visual barrier adjacent to the right-of-way which would impair existing views and negatively impact the existing aesthetic of the neighborhood. In addition, if the proposed fence were to be constructed it could create a neighborhood precedence for taller front yard fences which could further reduce the neighborhoods existing rural character. d. The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative. The proposed fence would be located 7-2” behind the front property line and setback approximately 20’ from the street. The site is not considered a corner lot so the proposed location of the fence would not block views from adjacent sites or reduce site distances from the street or driveways. e. The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative. As previously stated, the proposed fence would provide the required sight distances for the driveway. The proposed fence would not interfere with visibility for pedestrian, bicyclist and vehicular traffic within the area. Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 10 Design Review The findings required for issuance of a Design Review Approval pursuant to City Code Section 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 expanding the area of the building pad to accommodate a larger structure and expanding the size of the driveway to provide emergency vehicle access and turnaround area, contouring the site to direct stormwater to landscaping and retention areas. 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 eight trees which were evaluated by the City Arborist as being in fair condition or conflict with the project. These eight trees are all Coast redwood trees. A total of 58 protected trees rem ain near on site - tree protection fencing is required to be installed prior to the issuance of building permits and shall remain in place for project duration. Replacement trees with a value of no less than $40,040 are required to be planted to replace the trees that are to be remov ed. 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 two-story residence located within an area of dense trees with a rural setting. The project area is surrounded by native, mature vegetation and would be predominantly screened from view from the majority of adjacent property owners. The location of the residence would maximize privacy and preserve views of neighboring properties. There are no identified community viewsheds 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. Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 11 This finding can be made in the affirmative in the project is a two-story residence in a neighborhood with both one and two-story structures, the project concentrates the massing and building height toward the center of the site. The project includes architectural elements consistent with the ‘Modern” architectural style which are in scale with the structure and the neighborhood. The proposed residence would be significantly screened by mature trees and landscaping from Citrus Lane and property owners on adjacent sites. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that the front yard landscaping will continue to be dominated by existing redwood trees, bushes, and turf area. The existing driveway will be removed and replaced with a permeable surface driveway. Additional landscaping in the front setback area will include Japanese maples and bay laurel trees. Approximately 71% of the front setback area will include landscaped surfaces. 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 eight (4) completed neighborhood review letters which are included as Attachment 5. None of the letter included negative project related comments. The Community Dev elopment Department mailed public notices to property owners within 500 feet of the site. In Report to the Planning Commission 19249 Citrus Lane – Application #s PDR19-0028/PCUP19-0001/VAR19-0004/FER19-0002/ARB19-0006 November 10, 2020 Page | 12 addition, the public hearing notice and description of the project was published in the Saratoga News ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residences in a residential area. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 20-020 2. Resolution No. 20-021 3. Applicant written project description and Variance, Conditional Use Permit, and Fence Exception Requests 4. Arborist Report dated September 10, 2020 5. Neighbor Review Letters 6. Story Pole Certification 7. Project Plans RESOLUTION NO: 20-020 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR1 9-0029, CONDITIONAL USE PERMIT (PCUP19- 0001) AND ARBORIST REPORT ARB19-0006 LOCATED AT 19249 CITRUS LANE (510-06-070) WHEREAS, on November 26, 2019 an application was submitted by Janice and Frank Cho requesting approval of the following applications - Design Review for a new 4,975 square foot two-story single-family residence with a 1,364 square foot basement; Conditional Use Permit for a new 565 square foot detached garage to be located within the rear setback area; and the removal of eight protected trees. The foregoing is collectively described as the “Project” in this Resolution. 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 10, 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 Planning Commission finds that the application for Design Review (PDR19-0028) for a new 4,975 square foot two-story single-family residence with a 1,364 square foot basement and a 565 square foot detached garage is consistent 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. Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 Page | 2 Section 4: The proposed residence and detached garage are 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. Section 5: The Planning Commission finds that the application for a Conditional Use Permit (PCUP19-0001) to locate 9.8’ tall, 565 square feet detached garage within the rear setback area is consistent with the required findings in that 1) the proposed location of the conditional use in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located, 2) the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, 3) the proposed conditional use will comply with each of the applicable provisions of Chapter 15 of the City Code, and 4) the proposed conditional use will not adversely affect or anticipated uses in the immediate neighborhood and will not adversely affect surrounding properties or the occupants thereof. Section 6: The Planning Commission has reviewed the recommendations made by the City Arborist (ARB19-0006) and approves the removal of eight Coast redwood trees which have been determined by the City Arborist to be in conflict with the project and are conformance with the Tree Removal Criteria contained in City Code Section 15-50.080. Section 7: The City of Saratoga Planning Commission hereby approves PDR19-0028, PCUP19-0001 and ARB19-0006, at 19249 Citrus Lane (APN 510-06-070), 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 10th day of November 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR19-0028/PCUP19-0001/ARB19-0006 19249 CITRUS LANE (APN 510-06-070) 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 i ssu ed 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. Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 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. 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 plan approved by the Planning Commission on November 10, 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. 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. Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 Page | 5 10. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. The existing six foot tall fence located within the front setback area shall be removed and replaced with a fence that does not exceed a height of three feet. The existing fence shall be removed prior to building permit issuance. 11. The existing accessory building (covered bocce court) located within the front setback area shall be removed prior to building permit issuance. 12. The final landscaping and irrigation plan submitted for Building Permit approval shall dem onstrate 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, det ain and infiltrate runoff. In areas that provide detention of water, pl an ts 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 material s selected shall be appropriate to site specific characteristics such as soil type, topography, cl imate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consi stency and plant interactions to ensur e 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 shal l take into account potential damage to roots of protected trees. 13. Front yard landscaping per the landscape plan 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 landscapi ng 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 DEPARTMEN T 16. The owner/applicant shall comply with all Fire Department requirements for the project contained in the Santa Clara County Fire Department Approval Memo dated 07/15/20, incorporated by this reference. Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 Page | 6 ARBORIST 17. All requirements in the City Arborist Approval Memo dated September 10, 2020 incorporated by this reference. are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING/PUBLIC WORKS 18. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 19. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 20. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 21. All new/upgraded utilities shall be installed underground. 22. 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. 23. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly Landscaping). 24. 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. Report to the Planning Commission 19249 Citrus Lane – Application #’s PDR19-0028/PCUP19-0001/ARB19-0006 November 10, 2020 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. 25. Prior to the commencement of any earthwork/grading activities, the permittee shal l arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408-868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. 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. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. 28. Upon completion of the rough grading work and at the final completion of the project the final grading reports are to be submitted to the City per section 16-17.150 of the City Muni cipal Cod e. BUILDING DEPARTMENT SUBMITTAL 33. 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 June 17, 2020 printed onto a separate plan page; and c. All additional drawings, plans, maps, reports, notes, and/or materi als 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 not e shall represent a condition which must be satisfied to remain in compliance with this Design Review Approval. f. A final Landscape and Irrigation Plan which provides documentation showing how the project complies with applicable Water Efficient Landscape Ordinance (WELO) requirements including the payment of deposit fees for the review submitted plans and water budget/usage calculations. … End of Con ditions of Approval … RESOLUTION NO: 20-021 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION DENYING APPLICATIONS FOR A VARIANCE (VAR19-0004) AND FENCE EXCEPTION (FER19- 0002) FOR A PROPERTY LOCATED AT 19249 CITRUS LANE (510-06-070) WHEREAS, on November 26, 2019, applications were submitted to the City of Saratoga by Frank and Janice Cho for a variance to locate an accessory structure (12.3’ tall covered bocce ball court) within the 30’ front setback area and a fence exception for a six feet tall existing fence located within the front setback area which exceeds the maximum allowable height of three feet. WHEREAS, on November 10, 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: After careful consideration of the architectural drawings and other exhibits and evidence submitted in connection with this matter, the findings for denial of a both a Variance and Fence Exception application as set forth below are hereby made, Application No’s. VAR19-0004 and FER19-0002 for Variance and Fence Exception approval was voted on and is hereby denied by the Planning Commission. Section 3: The Planning Commission finds that the application for a variance (VAR19- 0004) for an accessory structure (Covered Bocce Court) to be located within the front setback area is inconsistent with the required variance findings in that 1) there are no special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district, and 2) the granting of the variance will constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. Section 4: The Planning Commission finds that the Fence Exception application (FER19- 0002) for a six feet tall concrete block fence within the front setback area is inconsistent with required findings in that 1) the proposed solid fence is not compatible with other similar structures in the neighborhood, and 2) the fence would negatively impair the integrity and character of the neighborhood. Section 5: Per City Code Section 15-70.020, the Planning Commission has the power to grant variances from the regulations prescribed City Code Chapter 15 with respect to required front setback areas if the required finding can be made. The Planning Commission did not make the 19249 Citrus Lane – Application #’s VAR19-0004/FER19-0002 November 10, 2020 Page | 2 required findings to approve the variance to locate an accessory structure with the front setback and application No. VAR19-0004 is hereby denied. Section 6: Per City Code Section 15-29.010(1), all solid fences are to comply with the fence regulations unless the Planning Commission grants a fence exception from the fence regulations pursuant to City Code Section 15-29.090. The Planning Commission did not make the findings to approve the fence exception for additional fence height and Application No. FER19- 0002 is hereby denied. Section 7: Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of its adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 10th day of November 2020 by the following vote: AYES: MOHIUDDIN, KAUSAR, AHUJA, BROWNLEY, FITZSIMMONS, WALIA, ZHENG NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 508.479.9540 CITY OF SARATOGA ARBORIST APPROVAL Conditions of Approval and Tree Protection Plan Prepared by Daniel Jackman, Contract Arborist Application No.ARB19-0066 Phone: (508) 479-9540 Address:19249 Citrus Ln Email: daniel.jackman@davey.com Owner:Frank & Janice Cho APN:510-06-070 Date: September 10, 2020 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and detached garage to build a new two story home with a basement and detached garage. Eight trees (#44-47, 49, 52, 55, 66) That are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit – Required - $372,840 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Trees 44-47, 49, 52, 55, & 66 are approved for removal once building permits have been issued. Replacement trees – Required = $40,040 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 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. Five coast redwood trees (#44-47 & 49) have been deemed hazardous by the project arborist and are in conflict with the driveway as required by the Fire Department. Three additional coast redwood trees (52, 55, 66) are in conflict with the proposed widening of driveway as required by the Fire Department. These eight trees meet the City’s criteria allowing them to be removed and replaced as part of the project, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Species Criteria met Comments 44 coast redwood 1, 4, 5 Required by FD & Hazardous 45 coast redwood 1, 4, 5 Required by FD & Hazardous 46 coast redwood 1, 4, 5 Required by FD & Hazardous 47 coast redwood 1, 4, 5 Required by FD & Hazardous 49 coast redwood 1, 4, 5, 6 Required by FD & Hazardous 52 coast redwood 6 Required by FD 55 coast redwood 6 Required by FD 66 coast redwood 6 Required by FD 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.Shall include the Methods, Tree Survey, Tree Protection Plan, and the Site Monitoring Activities from the arborist report by Robert Weatherill dated July 23, 2020; 1)The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated September 10, 2020. 3 Attachment 1 Continued: TREE INFORMATION Project Arborist: Robert Weatherill Date of Report: July 23, 2020 Number of protected trees inventoried: 66 Number of protected trees requested for removal: 8 A table summarizing information about each tree is below. Table 1: Tree information from submitted arborist report dated July 23, 2020. Tree # Species DBH (Inches) Ht/Sp (Feet) Condition Rating Comments 1 Coastal redwood Sequoia sempervirens 18.2 60/15 70 Good health and condition, one sided canopy, Regulated 2 Coastal redwood Sequoia sempervirens 18.7 60/15 70 Good health and condition, one sided canopy, Regulated 3 Coastal redwood Sequoia sempervirens 26.1 90/20 70 Good health and condition, one sided canopy, Regulated 4 Coastal redwood Sequoia sempervirens 14.2 55/10 70 Good health and condition, one sided canopy, Regulated 5 Coastal redwood Sequoia sempervirens 38 90/25 70 Good health and condition, one sided canopy, Regulated 6 Coastal redwood Sequoia sempervirens 17.2 70/8 70 Good health and condition, one sided canopy, Regulated 7 Coastal redwood Sequoia sempervirens 34.7 75/15 70 Good health and condition, one sided canopy, Regulated 8 Coastal redwood Sequoia sempervirens 17.4 65/8 70 Good health and condition, one sided canopy, Regulated 9 Coastal redwood Sequoia sempervirens 21.8 70/15 70 Good health and condition, one sided canopy, Regulated 10 Coastal redwood Sequoia sempervirens 14.5 50/15 70 Good health and condition, one sided canopy, Regulated 11 Coastal redwood Sequoia sempervirens 14.3 50/15 70 Good health and condition, one sided canopy, Regulated 12 Coastal redwood Sequoia sempervirens 22.2 70/15 70 Good health and condition, one sided canopy, Regulated 13 Coastal redwood Sequoia sempervirens 15.3 65/15 70 Good health and condition, one sided canopy, Regulated 14 Coastal redwood Sequoia sempervirens 22 80/15 70 Good health and condition, one sided canopy, Regulated 15 Coastal redwood Sequoia sempervirens 38.8 80/20 70 Good health and condition, one sided canopy, Regulated 16 Coastal redwood Sequoia sempervirens 15.2 65/15 70 Good health and condition, one sided canopy, Regulated 17 Coastal redwood Sequoia sempervirens 30 80/20 60 Good health and condition, codominant @ 70’ Regulated 18 Coastal redwood 16.8 65/15 70 Good health and condition, regulated 4 Sequoia sempervirens 19 Coastal redwood Sequoia sempervirens 16 65/15 70 Good health and condition, regulated 20 Coastal redwood Sequoia sempervirens 20.7 75/15 70 Good health and condition, regulated 21 Coastal redwood Sequoia sempervirens 18.1 85/20 70 Good health and condition, regulated 22 Coastal redwood Sequoia sempervirens 17.2 70/15 70 Good health and condition, regulated 23 Coastal redwood Sequoia sempervirens 15.2 60/15 70 Good health and condition, regulated 24 Coastal redwood Sequoia sempervirens 12.6 50/10 70 Good health and condition, regulated 25 Coastal redwood Sequoia sempervirens 11 50/10 70 Good health and condition, regulated 26 Coastal redwood Sequoia sempervirens 16.3 55/15 70 Good health and condition, regulated 27 Coastal redwood Sequoia sempervirens 13.2/24 70/20 60 Codominant @ 3’, good health, Regulated 28 Coastal redwood Sequoia sempervirens 11 50/10 70 Good health and condition, thin canopy, Regulated 29 Coastal redwood Sequoia sempervirens 22.2 60/15 70 Good health and condition, thin canopy, Regulated 30 Valley oak Quercus lobata 56.5 65/100 80 Excellent health and condition, well maintained, some decay and cavities from old pruning cuts, Regulated 31 Coastal redwood Sequoia sempervirens 14.8/21.5 70/20 65 Good health and condition, codominant @ 5’, Regulated 32 Coastal redwood Sequoia sempervirens 10.6 50/10 65 Good health and condition, Regulated 33 Coastal redwood Sequoia sempervirens 17.8/17.4 65/20 65 Good health and condition, codominant 3’, Regulated 34 Coastal redwood Sequoia sempervirens 14.8/19.3 65/20 65 Good health and condition, codominant 2’, Regulated 35 Coastal redwood Sequoia sempervirens 16.6 65/20 65 Good health and condition, Regulated 36 Coastal redwood Sequoia sempervirens 15.8 65/20 65 Good health and condition, Regulated 37 Coastal redwood Sequoia sempervirens 30.5 90/25 65 Good health and condition, Regulated 38 Coastal redwood Sequoia sempervirens 36.9 80/25 65 Good health and condition, codominant 5’, Regulated 39 Coastal redwood Sequoia sempervirens 17 65/15 65 Good health and condition, Regulated 40 Coastal redwood Sequoia sempervirens 34.7 80/25 60 Fair health and condition, thin canopy, Regulated 41 Coastal redwood Sequoia sempervirens 36.1 75/20 70 Good health and condition, Regulated 5 42 Coastal redwood Sequoia sempervirens 21.2/20.2 65/20 70 Good health and condition, codominant 2’, Regulated 43 Coast live oak Quercus agrifolia 36.5 50/50 55 Fair health and condition, leaning covered with ivy, Regulated 44 Coastal redwood Sequoia sempervirens 33.2 70/20 50 Fair health and condition, leaning, Regulated. Requested for removal. 45 Coastal redwood Sequoia sempervirens 29.2 70/8 60 Good health, fair condition, minimal canopy, Regulated. Requested for removal. 46 Coastal redwood Sequoia sempervirens 41.8 70/20 50 Fair health, poor condition, codominant @ 40’, Regulated. Requested for removal. 47 Coastal redwood Sequoia sempervirens 20.5 70/8 60 Good health, fair condition, minimal canopy, Regulated. Requested for removal. 48 Coastal redwood Sequoia sempervirens 15.7 50/15 70 Fair health and condition, one sided canopy, Regulated 49 Coastal redwood Sequoia sempervirens 20.2 65/15 70 Good health and condition, Regulated. Requested for removal. 50 Coastal redwood Sequoia sempervirens 20.2 70/15 70 Good health and condition, Regulated 51 Coastal redwood Sequoia sempervirens 20.2 70/15 70 Good health and condition, Regulated 52 Coastal redwood Sequoia sempervirens 15.4/12 60/20 50 Good health, fair condition, codominant @3’, Regulated. Requested for removal 53 Coastal redwood Sequoia sempervirens 16.4 60/10 65 Good health and condition, Regulated 54 Coastal redwood Sequoia sempervirens 15.4 60/15 65 Good health and condition, Regulated 55 Coastal redwood Sequoia sempervirens 15.3 60/15 70 Good health condition, Regulate. Requested for removal 56 Coastal redwood Sequoia sempervirens 10.6 30/10 60 Good health fair condition, one sided canopy, Regulated 57 Coast live oak Quercus agrifolia 18 est 40/20 50 Fair health and condition, neighbor’s tree, suppressed by #58, Regulated 58 Coastal redwood Sequoia sempervirens 24 est 40/30 50 Fair health, poor condition, neighbor’s topped, Regulated 59 Coast live oak Quercus agrifolia 8 est 25/10 65 Good health and condition, neighbor’s tree, Regulated 60 Coastal redwood Sequoia sempervirens 28 est 50/50 70 Good health and condition, neighbor’s tree, Regulated 61 Coastal redwood Sequoia sempervirens 7.3 20/6 50 Good health and fair condition, suppressed by adjacent oak, Regulated 62 Coastal redwood Sequoia sempervirens 6.5 20/6 50 Good health and fair condition, suppressed by adjacent oak, Regulated 63 Coastal redwood Sequoia sempervirens 8.2 20/6 50 Fair health and fair condition, suppressed by adjacent oak, Regulated 64 Coastal redwood Sequoia sempervirens 6.9 25/8 60 Fair health and fair condition, Regulated 6 65 Coastal redwood Sequoia sempervirens 6.6 25/8 60 Fair health and fair condition, Regulated 66 Coastal redwood Sequoia sempervirens 9.3 40/8 60 Good health and condition, Regulated. Requested for removal Table 2: Appraised values of protected trees from arborist report dated July 23, 2020 Tree # Species DBH (Inches) Condition Rating Appraised Value (Dollars) 1 Coastal redwood Sequoia sempervirens 18.2 70 $3,510 2 Coastal redwood Sequoia sempervirens 18.7 70 $3,940 3 Coastal redwood Sequoia sempervirens 26.1 70 $7,500 4 Coastal redwood Sequoia sempervirens 14.2 70 $2,330 5 Coastal redwood Sequoia sempervirens 38 70 $14,800 6 Coastal redwood Sequoia sempervirens 17.2 70 $3,350 7 Coastal redwood Sequoia sempervirens 34.7 70 $12,900 8 Coastal redwood Sequoia sempervirens 17.4 70 $3,440 9 Coastal redwood Sequoia sempervirens 21.8 70 $5,300 10 Coastal redwood Sequoia sempervirens 14.5 70 $2,430 11 Coastal redwood Sequoia sempervirens 14.3 70 $2,370 12 Coastal redwood Sequoia sempervirens 22.2 70 $5,500 13 Coastal redwood Sequoia sempervirens 15.3 70 $2,700 14 Coastal redwood Sequoia sempervirens 22 70 $5,400 15 Coastal redwood Sequoia sempervirens 38.8 70 $15,400 16 Coastal redwood Sequoia sempervirens 15.2 70 $2,650 17 Coastal redwood Sequoia sempervirens 30 60 $9,900 18 Coastal redwood Sequoia sempervirens 16.8 70 $3,210 19 Coastal redwood Sequoia sempervirens 16 70 $2,920 20 Coastal redwood 20.7 70 $4,790 7 Sequoia sempervirens 21 Coastal redwood Sequoia sempervirens 18.1 70 $3,700 22 Coastal redwood Sequoia sempervirens 17.2 70 $3,350 23 Coastal redwood Sequoia sempervirens 15.2 70 $2,650 24 Coastal redwood Sequoia sempervirens 12.6 70 $1,880 25 Coastal redwood Sequoia sempervirens 11 70 $840 26 Coastal redwood Sequoia sempervirens 16.3 70 $3,030 27 Coastal redwood Sequoia sempervirens 13.2/24 60 $7,100 28 Coastal redwood Sequoia sempervirens 11 70 $1,470 29 Coastal redwood Sequoia sempervirens 22.2 70 $5,500 30 Valley oak Quercus lobata 56.5 80 $87,300 31 Coastal redwood Sequoia sempervirens 14.8/21.5 65 $700 32 Coastal redwood Sequoia sempervirens 10.6 65 $1,280 33 Coastal redwood Sequoia sempervirens 17.8/17.4 65 $6,400 34 Coastal redwood Sequoia sempervirens 14.8/19.3 65 $7,100 35 Coastal redwood Sequoia sempervirens 16.6 65 $2,910 36 Coastal redwood Sequoia sempervirens 15.8 65 $2,650 37 Coastal redwood Sequoia sempervirens 30.5 65 $9,500 38 Coastal redwood Sequoia sempervirens 36.9 65 $12,900 39 Coastal redwood Sequoia sempervirens 17 65 $3,050 40 Coastal redwood Sequoia sempervirens 34.7 60 $11,000 41 Coastal redwood Sequoia sempervirens 36.1 70 $12,900 42 Coastal redwood Sequoia sempervirens 21.2/20.2 70 $9,400 43 Coast live oak Quercus agrifolia 36.5 55 $11,100 8 44 Coastal redwood Sequoia sempervirens 33.2 50 $8,300 45 Coastal redwood Sequoia sempervirens 29.2 60 $8,000 46 Coastal redwood Sequoia sempervirens 41.8 50 $12,200 47 Coastal redwood Sequoia sempervirens 20.5 60 $4,030 48 Coastal redwood Sequoia sempervirens 15.7 70 $2,830 49 Coastal redwood Sequoia sempervirens 20.2 70 $4,800 50 Coastal redwood Sequoia sempervirens 20.2 70 $4,800 51 Coastal redwood Sequoia sempervirens 20.2 70 $4,800 52 Coastal redwood Sequoia sempervirens 15.4/12 50 $3,050 53 Coastal redwood Sequoia sempervirens 16.4 65 $2,840 54 Coastal redwood Sequoia sempervirens 15.4 65 $2,520 55 Coastal redwood Sequoia sempervirens 15.3 70 $2,720 56 Coastal redwood Sequoia sempervirens 10.6 60 $1,180 57 Coast live oak Quercus agrifolia 18 est 50 $3,760 58 Coastal redwood Sequoia sempervirens 24 est 50 $1,090 59 Coast live oak Quercus agrifolia 8 est 65 $530 60 Coastal redwood Sequoia sempervirens 28 est 70 $640 61 Coastal redwood Sequoia sempervirens 7.3 50 $540 62 Coastal redwood Sequoia sempervirens 6.5 50 $5,500 63 Coastal redwood Sequoia sempervirens 8.2 50 $12,500 64 Coastal redwood Sequoia sempervirens 6.9 60 $440 65 Coastal redwood Sequoia sempervirens 6.6 60 $570 66 Coastal redwood Sequoia sempervirens 9.3 60 $940 Total Value of appraised trees (including neighbor trees): $416,930 9 Appraised Value of Removals (to be replaced): $44,040 Required Security Deposit (100% of tree appraisal): $372,890 *Trees #30, 57, 58, 59 and 60 are located on properties not owned by the applicant. ** Trees # 44, 45, 46, 47, 49, 52, 55 and 66 are proposed for removal. Attachment 2: TREE REMOVAL CRITERIA 10 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. Attachment 3: CONDITIONS OF APPROVAL 11 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 Methods, Tree Survey, Tree Protection Plan, and the Site Monitoring Activities from the arborist report by Robert Weatherill dated July 23, 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 Contract Arborist report dated September 10, 2020. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $372,840 for tree(s) #1-43, #48, #50, #51, #53, #54, & #56-65. c.Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d.May be in the form of cash, check, credit card payment or a bond. e.Shall remain in place for the duration of construction of the project. f.May be released once the project has been completed, inspected and approved by the City Arborist. 5.Tree Protection Fencing: a.Shall be installed as shown on the attached map. b.Shall be shown on the Site Plan. c.Shall be established prior to the arrival of construction equipment or materials on site. d.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized posts, driven into the ground and spaced no more than 10 feet apart. e.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, CHRISTINA FUSCO (408) 868-1276”. f.Wherever protection is needed outside of fences, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. g.Call City Arborist, Christina Fusco at (408) 868-1276 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. h.Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 6.Construction: All construction activities shall be conducted outside tree protection fencing unless permitted as conditioned below. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 12 7.Work inside fenced areas: a.Requires a field meeting and approval from City Arborist before performing work. b.Requires Project Arborist on site to monitor work. 8.Project Arborist: a.Shall be Robert Weatherill unless otherwise approved by the City Arborist. b.Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks thereafter. A letter/email shall be provided to the City after each inspection which documents the work performed around trees, includes photos of the work in progress, and provides information on tree condition during construction. c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. 9.The Project Arborist shall be on site to monitor all work within: a.5 feet of trees 59, 61-65 b.10 feet of trees 1-29, 48, 53, 54, 56 c.15 feet of trees 31-42, 50, 51, 57, 58, 60 d.25 feet of tree 43 e.40 feet of tree 30 10.Tree removal: a.Trees #44-47, #49, #52, #55, & #56 meet the criteria for removal and may be removed once building division permits have been obtained. 11.New trees: a.New trees equal to $44,040 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species and planted anywhere on the property as long as they do not encroach on retained trees. Replacement values for new trees are listed below: 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 b.Trees shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. c.Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 12.Damage to protected trees that will be retained: a.Should any protected tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant the necessary number of new trees, some of the value for trees may be paid into the City’s Tree Fund. Replacement values for new trees are listed below. 15 gallon = $350 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 13 b.Water loving plants and lawns are not permitted under oak tree canopies. 13.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. Attachment 4: Tree Protection Zone Map: 14 15 2278 Carol Ann Drive Tracy, CA 95377 (925) 457-1734 September 30, 2020 Re: Cho Residence 19249 Citrus Lane Saratoga, CA The constructed story poles locations and heights were surveyed by me on September 30, 2020 and are in conformance for location, heights and elevations as depicted on Sheet A1.4 “Tree Removal and Story Pole Plan” Dated 07/31/20 of the Approved Plans for the referenced project. Kevin Nickolas PLS PRILLWITZ Doc. Series 23452702 WU Doc. Series 14543680 CHO Doc. Series 23681952 concrete patio tile counter6' w o o d f e n c e brick patio e x i s t i n g st r u c t u r ewoodfiredoventr e l l i s c o v e r e d til e t e r r a c e CITRUS LANElawn area lawn area 6' w o o d wi r e f e n c e 36" Rdwd36" Rdwd 40" Rdwd existing structure found property corner 6' woo d w i r e f e n c e b o c c e b a l l c o u r t hvac ra i s e d p l a n t e r b e d s 6' woodfence40" Rdwd 6' w o o d f e n c e o n 1 0 " c o n c . r e t a i n i n g w a l l ff s i l l = 5 3 3 . 9 ' > > c a r p o r t = 5 3 3 . 9 1 ' > > 24" Rdwd rock wall16" Rdwd 24" Rdwd 16" Rdwd 20" Rdwd b r i c k w a l k w a y trellis covered tile terrace b r i c k w a l k w a y h o r s e s h o e pi t h o r s e s h o e pi t b r i c k w a l l b r i c k s t a i r c a s e found property corner ssmh gutterlipgutterlipgutterlipgutterlipBACCI Doc. Series 23138221 ro o f p e a k el = 5 4 5 . 2 ro o f p e a k el = 5 4 9 . 5 roof peakel=548.16' w o o d f e n c e o n 1 0 " c o n c . r e t a i n i n g w a l l 8' w o o d f e n c e o n 1 0 " c o n c . r e t a i n i n g w a l l 40" Rdwd <<<ff sill = 534.12'conc block wall ro o f p e a k el = 5 5 3 . 2 roof peakel=546.7ro o f p e a k el = 5 4 4 . 2roof peakel=547.56" Rdwd 16" Rdwd 5" Rdwd 6" Rdwd 14" Rdwd 24" Rdwd ssmh 36" Rdwd9" Rdwd ro o f p e a k el = 5 4 3 . 2 ro o f p e a k el = 5 4 4 . 5 24" Rdwd 24" Rdwd 30" Rdwd 48" Rdwd 48" Rdwd 48" Rdwd 17" Rdwd 17" Rdwd 8" Rdwd rolled gutterroofpeakel=549.46' wood fence < tw=530.3< tw=531.7< tw=534.6 6' conc. wall< tw=536.8 < tw=536.8 < tw=536.8 < tw=536.8 fire hydrantS 4 1 ° 4 5 ' 0 0 " E 3 0 0 . 2 6 ' rrrrrrrreeeell <<<tw wwwoooodd< < < f f s i l l = 5 3 4 . 2 ' >> E <<<ff sill = 534.1'<<<ff sill = 534.8'6" Rdwd 17.98' N86°35'55"ES30°33'29"W16.28'Parcel One LLA Doc 23658805 5' conc. wall5' c o n c . w a l l wrought iron gate (automatic)mail boxBLS Mapping and SurveyingBOX 24 (1531 GRANDVIEW AVE.), MARTINEZ, CA 94553(925)451-1644(C) (925)228-4949(H) BRIAN L. STOCKINGER PLS 6995 goodsurveys6995@pacbell.net SITE SURVEY SCALE: 1"=16' No.DatePROJECT NO. PROJECT DATE REVIEWED BY SHEETDescriptionPrepared under the Direction of: 1442 A Walnut St. #428 Berkeley, CA 94709 415.279.5996 www.tarnoffengineering.com REVISION BLOCK19249 CITRUS LANE, APN 510-06-070SARATOGA, CALIFORNIADESIGN REVIEW PLANS1917 11/22/2019 MLT OF 2 SHEETS RCE 48596 Exp. 6/30/2022Michael L. Tarnoff No. C 48596 EXP. 06/30/2022 11/22/2019PLANNING SUBMITTAL04/30/2020COMPLETENESS REVIEW REVISIONS107/31/2020COMPLETENESS REVIEW REVISIONS2C1C1 TITLE SHEET, NOTES & LEGEND PRELIMINARY GRADING PLAN FOR 19249 CITRUS LANESARATOGA, CALIFORNIA GIDUOYEROFEBLL A C TREL A ECIVRESDNUORGREDN U800 2 272 6 0 0 E547 546 542 541 540 539 538 537 536 535534530529528527530532533526534 532 533 530529528527529528530543 544 545 536537538539540541542543544545 545 535 534534535535 534533 53453117" RED34" RED21" RED14" RED14" RED22" RED22" RED15" RED38" RED30" RED17" RED16" RED12" RED8" RED13"/24" RED11" RED22" RED17" RED8"RED38" RED26" RED14" RED18" RED10" RED15" RED16" RED15" RED6" RED6" RED6" RED5" RED6" RED6" RED7" RED20" RED20" RED56" OAK14"/21" RED10" RED17"/17"RED16" RED15" RED30" RED36" RED17" RED34" RED36" RED36" OAK18" RED41235675189101112131415161718192021222324252628293031 3233343536373839404142434850562728" OAK606163646515" RED16" RED16" RED18" RED20" RED15" RED6" RED11" RED14"/19"RED21/20" RED8" REDESTIMATEDLOCATION62535424" RED49C2 GRADING & DRAINAGE PLANN0 SCALE FEET 10 15 20 1 IN = 10 No.DatePROJECT NO. PROJECT DATE REVIEWED BY SHEETDescriptionPrepared under the Direction of: 1442 A Walnut St. #428 Berkeley, CA 94709 415.279.5996 www.tarnoffengineering.com REVISION BLOCK19249 CITRUS LANE, APN 510-06-070SARATOGA, CALIFORNIADESIGN REVIEW PLANS1917 11/22/2019 MLT OF 2 SHEETS RCE 48596 Exp. 6/30/2022Michael L. Tarnoff No. C 48596 EXP. 06/30/2022 11/22/2019PLANNING SUBMITTAL04/30/2020COMPLETENESS REVIEW REVISIONS107/31/2020COMPLETENESS REVIEW REVISIONS2 96969696962 0 ' S E T B A C K 1#43OAK # 4 2 R DW D # 4 1 R DW D # 4 0 R DW D # 3 9 R DW D # 3 8 R DW D # 3 7 R DW D # 3 6 R DW D # 3 5 R DW D # 3 4 R DW D # 3 3 R DW D # 3 2 R DW D # 3 1 R DW D # 3 0 O A K # 2 9 R DW D # 2 8 R DW D # 2 7 R DW D # 2 6 R DW D # 2 5 R DW D # 2 3 R DW D # 2 1 R DW D # 1 9 R DW D # 1 8 R DW D # 1 7 R DW D # 2 0 R DW D # 2 2 R DW D # 2 4 R DW D # 1 5 R DW D # 1 4 R DW D # 1 3 R DW D # 1 2 R DW D # 1 0 R DW D # 1 1 R DW D # 9 R DW D # 8 R DW D # 7 R DW D # 6 R DW D # 5 R DW D # 4 R DW D # 3 R DW D # 2 R DW D # 1 R DW D # 5 3 R DW D # 5 4 R DW D # 5 6 R DW D # 5 2 R DW D # 5 5 R DW D # 5 9 R DW D # 4 6 R DW D # 4 4 R DW D # 4 5 R DW D # 4 7 R DW D # 5 1 R DW D # 5 0 R DW D # 4 8 R DW D 1 4 " R DW D 9" R DW D 6" R DW D 5" R DW D 16"RDWD 6"RDWD 6"RDWD 6"RDWD 121112" RED20" RED24" RED40" RED40" RED24" RED30" RED24" RED531532533 526 532533534 535534 531 53153253353153153 1 5305315375385465425415405435445455455435445415425365355345335 3 2 5 3 1 5 3 0 5 2 9 5 2 8 5 27 5 27 5 2 9 5 2 8 5 3 0 53 1 5 3 0 52 9 52 8 53753954954854753653553453353453453753853812345678910111213141516171819202122232425262728293031323334353637383940414243444547464849505152535456555392234444444555678696610104101511121216241112142614261313151512121226171812191515202222212133252829312026202020342020202018181818181818113050' REAR SETBACK 30' FRONT SETBACK2 0 ' S E T B A C K 2726134CRCRAMAMAPGAPGAPSAPSAPSGBGBGBGBCRCR18LNLNLNLNLNLNLNLN22PPPPPP26226262527291323APG21APS18211861529263510353235KEYNOTES1. PROPERTY LINE2. (E) TREE TO REMAIN, TYP3. (E) FIRE HYDRANT4. (E) FENCE TO REMAIN5. (E) SHRUBS TO REMAIN6. (E) PATIO; PAVING CHANGE TOPERMEABLE PAVING7. (E) PERGOLA TO REMAIN8. (E) COVERED BOCCE COURT TOREMAIN9. (E) STRUCTURE TO REMAIN10. (E) SITE WALL TO REMAIN11. (N) DRIVEWAY; RESIN BOUNDPERMEABLE12. (N) WALKWAY,TYP; RESIN BOUNDPERMEABLE13. (N) CONCRETE RETAINING WALL, TYP.14. (N) COR-TEN STEEL RETAINING WALL15. (N) CONCRETE STAIRS AND PAVER16. (N) GAS FIRE PIT17. TURF LAWN18. (N) SHRUBS, GROUNDCOVER, LOWPLANTING19. (N) RAISED WOOD VEGETABLE BEDS20. (N) STEEL EDGING21. (N) TREE, TYP.22. (N) SCREEN PLANTING23. (N) WASTE BINS STORAGE24. (N) STAIRS, SEE ARCH DRAWINGS25. (N) BENCH26. (N) MULCH PATH; MULCH OVER DIRT27. (N) LANDING; SEE ARCH. PLAN28. (N) UTILITY; SEE ARCH. PLAN29. (N) STEEL PLANTER; SEE ARCH. PLAN30. (N) GATE COLUMN; SEE ARCH. PLAN31. WATER WELL AND STORAGE TANK32. FIRE TRUCK TURNAROUND33. RELOCATED SIX (E) DWARF FRUITTREES34. (N) CUT STONE PAVING TBD35. (N) STONE VENEER RETAINING WALLTO MATCH EXISTING WALL FINISHFRONT SETBACK AREA HARDSCAPE COVERAGESQUARE FEET% OF FRONT SETBACKLANDSCAPING3,69971%HARDSCAPE1,52329%TOTAL5,222100%LIST OF EXISTING TREES TO REMAIN(REFER TO REPORT PREPARED BY ADVANCED TREE CARE, 04.15.2020)LEGENDPROPOSED TREESTREE # SIZE; DBHSPECIESNOTES1 18.2" Costal redwoodEXISTING TREES TO REMAINEXISTING SHRUBS,FLOWER, ETC2 18.7" Costal redwood3 26.1" Costal redwood4 14.2" Costal redwood5 38.0" Costal redwood6 17.2" Costal redwood7 34.7" Costal redwood8 17.4" Costal redwood9 21.8" Costal redwood10 14.5" Costal redwood11 14.3" Costal redwood12 22.2" Costal redwood13 15.3" Costal redwood14 22.0" Costal redwood15 38.8" Costal redwood16 15.2" Costal redwood17 30.0" Costal redwood18 16.8" Costal redwood19 16.0" Costal redwood20 20.7" Costal redwood21 18.1" Costal redwood22 17.2" Costal redwood23 15.2" Costal redwood24 12.6" Costal redwood25 11.0" Costal redwood26 16.3" Costal redwood27 13.2/24" Costal redwood28 11.0" Costal redwood29 22.2" Costal redwood30 56.5" Valley oak31 14.8/21.5" Costal redwood32 10.6" Costal redwood33 17.8/17.4" Costal redwood34 14.8/19.3" Costal redwood35 16.6" Costal redwood36 15.8" Costal redwood37 30.5" Costal redwood38 36.9" Costal redwood39 17.0" Costal redwood40 34.7" Costal redwood41 36.1" Costal redwood42 21.2/20.2" Costal redwood43 36.5" Costal live oak48 15.7" Costal redwood50 20.2" Costal redwood51 20.2" Costal redwood53 16.4" Costal redwood54 15.4" Costal redwood56 10.6" Costal redwoodTREE ABBR.MATURED SIZE ;H. ,W.BOX SIZESPECIESWATER USE NOTESLIST OF PROPOSED TREESAM 25'-40'x25'-40' 36" box Marina strawberry tree; arbutus 'Marina' LowPROPOSED SHRUBS ANDFLOWER, ETCEXISTING ANDPROPOSED LAWNLANDSCAPE NOTES:INSTALLATION OF FRONT AND SIDE YARDLANDSCAPING IS REQUIRED FOR FINAL APPROVALAPG 20'x20' 36" box Green Japanese maple; acer palmatum 'Green' ModerateCR 12'-20'x15'-20' 36" box Ray Hartman Wild Lilic; ceanothus 'Ray Hartman' Low CA nativeGB 35'-65'x25' 36" box Maidenhair tree; ginkgo biloba ModerateLN 10'-25'x10'-25' 24" box Bay laurel; laurus nobilis Low CA nativeAPS 10'-15'x6-8'' 36" box Threadleaf Japanese maple; acer palmatum 'Seiryu' ModeratePERVIOUS SURFACE(PERMEABLE DRIVEWAY,WALKWAY)PERVIOSE SURFACE(PERMEABLE PATIO)MULCH PATHABEXISTING TREES TO RELOCATEP 20'x20' - Plum; prunus spp. edible Low RelocatedL 1.0PLANNING SUBMITTAL landscape architectureTEL 415.412.7916www.studioh2la.com215 7TH AVENUESAN FRANCISCO CA 94118STUDIO H2-NOT FOR CONSTRUCTION-04/30/2204/30/20ChoResidenceSHEET TITLE510-06-070Issues & RevisionsDate19249 Citrus LaneSaratoga, CA 9507011.22.19 Planning Submittal1Frank & Janice Cho19249 Citrus LaneSaratoga, CA 95070OWNER:APN:1(N) LANDSCAPE PLANPROJECTNORTHNSCALE: 1'=10'20'10'5'004.30.20CompletenessReview Revisions(N) LANDSCAPE PLAN11 REPORT TO THE PLANNING COMMISSION STAFF RECOMMENDATION Forward a recommendation to the City Council to revise the General Plan Update schedule and combine the project with the Housing Element Update. BACKGROUND In 2018, the City began the update of the General Plan that consisted of: • Updating the Land Use, Circulation & Scenic Highway, and Open Space & Conservation Elements to remove outdated information and update policies to comply with State law • Providing a consistent format for the elements of the General Plan • Preparing a Programmatic Environmental Impact Report for the General Plan Update Project Milestones The following is a summary of the key milestones of the project to date. 2017 February 3 City Council directed the Finance Committee to look at opportunities to fund updates to the Circulation, Open Space/Conservation, and Land Use Elements December 20 City Council approved a budget adjustment and consultant contracts for the General Plan Update project 2018 February 27 Planning Commission Study Session - Land Use Element March 13 Joint Planning Commission and Traffic Safety Commission Study Session – Circulation Element March 27 Joint Planning Commission and Parks & Recreation Commission Study Session – Open Space and Conservation Element May 8 Joint Planning Commission and Traffic Safety Commission Study Session – Circulation Element (continued) Meeting Date: November 10, 2020 Application: General Plan Update Address/APN: City Wide Property Owner: City of Saratoga From: Debbie Pedro, Community Development Director Report Prepared By: Nicole Johnson, Senior Planner Report to the Planning Commission General Plan Update November 10, 2020 Page | 2 June 3 Circulation of EIR Notice of Preparation (NOP) to responsible agencies, the State Clearinghouse, and the public for a 30-day public scoping period. June 28 Scoping meeting to solicit public input on the scope and content of the EIR 2020 April 7 Planning Commission Study Session – General Plan Update Status Report – VMT and CAP June 17 City Council Meeting – General Plan Update Status Report July 29 Community Meeting #1 August 10 Community Meeting #2 August 25 Community Meeting #3 Community Engagement At their meeting on June 17, the City Council requested staff to increase public outreach efforts and promote a higher level of community engagement on the General Plan Update. The City held three virtual community meetings on July 29, August 10, and August 25. These meetings were open to members of the public and were held on various days and times to accommodate different schedules. A total of 33 residents attended the community meetings and the City received comments on the three draft elements from 42 interested parties (Attachment 2). For those who were unable to attend, a video of the presentation along with the presentation slides are available on the City’s website. The existing Land Use, Circulation, and Open Space & Conservation elements, the policy review documents used by the Planning Commission in the study sessions, and the current working drafts with updates are posted on the City’s website. It should be noted that the drafts are not final and will continue to be edited as feedback is received throughout the update process. Revised Schedule for General Plan Update The City will need to update the Housing Element of the General Plan by the end of 2022 to comply with State requirements. The Bay Area has received a substantially larger allocation of housing from the State than in previous planning periods and it is anticipated that jurisdictions in Santa Clara County, including Saratoga, will receive a substantially larger RHNA (Regional Housing Needs Allocation) number than the previous planning cycle. This means that the Housing Element update will likely require adjustments to the Land Use Element of the General Plan. Given this fact and to allow coordinated public outreach, planning, and public comment, staff recommends combining the General Plan update with the Housing Element update. ATTACHMENTS 1. Drafts Elements and Policy Matrices 2. Public comments Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 1 1. INTRODUCTION This Land Use Element begins with background information on the General Plan and then focuses on land use in Saratoga. The Saratoga 2040 General Plan seeks to maintain the predominantly small-town residential character of Saratoga, which includes larger residential parcels, long established neighborhoods, scenic hillsides, and open space areas, while encouraging the economic viability of the city’s established commercial and office areas. The General Plan strives to encourage healthy, active living, reduce traffic congestion and fossil fuel use, and improve the safety and quality of life of residents. The General Plan includes; broad goals for the future of Saratoga, policies for meeting the goals, and implementation measures that will help accomplish the policies and guide development within the Planning Area. 1.1 PURPOSE The General Plan is a long-range and comprehensive planning document that sets policy affecting lands within the city and Sphere of Influence. It is a comprehensive document that communicates the City’s vision for the character of the residential neighborhoods, natural environments, and commercial areas. The 2040 General Plan provides goals, policies, and implementation measures that inform how the City manages land use patterns, circulation, open space resources and environmental conservation, safety from natural and man-made hazards, noise control, and housing needs. The 2040 General Plan is a focused update to the 2007 Land Use Element and 2007 Open Space and Conservation Element, and the 2010 Circulation and Scenic Highways Element. It further integrates the Saratoga Village Plan adopted in 1988 and updated 2010, and combines the current 2014 Housing Element, the 2013 Noise Element, and the 2013 Safety Element into a single document. Saratoga’s low-density residential land use pattern is well-established and is a significant factor in the city’s character and identity. This Element describes the history of land use planning in Saratoga, discusses the major issues that face the city, and presents the goals and policies that will determine how land use and growth will be managed in Saratoga over the next 20 years or more. Pursuant to State Law, this Land Use Element describes the general location and extent of land uses within Saratoga for housing, businesses, parks and open spaces, civic, and other uses. It also includes standards for population density and land use intensity for the various Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 2 types of land uses encompassed in the Element. This Element is intended to serve as a central framework for the entire General Plan and with the other Elements to serve as a guide to the future desired pattern of development for the city. 1.2 GENERAL PLAN CONTENTS The State of California requires that General Plans contain seven mandatory elements: Land Use, Circulation, Housing, Open Space, Noise, Safety, and Conservation. These mandatory elements may be organized in a combined manner that best suits the city’s needs. Saratoga’s comprehensive General Plan was first prepared in 1983. Since that time, the City has updated the General Plan Elements one or two at a time based on current State requirements. The Saratoga 2040 General Plan includes all the State-mandated elements. The Land Use Element describes the general location and extent of land uses within Saratoga for residential, commercial/office, open spaces, community facilities, and other uses. It also includes standards for population density and land use intensity for the land uses encompassed in the element. No land use changes are proposed in the 2040 General Plan Update. The Circulation Element addresses all modes of travel throughout the city and informs the development and maintenance of the transportation system. Scenic highway designations and corridor preservation are also addressed. The Open Space and Conservation Element aims to maintain open space resources of local and regional significance accessible to the public, preserve hillside lands and scenic open spaces, protect existing watercourses, and preserve and enhance sensitive vegetation and wildlife habitat. This element includes provisions for parks, trails and recreational facilities throughout the city. The Safety Element describes the natural and human activity-related hazards that exist in the city and presents guiding policies to protect people and natural resources. This element addresses geologic, seismic, flood, and fire hazards, as well as hazards created by human activity such as hazardous materials and waste and incidents that call for emergency response. The Safety Element was adopted in February 2013 and is carried forward in the General Plan. The Noise Element provides a basis for comprehensive local programs to control and abate noise and to protect citizens from excessive noise exposure. This element quantifies the community noise environment in terms of noise exposure contours for both the near- and long-term levels of growth and traffic activity. The Noise Element was adopted in March 2015 and is carried forward in the General Plan. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 3 The Housing Element identifies and analyzes existing and projected housing needs and contains the official policies for the preservation, conservation, rehabilitation, and production of housing in the city. This element provides a detailed analysis of the city’s demographic, economic, and housing characteristics as required by State law. The current Housing Element was adopted in November 2014 and covers the planning period from 2015 through 2023; it is carried forward in the Saratoga 2040 General Plan and is expected to be updated in 2022. 1.3 RELATIONSHIP TO OTHER ELEMENTS Consistent with State Planning Law, each Element is distinct, and all the Elements together comprise the General Plan. All Elements of the General Plan are interrelated to a degree, and certain goals and policies of each Element may also address issues that are the primary subjects of other Elements. The integration of overlapping issues throughout the Elements provides a strong basis for implementation of plans and programs, and achievement of City goals. This Land Use Element establishes the planned land use pattern for Saratoga based on historic development and the community’s vision for the future. Land use planning takes into consideration housing needs identified in the Housing Element, natural and manmade hazards and development constraints identified in the Safety Element, and the open space and conservation goals and policies that are outlined in the Open Space and Conservation Element. The other Elements ensure that infrastructure, utilities and public facilities are available to accommodate planned land uses, and that the unique qualities of Saratoga are safeguarded and enhanced. A circulation plan is established in the Circulation Element to accommodate increased pedestrian, bicycle, and automobile traffic from expected growth in the city and the region. Since the last comprehensive update of the General Plan in 1983, Saratoga has updated Elements of the General Plan one or two at a time based on State laws and requirements. By keeping the General Plan up to date in this way, no single Element became outdated. However, the General Plan had not benefitted from a unifying format for readability. The 2040 General Plan update focused on refinements to the Goals and Policies of the Land Use, Open Space and Conservation, and Circulation Elements and on creating a unifying format for all components of the Plan. Current state laws and regional policies are incorporated throughout the document. These changes affect Accessory Dwelling Units (formerly Secondary Dwelling Units), wood-burning fireplace regulations and sustainability measures. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 4 The community was engaged throughout the General Plan update process through a series of public meetings, study sessions, and public hearings involving the City Council, Planning Commission, and Traffic Safety Committee. The City prepared an Environmental Impact Report on the Plan and that report was certified by the City Council in connection with adoption of the Plan. 2. BACKGROUND 2.1 REGIONAL SETTING Saratoga is 12.78 square miles nestled between the Santa Cruz Mountains and Silicon Valley. Despite its proximity to San Jose, the third most populous city in California, Saratoga retains its character as a small close-knit residential community with a downtown district center known as The Village. The city reflects the overall cultural diversity of the region and has a unique local history within the Santa Clara Valley. Saratoga’s peaceful setting, good schools, and neighborhood character have made it a desirable place to live for families with school age children and long-time residents alike. The north, south, and easterly portion of the city is sited on an alluvial plain shared with the adjacent communities of Cupertino, San Jose, Los Gatos, and Monte Sereno. The westerly portion occupies low-lying foothills of the Santa Cruz Mountains and is adjacent to unincorporated Santa Clara County. The city is located within the San Tomas Aquino Creek, Calabazas Creek, and Saratoga Creek watersheds. Saratoga Creek, even though part of the San Tomas Aquino Creek Watershed, is considered a separate waterbody. The major tributaries to San Tomas Aquino Creek include Saratoga, Wildcat, Smith and Vasona Creeks. Major tributaries to Calabazas Creek include Prospect, Rodeo, and Regnart Creeks. The major tributaries within the Saratoga Creek watershed include Sanborn, Bonjetti, and Booker Creeks. Santa Clara Valley Water District is responsible for balancing flood protection needs with the protection of natural watercourses (i.e., creeks) and habitat within the City. Major regional access to the city is provided by State Route (SR) 85, a six-lane highway that connects Saratoga and San Jose to the South and Mountain View to the north. Northbound SR 85 connects to Interstate 280 freeway and the US 101 freeway. Southbound SR 85 also connects to US 101 and SR 17. State Route 17 provides northbound connections to San Jose and southbound to Santa Cruz County. State Route 9, also known as Big Basin Way through the Saratoga Village, is considered a major gateway to the redwood parks of Sanborn, Castle Rock and Big Basin State Park. Saratoga-Sunnyvale Road, Saratoga-Los Gatos Road, and Saratoga Avenue are local roadways that connect Saratoga to the neighboring cities of Los Gatos, Monte Sereno, Cupertino, San Jose and Sunnyvale. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 5 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 6 2.2 SARATOGA’S PLANNING AREA Saratoga’s Planning Area consists of all properties located within the incorporated boundary of the city, as well as lands within the Saratoga Sphere of Influence. (See Figure LU-2.) As of 2020, lands within the city limits consists of approximately 12.78 square miles, the Sphere of Influence consists of approximately 4 square miles of unincorporated lands. Approximately 0.32 square miles of unincorporated land within the Sphere of Influence lies within the City’s Urban Service Area and may be annexed to the City by action of the City Council. Land within the Sphere of Influence but outside the Urban Service Area must be included within the Urban Service Area before annexation. (All annexations must comply with applicable legal requirements.) Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 7 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 8 2.3 HISTORICAL OVERVIEW OF SARATOGA The Saratoga area's earliest inhabitants were the indigenous Muwekma Ohlones, who built a settlement near the mouth of the canyon along Saratoga Creek. Ohlone artifacts have been found near Saratoga Creek where the Ohlones camped while on their way through the mountain pass to the ocean beyond. In the mid-1800s the area witnessed an influx of European settlers. Saratoga was first recognized as a community in 1848 when William Campbell built a sawmill, about 2.5 miles west of the present Village, along what is now Highway 9. In 1850-51, Martin McCarty, who had leased the sawmill, built a toll road connecting it to The Village, to expedite the hauling of lumber. McCarty made a survey, laying out the town of McCartysville, and a post office was established under that name in 1855. The town's brief industrial production, a short-lived furniture factory, grist mill, tannery, paper, and pasteboard mills, was commemorated in the post office name of Bank Mills in 1863. The discovery of mineral springs with a content similar to that of Congress Spring at Saratoga Springs, New York, led to the renaming of the town to Saratoga in 1865. Pacific Congress Springs inspired the construction of an elaborate resort hotel, which flourished for almost forty years (about two miles above The Village), until it was destroyed by fire in 1903. The resort image lingered through succeeding years, even as agriculture became the dominant industry in Saratoga and the Santa Clara Valley. Vineyards and a few scattered orchards remain as a reminder of this era, which was ended with the valley's rapid urbanization following World War II. Saratoga became incorporated as a City in 1956 when residents voted to establish their own government to avoid potential annexation from by San Jose. During the 1950’s and throughout the 1970’s the City developed as the predominantly single-family residential community we know it as today. Saratoga’s first master plan was adopted in 1969. Subsequently the City adopted comprehensive General Plan updates in 1974 and 1983. Since that time, the City has updated the Elements based on State requirements as follows; Land Use (2007), Open Space and Conservation (2007), Circulation & Scenic Highways (2010), Safety Element (2013), Housing Element (2014), and Noise Element (2014). 2.4 LOCAL PLANNING INITIATIVES Several provisions policies affecting land use in Saratoga have been adopted have become part of Saratoga’s planning practice through the initiative process. Initiative powers are guaranteed in the California constitution, and permit citizens to place any legislative matter on the ballot by gathering signatures. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 9 Saratoga Neighborhood Preservation Initiative Measure G: In March 1996, the voters of Saratoga approved an initiative, known as Measure G, to change the text of the Land Use Element of the 1983 General Plan to require that certain amendments to the Land Use Element may only be made by a vote of the people. On April 23, 1996, the City Council certified the results of the March 26, 1996 election and adopted a resolution incorporating the Measure G amendments in the Land Use Element. These land use policies were set forth to protect the character of Saratoga’s residential neighborhoods. This initiative provides assurance by giving greater stability to Saratoga’s General Plan, to protect the residential and recreational open space areas in the city. The initiative requires, with certain exceptions, a vote of the people to permit General Plan amendments that: (1) re-designate residentially designated lands to commercial, industrial, or other land use designations, (2) increase densities or intensities of residential land use on residential lands, or (3) re-designate recreational open space lands to other land use designations. This initiative does not affect the City’s existing regulations that authorize the creation of accessory dwelling units, nor does the initiative interfere with the City’s obligation, under State Law, to revise the Housing Element every five years. The text of Measure G is incorporated in the Land Use Element by this reference and is included in Appendix . Saratoga Northwest Hillsides Initiative Measure A: In April 1980, the voters of Saratoga adopted an initiative directing preparation of a specific plan for the Northwest Hillsides of Saratoga and adjacent County lands in accordance with the initiative and the Community Planning Objectives of the 1974 General Plan. The primary goal of the initiative was “to conserve the City’s natural rural character” by controlling the density of development in the hill areas and allowing development in an environmentally sensitive manner. Special development problems were noted, such as street slopes, potential landslide, and difficult access. Citizen participation was required at all stages. In accordance with the requirements of Measure A, in June 1980 the City Council designated an 11-member Citizens Advisory Committee. The committee began bi-monthly meetings on June 26, 1980, inspecting the Study Area, reviewing related City and County documents, and meeting with various experts from responsible agencies and land use consultants, which led to the adoption of the Hillside Specific Plan which is incorporated by reference in this Land Use Element and is included in Appendix __. Stadium Initiative: In 1977, the voters of Saratoga adopted an initiative ordinance prohibitingamending the zoning ordinance to prohibit stadiums of any size or any other facilities with a similar use within any zoning district. The initiative ordinance provided for temporary portable equipment for cultural events on any track or field upon two-thirds vote of the City Council after a duly noticed public hearing and a finding that the particular event Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 10 will not be unduly disturbing to the city. Facilities at elementary or secondary schools or facilities built by private, nonprofit, youth-oriented organizations such as Little League or the American Youth Soccer Organization are exempt from these limitations. 2.5 FOCUSED PLANNING EFFORTS Hillside Specific Plan: As discussed above, The Hillside Specific Plan was prepared to meet the requirements of the Measure A Initiative and State Law. However, more importantly its purpose is to set up guidelines for the development of the northwestern hillsides, including policies and action programs with land use maps that are more detailed than the General Plan. It is intended to better link the Saratoga General Plan with subdivision and zoning regulations, while not being a site-specific development plan. The Specific Plan was reviewed and updated by the Saratoga City Council in 1994. The Specific Plan is incorporated by reference in the Land Use Element and is included in Appendix _. Saratoga Village Specific Plan: The Saratoga Village has been identified for many years as an area of ongoing community interest because of its special historic and environmental assets, and the desire to build upon these assets to maintain and enhance its unique character. In 1987, a Saratoga Village Planning Program was completed and was the basis for the Saratoga Village Plan, which was adopted by the Saratoga City Council in May 1988. On May 24, 2016 the City Council considered the results of the Village Visioning project, a community outreach initiative that gathered the viewpoints and opinions of the community about the Village. After reviewing the results, the Council confirmed that the Village Specific Plan had served its useful life, and that future policy guiding land use, development and building modifications in the Village should be incorporated into the General Plan. As part of the Village Visioning effort, the City expanded boundary for the Village Plan area. The Village Plan area is shown on Figure LU-3 Focused Planning Areas. Land use related policy changes from the Village Plan are included in the Land Use Element of the General Plan 2040. A separate Village Design Guidelines document was, adopted in 2019. Saratoga-Sunnyvale Gateway District: The Saratoga-Sunnyvale Gateway District comprises the commercially designated properties on Saratoga- Sunnyvale Road between Prospect Road and the railroad tracks. In 2003, the City Council adopted the Saratoga-Sunnyvale Road Gateway Improvement Master Plan to guide improvements within the public street right-of- way within the District. In addition, the City Council adopted Guidelines to provide direction for the design of mixed-use projects that include commercial and residential uses, as provided for in the General Plan Housing Element. The Gateway Design Guidelines are incorporated by reference. Saratoga Woods Neighborhood Single Story Overlay: In 2002, at the request of the Saratoga Woods Neighborhood, the City Council established through the zoning ordinance a single- story limitation for residences in the Saratoga Woods Neighborhood. This neighborhood is Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 11 bordered by Cox Avenue to the south, Saratoga Avenue to the east, Saratoga Creek to the west, and Prospect High School to the north. This restriction precludes any new two-story homes and second story additions to existing homes. The existing second story dwellings are exempt from this restriction. The Saratoga Woods Neighborhood is shown in Figure LU- 3 Focused Planning Areas. For all other neighborhoods two-stories are permitted, but no single-family dwelling shall exceed twenty-six feet in height. On parcels that exceed 20,000 square feet in net lot area, the Planning Commission may approve heights up to 30 feet with the findings that: the additional height is a necessary component of an identifiable and well documented architectural style, and the design of the structure will be similar in scale with structures in the surrounding neighborhood. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 12 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 13 2.6 EXISTING LAND USES The predominant land use in Saratoga is residential, most of which is low density, single- family homes. Medium density residential uses, comprised primarily of townhome and condominium units, are found near the intersections of Saratoga Avenue and State Route 85, Prospect Road and Saratoga-Sunnyvale Road, and adjacent to the Saratoga Village. The commercial and shopping areas are primarily resident-serving and include the Saratoga Village located along Big Basin Way, at the intersection of Saratoga-Sunnyvale Road, Saratoga-Los Gatos Road, and Saratoga Avenue. The Village includes a range of restaurants, specialty retail, professional offices, and personal services. Commercial areas are located along Saratoga-Sunnyvale Road between Prospect Road and the railroad tracks, Saratoga- Sunnyvale Road south of Cox Avenue, near the intersection of Saratoga Road and Cox Avenue, and west of Saratoga Avenue south on Prospect Road. Small office complexes including medical and dental offices are located along Cox near the intersection of Saratoga Avenue, and on Saratoga Avenue near the intersection of Saratoga Sunnyvale Road. There are no sites within Saratoga used or designated for industrial purposes. 2.7 PUBLIC BUILDINGS AND GROUNDS Other major land uses in the city include the Saratoga Civic Center and Theater, located on the west side of Fruitvale Avenue, the Saratoga Community Library, located on Saratoga Avenue near at the intersection with Fruitvale Avenue, and West Valley College, located at the north east corner of Fruitvale Avenue and Allendale Avenue. Public meeting space is available for rent at the Community Center located within the Civic Center. Saratoga is served by a significant amount of land devoted to parks, trails and natural areas that are available to the public for recreational use. These lands are located both within the city- limits and in the adjacent unincorporated hillside areas of the Sphere of Influence. They include city-owned parks and open spaces, as well as public lands that are owned and operated by Santa Clara County Parks and the Midpeninsula Regional Open Space District. 2.8 EDUCATIONAL FACILITIES Saratoga is served by four elementary school districts (Cupertino Union, Moreland, Campbell Union Elementary, and Saratoga Union), three high school districts (Fremont Union, Campbell Union High School, and Los Gatos-Saratoga Union), and two community college districts (Foothill-De Anza and West Valley-Mission). Only one school district, Saratoga Union School District, is located entirely within the city. All the other districts serve other cities as well. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 14 Currently, in addition to the public schools listed above, there are three private elementary (K-8) schools, and several nursery schools and daycare centers serving the Saratoga community. 2.9 OPEN SPACE, PARKS AND AGRICULTURAL LANDS There are approximately 900 acres of vacant land in Saratoga. Of these, approximately 540 acres are in hillside areas and 360 acres are under Williamson Act contracts. Lands within the hillside areas are generally subject to significant constraints such as steep slopes and unstable soils. Agricultural lands in Saratoga are primarily comprised of wine grapes, and a few remaining orchards raising stone fruits including apricots and plums. 2.10 AREAS SUBJECT TO FLOODING Saratoga is located in the North Central Flood Zone of the Santa Clara County Water District. The creeks in the city that are under District jurisdiction are Calabazas, Rodeo, Saratoga, Wildcat, Vasona, and San Tomas Creeks. In general, flooding from these creeks has been confined to the relatively narrow flood plain directly adjacent to the creeks. Figure LU-4 Flooding Potential shows the location and extent of the 100-year flood plain as identified by the Federal Emergency Management Agency (FEMA). Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 15 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 16 3. LAND USE PLAN 3.1 SARATOGA’S GUIDING PRINCIPLES A General Plan provides common principles to which the city strives. These become the vision by which future decisions concerning land use and other changes are made. Consistent with the Land Use Element Goals and Policies, the City’s guiding principles are expressed in the following statements: 1. Protect and preserve the natural beauty of the City its hillsides, creeks and natural features. 2. Promote environmentally sound development that preserves the city’s natural beauty and scenic resources. 3. Preserve and protect historic resources throughout the city. 4. Strengthen and enhance Saratoga’s small-town residential character, open space areas and quality of life. 5. Provide quality educational facilities, neighborhood parks for recreation, cultural opportunities and community involvement for residents of all ages. 6. Protect Saratoga Village as an important community asset and the center for civic activity, shopping and dining in the city. 7. Preserve the existing quality and quantity of local-serving commercial areas. 8. Strengthen connections between neighborhoods and key destinations 9. Provide a range of transportation opportunities for all modes of travel. Increase bicycling and pedestrian opportunities. 10. Increase personal safety and emergency preparedness. 11. Build strong connections between residents, business, and community groups by fostering civic engagement. 3.2 LAND USE CATEGORIES The Land Use Element identifies the land use composition throughout the Saratoga Planning Area to achieve the desired city character as expressed in the Guiding Principles. All properties within the Saratoga Planning Area have been grouped into land use categories as shown on the Land Use Map, which is included as an integral part of the Land Use Element as Figure LU-5 Land Use Map. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 17 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 18 Listed on the following pages are the land use categories that appear on the Land Use Map, along with the type and intensity of use allowed in each category. Land use densities are per net area, and net area is generally defined as the remaining portion of the gross site area after deducting portions within the right-of-way of existing or future public streets, private streets, access easements or Santa Clara Valley Water District easements, or areas which are classified by the City Geologist as “Md” (moving deep landslide). Impervious coverage limitations are intended to minimize runoff resulting from development of the parcel. Impervious coverage is defined as any structure or constructed surface that disrupts the aesthetics of the landscape. TABLE LU-1 – LAND USE CATEGORIES LAND USE MAXIMUM DU/ACRE OR PEOPLE PER ACRE MAXIMUM ALLOWABLE COVERAGE SUMMARY DESCRIPTION OF USE RESIDENTIAL LAND USES Residential Hillside Conservation (RHC) 0.5 du/ac or 1.55 people/acre 25% of net site area, or 15,000 s.f, whichever is less Single-family dwellings Residential Very Low Density (RVLD) 1.09 du/ac or 3.38 people/acre 35% of net site area Single-family dwellings Residential Low Density (RLD) 2.18 du/net acre or 6.76 people/acre 45% of net site area Single-family dwellings Medium Density M-10 M-12.5 M-15 4.35 du/net acre or 13.5 people/acre 3.48 du/net acre or 10.8 people/acre 2.90 du/net acre or 9.0 people/acre Single-family dwellings Residential Multi-Family (RMF) 14.5 du/ac or 27-24 people/acre 40% of net site area Detached and attached single-family dwellings, condominiums, duplexes and apartments. Planned Development Residential (PDR) 4.35 - 12.45 du/acre or 13.5 - 38.6 people/acre 25-35% of net site area Mix of single-family and multi-family densities and housing types. COMMERCIAL LAND USES MAXIMUM BUILDING COVERAGE Commercial Retail (CR) ** 60% of net site area, except as regulated by an applicable specific plan. Commercial uses/centers serving community and/or neighborhood; not regional in orientation. Refer to Saratoga Village Specific Plan for uses, height and lot coverage permitted in Specific Plan area. High density mixed use projects and emergency shelters, transition- al housing, and supportive housing for homeless individuals and families are appropriate in the commercial area near Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 19 Prospect and Lawrence consistent with applicable zoning. (updated per Resolution 11-036, June 1, 2011) Professional Administrative (PA) ** 30% of net site area Professional offices uses permitted; serves as transition zone between commercial and residential areas. PUBLIC AND QUASI-PUBLIC FACILITIES LAND USES MAXIMUM DU/ACRE OR PEOPLE PER ACRE MAXIMUM BUILDING COVERAGE SUMMARY DESCRIPTION OF USE Community Facilities Sites (CFS) 1.09 du/ac or 3.38 people/acre 35% of net site area Public, civic and quasi-public (private institutional uses, including but not limited to, religious uses (churches, synagogues, religious schools, and the novitiate), convalescent homes, private schools, the cemetery, the electrical substation, and the Odd Fellows Home. OPEN SPACE LAND USES Open Space – Outdoor Recreation (OS-OR) 1 du/ 4 acres 25% City or County parks or lands designated for those uses. Only recreational facilities (i.e. playground equipment, recreational courts, etc.), structures necessary to support the parks or structures of particular historic value are permitted in these areas. These sites are considered to be of particular value for recreational purposes. Open Space – Private (OS-P) 01 du/ac 25% of net site area Consists of open space resources under private ownership (i.e. Saratoga Country Club Golf Course) Open Space – Managed Resources (OS-MR) 1 du/ 4 acres 25% Consists primarily of City. Only single- family dwellings or structures directly associated with agricultural use are permitted. Hillside Open Space (OS-H) 1 du/20 acres to 1 du/160 acres (based on a slope density formula subject to stringent criteria) 25% or 12,000 square feet whichever is less Covers all areas within the City limits (OS- H) and areas outside of the City limits but within the Sphere of Influence (OS-H*) not designated as parks or OS-MR. Uses include agricultural, mineral extraction, parks and low intensity recreational facilities, land in its natural state, wildlife refuges and very low intensity residential development and support uses of those listed above. Public Use Corridor (PUC) N/A N/A Applies to the railroad corridor and allows multi-use trails. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 20 •Overall Height Limit – No structure permitted over two stories in height except for structures located within the Saratoga Village boundary (as defined by the Saratoga Village Specific Plan, (2017) which shall be regulated by the “Village Specific Plan”) or for quasi-public uses, a three-story structure is allowed provided the slope underneath the three-story area is 10% or more and a stepped pad is used. •• Mixed residential/commercial uses are permitted in all commercial lands, with a maximum of 20 dwelling units per acre except the commercial area near Prospect Avenue and Lawrence Expressway which allows mixed use development at a minimum of 30 dwelling units per acre excluding density bonuses for very low-income, low-income, or senior housing. The residential portion shall not exceed 50% of the total floor area, ( 850 sq. ft. for a one-bedroom unit-1,250 sq. ft for a two-bedroom unit), with an increase of 10% of the total floor area permitted for the site, for projects that provide below-market-rate housing. Total site coverage may also be increased by 10% for a project containing below market-rate housing. (Updated per Resolution 14-069, November 19, 2014) RESIDENTIAL Residential land use is broken down into six subcategories and intensity of uses permitted in these subcategories are as follows: A. Residential Hillside Conservation (RHC): Maximum density of 0.5 dwelling units (DU)/net acre (du/ac) or 1.55 people/acre. Maximum intensity of building and impervious surface coverage: 15,000 square feet or 25 percent of site area, whichever is less. B. Residential Very Low Density (RVLD): Maximum density of 1.09 du/ac or 3.38 people/acre. Maximum intensity of building and impervious surface coverage: 35 percent of net site area. C. Residential Low Density (RLD): Maximum density of 2.18 du/acre 6.76 people/acre. Maximum intensity of building and impervious surface coverage: 45 percent of net site. D. Residential Medium Density (M10, M12, M15): 1. M-10-maximum density of 4.35 du/ac or 13.5 people/acre. 2. M-12.5-maximum density of 3.48 du/ac or 10.8 people/acre. 3. M-15-maximum density of 2.90 du/ac or 9.0 people/acre. The maximum intensity of building and impervious surface coverage for Medium Density Residential listed above are 50 percent, 55 percent, and 60 percent, respectively. E. Residential Multi-family (RMF): Maximum density of 14.5 DU/net acre or 27-45 people/acre. Maximum intensity of building coverage: 40 percent of site area. F. Planned Development Residential (PDR): Maximum density of 4.35 to 12.45 DU/net acre or 13.5 to 38.6 people per acre. Maximum intensity of building coverage is 25- percent to 35-percent of site area. All projects proposed on sites with this designation shall require use permit approval a provided for in Article 16 of the Zoning Ordinance. It should be noted that discussion of the number of people per acre is meant to describe building intensities, not to act as a limit to family size or maximum number of people Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 21 permitted to live on a site. The population densities are meant to act as an estimate to the average number of people likely to occupy a given area. COMMERCIAL/OFFICE Commercial land is broken into two general subcategories. Densities and intensities of uses permitted in these subcategories are as follows: Commercial Retail (CR): There are five main commercial areas in Saratoga with this designation. The main commercial areas are The Village (including Neale’s Hollow), Argonaut Shopping Center, the Gateway (along Saratoga-Sunnyvale Road between the railroad and Prospect Road), Quito Shopping Center, and several small centers on Prospect Road between the intersections of Lawrence Expressway and Saratoga Avenue (including the Westgate Corner Center to the Big Tree Center). Most of these commercial areas serve the local community or the immediate neighborhood. The Westgate area of Prospect Road serves a broader area due to its placement within a commercial shopping district bordering San Jose. These commercial centers are not regional in orientation and tend to be located in small to medium size complexes. The maximum intensity of building coverage is 60-percent of net site area, except as regulated by an applicable specific plan. Commercial uses in The Village are regulated by the Village Design Guidelines. Professional Administrative (PA): The maximum intensity of building coverage for this designation is 30-percent of net site area. This designation may conditionally allow small scale professional offices and similar uses. In 2004, the City implemented a residential mixed-use ordinance, which establishes standards for mixed use development. Mixed uses are allowed by use permit in commercial and office zones. Mixed use is defined as the development of a lot or building with two or more different land uses, such as residential, commercial, office, or public. The purpose of the mixed-use development standards is to further accommodate the city’s fair share of the regional housing need, and to implement the policies of the Housing Element of the General Plan, adopted in 2014, in a consistent manner throughout the various commercial and office zoned districts of the city. It is further the goal of these standards to protect existing and future commercial development by establishing standards to ensure compatibility of adjoining commercial and residential uses. COMMUNITY FACILITIES SITES Community Facility Sites (CFS): All institutional, educational, public, and quasi-public uses fall into this category. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 22 Elementary schools, middle schools, high schools, and West Valley College are uses within this category. The open space and recreational areas of the public-school sites are part of the City’s open space inventory and help supplement city park use. Public facilities, such as, the Civic Center, the Saratoga Library, and fire stations, are also included in this category. They are under government control and provide a public service. Private but quasi-public uses, including religious uses (churches, synagogues, religious schools), skilled nursing homes, private schools, Madronia Cemetery, the electrical substation, and retirement communities are all included in this category. These are uses that provide a public service but are not controlled by a publicly elected governing board. All uses or their expansions, including building intensity, are evaluated through the use permit process as set forth in the Zoning Ordinance and must comply with criteria indicating their compatibility with adjacent uses. OPEN SPACE/RESOURCE PROTECTION Open space land use is broken down into five designations. The density and intensity of the uses permitted in these designations are as follows: Managed Resource Production Open Space (OS-MR): This designation consists primarily of Heritage Orchard and Library, water reservoirs, Congress Springs Park, and San Marcos Wilderness Park. Single-family dwellings associated with agricultural uses are permitted at a maximum density of 1 dwelling unit per 4 acres. Only structures directly related to the maintenance of these open space uses are permitted on the sites within this designation. Outdoor Recreation Open Space (OS-OR): This designation consists of City or County parks or lands designated for those uses. Only recreational facilities (i.e. playground equipment, recreational courts, etc.), structures necessary to support the parks or structures of particular historic value are permitted in these areas. These sites are considered to be of particular value for recreational purposes. Some parks, such as Hakone Gardens, Quarry Park, and Villa Montalvo, preserve significant vegetation features. Hillside Open Space (OS-H): This designation covers all areas within the City limits (OS- H) and areas outside of the City limits, but within the Saratoga Sphere of Influence (OS- H*). This designation allows uses which support and enhance the rural hillside character, promote the wise use of natural resources, and avoid natural hazards. Uses include agriculture, parks and low intensity recreational facilities, land in its natural state, wildlife refuges, and very low intensity residential development. Other support uses related to the uses already listed may also be permitted. Allowed residential is Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 23 between 1 dwelling unit per 20 acres to 1 dwelling unit per 160 acres based on a slope density formula subject to stringent criteria. Private Ownership Open Space (OS-P): This designation covers privately owned lands used primarily for recreation and open space. Allowed uses include indoor and outdoor recreation, private gathering facilities, lodging accommodations, dining, entertainment, agriculture, and other similar commercial activities and compatible uses. Public Use Corridor (PUC): The PUC designation is applied to the former railroad corridor extending through the northerly portion of Saratoga in a northwest to southeast direction. This designation allows public multi-use recreational trails. 3.3 OVERALL HEIGHT LIMIT In general, no structures in Saratoga are allowed over two stories in height as specified in Table LU-1. Exceptions include structures located within The Village. The Prospect Road Commercial Retail sites (located between Lawrence Expressway and Saratoga Avenue) are identified in the Housing Element for Residential High-Density development and have a maximum height limit of three-stories and 35 feet. On sites used for quasi-public uses, a three- story structure may be allowed provided the slope underneath the three-story area is ten-percent or more and a stepped building pad is used. 4. GENERAL PLAN GROWTH TO 2040 4.1 RESIDENTIAL GROWTH SINGLE FAMILY GROWTH Parcel records show 439 vacant residential parcels located within the City limits. While many parcels may have constraints that make development unfeasible, for purposes of environmental impact analysis, a maximum-growth assumption has been made. Therefore, potential exists for construction of an additional 439 new single-family homes over the General Plan time horizon. The Saratoga Housing Element provided a more detailed look into the constraints of all the vacant residential parcels and identified 66 parcels as unconstrained and buildable. These 66 parcels total 284 acres and could sustain development of 77 new single-family residences. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 24 Based on Saratoga’s historic development patterns, it is expected that 77 new single-family residences would be built over the 2040 General Plan time horizon. ACCESSORY DWELLING UNIT (ADU) GROWTH As of 2018 the City had approximately 86 accessory dwelling units with the potential to create as many as 8,000 new units on qualifying parcels. Unlike new residences, ADUs are not considered residential units per state law, but are considered ancillary to single-family homes. Therefore, potential impacts from ADU growth is not calculated in the same way as new single-family residences. While it is estimated that 8,000 ADUs could be built in Saratoga under a maximum-growth assumption, Saratoga has experienced ADU growth of approximately 3-4 units per year in the past. The Saratoga 2015-2023 Housing Element estimated that with more information about ADUs available on the City website ADU growth would increase to 4-5 units per year. In the years 2014 to 2018 following the Housing Element update, the City saw an average of 11 ADU units per year. The City has experienced a correlation between redevelopment of aging single-family residences and new ADU construction. In the year 2014 to 2018 the City saw reconstruction of an average of 27 homes per year. Based on this development pattern it is expected that the City would see ADU growth of 10-15 units per year over the 2040 General Plan time horizon. MULTI-FAMILY GROWTH The 2015-2023 Housing Element identified opportunities for development of several residential projects at densities considered to be multi-family. This includes redevelopment of commercial sites on Prospect Road (zoned for Residential High Density mixed-use) with a minimum density of 30 dwelling units per acre. It is anticipated over the time horizon of the 2040 General Plan that these sites could develop with 173 units mixed with ground floor commercial. There are two sites in the Village which could be expected to develop as mixed-use residential over retail within the 2040 General Plan time horizon, adding 22 new units. Four mixed use sites on Saratoga-Sunnyvale Road (the Gateway) could also develop as residential mixed-use with an additional 65 new units. The Fellowship Plaza, within the Saratoga Retirement Community, has the further potential to develop 75 new units for seniors over the time horizon of the 2040 General Plan. 4.2 COMMERCIAL AND PROFESSIONAL ADMINISTRATIVE GROWTH Currently in Saratoga there are approximately 1,132,000 square feet of commercial structures on properties in the Commercial Retail land use, and about 188,000 square feet Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 25 of office structures within the Professional Administrative land use in the City. Under a maximum-growth assumption if many of the outdated, but non-historic structures on these parcels were to redevelop at their maximum capacity, the City would see growth of about 860,000 square feet of new commercial space and 395,000 square feet of new professional administrative office space. This represents an 75% increase in commercial space and a 100% increase in professional administrative office space. This maximum-growth assumption is made to serve the environmental impact analysis of the General Plan and not necessarily an expected growth scenario. Factors that may constrain this level of development include; the condition of existing commercial and office buildings in the city; architectural design constraints; and land available for parking and landscaping to serve new development. For purposes of this analysis it is assumed that all commercial or office buildings constructed more than 45 years ago are likely to redevelop over the time horizon of the 2040 General Plan, except for historic resources. All commercial and office structures built or remodeled after 1973 are assumed to remain unchanged. 4.3 POPULATION GROWTH In 2018, the California Department of Finance reported Saratoga’s population at 31,435 residents. These population totals are sums of the persons per household and group quarters populations, which are based on the 2010 Census Bureau counts. The City’s population has generally grown at a slower rate than the surrounding cities in Santa Clara County due to the City’s historically lower-density land use policies. Saratoga grew at a rate of 7% between 1990 and 2000 but experienced just a 1% growth rate from 2000-2010. Between 2010-2018 the growth rate jumped up to 5%. Increases to the average household size from 2.77 in 2010 to 2.85 in 2018 explain that the city has experienced growth in the number of households living with children or in multi-generational households. 4.4 EMPLOYMENT TRENDS Saratoga’s predominant low-density residential pattern provides limited employment opportunities. There are no industrial or manufacturing plants, large-scale research and development facilities, or “big box” commercial development. The largest employers are West Valley College, the elementary, middle and high school districts, the Saratoga Retirement Community on Fruitvale Avenue, several board and care facilities, Safeway, and the City Government Center. This trend may change over the time horizon of the 2040 General Plan with the potential redevelopment of Professional Administrative office and Commercial Retail sites. The General Plan anticipates redevelopment of these sites if existing structures are older than 45 years, and not considered historic. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 26 Potential growth under the General Plan could yield up to 863,946 new square feet of commercial space and 395,890 new square feet of professional administrative office space within the City. This could bring in approximately 2,160 new employees in the Commercial Retail sector and approximately 1,585 new employees in the Professional Administrative office sector. Therefore, a total of 3,745 new employees could be introduced from potential buildout of the 2040 General Plan. 5. LAND USE ISSUES OF STATEWIDE CONCERN 5.1 MINERAL RESOURCES Mineral resources in the Saratoga vicinity are limited primarily to sandstone and shale. While there are several closed quarries within the Planning Area, currently, there are no mines or quarries operating in Saratoga or the Sphere of Influence. 5.2 TIMBER PRODUCTION Section 65302 (a) (1) of the California Government Code requires that General Plans address timber production in their land use elements. There are no timber production areas in the Saratoga Planning Area that would be affected by the Land Use Element. The City regulates all tree removal operations through its Tree Preservation Ordinance. 5.3 MILITARY FACILITIES Section 65302 (a) (2) of the California Government Code requires that land use elements address military facilities. There are no military facilities in or adjacent to the Saratoga Planning Area that would be affected by the Land Use Element. 5.4 SOLID AND LIQUID WASTE DISPOSAL PROVISION Solid and liquid waste material is managed by the West Valley Sanitation District and the Cupertino Sanitary District. It is treated and disposed of outside of the Saratoga Planning Area at the San Jose-Santa Clara Regional Wastewater Facility in San Jose. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 27 6. ADMINISTERING AND IMPLEMENTING THE LAND USE ELEMENT The Land Use Element, like all other Elements of the General Plan, is not a static document. State Law allows the City to approve amendments to the Land Use Element up to four times per calendar year. The Land Use Element is implemented through a variety of methods, including the Saratoga Zoning Ordinance, specific plans, annexation policies, and the City’s Capital Improvement Budget. These are described below. 6.1 ZONING ORDINANCE The Zoning Ordinance of the Saratoga Municipal Code classifies properties within the community into a series of zoning districts. Each district contains a list of permitted and conditionally-permitted land uses and development regulations that provide for review of development applications to ensure consistency with the Zoning Ordinance. 6.2 DESIGN REVIEW GUIDELINES Saratoga has adopted Design Review Guidelines for the Village Specific Plan area, for commercial properties along Saratoga-Sunnyvale Road in the Gateway District between Prospect Road and the railroad tracks, and the Single-Family Residential Design Review Handbook for the residential areas throughout Saratoga, including the hillsides. The purpose of these Guidelines is to guide new development and construction in a manner that enhances the unique character of each neighborhood or area. The Gateway District Guidelines provide direction for the design of mixed-use projects that introduce a component of residential uses within the Gateway District. In recognition of the city’s unique character and the desire to protect the residential characteristics of its neighborhoods, the City Council has adopted the Single-Family Residential Design Review Handbook. This handbook serves to guide homeowners, architects, developers, and builders in designing new single-family homes or remodeling of existing homes, in a manner that is compatible with surrounding properties. The Handbook embodies and illustrates the intent of the Design Review Findings found in City Code 15- 45.080, and serves as a guide to City staff, the Planning Commission and the City Council in the single-family design review process. The City of Saratoga Single-Family Residential Design Review Handbook provides Findings, Design Techniques, and Illustrations to assist architects, homeowners, and developers with the design and construction of new homes and additions in Saratoga. The Handbook is laid out with five primary topic areas including: Neighborhood Context, Site Planning, Building Design, Landscaping, and specific Hillside Guidelines. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 28 6.3 HILLSIDE SPECIFIC PLAN The Hillside Specific Plan (originally the Northwestern Hillside Specific Plan), adopted in 1981, is included in Appendix XX of the 2040 General Plan. The Hillside Specific Plan covers residential development in approximately 2,100 acres of hillside area, primarily within City boundaries but also including some adjacent lands within Santa Clara County. The Plan contains policies to protect the scenic hillside resources by limiting the intensity of residential development, limiting the impacts of new developments on the environment and regulating the expansion of City utilities to these sites. 6.4 ANNEXATIONS In accordance with State law, Saratoga may annex properties within the unincorporated portion of Santa Clara County into the City. To be considered for annexation, properties must be located within the boundaries of the adopted Sphere of Influence and the Urban Service Area and must meet other requirements set by state law. Upon annexation, the City may extend urban services to these areas, and the properties annexed are subject to this General Plan, zoning requirements and all other land use regulations adopted by the City. Adjustments to the City’s Urban Service Area must be approved by the Santa Clara County Local Agency Formation Commission (LAFCO). 6.5 CAPITAL IMPROVEMENT PROGRAM The City of Saratoga has adopted a Capital Improvement Program (CIP) that establishes priorities for the maintenance, rehabilitation, expansion, or construction of new capital facilities within the community. This includes parks, public buildings, infrastructure, and similar facilities. By State Law, the City must find that the CIP is consistent with the General Plan prior to the adoption of the CIP. 7. GOALS AND POLICIES AND IMPLEMENTATION MEASURES The following goals, policies, and implementation measures have been adopted to ensure that the vision of Saratoga can be achieved. A Goal is broad description of the desired outcome that the City hopes to achieve through the implementation of the General Plan. A Policy is a specific direction that guides and informs the decision making of City staff, Commissioners, and the City Council toward a goal. It indicates a commitment by the City to a course of action. The term Implementation measure describes specific methods or actions that the City can take to achieve each goal and related policies. 7.1 RESIDENTIAL LAND USE Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 29 GOAL Goal LU-1: Maintain the predominantly small-town residential character of Saratoga, which includes a mix of larger residential parcels, long established neighborhoods, scenic hillsides, and open space areas. Policies Policy LU-1.1: Affirm that the city shall continue to be predominately a community of single- family detached residences. Policy LU-1.2: Continue to review all residential development proposals to ensure consistency with Land Use Element Goals and Policies. Policy LU-1.3: Ensure that existing undeveloped sites zoned single-family detached residential remain so designated. Policy LU-1.4: Ensure that all development proposals are consistent with the spirit and requirements established by the Saratoga Neighborhood Preservation Initiative or (Measure G) passed in 1996. Implementation: IM LU-1.a: Utilize the Single Family Residential Design Review Handbook and design review process to ensure consistency with residential land use Goals and Policies. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-1.1, 1.2, 1.3, 1.4 7.2 COMMERCIAL, OFFICE AND PUBLIC LAND USE GOAL Goal LU-2: Encourage the economic viability of Saratoga’s existing commercial and office areas and their accessibility by residents, taking into account the impact on surrounding residential areas. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 30 Policies Policy LU-2.1: Non-residential development shall be confined to sites presently designated on the General Plan Map for non-residential uses. Existing non-residential zoning shall not be expanded, nor new non-residential zoning districts added. Policy LU-2.2: Non-residential uses shall be buffered from other uses by methods such as architectural features or other methods as determined through the design review process. Policy LU-2.3: Cooperate with commercial property owners and merchants to encourage appropriate modernization and upgrading of retail establishments consistent with the historic character of the community to provide pleasant shopping experiences. Policy LU-2.4: Monitor Zoning Ordinance standards to ensure that non-residential parking standards are adequate to minimize spillover of parking into adjacent neighborhoods or other commercial areas. Implementation: IM LU-2.a: Utilize the design review process when considering applications for non- residential developments to ensure consistency with Commercial and Office Land Use Goals and Policies. Responsible Agency: Community Development Department/Planning Commission. Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-2.1, 2.2, 2.3, 2.4 IM LU-2.b: Continue to utilize the design review process to ensure residential uses are buffered from other uses through means such as architectural features or other methods. Responsible Agency: Community Development Department/Planning Commission. Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-2.2 IM LU-2.c: Amend Article 15-35 of the Zoning Regulations to include off-street parking standards to prevent vehicle parking in commercial areas to impact adjacent neighborhoods. Responsible Agency: Community Development Department. Funding Source: Development Fees Time Frame: FY 2019-2020 Related Policies: LU-2.4 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 31 GOAL Goal LU-3: Promote the long-term fiscal soundness of the City of Saratoga through careful analysis of land use decisions and fiscal practices. Policies Policy LU-3.1: Consider the economic impact of all land use decisions on the City budget through the preparation of fiscal impact analyses for non-single family residential proposals. Policy LU-3.2: Continue to collect fees or require improvements from developers to compensate the City for their fair share of direct and indirect impacts that arise from proposed development and to insure implementation of the General Plan. Implementation: IM LU-3.a: Develop a protocol for requiring development feasibility studies, to be completed by all development applications on commercial parcels. Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: FY 20XX-20XX Related Policies: LU-3.1 IM LU-3.b: Update the fees schedule on a yearly basis to compensate the City for economic effects of development. Responsible Agency: Planning Commission/City Council Funding Source: General Fund Time Frame: Yearly Related Policies: LU-3.2 GOAL Goal LU-4: Provide sufficient land area for public, quasi-public, and similar land uses in Saratoga. Policies Policy LU-4.1: Periodically monitor the amount and type of land needed for City public uses and facilities and report to City Council through the annual City budgetary process and Capital Improvement Program. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 32 Implementation: IM LU-4.a: Update the City-owned Properties Report (2003) and gather public input on status and use of properties for report to City Council to help set priorities and determine funding for improvements at facilities. Responsible Agency: Public Works/City Council Funding Source: Capital Improvement Budget Time Frame: Ongoing Related Policies: LU-4.1 7.3 NEIGHBORHOOD PROTECTION GOAL Goal LU-5: Maintain and enhance the character of residential neighborhoods by reviewing new development proposals for potential adverse impacts. Policies Policy LU-5.1: Development proposals shall be evaluated against City standards and guidelines to ensure that the related traffic, noise, light, appearance, and intensity of the proposed use have limited adverse impact on the area and can be fully mitigated. Policy LU-5.2: Analyze the capacity of existing streets and ensure new development is designed to minimize disruption caused by an increase in through or heavy traffic prior to subdivision or project approval. Policy LU-5.3: Through the development review process, ensure that adjoining neighborhoods are protected from noise, light, glare, and other impacts resulting from new or expanded non-residential developments. Implementation: IM LU-5.a: Through the design review and subdivision review process, require that all major development projects include traffic and environmental review to ensure adherence with Neighborhood Protection Goals and Policies. Responsible Agency: Community Development Department Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-5.1, LU 5.2, 5.3 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 33 7.4 ENVIRONMENTAL AND RESOURCE PROTECTION GOAL Goal LU-6: Protect natural resources and amenities through appropriate land use and related programs. Policies Policy LU-6.1: Incorporate specific standards and requirements into the Zoning Ordinance to preserve and protect sensitive watershed areas on hillsides within the community. Policy LU-6.2: Development proposals shall incorporate stormwater quality features, including Low Impact Development (LID) site design, source control and treatment measures, such as infiltration and biotreatment to protect surface and subsurface water quality consistent with the City’s stormwater NPDES permit and Green Stormwater Infrastructure (GSI) Plan. Policy LU-6.3: Continue to implement the City’s Construction Materials Recycling Program to reduce the quantity of construction debris in local landfills. Policy LU-6.4: Continue to prioritize the protection of native tree species through the development review process. Implementation: LU.6.a.: Continue to apply standard conditions of project approval to ensure development applications conform to stormwater pollution prevention best management practices consistent with the City’s stormwater NPDES permit and GSI Plan. Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: FY 2008-2009Ongoing Related Policies: LU 6.1, 6.2 IM LU-6.b: Continue to distribute information regarding the City’s Construction Materials Recycling Program during the building permitting process. Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: Ongoing Related Policies: LU-6.3 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 34 IM LU-6.c: Continue to require arborist review for all development projects in accordance with the City’s Tree Ordinance. Responsible Agency: Community Development Dept/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-6.4 7.5 WILLIAMSON ACT CONTRACTS AND AGRICULTURAL PROTECTION GOAL Goal LU-7: Protect existing agricultural resources. Policies Policy LU-7.1: Encourage renewal of Williamson Act contracts to preserve agricultural lands. Policy LU-7.2: Encourage agricultural and open space landowners to voluntarily protect their land. Policy LU-7.3: Encourage agricultural use on suitable land with protection for nearby residences as appropriate. Implementation: IM LU-7.a: Support cancellation of Williamson Act contracts only if the City can verify consistency with General Plan policies and Department of Conservation requirements for cancellations. Responsible Agency: Community Development Dept/Planning Commission/ City Council Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-7.1, 7.2 IM LU-7.b: Continue to utilize the design review process to ensure appropriate buffers are provided where residential properties are adjacent to agriculturally designated lands. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 35 Responsible Agency: Community Development Dept/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-7.3 7.6 HILLSIDE DEVELOPMENT GOAL Goal LU-8: The natural beauty of the West Valley hillsides area shall be maintained and protected for its contribution to the overall quality of life of current and future generations. Policies Policy LU-8.1: Development proposals shall minimize impacts to ridgelines, significant natural hillside features, including but not limited to steep topography, major stands of vegetation, especially native vegetation, oak trees, and watercourses. Implementation: IM LU-8.a: Continue to utilize the design review process for all development in the western hillsides and ensure adherence to the Hillside Specific Plan. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-8.1, 8.2 IM LU-8.b: Adhere to the Hillside Specific Plan (derived from Measure A) which is incorporated herein by this reference. GOAL Goal LU-9: Preserve the scenic beauty of the hillsides by limiting incompatible development. Policies Policy LU-9.1: Limit the amount of grading within hillside areas to the minimum amount needed for dwellings, other allowed uses, and site access. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 36 Implementation: IM LU-9.a: Ensure protection of the hillside areas by designating medium density, multi- family residential, and non-residential land uses in Land Use Map in the flatland areas only, where they are considered more appropriate. Parks in the hillsides may be permitted provided they are planned in a manner that is compatible with the scenic beauty of the area. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-9.1 IM LU-9.b: Require that all development applications in the hillsides include a grading plan, that cut and fill quantities be provided, and that access roads and dwelling size be consistent with the objective of minimizing grading. Responsible Agency: Community Development Dept/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-9.2 IM LU-9.c: Amend the Zoning Ordinance to provide the Planning Commission with greater oversight and approval authority for grading plans where cut and fill quantities, depths, and/or graded areas exceed specified thresholds. Responsible Agency: Community Development Dept/Planning Commission Funding Source: Development Fees Time Frame: 2020-2021 Related Policies: LU-9.2 GOAL Goal LU-10: Minimize the visual impacts of hillside development, especially on ridgelines. Policies Policy LU-10.1: Require development proposals in hillside areas to undertake visual analyses and mitigate significant visual impacts, especially to ridgelines. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 37 Implementation: IM LU-10.a: Continue to adhere to the Single Family Residential Design Review Handbook during design review for residential developments in the hillside areas. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-10.1 GOAL Goal LU-11: Foster closer interjurisdictional cooperation and coordination concerning land use and development issues. Policies Policy LU-11.1: Adhere to Joint Hillside Land Use Objectives that will assure basic consistency of hillside land use policies among the West Valley jurisdictions. The West Valley Cities and the County should work together to achieve the shared goal of preserving the natural beauty of the West Valley Hillsides. Policy LU-11.2: Continue to work within the adopted Joint Planning Objectives and Land Use principles for West Valley Hillsides Areas to reinforce existing policies. Implementation: IM LU-11.a: Continue to coordinate with West Valley cities to work toward the preservation of the West Valley Hillsides, consistent with Measure A. Responsible Agency: Community Development Department Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-11.2 7.7 HISTORIC CHARACTER/CULTURAL RESOURCES GOAL Goal LU-12: Recognize the heritage of the City by protecting historic and cultural resources, where feasible. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 38 Policies Policy LU-12.1: Enhance the visual character of the City by encouraging compatibility of architectural styles that reflect established architectural traditions. Policy LU-12.2: Develop zoning and other incentives for property owners to preserve historic resources and seek out historic designations for their respective properties. Policy LU-12.3: Continue to participate in the Mills Act program which allows property owners of historic residences a reduction of their property tax. Policy LU-12.4: Encourage public knowledge, understanding, and appreciation of the City's past and foster civic and neighborhood pride and sense of identity based upon the recognition and use of the City's heritage resources. Policy LU-12.5: The Heritage Preservation Commission shall regularly update the City’s Historic Resources Inventory. Policy LU-12.6: Development proposals impacting any of the City’s heritage land and/or any historic resources listed on any local or state inventory shall be reviewed by the Heritage Preservation Commission and the Planning Commission, as required by the Zoning Ordinance. Policy LU-12.7: For any project development affecting structures that are 50 years of age or older, conduct appropriate analysis as required by CEQA. Policy LU-12.8: Protect significant archeological, prehistoric, and paleontological Native American resources as required by CEQA. Policy LU 12.9: Cooperate with the County of Santa Clara and property owners of historic resources within the Sphere of Influence and Urban Service Area to ensure that resources in these areas are provided the same high level of review and appropriate preservation as other historic resources within the City limits. Policy LU 12.10: The City recognizes that since 1878 the Mountain Winery, located within the City’s sphere of influence in Santa Clara County, has been an important part of Saratoga’s history and seeks to maintain the property’s prominence and cultural relevance to the community. Implementation: IM LU-12.a: Continue to utilize the design review process and Historic Preservation Ordinance to ensure preservation of significant cultural resources. Responsible Agency: Community Development Department/ Heritage Preservation Commission Funding Source: General Fund Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 39 Time Frame: Ongoing Related Policies: LU-12.1, 12.6,12.7, 12.8 LU-12.b: Amend the Zoning Ordinance to enable the Planning Commission authority to grant exceptions to standards for historic structures in all Zoning Districts in the City, as is presently allowed in C-H Districts per 15-19.050 (i). Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: FY 2019-20202020-2021 Related Policies: LU-12.2 IM LU-12.c: Continue to allow owners of designated historic landmarks to participate in the Mills Act. Responsible Agency: Community Development Department/ Planning Commission/City Council Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-12.2, 12.3 IM LU-12.d: Update Historic Resources Inventory and Landmark List and publish on the City Website information regarding incentives for preservation of heritage properties. Responsible Agency: Community Development Department/ Heritage Preservation Commission Funding Source: General Fund Time Frame: Ongoing Related Policies: LU-12.4, 12.5 IM LU-12.e: Continue to ensure that if construction or grading activities result in the discovery of unique paleontological resources, including individual fossils or assemblages of fossils, all work within 100 feet of the discovery shall cease and the Planning Department shall be notified. The resources shall be examined by a qualified paleontologist, and work may only resume when appropriate protections are in place and are approved by the Planning Department. Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: Ongoing Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 40 Related Policies: LU-12.8 7.8 DESIGN REVIEW GOAL Goal LU-13: Use the design review process to assure that new construction and major additions thereto are compatible with the site and the adjacent surroundings. Policies Policy LU-13.1: Utilize the design review process and the California Environmental Quality Act in the review of proposed residential and non-residential projects to promote high quality design, to ensure compliance with applicable regulations, to ensure compatibility with surrounding properties and uses, and to minimize environmental impacts. Special attention shall be given to ensuring compatibility between residential and non-residential uses (e.g., land use buffering). Policy LU-13.2: When considering development proposals, including new construction, remodeling and/or additions to existing buildings, the city shall adhere to applicable adopted design guidelines, such as, but not limited to, the Single Family Residential Design Review Handbook, the Village Design Guidelines, , and the Saratoga-Sunnyvale Road Gateway Design Guidelines, as may be adopted and revised by City Council from time to time. Implementation: IM LU-13.a: Continue to use the design review process for all development applications and ensure that all projects adhere to applicable design guidelines, including the Single Family Design Review Handbook, Saratoga-Sunnyvale Road Gateway Area Design Guidelines, and Village Design Guidelines). Responsible Agency: Community Development Department/ Heritage Preservation/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-13.1, 13.2 7.9 ANNEXATIONS Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 41 GOAL Goal LU-14: Seek to achieve appropriate and contiguous City boundaries to provide for the efficient delivery of public services and to create a greater sense of community. Policies Policy LU-14.1: Land shall not be annexed to Saratoga unless it is contiguous to the existing city limits, within the Sphere of Influence, and it is determined by the city that public services can be provided without unreasonable cost to the City and dilution of services to existing residents. Policy LU-14.2: Evaluate the existing Urban Service Area boundary to determine if the boundary should be expanded or contracted in compliance with the County’s Local Agency Formation Commission Policies. Policy LU-14.3: Periodically review annexation policies and procedures to ensure compliance with most current land use changes. Implementation: IM LU-14.a: Coordinate all applications for annexations with LAFCO to ensure that annexations are consistent with current LAFCO policies. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-14.2, 14.3 7.10 AIR QUALITY GOAL Goal LU-15: Support regional efforts to improve air quality by reducing greenhouse gas emissions from both stationary and non-stationary sources. Policies Policy LU-15.1: Require development projects to comply with Bay Area Air Quality Management District (BAAQMD) measures to reduce fugitive dust emissions due to grading and construction activities. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 42 Policy LU-15.2: Encourage use of trip demand measures as part of major commercial and office development projects to reduce dependence on auto use. Policy LU-15.3: Require compliance with BAAQMD’s guidelines for wood-burning fireplaces. Policy LU-15.4: Strive to improve air quality and reduce greenhouse gas emissions through a multi-pronged approach, including coordination with regional agencies, project-level review for new development proposals, and public education programs. Implementation: IM LU-15.a: Revise standard conditions of approval to require that all projects comply with BAAQMD dust emission reduction measures and to encourage trip demand measures for major non- residential projects. Responsible Agency: Community Development Dept/Planning Commission Funding Source: General Fund Time Frame: FY 2007-2008Ongoing Related Policies: LU-15.1, 15.2, 15.4 IM LU-15.b: Amend the Zoning Ordinance to adopt the Bay Area Air Quality Management District’s Model Ordinance for Wood Burning Devices to prohibit in Saratoga the installation of new indoor or outdoor wood burning fireplaces in accordance with the BAAQMD’s guidelines for wood-burning devices. Responsible Agency: Community Development Dept/Planning Commission Funding Source: General Fund Time Frame: FY 202019-20210 Related Policies: LU-15.3, 15.4 IM LU-15.c: Promote, on the City website and through other means, the Silicon Valley Clean Energy service that provides clean and renewable electricity choices to residents. Responsible Agency: Community Development Dept/Planning Commission Funding Source: General Fund Time Frame: FY 202019-20210 Related Policies: LU-15.4 IM LU-15.d: Continue to partner with Our City Forest and promote, on the City website and through other means, local tree planting initiatives and efforts. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 43 Responsible Agency: Community Development Dept/Planning Commission Funding Source: General Fund Time Frame: FY 2019-2020Ongoing Related Policies: LU-15.4 IM LU-15.e: Establish a public education program providing information on ways to reduce and control emissions; and continue to provide information about alternative commutes, carpooling, and restricting exacerbating activities on “Spare the Air” high- emission days. Responsible Agency: Funding Source: Time Frame: Related Policies: 7.11 ZONING ORDINANCE REVIEW AND AMENDMENT GOAL Goal LU-16: Amend the Municipal Code to provide consistency with the General Plan updates, new state legislation, and court decisions. Policies Policy LU-16.1: Consider Municipal Code amendments that implement the use and development of goals, policies, and plan objectives identified in the adopted General Plan 2040. Implementation: IM LU-16.a: Amend the Municipal Code and Zoning Map to ensure consistency with the Goals and Policies of the General Plan 2040 Land Use Element. Responsible Agency: Community Development Dept/ Planning Commission/City Council Funding Source: General Plan Fund Time Frame: FY 2007-2008Ongoing Related Policies: LU-16.1 7.12 SARATOGA VILLAGE Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 44 GOAL Goal LU-17: Value and protect the human scale and historic context of downtown Saratoga. Policies Policy LU-17.1: The physical form and scale of The Village is connected with its rural origin capturing the charm of its 19th century roots. The City shall ensure that the integrity and character of Saratoga Village continues to reflect this familiar identity and retain the quaint qualities that have characterized its architectural form over the years. Policy LU-17.2: Property development and building improvements shall fully utilize and respect the natural hillside and creek setting of The Village. Implementation: IM LU-17.a: Use City Council actions, the City Code, Zoning Ordinance, Village Design Guidelines, and the design review process to ensure compliance with the Saratoga Village Goals and Policies. Responsible Agency: Community Development Department Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-17.1, 17.2 GOAL Goal LU-18: To encourage and support the tenets of a vibrant and commercially successful downtown. Policies Policy LU-18.1: Encourage an interesting and diverse mix of ground floor businesses that appeal to the community and the broader marketplace, and that enhance the shopping and dining experience and make the area more inviting to shoppers and diners, while ensuring the success and sustainability of The Village as a viable commercial center. Implementation: IM LU-18.a: Consider the impacts to the economic viability of The Village in all land use decisions affecting properties in The Village. Responsible Agency: Community Development Department Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 45 Funding Source: Development Fees Time Frame: Ongoing Related Policies: LU-18.1 GOAL Goal LU-19: The Village shall serve as a center of community and civic activity. Policies Policy LU-19.1: The City shall consider The Village an important venue for civic events and community activities and will pursue opportunities to create and utilize public plazas and gathering places. Policy LU-19.2: The City shall cultivate opportunities for incorporating public art and music in The Village as a means of enhancing The Village experience and emphasizing its place as a primary focal point in the community. Implementation: IM LU-19.a: Develop a program to incorporate public art in The Village and expand the variety of community events, including music. Responsible Agency: Community Development Department Funding Source: General Fund Time Frame: 2019-2020 Related Policies: LU-19.1, 19.2 GOAL Goal LU-20: Improve the effective and efficient use of public and private parking and implement available circulation alternatives. Policies Policy LU-20.1: Consider development of a Parking Management Plan that outlines a strategy for the efficient and effective use of parking resources necessary to the commercial success of The Village. Policy LU-20.2: The City shall review the planned “turnaround” at the western end of Big Basin Way to more effectively navigate automobile circulation through The Village. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 46 Implementation: IM LU-20.a: Prepare a Parking Management Plan in coordination with the Saratoga Village Development Council and Village businesses to optimize on-street and off-street parking resources in The Village. Responsible Agency: Community Development & Public Works Department Funding Source: Development Fees Time Frame: 2019-2020 Related Policies: LU-20.1 7.13 PUBLIC SERVICES GOAL Goal LU-21: Continue to support needed public services and service systems. Policies Policy LU-21.1: Coordinate with the Santa Clara County Library District to determine appropriate mitigation fees necessary to provide adequate library services. Policy LU-21.2: As part of the development review process, ensure that appropriate school impact fees are paid. Policy LU-21.3: Continue to work cooperatively with surrounding jurisdictions to provide needed services in efficient and cost-effective ways. GOAL GOAL LU-22: Maintain a high quality of life for residents of all ages and continue to partner with organizations who provide services and information to sensitive populations. Policies Policy LU-22.1: Support community partnerships that help meet the daily needs of older residents to maintain their quality of life by ensuring they have access to services that allow them to age in place. Policy LU-22.2: Support organizations that provide services to residents with limited mobility or disabilities who need support in several areas to maintain their quality of life by ensuring they have access to services, the ability to socialize, and can take care of day to day activities. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 LAND USE ELEMENT| DATE| 47 Policy LU-22.3: Promote access to City buildings, parks, and amenities by maximizing compliance with accessibility standards. Implementation: IM LU-22.a: Support the operations of local organizations that provide services for vulnerable senior and disabled populations. Responsible Agency: City Manager’s Department Funding Source: General Fund, Capital Improvement Program Time Frame: Ongoing Related Policies: LU-22.1, 22.2 1258961.1 City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 1 To focus the Planning Commission discussion during the Study Session, the Goals and Policies in the existing General Plan Land Use Element have been reviewed and prioritized as follows: Goals and Policies that are color-coded Yellow are recommended for discussion during the Study Session. Suggestions for revisions are provided in the Explanation column of the Table. A Goal or Policy that is color-coded Red is recommended be removed during the General Plan Update process. This would be recommended where a Goal or Policy is no longer relevant for long range planning purposes. A Goal or Policy that is color-coded Green would remain in the 2040 General Plan. The new Village goals and policies are color-coded Blue and were approved by the City Council in 2017. No changes are proposed beyond minor grammatical edits. In advance of the Study Session, commissioners should review the Land Use Element and these recommendations within the Explanation column. If a commissioner believes that a Red or Green recommendation should be discussed during the Study Session, those considerations should be communicated at the start of the meeting. Goal or Policy Explanation Residential Land Use Goal LU 1: Maintain the predominantly small- town residential character of Saratoga which includes semi-rural and open space areas. Maintain the predominantly small-town residential character of Saratoga which includes a mix of larger residential parcels, long established neighborhoods, scenic hillsides and open space areas. Policy LU 1.1: Affirm that the city shall continue to be predominately a community of single-family detached residences. Policy LU 1.2: Continue to review all residential development proposals to ensure consistency with Land Use Element goals and Policies. Split this Policy into a Policy and an Implementation Measure. Policy LU 1.3: Ensure that existing undeveloped sites zoned single-family detached residential remain so designated. Policy LU 1.4: Review and update Area Plans on a periodic basis to ensure that they reflect the desires and needs of each neighborhood. The areas plans have never been updated and are no longer considered for planning purposes. Through the GPU process any relevant Area Plan policies can be incorporated into the LU element. Remove policy and IM 1.b Policy LU 1.5: Ensure that all development proposals are consistent with the spirit and requirements established by Measure G. Ensure that all development proposals are consistent with the spirit and requirements established by Measure G passed in 1996, the Saratoga Neighborhood Preservation Initiative. Commercial, Office and Public Land Use Goal LU 2: Encourage the economic viability of Saratoga’s existing commercial and office areas and their accessibility by residents, taking into account the impact on surrounding residential areas. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 2 Goal or Policy Explanation Policy LU 2.1: Non-residential development shall be confined to sites presently designated on the General Plan Map for non- residential uses. Existing non-residential zoning shall not be expanded nor new non- residential zoning districts added. Policy LU 2.2: Non-residential uses shall be buffered from other uses by methods such as setbacks, landscaping, berms, and sound walls as determined through the Design Review process. Add implementation measure that Non-residential uses shall be buffered from other uses by architectural features or other methods as determined through the Design Review process. Policy LU 2.3: The City shall revise the zoning ordinance to allow bed and breakfast establishments as conditional uses in commercial or residential zoning districts where such uses have not previously been permitted and where such uses would be appropriate. This policy is no longer relevant. Bed and Breakfast establishments are specified as a particular use in the zoning ordinance. Bed and Breakfast establishments are also considered hotels in the zoning ordinance. Bed and Breakfast Establishments may be conditionally allowed in the PA zone and Commercial Zones. Hotels may be conditionally allowed in R-M 3000. Policy LU 2.4: The City shall work with commercial property owners and merchants to encourage appropriate modernization and upgrading of retail establishments consistent with the historic character of the community to provide pleasant shopping experiences. Policy LU 2.5: The City shall monitor Zoning Ordinance standards to ensure that non-residential parking standards are adequate to minimize spill- over of parking into adjacent neighborhoods. Examine ZO to see if standards exist. The City shall monitor Zoning Ordinance standards to ensure that non-residential parking standards are adequate to minimize spill-over of parking into adjacent neighborhoods or other commercial areas. Include an IM for this policy. Goal LU 3: Promote the long-term fiscal soundness of the City of Saratoga through careful analysis of land use decisions and fiscal practices. Policy LU 3.1: The City shall consider the economic impact of all land use decisions on the City budget through the preparation of fiscal impact analyses for major development proposals. Remove IM 3.a, Add a new IM for this policy. Policy LU 3.2: The City shall adopt regulations authorizing exactions in the form of improvements or fees required from developers to compensate the City for their fair share of direct and indirect economic effects that arise from proposed development and to insure implementation of the The City shall continue to collect fees or require improvements from developers to compensate for their fair share of direct and indirect impacts that arise from proposed development and to insure implementation of the General Plan. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 3 Goal or Policy Explanation General Plan. Goal LU 4: Provide sufficient land area for public, quasi-public and similar land uses in Saratoga. Policy LU 4.1: Periodically monitor the amount and type of land needed for City public uses and facilities and report to City Council through the annual City budgetary process and Capital Improvement Program. Neighborhood Protection Goal LU 5: Relate development proposals to existing and planned street capacities to avoid excessive noise, traffic, and other public safety hazards so as to protect neighborhoods. If it is determined that existing streets need to be improved to accommodate a project, such improvements shall be in place or bonded for prior to issuance of building permits. move this policy into the Circulation Element. Policy LU 5.1: Prior to approval, the decision making body shall consider the cumulative traffic impacts of single-family residential projects of 4 or more lots, multi-family residential projects of eight or more units, and commercial projects designed for an occupancy load of more than 30 persons. This may be accomplished through the completion of traffic impact analyses prepared by qualified traffic engineers or transportation planners. move this policy into the Circulation Element. Policy LU 5.2: Development proposals shall be evaluated against City standards and guidelines to assure that the related traffic, noise, light, appearance, and intensity of the proposed use have limited adverse impact on the area and can be fully mitigated. Policy LU 5.3: The capacity of existing streets shall be recognized prior to tentative building site or subdivision approval of any project. New development shall be designed to minimize disruption to the area caused by an increase in through or heavy traffic. move this policy into the Circulation Element. Accept the following language: The capacity of existing streets shall be recognized prior to tentative building site or subdivision approval of any project. New development shall be designed to minimize disruption to the area caused by an increase in through or heavy traffic. Policy LU 5.4: Through the development review process, ensure that adjoining neighborhoods are protected from noise, light, glare and other impacts resulting from new or expanded non-residential developments. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 4 Goal or Policy Explanation Policy LU 5.5: Consistent with the initiative ordinance adopted by the City in 1977, stadium uses in Saratoga shall be limited as follows: Neither a stadium of any size nor any other facility with a similar use but different name shall be permitted in any zoning district. A "stadium" is a track and/or field which has any one or more of the following: permanent or portable seating (other than field-level seating for participating athletes), permanent or portable lighting, permanent or portable sound system, press box, scoreboard, restrooms or concession stands, and on which any inter-school events or other spectator-oriented events of any kind are held. Temporary portable equipment for cultural events (other than sports events or rock concerts) may be utilized on any track or field upon a two-thirds vote of the City Council after a duly noticed public hearing and a finding that the particular event will not be unduly disturbing to the City. This policy shall not apply to facilities at elementary and secondary (junior and senior high) schools or facilities built by private, nonprofit youth-oriented organizations such as Little League or the American Youth Soccer organization. This language was adopted into Zoning Ordinance Section 15-80.070 Environmental and Resource Protection Goal LU 6: Protect natural resources and amenities through appropriate land use and related programs. Policy LU 6.1: Incorporate specific standards and requirements into the Zoning Ordinance to preserve and protect sensitive watershed areas on hillsides within the community. Policy LU 6.2: Development proposals shall incorporate stormwater quality features, including but not limited to grassy bioswales, to protect surface and subsurface water quality. Policy LU 6.3: Continue to implement the City’s Construction Materials Recycling Program to reduce the quantity of construction debris in local landfills. Policy LU 6.4: The General Plan shall continue to enforce and implement existing tree protection policies, especially in regards to native trees. Policy 6.5: Encourage the use of renewable resources and energy conservation. Williamson Act Contracts and Agricultural City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 5 Goal or Policy Explanation Protection Goal LU 7: Protect existing agricultural resources and encourage expansion of this use. Accept the following language: Protect existing agricultural resources and encourage expansion of this use. Policy LU 7.1: Encourage renewal and discourage cancellation of Williamson Act contracts to preserve agricultural lands. Accept the following language: Encourage renewal and discourage cancellation of Williamson Act contracts to preserve agricultural lands. Policy LU 7.2: Encourage agricultural and open space landowners to voluntarily protect their land. Policy LU 7.3: Encourage agricultural use on suitable land with protection for nearby residences as appropriate. Hillside Development Goal LU 8: The natural beauty of the West Valley hillsides area shall be maintained and protected for its contribution to the overall quality of life of current and future generations. Policy LU 8.1: Development proposals shall minimize impacts to ridgelines, significant natural hillside features, including but not limited to steep topography, major stands of vegetation, especially native vegetation and oak trees, and watercourses. Policy LU8.2: Adhere to the Hillside Specific Plan (derived from Measure A) which is incorporated herein by this reference. Goal LU 9: Preserve the rural nature of the hills by limiting incompatible development. Policy LU 9.1: Limit Expansion of Urban Development in the hillside areas. Policy LU 9.2: Limit the amount of grading within hillside areas to the minimum amount needed for dwellings and access. Consider a Policy or Implementation to require Planning Commission review of grading plans. Develop further Implementation Measure(s) to implement grading review. Goal LU 10: Minimize the visual impacts of hillside development, especially on ridgetops. Minimize the visual impacts of hillside development, especially on ridgelines. Policy LU 10.1: Require development proposals in hillside areas to undertake visual analyses and mitigate significant visual impacts. Accept the following language: Require development proposals in hillside areas to undertake visual analyses and mitigate significant visual impacts, especially to ridgelines. Goal LU 11: Foster closer interjurisdictional cooperation and coordination concerning land use City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 6 Goal or Policy Explanation and development issues. Policy LU 11.1: Adhere to Joint Hillside Land Use Objectives that will assure basic consistency of hillside land use policies among the West Valley jurisdictions. The West Valley Cities and the County should work together to achieve the shared goal of preserving the natural beauty of the West Valley Hillsides. Policy LU 11.2: Continue to work within the adopted Joint Planning Objectives and Land Use principles for West Valley Hillsides Areas to reinforce existing policies. Historic Character/Cultural Resources Goal LU 12: Recognize the heritage of the City by seeking to protect historic and cultural resources, where feasible. Recognize the heritage of the City by protecting historic and cultural resources, where feasible. Policy LU 12.1: Enhance the visual character of the City by encouraging compatibility of architectural styles that reflect established architectural traditions. Policy LU 12.2: Develop zoning and other incentives for property owners to preserve historic resources and seek out historic designations for their respective properties. Policy LU 12.3: In order to create an incentive for the protection of historic structures, modify the Zoning Ordinance to allow the Planning Commission to have the authority to modify any of the development regulations in the Ordinance, if the subject of the application is a structure which has been designated as an historic landmark. adopt this language for all zoning districts in the City. Desire to expand Policy to include Village and certain homes in Residential zones. Accept proposed changes. Policy LU 12.4: The City shall continue to participate in the Mills Act program which allows property owners of historic residences a reduction of their property tax. Policy LU 12.5: Encourage public knowledge, understanding and appreciation of the City's past and foster civic and neighborhood pride and sense of identity based upon the recognition and use of the City's heritage resources. Policy LU 12.6: The Heritage Preservation Commission shall regularly update the City’s Historic Resources Inventory. Policy LU 12.7: Development proposals impacting any of the City’s heritage land and/or any historic resources listed on any local or state Accept the following language: Development proposals impacting any of the City’s City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 7 Goal or Policy Explanation inventory shall be reviewed by Heritage Preservation Commission and the Planning Commission, as required. heritage land and/or any historic resources listed on any local or state inventory shall be reviewed by Heritage Preservation Commission and the Planning Commission, as required by the Zoning Ordinance. Policy LU 12.8: For any project development affecting structures that are 50 years of age or older, conduct an historic review. Accept consider the following language: For any project development affecting structures that are 50 years of age or older, conduct appropriate analysis as required by CEQA. Policy LU 12.9: Conduct reconnaissance- level analyses of new development projects to ensure that no significant archeological, prehistoric, paleontological Native American resources would be disturbed. If such resources are found, appropriate steps shall be taken, consistent with CEQA requirements to protect these resources. If such resources are found, state mandated protocols shall be followed, consistent with CEQA requirements to protect these resources. Accept the following language: Protect significant archeological, prehistoric, and paleontological Native American resources as required by CEQA Design Review Goal LU 13: The City shall use the design review process to assure that new construction and major additions thereto are compatible with the site and the adjacent surroundings. Policy LU 13.1: Utilize the design review process and the California Environmental Quality Act in the review of proposed residential and non- residential projects to promote high quality design, to ensure compliance with applicable regulations, to ensure compatibility with surrounding properties and use, and to minimize environmental impacts. Special attention shall be given to ensuring compatibility between residential and non- residential uses (e.g., land use buffering). Policy LU 13.2: When considering development proposals, including new construction, remodeling and/or additions to existing buildings, the city shall adhere to applicable adopted design guidelines, such as, but not limited to, the Residential Design Handbook, the Village Plan Design Guidelines and the Saratoga-Sunnyvale Road Gateway Guidelines, as may be adopted and revised by City Council from time to time. As part of the General Plan Update, references in this policy may need to be updated. Add Hillside Specific Plan to list of guidelines. Annexations Goal LU 14: Seek to achieve appropriate and contiguous City boundaries to provide for the efficient delivery of public services and to create a greater sense of community. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 8 Goal or Policy Explanation Policy LU 14.1: Land shall not be annexed to Saratoga unless it is contiguous to the existing city limits, within the Sphere of Influence, and it is determined by the city that public services can be provided without unreasonable cost to the City and dilution of services to existing residents. Policy LU 14.2: The City shall evaluate its designated unincorporated Urban Service Areas to determine if the areas are compatible with the County’s Local Agency Formation Commission Policies and are appropriate for annexation and urban development. Policy LU 14.3: The City shall periodically review annexation policies and procedures to ensure compliance with most current land use changes. Air Quality (Note: Air Quality Goals and Policies are presently located in multiple GP Elements; the GPU process can consolidate them.) Goal LU 15: Improve local and regional air quality by ensuring all development projects incorporate all feasible measures to reduce air pollutants. Accept the following language: Support regional efforts to improve air quality by reducing emissions from both stationary and non- stationary sources. Policy LU 15.1: Require development projects to comply with Bay Area Air Quality Management District (BAAQMD) measures to reduce fugitive dust emissions due to grading and construction activities. Policy LU 15.2: Encourage use of trip demand measures as part of major commercial and office development projects to reduce dependence on auto use. Policy LU 15.3: Discourage the use of wood burning fireplaces by limiting to one per residence, including outdoor/patio fireplaces. This policy will be reviewed as part of the Environmental Analysis process. Align policy with BAAQMD policy. Zoning Ordinance Review and Amendment Goal LU 16: Review and amend (as needed) the Zoning Ordinance to provide consistency with the General Plan updates, new state legislation and court decisions. Policy LU 16.1: Consider Zoning Ordinance amendments that implement the use and development of goals, policies, and plan objectives modify to reflect 2040 General Plan document. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 9 Goal or Policy Explanation identified in the adopted 2006 Land Use Element and Land Use Map of the General Plan. New Village Policies (adopted by the City Council in April 2017 and August 2017) Goal LU 17: Value and protect the human scale and historic context of downtown Saratoga. Policy LU 17.1: The physical form and scale of the Village is connected with its rural origin capturing the charm of its 19th century roots. The City shall ensure that the integrity and character of Saratoga Village continues to reflect this familiar identity and retain the quaint qualities that have characterized its architectural form over the years. Policy LU 17.2: Property development and building improvements shall fully utilize and respect the natural hillside and creek setting of the Village. Goal LU 18: To encourage and support the tenant of a vibrant and commercially successful downtown. Policy LU 18.1: The City supports and encourages an interesting and diverse mix of ground floor businesses that appeal to the community and the broader marketplace and that enhance the shopping and dining experience and makes the area more inviting to shoppers and diners while ensuring the success and sustainability of the Village as a viable commercial center. Policy LU 18.2: The City shall explore expanding the Village boundaries to include certain adjacent properties that naturally relate to the Village’s commercial and historical presence. Accept to reflect that expansion has already been adopted. Goal LU 19: The Village shall serve as a center of community and civic activity. Policy LU 19.1: The City shall consider the Village an important venue for civic events and community activities and will pursue opportunities to create and utilize public plazas and gathering places. Policy LU 19.2: The City shall cultivate opportunities for incorporating public art and music in the Village as a means of enhancing the Village experience and emphasizing its place as a primary focal point in the community. Goal LU 20: Improve the effective and efficient use of public and private parking, and implement move this policy into the Circulation Element. City of Saratoga Study Session February 27, 2018 General Plan Policy Review:Land Use Element Goals and Policies 10 Goal or Policy Explanation available circulation alternatives. Policy LU 20.1: The City shall develop and implement a Parking Management Plan that outlines a strategy for the efficient and effective use of parking resources necessary to the commercial success of the Village. move this policy into the Circulation Element. Policy LU 20.2: The City shall review and expedite the implementation of the planned “turnaround” at the western end of Big Basin Way to more effectively navigate automobile circulation through the Village. move this policy into the Circulation Element. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 1 1.INTRODUCTION 1.1 WHAT IS A CIRCULATION ELEMENT? A Circulation Element is one of seven required elements of a City or County’s General Plan. It identifies the proposed location and extent of existing and proposed major thoroughfares, transportation routes, terminals, any military airports and ports, and other local public utilities and facilities, all correlated with the Land Use element of the plan 1. The Circulation Element plans for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe and convenient travel in a manner that is suitable to the suburban or urban context of the General Plan. Saratoga’s transportation system is comprised of roadways, bikeways, sidewalks and trails, transit facilities and services, and rail lines. The Circulation Element addresses all travel modes and includes the goals, policies, and implementation measures that guide the development and maintenance of Saratoga’s transportation system. Scenic highway designations and corridor preservation issues are also addressed by this element. 1.2 WHY UPDATE THE CIRCULATION ELEMENT? Over the last twenty years, Saratoga has not seen significant changes in its transportation system, and traffic volumes have nominally increased by approximately five percent. Population trends within Saratoga are expected to be relatively unchanged over the planning period and therefore, future travel demand will be generated by redevelopment, in-fill projects, and additional through traffic. Thus, the primary goal of the Circulation Element is to manage and improve the efficiency of the existing transportation system while planning for future growth and changes in transportation trends and technologies. 1.3 BACKGROUND The transportation system in Saratoga was mostly developed before the City was incorporated and was based on planning principles for rural communities. These principles included construction of local streets without finished curbs, gutters or sidewalks, extensive use of natural landscaping, and development of an arterial street system that radiated from The Village area along Big Basin Way. 1 California Government Code Section 65302 (b). Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 2 Due to the hilly terrain and natural setting, many of Saratoga’s hillside streets include narrow travel lanes that are less than the 12-foot standard used in many urban areas. The City maintains an on-going effort to eliminate sight distance limitations caused by trees and shrubs or by structures built before recent setback standards were implemented. As Saratoga has developed, and overall travel demand has increased, the focus of Citywide circulation has focused been on several underlying themes: • Promote the use of transportation alternatives, such as bus and rail transit where available, bicycling, ridesharing, and walking. • Support tTransportation systems that enhance the mobility for all travelers including pedestrians, bicyclists, transit riders, and drivers. • Provide a balanced multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe and convenient travel. • Provide accessible transportation facilities to all sectors of the community including seniors, children, disabled persons, persons with low income, and persons who depend on public transportation. In the past, opportunities to expand alternative travel modes have been limited because of: 1) the original planning principles to minimize the number of sidewalks, 2) insufficient roadway width or right-of-way in some areas to accommodate both on-street parking and separate bicycle facilities, and 3) the low-density development pattern that makes transit service less efficient. The City has consistently made a conscious effort to retain the character of the community while providing adequate capacity and safety for vehicles and other modes of travel. Local residential streets are the framework around which the neighborhoods in Saratoga are built. The pattern and design of streets help shape neighborhood identity and influence whether residents feel safe, the degree of communication neighbors have with each other, the degree to which residents use alternative modes for personal travel, and the general feeling of well- being related to their immediate environment. Transportation trends are evolving rapidly and affect the travel behavior of communities and the structure of people’s lives. Recent transportation services and technologies that have emerged over the last five years include, Transportation Network Companies (TNCs), such as Uber and Lyft, microtransit, automated delivery, electric bikes and scooters, and even automated vehicles (AVs), which are currently being tested. Although most new services other than TNCs are not widely used Saratoga yet, they will affect transportation in the City and regionally when implemented more broadly. The General Plan Update will need toCirculation Element seeks to anticipate future conditions based on emerging trends to respond accordingly, as they relate to the City’s goals around multi-modal, efficient, and equitable access. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 3 1.4 REGULATORY AGENCIES The City of Saratoga has jurisdiction over all City streets and City-operated traffic signals. The California State Route 85 freeway (also known as the West Valley Freeway), its ramps, and State Route 9 (Los Gatos-Saratoga Road and Big Basin Way) are under the jurisdiction of the State of California Department of Transportation (Caltrans). A short section of Lawrence Expressway is in Saratoga and is under the jurisdiction of Santa Clara County. The Santa Clara Valley Transportation Authority (VTA) is an independent special district responsible for congestion management, specific highway improvement projects, countywide transportation planning, and bus and light rail operations in Santa Clara County. The VTA is the Congestion Management Agency (CMA) for jurisdictions within the County and sets the State and Federal funding priorities for improvements affecting Congestion Management Program (CMP) facilities, as well as non-automobile facilities. CMP facilities in Saratoga include SR 85, SR 9 (Los Gatos-Saratoga Road and Big Basin Way), Saratoga- Sunnyvale Road, and Saratoga Avenue (east of SR 85). In Saratoga, the VTA provides fixed- route bus and paratransit service. The regional transportation planning agency for the San Francisco Bay Area is the Metropolitan Transportation Commission (MTC), which is the clearinghouse for both State and Federal funds for transportation improvements. Each county’s CMA, including the VTA, forwards their Capital Improvement Project (CIP) list to MTC for review. MTC prepares the regional priority list based on input from all nine Bay Area counties and submits it to the California Transportation Commission (CTC) and/or the Federal Highway Administration (FHWA) for funding. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 4 2. OVERVIEW OF EXISTING TRANSPORTATION SYSTEM 2.1 INTRODUCTION Saratoga has a transportation system that is largely based around a system of two-lane roadways without sidewalks or bicycle facilities, connected to surrounding communities with larger four to six-lane arterials. As Saratoga and surrounding areas have continued to be developed, travel demand into and through the City has increased, and the focus has shifted from auto-only modes to pedestrian, bicycle, and transit as ways to travel to popular local and regional destinations. The current use of each travel mode is presented followed by descriptions of each component of the existing transportation system: roadways, bicycle, and pedestrian networks, public transit services and facilities, and private employer shuttles. 2.2 H O W SARATOGA TRAVELS TO WORK Residents in Saratoga use many different forms of transportation. The proportion of travelers taking different modes (i.e. drive, transit, bike, walk, etc.) is referred to as “mode share.” The travel to work mode shares for Saratoga and County of Santa Clara residents are presented in Table 1. Saratoga residents use a variety of modes, with driving alone having the largest share. Saratoga residents drive alone at a higher percentage than the rest of Santa Clara County. Carpools/vanpools or ridesharing comprise the second highest share of travel mode to work at just over seven percent. Transit, bicycle, and pedestrian trips comprise less than two percent of the commute trip total. Saratoga has a higher percentage of employees that work from home as compared to the County. TABLE 1 – TRAVEL TO WORK MODE SHARE – CITY OF SARATOGA AND SANTA CLARA COUNTY, 2014 CITY OF SARATOGA SANTA CLARA COUNTY DRIVE ALONE 81.5% 76.5% CARPOOL/ VANPOOL 7.4% 10.3% PUBLIC TRANSPORTATION (EXCLUDING TAXICAB) 0.9% 3.6% BIKE 0.4% 1.8% WALK 0.4% 1.9% OTHER 0.2% 0.8% WORK AT HOME 9.2% 4.6% Source: U.S. Census Bureau, 2010-2014 American Community Survey 5- Year Estimates Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 5 Over 50 percent of residents in Saratoga have three or more vehicles in their household and less than one percent have no vehicles.2 Increased vehicle ownership typically results in lower transit ridership and the percentage of residents with access to just one vehicle is much higher for residents using public transportation compared to residents driving alone or carpooling. 2.3 ROADWAY TYPES To better identify the character of a roadway, all streets and highways are classified depending upon the service they provide. For example, some facilities are designed to serve high traffic volumes across Saratoga, while others are designed to serve low volumes and to distribute traffic within a limited area. In determining the appropriate roadway type for a given street, the City will continue to recognize that transportation corridors have multiple users (i.e., drivers, bicyclists, pedestrians, and transit users) and that adjacent land uses also influence the functionality and character of the street environment. The Complete Streets Act of 2008, as well as recent changes in California Environmental Quality Act (CEQA) and congestion management law, highlight a need for circulation elements to have a broader focus that includes other modes. The California Department of Transportation defines complete streets as a transportation facility that is planned, designed, operated, and maintained to provide safe mobility for all users, including bicyclists, pedestrians, transit vehicles, truckers, and motorists, appropriate to the function and context of the facility. Complete street concepts apply to rural, suburban, and urban areas. A map of the Saratoga’s roadway system is shown on Figure 1. As part of this General Plan update, the City officially adopted a roadway system that incorporates the concepts of complete streets and recognizes the different functionality of roadways based on the type of access provided, vehicle volumes, and the mix of vehicle, transit, bicycle, and pedestrian travel. Roadways have been classified into seven categories: • freeways, • expressways, • boulevards, • connectors, • residential collectors, • neighborhood streets, and • hillside streets. 2 U.S. Census Bureau, 2010-2014 American Community Survey 5- Year Estimates. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 6 General definitions of these types and example segments are presented below. Portions of Prospect Road and Quito Road that are in adjacent jurisdictions may be designated differently by those agencies. ROADWAY TYPE DEFINITIONS • Freeways. Freeways are limited-access, high-speed travel ways included in the State and Federal Highway systems. Freeways are facilities designed solely for traffic movement, providing no access to abutting properties, and designed to separate all conflicting traffic movements through the use of grade-separated interchanges. Bicycles and pedestrians are prohibited. The only freeway in Saratoga is State Route (SR) 85. • Expressways. Expressways are high-speed, limited-access streets designed to facilitate the movement of high traffic volumes. Expressways are designed to serve both regional through and local traffic and ideally connect other regional roadways and freeways. In Santa Clara County, expressways are maintained and operated by the Santa Clara County Roads and Airports Department. While the City coordinates with the County regarding expressway operations and improvements, the County controls access to and operation of traffic signals on each of these facilities. Expressways prioritize vehicles, yet bicycles are permitted. Transit riders are served on expressways. The only expressway facility within Saratoga limits is a very short segment of Lawrence Expressway north of Saratoga Avenue. • Boulevards. Boulevards are designed as complete streets to accommodate all travel modes equally. Boulevards are generally designed with two to four travel lanes and major intersections are signalized. They provide access to retail and adjacent neighborhoods, while carrying local traffic to and from freeways, expressways, and major streets. Boulevards are also key transit corridors for VTA bus service and accommodate bicycle and pedestrian traffic. Boulevards provide continuous bicycle facilities and emphasize the pedestrian environment with continuous, well-delineated sidewalks, and street trees. Boulevards include Allendale Avenue, Fruitvale Avenue (north of Burgundy Way), Prospect Road, Saratoga-Sunnyvale Road, Saratoga Avenue (east of Fruitvale Avenue), and Quito Road (north of Pollard Road). • Connectors. Connectors are streets that provide land access and traffic circulation within residential and commercial areas. They connect local streets to boulevards and are multi-purpose roads with moderate to high volumes of vehicular traffic designed to move vehicles while providing good access for people biking and walking. They typically include two travel lanes and may accommodate bike lanes and on-street parking. Transit use, if any, is incidental and pedestrians should be provided with continuous sidewalks where feasible. Examples of connector streets include Cox Avenue, Fruitvale Avenue (south of Burgundy Way), Herriman Avenue, Miller Avenue, Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 7 Pierce Road, Quito Road (south of Pollard Road), and Saratoga Avenue (west of Fruitvale Avenue). • Residential Collectors: Residential Collectors are streets that provide land access and traffic circulation within mainly residential areas. They connect connector streets to local streets and are typically designed with two travel lanes that may accommodate on-street parking. Residential collectors have moderate to low volumes of vehicular traffic and should accommodate bicycles and pedestrians within the right-of-way, though often pedestrians and bicyclists share the right-of-way with vehicles. Transit use, if any, is incidental and pedestrians should be provided with continuous sidewalks, where feasible. Residential collectors can have physical traffic calming measures to help manage vehicle volumes and speeds. Examples of residential collector streets include Beaumont Avenue, Brookglen Drive, Chester Avenue, Cumberland Drive, Glen Brea Drive, Monte Vista Drive, Paseo Presada, Reid Lane, Scully Avenue, Seagull Way, and Sobey Road, • Neighborhood Streets. Neighborhood or residential streets provide direct access to abutting residential properties as their primary function along with recreations opportunities through play, walking, and biking. Local streets have no more than two travel lanes and may or may not accommodate on-street parking. Local streets should accommodate automobiles, bicyclists, and pedestrians equally in the right-of-way. In many areas of Saratoga, local streets do not include sidewalks. • Hillside Streets. These roads are local streets located in the foothills that have narrow travel lane widths and slower travel speeds. No on-street parking is typically permitted, and no right of way is available for separate pedestrian or bicycle facilities. Examples include Bohlman Road and portions of Canyon View Drive. • Heritage Lanes. Two roadways in Saratoga are designated as “heritage lanes.” While not an official roadway type for circulation purposes, this designation indicates corridors that are maintained to preserve the Saratoga’s character. The two roadways with this designation are Saratoga Avenue between Fruitvale Avenue and Park Place, and Austin Way south of Saratoga-Los Gatos Road (SR 9). 2.4 ROADWAY SYSTEM Regional roadway access to Saratoga is provided by three major freeways: State Route (SR) 85, Interstate 280 (I-280), and SR 17. Only SR 85 provides direct access to Saratoga via interchanges at Saratoga Avenue and South De Anza Boulevard (in Cupertino). Access to SR 17 is provided by Saratoga-Los Gatos Road, which is designated as SR 9, and via SR 85. SR 85 and SR 17 both provide access to I-280. Lawrence Expressway also serves regional traffic and links Saratoga to the cities of Santa Clara and Sunnyvale. Local roadway access within Saratoga is provided by a network of streets specifically designed to discourage cut-through traffic in neighborhood areas. Increased congestion on Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 8 some of the major roadways, especially near the SR 85/Saratoga Avenue interchange, has led to traffic diversion through some neighborhoods. A map of the existing roadway network is presented on Figure 1. Prospect Road east of Saratoga-Sunnyvale Road, Saratoga Avenue east of Fruitvale Avenue, Saratoga-Los Gatos Road (SR 9) and Saratoga-Sunnyvale Road are boulevard roadways and have higher traffic volumes and travel speeds than other roadways in the City. Other boulevards with lower traffic volumes include Allendale Avenue, Cox Avenue, Fruitvale Avenue north of Burgundy Way, Prospect Road west of Saratoga-Sunnyvale Road, and Quito Road north of Pollard Road. FREEWAYS State Route 85 (SR 85) is six-lane freeway linking U.S. Highway 101 (US 101) in Mountain View to US 101 in south San Jose. The median lane (also known as inside lane or far left lane) in both directions is designated for use by High Occupancy Vehicles (HOVs) and motorcycles during peak periods. HOVs include carpools, vanpools, and buses. Full-access via ramps is provided at Saratoga Avenue between Fruitvale and Cox Avenues. Just north of Saratoga full- access ramps are also provided at De Anza Boulevard in Cupertino, with a direct connection via Saratoga-Sunnyvale Road. Most of the SR 85 is restricted to not allow trucks over 9,000 pounds. BOULEVARDS Allendale Avenue is a two-lane, east-west boulevard linking Fruitvale Avenue and Quito Road. This street provides access to West Valley College. Fruitvale Avenue is designated as a boulevard between Burgundy Way and Saratoga Avenue and has four lanes. Fruitvale Avenue is the primary access to West Valley College and also serves Redwood Middle School, a Post Office, and Saratoga City Hall at Allendale Avenue. Prospect Road is a four-lane east-west boulevard extending between De Anza Boulevard/Saratoga-Sunnyvale Road and Saratoga Avenue. West of De Anza Boulevard/Saratoga-Sunnyvale Road Prospect Road continues as a connector street. Several north-south streets connect to Prospect Road through Cupertino and San Jose including Blaney Avenue, Miller Avenue, and Johnson Avenue. This segment of Prospect Road that is designated as a boulevard, forms the boundary between Saratoga and the City of San Jose. A short segment of this road includes five through lanes between Saratoga Avenue and Lawrence Expressway. Saratoga Avenue is a four- to six-lane street designated as a boulevard east of Fruitvale Avenue. Saratoga Avenue continues east into the City of Santa Clara. Quito Road is generally a three- to four-lane road that extends north-south from Saratoga- Los Gatos Road (SR 9) to Saratoga Avenue. North of Pollard Road, Quito Road is designated as a boulevard and continues as a connector street south of Pollard Road. Quito Road widens to four lanes as it approaches Saratoga Avenue and continues into San Jose as Lawrence Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 9 Expressway. Generally, this section of Quito Road is the eastern City limit with the adjacent communities of Campbell and San Jose. Saratoga-Los Gatos Road (SR 9) is a boulevard street extending from Quito Road north to Saratoga Avenue. North of Fruitvale Avenue the roadway has two travel lanes, and south of Fruitvale Avenue, the roadway continues into Monte Sereno and Los Gatos as a four-lane median divided boulevard. Saratoga-Sunnyvale Road is a four-lane, north-south, median divided boulevard extending between Saratoga Avenue and Prospect Road. North of Prospect Road in the cities of Cupertino and Sunnyvale, this roadway is designated as De Anza Boulevard and Sunnyvale- Saratoga Road, respectively, and generally includes six travel lanes. CONNECTORS Big Basin Way (SR 9) is an east-west two-lane connector that extends between Saratoga-Los Gatos Road and Pierce Road and traverses The Village area of Saratoga. Big Basin Way continues as SR 9 west of Saratoga to Castle Rock State Park, where it turns into a north- south connector ending in the City of Santa Cruz. Cox Avenue is an east-west street extending between Saratoga-Sunnyvale Road and Quito Road. Most of this street includes two travel lanes, with a four-lane segment between Saratoga Avenue and Paseo Presada to provide access to the commercial uses along this segment of Cox Avenue. Between Prospect Road and Saratoga-Los Gatos Road, Cox Avenue is the only east-west street providing a direct connection across Saratoga between Saratoga- Sunnyvale Road and Quito Road. Fruitvale Avenue south of Burgundy Way is a two-lane connector street linking to Saratoga- Los Gatos Road (SR 9). Herriman Avenue is an east-west two-lane connector street that extends between Saratoga- Sunnyvale Road and Saratoga Avenue. Herriman Avenue provides direct access to Saratoga High School. Miller Avenue is a two-lane connector linking Prospect Road and Cox Avenue and provide access to residential uses. Pierce Road is a two-lane connector linking Congress Springs Road (SR 9) with Saratoga- Sunnyvale Road. This roadway traverses hilly terrain and provides access to residential uses in the western hills and the Mountain Winery. As part of the City’s neighborhood traffic management efforts, this street includes two speeds humps just east of Saratoga-Sunnyvale Road. Prospect Road is a two-lane east-west connector street between Stelling Road and Saratoga- Sunnyvale Road. This segment of Prospect Road forms the boundary between Saratoga and Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 10 the City of Cupertino. East of Saratoga-Sunnyvale Road Prospect Road continues as a boulevard. Quito Road is a two-lane connector road south of Pollard Road. Generally, this segment of Quito Road is the eastern City limit with the adjacent communities of Los Gatos and Monte Sereno. Saratoga Avenue is a two-lane connector street between The Village and Fruitvale Avenue. North of Fruitvale Avenue Saratoga Avenue continues as a boulevard. Sobey Road is a two-lane connector street that loop around the western side of Quito Road. Sobey Road provides access to residential areas and the southside of Marshall Lane Elementary School. 2.5 EXISTING TRAFFIC VOLUMES Existing traffic volumes were established with traffic counts conducted in 2018. Daily traffic volumes are used to identify the required number of travel lanes on roadway segments. While intersections represent the constraint points of a roadway system, forecasting specific turning movement volumes 20 or more years in the future can be speculative. In addition, use of daily volumes better illustrates maximum use of a roadway as opposed to focusing only on a one- or two-hour peak period. ANALYSIS METHODS The operations of roadways are described with the term level of service. Level of service (LOS) is a qualitative description of traffic flow based on factors such as speed, travel time, delay, and freedom to maneuver. Six levels are defined from LOS A, the best operating conditions, to LOS F, the worst operating conditions. LOS E represents “at-capacity” operations. When traffic volumes exceed the intersection capacity, stop-and-go conditions result, and operations are designated as LOS F. ROADWAY SEGMENT OPERATIONS Roadway segments in Saratoga were analyzed using comparison of the daily volume to threshold volumes based on roadway type as presented in the technical appendix. It is important to note that daily volume thresholds are used for planning purposes and traffic during peak periods may result in worse operations than illustrated by the daily LOS. The City of Saratoga currently maintains LOS D as the minimal acceptable operation level for intersections that are under the City’s jurisdiction. This same standard was applied to the roadway segment operations analysis. Table 2 shows the existing operations of the key roadway segments. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 11 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 12 Figure 1 Existing Roadway Network Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 13 TABLE 2- EXISTING ROADWAY SEGMENT LEVELS OF SERVICE INTERSECTION NUMBER ROADWAY SEGMENT ROADWAY TYPE NUMBER OF LANES EXISTING VOLUME 3 LOS 4 1 Allendale Avenue (Fruitvale Avenue and Quito Road) Boulevard 2 7,200 C 2 Big Basin Way (Saratoga- Sunnyvale Road and Pierce Road) Connector 2 6,700 C 3 Cox Avenue (Saratoga-Sunnyvale Road and Saratoga Avenue) Connector 2 23,200 D 4 Fruitvale Avenue (Saratoga Avenue and Burgundy Way) Boulevard 4 18,700 C 5 Fruitvale Avenue (Burgundy Way and Saratoga-Los Gatos Road) Connector 2 7,400 C 6 Pierce Road (Saratoga- Sunnyvale Road to SR 9) Connector 2 3,400 B 7 Prospect Road (Saratoga-Sunnyvale Road and Miller Avenue) Boulevard 4 19,500 D 8 Prospect Road (Miller Avenue and Lawrence Expressway) Boulevard 4 21,800 D 9 Quito Road (Saratoga Avenue and Pollard Road) Boulevard 2 19,000 D 10 Quito Road (Pollard Road and Saratoga-Los Gatos Road) Connector 2 15,000 D 11 Saratoga Avenue (Lawrence Expressway and Cox Avenue) Boulevard 4 28,900 D 12 Saratoga Avenue (Cox Avenue and SR 85) Boulevard 4 36,000 E 13 Saratoga Avenue (SR 85 and Fruitvale Avenue) Boulevard 4 34,000 D 14 Saratoga Avenue (Fruitvale Avenue and Saratoga-Sunnyvale Road) Connector 2 17,100 D 15 Saratoga-Los Gatos Road (Saratoga Avenue and Fruitvale Avenue) Boulevard 2 12,800 D 16 Saratoga-Los Gatos Road (Fruitvale Avenue and Quito Road) Boulevard 2 17,100 D 17 Saratoga-Sunnyvale Road (Prospect Road and Cox Avenue) Boulevard 4 26,900 D 18 Saratoga-Sunnyvale Road (Cox Avenue and Saratoga Avenue) Boulevard 4 23,200 D 3 Average Daily Traffic (ADT) volume based on traffic counts collected May 2018. 4 Level of Service (LOS) based on roadway capacities defined in the technical appendix. Source: Fehr & Peers, August 2018 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 14 Overall, Saratoga’s daily roadway volumes have increased by approximately five percent as compared to the volumes presented in the 2010 General PlanCirculation Element. Saratoga’s population has remained fairly consistent over the ten-year period. The increase in roadway volumes can be attributed to the regional population growth and associated increases in traffic volumes and through traffic. The results in Table 2 show that one of the eighteen study roadway segments is operating near capacity on a daily basis. The roadway segment of substantial congestion includes Saratoga Avenue between Cox Avenue and SR 85. As noted previously, congested daily operations can indicate that overall traffic demand meets or exceeds the capacity of a given segment. However, peak-hour intersection operations and potential intersection improvements should be evaluated prior to considering widening of roadway segments. This will allow the City to maximize the use of existing infrastructure while balancing the needs of all roadway users. 2.6 TRUCK ROUTES Truck traffic is not a significant existing problem in Saratoga. The major state highways leading into and traversing the City are not high-volume truck routes. SR 9, west of Saratoga, is a two-lane road with numerous curves and steep grades and is not conducive to truck travel. Trucks over four and one-half (4.5) tons are not permitted on SR 85. In general, most large trucks travel on Saratoga streets only to make local deliveries, pick-ups, and support new construction. Truck traffic complaints related to temporary construction projects are addressed through code or law enforcement. Truck routes should include Saratoga streets that do not have front-on housing, are not designated as a heritage lane, or have design features that do not favor the movement of large trucks (e.g., sharp curves, narrow travel lanes). Article 9-40 of the City’s Ordinance currently identifies designated routes for trucks that do not make local deliveries or pick-ups (see Figure 2). Although Saratoga Avenue between Fruitvale Avenue and SR 9 would not typically be included based on some of the aforementioned criteria, no alternative routes exist that are considered feasible because of the adjacent neighborhoods, narrower lane widths, overhead landscaping, and circuitous paths. Because it provides direct connectivity through Saratoga, it is therefore included as a truck route. Given their connectivity between communities, the State Highway segments are designated truck routes. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 15 Figure 2 Existing Truck Routes Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 16 2.7 TRAFFIC CIRCULATION CONCERNS Several concerns regarding traffic circulation throughout Saratoga have been identified at public meetings and through communications with City Community Development Department staff. These issues are listed in Section 3 followed by a brief discussion of each. 2.8 TRANSIT The Santa Clara Valley Transportation Authority (VTA) operates bus, light rail transit, and paratransit service throughout Santa Clara County. Currently, there are four fixed bus routes (Route 37, 53, 57, and 58) and paratransit service (dial-a-ride service for qualified individuals) operating within Saratoga. Additionally, there are four routes on the northern edge of Saratoga (Routes 26, 82, 101, and 328). Figure 3 illustrates the bus route paths operating within Saratoga. Four fixed bus routes terminate at the West Valley College Transit Center and only provide service along Saratoga-Sunnyvale Road, Saratoga Avenue, Saratoga-Los Gatos Road, Quito Road, and Allendale Avenue. Service is not provided on Cox Avenue, most of Fruitvale Avenue, and the southern half of Quito Road. According to current VTA ridership statistics or load factors, only five to 21 percent of the available seat capacity is used on these routes. At public meetings, residents have indicated the time and number of transfers required to access major destinations (e.g., regional malls, downtown San Jose) are deterrents to transit use. Paratransit service is operated under contract with OUTREACH, a private, non-profit paratransit broker. This door-to-door service is provided to riders who meet the eligibility requirements established by the Americans with Disabilities Act (ADA). In 2016 the City launched a pilot program for seniors 65 years and older to provide a subsidized taxi service for seniors. In 2017 VTA launched RYDE (Reach Your Destination Easily), which offers rides to medical appointments, errands, and other activities around West Valley. VTA undertook the Next Network Final Transit Service Planning effort in 2016 and 2017 to redesign their entire transit network for the Financial Year 2018 to 2019 transit service plan with the goals of increasing overall ridership, improving cost effectiveness, and connecting to the future BART Silicon Valley Extension stations. The Final Transit Service Plan submitted to the VTA Board of Directors on April 7, 2017 will affect the alignment, frequency, and span of the transit routes serving Saratoga. The route changes are shown on Figure 4 and Table 3. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 17 TABLE 3 – EXISTING TRANSIT SERVICE Bus Route ROUTE DESCRIPTION TRANSIT CONNECTIONS PEAK HOUR HEADWAYS TOTAL BOARDINGS (CYTD 2016)1 37 West Valley College to Capitol Light Rail Station VTA Light Rail 30 min 10,280 53 West Valley College to Sunnyvale Transit Center Caltrain and Sunnyvale Transit Center 60 min 15,900 57 West Valley College to Great America VTA Light Rail 30 min 31,799 58 West Valley College to Alviso VTA Light Rail 30 min 13,720 Source: VTA, 2017 and 2016 Notes: 1. VTA Summary of Route Ridership Statistics (January. 2016) TRANSIT CENTERS The West Valley College Transit Center connects four VTA bus routes to Saratoga. These bus routes provide service to various regional destinations around Saratoga, and other major transit centers such as the Winchester Light Rail Station. The West Valley College Transit Center has shelters, seating, and restrooms for drivers. The parking lots surrounding the Transit Center can be used as park-and-ride lots with paid parking. Currently, sidewalks and trails, and bike routes along Fruitvale Avenue and Allendale Avenue provide pedestrian and bicycle access to the transit center. Other major bus stops in Saratoga include two stops for Route 53 next to The Village. Shelter and seating are provided at the stops. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 18 Figure 3 Existing Transit Service Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 19 Figure 4 Proposed Transit Service Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 20 ACCESS TO MAJOR TRANSPORTATION FACILITIES OUTSIDE SARATOGA All bus routes serving the West Valley College Transit Center have a stop along or at another VTA transit center. The Winchester Light Rail Transit (LRT) Station is five miles from the West Valley Transit Center and directly accessible by Route 37. The station is accessible by bicycle in approximately 30 minutes. The Winchester Station provides bus route connections to Routes 37, 48, 49, 60, and 101, and serves the Mountain View – Winchester light rail line that has various stops in San Jose, Sunnyvale, and Mountain View. The LRT line provides access to the Caltrain station at Downtown Mountain View, and Altamont Commuter Express (ACE) trains and shuttles and Capitol Corridor trains at the Great America station. The Sunnyvale Station is the only Caltrain station near Saratoga that is accessible by transit without transfers and with travel times less than an hour. Accessing the new BART station opening in Milpitas and Berryessa by transit would require more than one transfer and travel times exceeding one hour. These popular transit centers are typically more accessible by vehicle, as travel would remain under 30 minutes. San Jose International Airport is the public airport serving Saratoga and surrounding cities in Santa Clara County. The airport is roughly 15 miles from Downtown Saratoga and mainly accessible by vehicle. Bicycle and transit access to the airport are poor. Transit travel to the airport requires two or more transfers. So, most travel to the airport via private vehicle or TNC. RAIL SERVICE Saratoga is currently served by a single rail line that extends generally parallel to SR 85 between Prospect Road and Quito Road. The rail line crosses six streets in Saratoga with one grade-separation (Saratoga Road), four at-grade crossings with gates (Prospect Road, Saratoga-Sunnyvale Road, Glen Brae Drive and Quito Road), and one at-grade crossing with lights but no gates (Cox Avenue). The railroad is currently operated by Union Pacific Company and is only used by the Lehigh Permanente Quarry and Cement Plant (formerly Kaiser-Permanente). Trains run between Milpitas and the Quarry on Mondays, Wednesdays, and Fridays at 9:00 am, and the trains return at around 2:00 pm. Trains do not stop within Saratoga and do not substantially impact vehicular traffic. 2.9 EMPLOYER SHUTTLES There are a number of employer-based (non-Caltrain) shuttles in Saratoga and adjacent cities in the Bay area. Major employers providing such services include, but are not limited to, Google, Apple, Facebook, and Microsoft. These free shuttle programs provide direct access to the employer from destinations throughout the Bay Area. Saratoga is served by Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 21 several employer-based shuttles; although little is known about the number of shuttles and the number of residents using these services. Field observations were conducted at West Valley College, which is a known “park-and-ride” facility for employer-based shuttles. Shuttles and riders were observed in May 2017 during the AM peak period from 7:00 AM to 9:00 AM. A total of two shuttles were observed. Shuttle headways (frequency between shuttles) are approximately 30 minutes in peak commute hours. Shuttles would remain at the pick-up location for roughly 30 minutes and commuters would arrive during that window. Of the shuttle commuters observed during the morning peak period, 75 percent would drive to West Valley College and park throughout the campus parking lot. The remainder of commuters would be dropped-off or ride a bicycle to the pick- up location. On average about 15 residents were observed per shuttle. Other shuttle pick- up/drop-off locations have been observed near the Cox Avenue/Saratoga Avenue intersection; though no specific data was collected. 2.10 BICYCLE NETWORK Saratoga generally has bicycle facilities along its major roadways that include a mix of bicycle lanes and bicycle routes. Figure 5 shows the location of existing and proposed bicycle facilities, including multi-use trails serving both bicycles and pedestrians. Bicycle facility types and standards are described below. BICYCLE FACILITIES Bikeway planning and design in California typically relies on guidelines and design standards established by California Department of Transportation (Caltrans) in the Highway Design Manual (Chapter 1000: Bikeway Planning and Design). The VTA Bicycle Technical Guidelines (December 2012) recommends Caltrans standards regarding bicycle facility dimension be used as a minimum and provides supplemental information and guidance on when and how to better accommodate the many types of bicyclists. Caltrans standards provide for four distinct types of bikeway facilities, as generally described below and shown on the accompanying figures. • Class I Bikeways (Shared-Use Path) provide a completely separate right-of-way and are designated for the exclusive use of bicycles and pedestrians, with vehicle and pedestrian crossflow minimized. In general, bicycle paths serve corridors where on- street facilities are not feasible or where sufficient right-of-way exists to allow them to be constructed. Joe’s Trail from Prospect Road to Saratoga Avenue is a Class I unpaved bikeway. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 22 • Class II Bikeways (Bicycle Lanes) are dedicated lanes for bicyclists generally adjacent to the outer vehicle travel lanes. These lanes have special lane markings, pavement legends, and signage. Bicycle lanes are typically five feet wide. Adjacent vehicle parking and vehicle/pedestrian crossflow are permitted. Class II Bikeways can be found in the following locations: Prospect Road from Stelling Road to Saratoga Avenue, Saratoga-Sunnyvale Road from Prospect Road to Saratoga Avenue, Saratoga-Los Gatos Road from Saratoga Avenue to Santa Cruz Avenue, Herriman Avenue, Miller Avenue from Summerville Drive to Melinda Circle, Quito Road from Saratoga Avenue to Allendale Avenue, and Cox Avenue. • Class III Bikeways (Bicycle Route) are designated by signs or pavement markings for shared use with pedestrians or motor vehicles, but have no separated bicycle right- of-way or lane striping. Bicycle routes serve either to: a) provide a connection to other bicycle facilities where dedicated facilities are infeasible, or b) designate preferred routes through high-demand corridors. Class III Bikeways can be found in the following locations: Fruitvale Avenue, Allendale Avenue, Cox Avenue after Paseo Presada, Wardell Road, Miller Court, Big Basin Way/SR 9, Mt. Eden Road, and Quito Road south of Allendale Avenue. Although the segment of Fruitvale Avenue between Allendale Avenue and Burgundy Way has painted shoulder stripes, the narrow Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 23 shoulder includes a concrete valley gutter, which does not meet Caltrans standards or VTA guidelines for bicycle lanes. Therefore, Fruitvale Avenue has Class III bikeways. • Class IV Bikeways (cycle tracks or “separated” bikeways) provide a right-of-way designated exclusively for bicycle travel within a roadway and are protected from other vehicle traffic by physical barriers, including, but not limited to, grade separation, flexible posts, inflexible vertical barriers such as raised curbs, or parked cars. Saratoga does not currently have Class IV Bikeways. Other important bicycle facilities in Saratoga include bicycle and pedestrian bridges, tunnels, and at-grade railroad crossings, which are defined in the Countywide Bicycle Plan as Across Barrier Connections (ABCs). These facilities reduce travel distances for bicycles and pedestrians by providing a direct connection across barriers such as freeways, rivers, creeks, and railroad tracks. Saratoga has one bicycle and pedestrian bridge across SR 85 from Azule Park to Kevin Moran Park, connecting Goleta Avenue and Scully Avenue. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 24 2.11 PEDESTRIAN NETWORK Pedestrian facilities improve safety for pedestrians and can also encourage the use of alternative modes of transportation. Pedestrian facilities include sidewalks, curb ramps, crosswalks, and off-street paths meant to provide safe and convenient routes for pedestrians to access destinations such as institutions, businesses, public transportation, and recreational facilities. The Open Space and Conservation Element identifies existing and proposed trail easements throughout Saratoga. The existing and proposed trails, sidewalks, and other pedestrian facilities are shown on Figure 6. Saratoga has several pedestrian paths that use easements or connections through parks to reduce the length of walking trips. These paths include but are not limited to the Montauk Drive connection and the Saratoga Avenue and Fruitvale Avenue connection. The Montauk Drive connection starts from Herriman Avenue at Saratoga Avenue and ends next to Redwood Middle School at Montauk Drive. The path connecting Saratoga Avenue and Fruitvale Avenue extends through the Saratoga Library and Heritage Orchard. Joe’s Trail is another trail in Saratoga reducing bicycle and pedestrian trip lengths by connecting Saratoga-Sunnyvale Road to Saratoga Avenue. The 1.6-mile bicycle and pedestrian pathway runs along the PG&E easement parallel to the UPRR railroad tracks and has pedestrian bridges crossing Rodeo Creek and Saratoga Creek. Along with sidewalks and trails, there are pedestrian crossing facilities at intersections and road crossings. These facilities include raised crosswalks that act as traffic calming devices and slow motor vehicle traffic. There are rapid rectangular flashing beacons (RRFBs) at intersections along boulevards and connectors, such as along Cox Avenue, Los Gatos-Saratoga Road/SR 9, Quito Road, and Saratoga Avenue. Pedestrian improvements are proposed along SR 9 as part of the Highway 9 Pedestrian/Bicycle Improvements Project. The SR 9 improvements in progress during 2018 include a pedestrian pathway along SR 9 from Fruitvale Avenue to El Camino Grande. The overall pedestrian network in Saratoga is a mix of sidewalks and trails along the City’s major roadways. Generally, these major roadways do not provide continuous walking access as the roadways have sidewalks or trails on only one side of the roadway and have sidewalk gaps. Over the years, the City has been working to close the gaps and to add sidewalks where appropriate. To further facilitate pedestrian access, the City has also been adding enhanced pedestrian crossings, with raised crosswalks and/or pedestrian activated lighted crosswalks. In addition to the transportation facilities and services described in the Overview of Existing Transportation System, Chapter II, the circulation-related issues in this chapter will be used to formulate policies in the Circulation and Scenic Highway Element update. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 25 2.12 TRAFFIC CALMING As noted in the Roadway Type section, some local streets have experienced increases in traffic resulting from changes in travel patterns and overall changes in regional through traffic throughout Santa Clara County. Other problems such as speeding on residential streets and streets near schools are also potential candidate streets for calming measures. Traffic calming measures are the focal point of overall neighborhood traffic management. Traffic calming uses physical design or other measures to manage vehicle volumes and/or speeds on roadways. Traffic calming measures can include changes in street alignment, installation of speed tables or other physical devices, implementation of signing and striping, and enforcement to reduce traffic speeds and/or cut-through volumes, in the interest of street safety, livability, and other public purposes. Increased enforcement has been identified as a key issue at public meetings regarding Citywide traffic issues. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 26 Figure 5 Existing Bicycle Facilities Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 27 Figure 6 Existing Pedestrian Facilities Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 28 3.0 OTHER TRANSPORTATION TOPICS There are several circulation topics that are relevant to the City of Saratoga, including traffic circulation concerns that have been identified at public meetings and through communications with City Community Development Department staff. These circulation topics are listed below followed by a brief discussion of each. 3.1 NEIGHBORHOOD TRAFFIC CONCERNS Changes in traffic patterns within Saratoga, including increased congestion on major roadways, have caused some through traffic to divert to residential collector and neighborhood streets at selected locations. Citizens Residents in several neighborhoods have indicated that the traffic volume or travel speeds on some neighborhood streets have increased to an unacceptable level, although in many cases, speeding is caused by residents from immediate or adjacent neighborhoods. The boulevard and collector roadways are designed to carry substantial traffic volumes. For residential collector and neighborhood streets in residential areas, the volume of traffic generally accepted or tolerated by residents is significantly lower. The issue of speeding is a commonly cited complaint by Saratoga residents and pertains to most connectors, residential collectors, and several neighborhood streets. Residents are generally interested in traffic calming or management techniques to mitigate these problems. Citizen Resident complaints and issues regarding the volume and speed of traffic on these facilities are typically heard by the Traffic Safety Commission (TSC), which is comprised of seven appointed commissioners that are residents of Saratoga. The TSC works together with City staff, including the City’s Traffic Engineer, and investigates, reviews, and analyzes traffic safety issues raised by community members and Public Safety agencies. The Traffic Safety Commission makes recommendations to the City Council regarding traffic safety and the potential implementation of traffic calming devices. As an advisory body, the Commission develops recommendations to the Planning Commission and City Council on transportation improvements and circulation issues. 3.2 CIRCULATION AROUND SCHOOLS AND SAFE ROUTES TO SCHOOL Historically, Saratoga has discouraged construction of sidewalks on many local residential streets to reduce the amount of impervious surface and to maintain a high level of visual quality with the provision for more landscaping. Given the relatively low traffic volumes on most streets, the combination of pedestrian and vehicle traffic in the roadway does not typically result in problems. However, many parents of elementary school-age children do not permit their children to walk to school because of potential vehicle-pedestrian conflicts. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 29 Painted crosswalks at some intersections help to delineate the desired path for students walking between various neighborhoods and their school. ThusFor these and other reasons, many students are driven to and from school (or drive themselves if 16 or older), and the result is increased congestion and delay. School congestion is typically concentrated for the 15 to 30 minutes before school starts and after school ends. The congestion can be excessive with long queues on streets immediately surrounding schools. These factors contribute to an increase in the vehicle-pedestrian conflict potential, especially in the immediate vicinity of the school. Although the school districts have been actively participating in efforts to increase ridesharing to reduce overall traffic volumes at elementary schools, additional measures will be necessary to decrease the number of students driven to school. Seven public school districts plus private schools serve Saratoga residents. These include four elementary school districts (Cupertino Union, Moreland, Campbell Union Elementary, and Saratoga Union), and three high school districts (Fremont Union, Campbell Union High School, and Los Gatos-Saratoga Union). Only one school district, Saratoga Union School District, is located entirely within Saratoga. The elementary schools located in Saratoga are: Argonaut Elementary, Foothill Elementary, Redwood Middle, and Saratoga Elementary in the Saratoga Union School District. Marshall Lane Elementary is in the Campbell Union Elementary District, and Blue Hills Elementary and Christa McAuliffe Elementary is in the Cupertino Union School District. The high schools located in Saratoga are Prospect High School in the Campbell Union High School District and Saratoga High School in the Los Gatos-Saratoga Joint Union High School District. Private schools in Saratoga include Saint Andrew's School, Sacred Heart School, Action Day Primary Plus, and Challenger School. Saratoga is also served by the Foothill-De Anza and West Valley- Mission community college districts. Most elementary schools in Saratoga are located along local residential streets that do not have sidewalks or have gaps in their pedestrian facilities. The schools typically do not have access to bike paths (Class I) or bike lanes (Class II bicycle facilities). Although most of the streets near the schools have low posted speeds and volumes, parents and students prefer riding bicycles on sidewalks, when present. Redwood Middle School has access to the Montauk Path that cuts through neighborhoods to provide direct access from Herriman Avenue to Montauk Drive. The two high schools in Saratoga are located on Saratoga- Sunnyvale Road and Prospect Road, boulevards with Class II bicycle facilities. Christa McAuliffe Elementary School, Saint Andrew's School, and Sacred Heart School also have access to Class II bicycle facilities along Saratoga Avenue and Prospect Road. The City of Saratoga is making it a priority to promote Safe Routes to Schools programs for all public and private schools serving the City. This includes prioritizing bicycle and pedestrian safety improvements in street modification projects that affect school travel routes to enhance safe school access. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 30 The four elementary school districts in Saratoga (Saratoga Union, Cupertino Union, Campbell Union, and Moreland) and the various private schools have not formally adopted a Suggested Routes to School Program. This program would help parents identify appropriate travel paths for student pedestrians and bicyclists. Implementation of such a program could also help to reduce vehicle trip generation at most school locations and through neighborhoods. Although the districts would likely establish and maintain such a program, the City would be an effective partner in preparing the inventory of traffic control devices and streets. 3.3 PRIVATE EMPLOYER SHUTTLES The growth of employers using shuttles to transport employees from Saratoga affects the number of shuttles that travel through Saratoga. Though many shuttles appear to use larger parking lots, such as at West Valley College and the Prince of Peace Church near Saratoga Avenue/Cox Avenue, many shuttles do provide door-to-door service. Shuttles can be especially noticeable on residential streets, which are meant for local traffic and not large shuttles. With employers increasingly using shuttles for commuters in Saratoga, there is a need to manage shuttle usage of parking throughout the City. The West Valley College Transit Center at West Valley College provides a park-and-ride lot for VTA bus riders and has other amenities such as shelters and restrooms for bus drivers. The Transit Center is strategically located at the corner Fruitvale Avenue and Allendale Avenue, and driveway access is available on both roadways to facilitate bus movements in and out of the transit center. The available parking and amenities at the Transit Center provide an opportunity for establishing an official park-and-ride location for all employer shuttles. EIn establishing an official park-and-ride location , there will need to bewill require communication and collaboration between employers, VTA, and the City of Saratoga. 3.4 SPECIAL EVENTS /CONCERT TRAFFIC The traffic and parking demand for events at both the Mountain Winery and Villa Montalvo often cause delays for local traffic. Major events at the winery primarily occur on weekends and during summer months. The recent installation of an all-way stop at the Big Basin Way/Forth Street intersection has renewed concerns about Mountain Winery traffic and congestion in The Village; though data collected show that traffic congestion is generally temporary and can be managed through manual enforcement when needed. Villa Montalvo typically uses West Valley College as a park-and-ride facility for lager events, though patrons will sometimes park on Montalvo Road near the entrance to the Villa; though the roadway is not wide enough to accommodate two-way traffic circulation and on-street parking. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 31 3.5 PARK ACCESS There are 15 neighborhood parks and gardens located throughout Saratoga. Popular parks in Saratoga include Azule Park, Kevin Moran Park, Congress Springs Park, El Quito Park, Hakone Gardens, and Saratoga Quarry Park. Azule Park, located east of Blue Hills Elementary, has a tennis court and two playground areas with pedestrian paths linking to the surrounding neighborhoods. Although the park has pedestrian paths connecting to the school and local streets, pedestrian facilities along the local streets surrounding the park are limited. Azule Park has a pedestrian overpass connecting to Kevin Moran Park east of SR 85. Kevin Moran Park has a tennis court, basketball court, playground, and multiple open spaces. Similar to Azule Park, Kevin Moran Park has pedestrian paths connecting to the local street network but the local streets have limited pedestrian facilities. Cyclists often use the park paths and overcrossing to cross SR 85. Both parks have poor transit accessibility, as parks are more than one-quarter mile from bus stops. Congress Springs Park, bordered by SR 85, Glen Brae Drive, and Joe’s Trail along the rail road tracks, has various soccer fields, baseball diamonds, picnic and playground areas, and one parking lot in the southwest corner. The parking lot south of Joe’s Trail is also available for the park. The park has pedestrian and bicycle paths connecting to Joe’s Trail that runs along the Union Pacific Railroad tracks to Saratoga Avenue, and sidewalks along the frontage of Glen Brae Drive. Main pedestrian access to the park is along Glen Brae Drive, which is over one-quarter mile from bus stops and makes transit inaccessible by walking. El Quito Park, north of the Quito Village, has softball, volleyball, playground, and picnic areas. The park has trails connecting to sidewalks along Paseo Presada. The pedestrian network around the park includes sidewalks with gaps making pedestrian access to the park fair. There are bicycle facilities along connectors, such as Cox and Quito Road, near the park. The park is located in the quarter mile buffer of multiple bus routes. Hakone Gardens and Saratoga Quarry Park, located a quarter mile from The Village along Big Basin Way, are large parks in Saratoga and popular destinations for cyclists. Hakone Gardens has multiple gardens, event spaces, and trails. Quarry Park has multiple picnic areas, open spaces, and trails. Although the parks have various internal trails, pedestrian facilities are missing along Big Basin Way that would connect to The Village and other local streets. Bicycle facilities to these parks are bicycle routes with shoulder stripes, that are mostly used by more experienced riders. An off-street path/trail or bicycle lanes with buffers would be more comfortable for less experienced riders. As shown on Figure 6, proposed trails would increase the connectivity to the parks and provide a more complete pedestrian network to access parks. 3.4 TRANSPORTATION DEMAND MANAGEMENT PROGRAMS Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 32 Transportation Demand Management (TDM) programs are designed to reduce the number of vehicle trips, the total reduction in vehicle miles traveled, and the amount of peak period traffic by encouraging employees to use modes other than the single-occupant automobile for transportation to and from the workplace and to travel during non-peak times. Typical TDM components include: • On-site TDM coordinator • Carpool/vanpool match program • Preferential parking for carpools/vanpools • Secure bicycle storage facilities • On-site shower facilities • Flex-time (i.e., staggered hours that begin and/or end outside the peak commute hours) • Alternative work schedules (e.g., 9/80 schedule) • Provisions for telecommuting • Shuttle bus service • Guaranteed ride home program • Cash incentives/Transit subsidies/On site transit pass sales • Education programs • Pay-to-park • Prioritize non-drivers in site design The City does not have adopted policies or implementation programs regarding specific TDM measures. Typically, TDM measures are included as part of a project through the development agreement process for new projects or through approval of use permit modifications for existing developments. The City supports the development of practical and realistic transportation demand management (TDM) measures that can be used by employers in the City tohat decrease the overall vehicle travel demand and encourage ride- sharing and transit alternatives. 3.5 TRANSPORTATION IMPACT ANALYSIS (TIA) REPORTS The City requires new development and redevelopment projects thatproposed residential projects of 10 or more units or non-residential projects of 6,000 s.f. or more to prepare a transportation impact analysis (TIA) to evaluate the effect of these projects on the current transportation system. In addition, the City staff has the discretion to require focused studies regarding access, sight distance, and other operational and safety issues, in addition to or in lieu of roadway/intersection capacity analysis. The TIA process allows the City to request specific transportation improvements from private developers based on the relative impact of the project. To set clear and consistent expectations, the City will develop and implement Citywide multi- modal TIA guidelines that are complimentary with Santa Clara Valley Transportation Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 33 Authority’s (VTA’s) TIA guidelines and require development projects to mitigate and reduce their respective traffic, multi-modal, and parking impacts. 4.0 SCENIC HIGHWAYS AND CORRIDORS 4.1 BACKGROUND The undulating terrain and extensive natural and cultivated foliage in and around Saratoga provide scenic drives throughout the City. As development in the hillside areas has increased, the City has employed strict policies to preserve the natural beauty of the mountains. In addition, many of Saratoga’s connector, residential collector, and local streets are very attractive. A scenic highway provides the motorist with a continuous, varied visual experience. Scenic highways are selected by how pleasing the field of vision is for people traveling through the area. Roadways can be officially designated as “scenic” through either the State Scenic Highways program or through the Santa Clara County Scenic Highways program. The State Scenic Highway Element’s legislative authority was passed into State law on April 16, 1971. Saratoga originally adopted its Scenic Highways Element in 1974. The most recent Guidelines for the Official Designation of Scenic Highways was updated by Caltrans in September 2011. The purpose of the Scenic Highways and Corridors section is to inventory scenic corridors and to develop plans to protect them. The Master Plan for Scenic Highways identifies those highways that are eligible for official designation as State Scenic Highways. Eligible highways can only become officially designated by the State after the local jurisdiction has adopted and implemented a plan to protect and enhance the scenic corridor. A detailed list of current officially designated State highways and eligible routes is maintained by Caltrans and is available on its website (www.dot.ca.gov). County roadways may be designated County Scenic Highways and are protected by the Santa Clara County zoning ordinance which requires 100-foot setbacks for buildings and structures along the scenic route. The County Board of Supervisors, on advice from the State Department of Transportation, designates those roads that qualify as officially designated County Scenic Highways. 4.2 EXISTING SCENIC CORRIDORS Currently, SR 9 is officially designated as a State Scenic Highway Corridor from the Los Gatos town limit (east of Saratoga), through The Village, to SR 35/Skyline Boulevard at the Santa Cruz County Line (i.e., at Saratoga Gap). Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 34 Based on the section 3.30.050 of the Santa Clara County Municipal Code, five roadway segments are currently designated as County Scenic Roadways: • Bohlman Road/Montevina Road • Congress Springs Road/State Route 9 (Saratoga City boundary to Santa Cruz County boundary) • Mount Eden Road • Sanborn Road • Saratoga-Los Gatos Road (SR 9) Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 35 5.0 FUTURE CONDITIONS 5.1 BACKGROUND Saratoga is expected to experience only limited new development growth over the planning period. There are very few vacant residential parcels remaining, and development of the western and southern hillside areas is constrained by geology, development protections and density limits. The commercial areas are generally well-established and substantial traffic growth from these land uses is expected to be small but may be affected by redevelopment and in-fill projects. However, most increases in traffic volumes is are expected to result from increased through traffic; that is, vehicles that do not have an origin or destination in Saratoga. 5.2 FUTURE TRAFFIC VOLUMES Future traffic volumes for the major streets in Saratoga were developed based on forecasts from the cCountywide transportation demand model maintained by the Santa Clara Valley Transportation Authority (VTA). The countywide model includes a roadway network of the major streets and highways in the County plus land use aggregated for specific geographic areas. Models representing 2015 and 2040 roadways and land uses were utilized for this analysis. The land use assumptions are based on forecasts prepared by the Association of Bay Area Governments (ABAG). A review of the land use inputs in the VTA model show that the total household population increase between 2015 and 2040 is approximately 500 persons, while the total number of jobs in Saratoga is expected to increase by approximately 1,900 during this period. 2040 traffic volumes on selected roadway segments in Saratoga were developed based on VTA’s travel demand model and manual adjustments to account for additional residential developments not accounted for in the VTA model. The net difference in traffic growth in the VTA model was added to the 2018 data collected to estimate future year 2040 traffic volume forecasts the study roadway segments as shown Table 4. 5.3 FUTURE TRAFFIC OPERATIONS The final future year traffic volumes were then compared to theoretical capacities to estimate roadway operations in 2040, assuming no new roadway improvements in Saratoga. A summary of the projected 2040 levels of service is presented in Table 4. The results in Table 4 show that six of the eighteen study roadway segments will operate near or at capacity (LOS E or LOS F) on a daily basis. The six areas of congestion include: Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 36 • Quito Road between Saratoga Avenue and Pollard Road (segment # 9) • Quito Road between Pollard Road and Saratoga-Los Gatos Road (segment # 10) • Saratoga Avenue between Lawrence Expressway and Cox Avenue (segment #11) • Saratoga Avenue between Cox Avenue and SR 85 (segment # 12) • Saratoga Avenue between SR 85 and Fruitvale Avenue (segment # 13) • Saratoga-Los Gatos Road between Fruitvale Avenue and Quito Road (segment #16) TABLE 4- FUTURE YEAR 2040 ROADWAY SEGMENT LEVELS OF SERVICE SEGMENT NUMBER ROADWAY SEGMENT ROADWAY TYPE NUMBER OF LANES 2040 VOLUME1 LOS2 1 Allendale Avenue (Fruitvale Avenue and Quito Road) Boulevard 2 9,500 D 2 Big Basin Way (Saratoga- Sunnyvale Road and Pierce Road) Connector 2 7,900 C 3 Cox Avenue (Saratoga-Sunnyvale Road and Saratoga Avenue) Connector 2 12,700 D 4 Fruitvale Avenue (Saratoga Avenue and Burgundy Way) Boulevard 4 22,700 D 5 Fruitvale Avenue (Burgundy Way and Saratoga-Los Gatos Road) Connector 2 10,200 D 6 Pierce Road (Saratoga- Sunnyvale Road to SR 9) Connector 2 5,900 C 7 Prospect Road (Saratoga-Sunnyvale Road and Miller Avenue) Boulevard 4 23,900 D 8 Prospect Road (Miller Avenue and Lawrence Expressway) Boulevard 4 25,800 D 9 Quito Road (Saratoga Avenue and Pollard Road) Boulevard 2 23,400 F 10 Quito Road (Pollard Road and Saratoga-Los Gatos Road) Connector 2 18,200 F 11 Saratoga Avenue (Lawrence Expressway and Cox Avenue) Boulevard 4 36,000 E 12 Saratoga Avenue (Cox Avenue and SR 85) Boulevard 4 44,200 F 13 Saratoga Avenue (SR 85 and Fruitvale Avenue) Boulevard 4 36,100 E 14 Saratoga Avenue (Fruitvale Avenue and Saratoga-Sunnyvale Road) Connector 2 14,600 D 15 Saratoga-Los Gatos Road (Saratoga Avenue and Fruitvale Avenue) Boulevard 2 14,200 D 16 Saratoga-Los Gatos Road (Fruitvale Avenue and Quito Road) Boulevard 2 18,700 E 17 Saratoga-Sunnyvale Road (Prospect Road and Cox Avenue) Boulevard 4 31,900 D 18 Saratoga-Sunnyvale Road (Cox Avenue and Saratoga Avenue) Boulevard 4 27,100 D Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 37 1 Average Daily Traffic (ADT) volume based on traffic counts collected May 2018. 2 Level of Service (LOS) based on roadway capacities defined in the technical appendix. Source: Fehr & Peers, August 2018 The City’s policy is to generally maintain a minimum of Level of Service (LOS) D operations at all signalized street intersections and roadway segments that are under City jurisdiction. Intersections and roadways located in the Santa Clara County Congestion Management Program are held to a LOS E standard. In some cases it may not be practical or feasible to implement improvements to maintain Citywide LOS D operations. In those cases, the City may consider accepting a lower level of service. In the case of the six segments noted above, for example, the City has determined that no practical and feasible improvements can be implemented to lessen or avoid the lower levels of service because of right-of-way and funding constraints. As well as the physical and aesthetic impacts of adding additional lanes and pavement to existing roadways. The Quito Road segment between Saratoga Avenue and Pollard would require similar modifications to improve the service levels, though the SR 85 overcrossing as currently configured would not be able to accommodate an additional travel lane in each direction. Without additional right-of-way acquisition on the segment south of Pollard Road, Quito Road would not be able to accommodate vehicle capacity enhancements. In addition, vehicle capacity enhancements would conflict with existing or planned bicycle, pedestrian, or transit facilities and service on roadways. For these reasons these segments will be allowed to operate at LOS F in the future. 5.4 DAILY VEHICLE MILES TRAVELED A performance measure used to quantify the amount of City- or region-wide automobile travel is vehicle miles traveled (VMT). VMT is a useful performance measure, since the amount of travel and conditions under which the travel occurs directly relate to how much fuel vehicles burn.5 One combusted gallon of gas from a vehicle is equal to approximately 24 pounds of carbon dioxide. Given today’s average fuel mileage of vehicles (i.e., approximately 22 miles per gallon), one mile of travel equates to about one pound of carbon dioxide. As a result, increases in VMT directly cause increases in greenhouse gas emissions and air pollution. While the percentage of electric vehicles used in Saratoga is increasing, combustion engines still make up the large majority of vehicles on Saratoga roadways. 5 Conditions influencing the amount of fuel consumed per VMT include the speed of travel, congestion stops and starts, length of trip, layover between trips, and the vehicle type and fuel economy. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 38 VMT measurement has one primary limitation: it is not directly observed. Methods do not exist that can measure the trip distances of all vehicles on a given day. VMT is typically an output of a calculation – one based on the number of vehicle trips multiplied by the distance traveled by each car. The volume and distance of traffic depends on land use types, density/intensity, and patterns as well as the supporting transportation system. Two key data sources for information on land use and travel patterns in Saratoga and Santa Clara County were used to estimate VMT under existing and 2040 conditions for the City: the land use projections from ABAG and the Countywide transportation demand model maintained by the Santa Clara Valley Transportation Authority (VTA). The 2013 land use projections from ABAG 6 were used to determine the number of vehicle trips generated by each land use type. Average trip lengths were developed for each trip purpose (work, school, recreation, etc.) based on the Metropolitan Transportation Commissions Bay Area Travel Survey (2000) and local information. The VTA model was used to determine the number of trips that are internal to Saratoga (i.e., those that both start and end within the City boundaries). VMT is projected to increases between 2015 and 2040, by approximately 60,000 vehicle- miles, or 6.9% over 2007 conditions. This increase is reasonable, when compared to the 8% increase in residential units and 13% increase in employment based on ABAG projections between 2007 and 2030. Additionally, VMT per service population (resident population plus employment) was calculated to show the change in VMT relative to the projected land use growth. VMT per service population is similar to VMT per capita, but service population also accounts for employment within the City, which contributes to VMT generated. VMT per service population is projected to decrease by 0.5 vehicle-miles, which means that the VMT generated by Saratoga is growing at a lesser rate than the land use growth and that the greenhouse gas emissions per service population from VMT are decreasing slightly with the future increases in land use. 5.5 POTENTIAL ROADWAY IMPROVEMENTS Even though there is some additional residential and commercial growth included expected as part of the 2040 buildout of the General Plan, the increase in traffic on Saratoga streets generally consists of increased through traffic from population growth in the Bay Area as a whole. Through traffic is generally served by boulevard type roadways and growth within Saratoga is generally dispersed throughout the City. Some of Saratoga’s through roads, including Quito Road and Saratoga Avenue, would require additional capacity to maintain 6 2013 ABAG land use projections are the most recent approved. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 39 acceptable traffic operations or to minimize delays to the extent possible at locations with excessive congestion. When considering roadway widening, the City will balance the needs of all roadway users (vehicle drivers, cyclists, pedestrians, and transit users) while maximizing the use of the existing infrastructure and systems. Intersections typically represent the constraints points in roadway operations, since they determine the flow of traffic on a roadway. As noted previously, congested daily operations can indicate that overall traffic demand meets or exceeds the capacity of a given segment. Therefore, peak-hour intersection operations and potential intersection improvements should be evaluated prior to recommending widening of roadway segments. This will allow the City to maximize the use of existing infrastructure while balancing the needs of all roadway users. To provide the opportunity for future roadway capacity and freeway access, the City should establish a policy to limit any development that could encroach on future interchange footprints at both the Prospect Road and Quito Road overcrossings. More detailed analysis and Citywide approval will be required to determine the specific environmental and traffic impacts of any new freeway access. Extensive public and environmental review would be required. 5.6 ROADWAY FUNCTIONAL CLASSIFICATION Roadway functional classification is used to determine appropriate traffic levels for streets and highways, as well as the appropriate fronting land uses. In addition, roadway classifications are used to determine the applicability of traffic calming devices. The City will maintain the roadway classification system as shown in Figure 1. 5.7 TRUCK TRAFFIC As noted previously, truck traffic is not considered to be an existinga problem in Saratoga. Even with increased through traffic on City streets, the number of trucks without a destination or origin in Saratoga is not expected to increase substantially. Low volumes of truck traffic will be generated by the demolition and replacement of single-family homes or the redevelopment of commercial or office areas. This traffic is expected to have a negligible effect on overall Citywide circulation and the City will maintain its current truck routes as shown in Figure 2. 5.8 TRAVEL MODE IMPROVEMENTS Similar to the rest of the Bay Area, increasing traffic volumes and the limited opportunities for expanding roadway capacity in Saratoga will increase the demand on alternative travel modes. Potential improvements to each mode are discussed below. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 40 TRANSIT Over the last year, VTA has been working to update its transit network and a new plan was approved in May of 2017. The new transit plan would reduce the number of routes serving Saratoga and the northeast edge of the City from eight to five. The transit center will still be served by four bus routes, with updated alignments and frequencies. VTA expects to implement the new bus plan with the start of BART service to Santa Clara County in late 2019. The existing and future routes traveling along the boulevards in Saratoga generally provide good access for travel into and out of Saratoga. However, transit access within Saratoga, such as traveling from Quito Village to The Village, will remain limited. A majority of Saratoga is more than one-quarter-mile from a bus stop, making walking to transit stops and riding transit between origins and destinations within Saratoga difficult. West Valley College students primarily use Saratoga’s main transit hub because of its proximity to the college. Gaps in the sidewalk and bicycle networks further discourage Saratoga residents, employees, and customers from using transit and accessing the transit center. There is also a need to close the transit service gap between residential areas of Saratoga to major destinations such as The Village, Westgate Shopping Center, and schools. Providing shuttles from residential areas to these destinations would help close these gaps in direct transit access to popular local destinations and the transit center. Many bus stops in Saratoga, with the exception to of those at West Valley College and on Saratoga Avenue near The Village, are indicated by a bus stop sign and have no or limited amenities, such as benches, shelter, or trash cans. PROPOSED BICYCLE FACILITIES VTA began the process of updatingupdated the Santa Clara Countywide Bicycle Plan in 2016 and was adopted in the Summer of 2018. The update includes identifying additional bicycle facilities for the Cross-County Bicycle Corridors (CCBC) network. CCBCs are designated bicycle facilities that serve major regional destinations and provide continuous connections between cities and adjacent counties. The proposed modifications of the CCBC network, include the future expansion of Joe’s Trail along the UPRR past Saratoga City limits, and Fruitvale Avenue from Saratoga-Los Gatos Road to Saratoga Avenue. In addition, potential improvements identified an at-grade railroad crossing at the Union Pacific Railroad on Guava Court and Fredricksburg Drive. The City has also identified a trail connection from the north end of Congress Springs Park along SR 85 to the Cox Avenue overcrossing of SR 85. Bicycle improvements are currently under construction on Prospect Road between Saratoga- Sunnyvale Road and Lawrence Expressway. The Prospect Road Beautification and Safety Improvements Project includes bicycle detectors at signalized intersections and green bicycle lanes at congested intersections. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 41 BICYCLE NETWORK GAPS Although boulevards, like Saratoga Avenue and Saratoga-Sunnyvale Road, have bicycle lanes, often only more experienced riders are comfortable using the bicycle lanes, as these roadways have high traffic volumes with high travel speeds. Providing buffers along these facilities would make them more accessible to a wider variety of bicyclists. There is also a need to close the bicycle facilities gaps along connectors and residential collectors, such as Fruitvale Avenue, Allendale Avenue, and Miller Avenue, and popular local streets, such as Cumberland Drive and Scotland Drive. Closing these major gaps and extending the bicycle transportation system would provide access to existing bicycle lanes along boulevards and connectors, along which most destinations are located. Parks near The Village are also popular destinations for cyclists. Riding is popular along Pierce Road and Big Basin Way in the southwest corner of Saratoga. There is a need to complete the bicycle network along these facilitiesin this area to accommodate cyclists with different levels of experience. As a popular cyclist destination, The Village has a need for more bicycle parking throughout the area. PEDESTRIAN FACILITIES GAPS The pedestrian network in Saratoga is a mix of sidewalks and trails along the City’s major roadways, such as Saratoga-Sunnyvale Road, Cox Avenue, Saratoga Avenue, and Fruitvale Avenue. Generally, these major roadways have sidewalks or trails on only one side of the street, and frequently, these pedestrian facilities have gaps and do not provide continuous walking access. Over the years, the City has been working to close the gaps and add sidewalks where appropriate, such as along Herriman Avenue which fronts Saratoga High School. To further facilitate pedestrian access, the City has also been adding enhanced pedestrian crossings with raised crosswalks and/or pedestrian activated lighted crosswalks. The existing pedestrian needs within the Saratoga primarily focus on access to schools, parks, and popular destinations in and around The Village. Boulevards have gaps in sidewalks/trail connectivity, which discourages walking on these roadways that have high traffic speeds and volumes. A fully connected pedestrian network along Saratoga’s major roadways could help facilitate pedestrian travel. Parks are popular destinations for pedestrians, especially the new Quarry Park and Hakone Gardens near The Village. Currently, Saratoga lacks pedestrian connectivity between The Village and popular parks. This highlights a need for trail and/or sidewalk extensions to increase pedestrian accessibility in the area. 5.9 S AFE ROUTES TO SCHOOL Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 42 Directly related to pedestrian and bicycle travel is the issue of students traveling between their home and school. Although elementary students in Saratoga are permitted to attend any school within the Saratoga Union School District, the majority of students attend their neighborhood school. In many instances, students live less than a mile from school, which is a reasonable distance to walk or bike to school. However, most local and residential collector streets do not include sidewalks, except in the immediate vicinity of each school. Based on this information and recent studies at several area schools, many Saratoga students are driven to school for two reasons: 1) their residence is located beyond a reasonable walking distance, especially for students in the western and southern hills, and 2) parents perceive that the pedestrian and bicycle routes to school are dangerous because students must share the road with vehicular traffic. Although school districts have more direct contact with parents and students than the City of Saratoga, the City promotes Safe Routes to School Programs for all public and private schools serving the City. The City should consider working with each district to expand the current education efforts and support them to prepare Suggested Route to School maps for each campus, and a Guidelines for Safe Walking and Bicycling handbook. Implementation of such a program could also help to reduce vehicle trip generation at most school locations and through neighborhoods. Each of these items is described briefly below. Suggested Route to School maps illustrate all bicycle and pedestrian-related facilities and traffic control devices including: crosswalks, traffic signals, stop signs, paved sidewalks, and school sign installations. This type of map should be used by parents and students to choose the most appropriate route to school that maximizes the use of devices that control traffic and warn drivers of pedestrians. Although the districts would likely establish and maintain such maps, the City would be an effective partner in preparing the inventory of traffic control devices and streets. A Guidelines for Safe Walking and Bicycling handbook is an informational pamphlet for parents and teachers providing guidelines for safe pedestrian and bicycle travel. Through text and illustrations, it describes the correct procedures for minimizing potential conflicts with vehicles and includes suggested educational activities that parents can do with their children. A section for parents with tips on selecting a suggested route to school is also included. This sample booklet should be reviewed by both the school district and City staff and included as part of future student education efforts. Similar to the sample route map, the sample handbook does not imply a guarantee of safety. Parental education and supervision is a key element of a child’s approach to traveling on or near roadways. Each District should continue its education programs and should encourage students to walk and bicycle to school as appropriate. To support these efforts, the City should prioritize opportunities to enhance pedestrian and bicycle facilities, especially near schools. 5.10 POTENTIAL SCENIC HIGHWAYS AND CORRIDORS Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 43 Several roadways in or near the Saratoga Sphere of Influence have the potential for protection under the State and County scenic highways programs. These facilities are described below. Local policies and programs to maintain scenic corridors within the City of Saratoga are also presented. ELIGIBLE STATE HIGHWAYS Besides SR 9, the only other highway that is currently considered eligible for Scenic Highway designation is SR 35/Skyline Boulevard from SR 9 (at Saratoga Gap) to the Santa Clara County- San Mateo County line. Since the majority of views from this segment are to the west and south, Santa Cruz County is ultimately responsible for developing a scenic highway program for this segment. In San Mateo County, SR 35 is an officially designated route. ELIGIBLE COUNTY ROADWAYS Numerous corridors in the Saratoga Sphere of Influence could be considered under the County’s Scenic Highways protective ordinance. However, currently no new segments have been designated for the County’s Scenic Highways protective ordinance. Through the community outreach process, the City could support designation of such facilities to increase the aesthetics of the surrounding area. LOCAL MEASURES TO MAINTAIN COUNTY ROADWAYS Additional roadways within Saratoga are not eligible for the state existing scenic highway protection programs. However, efforts to beautify Saratoga streets contributes to the overall aesthetic appeal of the City. The City has numerous ordinances and procedures to require new development projects, redevelopment projects, and property/building modifications to contribute to the establishment and maintenance of scenic corridors. These measures include: • Minimum site frontage requirements • Subdivision requirements for development projects to maintain topography • Landscaping requirements between fences/walls and major roadways, and on dead- end streets • Design review of most residential and commercial developments by the Planning Commission • Requirements for underground utilities/wiring • Special ordinances for hillside subdivisions to provide erosion control • Building structure height restrictions • Permit requirements for tree removal • Establishment of scenic easements in hillside subdivisions • Aesthetic/scenic policies in the Hillside Specific Plan Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 44 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 45 6.0 GOALS, POLICIES, AND IMPLEMENTATION MEASURES 6.1 BACKGROUND Based on the existing features of the transportation system in Saratoga and the projected future travel demand, a set of updated goals, policies, and implementation measures was developed for the Circulation and Scenic Highway Element. The following goals, policies, and implementation measures have been adopted to ensure that the vision of Saratoga can be achieved. The term “goal” designates a desired end state which the Circulation Element attempts to achieve. A policy is a specific statement that guides decision making. It indicates a commitment of the agency to a particular course of action. The term “Implementation Measure” describes specific methods or actions that the City can take to achieve each goal and related policies. This information has been modifiedwas reviewed by the Traffic Safety and Planning Commissions, who made recommendations to the and the City Council may make further revisions as appropriate. The existing low-density residential land use pattern combined with a limited amount of commercial support services, entertainment centers, and employment centers do not strongly support the need for a complex transit system. However, expanded transit service is needed to provide transportation opportunities for all residents and is an important alternative to automobile use. Additionally, over time the community will continue to grow and evolve and add more development of all types. The use and expansion of other alternative modes, including bicycling and walking, is another key issue for providing a comprehensive Citywide transportation system. This approach is consistent with other County, regional, and statewide efforts to increase the use of non-automobile modes to create more sustainable communities and reduce the amount of pollutants and greenhouse gases emitted. The “backbone” of Saratoga’s roadway network is a set of boulevards and collectors that provide the link between neighborhoods and the City’s commercial services, and also the regional freeway system. Local and residential collector streets represent the low densities of Saratoga’s neighborhoods. The pattern and design of local streets help to shape the image and identity of neighborhoods, influence perceived safety, change communication between neighbors, and increase the attractiveness of alternative modes. The Circulation Element was updated to further protect local neighborhoods and to set forth policies that will enhance travel throughout Saratoga. The goals, policies, and implementation measures begin on the following pagefollow. 6.2 OVERALL TRANSPORTATION SYSTEM Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 46 GOALS Goal CI.1: Provide a balanced, safe, and convenient multi-modal transportation system that accommodates all transportation modes and users of all abilities while maintaining the City’s small-town character. Policies Policy CI 1.1: Adopt and maintain street design standards that incorporate complete street strategies to optimize mobility for all transportation modes. Policy CI 1.2: Participate in regional planning processes to coordinate programs that support local and regional transportation solutions and improvements and are consistent with the goals and policies of Saratoga’s General Plan. Policy CI 1.3: Improve the accessibility, capacity, safety, and convenience of existing and planned transit, bicycle and pedestrian systems to promote the use of non-automobile modes of transportation as part of daily activities. Policy CI 1.4: Consider the implementation of traffic calming measures on streets to reduce vehicle speeds, improve safety for all users, and make them more user-friendly for alternative modes of transportation, including bicyclists and pedestrians. 6.3 STREET SYSTEM AND STANDARDS OF SERVICE GOALS Goal CI.2: Balance the safe and efficient movement of all modes of travel within and through the City, taking into consideration the environmental, historical, and livability of residential areas, to maximize benefits and minimize adverse impacts and costs. Policies Policy CI 2.1: Make efficient use of existing transportation facilities and strive to reduce the total number of vehicle miles traveled through the arrangement of land uses, improved facilities for non-automobile modes, and enhanced integration of current and future transportation systems. Policy CI 2.2: Maintain and develop a Citywide street system that manages vehicular access and provides for emergency access. Policy CI 2.3: Develop, implement, and update as necessary Citywide multi-modal transportation impact analysis (TIA) guidelines that are complimentary with Santa Clara Valley Transportation Authority’s (VTA’s) TIA guidelines and require development projects to mitigate and reduce their respective traffic, multi-modal, and parking impacts. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 47 Policy CI 2.4: Ensure that new development or redevelopment projects provide adequate property dedication to accommodate future roadway and multi-modal access improvements. Policy CI 2.5: Efficiently manage traffic flow on boulevard and connector roadways to discourage through traffic in residential neighborhoods. Policy CI 2.6: Align and design residential collector streets to minimize adverse impacts on the character of residential neighborhoods through which they pass, while functioning efficiently to collect and distribute traffic. Policy CI 2.7: Design new local streets to reduce travel distance, promote alternative modes, and provide a more even distribution of traffic. Policy CI 2.8: Establish the primary access for major traffic generators on boulevards and design overall access to minimize traffic intrusion to residential neighborhoods. Policy CI 2.9: Strive to maintain traffic volumes and speeds on residential collector and local streets that are compatible with the character of the adjacent land uses, the function of the street, and bicycle and pedestrian use. Maintain Citywide LOS D operations except where the City has determined that no practical and feasible improvements can be implemented. Policy CI 2.10: Limit development that could encroach on future interchange footprints for SR 85 at both the Prospect Road and Quito Road overcrossings. Policy CI 2.11: Protect the integrity of existing hillside streets by planning future development according to existing street function. Policy CI 2.12: Focus future transportation improvements near major pedestrian/bicycle travel generators (i.e. schools, library, trails, parks, The Village, and other non-residential uses) to provide a safe and balanced transportation system while reducing VMT. Policy CI 2.13: Coordinate with the Santa Clara Valley Transportation Authority (VTA) to comply with the Congestion Management Program (CMP) Guidelines for CMP-designated facilities. Goal LU 5: Relate development proposals to existing and planned street capacities to avoid excessive noise, traffic, and other public safety hazards so as to protect neighborhoods. If it is determined that existing streets need to be improved to accommodate a project, such improvements shall be in place or bonded for prior to issuance of building permits. Policy LU 5.1: Prior to project approval, the decision-making body shall consider the cumulative traffic impacts of residential projects of 10 units or non-residential projects of 6,000 s.f. or more unless otherwise required due to unusual traffic conditions per City TIA Guidelines (Policy CI-2.3). Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 48 Policy LU 5.3: The capacity of existing streets shall be recognized prior to subdivision approval. New development shall be designed to minimize disruption to the area caused by an increase in through or heavy traffic. Policy 6.4 TRUCK TRANSPORTATION GOALS Goal CI.3: Limit the intrusion of commercial truck traffic on streets within the City. Policies Policy CI 3.1: Integrate the City’s truck route system with those of adjacent communities where feasible and require trucks to only use the designated unless making a local delivery. 6.5 PUBLIC TRANSPORTATION GOALS Goal CI.4a: Promote local and regional public transportation that is efficient, frequent, and convenient for people of all ages to use on a daily basis. Goal CI.4b: Promote the use of non-automobile modes of transportation by improving the capacity, safety, accessibility, and convenience of existing and planned transit, bicycle, and pedestrian systems. Policies Policy CI 4.1: Coordinate with the Valley Transportation Authority (VTA) to improve transit infrastructure, transit stop amenities, service range and frequency and access in the City. Policy CI 4.2: Enhance transit service and install transit improvements (such as shelters, benches, and schedules) to improve service, increase safety, and maintain traffic flow on streets serving as transit routes. Policy CI 4.3: Encourage public school districts, private schools, recreation groups and other operators to develop a local bus system and to expand ride-sharing activities that will help to reduce school-generated vehicle traffic in neighborhoods and on City streets. Bussing should be one of the first measures considered, along with walking and biking, to reduce school generated traffic before substantial roadway capacity enhancements are implemented. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 49 Policy CI 4.4: Investigate the feasibility of a local shuttle service within Saratoga to reduce local traffic volumes on City streets and overall parking demand. The feasibility study shall identify potential routes and funding sources. Policy CI 4.5: Improve access for seniors within Saratoga by investigating opportunities for a senior transit, shuttle, and/or similar transportation solution. Policy CI 4.6: Develop formal park-and-ride policies to provide for dedicated facilities for private employer shuttle services and to limit shuttle traffic though residential neighborhoods. 6.6 WALKABILITY AND BIKEABILITY GOALS Goal CI.5a: Support a safe pedestrian and bicycle network for people of all ages and abilities. Goal CI.5b: Encourage a comprehensive system of trails and pathways pursuant to the Open Space and Conservation Element along roadways in areas where safety and aesthetics permit. Policies Policy CI 5.1: Develop and maintain a Bicycle and Pedestrian Master Plan, which will outline policies and improvements to streets, trails and pathways to create a safe way for people of all ages to bike and walk on a daily basis. Policy CI 5.2: Integrate the City’s bikeway and walkway system with those of adjacent communities, where economically feasible. Policy CI 5.3: Pursue the expansion and continuation of the multi-use path along the Union Pacific Railroad alignment (Joe’s trail) east of Saratoga Avenue and west of Saratoga- Sunnyvale Road that will link the Stevens Creek Recreational Trail in Cupertino with the Los Gatos Creek Trail in Los Gatos. Policy CI 5.4: Pursue other potential rights-of-way such as Santa Clara Valley Water District and utility easements for bicycle, pedestrian, and/or equestrian trail development. Policy CI 5.5: Promote safer and more direct connections between pedestrian and bicycle generators (i.e. schools, library, trails, parks, the Village, and other non-residential uses). Policy CI 5.6: Improve pedestrian and bicycle access to all public and private schools to enhance safety. Policy CI 5.7: Develop a set of practical and realistic transportation demand management (TDM) measures that can be used by employers in the City to reduce the number of single- Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 50 occupant vehicle trips. These measures would encourage ride-sharing and transit alternatives. 6.7 AESTHETIC QUALITIES AND HERITAGE LANES GOALS Goal CI.6a: Protect the aesthetic, historic, and remaining rural qualities of Saratoga through street design and landscaping. Goal CI.6b: Strive for aesthetically pleasing views from all roads in Saratoga and the Sphere of Influence. Goal CI.6c: Encourage the preservation of the width and appearance of those roads designated as heritage resources by the City. Policies Policy CI 6.1: Continue supporting neighborhood groups to identify areas of critical need for beautification and coordinate plans with revitalization or anticipated development of areas such as City gateways. Policy CI 6.2: Adhere to minimum City street standards based on location, terrain, character of areas and the anticipated function of the roadway. Policy CI 6.3: Permit variation of the conventional City street development standards in order to preserve environmentally sensitive roadside features where traffic safety will permit such variations. Policy CI 6.4: Identify the function of a street in advance of construction, and apply design criteria to minimize disruption to the area caused by through or heavy vehicle traffic. Policy CI 6.5: Encourage the planting of trees and plan the development of landscaped medians along boulevard roadways. Policy CI 6.6: Enforce ordinances to prevent the use of non-conforming roadside signs on all roads and highways within the City, whether erected by private individuals or business enterprises. Policy CI 6.7: Require increased setbacks of up to 100 feet for structures, walls or fences to be located on lots adjacent to officially designated scenic highways where it is determined by the City that such increased setbacks are necessary to preserve the scenic qualities of the highway. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 51 Policy CI 6.8: Require increased setbacks and landscaping for commercial and multifamily residential structures on corner lots adjacent to boulevard and connector streets, as required, to reduce the visual impact of such structures and to enhance the appearance of important intersections where it is determined by the City that such increased setbacks are necessary to preserve the scenic qualities of the highway. Policy CI 6.9: Approve designs for new hillside streets that maximize the use of natural terrain for roadbed construction and minimize “cuts and fills.” 6.8 PARKING SUPPLY AND MANAGEMENT GOALS Goal CI.7a: Provide adequate parking for non-residential uses to minimize intrusion into adjacent neighborhoods. Goal CI.7b: Provide on-street parking spaces in commercial areas that provide direct access to abutting properties while requiring off-street public and private parking lots to serve the majority of the demand. Policies Policy CI 7.1: Review on-street parking policies and utilization in The Village area. Policy CI 7.2: Designate curb parking in The Village area for short-term use by those visiting businesses and public facilities. Policy CI 7.3: Encourage the location of parking lots behind buildings to emphasize the buildings’ physical and visual connections to the street and to maximize pedestrian access and safety. Policy CI 7.4: Encourage the use of carpools and vanpools by providing preferential spaces as appropriate. Policy CI 7.5: Allow reduced parking supplies for parcels, where appropriate, in order to utilize the area-wide parking supply. 6.9 SAFE ROUTES TO SCHOOL GOALS Goal CI.8: Ensure safe and efficient pedestrian and bicycle access to schools while working to manage school-related congestion. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 INTRODUCTION| | 52 Policies Policy CI.8.1: Promote Safe Routes to Schools programs for all public and private schools serving the City. Policy CI.8.2: Prioritize bicycle and pedestrian safety improvements in street modification projects that affect school travel routes to enhance safe school access. Policy CI.8.3: Support education programs that promote safe walking and bicycling to schools. 6.10 T HE VILLAGE POLICIES GOALS Goal LU 20: Improve the effective and efficient use of public and private parking, and implement available circulation alternatives. Policies Policy LU 20.1: The City shall develop and implement a Parking Management Plan that outlines a strategy for the efficient and effective use of parking resources necessary to the commercial success of The Village. Policy LU 20.2: The City shall review and expedite the implementation of the planned “turnaround” at the western end of Big Basin Way to more effectively navigate automobile circulation through The Village. 1258909.2 City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 1 To focus the Planning Commission and Traffic Safety Commission discussion during the Study Session, the Goals and Policies in the existing General Plan Circulation and Scenic Highway Element have been reviewed and prioritized as follows: •Goals and Policies that are color-coded Yellow are recommended for discussion during the Study Session. Suggestions for revisions are provided in the Explanation column of the Table. •A Goal or Policy that is color-coded Red is recommended be removed during the General Plan Update process. This would be recommended where a Goal or Policy is no longer relevant for long range planning purposes. •A Goal or Policy that is color-coded Green would remain in the 2040 General Plan. •The new Village goals and policies are color-coded Blue and were approved by the City Council in 2017. No changes are proposed beyond minor grammatical edits. In advance of the Study Session, commissioners should review the Circulation and Scenic Highway Element and these recommendations within the Explanation column. If a commissioner believes that a Red or Green recommendation should be discussed during the Study Session, those considerations should be communicated at the start of the meeting. Goal or Policy Explanation Overall Transportation System Goal CI.1a: Provide a balanced, multi-modal transportation system in Saratoga to maintain mobility for all segments of the community and to maintain the City’s small town character. The Commissioners may wish to consider revising language for clarity: Provide a balanced, safe, and convenient multi- modal transportation system that accommodates all transportation modes and users of all abilities while maintaining the City’s small-town character. Goal CI.1b: Encourage healthy, active living, reduce traffic congestions and fossil fuel use, and improve the safety and quality of life of residents of the City of Saratoga by providing safe, convenient, and comfortable routes for walking, bicycling, and public transportation. The Commissioners may consider deleting this goal which is reflected in Goal CI.1a, Goal CI.2, and Policy CI 1.3. Policy CI 1.1: The City shall encourage and participate in the implementation of a variety of modes of transport to serve Saratoga. The Commissioners may wish to consider the following language and convert this to an Implementation Measure: Adopt and maintain street design standards that incorporate complete street strategies to optimize mobility for all transportation modes. Policy CI 1.2: Encourage development of cooperation strategies to support local and regional transportation solution and improvements. The Commissioners may wish to consider the following language: Participate in regional planning processes to coordinate programs that support local and regional transportation solutions and improvements and are consistent with the goals and policies of Saratoga’s General Plan. Attachment 1 City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 2 Goal or Policy Explanation Policy CI 1.3: Provide safe, convenient and comfortable routes for walking, bicycling, and public transportation that encourage increased use of these modes of transportation, enable convenient travel as part of daily activities, improve the public welfare by addressing a wide array of health and environmental problems, and meet the needs of all users of the streets, including children, older adults, and people of disabilities. The Commissioners may wish to consider the following language, which incorporates elements from Goal CI.4b. Improve the accessibility, capacity, safety, and convenience of existing and planned transit, bicycle and pedestrian systems to promote the use of non-automobile modes of transportation as part of daily activities. Policy CI XX The Commissioners may wish to consider adding the following policy language on “traffic calming”: Consider the implementation of traffic calming measures on streets to reduce vehicle speeds, improve safety for all users, and make them more user-friendly for alternative modes of transportation, including bicyclists and pedestrians. Street System and Standards of Service Goal CI.2a: Facilitate the safe movement of vehicular traffic within and through the City, taking into consideration the environmental, historical, and residential integrity of the City to maximize benefits and minimize adverse impacts and costs. The Commissioners may wish to consider the following revised language: Balance the safe and efficient movement of all modes of travel within and through the City, taking into consideration the environmental, historical, and livability of residential areas, to maximize benefits and minimize adverse impacts and costs. Goal CI.2b: For traffic management and street design, balance the efficiency of multi-modal travel with the safety and livability of residential areas. The Commissioners agreed at the March 13th Study Session to delete this Goal which is consolidated with Goal CI.2a. Goal CI.2c: Strive to establish a transportation system of streets that accommodates all travel modes and users within the street right-of-way to the maximum extent possible. The Commissioners agreed at the March 13th Study Session to delete this Goal which is addressed under Goal CI.1a. Policy CI 2.1: Make efficient use of existing transportation facilities and strive to reduce the total number of vehicle miles traveled through the arrangement of land uses, improved facilities for non-automobile modes, and enhanced integration of various transportation systems. The Commissioners may wish to consider the following revised language: Make efficient use of existing transportation facilities and strive to reduce the total number of vehicle miles traveled through the arrangement of land uses, improved facilities for non-automobile modes, and enhanced integration of various current and future transportation systems. Policy CI 2.2: Maintain and develop a City-wide The Commissioners may wish to consider the City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 3 Goal or Policy Explanation street system that manages vehicular access, but also provides for emergency access. following revised language: Maintain and develop a City-wide street system that manages vehicular access, but also and provides for emergency access. Policy CI 2.3: Maintain a minimum of Level of Service (LOS) D operations standard at all signalized street intersections and roadway segments that are under City jurisdiction except for intersections and roadways included in the Santa Clara County Congestion Management Program (which are held to a LOS E standard), and as otherwise specified pursuant to Policy 2.4. The Commissions may wish to consider making this an implementation measure with the following language: Develop, implement, and update as necessary Citywide multi-modal transportation impact analysis (TIA) guidelines that are complimentary with Santa Clara Valley Transportation Authority’s (VTA’s ) TIA guidelines and require development projects to mitigate and reduce their respective traffic, multi-modal, and parking impacts. Note: TIA Guidelines should define and provide guidance to maintain acceptable vehicle level of service, as well as to evaluate pedestrian and bicycle facilities, access to transit, safety, TDM program requirements, and implement thresholds related to forthcoming (expected 01/01/2020) SB 743 regulation and VMT analysis and other future changes to regulatory requirements affecting transportation systems evaluations. Policy CI 2.4: Accept Level of Service E or F operations on City-maintained roadways after finding that: 1) no practical and feasible improvements can be implemented to mitigate the lower levels of service, or 2) vehicle capacity enhancements would conflict with existing or planned bicycle, pedestrian, or transit facilities and services. A proposed development that exacerbates LOS E or F operations and causes a significant intersection impact should also be considered for approval if it will provide a clear, overall benefit to the City (e.g., library expansion or relocation, new community center). The Commissioners agreed to delete this policy at the March 13th Study. The intent of the policy is included in revisions proposed for Policy CI 2.3. Policy CI 2.5: Ensure that new development or redevelopment projects provide adequate property dedication to accommodate future roadway and multi-modal access improvements at key intersections and other potential conflict areas. The Commissioners may wish to consider the following language: Ensure that new development or redevelopment projects provide adequate property dedication to accommodate future roadway and multi-modal access improvements. at key intersections and other potential conflict areas City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 4 Goal or Policy Explanation Policy CI 2.6: Efficiently manage traffic flow on major and minor arterial roadways to discourage through traffic in residential neighborhoods. Policy CI 2.7: Align and design collector streets to minimize adverse impacts on the character of residential neighborhoods through which they pass, while functioning efficiently to collect and distribute traffic. Policy CI 2.8: Design new local streets to reduce travel distance, promote alternative modes, and provide a more even distribution of traffic. Policy CI 2.9: Establish the primary access for major traffic generators on arterial roadways and design overall access to minimize traffic intrusion to residential neighborhoods. Policy CI 2.10: Strive to maintain traffic volumes and speeds on collector and local streets that are compatible with the character of the adjacent land uses, the function of the street, and bicycle and pedestrian access. The Commissioners may wish to consider the following language: Strive to maintain traffic volumes and speeds on collector and local streets that are compatible with the character of the adjacent land uses, the function of the street, and bicycle and pedestrian access use. Policy CI 2.11: Protect the integrity of and improve existing hillside streets by planning future development according to existing street function. Policy CI 2.12: Focus future improvements on the most congested intersections to maintain an acceptable level of mobility for all modes of transportation. The Planning Commission may wish to consider the following language: Focus future transportation improvements near major pedestrian/bicycle travel generators (i.e. schools, library, trails, parks, the Village, and other non-residential uses) to provide a safe and balanced transportation system while reducing VMT. Consultant will prepare an Implementation Measure to develop maps for Safe Routes to Schools (SRTS) and Safe Routes to Transit (SRTT) Policy CI 2.13: Require development projects to mitigate and reduce their respective traffic and parking impacts by implementing practical and feasible street improvements to improve multi- modal access. The Commissioners agreed to delete this policy at the March 13th Study Session. The intent of the policy is included in revisions proposed for Policy CI 2.3. Policy CI 2.14: Coordinate with the Santa Clara Valley Transportation Authority (VTA) to comply with the Congestion Management Program (CMP) Guidelines for CMP-designated facilities. Should City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 5 Goal or Policy Explanation the CMP-designated facilities degrade below the CMP standard of Level of Service E, the City will prepare a Deficiency Plan for the deficient facilities per the VTA’s requirements. Goal LU 5: Relate development proposals to existing and planned street capacities to avoid excessive noise, traffic, and other public safety hazards so as to protect neighborhoods. If it is determined that existing streets need to be improved to accommodate a project, such improvements shall be in place or bonded for prior to issuance of building permits. Moved from the Land Use Element to Circulation Element. The Commissioners approved this move at the March 13th Study Session Policy LU 5.1: Prior to approval, the decision making body shall consider the cumulative traffic impacts of single-family residential projects of 4 or more lots, multi-family residential projects of eight or more units, and commercial projects designed for an occupancy load of more than 30 persons. This may be accomplished through the completion of traffic impact analyses prepared by qualified traffic engineers or transportation planners. Moved from the Land Use Element to Circulation Element. Commissioners may wish to consider the following language: Prior to project approval, the decision making body shall consider the cumulative traffic impacts of single-family residential projects of 10 or more lots, multi-family residential projects of eight or more units and or commercial non-residential projects designed for an occupancy load of more than 30 persons of 6,000 s.f. or more unless otherwise required due to unusual traffic conditions per City TIA Guidelines (Policy CI-2.3). Policy LU 5.3: The capacity of existing streets shall be recognized prior to tentative building site or subdivision approval of any project. New development shall be designed to minimize disruption to the area caused by an increase in through or heavy traffic. Moved from the Land Use Element. The Planning Commission may wish to consider the following language: The capacity of existing streets shall be recognized prior to tentative building site or subdivision approval of any project. New development shall be designed to minimize disruption to the area caused by an increase in through or heavy traffic. Truck Transportation Goal CI.3: Limit the intrusion of commercial truck traffic on streets within the City. Policy CI 3.1: Require trucks to only use the designated routes shown on Figure C-3 unless making a local delivery. Commissioners may wish to consider the following language: Integrate the City’s truck route system with those of adjacent communities where feasible and require trucks to only use the designated routes City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 6 Goal or Policy Explanation shown on Figure C-3 unless making a local delivery. Policy CI 3.2: Encourage or require deliveries to be made during off-peak periods (i.e., outside the morning and evening commute periods), especially in areas where intersections or roadways operate at LOS E or F during the peak periods. The Commissioners may wish to delete this policy, as it is not easily enforced. Policy CI 3.1 is more effective at guiding truck traffic. Transit Public Transportation Goal CI.4a: Promote local and regional transit as a viable alternative to automobile travel for destinations within and outside the City. The Commissioners may wish to consider the following language: Promote local and regional public transportation as a viable alternative to automobile travel for destinations within and outside the City. that is efficient, frequent and convenient for people of all ages to use on a daily basis. Goal CI.4b: Promote the use of non-automobile modes of transportation by improving the capacity, safety, accessibility, and convenience of existing and planned transit, bicycle and pedestrian systems. The Commissioners may wish to consider consolidating this with Policy CI I.3 in the Overall Transportation System section. Policy CI 4.1: Coordinate with the Valley Transportation Authority to increase service range and frequency within the City per VTA’s Transit Sustainability Policy. Existing service is illustrated on Figure C-4. The Commissioners may wish to consider the following language: Coordinate with the Valley Transportation Authority (VTA) to increase to improve transit infrastructure, service range and frequency within the City per VTA’s Transit Sustainability Policy, and access in the City. Existing transit service is illustrated on Figure C-4. Policy CI 4.2: Install transit improvements to improve service, increase safety, and maintain traffic flow on streets serving as transit routes. The Commissioners may wish to consider the following language: Coordinate with the VTA to install transit improvements to improve safety and maintain traffic flow on streets serving as transit routes. Policy CI 4.3: Encourage the public school districts, private schools, recreation groups or other operators to develop a local bus system and to expand ride-sharing activities that will help to reduce school-generated vehicle traffic in neighborhoods and on City streets. Bussing should be one of the first measures considered, along with walking and biking, to reduce school generated traffic before substantial roadway capacity enhancements are implemented. The Commissioners may wish to move this policy to the Safe Routes to Schools section. The Commissioners may wish to consider the following language: Encourage the public school districts, private schools, recreation groups or and other operators to develop a local bus system and to expand ride- sharing activities that will help to reduce school- City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 7 Goal or Policy Explanation generated vehicle traffic in neighborhoods and on City streets. Bussing should be one of the first measures considered, along with walking and biking, to reduce school generated traffic before substantial roadway capacity enhancements are implemented. Policy CI 4.4: Investigate the feasibility of a local shuttle service within Saratoga to reduce local traffic volumes on City streets and overall parking demand. The feasibility study shall identify potential routes and funding sources. The Commissioners may wish to consider whether the City wants to investigate the feasibility of a local shuttle service. Policy CI.XX: The Commissioners may wish to add the following Policy: Improve access for seniors within Saratoga by investigating opportunities for a senior transit, shuttle, and/or similar transportation solution. Bicycle, Pedestrian, and Equestrian Facilities The Commissioners may wish to consider removing the focus on equestrian facilities by renaming this section: Walkability and Bikeability and moving the Equestrian Facilities section to the Open Space/Conservation Element. Goal CI.5a: Integrate facilities for safe bicycling, walking, and horseback riding into the overall transportation system. The Commissioners may wish to consider the following language: Integrate facilities for safe bicycling, walking, and horseback riding into the overall transportation system. Support a safe pedestrian and bicycle network for people of all ages and abilities. Goal CI.5b: Encourage equestrian and pedestrian trails and pathways pursuant to the Open Space and Conservation Element along roadways in areas where safety and aesthetics permit. The Commissioners may wish to consider the following language: Encourage equestrian and pedestrian a comprehensive system of trails and pathways pursuant to the Open Space and Conservation Element along roadways and in areas where safety and aesthetics permit. Policy CI 5.1: Develop and maintain a comprehensive and integrated system of bikeways that promote bicycle riding for commuting and recreation The Commissioners may wish to consider the following language: Develop and maintain a comprehensive and integrated system of bikeways that promote bicycle riding for commuting and recreation City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 8 Goal or Policy Explanation Bicycle and Pedestrian Master Plan, which will outline policies and improvements to streets, trails and pathways to create a safe way for people of all ages to bike and walk on a daily basis. Policy CI 5.2: Integrate the City of Saratoga bikeways system with the bikeways system of adjacent communities, where economically feasible. The Commissioners may wish to consider the following language: Integrate the City’s of Saratoga bikeways and walkway system with the bikeways system those of adjacent communities, where economically feasible. Policy CI 5.3: Pursue the expansion and continuation of the multi-use path along the Union Pacific Railroad alignment (Joe’s trail) east of Saratoga Avenue and west of Saratoga-Sunnyvale Road that will link the Stevens Creek Recreational Trail in Cupertino with the Los Gatos Creek Trail in Los Gatos. The Commissioners may wish to consider converting this policy into an implementation measure, including a new implementation measure to support trail from Village to Quarry Park. Policy CI 5.4: Pursue other potential rights-of- way such as Santa Clara Valley Water District and utility easements for bicycle, pedestrian, and/or equestrian trail development. The Commissioners may wish to consider converting this policy into an implementation measure. Note: There may be some contradiction with this Policy and Policy 5.8 of the Open Space and Conservation Element which aims to prohibit new trails along Saratoga and Wildcat Creek. This will be discussed at the next Planning Commission Study Session with the Parks and Trails Commission. Policy CI 5.5: Provide safe and direct pedestrian routes and bikeways between and through residential areas linking transit centers and important community centers such as local schools facilities and the Village. The Commissioners may wish to consider the following language: Promote safe and direct pedestrian routes and bikeways between and through residential areas linking transit centers and important community centers such as local schools facilities and the Village safer and more direct connections between pedestrian and bicycle generators (i.e. schools, library, trails, parks, the Village, and other non- residential uses). Policy CI 5.6: Improve pedestrian and bicycle access to all public and private schools to enhance safety. The Commissioners may wish to move this policy to the Safe Routes to Schools section. Policy CI 5.7: Require adherence to the trails policies noted in the Open Space and The Commissioners may wish to delete this policy, as it is it is reflected in Goal 5b. City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 9 Goal or Policy Explanation Conservation Element. Policy CI 5.8: Develop a set of practical and realistic transportation demand management (TDM) measures that can be used by employers in the City to reduce the number of single-occupant vehicle trips. These measures would encourage ride-sharing and transit alternatives. The Commissioners may wish to integrate this into Policy CI 2.3. Safe Routes to School The Commissioners should consider adding this section: Safe Routes to School Goal CI.XX: The Commissioners may wish to consider adding the following goal: Ensure safe and efficient pedestrian and bicycle access to schools while working to manage school-related congestion Policy CI.XX: The Commissioners may wish to consider adding the following policy: Promote Safe Routes to Schools programs for all public and private schools serving the city. Policy CI.XX: The Commissioners may wish to consider adding the following policy: Prioritize bicycle and pedestrian safety improvements in street modification projects that affect school travel routes to enhance safe school access. Policy CI.XX: The Commissioners may wish to consider adding the following policy: Support education programs that promote safe walking and bicycling to schools. Consultant will develop Implementation Measures to work with local schools to improve onsite circulation and access. Aesthetic Qualities and Heritage Lanes Note that the TSC sub-committee did not review this policy since is it outside of their purview. Goal CI.6a: Protect the aesthetic, historic and remaining rural qualities of Saratoga through street design and landscaping. Goal CI.6b: Strive for aesthetically pleasing views from all roads in Saratoga and the Sphere of Influence. Goal CI.6c: Encourage the preservation of the City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 10 Goal or Policy Explanation width and appearance of those roads designated as heritage resources by the City. Policy CI 6.1: Identify areas of critical need for beautification and coordinate plans with revitalization or anticipated development of areas such as City gateways. The Commissioners may wish to consider the following language: Continue supporting neighborhood groups to identify areas of critical need for beautification and coordinate plans with revitalization or anticipated development of areas such as City gateways. Policy CI 6.2: Adhere to minimum City street standards based on location, terrain, character of areas and the anticipated function of the roadway. Policy CI 6.3: Permit variation of the conventional City street development standards, as described in the City's Subdivision Ordinance, in order to preserve environmentally sensitive roadside features where traffic safety will permit such variations. The Commissioners may wish to consider the following language: Permit variation of the conventional City street development standards, as described in the City's Subdivision Ordinance, in order to preserve environmentally sensitive roadside features where traffic safety will permit such variations. Policy CI 6.4: Identify the function of a street in advance of construction, and apply design criteria to minimize disruption to the area caused by through or heavy vehicle traffic. Policy CI 6.5: Encourage the planting of trees and plan the development of landscaped medians along major arterial roadways. Policy CI 6.6: Enforce ordinances to prevent the use of non-conforming roadside signs on all roads and highways within the City, whether erected by private individuals or business enterprises. Policy CI 6.7: Require increased setbacks of up to 100 feet for structures, walls or fences to be located on lots adjacent to officially designated scenic highways where it is determined by the City that such increased setbacks are necessary to preserve the scenic qualities of the highway. Policy CI 6.8: Require increased setbacks and landscaping for commercial and multifamily residential structures on corner lots adjacent to arterial streets, as required, to reduce the visual impact of such structures and to enhance the appearance of important intersections where it is determined by the City that such increased setbacks are necessary to preserve the scenic qualities of the highway. City of Saratoga Study Session May 8, 2018 General Plan Policy Review: Circulation Element Goals and Policies 11 Goal or Policy Explanation Policy CI 6.9: Approve designs for new hillside streets that maximize the use of natural terrain for roadbed construction and minimize “cuts and fills.” Parking Supply and Management Goal CI.7a: Provide adequate parking for non- residential uses to minimize intrusion into adjacent neighborhoods. Goal CI.7b: Provide on-street parking spaces in commercial areas that provide direct access to abutting properties while requiring off-street public and private parking lots to serve the majority of the demand. Policy CI 7.1: Review on-street parking policies and utilization in the Village area. Policy CI 7.2: Designate curb parking in the Village area for short-term use by those visiting businesses and public facilities. Policy CI 7.3: Encourage the location of parking lots behind buildings to emphasize the buildings’ physical and visual connections to the street and to maximize pedestrian access and safety. Policy CI 7.4: Encourage the use of carpools and vanpools by providing preferential spaces as appropriate. The Commissioners may wish to convert this policy to an implementation measure and include a implementation measure to support innovative parking solutions to improve efficiency and mobility of travel. Policy CI 7.5: Allow reduced parking supplies for parcels, where appropriate, in order to utilize the area-wide parking supply. New Village Policies (adopted by the City Council in April 2017 and August 2017) Goal LU 20: Improve the effective and efficient use of public and private parking, and implement available circulation alternatives. Policy LU 20.1: The City shall develop and implement a Parking Management Plan that outlines a strategy for the efficient and effective use of parking resources necessary to the commercial success of the Village. Policy LU 20.2: The City shall review and expedite the implementation of the planned “turnaround” at the western end of Big Basin Way to more effectively navigate automobile circulation through the Village. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 1 1. INTRODUCTION California cities and counties are required to adopt and maintain both Open Space and Con- servation Elements as comprehensive parts of their General Plan. The Elements are required to identify existing open space and natural resources within the community and set forth goals and policies for the protection, enhancement, and preservation of these resources. In Saratoga these resources include public and private open space, sensitive biological re- sources, creeks and areas subject to flood hazards, agricultural lands, hillsides, and forested areas. As provided for in Government Code Section 65302, the General Plan may be adopted in any format deemed appropriate or convenient by the legislative body, including the com- bining of elements. For purposes of streamlining and combining the discussion of related issues, the City has combined the Open Space and Conservation Elements into a single ele- ment. The content of this Element fulfills the requirements established in State law for both Open Space and Conservation Elements. The City of Saratoga adopted its Open Space Element on August 7, 1974, in conjunction with the 1974 General Plan. The Conservation Element was added to the General Plan and adopted in 1983. The Open Space Element was later updated in 1993. In addition to these mandatory elements, the City adopted an Air Quality section of the General Plan in 1988 that includes goals and policies to reduce air pollutants. The City confirmed the community's appreciation and desire to preserve and enhance Sara- toga's existing character through a community survey conducted in December 2005. Follow- ing this survey, the Open Space and Conservation Elements were combined into one Element in 2007 and updated again in 2019 as part of the 2040 General Plan Update. Saratoga's connection to the land and to the natural environment has a lengthy history. The City was founded and based on the lumber and wood product industry, later evolving as a farming community and a center for artists and vacationers. The beauty of the natural envi- ronment has long drawn people to the area. In the latter part of the last century, Saratoga became a predominantly single-family residential community. The City has been able to re- tain its identity and unique place in the Santa Clara Valley by controlling the density and intensity of development. Saratoga has been purposefully planned to preserve much of the natural landscape through the creation of large residential lots, parks, and hillside open spaces. The continuing and rapid urban growth in the Bay Area affects Saratoga. The City's valley floor and low-lying foothills are fully developed with single-family residences. Very few or- chards and minimal agricultural lands have survived as reminders of Saratoga's past. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 2 The City is facing continuous development pressures from job growthcommercial develop- ment in surrounding jurisdictions that has outpaced the growth of new housing. The reality of increasing regional demand for housing and rising land values requires the City to reaffirm and clearly state its goals and policies regarding its open space and natural resources and decide on the role of these resources in determining the character and quality of life for the community in the future. 2. OPEN SPACE RESOURCES The State of California’s Planning Law defines open space land as any area of land or water that is essentially unimproved and devoted to an open space use and is designated on a local, regional, or state open space plan. (Government Code Section 65560.) Of particular relevance to Saratoga, the Planning Law states that open space includes, but is not limited to, the following: 1) Open space for the preservation of natural resources, including, but not limited to, areas required for the preservation of plant and animal life, including habitat for fish and wildlife species; areas required for ecologic and other scientific study purposes; rivers, streams, bays, and estuaries; and coastal beaches, lakeshores, band of rivers and streams, and watershed lands. 2) Open space used for the managed production of resources, including but not limited to, forest land, rangeland, agricultural lands, and areas of economic importance for the production of food or fiber; areas required for the recharge of groundwater ba- sins; bays, estuaries, marshes, rivers and streams that are important for the manage- ment of commercial fisheries; and areas containing major mineral deposits, including those in short supply. 3) Open space for outdoor recreation, including but not limited to, areas of outstanding scenic, historic, and cultural value; areas particularly suited for park and recreation purposes, including access to lakeshores, beaches, and rivers and streams; and areas which serve as links between major recreation and open space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors. 4) Open space for public health and safety, including but not limited to areas that re- quire special management or regulation because of hazardous or special conditions, such as earthquake fault zones, unstable soil areas, flood plains, and watersheds. 5) Areas presenting high fire risks, areas required for the protection of water quality and water reservoirs, and areas required for protection and enhancement of air quality. 6) Open space in support of the mission of military installations that comprise areas adjacent to military installations, military training routes, and underlying restricted Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 3 airspace that can provide additional buffer zones to military activities and comple- ment the resource values of the military lands. 7) Open space for protection of places, features, and objects described in Sections 5097.9 and 5097.993 of the Public Resource Code. Within the Saratoga Planning Area (including the city and land in the city’s Sphere of Influ- ence), there exists a diversity of open space lands. A majority of these lands consist of hillsides and mountains in the southern and western portions of the Saratoga Planning Area. Most of this land is undeveloped and undisturbed. Saratoga has several large parklands that serve the community and broader region and small neighborhood parks and playgrounds on public school sites that serve residents. Saratoga's existing open space lands are diverse in scale, use, and level of improvements. While most of the open space in the hillside is characterized by undeveloped and undis- turbed land, the majority of open spaces in the lower foothills and valley floor are parks with both passive and recreational opportunities and public walking trails. The open space inven- tory is described and categorized in this Element, as follows: 2.1 DEDICATED OPEN SPACE LANDS This category includes parcels and easements dedicated as private or public open space, parks, or scenic/open space easements. Most of the dedicated lands were acquired through subdivision approvals. These lands are designated as open space and are considered pro- tected as such. This category includes 411 acres of dedicated open spaces and easements with the addition of Saratoga Quarry Park in 2015. 2.2 WILLIAMSON ACT CONTRACTS In Saratoga there are a number of agriculturale sites of varying sizes, that are protected and restricted to agricultural or open space use only, as defined in the specific Williamson Act contracts. These lands add not only to the perception of open space within the City, but, also serve as a vital link between the City and its agricultural past. Lands currently under Williamson Act contracts in Saratoga total 354 acres. The minimum term for a contract is 10 years. Contracts renew automatically every year unless the property owner requests to cancel the contract through a non-renewal request. Upon request of non- renewal, contracts will expire nine years from the anniversary date following the notice of non-renewal (See Government Code Sections 51244 & 51245). At that time, the land may be developed in accordance with the standards of the General Plan land use and zoning district in which the land is located. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 4 In addition to the agricultural land within the City limits, there are 54 acres of agricultural land under the Williamson Act contracts in the Saratoga Planning AreaSphere of Influence. 2.3 PRIVATE OPEN SPACES Private open space land includes privately held properties with established open space uses such as the Saratoga Country Club, Madronia Cemetery, and Villa Montalvo. The Madronia Cemetery is maintained by the Saratoga Cemetery District. Villa Montalvo is operated in trust by the Montalvo Arts Center and the trail lands are leased to the County on a long-term basis for public use. This category includes 99 acres within the City limits and __ acres in the Plan- ning Area. 2.4 FLOOD EASEMENTS Flood easements along creeks within Saratoga that preclude development, are under the jurisdiction of the Santa Clara Valley Water District (SCVWD). Portions are dedicated and owned by the District, but most creeks are contained within easements over private land. The creeks and flood easements are important natural resources which contribute to the beauty of Saratoga. 2.5 SCHOOL SITES Saratoga is served by four elementary school districts, three high school districts and two community college districts. Only one of the elementary school districts, Saratoga Union School District, is located entirely within the City. All other school districts serve other cities as well. In addition to the public schools listed above, there are three private elementary (K-8) schools, and several nursery schools and daycare centers serving the Saratoga community. The total school sites land area is over 300 acres; over 100 acres of these areas are currently devoted to open space and recreation use. School sites contribute to the sense of open space in the neighborhoods in which they are located. The public-school sites include playgrounds and playfields, that are used by the community through joint use agreements with the school districts. 2.6 CITY PARKS The City controls approximately 148 acres of parkland, of which approximately 63 acres have been improved for park purposes. City parks are generally well-distributed throughout the community. Existing parks are described below, and include a mix of neighborhood, City- wide, and specialty parks. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 5 Azule Park located at 12777 Goleta Avenue includes 4.3 acres of City-owned land. Im- provements include two playgrounds with age-appropriate play equipment for ages 2 to 5 years and for ages 6 to 12 years, one tennis court, two horseshoe pits, four barbe- cue areas, two drinking fountains, several park benches and picnic tables, a perimeter pathway with four par course stations, grass turf area, security lighting, and a connection to the VTA crossing point over State Route 85. Beauchamps Park faces east on Beau- champs Lane between Crayside land and Bowhill Court and contains 2.0 acres. Im- provements include two children’s play ar- eas with age-appropriate play equipment for ages 2 to 5 years and ages 6 to 12 years, one basketball hoop, one tennis court, one picnic table, a pedestrian pathway, security lighting, and an open turf area. Bellgrove Park parallels State Route 85 as a 2-acre linear park and contains a children’s play area and picnic tables. Brookglen Park at 12734 Brookglen Court is on 0.7 acres of land. Improvements include a children’s playground, half-court basket- ball court, night lighting, climbing equip- ment, picnic tables, and an open turf area. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 6 Central Park or Heritage Orchard, located near the Civic Center, is bounded on the north by Saratoga Avenue, on the south by Wildcat Creek and the Civic Center, and on the east by Fruitvale Avenue. It is a 17-acre site that contains a 14-acre orchard, the community library, and the library parking lot. Congress Springs Park, located at 12970 Glen Brae Drive, contains 9.97 acres of land and is improved with multi-use fields, two children’s play areas with age-appropriate play equipment for ages 2 to 5 years and for ages 6 to 12 years, picnic tables and barbe- cue, an open turf practice field, concession stand, two restrooms, two drinking foun- tains, pedestrian path, benches, and an off- street parking area. El Quito Park is located at 12855 Paseo Presada. This park contains 6.3 acres of land and has been developed with a picnic area with barbeques, a children’s play area, a community garden, volleyball courts, ball/ soccer fields, horseshoe pits, and a fitness course. This park includes night lighting. Foothill Park fronts on Seaton Avenue, and facing north and south of the park is Foothill Elementary School and contains a total of 3 acres of land (0.9 acres owned by the City and 2.1 acres of land owned by Saratoga Un- ion School District). The City-owned portion includes benches and turf area. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 7 Gardiner Park, at 19085 Portos Drive, in- cludes two children’s playground areas with age-appropriate play equipment ages 2 to 5 years and ages 6 to 12 years, benches and picnic tables, a drinking fountain, an open turf area, and a pedestrian pathway on 2.1 acres of land. Hakone Gardens located at 21000 Big Basin Way is one of the oldest Japanese estate and gardens in the Western Hemisphere. The traditional Japanese garden is operated by a non-profit organization and consists of 15.5 acres of land. It contains a picnic area, hillside and high trails, a bamboo park and water-strolling gardens, a Cultural Exchange Center, tea ceremonies, foundation offices, food service, restrooms, and off-street park- ing. In 2004 the park was selected as one of 12 sites designated by the National Trust for Historic Preservation (“Trust”) as part of the Trust’s Save America’s Treasures program. It is available for weddings and special events. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 8 Saratoga Historical Park is located at 20460 Saratoga-Los Gatos Road. The .5-acre site is home to the Historical Foundation Museum, Saratoga’s first library building (circa 1927), a one room-school house replica, and the McWilliams House built in 1865 by the town’s blacksmith. The site also contains a patio for outdoor events, a landscaped gar- den, off-street parking, and security lighting. Kevin Moran Park is located at 12415 Scully Avenue and includes 10.3 acres, of which four acres are developed. Improvements in- clude a tennis court, picnic tables, benches, drinking fountains, a basketball hoop, a pe- rimeter pathway with four par course sta- tions, a grass turf area, security lighting, and a connection to a VTA crossing point over State Route 85. Friendship Park. At the northeast corner of Quito Road and Pollard Road is a 0.6-acre open space parcel that contains an im- proved path. The site features native land- scaping, walking paths, and seating. Saratoga Quarry Park located at 22000 Con- gress Springs Road contains 64 acres of open space on the site of a former lime and gravel quarry. Santa Clara County operated the quarry from 1921 to 1967. The City ac- quired the property in 2011 with joint fund- ing from the Midpeninsula Regional Open Space District and Santa Clara County Parks and Recreation Department. A conservation easement assures that the property will be retained as a natural scenic and open space area by restricting the property’s use. The park was opened in 2015, following approval of the Quarry Park Master Plan in 2014. The park contains relics of the area’s use as a Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 9 quarry, trails, picnic areas, a scenic overlook, and off-street parking. Ravenwood Park is located at 13830 Raven- wood Drive, across from Raven Court and in- cludes a small tot playground area and benches on a 0.45-acre parcel. San Marcos Wilderness Park is located be- tween Sobey Road and Fruitvale Avenue at Crisp Avenue. This is a 10-acre natural open space area with a trail that goes through it. Springhill Court is property at the end of Springhill Court that includes 0.2 acres that was dedicated to the City as park land as part of the development of the adjacent sub- division. The parcel is in its natural state with no improvements. Wildwood Park located at 20764 Fourth Street is a 4.1-acre park that includes age- appropriate play equipment for ages 2 to 5 years and 6 to 12 years, a volleyball area, horseshoe pits, bike paths, stage and amphi- theater, barbecues, drinking fountains, a grass turf area, a pedestrian pathway, and security lighting. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 10 In addition to City parks, there are several regional parks that, while not owned by the City, are located partially or wholly within the Sphere of Influence and/or immediately adjacent to its boundaries, and thus provide an additional source of parklands for the city. These parks include Villa Montalvo, Stevens Creek Park, Sanborn Skyline County Park, and Fremont Older. Figure OSC-1 Parks and Open Space Resources shows the location of existing Parks and Open Space Resources within or adjacent to the Saratoga Planning Area. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 11 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 12 2.7 REGIONAL PARKS AND OPEN SPACES Three major regional parks exist within, or partially within, the Saratoga's Planning Area and are accessible to residents. These are Villa Montalvo Arts Center, Stevens Creek Park, and Sanborn County Park. These parks total approximately 1,815 acres. Sanborn County Park is located less than one mile west of Saratoga Quarry Park and is a part of the larger regional Skyline Park. Skyline Park contains approximately 1,000 acres and ex- tends from Sanborn Park to Skyline Boulevard. It is one of a series of multiple-purpose rec- reation areas with trails that connect to Castle Rock State Park and create an undisturbed corridor along the scenic mountain highway. These trails are part of an even more extensive trail system that links the Santa Clara and San Lorenzo valleys with Castle Rock State Park, Big Basin Redwoods State Park, and the Skyline-to-the-Sea Pacific Coast trail. Upper Stevens Creek Park is a multiple purpose park in the Cupertino Sphere of Influence. It is accessible to Saratoga residents by trail and scenic road. The park contains 655 acres including a 92-acre, non-power boating reservoir popular with fisherman and boaters, picnic areas, over 12 miles of single track and multi-use trails which connect with the Midpeninsula Open Space Fremont Older Preserve, and an archery range which is open to the public. Villa Montalvo Arts Center is located in the hills straddling the southern border of the City. It includes 175 acres of woodland. The majority of this open space is located within the County of Santa Clara unincorporated area but is partially located within Saratoga and is entirely within the Sphere of Influence. The land is operated in trust by the Montalvo Arts Center and the open space areas are leased to the County on a long-term basis. The site contains an arboretum, art installations, hiking trails and recreational open space areas. The Center provides art and music programs, community classes and children’s day-camps. The Center also runs the Sally and Don Lucas Artists in Residency Program that offers artists from a range of disciplines the opportunity to pursue their work and live temporarily in artists cottages on the park grounds. The park and trails are maintained by the Santa Clara County Parks Department. 2.8 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT LANDS Midpeninsula Regional Open Space District (MROSD) is a non-enterprise special district ded- icated to the acquisition and protection of open space lands and linkages to other public parklands. The MROSD holdings include over 320 acres within Saratoga's Planning Area. Among them is Fremont Older Open Space, a 739-acre preserve located on the urban fringe and extending to Upper Stevens Creek Park to the north and west. This open space resource offers a variety of experiences to hikers, bicyclists, and equestrians. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 13 2.9 TRAILS Over the years, the City has encouraged the dedication of a comprehensive and intercon- nected system of multi-use trails in the community that link to the regional, county-wide trail system. The trails allow a range of non-motorized transport including; bicycling, hiking, walk- ing, jogging, and equestrian uses. Development of the trail system in Saratoga is guided by the 1974 Trails Master Plan that was updated and adopted by the City in 1991 as part of the Parks and Trails Master Plan. This plan was coordinated to complement the existing County Trails and Pathways Master Plan. Saratoga has approximately 31 linear miles of existing and dedicated trails. In addition, there are approximately 10 linear miles of proposed trails. Joe’s Trail is the City’s newest greenway, running 1.6-miles within the PG&E easement parallel to the Union Pacific Railroad tracks, with pedestrian bridges crossings at Rodeo Creek and Sa- ratoga Creek. Figure OSC-2 Existing and Proposed Trails shows the location of existing and proposed trails within Saratoga as shown on the City’s Existing and Proposed Trails Map. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 14 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 15 2.10 OPEN SPACE LINKAGES Saratoga's existing open spaces and parkland are currently spread throughout the valley ar- eas and the hillsides. However, the continuity of open spaces and connections through trail systems are important to enhance the scenic value, provide public access, maintain existing wildlife corridors, and ensure the enjoyment of the open space system. Especially important is the connection of public facilities and parkland through a multi-use trail system. An example of these linkages is the Parker Ranch Loop, a segment of trail that connects Sa- ratoga to the Fremont Older Open Space and which has a common boundary with Upper Stevens Creek Park’s eastern boundary. The City is planning a trail that would link Saratoga trails to the County trail coming out of Stevens Creek County Park into the Mount Eden Valley. The City is helping plan the Saratoga-to-the-Sea Trail that would originate with a trailhead from Quarry Park and connect Saratoga to roads and trails through Sanborn County Park to the Skyline-to-the-Sea Trail. The Skyline–to–the-Sea trail begins at the Saratoga Gap on the crest of the Santa Cruz Mountains, winds through redwood forests into Castle Rock State Park, and down into Big Basin State Park. The trail terminates 34 miles from the mountain ridge at Waddell State Beach on the Pacific Ocean. 2.11 MILITARY FACILITIES The California Government Code (Section 65560 (b) (5)) requires Open Space Elements ad- dress “open space for military support of the mission of military installations, that comprises areas adjacent to military installations, military training routes and underlying restricted air- space that can provide additional buffer zones to military activities and complement the re- source values of the military lands.” No such military lands exist within or adjacent to Sara- toga. 3. RESOURCE AREAS 3.1 UNDEVELOPED AND AGRICULTURAL LANDS There are two land resources, undeveloped and agricultural lands, identified for conserva- tion within the Saratoga Planning Area. While about ninety percent of the land in Saratoga is developed, there are approximately 900 acres of undeveloped land within the incorporated City limits and approximately 700 acres in the Sphere of Influence that are essentially vacant. Most of these lands are in hillside areas and are subject to significant constraints such as steep slopes and unstable soils. Saratoga’s low-lying foothills and the Santa Cruz Mountains beyond, are valuable scenic open space resources which balance the growing urbanized areas of the valley floor. The conser- vation of these unspoiled open spaces with their scenic views, undisturbed wildlife habitat Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 16 and native forests, is essential for the well-being of Saratoga and greater region. Insensitive developments endanger this last valuable natural resource. The preservation of an ecologi- cal balance in this area is essential for the environment and quality of life for future genera- tions. Agricultural uses in Saratoga comprise 408 acres; 354 acres of land have been designated as agricultural preserves under the Williamson Act in Saratoga, and 54 acres of land have been designated as agricultural preserves under the Williamson Act in the Saratoga Sphere of In- fluence. The intent of the Williamson Act is to avert the premature development of agricul- tural lands to non-agricultural uses through lowered property taxes on contracted land. The act permits a lower County tax assessment based on agricultural use rather than develop- ment potential. In defining agricultural uses as they relate to Williamson Act lands, Govern- ment Code Section 51205 further states that where the term ‘agricultural use’ is used, it shall also be deemed to include recreational and open space use. 3.2 MINERAL EXTRACTION Mineral resources in the Saratoga vicinity are limited primarily to sandstone and shale. Fig- ure OSC-3 Mineral Resources depicts the mineral resource zones (MRZs) that have been identified by the California Department of Conservation, California Geological Survey, in the Saratoga Planning Area. The mineral resource zones are defined below: MRZ-1: Areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. MRZ-2: Areas where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood exists for their presence. MRZ-3: Areas containing mineral deposits, the significance of which cannot be evaluated. MRZ-4: Areas where available information is inadequate for assignment to any other zone. There are no mines or quarries operating in Saratoga or the Sphere of Influence. Quarries and reclamation plans for former quarries are regulated by the State of California Mining and Geology Board through the Surface Mining and Reclamation Act (SMARA) of 1975, as amended. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 17 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 18 3.3 GEOLOGIC HAZARDS The land's capability to support development varies greatly throughout Saratoga and the Sphere of Influence. While certain areas offer less constrained development sites, other ar- eas contain hazards such as soil erosion, landslides, soil subsidence, and severe earth shak- ing. Much of the lands within the Sphere of Influence are characterized by unstable soil con- ditions and steep slopes. The San Andreas Fault, which crosses the southwestern most corner of the Saratoga Sphere of Influence, presents a serious hazard to development on lands within the fault zone. The San Andreas fault system runs more than 800 miles long and extends at least 10 miles into the Earth. The 1906 earthquake was a 7.9 magnitude quake on the San Andreas fault that caused Santa Cruz Mountain residents to suffer losses resulting from ground displacement, ground shaking, and landslides. During smaller earthquakes the same phenomena may occur, however with far less intensity and to a far lesser extent. A major earthquake along the San Andreas fault is expected to occur in the next several decades, particularly in the southern fault region. Geologic studies have shown that large earthquakes occur at about 150 to 200-year intervals. In 1989 the Loma Prieta earthquake measured a magnitude 6.9 on the San Andreas Fault system. The Loma Prieta quake severely shook the San Francisco and Monterey Bay regions, causing buildings and freeways and bridges to collapse. Residents suffered losses resulting from severe damage throughout the area, including property damage, landslides, and ground ruptures. A 6.0 magnitude earthquake on the San Andreas fault system occurred in Parkfield, Califor- nia in 2004. Scientists cannot predict precisely when the next major earthquake will occur, but the probability of an earthquake of magnitude 6.7 or higher occurring along the San Andreas fault within the next 30 years is 22 percent. Moderate-sized earthquakes may occur at any time. The 2013 Safety Element more specifically defines the geologic hazards existing in Saratoga and the Sphere of Influence and includes details regarding other faults in the Saratoga Plan- ning Area. 3.4 FLOOD PLAIN AND FLOOD PROTECTION Saratoga is located in the North Central Flood Zone of the Santa Clara County Water District (SCVWD). Creeks in Saratoga under Water District jurisdiction are Calabazas, Rodeo, Sara- toga, Wildcat, and San Tomas. In general, flooding from these creeks has been confined to Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 19 the relatively narrow flood plain directly adjacent to the creeks. Figure OSC-4 Flooding Po- tential shows the location and extent of the 100-year flood plain as identified by the Federal Emergency Management Agency (FEMA). In the past, however, homes have been constructed in these flood plains which may be sub- ject to severe damage. In January of 1982 a severe storm affecting the entire peninsula caused a significant amount of damage. More recent flooding has occurred in the lower lying areas of the city. Since 1982 several of Saratoga's creeks have been widened and deepened to improve their water-carrying capacity. The Water District's main activities in Saratoga have been the routine maintenance of chan- nels, including silt removal, clearing of underbrush and other debris, and erosion control. The Water District also implements larger projects, such as the Calabazas Creek Flood Pro- tection Project, which was completed in 2012. The project included the installation of a long detention basin parallel to the creek to capture high storm flows, preventing the creek from overtopping its banks in a 100-year flood. Fourteen severely eroding bank segments were repaired, using as little hardscape as possible, and incorporating vegetation to reduce ero- sion and enhance wildlife habitat. Saratoga discourages channelization of the natural watercourses, and encourages flood con- trol systems that utilize natural systems, and enhancement and restoration of natural fea- tures to diminish flood flows and rates of flow. In response, the Water District has suggested that adequate flood plains be established which would include less land on either side of the creek bed but would, in some cases, require some dike or levee construction paralleling its banks. In mid-1974 the City passed a Resolution authorizing citizens residents to purchase flood insurance under the provision of the Federal Flood Insurance Program Act. The City reviews new development proposals for impacts to creeks and drainage ways and conditions pro- jects to minimize run-off impacts to prevent flooding. The SCVWD is notified of any proposed development that might impact a watercourse. Development in Saratoga and the Sphere of Influence will have the potential to intensify runoff by adding more impervious surfaces, increasing stormwater flows to the local and regional flood control network. Continued cooperation between the City and the SCVWD will ensure the maintenance and protection of the flood control network. The City’s Green Stormwater Infrastructure Plan describes how the City will gradually trans- form its urban landscape and storm drainage systems from “gray” to “green”; that is, Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 20 supplement traditional storm drain infrastructure, where stormwater runoff flows directly from impervious surfaces into storm drains and receiving waters, with a more resilient, sus- tainable system that reduces and slows runoff by dispersing it to vegetated areas, promotes infiltration and evapotranspiration, collects runoff for non-potable uses, and treats runoff using biotreatment and other green infrastructure practices. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 21 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 22 3.5 FIRE HAZARD AREA Portions of the hillside areas and certain other areas of Saratoga are considered high-risk fire areas by the Saratoga Fire Protection District and the Santa Clara County Central Fire Protection District, which are the two fire protection special districts that provide fire sup- pression, fire prevention, and emergency response to Saratoga. The Fire Districts consider the hillside portions of the Saratoga Planning Area to be hazardous fire areas. In some in- stances, dwellings are, or could be, located near dense tree and brush areas with limited access for emergency equipment and in places where provision of a reliable and adequate water supply may not be available. The Safety Element explains that the hillside areas of Saratoga are characterized by native brush, grasslands, and trees which are prone to wildfire. While the low density of housing in these areas minimize the potential danger to humans and structures, there is a danger that fire could consume significant areas of the City. The steep topography, abundant fuel load, and climatic conditions make Saratoga suscepti- ble to wildland fires, particularly the areas located west of Saratoga-Sunnyvale Road and southwest of Saratoga-Los Gatos Road (Highway 9). The Safety Element describes that a key component of fire hazard prevention is emergency responder access to these areas – fire- fighting equipment must be able to reach fires, and residents and visitors must be able to evacuate during a fire. The most effective method for avoiding fire risk in hazardous areas is effective regulation of all development and the provision of alternate access routes for de- velopment areas. Fire hazards in the flat, urbanized areas of Saratoga are relatively low ex- cept in the case of high winds and hillside fires spreading in an uncontrolled manner similar to the October 2017 North Bay fires and November 2018 Camp fire. A map of the Fire Hazard Areas, as identified by the California Department of Forestry (CAL FIRE), is included as Figure OSC-5 Hazardous Fire Areas. As a result of current conditions in the Planning Area, the City (in coordination with CAL FIRE) has established a Wildland-Urban Interface zone. The Fire Districts and Saratoga Building Division continue to carefully review plans for devel- opment in hazardous fire areas to ensure that an adequate emergency response can be achieved, that building sprinklers and effective alarm systems are provided and that an ad- equate water supply with appropriate water pressure is available. Chapter 16 of the Saratoga Municipal Code includes the most recently adopted State codes (Building Code, Fire Code, Residential Building Code, etc.) associated with fire regulations that affect development within the City. The requirements include the installation of Early Warning Fire Alarm Sys- tems and fire sprinkler systems. Section 14-30.040 of the Saratoga Municipal Code (Subdivi- sion Ordinance) requires a peak load water supply of 1,000 gallons per minute for two hours for all subdivisions. All new subdivisions are expected to meet this requirement and would Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 23 not receive development approval until adequate infrastructure is in place to support the proposal use. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 24 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 25 To help manage wildfire risk at the state level, the California Building Code (CBC) contains standards for building materials, systems, and or assemblies used in the exterior design and construction of new buildings. To help manage wildfire risk at the regional level, the Santa Clara County Community Wildfire Protection Plan, adopted in 2016, contains goals for creating a safer wildland urban interface community, accompanied by report annexes that address specific issues and projects by ju- risdiction and stakeholder organizations to meet the strategic goals. The purpose of the Wild- fire Protection Plan is to assist in protecting human life and reducing property loss due to wildfire throughout the planning area. The annexes relevant to the Saratoga Planning Area include: Saratoga Fire Protection District (Annex 5), Santa Clara County Central Fire Protec- tion District – Saratoga Hills (Annex 1, Chapter 3), and City of Saratoga (Annex 6). With new levels of concern regarding wildfires, local jurisdictions can evaluate their General Plans and zoning ordinances to locate weaknesses and bolster mitigation strategies related to wildfire hazards. Local jurisdictions can also create overlay zoning or overlay districts for areas prone to wildfires that mandate heightened development regulations and landscape wildfire mitigation compliance measures. Local jurisdictions may rely on the support of regional agencies, such as the Association of Bay Area Governments (ABAG), which runs the Resilience Program to support local govern- ments in planning for wildfires and other natural hazards. ABAG’s Mitigation and Adaptation Plans project supports the ongoing development of hazard mitigation and climate adapta- tion plans at the local level. In addition, local government agencies receive guidance from State agencies, such as CAL FIRE and the State Board of Forestry and Fire Protection. The local government agencies can then implement recommendations through the enactment of ordinances. However, it is ul- timately the responsibility of the local agencies to identify and manage wildfire risk within their jurisdictions. 3.6 WATER SUPPLY The City of Saratoga receives the vast majority of its domestic water supply from the San Jose Water Company, a private company serving central Santa Clara County. Three small private water companies provide water to a limited number of residences. These small companies include Arrowhead Cooperative, Mt Eden Mutual Water, and Saratoga Heights Mutual Water. The San Jose Water Company has three sources of potable water supply: purchased (im- ported) treated water, groundwater, and local surface water. A fourth and growing source of supply is non-potable recycled water. In 1981, the San Jose Water Company entered into a Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 26 70-year master contract with the Santa Clara Valley Water District for the purchase of treated water, which accounts for a little over 50 percent of San Jose Water Company’s water supply. This water originates from several sources including local reservoirs, the State Water Project and the federally funded Central Valley Project San Felipe Division. The San Jose Water Company updated its Urban Water Management Plan (UWMP) in 2015. Based on population projections made by ABAG and Santa Clara Valley Water District’s water evaluation and planning system model, the UWMP found that the San Jose Water Company will have adequate supplies for the years 2020 to 2040 to meet system demand under aver- age year conditions. Iin the UWMP, the Santa Clara Valley Water District is working with mul- tiple water agencies to investigate regional opportunities for collaboration to enhance water supply reliability across the region, leverage existing infrastructure investments, facilitate water transfers during critical shortages, and improve climate change resiliency. In addition, should the San Jose Water Company experience a shortage of supply during a drought, it will activate its current Water Shortage Contingency Plan to reduce water consumption. Last, during a drought, the San Jose Water Company works with its wholesale water supplier and other retail agencies in the County to collaborate on additional public outreach strategies to conserve water. The San Jose Water Company does not supply water to areas more than one lift (300 feet) above the City's service system. Before additional development is allowed in portions of the Sphere of Influence or the western hillsides, additional water source(s) and an economical water distribution system must be identified that will allow a reliable delivery of an adequate supply and pressure of water for domestic and firefighting purposes. 3.7 WATERSHED PROTECTION AREAS The Saratoga Planning Area is located within the San Tomas Aquino Creek, Calabazas Creek, and Saratoga Creek watersheds (See Figure OSC-6 Watershed and Open Space Re- sources). Portions of the higher elevations of the Santa Cruz Mountains within the Saratoga Sphere of Influence provide water runoff into local streams and recharge wells that provide a portion of the city’s water supply. These areas should be protected from significant urban- ization to maximize continued production of the local water supply. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 27 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 28 3.8 WATER QUALITY The City of Saratoga is a participating agency in the Santa Clara Valley Urban Runoff Pollution Prevention Program. The purpose of this program is to protect lakes, river, creeks, streams and other bodies of water in compliance with National Pollutant Discharge Elimination Sys- tem (NPDES) Permit requirements. Under this program, local development projects, both public and privately funded, must incorporate Best Management Practices into each devel- opment to protect water quality during both construction and post-construction phases of a project. Adherence to water quality standards for development proposals is the responsibil- ity of the City of Saratoga. 3.9 PLANT AND WILDLIFE SPECIES Saratoga and the Sphere of Influence are characterized by a diverse array of wildlife and plant species. The landscape varies on the foothill and mountain slopes from dry chaparral to larger woodland where stands of various oaks and native species predominate. Common to this area are the Live, Black, Valley, Blue, Tan Bark and Scrub Oaks, Madrona, Buckeye, and California Bay Laurels. Strands of Douglas Fir forest and some groves of Coast Redwoods are found along many stretches of the Santa Clara Valley side of the ridge. Villa Montalvo covers 175 acres of woodland that extends up to the Saratoga Sphere of In- fluence. Within the park confines there are almost two dozen identified plant species. The property offers citizens and visitors the finest opportunity available to view a comprehensive collection of native plants in their natural setting. Since the Saratoga Planning Area contains two discrete habitat types—the urbanized area and hillside area—plant and wildlife species are described accordingly below. The California Natural Diversity Data Base, maintained by the California Department of Fish and Wildlife, lists several threatened and/or endangered plant and wildlife species that may be found in the hillside potion of the Saratoga Planning Area. This list is based on secondary source material prepared by both the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the California Native Plant Society. Open Space and Conservation Element goals and Policies require site specific surveys for sensitive biological species prior to actual development. Urbanized Areas The flatter portions of the Saratoga Planning Area exhibit plant and animal species typical of urbanized areas, including a combination of native and introduced trees, grasses, and shrubs Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 29 used for landscaping purposes. Undeveloped areas are typified by native grasses and rude- ral species. Local creeks and streams extending through the flatter, urbanized portion of the Saratoga Planning Area, may provide habitat for three special-status animal species: California giant salamander, California tiger salamander, and California red-legged frog. California giant sal- amander is listed as a Species of Special Concern by the California Department of Fish and Wildlife. California tiger salamander and California red-legged frog are both listed as Threat- ened under the Federal Endangered Species Act. The California Department of Fish and Wild- life has listed the California tiger salamander as Threatened and the California red-legged frog as a Species of Special Concern. Three special-status plant species may still be present in the urbanized area: Woodland wool- lythreads, Arcuate bush-mallow, and Loma Prieta hoita. The California Native Plant Society has classified the Woodland woollythreads and Arcuate bush-mallow as Moderately Threat- ened and the Loma Prieta hoita as Seriously Threatened. Hillside Area The Santa Cruz Mountains harbor many species of reptiles, amphibians, birds, and mam- mals. In addition to the more common varieties, several rare species are known to live in these mountains or to regularly frequent the area in search of food and shelter. Several special-status plant and animal species may be found in the hillside portion of the Saratoga Planning Area, including Coho salmon, Steelhead trout, Zayante band-winged grasshopper, California tiger salamander, California red-legged frog, California giant sala- mander, Red-bellied newt, Swainson’s hawk, Yellow rail, Long-eared owl, Burrowing owl, White-tailed kite, American peregrine falcon, California least tern, Northern California legless lizard, Western pond turtle, San Francisco garter snake, San Francisco dusky-footed woodrat, White-rayed pentachaeta, Ben Lomond spineflower, Robust spineflower, Santa Clara Valley dudleya, and Metcalf Canyon jewelflower. 3.10 ARBOR RESOURCES Saratoga owes much of its beauty to the wooded hillsides and native and ornamental trees found throughout its neighborhoods. Saratoga has historically recognized the importance of planting and preserving tree resources as an invaluable asset to the community. Tree preser- vation supports the health, safety, and welfare of Saratoga residents by preserving scenic beauty, preventing soil erosion, protecting against landslides, counteracting air pollutants, reducing temperatures, and decreasing the effects of wind velocity. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 30 The City uses the most current version of the International Society of Arborists Standards. These standards, together with Saratoga’s Tree Regulations (contained in Article 15-50 of the Saratoga Municipal Code), establish the basic standards and recommendations for the pro- tection and preservation of trees in Saratoga. The City’s Tree Regulations are designed to provide a stable and sustainable urban forest to preserve and protect significant historic heritage values and to enhance the unique aesthetic character and environment of Saratoga. The City’s Tree Regulations balance the interests of property owners with basic standards for the maintenance, removal, and replacement of trees. In addition, in recognition of the value the City places on the protection and preservation of trees, the City Council has adopted an ordinance that provides a process for designation of certain trees as heritage trees. These trees hold significance for their individuality and historic heritage, and they contribute to the vibrancy, beauty, and environmental health of the City. Once designated, they will be listed as a designated resource, like other designated cultural resources discussed below. The City has also initiated programs to encourage the planting of trees. These include a citywide effort to plant 2,020 trees by 2020 and a City partnership with Our City Forest to help achieve the 2020 goal. The City will contribute funds to this program to supplement the cost of planting a new tree. Our City Forest is a matching program, meaning the City will share the cost of planting a tree in a resident’s front yard, with that resident. 3.11 CULTURAL RESOURCES The first people to populate the area of Saratoga, were ancestors of the Cosntanoan (Ohlone) native peoples who arrived in the area thousands of years ago. The Ohlone inhabited an area from San Francisco Bay in the north to Monterey Bay in the south and east to the Diablo Mountain Range and lower Salinas Valley. During the Spanish mission era, seven missions were built within the region inhabited by the Ohlone. Prior to the California gold rush, the Ohlone region was the most populated area north of Mexico. Upon the large European- American immigration to California, following the gold rush, the Ohlone were nearly elimi- nated, aside from a small population in the area that is now central Monterey County and San Benito County. The oldest remaining buildings in Saratoga date from around the mid 1800’s, when the first European-American settlers came to the area. The growth of Saratoga followed an unusual path for the region, first as a lumber town, then evolving as an agricultural community as new waves of European-American immigrants moved to the area for the rich soil and ideal climate. After World War II Saratoga began to grow into the suburban community we know today. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 31 In 1846 Bill Campbell and his sons established a sawmill on Quito Creek. The discovery of mineral springs in the area soon prompted development of several luxurious spas, remind- ing residents of similar Eastern spas. From this memory came Saratoga's name. Orchards were planted and covered the land, until the late 1940s when they began to be replaced by homes. In recognition of the historic character of Saratoga, the City has adopted a Historic Preserva- tion Ordinance to protect irreplaceable heritage resources. The Ordinance creates a Heritage Preservation Commission to inventory historic resources, recommend to the City Council specific resources which should have historic designations, and act as an advisory body to the City Council, Planning Commission, and other agencies as to the impact of proposed new development on historic resources. A list of designated local historic landmarks is available in the City’s Community Development Department. The following historic landmarks, which are included on National and State of California His- toric Registers, exist within the Saratoga Planning Area: • Hakone Gardens, located at 2100 Big Basin Way. • The Warner Hutton House, located at 13777 Fruitvale Avenue. • Paul Masson Mountain Winery, located on Pierce Road. • Miller-Melone Ranch, located at 12795 Saratoga-Sunnyvale Road. • The Saratoga Foothill Club, located at 20399 Park Place. • The Saratoga Toll Road, generally located at beginning of Third Street and Big Basin Way. • Villa Montalvo, located at 14800 Montalvo Road. • The Welch-Hurst Building, located at 15800 Sanborn Road. • Saratoga Village Library, located at 14410 Oak Street. The City Council has also designated two heritage lanes as local landmarks, the brick portion of Austin Way west of Highway 9 and Saratoga Avenue from Fruitvale to The Village. In addition to Saratoga landmarks dating back to the 19th century, several archeological sites have been identified in the Saratoga area. Two specific sites have been logged by the State Archeological Inventory Survey near Saratoga Avenue, adjacent toin the vicinity of the Sara- toga High School. Other, more general areas have been indicated by archeologists to contain potential sites requiring further investigation. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 32 4. OPEN SPACE/RESOURCE PLAN The City of Saratoga intends to implement the following course of action to ensure that ad- ditional parks, trails and resource conservation areas are developed, protected and pre- served: 4.1 PARK STANDARDS The City seeks to attain a park goal of five (5) acres of developed municipal parkland per 1,000 residents. This is based on the National Recreation and Park Association standard and is a common metric used by other communities in California to measure adequacy of park- land. Parks maintained by regional entities are not included in this goal. 4.2 CITY PARKS Saratoga maintains, and seeks to improve City owned lands as appropriate to increase the City’s supply of public parks. In addition, the City continues to encourage the dedication of lands for park use with subdivisions of four or more parcels. In the year 2040, with a popu- lation estimated to be approximately 34,000, the City would require 170 acres of park lands. Currently there are 148 acres of parkland within Saratoga. High land costs and the limited amount of undeveloped land will pose challenges to the City in attaining its goal. 4.3 CITY TRAILS Development of a comprehensive trail system has been a priority of the City for many years. The Saratoga Trails Map identifies trails that provide the community with a trail network that offers open space linkages for greater access to recreation activities and natural resources within and beyond City limits. The City continues to require dedication of trail easements as a condition of development adjacent to planned trails. (Refer to Figure OSC-2 Existing and Proposed Trails) 4.4 PRESERVATION OF NATURAL RESOURCES Saratoga strives to preserve natural resources within the City, through detailed review of development proposals, and a focus on maintaining open spaces, mature trees and natural landscapes. Several wildlife habitat areas identified by the California Wildlife Habitat Relationship System exist in Saratoga. They include; Oak Woodland, Redwood Forest, Riparian, Chaparral Scrub, Coastal Scrub, Annual Grasslands and Cropland including agricultural resources. Aside from land in urban development, the largest habitat area is Coastal Oak Woodland found in the western portions of the Saratoga Planning Area. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 33 A 2018 records search of the California Fish and Wildlife’s Natural Diversity Data Base (CNDDB), and the California Native Plant Society of Rare and Endangered Plants (CNPS) found 37 special-status plants that are present or potentially present in the Saratoga Plan- ning Area (City and Sphere of Influence). Wildlife resources are also plentiful, given the abundance of natural areas in the Saratoga Planning Area. The 2018 records search of the CNDDB and United States Fish and Wildlife Service identified 29 special-status animal species that are present or may be present in the Saratoga Planning Area. The waterways in the Saratoga Planning Area, as well as the hillsides and mountains in the southern and western portions, serve as aquatic and terrestrial wildlife migration corridors. 5. IMPLEMENTING THE OPEN SPACE/CONSERVATION ELEMENT The Open Space and Conservation Element can be implemented in a number of ways as identified below. Other implementation opportunities may be open to the City as well. 5.1 DEDICATION OF PARKS AND TRAILS The City can and should require dedication of both land for parks and trail easements wher- ever feasible when considering subdivision maps (parcel maps and tracts) and development proposals in Saratoga. Dedication requirements should be imposed as needed to mitigate the impacts of proposed development. Where appropriate the City should also impose fees to assist in financing trail development. 5.2 USER FEES AND CHARGES Recreational fee revenues are placed into the City’s General Fund. The City may consider increasing the amount of such fees, as needed, to recover the full costs of providing both direct recreation services and a portion of the costs to maintain such facilities as well. 5.3 TAX REVENUES The City could choose to pass one or more fees or taxes that would raise additional funds for the development and/or maintenance of park and other open space resources. Such fees include parcel taxes, utility taxes, and others. 5.4 LAND USE REGULATIONS In association with the Land Use Element, land use regulations can be developed to encour- age preservation of on-going agricultural operations, limit development in and adjacent to flood plain areas, limit development in areas that contain sensitive plant or wildlife species Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 34 and protect watershed areas and scenic views. Land use regulations should be coordinated with amendments to the City’s zoning ordinance to ensure effectiveness. 5.5 STATE GRANTS The State of California has adopted several bond programs in recent years that provide full or partial funding for park acquisition and development, trail development and similar rec- reational facilities. The City of Saratoga shall continue to explore opportunities for funding through these and other funding programs. 5.6 PARKS AND TRAILS MASTER PLAN In 1991, the City adopted a Parks and Trails Master Plan which is still in use. This document provides important guidance for development of the City’s parks and trails and includes a number of specific methods to expand park and recreation facilities within Saratoga. It will be updated as needed to meet current and future needs, and to ensure that it complements and provides linkages to the County Trails and Pathways Master Plan and Midpeninsula Open Space District trails system. 5.7 INTERGOVERNMENTAL PROJECTS The City has in the past, and may elect to work with other local and regional agencies within Santa Clara County in the future, for the provision of parks, open spaces, and other recrea- tional facilities. Such agencies include but are not limited to Santa Clara County, the Santa Clara County Water District, the Midpeninsula Open Space District, and other incorporated communities in the County. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 35 6. GOALS, POLICIES AND IMPLEMENTATION PROGRAMS The following goals, policies, and implementation measures have been adopted to ensure that the vision of Saratoga can be achieved. The term “goal” designates a desired end state which the Conservation and Open Space Element attempts to achieve. A policy is a specific statement that guides decision making. It indicates a commitment of the agency to a partic- ular course of action. The term “Implementation Measure” describes specific methods or actions that the City can take to achieve each goal and related policies. 6.1 GENERAL OPEN SPACE GOAL Goal OSC-1: To provide and maintain open space resources of local and regional significance accessible to the public. Policies Policy OSC-1.1: Encourage and facilitate the participation of individuals, citizens, groups, civic organizations, and those having special needs, such as the physically disabled, in the open space planning process. Implementation OSC- 1.a: Continue to provide public notice and opportunities for participation in parks and open space planning. Responsible Agency: Community Development/Public Works/City Council Funding Source: General Fund, Development Fees Time Frame: TBDOngoing Related Policies: OSC-1,1 OSC- 1.b: Prioritize, and construct as funding is available, hard surface trails to be accessible for persons with disabilities (e.g. wheelchairs, etc.). Responsible Agency: Public Works/City Council Funding Source: General Fund, Development Fees Time Frame: TBD Related Policies: OSC-1.1 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 36 GOAL Goal OSC-2: Maintain the predominantly small-town residential character of Saratoga which includes a mix of larger residential parcels, long established neighborhoods, scenic hillsides, and open space areas. Policies Policy OSC-2.1: Ensure that all development proposals, public and private, are sensitive to the natural environment and the community’s open space resources. Implementation IM OSC-2.a: Continue to use the design review process and develop design review standards to ensure that all development proposals are sensitive to the natural environment and con- sistent with the existing character of the community. Responsible Agency: Community Development/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-2.1 6.2 PARKS AND OUTDOOR RECREATION GOAL Goal OSC-3: To provide and maintain parks and a variety of passive and active recreational sites which are located, designed, and improved to serve the needs of the residents, the community, and the neighborhoods of Saratoga. Policies Policy OSC-3.1: Ensure that existing and future parks and dedicated open spaces remain part of the public domain in perpetuity. Policy OSC-3.2: Preserve open space and recreational resources provided on school sites and surplus school sites through joint use agreements, acquisition, and/or land use controls. Policy OSC-3.3: Promote retention and dedication of land which provides for a variety of passive and active recreational pursuits for people of all ages and offers important opportu- nities for our diverse community to enjoy the outdoor environment, including: 1. Areas of outstanding scenic, historic, and cultural value. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 37 2. Accessible areas particularly suited for hiking, horseback riding, biking, swimming, tennis, ball fields, and other recreational purposes. 3. Areas providing access and links between major recreation, cultural, and open space areas, including parks, trails, publicly accessible easements, creeks, and scenic road- way corridors. 4. Areas with inherent qualities that the community finds visually pleasing, beautiful, relaxing, stimulating, or enjoyable. Policy OSC-3.4: Incorporate public art into parks and outdoor spaces to enhance the quality of life for visitors. Implementation IM OSC-3.a: Continue to encourage permanent dedication of trail and public access ease- ments and open space resources through the subdivision approval process. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: 3.1, 3.2, 3.3 IM OSC-3.b: Install public art in parks, open spaces, and other significant locations. Responsible Agency: City Manager’s Department Funding Source: Development Fees Time Frame: Ongoing Policies: 3.4 GOAL Goal OSC-4: Maintain a ratio of 5 acres or more of high quality park and open space area per 1,000 residents. Policies Policy OSC-4.1: Promote dedication of land for parks and recreational open space. Policy OSC-4.2: Pursue efforts to construct all Phases of the Quarry Park Master Plan. Implementation IM OSC-4.a: Continue to encourage permanent dedication of recreational and open spaces Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 38 through the subdivision entitlement process and other means. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: 4.1 IM OSC-4.b: Continue to utilize the Park In-lieu Fee Program to assist in the acquisition and maintenance of parks. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: 4.1, 4.2 IM OSC-4.c: Construct the Quarry Park upper terrace roadway, welcome station, upper loop trail, and parking lot. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: OSC-4.2 6.3 TRAILS AND OPEN SPACE LINKAGES GOAL Goal OSC-5: A City-wide system of hiking, bicycling, and equestrian trails shall be provided within the community which includes regional trail linkages with City, County, State, and re- gional parks, and other publicly owned open space lands. Policies Policy OSC-5.1: Continue to use the Parks and Trails Master Plan as a day-to-day guide for the development, maintenance, and financing of trails in Saratoga. Policy OSC-5.2: Encourage equestrian and pedestrian trails and pathways along roadways in areas where safety and aesthetics permit. Policy OSC-5.3: Promote the acquisition of trails through purchase, dedication, or gift. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 39 Policy OSC-5.4: Coordinate trail planning, acquisition, development, maintenance, and man- agement among the various community supporters as well as government agencies. Policy OSC-5.5: Establish trails along traditional routes whenever feasible, consistent with the Parks and Trails Master Plan, and in a manner that insures linkages to existing and pro- posed trails. Policy OSC-5.6: Coordinate trail development and maintenance responsibilities with all en- tities involved in each trail segment. In most cases, the cost of the construction of trail im- provements shall be paid for by the property owner with maintenance activities undertaken by the City. Policy OSC-5.7: Locate, design, and develop trails with sensitivity to the resources and envi- ronmental hazards of the areas they traverse, as well as their potential impacts on adjacent lands and private property, including potential impacts to private property owners’ privacy and security. Trails shall be designed to City specifications, require minimal grading, and in- clude effective erosion control measures. Policy OSC-5.8: Regulate developments along designated trails to provide sufficient trail right-of-way and ensure that development adjacent to the corridors does not detract from the scenic and aesthetic qualities of the corridor. Policy OSC-5.9: Whenever feasible, design and develop trails to meet the accessibility needs of all segments of the population. Policy OSC-5.10: Design trails with adequate ingress and egress points to minimize the need for parking at trailheads. Where parking is provided, it shall be designed in a manner that is as unobtrusive as possible. Policy OSC-5.11: Pursue efforts to connect Quarry Park to neighboring communities and open spaces via non-vehicular modes of transportation through multi-purpose trails (Quarry Park Master Plan Vision and Goals Item 4). Policy OSC-5.12: Pursue efforts to build a trail connection to the Skyline-to-the-Sea trailhead at Skyline Boulevard through Quarry Park (Quarry Park Master Plan Vision and Goals Item 6). Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 40 Implementation IM OSC-5.a: Update the Parks and Trails Master Plan on a periodic basis to ensure that it includes current information and continues to meet parks and trail development Goals and Policies. Responsible Agency: Public Works/Trails and Pathway Committee/City Council Funding Source: General Fund, Development Fees Time Frame: TBDOngoing Ongoing Policies: OSC-5.1, 5.3, 5.4, 5.6, 5.8, 5.9, 5.10 IM OSC-5.b: Continue to require dedication of trails through the development and subdivi- sion entitlement process. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: OSC-5.2, 5.4, 5.5, 5.7 IM OSC-5.c: Continue to work with Santa Clara County and other agencies to support the implementation of the Saratoga-to-the-Sea Trail connection through the San Jose Water Company property, as well as trail connections to Saratoga Quarry Park, Hakone Garden, and the Village. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development Fees Time Frame: Ongoing Policies: OSC-5.4, 5.11, 5.12 IM OSC-5.d: Expand the network of equestrian and pedestrian trails and pathways along roadways in areas where safety and aesthetics permit. Responsible Agency: Community Development/Public Works/City Council Funding Source: Development fees Time Frame: Ongoing Policies: OSC-5.2 6.4 SCENIC OPEN SPACE RESOURCES Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 41 GOAL Goal OSC-6: Preserve the hillside lands in their natural condition and inherent natural beauty. Policies Policy OSC-6.1: Maintain land use designations in the hillier portions of the Saratoga Plan- ning Area that protect a significant amount of open space while allowing very low-density residential uses. Policy OSC-6.2: Public use and enjoyment of the unincorporated hillside areas for recrea- tional purposes shall be encouraged through direct or indirect public land acquisition, en- couraging both private and public recreational uses. Appropriate regulation of privately held lands to obtain maximum use of open space resources, such as the establishment of trail and open space easements, should be consistent with conservation of the natural environ- ment. Policy OSC-6.3: Future land uses within the western hillside or any Sphere of Influence ex- pansion area shall be reviewed by the City through the development review process to en- sure consistency both with existing patterns of land use in the unincorporated hillside areas, and with the City’s desire to maintain the area as predominantly open space. Implementation IM OSC-6.a: Continue to use the design review and subdivision entitlement process to en- sure that all development proposals are designed in a manner that meets goals and policies for preservation of hillsides. Responsible Agency: Community Development/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: 6.1, 6.2, 6.3 GOAL Goal OSC-7: Preserve and protect existing view sheds, view corridors, and scenic open spaces. Policies Policy OSC-7.1: Future land use proposals within the western hillside area shall be reviewed by the City through the development review and environmental review processes to ensure Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 42 that improvements blend in with the natural environment. Criteria shall include but not be limited to the use of unobtrusive colors, controlled grading, limited disruption of existing native vegetation, use of structural height limits, structural design and density guidelines, and use of native, non-invasive and drought-adapted vegetation for visual screening. Special consideration should be given to the eventual development of a canopy effect of tree growth. Implementation IM OSC-7.a: Continue to use the design review and environmental review process to ensure that development proposals in the hillsides are compatible with the natural environment. Responsible Agency: Community Development/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: 7.1 IM OSC-7.b: Amend the Zoning Ordinance to add objective standards for development re- view within the western hillside area. Responsible Agency: Community Development/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: 7.1 6 .4 SCENIC OPEN SPACE RESOURCES GOAL Goal OSC-8: Preserve the Heritage Orchard as a valued link to Saratoga’s agricultural past. Policies Policy OSC-8.1: Maintain views of the Heritage Orchard from the surrounding area to insure the orchard continues to be an important part of the community’s image. Implementation IM OSC-8.a: Incorporate the Heritage Orchard into the Parks and Trails Master Plan update. Responsible Agency: Public Works Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 43 Funding Source: N/A Time Frame: Ongoing Related Policies: OSC-8.1 GOAL Goal OSC-9: Encourage preservation of land uses for open space and agriculture. Policies Policy OSC-9.1: In evaluating future land uses, efforts shall be made to maintain agricultural lands as a component of open space and to preserve the rural and agricultural heritage of Saratoga. The City shall encourage the renewal of Williamson Act contracts. Policy OSC-9.2: Encourage land owners to enter into new Williamson Act Contracts. Implementation IM OSC-9.a: Continue to establish as Agricultural Preserves lands that are under Williamson Act Contracts and allow such lands to be used only for the purposes expressly permitted under the terms of the applicable Williamson Act contract. Responsible Agency: Community Development Dept/Planning Commission Funding Source: N/A Time Frame: Ongoing Related Policies: OSC-9.1 IM OSC-9.b: Inform its property owners through the City Website and information handouts of the property tax reduction benefits of placing lands under Williamson Act contract for preservation of agriculture and open space lands. Responsible Agency: Community Development Dept/Planning Commission Funding Source: N/A Time Frame: Ongoing Related Policies: OSC-9.2 6.5 WATERSHED PROTECTION AND WATER QUALITY GOAL Goal OSC-10: Protect existing streams, channels, wetlands, freshwater marshes, riparian habitat, freshwater ponds, and vernal pools to maintain water quality in surface and Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 44 subsurface water sources. Policies Policy OSC-10.1: Retain surface watercourses in their natural condition to the greatest ex- tent possible through sound land use planning, community design, and site planning. Policy OSC-10.2: Concentrate development in those portions of the community least sus- ceptible to soil erosion and minimize grading and the introduction of impervious surfaces. Where appropriate, consider the use of on-site site low impact development (LID) or green infrastructure elements, such as stormwater capture, infiltration, and biotreatment, to min- imize stormwater runoff from sites. Policy OSC-10.3: Implement land use controls to protect watershed lands on the upper ele- vations of hillsides. Implementation IM OSC-10.a: Coordinate review of development projects adjacent to watercourses with the Santa Clara Valley Water District and other applicable agencies. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-10.1 IM OSC-10.b: Ensure erosion control measures are required with each development project as part of the development approval process. Project applicants shall demonstrate that pro- ject implementation will not result in increases in the peak flow runoff to adjacent lands or drainage facilities Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-10.1, 10.2, 10.3 6.6 WATER SUPPLY GOAL Goal OSC-11: Maximize efficiencies in the use of the City’s water supply. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 45 Policies Policy OSC-11.1: Implement water conservation provisions of the San Jose Water Company’s Urban Water Management Plan. Policy OSC-11.2: Encourage wastewater collection and treatment providers to maintain ad- equate levels of service. Implementation IM OSC-11.a: Inform applicants of water conservation provisions and require that all new development proposals be in compliance with the water conservation provisions of the San Jose Water Company’s Urban Water Management Plan. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-11.1 IM OSC-11.b: Continue to ensure compliance with the Water Efficient Landscaping ordi- nance as part of the development review process to require the use of native and drought- tolerant landscaping. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-11.1 IM OSC-11.c: Continue to coordinate with the Cupertino Sanitary District, West Valley Sani- tation District, and San Jose/Santa Clara Regional Wastewater Facility to ensure that ade- quate wastewater collection and treatment facilities are provided to serve development in the City. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-11.2 6.7 BIOLOGICAL RESOURCES Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 46 GOAL Goal OSC-12: Protect and enhance sensitive vegetative and wildlife habitat in the Saratoga Planning area. Policies Policy OSC-12.1: Minimize development that would encroach into important wildlife habi- tats, limit or restrict normal range areas, or restrict access to water food or shelter. This in- cludes limitations on the installation of barrier fencing in hillside areas. Policy OSC-12.2: Through the development and CEQA process, preserve, protect, and main- tain riparian habitats and creek corridors. This includes requiring biological surveys of par- cels of land that could contain sensitive species or their habitats prior to allowing develop- ment on these parcels. Policy OSC-12.3: Continue to provide information and assistance to the public through City publications and the City website for the preservation and care of native trees whose exist- ence can be threatened by environmental stress and development. Policy OSC-12.4: Mature native vegetation shall be preserved wherever possible. Implementation IM OSC-12.a: Continue to utilize the design review and environmental review process for all development applications to ensure that projects are designed in a manner that minimizes disruption to important wildlife, riparian, and plant habitats. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-12.1, 12.2, 12.5 IM OSC-12.b: Continue to require that all projects conform to the City’s Tree Ordinance. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-12.3, 12.4, 12.5 IM OSC-12.c: Encourage the use of green stormwater infrastructure features such as Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 47 bioretention areas and pervious pavement for new parking areas to reduce the amount of storm water runoff from new developments. 6.8 ARBOR RESOURCES GOAL Goal OSC-13: Increase overall tree cover, tree health, and consequent tree benefits in an equitable, cost beneficial, and sustainable manner. Policies Policy OSC-13.1: Support appropriate management for sustaining the health and increasing the extent of arbor resources in the City. Policy OSC-13.2: Development projects should include the preservation of protected trees and other significant trees. Any adverse effect on the health and longevity of native oak trees, protected or other significant trees should be avoided through appropriate design measures and construction practices. Policy OSC-13.3: Trees used for new or replacement plantings should be selected primarily for low water use characteristics. Policy OSC-13.4: Continue to support tree protection programs, require permits for the re- moval of protected trees, and enforce the City’s Tree Regulations to protect and enhance the City’s arbor resources. Policy OSC-13.5: Forested lands in the Sphere of Influence shall be managed to maximize environmental protection and to discourage logging to the maximum extent possible, con- sistent with proper fire protection standards and practices. Policy OSC-13.6: Continue to regulate the removal of trees on larger development projects through the development process including requiring arborist reports and Tree Preservation Plans. Implementation IM OSC-13.a: Continue to require that all development projects conform to the City’s Tree Ordinance. Projects that would require the removal of one or more protected trees shall require an arborist report and Tree Preservation Plan. The preservation of existing trees shall be ensured through the collection of security deposits. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 48 Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-13.1, 13.2, 13.3, 13.4, 13.5 IM OSC 13.b: When tree preservation is not feasible, individual development projects shall include appropriate native or non-invasive, drought adapted non-native replacement trees as approved by the City. To best protect Saratoga’s natural resource neighbors, such as Fremont Older Open Space Preserve in the Midpeninsula Regional Open Space District, prop- erties with development projects within 500 feet of such boundaries shall have conditions of approval to select appropriate landscaping to ensure the protection of native species located in the adjacent natural resource. For example, replacement native trees will be locally sourced and obtained from nurseries that implement Best Management Practices to prevent plant pathogens whenever possible. If locally sourced native landscaping is not available, it is acceptable to plant non-native trees that are non-invasive. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-13.2 IM OSC-13.c: Ensure maintenance of the City’s Tree City USA designation in conformance with the requirements of the Tree City USA program standards. Responsible Agency: Community Development Department/City Arborist Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-13.1, 13.2, 13.3, 13.4, 13.5 IM OSC-13.d: Continue to partner with local non-profits to encourage voluntary installation of new trees on residential properties and promote the program in City publications and the City’s website. Responsible Agency: Community Development Department/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-13.1, 13.4 Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 49 IM OSC-13.e: Use the City’s website to publicize information on how to prevent the spread of noxious weeds including stinkwort (Dittrichia graveolens) and fungi including Phy- tophthora (sudden oak death) in accordance with the Midpeninsula Regional Open Space protocols. Responsible Agency: Community Development/IT Department Funding Source: Development Fees Time Frame: Fiscal Year 2019-2020 Related Policies: OSC-13.1, 13.2, 13.4 GOAL Goal OSC-14: The preservation of native tree species indicative of Saratoga's cultural herit- age shall be given priority over development to provide for the perpetuation of such species. Policies Policy OSC-14.1: To further preserve the City’s inventory of arbor resources, the City should encourage owners to consider formal designation of heritage trees. Policy OSC-14.2: Fire safety shall be an important consideration when evaluating the preser- vation of native vegetation and the need for removal of non-native, invasive and/or fire- prone species (such as French broom or eucalyptus). Implementation IM OSC-14.a: Continue to utilize the design review process, Historic Preservation Ordinance, and Tree Ordinance to ensure preservation of significant arbor resources. Responsible Agency: Community Development Department/Heritage Preservation Commission /Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-14.1,14.2, IM OSC-14.b: Use the City’s website to publicize information about heritage trees and the benefits of designation of heritage. Responsible Agency: Community Development/IT Department Funding Source: General Fund Time Frame: Ongoing Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 50 Related Policies: OSC-14.1,14.2 6.9 CULTURAL RESOURCES GOAL Goal OSC-15: Through coordination with and implementation of other related General Plan Policies, encourage preservation of the City’s heritage by providing for the protection of irre- placeable historic and cultural resources representing significant elements of City and re- gional history. Policies Policy OSC-15.1: Support activities and events that highlight Saratoga’s rich history, such as the “Valley of the Heart’s Delight” and the annual Blossom Festival events at the Central Park or Heritage Orchard. Implementation IM OSC-15.a: Periodically update the Heritage Resource Inventory and Designated Landmark Structures list, and publish on the City Website information regarding incentives for preser- vation of heritage properties, such as the Mills Act Program. (See Land Use Element for addi- tional related Implementation Measures) Responsible Agency: Community Development Department/Heritage Preserva- tion Commission Funding Source: General Fund Time Frame: Ongoing Related Policies: OSC-15.1 6.10 MINERAL RESOURCES GOAL Goal OSC-16: Encourage conservation of significant natural resources that exist in the Sara- toga Planning Area. Policies Policy 16.1: Mineral extraction in the Saratoga Planning Area shall be regulated and super- vised to minimize physical and visual damage to the existing environment. Administrative Draft - July 15, 2020 City of Saratoga General Plan 2040 OPEN SPACE & CONSERVATION ELEMENT| DATE| 51 Implementation IM OSC- 16.b: Work with Santa Clara County to assure that mining operations outside the City limits are consistent with the City’s General Plan, that restoration plans are adequate, and that mining activities are not extended into undisturbed lands without adequate docu- mentation of economic purpose and environmental impacts and mitigations. Responsible Agency: Community Development Dept/Planning Commission Funding Source: Development Fees Time Frame: Ongoing Related Policies: OSC-16.1 1259466.1 City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 1 To focus the Planning Commission discussion during the Study Session, the Goals and Policies in the existing General Plan Conservation & Open Space Element have been reviewed and prioritized as follows: Goals and Policies that are color-coded Yellow are recommended for discussion during the Study Session. Suggestions for revisions are provided in the Explanation column of the Table. A Goal or Policy that is color-coded Red is recommended be removed during the General Plan Update process. This would be recommended where a Goal or Policy is no longer relevant for long range planning purposes. A Goal or Policy that is color-coded Green would remain in the 2040 General Plan. In advance of the Study Session, commissioners should review the Conservation & Open Space Element and these recommendations within the Explanation column. If a commissioner believes that a Red or Green recommendation should be discussed during the Study Session, those considerations should be communicated at the start of the meeting. Goal or Policy Explanation General Open Space Goal OSC 1: To provide and maintain open space resources of local and regional significance accessible to the public. Policy OSC 1.1: Prepare an open space management plan in conjunction with the Capital Improvements Program. The Plan would identify open space needs as well as the appropriate use and ongoing maintenance needs of open space areas. Policy OSC 1.2: Encourage and facilitate the participation of individuals, citizens, groups, civic organizations, and those having special needs, such as the physically disabled, in the open space planning process. IM OSC 1.a: The City shall prepare an open space management plan in conjunction with the Capital Improvement Program. Goal OSC 2: To preserve the City’s existing character which includes small town residential, rural/semi-rural areas and open spaces. update this language to be consistent with changes already suggested for the Land Use Element as follows: Maintain the predominantly small-town residential character of Saratoga which includes a mix of larger residential parcels, long established neighborhoods, scenic hillsides and open space areas. Policy OSC 2.1: Ensure that all development proposals, public and private, are sensitive to the natural environment and the community’s open space resources. IM OSC 2.a: The City shall continue to use the design review process to ensure that all shortening the Implementation Measure: City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 2 Goal or Policy Explanation development proposals are sensitive to the natural environment and consistent with the existing character of the community which includes small town residential, rural/semi-rural areas and open spaces. The City shall continue to use the design review process and develop design review standards to ensure that all development proposals are sensitive to the natural environment and consistent with the existing character of the community. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 3 Parks and Outdoor Recreation Goal OSC 3: To provide and maintain parks and a variety of passive and active recreational sites which are located, designed, and improved to serve the needs of the residents, the community, and the neighborhoods of Saratoga. Policy OSC 3.1: Ensure that existing and future parks and dedicated open spaces remain part of the public domain in perpetuity. Policy OSC 3.2: Preserve open space and recreational resources provided on school sites and surplus school sites through joint use agreements, acquisition and/or land use controls. Policy OSC 3.3: Promote retention and dedication of land which provides room for a variety of passive and active recreational pursuits and offers important opportunities for the fulfillment of human and psychological needs, including: 1.Areas of outstanding scenic value. 2.Areas of historic and cultural value. 3.Accessible areas particularly suited for parks and recreation purposes such as hiking, horseback riding, biking, swimming, tennis, ball fields and more. 4.Areas providing access to and links between major recreation, cultural and open space reservations, including trails, utility easements, banks of rivers and streams and scenic high-way corridors. 5.Areas with inherent qualities that humans find visually pleasing, beautiful, relaxing, stimulating or enjoyable. simplify this Policy as follows: Promote retention and dedication of land which provides for a variety of passive and active recreational pursuits for people of all ages and offers important opportunities for our diverse community to enjoy the outdoor environment, including: 1.Areas of outstanding scenic, historic and cultural value. 3.Accessible areas particularly suited for hiking, horseback riding, biking, swimming, tennis, ball fields and other recreational purposes. 4.Areas providing access and links between major recreation, cultural and open space areas, including parks, trails, publicly accessible easements, creeks and scenic roadway corridors. 5.Areas with inherent qualities that the community finds visually pleasing, beautiful, relaxing, stimulating or enjoyable. IM OSC 3.a: The City shall continue to encourage permanent dedication of easements and open space resources through the subdivision entitlement process. Accept the following revision: The City shall continue to encourage permanent dedication of trail and public access easements and open space resources through the subdivision entitlement process. Goal OSC 4: Strive to achieve a ratio of 5 acres of park and open space area per 1,000 residents.Maintain a ratio of 5 acres or more of high quality park and open space area per 1,000 residents. Policy OSC 4.1: Promote dedication of land for parks and recreational open space. IM OSC 4.a: The City shall continue to encourage permanent dedication of parks The City shall continue to encourage permanent City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 4 resources through the subdivision entitlement process and other means. dedication of recreational and open spaces through the subdivision entitlement process and other means. IM OSC 4.a: The City shall continue to utilize the Park In-lieu Fee Program to assist in the acquisition and maintenance of parks. There is an error in the existing Element where two Implementation Measures are both numbered as 4.a. This one will be revised to 4.b City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 5 Trails and Open Space Linkages Goal OSC 5: A city-wide system of hiking, bicycling, and horseback riding trails shall be provided within the community which includes regional trail linkages with City, County, State, and regional parks, and other publicly owned open space lands. use the word “equestrian” for consistency with the other General Plan Elements: A city-wide system of hiking, bicycling, and equestrian trails shall be provided within the community which includes regional trail linkages with City, County, State, and regional parks, and other publicly owned open space lands. Circulation Goal CI.5b: Encourage equestrian and pedestrian trails and pathways pursuant to the Open Space and Conservation Element along roadways in areas where safety and aesthetics permit. move this Goal from the Circulation Element to the Conservation & Open Space Element and make it a Policy and edit it accordingly. Policy 5.X: Encourage equestrian and pedestrian trails and pathways along roadways in areas where safety and aesthetics permit. Policy OSC 5.1: The City shall continue to use the Parks and Trails Master Plan as a day-to-day guide for the development, maintenance and financing of trails in Saratoga. Policy OSC 5.2: The City shall promote the acquisition of trails through purchase, dedication, or gift. Policy OSC 5.3: Trail planning, acquisition, development, maintenance and management shall be coordinated among the various local and County volunteer agencies as well as local, regional, state, and federal agencies which provide trails or funding for trails. Trail planning, acquisition, development, maintenance and management shall be coordinated among the various community supporters as well as government agencies Policy OSC 5.4: Trails shall be established along traditional routes whenever feasible, consistent with the Parks and Trails Master Plan, and in a manner that insures linkages to existing and proposed trails. Policy OSC 5.5: Trail development, patrol, and maintenance responsibilities shall be coordinated with all entities involved in each trail segment. In most cases, development responsibilities shall be borne by the property owner with maintenance activities undertaken by the City. Trail development and maintenance responsibilities shall be coordinated with all entities involved in each trail segment. In most cases, the cost of the construction of trail improvements shall be paid for by the property owner with maintenance activities undertaken by the City. Policy OSC 5.6: Trails shall be located, designed, and developed with sensitivity to the resources and environmental hazards of the areas they traverse, as well as their potential impacts on adjacent lands and private property, including potential impacts to private property owners’ privacy and security. Trails shall be designed to City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 6 City specifications, require minimal grading, and include effective erosion control measures. Policy OSC 5.7: The City shall regulate developments along designated trails in order to provide sufficient trail right-of-way and ensure that development adjacent to the corridors does not detract from the scenic and aesthetic qualities of the corridor. Policy OSC 5.8: The City shall not acquire, plan, or develop trail easements or public access easements along Wildcat Creek or Saratoga Creek, across single or multi-family land uses as designated in the Saratoga General Plan abutting said creeks, or adjacent to said creeks between the centerline there-of, and any single or multi-family designated property. This policy statement shall apply to Saratoga Creek from Prospect Avenue south to Tollgate Road, and to Wildcat Creek from Quito Road south to the Villa Montalvo Arboretum property line, with the exception of the section be- tween: 1) Carnelian Glen Drive and Douglass Lane, 2) Gardiner Park and Springhill Court, 3) Crestbrook Drive and Via Monte Drive, and 4) Via Real Drive, as shown on the Trail System Map. remove this Policy. CI 5.4: Pursue other potential rights-of-way such as Santa Clara Valley Water District and utility easements for bicycle, pedestrian, and/or equestrian trail development. Policy OSC 5.9: Whenever feasible, trails shall be designed and developed to meet the accessibility needs of all segments of the population. Policy OSC 5.10: Trails shall be designed with adequate ingress and egress points to minimize the need for parking at trailheads. Where parking is provided, it shall be designed in a manner that is as unobtrusive as possible. IM OSC 5.a: The City shall update the Parks and Trails Master Plan on a periodic basis to ensure that it includes current information and continues to meet trail development Goals and Policies. Accept the following revision: The City shall update the Parks and Trails Master Plan on a periodic basis to ensure that it includes current information and continues to meet parks and trail development Goals and Policies. IM OSC 5.b: The City shall continue to require dedication of trails through the development and subdivision entitlement process. IM OSC 5.c: Continue to work with Santa Clara County and other agencies to support the implementation of the Saratoga-to-the-Sea Trail. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 7 Scenic Open Space Resources Goal OSC 6: Preserve the hillside lands in their natural condition and inherent natural beauty. Policy OSC 6.1: Through the Land Use Element and Zoning Ordinance, designate lands in the hillier portions of the Saratoga Planning Area for open space managed resource production, which allows very low-density residential uses while maintaining a significant amount of open space. remove this Policy. Currently only Congress Springs Park, the Library & Orchard property and the San Marcos Open Space area are designated OS-MR. Open Space Managed Resource (OS-MR) is defined as primarily orchards lands, water reservoirs, and lands that are under Williamson Act Contracts. Only single family dwellings or structures related to agricultural use are permitted. The hillier portions within the sphere of influence are designated as OS-H (Hillside Open Space), which apply stricter development standards. Policy OSC 6.2: Public use and enjoyment of the unincorporated hillside areas for recreational purposes shall be encouraged through direct or indirect public land acquisition, encouraging both private and public recreational uses. Appropriate regulation of privately held lands to obtain maximum use of open space resources, such as the establishment of trail and open space easements, should be consistent with conservation of the natural environment. Policy OSC 6.3: Future land uses within the western hillside or any Sphere of Influence expansion area shall be reviewed by the City through the development review process to ensure consistency both with existing patterns of land use in the unincorporated hillside areas, and with the City’s desire to maintain the area as predominantly open space and rural. Accept deletion: Future land uses within the western hillside or any Sphere of Influence expansion area shall be reviewed by the City through the development review process to ensure consistency both with existing patterns of land use in the unincorporated hillside areas, and with the City’s desire to maintain the area as predominantly open space. IM OSC 6.a: The City shall continue to use the design review and subdivision entitlement process to ensure that all development proposals are designed in a manner that meets goals and policies for preservation of hillsides. Goal OSC 7: Preserve and protect existing view sheds, view corridors, and scenic open spaces. Policy OSC 7.1: Future land use proposals within the western hillside area shall be reviewed by the City through the development review and environmental review processes to ensure that change this Policy to an Implementation Measure to follow Policy OSC 6.3. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 8 improvements blend in with the natural environment. Criteria shall include but not be limited to the use of unobtrusive colors, controlled grading, limited disruption of natural vegetation, use of structural height limits, and structural design and density guidelines. Special consideration should be given to the eventual development of a canopy effect of tree growth. IM OSC 7.a: The City shall continue to use the design review and environmental review process to ensure that development proposals in the hillsides are compatible with the natural environment. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 9 Agricultural Resources Goal OSC 8: Encourage preservation of land uses for open space and agriculture. Policy OSC 8.1: In evaluating future land uses, efforts shall be made to maintain agricultural lands as a component of open space and to preserve the rural and agricultural heritage of Saratoga. The City shall discourage the cancellation of Williamson Act contracts. In evaluating future land uses, efforts shall be made to maintain agricultural lands as a component of open space and to preserve the rural and agricultural heritage of Saratoga. The City shall encourage the renewal of Williamson Act contracts. Policy OSC 8.2: Encourage land owners to enter into new Williamson Act Contracts. IM OSC 8.a: The City shall continue to apply the Agricultural Preserve Open Space Overlay District on lands that are under Williamson Act Contracts and generally discourage the removal of this classification. Accept the following revision: The City shall continue to apply the Agricultural Preserve Open Space Overlay District on lands that are under Williamson Act Contracts. IM OSC 8.b: The City shall inform its property owners through its Website and information handouts of the property tax reduction benefits of placing lands under Williamson Act contract for preservation of agriculture and open space lands. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 10 Watershed Protection and Water Quality Goal OSC 9: Protect existing watercourses in the community and enhance water quality in surface and subsurface water sources. Accept the language as follows. Protect existing watercourses in the community and maintain water quality in surface and subsurface water sources. Policy OSC 9.1: Retain surface watercourses in their natural condition to the greatest extent possible. Policy OSC 9.2: Concentrate development in those portions of the community least susceptible to soil erosion and minimize grading and the introduction of impervious surfaces. Where appropriate, consider the use of on-site detention or retention basins to minimize stormwater runoff from sites. IM OSC 9.a: The City shall coordinate review of development projects adjacent to watercourses with the Santa Clara Valley Water District and other applicable agencies. IM OSC 9.b: The City shall ensure erosion control measures are required with each development project as part of the development approval process. IM OSC 9.c: Amend the Zoning Ordinance and standard conditions of approval to require that all new developments are in compliance with storm- water pollution prevention best management practices. delete this Implementation Measure since it has been incorporated into the zoning code 15-46.030 (a) (5) City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 11 Water Supply Goal OSC 10: Maximize efficiencies in the use of the City’s water supply. Policy OSC 10.1: Implement water conservation provisions of the San Jose Water Company’s Urban Water Management Plan. IM OSC 10.a: The City shall inform applicants of water conservation provisions and require that all new development proposals be in compliance with the water conservation provisions of the San Jose Urban Water Management Plan. IM OSC 10.b: The City shall require as part of the conditions of development approval that native drought-tolerant vegetation be used in proposed landscaping, whenever feasible. amend this Implementation Measure since Zoning Code Article 15-47 provides measures to reduce water waste in landscaping. The City shall continue to ensure compliance with the Water Efficient Landscaping ordinance as part of the development review process to require the use of native and drought-tolerant landscaping. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 12 Biological Resources Goal OSC 11: Protect and enhance sensitive vegetative and wildlife habitat in the Saratoga Planning area. Policy OSC 11.1: Minimize development that would encroach into important wildlife habitats, limit or restrict normal range areas, or restrict access to water food or shelter. This includes limitations on the installation of barrier fencing in hillside areas. Policy OSC 11.2: Through the development and CEQA process, preserve, protect, and maintain riparian habitats and creek corridors. This includes requiring biological surveys of parcels of land that could contain sensitive species or their habitats prior to allowing development on these parcels. Policy OSC 11.3: The design of parking lots shall be evaluated for opportunities to reduce large continuous expanses of asphalt and to promote the establishment of visually interesting and aesthetically pleasing parking lots. convert this to a new Implementation Measure as follows: The City shall encourage the use of pervious surfaces and onsite detention for new parking area to reduce the amount of storm water runoff from new development. Policy OSC 11.4: The City should provide information and assistance to the public in the preservation and care of native trees whose existence can be threatened by environmental stress and development. Accept revision to this Policy since the City website contains information on tree preservation and care: Continue to provide information and assistance to the public through City publications and the City website for the preservation and care of native trees whose existence can be threatened by environmental stress and development. FROM GEOFF: Parking lots shall be designed with the least amount of pavement area to provide opportunities for native plantings and wildlife habitat. Policy OSC 11.5: Mature vegetation shall be preserved wherever possible. IM OSC 11.a: The City shall continue to utilize the design review and environmental review process for all development applications to ensure that projects are designed in a manner that minimizes disruption to important wildlife, riparian and plant habitats. IM OSC 11.b: The City shall continue to require that all projects conform to the City’s Tree City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 13 Ordinance. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 14 Arbor Resources Goal OSC 12: Support appropriate management for sustaining the health and increasing the extent of arbor resources in the City. The specific vision is to increase overall tree cover, tree health and consequent tree benefits in an equitable, cost beneficial and sustainable manner. break out this Goal into both a Goal and a Policy as follows: Goal: Increase overall tree cover, tree health and consequent tree benefits in an equitable, cost beneficial and sustainable manner. Policy: Support appropriate management for sustaining the health and increasing the extent of arbor resources in the City. Policy OSC 12.1: Development projects should include the preservation of protected trees and other significant trees. Any adverse affect on the health and longevity of native oak trees, protected or other significant trees should be avoided through appropriate design measures and construction practices. When tree preservation is not feasible, individual development projects shall include appropriate tree replacement as approved by the City. Policy OSC 12.2: Trees used for new or replacement plantings should be selected primarily for low water use characteristics. Policy OSC 12.3: To further protect and enhance the City’s arbor resources built on the City’s Tree Regulations, the City should continue its support of tree protection programs. edit this Policy for clarity as follows: Continue to support tree protection programs and enforce the City’s Tree Regulations to protect and enhance the City’s arbor resources . Policy OSC 12.4: It is the City’s policy that forested lands in the City’s Sphere of Influence shall be managed to maximize environmental protection and to discourage logging to the maximum extent possible, consistent with proper fire protection standards and practices. edit this Policy for clarity as follows: Forested lands in the City’s Sphere of Influence shall be managed to maximize environmental protection and to discourage logging to the maximum extent possible, consistent with proper fire protection standards and practices. IM OSC 12: The City shall continue to require that all development projects conform to the City’s Tree Ordinance. The preservation of existing trees shall be ensured through the collection of security deposits. NEW Implementation Measure 12.b Ensure maintenance of the City’s Tree City USA designation in conformance with the requirements of the Tree City USA program standards. New Implementation Measure 12.c Continue to partner with Our City Forest to encourage voluntary installation of new trees on residential properties and promote the program in City publications and the City’s website. City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 15 Goal OSC 13: The preservation of native and other plant species indicative of Saratoga's cultural heritage shall be given priority over development and provide for the perpetuation of such species. edit this Goal for clarity as follows: The preservation of native tree species indicative of Saratoga's cultural heritage shall be given priority over development to provide for the perpetuation of such species. Policy OSC 13.1: To further preserve the City’s inventory of arbor resources, the City should encourage owners to consider formal designation of heritage trees. Policy OSC 13.2: The City shall encourage public knowledge, understanding and appreciation of the City's past and foster civic and neighborhood pride and sense of identity based upon the recognition and use of the City's heritage resources, particularly as it relates to the designation and preservation of heritage trees. This can be done by publicizing information about heritage trees and the benefits of designation of heritage trees on the City’s Website. convert a portion of this Policy into an Implementation Measure as follows: Implementation Measure: Use the City’s website to publicize information about heritage trees and the benefits of designation of heritage trees. Policy OSC 13.3: Fire safety shall be an important consideration when evaluating the preservation of native vegetation. IM OSC 13.a: Continue to utilize the design review process, Historic Preservation Ordinance and Tree Ordinance to ensure preservation of significant arbor resources. Cultural Resources Goal OSC 14: Through coordination with and implementation of other related General Plan Policies, encourage preservation of the City’s heritage by providing for the protection of irreplaceable historic and cultural resources representing significant elements of City and regional history. (Refer to Historic Character Land Use Element Policies and Implementation Program). update this Goal as follows: Through coordination with and implementation of other related General Plan Policies, encourage preservation of the City’s heritage by providing for the protection of irreplaceable historic and cultural resources representing significant elements of City and regional history. Policy OSC 14.1: Support activities/events that highlight Saratoga’s rich history as the “Valley of the Heart’s Delight”, such as the yearly Mustard Walk event at the Central Park or Heritage Orchard. update this policy as follows: Support activities and events that highlight Saratoga’s rich history such as the “Valley of the Heart’s Delight”, and the annual Blossom Festival event at the Central Park or Heritage Orchard. IM OSC 14.a: Update Historic Resources Inventory and Landmark List, and publish on the City Website information regarding incentives for preservation of heritage properties, such as the modify this Implementation Measure as follows: Periodically update the Heritage Resource Inventory and Designated Landmark Structures list, and City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 16 Mills Act Program. (See Land Use Element for additional related Implementation Measures) publish on the City Website information regarding incentives for preservation of heritage properties, such as the Mills Act Program. (See Land Use Element for additional related Implementation Measures) City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 17 Air Quality (Note: Air Quality Goals and Policies are presently located in multiple GP Elements; the GPU process can consolidate them.) These Goals, Policies and Implementation Measures are the same as presented in the Land Use Study Session. It is recommended that they be grouped together and only be located in the Land Use Element. Therefore, the Commissioners may wish to delete them from the Open Space and Conservation Element. Goal OSC 15: Improve local and regional air quality by ensuring all development projects incorporate all feasible measures to reduce air pollutants. Accept the following language in place of the existing language: Support regional efforts to improve air quality by reducing emissions from both stationary and non- stationary sources. Policy LU 15.1: Require development projects to comply with Bay Area Air Quality Management District (BAAQMD) measures to reduce fugitive dust emissions due to grading and construction activities. Accept keeping in Land Use Element. Policy LU 15.2: Encourage use of trip demand measures as part of major commercial and office development projects to reduce dependence on auto use. Accept keeping in Land Use Element. Policy LU 15.3: Discourage the use of wood burning fireplaces by limiting to one per residence, including outdoor/patio fireplaces. Accept keeping in Land Use Element. This policy will be reviewed as part of the Environmental Analysis process for the General Plan Update. It is recommended that this policy be changed to an Implementation measure and modified to align with the Bay Area Air Quality Management District’s Model Ordinance for Wood-burning Devices updated in 2012 as follows: Prohibit the installation of new indoor or outdoor wood burning fireplaces in accordance with the Bay Area Air Quality Management District’s guidelines for wood-burning devices. IM OSC 15.a: Include a condition of approval for all new development projects that requires compliance with the BAAQMD dust emission reduction measures. Move to Land Use Element. IM OSC 15.b: Work with applicants of all new major commercial, office and mixed use projects to include trip demand measures in their projects. Move to Land Use Element. Mineral Resources City of Saratoga Study Session March 27, 2018 General Plan Policy Review: Conservation and Open Space Element Goals and Policies 18 Goal OSC 16: Encourage conservation of significant natural resources that exist in the Saratoga Planning Area. Policy OSC 16.1: Mineral extraction in the Saratoga Planning Area shall be regulated and supervised to minimize physical and visual damage to the existing environment. IM OSC 16.a: Quarries within City limits shall comply with the requirements of the State Mining And Reclamation Act (SMARA) of 1975, as amended. Proposals for new quarries within City limits shall also be regulated through the City’s use permit process and other applicable provisions of the City Municipal Code. remove this Implementation Measure. The City no longer has active quarries, nor is there desire to allow new quarries. P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* John Last Name* Reagan Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 General Plan 2020 Inputs.docx Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2601 Date Submitted: 9/1/2020 Attachment 2 To: City of Saratoga From: John T. Reagan Date: 09-01-2020 Subject: 2020 General Plan Update The following are my comments regarding: https://www.saratoga.ca.us/DocumentCenter/View/2408/ADMIN-DRAFT-Open-Space-and- Conservation-2020 07 15: 1. I find this version extremely difficult to review as there is no search window. 2. Section 4.4, Section 6.7: Biological Resources  IM OSC-12.b. Comment: The City’s tree ordinance contains no provision for the removal of a tree that is causing demonstrable harm to a tax-paying homeowner. Examples include but are not limited to: persistent allergic and/or asthmatic reactions resulting in sustained deprivation of homeowner enjoyment of property, risk of a life-threatening adverse reaction or even property damage (i.e. foundation). In the case of medical impacts to a tax paying homeowner, the City should accept a physician’s letter as sufficient evidence of such condition. The City’s primary obligation is to provide core services (police, fire, infrastructure). They should, under no circumstances, pass regulation that deprives homeowner’s peaceful enjoyment of their property or force someone to live in a situation that threatens their life or exposes their property to on-going damage. This very situation has arisen of at least one occasion and, while City officials were sympathetic to the matter, they stated that the ordinance provides no mechanism for them to approve a tree removal even with a physician’s recommendation. The City controls a whopping 148 acres of parkland, certainly they could find space to plant a handful of trees in this space rather than force residents to live with a situation that causes harm and exposes them, in some cases, to life threatening situations. I am respectfully asking that such a provision as described herein, be added to the City Tree Ordinance. I’ve been told that it is the way it is because of public feedback. I am going on record saying that it is flawed and needs to be changed. 3. There are many other references to the Tree Ordinance in this document, comment (2) refers to all of them in general. I am not opposed to the continued requirement to adhere to the Tree Ordinance, but rather am advocating that the Tree Ordinance be amended to be more reasonable. It is written very rigidly all in favor of the trees with little or no deference to tax- paying homeowners. There is language in it that “acknowledges the rights of homeowners”, but for all intents and purposes, that carries no weight in Commission and Council deliberations and means nothing. In many instances, the wrong tree was planted in the wrong location over 50 years ago and the current homeowner is left dealing with the problems. These problems can include things like foundation damage that are very real and expensive problems…and the permit is denied because such a criteria is not in the Tree Ordinance. The City must be responsive to the (safety) needs to the tax paying homeowners above all else, it is Government “for the people” after all. The City seems to want to spend precious City dollars (IM OSC-13.c) to encourage residents to plant trees in their front yards, yet they make no mention of back yards. All the while, crime is rampant in Saratoga, there’s not enough money for increased patrols and nobody cares. Yet when it comes to tree protection, the City lays claim to every square foot of the City and money is not an issue. An inordinate amount of time is spent on Commission and Council meetings on tree-related issues. This should tell you that the Ordinance is overly restrictive. 4. Policy OSC-14.2. Why is fire safety not the primary and sole consideration? This doesn’t make sense. Words like “important” are vague and mean nothing and ultimately always get de- weighted in favor of tree preservation. If a tree is a potential fire hazard, it should be removed. There should be no wiggle room. This has never been more true in light of the recent massive wildfires that have swept through the tree-filled lands of our neighbors to the West. Respectfully, John T. Reagan P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Lor Last Name* Burns Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Genera P an â€” Land Use I not ce n the Genera P an that there s a short paragraph on Educat ona Fac t es. But I d d not see any d scuss on about ch d care and preschoo fac t es as part of that d scuss on. I a so saw that there were some s des n one of the update presentat ons to ta k about the sh ft ng demograph cs for Saratoga. It wou d be usefu to see how the age of of Saratoga res dents s chang ng. Are we see ng more or fewer ch dren and e der y? In order to effect ve y p an to make Saratoga a hea thy and happy p ace for our res dents I th nk t s mportant to ook at the cha enges be ng exper enced by those res dents. When was the ast t me we had a comprehens ve survey of the needs / w shes of our res dents? Do we have enough h gh qua ty ch dcare? As we add ow(er) ncome hous ng un ts w we need to ensure that these fam es and res dents have access to the schoo s and care fac t es (both ch d care and e der care) that they need. The C ty of Pa o A to recent y re eased an nterest ng needs assessment for fam es that can be used as a temp ate. It s ava ab e here https://www.c tyofpa oa to.org/c vcax/f ebank/documents/75000. The County Offce of Educat on a so has a Loca Ear y Educat on P ann ng Counc that conducts regu ar assessments of ch d care ssues county w de.â€¨There shou d be gu d ng pr nc p es embedded n the Genera P an to requ re eva uat on and p ann ng for ch d care fac t es as part of any approva process for mu t -fam y deve opments.â€¨ How s the C ty work ng w th the schoo d str cts to a gn the Genera P an w th the d str ct strateg es? How can the schoo s and aff ated parent organ zat ons he p nform the Genera P an? Print Saratoga 2040 General Plan Update - Submission #2661 Date Submitted: 9/7/2020 Circulation Element Comments C rcu at on Saratoga roads are â€” and shou d be â€” popu ar w th area cyc sts. Unfortunate y, our supports for these cyc sts ags beh nd our ne ghbor ng c t es. Our Genera P an shou d ncrease attent on to ways of gett ng peop e out of cars and onto b cyc es. We want peop e n any new res dent a areas be ab e to safe y r de b kes to the reta centers, the schoo s, the brary, tra connectors to pub c transportat on hubs, etc. S gn fcant mprovements can be made w th very ow cost changes â€” ke the pa nted sharrows and share the road s gnage where ded cated b ke anes are not feas b e. H ghway 9 s be ng used as a racetrack and cont nues to see a h gh eve of acc dents. The current enforcement efforts focus on Mon-Fr 8-5 bus ness hours. The prob ems are after schoo hours, even ngs and weekends / ho days. It wou d be very usefu to have e ectron c speed measur ng s gns to d scourage peop e from acce erat ng as they eave the v age and as they approach the curves be ow P erce Road. The b gger ssue s to ensure that Saratoga s a p ace to enjoy a modes of transportat on and to act ve y encourage non- motor zed transportat on for oca tr ps and recreat on. We are current y n a Catch-22 where res dents be eve our roads are dangerous and are therefore d scouraged from r d ng to schoo and for errands. The presence of b kes and pedestr ans has a natura ca m ng effect on the speeds of (most) motor sts. Open Space & Conservation Element Comments W th regard to the Open Space chapter of the Genera P an: On page 14, there s a map that shows proposed tra s that are through the ex st ng Saratoga He ghts Homeowners Assoc at on (SHHOA) Common Area. Back n 2014 I shared concerns w th the c ty about some of the proposed tra s â€”the same ssues st ex st n the current map, and I am aga n request ng that they get corrected. A PDF of the Open Space agreement that was reg stered w th the c ty n 1981 and that governs the easements that the C ty has w th the SHHOA s attached. Paragraph 5 states: â€œThe grant ng of th s open-space agreement and ts acceptance by the C ty of Saratoga does not author ze, and s not to be construed as author z ng the pub c or any member thereof to trespass upon or use a or any port on of the open-space easement or as grant ng to the pub c or any member thereof of any tang b e r ghts n or to such easement or the r ght to go upon or ut ze such easement n any manner whatsoever. It s understood that the purpose of th s easement s so e y to restr ct the uses to wh ch the property subject to the easement may be put so that sa d property may be kept as near as poss b e n ts natura cond t onâ€. The Genera P an needs to respect the ex st ng agreements and remove proposed tra s that vo ate those agreements from the Genera P an maps and a maps be ng used and deve oped by the Tra s Comm ss on. Second y there are a so tra s proposed a ong easements that cut through pr vate property a ong the HWY 9 /Congress Spr ngs Lane and up to P erce Road. It s a so mportant to recogn ze that add t ona traffc safety and park ng p ans w be needed for any deve opment of tra s a ong HWY 9 and P erce Road. The Genera P an and any Tra s Comm ss on documents shou d acknow edge the need for any des gn or mp ementat on of these tra s to nc ude protect ons for res dents from ega park ng on pr vate anes and to d scourage trespass ng onto pr vate ots (s gnage and fenc ng?). The current w dfre season re nforces the mportance of protect ng the rema n ng w d spaces n and around Saratoga from commerc a or h gh dens ty deve opment ( ke arge hote s). We need to work to m t gate w dfre r sk n these open spaces wh e we a so fnd ways to encourage pedestr an and other non-motor zed ways to enjoy and access the pub c open spaces. Upload Attachment 1 OpenSpace1981Agreement.pdf Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* G enda Last Name* Aune Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments P ease see attachment. Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 Input for General Plan - Glenda Aune - Sept 7, 2020.pdf Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2660 Date Submitted: 9/7/2020 I have lived on Pierce Road for 35 years. My comments are not specific to the proposed General Plan (GP) updates. They are directed at how we manage development of our Hillsides. As the steward of our Hillsides, all of us should carefully consider all actions related to our Hillsides that impact residents and the wildlife that live here. 1) Eliminate Conditional Use Permits for Hillsides that increase risks due to increased traffic (15-13.040 - Conditional uses). Our Hillsides are in a very high fire area. We have experienced extreme fire seasons during the past couple of years. At times, especially this year, it has been scary to live in these hills. We should eliminate all conditional uses in these Hillsides that will increase risks to residents and wildlife. Please stop granting Conditional Use Permits that create more traffic on our rural roads that were never designed for lots of traffic. This increase in traffic from guests, staff, and delivery/operations trucks – even if for just a few hours a day – significantly increases the risk of safe evacuation in an emergency such as a wild fire. Why should conditional uses ever be considered above the safety of residents? While one can argue that a business/operation which meets fire safety conditions and other regulations should be approved, this is just not the case for the Hillsides. For example, the business may be able to create a fire exit road for safe evacuation of the premises but this will just dump more cars on the rural roads. Why take these risk? According to the GP project website, the "Saratoga 2040 General Plan seeks to maintain the predominantly small-town residential character of Saratoga, while encouraging the economic viability of the City’s established commercial and office areas. It also strives to encourage healthy, active living, reduce traffic congestion and fossil fuel use, and improve the safety and quality of life of residents by providing safe, convenient, and comfortable routes for walking, bicycling, and public transportation." Approving conditional uses in these residential Hillsides is NOT within the spirit this statement. 2) Remove events from the definition of “winery” (15-06.725 - Winery). In December 2018, the City added “events” to the definition a winery. Why? Was this done to accommodate House Family Winery or some other Conditional Use Permit application including the Mountain Winery? There are many wineries that do not have tasting rooms. There are many, many more that do not have events. Again, these types of uses create noise, traffic, and higher risks for Saratoga residents who live in the Hillsides. 3) Notify “all” Saratoga residents when changes are made to the GP or Conditional Use permits are being considered. Or as a minimum, notify “all” residents who are impacted. Don’t just follow (CEQA) rules that may work in higher density areas but do not work in the low density Hillsides. Did we not learn anything from the Mountain Winery project when residents who live in the Hillsides asked to be notified of developments in the Hillsides versus relying on neighbors to pass along information? By not notifying all residents, it looks like the City is trying to hide something or minimize input from residents. Who was notified when "events" was added to the definition of a winery? Most residents do not have several hours a week to review agendas and staff reports that are posted on the Saratoga website. Most of us do not know these changes are being considered. Who was notified when House Family Winery applied for a Conditional Use Permit for their winery and events? This impacts a lot of residents who do not live within a few hundred feet of this property. 4) Carefully consider processes related to Conditional Use Permits and the GP. • When do you notify residents when a business is operating without a permit? The City has known about the House Family Winery operating without a Condition Use Permit for at least 3 years. While I appreciate the City trying to help a Business become compliant without impacting current business/revenues/reputation, there should be some limit to how long they operate without a permit. And, allowing the Business to continue without a permit while the business owner tries to meet regulations should not imply to the Business that the Conditional Use Permit will be approved even if they meet all regulations since local residents should also have a say in the decision that impacts them. • Why can the City make significant changes to the General Plan with virtually no input from residents? I understand that the Planning Commission held public hearings before adding "events" to the definition of a winery. How many people who live in the Hillsides attended these meetings? How many people actually knew about this change? When I asked how to remove events from the definition, I was told that the City Council would need to approve this change. Thank you for your consideration. Glenda Aune (408) 507-4452 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Rache e Last Name* Lang Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments As a teenager vng n Saratoga, I am worr ed about the Bay Areaâ€™s future. Wh e eterna y preservng Saratogaâ€™s sma - town charm wou d be n ce, we do not ex st n a vacuum. The affordab e hous ng cr s s n the Bay Area has eft 28,000 home ess and count ess others unab e to ve here. W th a h gh demand for hous ng, the on y way to so ve th s ssue s to ncrease the supp y and bu d more houses. As a part of the Bay Area, we need to pu our we ght. By a ow ng more deve opment, we can have a pos t ve mpact on the affordab e hous ng cr s s. Th s does not mean ob terat ng Saratogaâ€™s un que h story and character. Instead, we must choose the most mportant parts of our town to preserve, wh e perm tt ng other parts to deve op and change. A good p ace to start n the Genera P an s the two story, 26 feet m t bu d ng m t. Wh e a po cy ke th s ma nta ns Saratogaâ€™s sma -town character, t restra ns deve opment, h nder ng progress n the affordab e hous ng cr s s. It s ru es ke these that we must sacr fce for the future of the Bay Area. R ght now, we have the capac ty to make an mpact n our commun ty. We have the chance to be eaders for the other sma towns n our area. By a ow ng more deve opment n our c ty, we must sacr fce some of our townâ€™s character. But we w a so be do ng what s r ght. Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2654 Date Submitted: 9/5/2020 Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* B Last Name* Re d Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments In support of my prevous comments Id ke to nvte the c ty staff to revew samp es of whats be ng d scussed and documented n the word of Smart Growth. I am sure there s a good chance that the c ty has a ready been exposed to these documents provded by the EPA but I thought I wou d ca you attent on to them. Attached are two documents where I have h gh ghted a few areas and commented that are n perfect a gnment and supports my comments from my prevous comment subm tta . One s geared more towards rura commun t es and one towards urban. The documents revea a constant n the cha enges that commun t es ke Saratoga are fac ng. Its noth ng new and t bo s down to the c ty and res dents mod fy ng the r m nd set n order to deve op Saratoga as a progress ve commun ty wh e st honor ng the her tage. You w see that each have the r own areas that app y to our commun ty. I can see how the Gateway area and other fr nge C d str cts can tru y be a Gateway, an extens on of the v age, a way to trans t on nto our c ty from our boarder towns. To mprove the arch tectura aesthet c, to d vers fy hous ng, to ta or contemporary reta and offce spaces n these chang ng t mes. See attachments, h gh ghts and comments. Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2554 Date Submitted: 8/30/2020 Upload Attachment 1 2009 essential fixes 0.pdf Upload Attachment 2 essential smart growth fixes rural.pdf Upload Attachment 3 No f e se ectedChoose Fi e ACKNOWLEDGEMENTS Principal author: kevin Nelson, AICP, US EPA Contributing authors: Amy Doll, ICF International Will Schroeer, ICF International Jim Charlier, Charlier Associates Victor Dover, Dover, kohl & Partners Margaret Flippen, Dover, kohl & Partners Chris Duerksen, Clarion Associates Lee Einsweiler, Code Studio Doug Farr, Farr Associates Leslie Oberholtzer, Farr Associates Rick Williams, Van Meter Williams Pollack Contributors and reviewers from US EPA: John Frece Abby Hall Lynn Richards Megan Susman Document Layout: Colin Scarff, Code Studio Additional Participants: January 2008 and October 2008 Workshops: US EPA: Geoff Anderson kevin Nelson Ilana Preuss Lynn Richards Tim Torma Center for Planning Excellence (host of January 2008 workshop) Elizabeth “Boo” Thomas Camille Manning-Broome Cover Image: Van Meter Williams Pollack November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 1 CONTENTS | Introduction 2 1 | Allow or Require Mixed-Use Zones 4 2 | Use Urban Dimensions in Urban Places 7 3 | Rein In and Reform the Use of Planned Unit Developments 10 4 | Fix Parking Requirements 14 5 | Increase Density and Intensity in Centers 18 6 | Modernize Street Standards 22 7 | Enact Standards to Foster Walkable Places 27 8 | Designate and Support Preferred Growth Areas and Development Sites 31 9 | Use Green Infrastructure to Manage Stormwater 34 10 | Adopt Smart Annexation Policies 38 11 | Encourage Appropriate Development Densities on The Edge 42 2 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 INTRODUCTION Across the country, state and local governments are searching for ways to create vibrant communities that attract jobs, foster economic development, and are attractive places for people to live, work, and play. Increasingly, these governments are seek- ing more cost-effective strategies to install or maintain infra- structure, protect natural resources and the environment, and reduce greenhouse gas emissions. What many are discovering is that their own land development codes and ordinances are often getting in the way of achieving these goals. Fortunately, there is interest in tackling these challenges. As the nation’s demographics change, markets shift, and interest in climate change, energy efficiency, public health, and natural resource protection expands, Americans have a real opportu- nity to create more environmentally sustainable communities. To address these issues, many local governments want to modify or replace their codes and ordinances so that future de- velopment and redevelopment will focus on creating complete neighborhoods—places where residents can walk to jobs and services, where choices exist for housing and transportation, where open space is preserved, and where climate change mitigation goals can be realized. Many local governments, however, lack the resources or expertise to make the specific regulatory changes that will create more sustainable commu- nities. And for many, model codes or ordinances can be too general for practical use or are often designed to be adopted wholesale, which many communities are unprepared to do. To respond to this need, the U.S. Environmental Protection Agency’s (EPA) Development, Community, and Environment Division (DCED), also known as the Smart Growth Program, has put together this document to help those communities that may not wish to revise or replace their entire system of codes and ordinances, but nevertheless are looking for “essen- tial fixes” that will help them get the smarter, more environ- mentally responsible, and sustainable communities they want. Smart growth creates lively walkable places that bring businesses to the street. INtrodUCtIoN Farr Associates November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 3 To find the changes that can be most helpful, DCED convened a panel1 of national smart growth code experts to identify what topics in local zoning codes are essential to creating the building blocks of smart growth. This document presents the initial work of that panel. It is an evolving document, one that will be regularly revised, added to, and updated. It is intended to spark a larger conversation about the tools and informa- tion local governments need to revise their land development regulations. The purpose of this document is to identify the most common code and ordinance barriers communities face and to suggest actions communities could take to improve their land develop- ment regulations. Given the effort and political will that is nec- essary to make any changes to local regulations, the suggested code provisions are separated into three categories: Modest Adjustments: Code suggestions in this category assume the local government will keep the existing regulations and is looking for relatively modest revisions that will help it remove barriers to building smart growth developments or create a regulatory framework where all development types are on equal footing. Examples include changing code language from minimum setbacks or park- ing requirements to maximums. Major Modifications: Code suggestions in this category assume the local government is looking to change the structure of the existing code. Suggestions include creat- ing incentives for smart growth development or creating overlay zones and mixed-use districts. Wholesale Changes: Code suggestions in this category as- sume the local government wants to create a new regula- tory framework, such as creating a form-based code or requiring sidewalks and alleys. 1 The panel met in January and October 2008. See the Acknowledge- ments for a list of participants. Every community is distinct, with different landscapes, natural resources, demographics, history, and political culture. Some communities have found that an incremental approach to code changes works best, while others have found success in whole- sale change. This document strives to provide a starting point for all communities by recognizing their wide variability. The document includes eleven Essential Fixes to the most common barriers local governments face when they want to implement smart growth approaches. Each Essential Fix describes the problem and how to respond, expected benefits, and implementation steps. Other resources include practice pointers and examples. This tool does not include model language, nor is it intended to provide model codes or ordinances. The information here, however, can help communities evaluate their existing codes and ordinances and apply the information to achieve smart growth objectives. This document focuses primarily on bar- riers in suburban and urban communities. Similar issues regarding rural development will be addressed in a subsequent document that is under development. The intent is to continu- ally revise, update, and expand the information provided here. Please send comments, feedback, or suggestions to the EPA project manager, kevin Nelson, AICP, at nelson.kevin@epa. gov or 202-566-2835. 4 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 ALLOW OR REqUIRE MIxED-USE ZONES IntroductIon A common problem with the conventional Euclidean zon- ing used by many communities is its focus on separating potentially incompatible land uses. This separation has made our development patterns inefficient, forcing residents to drive longer distances to get to their jobs, schools, shops, and services, which increases traffic congestion, air pollution, and greenhouse gas emissions. The underlying health and safety problems that zoning was designed to address 80 years ago— separating homes from factories, stock yards, and other “nox- 1 Rockville Town Square in Maryland contains a vibrant mixture of offices, residences, retail and gathering space for people to enjoy. ious” uses—are still important, but in our current economy, many commercial uses and workplaces can be integrated with homes without “noxious” effects. The health and safety goals of separating uses must now be placed in context with a range of other problems that are created by not allowing uses where they will be most efficient. Such separation can frustrate ef- forts to promote alternative modes of transportation and create lively urban places. Allow or rEqUIrE MIxEd-USE ZoNES US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 5 response to the problem The response to this problem is to encourage or require more mixed-use zones. Mixed-use zones will look different in vari- ous contexts, from downtowns to transit-oriented development (TOD) to commercial corridors to the neighborhood corner store. Communities should be mindful of these variations so that there is not a “one size fits all” solution for how land uses are mixed to accommodate market conditions and design expectations. Requiring vertically mixed-use buildings, such as a building with ground-floor retail and offices or residences in the upper floors, along older, pedestrian-oriented corridors can reinvigorate a sleepy street. Alternatively, simply permitting a variety of uses within one zoning district allows a horizontal mix of uses that can break up the monotony of single uses, such as strip centers or single-family housing. This horizon- tal mix can make a street more interesting and bring stores, services, and workplaces closer to residents. expected benefIts Reduction in vehicle miles traveled, resulting in lower greenhouse gas emissions, lower commuting costs, and decreased road congestion. More balanced transportation systems that support walk- ing, bicycling, and public transit, as well as driving. Livelier urban spaces with public gathering places and a variety of shops, restaurants, and entertainment. Complete neighborhoods where residents can live, work, and play. Diversity of housing for people of all incomes and at all stages of life. More vibrant commercial areas that provide retail and services for patrons. More compact development that helps preserve open space in outlying areas by reducing the need and demand for low-density, sprawling development. Efficient use of services and infrastructure, resulting in cost savings for the public. Mixed land use can integrate offices, retail and residences so that vehicular trips can be minimized. steps to ImplementatIon 1. modest adjustments Define mixed-use areas/activity centers in land use plans (on a neighborhood, community, and/or regional scale), and designate preferred locations for them. Permit residences in the upper floors of buildings in ap- propriate existing commercially zoned districts. 2. Major Modifications Remove obstacles to mixed-use development by creating zoning districts that allow mixed-use development by right (i.e., without the need for a rezoning or special discretion- ary approval process). Develop a variety of mixed-use districts, including vertical mixed uses and horizontal mixed uses, as needed. The context of uses (e.g., main street, neighborhood setting) is important for determining the type of mixed-use district. Designate mixed-use districts on the official zoning map . 3. Wholesale changes Synchronize zoning codes and area plans to coordinate the location and development of mixed-use districts. Farr Associates 6 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 practIce poInters Consider mandatory mixed-use development in preferred locations (e.g., near transit stops) to ensure that these prime locations are not used for low-density, single-use development. Adopt compatibility standards to ensure adequate transi- tions to adjacent, lower-density uses. Consider architec- tural, design, open space, operational, and other categories of transitional standards. Tailor development standards (such as parking, open space, and landscaping regulations) for mixed-use devel- opments so as not to create unintended hurdles for this preferred development form. For example, typical park- ing requirements often do not reflect the reduced need for parking typical of most mixed-use developments. The additional land that such excessive standards require for parking can spread out growth so that lively, compact developments are hard to achieve. Use market studies to ensure an appropriate amount of commercially and residentially zoned land. Avoid re- quiring more vertically mixed uses than the market can support. Horizontal mixed-use districts can allow the market to determine the appropriate mix of uses. Estab- lish standards for the development of each use within the area to ensure contiguous retail areas. In these locations, establish triggers such as achieving market benchmarks for renewed planning efforts as the area begins to change. Level the playing field for mixed-use developments. For example, make sure that single-use commercial strip developments are held to the same high design and other standards required of mixed-use developments. Create incentives for mixed-use development, such as a wider array of permitted uses in mixed-use districts (as opposed to single-use districts), increased densities, and accelerated application processing. examples and references International City/County Management Association and Smart Growth Network. Getting to Smart Growth: 100 Poli- cies for Implementation. 2002. EPA 231-R-05-001. http:// www.epa.gov/smartgrowth/getting_to_sg2.htm. Ewing, R., Bartholomew, k., Walters, J., Chen, D. Growing Cooler: The Evidence on Urban Development and Climate Change. Urban Land Institute. 2008. p. 25. Lewis, L. “Celebration Traffic Study Reaffirms Benefits of Mixed-Use Development.” Transportline. HDR. 2004. http://www.hdrinc.com/Assets/documents/Publications/ Transportline/September2004/CelebrationTrafficStudy. pdf. Coupland, A. Reclaiming the City: Mixed Use Development. Routledge. November 1996. p. 35. Williams, k. and Seggerman, k. Model Regulations and Plan Amendments For Multimodal Transportation Districts. Florida Department of Transportation. April 2004. pp. 7-14. http://www.dot.state.fl.us/planning/systems/sm/los/ pdfs/MMTDregs.pdf. Oregon Transportation and Growth Management Pro- gram. Commercial and Mixed-Use Development Code Hand- book. October 2001. pp. 33-38. http://egov.oregon.gov/ LCD/docs/publications/commmixedusecode.pdf. Morris, M., ed. “Sec. 4.1: Model Mixed-Use Zoning District Ordinance.” Model Smart Land Development Regulations. Interim PAS Report. American Planning Association. March 2006. pp. 3-5. http://www.planning.org/research/ smartgrowth/pdf/section41.pdf. Duany Plater-Zyberk & Company. SmartCode, Version 9.2. February 2009. http://www.smartcodecentral.com/smart- filesv9_2.html. City of Colorado Springs, Colorado. Mixed Use Develop- ment Design Manual. March 2004. pp. 56-64. http://per- mits.springsgov.com/units/planning/Currentproj/Comp- Plan/MixedUseDev/IV-%20E.pdf. Allow or rEqUIrE MIxEd-USE ZoNES November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 7 USE URbAN DIMENSIONS IN URbAN PLACES 2 IntroductIon Conventional zoning codes are typically replete with various dimensional standards that govern a range of topics, includ- ing minimum lot sizes and widths, floor area ratios, setbacks, and building heights. These standards are generally geared to produce low-intensity, low-rise residential and commercial development. Even codes for more mature urban areas often reflect this lower-density orientation. While this development pattern may be appropriate in some areas and under some circumstances (e.g., around environmentally sensitive ar- eas), these standards often have unintentionally stifled more compact development in many cities and towns, preventing the development of attractive, lively, and cost-efficient places. Recalibrating dimensional standards can help accommodate and promote a more compact development pattern and create attractive urban environments. Changes in dimensional stan- dards can also improve connectivity enhanced site planning and design. (See Essential Fixes Nos. 4 and 6 for street- and parking-related dimensional standards.) This street in the Georgetown neighborhood of Washington, DC exhibits a mature development of a city street.Van Meter Williams Pollack 8 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 response to the problem Cities across the country have been built based on the avail- ability of land and proximity to jobs and amenities. Dimen- sional standards were established to accommodate these conditions. As communities and prosperity yielded larger lots and more spread-out development, communities began to reassess their function and design. A compact, walkable neigh- borhood is achieved through design and direction from codes and ordinances. A principal way of creating this type of place is through modifications to the dimensional standards—that is, the size of lots, setback requirements, height restrictions, and the like. Form-based codes are a typical response for communities that are looking to increase options for compact form and walk- able neighborhoods. Components of form-based codes include regulating plans, building form standards (building siting and height), and optional architectural elements. In essence, the form of the building is more important than the use that occupies it. expected benefIts More compact development patterns that help preserve open space in outlying areas. Higher density development that supports transit and mixed-use activity centers. A more attractive public realm that is designed to balance pedestrians and bicyclists with the car. Cost-efficient provision of infrastructure and services. steps to ImplementatIon 1. modest adjustments Tailor dimensional standards in the development code to promote more compact development. Consider changing minimum standards to maximums. For residential development, relevant changes could – include lot width and area changes, smaller yards, increased lot or building coverage for smaller lots, in- creased height, and increased density. For commercial or mixed-use development, relevant – changes could include increased height, smaller yards and open space, increased lot or building coverage, and increased floor area ratios (FAR). Replace FAR with form standards such as height and maximum setbacks. Consider limiting building footprints in neighborhood commercial areas. Modify codes for commercial districts to allow residential development, especially over first-floor retail. Eliminate landscape buffers in the commercial area; there is no need to buffer like uses, such as two office buildings or a restaurant and a store, from each other. 2. Major Modifications Create incentives to provide multiple housing types in existing districts through dimensional standards (e.g., en- able small lots and limited buffer yards between homes). Establish or reduce block lengths or perimeters to produce better connections and increase walkability. USE UrbAN dIMENSIoNS IN UrbAN PlACES US Environmental Protection Agency Pedestrians traverse through a neighborhood park to reach homes and businesses that are built to the street line, creating appropriate dimensions for common open space amidst small lots. November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 9 Adopt context-based or neighborhood-based dimensional standards that replicate existing, appealing, compact neighborhood patterns (e.g., narrow street width, side- walks wide enough for safe and comfortable walking). Revise the codes for existing districts to encourage neigh- borhood redevelopment by applying new dimensional standards such as smaller lot requirements. Create districts for new compact building and develop- ment types that are not currently found in your commu- nity or neighborhood. (See the discussion of mixed use in Essential Fix No. 1.) 3. Wholesale changes Coordinate new form-based dimensional standards, such as the siting of buildings, with zoning map changes to reflect the nature of form-based development versus use- specific zones. Plan a subarea of the community, then develop or cali- brate and adopt a form-based code to create an option for additional compact, walkable neighborhoods. practIce poInters Where significant change in dimensional standards is pro- posed, create a computer model, preferably in 3-D (using ArcGIS or a similar program), of the existing standards in comparison to the proposed standards. Consider design and operational compatibility standards to ensure that new compact development is compatible with surrounding lower-density residential neighbor- hoods. Revise subdivision specifications and standards (e.g., narrower streets, reduced minimum driveway width) to encourage denser, more compact development. Relate dimensional standards to the transportation system (e.g., modify setbacks based on right of way instead of the street width). Replace standards that allow a variety of forms, such as FAR, with ones that provide a consistent benchmark, such as height requirements. Include other agencies, such as the public works or fire departments, early in discussions regarding efforts to revise dimensional standards. Analyze stormwater management requirements of denser developments, and consider green infrastructure ap- proaches. (See Essential Fix No. 9.) examples and references Oregon Transportation and Growth Management Pro- gram. Commercial and Mixed-Use Development Code Hand- book. October 2001. pp. 40-43. http://egov.oregon.gov/ LCD/docs/publications/commmixedusecode.pdf. Freidman, S.B. and American Planning Association. Plan- ning and Urban Design Standards. John Wiley and Sons. April 2006. pp. 664-666. City of Franklin, Tennessee. “Chapter 5: Dimensional Standards.” City of Franklin Zoning Ordinance. http:// www.franklintn.gov/planning/Side-by-Side%20Compari- son%20Workshops/Chapter%205/Side-by-side%20Com- parision%20Ch%205-%20Part%20One.pdf. Accessed August 12, 2009. City of Durham, North Carolina. Durham City-County Uni- fied Development Ordinance. http://www.durhamnc.gov/ udo. Accessed August 12, 2009. City of Colorado Springs, Colorado. Mixed Use Develop- ment Design Manual. pp. 56-64. March 2004. http://per- mits.springsgov.com/units/planning/Currentproj/Comp- Plan/MixedUseDev/IV-%20E.pdf. U.S. Green Building Council. LEED for Neighborhood Development (LEED-ND). http://www.usgbc.org/leed/nd. Accessed May 15, 2009. Parolek, D. et al. Form-Based Codes: A Guide for Planners, Urban Designers, Municipalities and Developers. John Wiley and Sons, Inc.: New Jersey. 2008. pp. 12-17. 10 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 REIN IN AND REFORM ThE USE OF PLANNED UNIT DEvELOPMENTS 3 IntroductIon The inflexibility of Euclidean single-use zone districts, in- appropriate development and dimensional standards, and Byzantine approval processes have given rise to the use of negotiated developments in many communities. These negoti- ated developments usually take the form of planned unit devel- opments (PUDs), planned developments, or master-planned communities. This discussion will use PUD as the collective term. PUDs allowed communities to overcome some of the strictures of Euclidean zoning and provided a vehicle for local government to negotiate community benefits such as ad- ditional open space, recreational facilities, better design, and contributions to infrastructure. PUDs, which spread rapidly after the concept was introduced in the 1960s, are attractive because they are often simpler and quicker than seeking mul- tiple amendments and variances to an outdated zoning code. Originally, PUDs were conceived of and used to allow flexibil- ity in design standards to take advantage of site characteristics or to address community goals (e.g., clustering development to provide open space or protect sensitive natural areas). PUDs were meant to achieve higher quality developments and meet community goals better than the standard subdivision and New Town in St. Charles, Missouri features is a planned unit development that encapsulates a variety of smart growth and new urbanism features including compact development, mix of land uses and design guidelines to create a distinctive place. rEIN IN ANd rEForM thE USE oF PlANNEd UNIt dEvEloPMENtS Whitaker Builders, Inc. November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 11 zoning regulations would allow. Sea Ranch in Northern Cali- fornia was a model of PUD, using attractive design to better integrate with the natural environment. Many of the initial Traditional Neighborhood Developments (TNDs) were ap- proved through a PUD process. Today, however, relatively standard subdivisions are being approved using PUDs as an alternative to rewriting zoning and subdivision regulations for time and cost considerations. PUDs allow communities to impose conditions as part of the approval, which cities use to ensure they receive the appropri- ate infrastructure, off-site improvements, and fees to offset development impacts. The initial objective of distinctive or attractive design, however, often is lost as part of the PUD process. The PUD approach has now proliferated to the point that most projects of any size or significance are approved that way. Some observers estimate that upwards of 40 percent2 of all residential units in the United States each year are approved through a PUD process, not conventional zoning. The result is that many growing cities are not the products of their land use plans and zoning codes, but rather the result of individually negotiated agreements. Indeed, in a growing number of com- munities, all major developments are being reviewed through the PUD process.3 As this trend proliferates, communities have increasingly recognized the downside of relying too heavily on PUDs and negotiated developments, including: There is significant uncertainty for developers, who have no standards to guide the development approval process, and for neighbors of proposed PUDs, who find that they cannot rely on existing zoning or land use plans and that the city planning staff controls much of the planning process. Project reviews can become longer, less efficient, and politically charged and can drag out for years. 2 Duerksen, C. “Rural Smart Growth Zoning Code Tools.” American Planning Association National Conference, April 28, 2009. 3 Ibid. Major planning decisions are made with less public input into defining the community objectives prior to a develop- ment proposal. Environmental and design standards are often minimized in the process. Often this process creates an administrative nightmare for staff that have to deal with multiple mini-zoning codes created for each PUD, each of which differs on develop- ment standards and other requirements. The planning process becomes a project-by-project pro- cess rather than a comprehensive development review, and more of a political process than an evaluation of plan- ning regulations and community goals. response to the problem To respond to these problems, communities are reducing the use of PUDs by updating their zoning districts and standards to accommodate preferred development patterns and types. They are also limiting the use of PUDs to larger projects that can provide compensating community benefits without waiv- ing key design and environmental standards. Communities are attempting to get out in front of PUD pro- posals by creating PUD zoning regulations or design guide- lines. These are generally developed as part of a community design process so that the city can define its goals for a site or area prior to specific development proposals. Principles, regu- lations, and design guidelines are then used in conjunction with PUD zoning to provide clearer direction while allowing the desired design flexibility. 12 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 expected benefIts Increased certainty and predictability in the development review process while still allowing appropriate design flex- ibility. Setting the basic goals and fundamental standards for an area’s development prior to a specific development proposal: Creates an efficient design and review process and – requires less staff time to administer the development over time. Adheres to community growth visions and goals as es- – tablished in comprehensive plans and gives the develop- ment sector clear direction on the quality, character, and fundamental elements the community wishes to see in any proposal. Prevents important design and environmental standards – from being waived or weakened in the PUD process. steps to ImplementatIon 1. modest adjustments Reform the PUD process to ensure that the parcel is designed appropriately given topography, adjacent uses, and additional impacts in the PUD-designated areas, and reduce the use of PUDs on small sites (under 2 acres). Remove or substantially reduce the need to use PUDs by fixing dimensional standards, particularly on small par- cels. (See Essential Fix No. 2.) Create standards for PUD (e.g., apply Traditional Neigh- borhood Design policies, standards, and design guidelines as base PUD regulations prior to receiving development proposals). If PUDs are allowed, rein them in by establishing a mini- mum size for PUD projects, identifying specific allowable locations, and prohibiting waivers or other weakening of important environmental and design standards. 2. Major Modifications Prohibit PUDs as an alternative to following comprehen- sive plans and zoning codes. This may require communi- ties to run public input processes to provide the detailed goals, objectives, and design elements for individual development proposals for larger sites. The community may also decide to rewrite its zoning regulations. 3. Wholesale changes Create distinctive area and sector plans that give clear guidance to staff and the development community as to the vision and intended built-out of development. Comple- ment these plans with accompanying zoning. This drawing of the Belmar neighborhood shows how the development fits within the context of neighboring uses. rEIN IN ANd rEForM thE USE oF PlANNEd UNIt dEvEloPMENtS Van Meter Williams Pollack November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 13 Prior to accepting a development proposal for an area, communities should undergo a public master planning process to set goals and objectives; map land use and zoning; and set standards, regulations, and development quality through guidelines for the entire planning area. Implement an overlay district that allows the develop- ment of a site or area if specific standards are adopted. An example could be an overlay of the SmartCode or another set of development regulations onto an area designated in the comprehensive plan for future development. practIce poInters Consider establishing a list of compensating community benefits (such as a park, sidewalks, or trails) that the com- munity expects in return for flexibility in uses, density, and other factors. This will reassure the community that they will get benefits from development and provide some certainty for developers regarding negotiated benefits. examples and references Newby, B. “Planned Unit Development: Planning Imple- mentation Tools.” Center for Land Use Education. Novem- ber 2005. ftp://ftp.wi.gov/DOA/public/comprehensive- plans/ImplementationToolkit/Documents/PUD.pdf. New York State Legislative Commission on Rural Resourc- es. A Guide to Planned Unit Development. State of New York. Fall 2005. pp. 4-8. http://www.dos.state.ny.us/lgss/ pdfs/PUD1.pdf. Benton County, Oregon. “Chapter 100: Planned Unit Development in Corvallis Urban Fringe.” Benton County Development Code. April 1999. http://www.co.benton. or.us/cd/planning/documents/dc-ch_100.pdf. Accessed August 12, 2009. City of Westminster, Colorado. Design Guidelines for Tradi- tional Mixed Use Neighborhood Developments. April 2006. pp. 12-18. http://www.ci.westminster.co.us/files/tmund. pdf. City of Mountain View, California. “Precise Plans.” http:// www.mountainview.gov/city_hall/community_develop- ment/planning/plans_regulations_and_guidelines/pre- cise_plans.asp. Accessed August 12, 2009. St. Lucie County, Florida. “Chapter 7: Recreation and Open Space Element.” Land Development Code. May 2009. http://www.municode.com/resources/gateway. asp?pid=14641&sid=9. Accessed August 12, 2009. Larimer County, Colorado. “Proceedings of the Board of County Commissioners, February 8, 1999.” http://www. co.larimer.co.us/bcc/1999/BC990208.HTM. Accessed July 10, 2009. 14 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 IntroductIon The parking standards found in many conven- tional zoning codes can be a significant barrier to lively, mixed-use developments and activity cen- ters, especially in existing downtowns. Parking standards commonly in use in the United States often call for too much off-street parking and require all or too much of it to be provided on the development site. Also, many zoning codes do not allow consideration of alternative parking arrangements, such as shared parking or credit for on-street parking that can reduce the need for on-site spaces and help create a more attrac- tive streetscape. Such regulations fail to recog- nize the difference between parking demand in various contexts. In many communities, the effect of conventional parking requirements is to make redevelopment of smaller parcels in older, mature areas infeasible and to make dense, compact, mixed-use development nearly impos- sible because of the code requirement for large expanses of surface parking or expensive structured parking. Large areas of surface parking in commercial areas discourage walking and actually increase parking demand by forcing people to drive between destinations. Frequently, zoning codes or de- velopment regulations allow (or even require) surface parking to be placed between buildings and the street, and they often allow parking structures to be built as stand-alone uses—both of which are deadly to vibrant, pedestrian-oriented places. FIx PARKING REqUIREMENTS4 response to the problem Municipal governments across the country have been work- ing to create more effective parking management systems for at least a couple of decades. The best parking management systems have these characteristics in common: They recognize that too much parking can be a serious issue, but so can not enough parking. Regulating parking supply became common in the first place because of the issues caused when developers provided inadequate park- ing and parking spilled over into nearby neighborhoods. What is generally needed is “the right amount” of parking, which can vary widely by place and by time. Good parking systems are carefully balanced to be specific to their set- tings and are adaptable to changes over time. Codes and regulations should enable adjacent uses to share parking as evidences by the demand or overlap in this chart. FIx PArkING rEqUIrEMENtS Van Meter Williams Pollack November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 15 They recognize that parking policy must be well integrated with overall transportation policy and land use policy. Transit services, good bicycle facilities, and a great walking environment can reduce parking demand significantly. Mixed-use development coupled with good walking environments can reduce parking demand even further. However, these transportation options must be in place before reducing parking requirements. For example, it makes little sense to reduce parking supply so that people will ride the bus if transit service levels are too low to at- tract ridership. They take into account that parking is inherently expen- sive. Surface parking consumes valuable land, removing it from productive use. Structured parking incurs capital costs that can exceed $20,000 per space,4 thereby sub- tracting capital funds from development. Successful park- ing management systems reconcile the cost of providing parking with local taxation and fees, with the fine schedule for parking violations, and with the fees charged for use of parking. Successful municipal parking management systems generally incorporate some combination of the following strategies and measures: Lower Parking Supply Minimums – The minimum parking requirements in many local codes are based on demand studies conducted in spread-out suburban places. These studies reflect parking demand in settings where shoppers and workers do not or cannot walk or use tran- sit. In mixed-use settings with good pedestrian environ- ments, such regulations overestimate parking demand and have a self-fulfilling effect by making mixed-use devel- 4 U.S. EPA. Parking Spaces / Community Places: Finding the Balance Through Smart Growth Solutions. February 2006. EPA 231-k-06-001. p. 9. opment and redevelopment physically impossible. Off-Site Parking – In mixed-use environments, parking should be treated as a utility, not an on-site private activity. Requiring each landowner in a downtown to provide pri- vate parking on his or her parcel is akin to requiring each landowner to drill his or her own water well. Modern park- ing ordinances allow parking minimums to be met off site, although they may require that the parking location be within a maximum 600- to 1,000-foot distance from the development. These could be private joint parking fa- cilities or public facilities owned by a parking district. The developer is still responsible for the cost of parking, either directly through capital fees or indirectly through prop- erty taxes. In some settings, it is feasible to “unbundle” parking from residential projects, allowing parking to be provided on the open market. Fee-In-Lieu System – In places where the city is providing public parking facilities or where a parking district has been created, provisions can be written that allow a devel- oper to pay a set fee in lieu (FIL) of providing parking sup- ply directly. The money from FIL payments is then used to expand public parking supply. It is important that any FIL fee schedule be realistic about actual costs of parking. Shared Parking Credits – Spread-out parking require- ments assume that each business has its own separate parking supply and that it must be large enough to accom- modate the peak hour of the peak day of the year. That assumption results in excessive parking. Different parking uses peak at different times of day—office parking in the middle of the day, retail in late afternoon and on week- Parking can be accommodated through a variety of means including mixed use parking structures. Van Meter Williams Pollack 16 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 ends, restaurants in the evening. Shared parking provi- sions allow developers to reduce parking supply require- ments when different uses can share the same parking spaces. Parking Enforcement – A pervasive cause of perceived parking shortages is the misuse of premium parking by employees. The closest, most convenient parking spac- es—storefront, on-street parking in particular—should be protected for use by customers. Yet in many places, these spaces are occupied by employees’ cars. Even where time restrictions have been established, they are often poorly enforced or the fines are too low to deter routine abuse. This situation can be corrected by ensuring there is adequate employee parking nearby and by adequately staffing enforcement. Public Transit – Many communities have reduced parking demand in mixed-use areas by improving transit service, especially for commuters. This approach is especially at- tractive because it reduces parking demand while improv- ing mobility and access. Transit provides environmental benefits as well, including reduced air pollution and greenhouse gas emissions. On-Street Parking – The most valuable parking in most commercial and mixed-use places is parking on the street in front of businesses. Yet many cities are careless about keeping on-street parking or do not do enough to ensure the maximum number of spaces per block. Shifting from parallel to diagonal parking can increase parking supply by up to 30 percent per block face. expected benefIts Lower cost of redevelopment and infill projects, helping them compete with outlying projects. Lively, active, economically strong mixed-use districts that are regional destinations. Increased tax base and tax revenues. Increased transit patronage that supports increased levels of transit service. More pedestrian-friendly environments. steps to ImplementatIon (Note: some of these measures are in support of code changes, but are not in themselves addressed through the zoning or land development code.) 1. modest adjustments Create a parking overlay district in the parking code for a downtown or other mixed-use area. Reduce minimum off- street parking supply requirements in the overlay district based on recalculated demand resulting from alterna- tive transportation options, the mix of land uses, and a “park once” strategy that encourages parking in one place and walking to multiple destinations. Calculate a shared parking allowance based on the specific land uses in the overlay district. Develop residential parking permit provisions to help protect neighborhoods affected by overflow parking re- sulting from increased parking enforcement. Design the system to be applied in neighborhoods (not automatically citywide) based on criteria, such as the actual amount of on-street parking demand. Carefully manage and enforce the residential parking permit system to avoid abuse, such as sale of permits. Consider returning a portion of receipts from parking permit fees to the neighborhood in the form of street repairs and improvements. Consider sell- ing “commuter permits” for residential streets in parking permit districts near mixed-use centers, with all or some of the revenue returned to the neighborhood in the form of capital repairs and improvements. Work with the public works department to increase the amount of on-street parking in a downtown or other mixed-use center. Convert parallel to diagonal park- ing where feasible. Evaluate parking stall specifications (length and width) and reduce them if possible to increase parking supply. Establish (in the code) authorization for parking advisory committees for specific areas where parking issues are controversial. Provide for the appointment of a cross sec- tion of stakeholders, including businesses and residents. Charter the committee to advise on parking studies and on potential changes to parking ordinances. 2. Major Modifications Undertake a comprehensive revision of the parking ordi- nance. Some specific revisions might include: Revise the tables of parking supply minimums, reduc- – ing them wherever possible to reflect context, transpor- tation options, and land use mix. Develop a system of shared parking credits, either as a – set percentage in connection with form-based codes or based on the land use mix in connection with zoning. FIx PArkING rEqUIrEMENtS November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 17 Create parking overlay districts for downtowns and – mixed-use centers, and write provisions for future ad- ditional overlay districts. Unbundle parking from residential development in – districts with higher densities and a mix of uses. Allow off-site parking in dense retail districts and set – limits for its distance from development sites. Develop provisions to govern joint parking (i.e., parking – allowed through contracts or leases with other busi- nesses or landowners) to ensure that parking supply commitments made in connection with development approval are honored and maintained over time. Allow some credit for on-street parking supply in retail – districts. Allow for substitution of a form-based code in certain zone districts to simplify and eliminate the need for more detailed parking regulations. Overhaul the parking enforcement system. Improve en- forcement of parking time limits by acquiring hand-held computers for issuing tickets (replacing a system of chalk- ing tires). Revise the parking overtime ordinance to pro- vide escalating fines for scofflaws (repeat offenders) and set fines at levels that deter abuse. Increase enforcement levels so that probability of being ticketed for overtime parking approaches certainty. Evaluate parking supply in and around parking overlay districts and identify parking supply to be available for commuter parking use. Develop a Residential Parking Permit (RPP) system to help protect neighborhoods impacted by overflow parking resulting from increased parking enforcement. 3. Wholesale changes Work with the local or regional transit agency to develop a commuter transit pass that is bundled with a parking permit in parking districts and paid for with proceeds from the district’s revenues, including tax revenues. Use this “universal pass” to increase transit patronage while managing commuter parking demand. Institute paid parking for public parking supply in parking districts. Start with off-street, publicly owned parking. Pay kiosks for on-street parking can reduce streetscape impacts such as visual clutter from individual parking meters, are more efficient, and are more convenient for customers. practIce poInters Implement design standards for parking structures. Tailor parking standards for infill areas as opposed to greenfield sites (e.g., fewer, smaller spaces in infill). Provide priority parking for hybrid or alternative-fuel vehicles to encourage use of these vehicles. Consider requiring a portion of the parking lot to be con- structed of pervious materials. examples and references Shoup, D. The High Cost of Free Parking. Planners Press, American Planning Association. 2005. Chapter 20. Metropolitan Transportation Commission. Developing Parking Policies to Support Smart Growth in Local Jurisdic- tions: Best Practices. April 2007. pp. 14-18. http://www.mtc. ca.gov/planning/smart_growth/parking_study/April07/ bestpractice_042307.pdf. U.S. EPA. Parking Spaces / Community Places: Finding the Balance Through Smart Growth Solutions. February 2006. EPA 231-k-06-001. http://www.epa.gov/smartgrowth/ parking.htm. Maryland Governor’s Office of Smart Growth. Driving Urban Environments: Smart Growth Parking Best Practices. March 2006. pp. 5-6. http://www.smartgrowth.state. md.us/pdf/Final%20Parking%20Paper.pdf. Litman, T. Parking Management: Strategies, Evaluation, and Planning. Victoria Transport Policy Institute. November 2008. p. 15. http://www.vtpi.org/park_man.pdf. Fitzgerald & Halliday, Inc. Northwest Connecticut Park- ing Study - Phase II: Model Zoning Regulations for Parking for Northwestern Connecticut. Northwestern Connecticut Council of Governments and Litchfield Hills Council of Elected Officials. September 2003. http://www.fhiplan. com/PDF/NW%20Parking%20Study/NW%20Connecti- cut%20Parking%20Study%20Phase%202.pdf. Forinash, C. et al. “Smart Growth Alternatives to Mini- mum Parking Requirements.” Proceedings from the 2nd Urban Street Symposium. July 28-30, 2003. http://www. urbanstreet.info/. Victoria Transport Policy Institute. “Parking Maximums.” TDM Encyclopedia. http://www.vtpi.org/tdm/tdm28. htm#_Toc128220478. Accessed April 12, 2009. 18 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 5 INCREASE DENSITy AND INTENSITy IN CENTERS IntroductIon Density is probably the most discussed and least understood concept in urban planning. Residents and elected officials routinely see the amount of development (e.g., the number of dwelling units, the square footage of commercial space) allowed on a site as one of the most important consideration in local planning. “Too much” density is often seen as the cause of traffic congestion, ugly buildings, loss of green space, crime, and many other ills. However, increasing the average density of infill, redevelopment, and greenfield projects is crucial to improving the quality of life in the community. Higher density is important to protecting open space and supporting transportation options like transit, walking, and biking. Furthermore, EPA research5 shows that higher densities may better protect water quality—especially at the lot and watershed levels. 5 U.S. EPA. Protecting Water Resources Through Higher-Density Development. 2006. EPA 231-R-06-001. As a development center, the Ballston neighborhood of Arlington, Virginia has been designated to accommodate additional growth. INCrEASE dENSIty ANd INtENSIty IN CENtErS US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 19 Much of what people dislike about density is in reality the result of development patterns that help to increase conges- tion on arterials, single-use areas that emphasize driving to get to destinations, and dense developments that are poorly designed. And, unfortunately, many people associate density with poorly managed rental or affordable housing develop- ments. Fear of lower property values is often an underlying concern of residents when discussing higher density develop- ments. Density itself does not determine the quality of development. Many high-density areas, in fact, are the most desirable areas in a region, such as Dupont Circle in Washington, D.C., and the Chicago suburb of Oak Park, Illinois. These areas are attractive because the density is well designed, with appeal- ing streetscapes, mixture of uses, site planning, and building design. Despite the multiple benefits that can be derived from projects with higher densities, gaining political approval for higher density projects is often difficult and controversial. Desire for privacy, feeling crowded, fear of crime, parking, and compatibility with the character of the community are often the issues that residents cite as concerns with more dense developments. Identifying techniques and requirements to en- sure that higher density projects are compatible with existing neighborhoods will help respond to these concerns. response to the problem The concept of density requires ample discussion and educa- tion to allay misconceptions and correct misunderstandings about its purpose and benefits. Increased density creates the customer base needed for transit, retail, and amenities residents want. Residents of less dense communities may ask, “Why can’t we have the amenities that that community has?” Often, the answer is that the other community is denser. The benefits and resources discussed in this section provide the foundation for a complete community, one that needs in- creased density to thrive. Communities need to address density in a comprehensive manner rather than project by project. There are a number of strategies and tools that communities may use to decide which parts of their community should be densest. Through the comprehensive or general plan process, the community should target areas that have the character and infrastructure to support higher density development. Communities should ensure that higher density developments go into mixed-use areas that will allow walking and biking to shops and services, which reduces driving and can minimize parking require- ments. Lastly, communities should focus much of their higher density where it can be served conveniently by bus or rail tran- sit, which will also reduce the need to drive and provide other environmental benefits. These policies can be implemented through new mixed-use or transit-oriented development (TOD) districts, changes in zon- ing designations, or modifying zoning to allow greater density in existing districts. Other strategies include creating new compatibility standards and design guidelines to improve tran- sitions between higher density development and low-density neighborhoods. expected benefIts Less pressure to expand development to outlying areas, thus protecting agricultural lands, natural open space, bodies of water, or sensitive habitat. Buildings and developments that use less energy, less land, and typically less materials. Because of the more effi- cient buildings and the transportation options that reduce the need to drive, residents generate fewer greenhouse gases per capita. More diverse communities with more opportunities for af- fordable housing, particularly in areas that have high land values and scarce development sites. More effective transit service. In lower density neighbor- hoods, seven to eight units per acre is the minimum density necessary to support transit service.6 Support for local shops and services that rely on custom- ers who can walk or bike from surrounding neighbor- hoods. 6 Dittmar, H. and Ohland, G. The New Transit Town. 2003. 20 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 steps to ImplementatIon 1. modest adjustments Set minimum (as opposed to maximum) densities in general or comprehensive plans and zoning districts. This tool helps creates neighborhoods that are close-knit and vibrant and helps achieve benchmarks for citywide hous- ing policies and goals. Designate locations for higher density development cen- ters in comprehensive plans. Create activity center districts with higher densities, increased heights and FAR, and reduced parking require- ments. This can be done by creating specific zones, modi- fying existing zones, or creating a new overlay district that allows selective modification of existing zoning regula- tions in an already zoned area without changing all of the zoning of a parcel. 2. Major Modifications Tailor development standards (e.g., height limits and FAR, parking requirements, and open space and landscap- ing regulations) to accommodate denser developments. Urban-style projects should not be evaluated based on low- density development standards. Rezone areas designated as activity centers based on com- prehensive plans to increase density, as opposed to using case-by-case rezoning. 3. Wholesale changes Use a redevelopment agency to purchase difficult-to- obtain or critical parcels. This is particularly effective with areas such as corridors, which often have smaller parcels that require aggregation to allow higher density develop- ment. Establish minimum densities or intensities in community or regional mixed-use centers and transit-oriented devel- opments. Use height, placement, coverage and perviousness re- quirements, rather than FAR, to regulate structured park- ing. For example, do not count structured parking toward FAR if it is screened from view with retail, residential or office structures, or is constructed above the ground floor of a structure. Parking can be a costly component of development. Park- ing may be reduced as part of a TOD or a mixed-use, high- density district. Parking may also be “unbundled” from the residential units, which allows residents to choose not to purchase parking. (See Essential Fix No. 4.) The Back Bay in Boston, Massachusetts serves as a center for commerce, housing and other activities. The intensity of resources here minimizes pressure to develop elsewhere because of available infrastructure and services. INCrEASE dENSIty ANd INtENSIty IN CENtErS US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 21 Set parking maximums rather than minimums to discour- age too much parking supply for a development. This will allow higher density development, as parking often limits a project’s overall density. practIce poInters Density is context sensitive; different levels of density will be appropriate in different places. Adopt site and building design standards for higher den- sity projects to ensure high-quality, attractive development. Consider offering density bonuses and flexible zoning standards to encourage construction of affordable hous- ing. Many jurisdictions have developed density bonuses, as well as allowable concessions or variances for specific regulations, as an incentive for affordable, senior, or dis- abled housing. Designating a buildable envelope rather than specifying density allows flexibility in the number of units, which creates greater density while controlling variables such as height and setbacks. Adopt transition/compatibility standards (e.g., building setbacks, open space, landscaping) to ensure that higher density projects in activity centers are compatible with sur- rounding neighborhoods. examples and references U.S. EPA. Protecting Water Resources with Higher-Density Development. January 2006. EPA 231-R-06-001. pp. 44-51. http://www.epa.gov/smartgrowth/water_density.htm. State of Georgia. “Minimum Density Zoning.” Georgia Quality Growth Toolkit. http://www.dca.state.ga.us/in- tra_nonpub/Toolkit/Guides/MinDensZning.pdf. Accessed June 30, 2009. Edelman, M. “Increasing Development Density to Reduce Urban Sprawl.” Iowa State University Extension Service. 1998. http://www.extension.iastate.edu/newsrel/1998/ dec98/dec9810.html. Coupland, A. Reclaiming the City: Mixed Use Development. Routledge. November 1996. p. 35. Williams, k. and Seggerman, k. Model Regulations and Plan Amendments For Multimodal Transportation Districts. Florida Department of Transportation. April 2004. http:// www.dot.state.fl.us/planning/systems/sm/los/pdfs/MMT- Dregs.pdf. Oregon Transportation and Growth Management Pro- gram. Commercial and Mixed-Use Development Code Hand- book. October 2001. pp. 40-43. http://egov.oregon.gov/ LCD/docs/publications/commmixedusecode.pdf. City of Colorado Springs, Colorado. Mixed Use Develop- ment Design Manual. March 2004. pp. 56-64 http://per- mits.springsgov.com/units/planning/Currentproj/Comp- Plan/MixedUseDev/IV-%20E.pdf. Institute for Urban and Regional Development. “Relations between Affordable Housing Development and Property Values.” Working Paper 599. University of California, Berkeley. May 1993. http://www.hcd.ca.gov/hpd/prop_val- ue.pdf. Accessed August 27, 2009. California Housing Law Project. “SB 1818 – Density Bo- nus.” Fact sheet. 2004. http://www.housingadvocates.org/ facts/1818.pdf. Shoup, D. The High Cost of Free Parking. Planners Press, American Planning Association. 2005. Chapter 20. 22 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 IntroductIon For several decades, municipal decisions about the size and design of streets have been based primarily on traffic capacity considerations. This narrow focus overlooks the fundamental role that streets play in shaping neighborhoods and communi- ties. Streets are an important use of land. The design of streets influences the character, value, and use of abutting properties, as well as the health and vitality of surrounding neighbor- hoods. Street design also determines whether the area will be walkable, whether certain types of retail will be viable, and whether the urban landscape will be attractive and comfortable or stark and utilitarian. These impacts, in turn, affect land val- ues (and associated tax receipts) and overall economic strength and resiliency. The character of streets can discourage or encourage redevelopment, hasten or reverse urban flight, and add or subtract value from abutting property. These are obvi- ously important policy considerations for any municipality. Street design also affects environmental factors, including the volume of stormwater runoff, the water quality of that runoff, and the magnitude of the urban heat island effect. Street trees are particularly important: they remove carbon dioxide and certain pollutants from the air; they intercept and absorb rain before it reaches the street; they shade the landscape, reducing ambient air temperatures in warm months; they add aesthetic value to neighborhoods; and they slow traffic, improving pub- lic safety. Cities and towns have tended to make planning and design decisions about streets one project at a time and based on a limited perspective of specific sections of specific streets. This narrow perspective ignores the fact that transportation systems 6 MODERNIZE STREET STANDARDS are comprised of networks of facilities. The macro-scale char- acteristics of networks are more important than the micro-scale design of specific street sections in determining how well a local transportation system functions (including how much capacity the system has). This conventional project-by-project perspective has resulted in poorly connected networks of oversized streets, rather than well-connected networks of smaller streets. The resulting connectivity problems have been exacerbated by the national trend, beginning in the 1920s, of letting developers make network layout and connectivity decisions for streets built as part of their subdivisions and commercial sites. The inevitable outcomes have been poor connectivity, inconvenient circula- tion, and over-crowded arterials. These outcomes, in turn, have been detrimental to emergency service response, access to existing businesses, and neighborhood walkability. The issues around street design and network connectivity have been further compounded by oversimplified and unsupported theories about traffic safety. In recent years, transportation engineering analysis has shown that street width; the size, proximity, and orientation of buildings and street trees; the configuration of intersections; and the presence of on-street parking all have significant effects on the speed and attentive- ness of drivers. Designed properly, these elements can reduce both accident frequency and accident severity. Clearly, there is a need for communities to update their ap- proach to planning, designing, and building streets and street networks. ModErNIZE StrEEt StANdArdS November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 23 response to the problem Generally, cities have addressed street design issues through subdivision regulations rather than zoning ordinances, al- though that varies depending on the local regulatory structure. Form-based codes can provide a foundation for street design and, to a lesser extent, for connectivity, but additional design details and procedural requirements will be needed. The primary techniques that cities and towns are implementing to improve street design include: Complete Streets – Streets should be designed to serve all modes of travel equally well—pedestrians, bicycles, per- sonal vehicles, and transit. Narrow Local Streets – Local streets (streets that primarily provide access to abutting properties, as opposed to streets that primarily serve pass-through traffic) should be no wider than absolutely necessary. Context-Sensitive Thoroughfares – Arterial and collec- tor thoroughfares should be designed to fit the character of abutting lands and surrounding neighborhoods and should not be overly wide or designed to encourage inap- propriate vehicular speeds. Pedestrian-Oriented Environments – Streets should be walkable—safe, attractive, and convenient for pedestrians, including people walking for utilitarian purposes as well as people strolling and exercising. Universal Design – Pedestrian facilities should be de- signed to be convenient and safe for a wide variety of people, including persons with disabilities, elderly people and children, people pushing strollers, and strong, fit pedestrians walking quickly. Green Streets – Streets can be designed with features that manage stormwater and protect water quality by reduc- ing the volume of water that flows directly to streams and rivers; using a street tree canopy to intercept rain, provide shade to help cool the street, and improve air quality; and serving as a visible element of a system of green infra- structure that is incorporated into the community. On-Street Parking – On-street parking is not only a conve- nient way to add value to properties in mixed-use districts. It can also be a design strategy to make streets safer and more appealing for pedestrians. This view of University Boulevard in Palo Alto, California includes amenities for cars and bikes.Van Meter Williams Pollack 24 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 Many communities, along with state departments of transpor- tation, are addressing network connectivity issues by changing their land development codes and subdivision regulations to require minimum connectivity in new development and in redevelopment. To be effective, these standards must address both external connectivity (how well connected a development is with the larger street network) and internal connectivity (how well the land uses in the development are connected with each other). The most commonly used connectivity regulations establish standards for: Maximum block length and circumference or block area; Minimum intersections per linear mile of roadway or per square mile of area; and Connectivity Index (the number of street links divided by the number of intersections). expected benefIts Improved safety for drivers, pedestrians, and bicyclists. Reduced environmental footprint, including less storm- water runoff, less of a heat island effect, and less land consumed. More walking and biking with attendant health benefits. Value added to abutting properties and surrounding neighborhoods. Increased tax base and tax revenues. A more attractive city or town with more economic vitality and resiliency. A more flexible, adaptive network to help avoid conges- tion. Improved emergency response and emergency evacuation capability. Reduced street maintenance costs. Allowing people to drive less with no reduction in mobil- ity. steps to ImplementatIon 1. modest adjustments Revise the local street design standards to add a “road diet” cross section for appropriate streets that currently have four general purpose lanes with no on-street parking, no bike lanes, inadequate pedestrian space, or any combi- nation of these deficiencies. Set criteria for conversion to three lanes (two general purpose lanes and a two-way left turn lane) with either bike lanes or on-street parking and improved pedestrian amenities. Update the local street design standards to include univer- sal design criteria for pedestrian curb ramps, crosswalks, This street section show the typical array of uses for a right of way including pedestrians and automobiles. ModErNIZE StrEEt StANdArdS Van Meter Williams Pollack November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 25 and curb extensions. Create overlay design criteria for Safe Routes to School programs, transit corridors, downtowns, and other priority pedestrian areas. Update design standards governing provision of street trees to increase the city’s street canopy as new streets are built and as existing streets undergo major renovation. Clearly and permanently resolve issues of cost responsibil- ity for maintenance of street trees. Ensure that standards are realistic for the local climate, specifying appropriate tree species and appropriate designs to contain tree root structures. Adopt a policy governing provision of bike lanes on arteri- als and collectors as streets are built and as existing streets undergo major renovation. Set standards for deciding which streets will have on-street lanes, taking into account spacing of facilities, speed of traffic, availability of right of way, and other practical matters. This policy will be most effective if it is based on a local bicycle system plan that sets system objectives, defines facility types, and sets con- nectivity standards. Begin developing and testing stormwater management designs such as rain gardens, bio-swales, and other tech- niques in preparation for development of green streets standards and policies. 2. Major Modifications Because streets are integral to community form and character, the best way to set the stage for improvements in street design and street network connectivity is to embed street design principles in the comprehensive plan or community master plan. In states and regions with growth management or environmental requirements governing preparation of local plans, this will be a neces- sary step prior to the measures described below. In most places, the planning foundation should take the form of a multimodal transportation master plan or a multimodal transportation element in the comprehensive plan. Revise the street classification system to create a “mul- timodal corridor” designation. This can also be handled as an overlay requirement without changing the underly- ing functional classification system. Use the multimodal corridor designation to apply complete streets principles (design for all modes) in specific corridors. A network of multimodal corridors based on local transit routes and on a bicycle system plan can guide both development review and prioritization of projects in a capital improvements program. This should be an interim step toward imple- mentation of complete streets requirements community- wide. Revise street design standards to add “narrow local streets” categories. Create design templates for residential and commercial streets that are narrower than currently allowed. Set minimum internal connectivity standards for new subdivisions based on maximum block length, block size, intersections per square mile, or a Connectivity Index. Create a policy or update existing requirements to prevent any street abandonment or closure that would reduce the connectivity of the street network. 3. Wholesale changes The need for a planning foundation applies to measures in this section as well. All of the measures described be- low should be based on an adopted multimodal transpor- tation master plan or multimodal transportation element in the comprehensive plan. Overhaul the street design standards with the objective of reducing the future environmental footprint of streets. Incorporate complete streets provisions and green streets principles. Adopt narrower lanes, narrower rights of way, and reduced-lane cross sections. Reintroduce public alleys into the local transportation system. Create standards allowing and guiding provision of alleys in subdivisions and requiring them in large com- mercial projects. Add alley templates to the local street design standards. Set minimum internal and external connectivity standards to be applied to all new subdivisions and large commercial projects and to guide local public works decision-making relative to the capital improvements program. Update the code to significantly increase the amount of on-street parking in commercial and mixed-use districts and on residential streets. 26 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 practIce poInters Involve emergency service providers and the public works and other departments early in comprehensive planning and before code revisions are drafted. Narrower lanes and reduced-lane cross sections can be controversial, and city councils may be unwilling to override a fire chief’s con- cerns about these issues. In many cases, coordination and cooperation between local departments have overcome such obstacles. In many states, at least some degree of state guidance ap- plies to local street design standards. And in virtually any municipality, some important streets will be under state jurisdiction (e.g., state routes). For these reasons, early and continuing coordination with the state department of transportation is critical to the success of most of the measures outlined above. Look for opportunities for cost savings and other ben- efits associated with narrower street standards, including reduced stormwater volume, reduced snow removal and other maintenance costs, and other savings. examples and references Handy, S., Paterson, R., and Butler, k. Planning for Street Connectivity: Getting from Here to There. Planning Advisory Service Report Number 515. American Planning Associa- tion. May 2003. pp. 12-15. http://www.planning.org/apas- tore/search/default.aspx?p=2426 Institute of Transportation Engineers. Context Sensitive Solutions in Designing Major Urban Thoroughfares for Walk- able Communities: An ITE Proposed Recommended Practice. May 2005. http://www.ite.org/emodules/scriptcontent/or- ders/ProductDetail.cfm?pc=RP-036. (Note: this document is being updated and is expected to be issued as a final recommended practice in late 2009.) Larimer County, Colorado. Larimer County Urban Area Street Standards. April 2007. http://www.larimer.org/en- gineering/gmardstds/UrbanSt.htm. Accessed June 25, 2009. City of Charlotte, North Carolina. Urban Street Design Guidelines. October 2007. http://www. charmeck.org/Departments/Transportation/ Urban+Street+Design+Guidelines.htm. Accessed June 25, 2009. Williams, k. and Seggerman, k. Model Regulations and Plan Amendments For Multimodal Transportation Districts. Florida Department of Transportation. April 2004. http:// www.dot.state.fl.us/planning/systems/sm/los/pdfs/MMT- Dregs.pdf. National Complete Streets Coalition. http://www.complet- estreets.org. City of Roanoke, Virginia. Street Design Guidelines. July 2007. http://www.roanokeva.gov/85256A8D0062AF37/C urrentBaseLink/7C223BF47CE37256852575F2006CEDF 8/$File/STREET_DESIGN_GUIDELINES.pdf. Accessed June 14, 2009. Duany Plater-Zyberk & Company. SmartCode, Version 9.2. February 2009. http://www.smartcodecentral.com/smart- filesv9_2.html. American Association of State Highway and Transpor- tation Officials. Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT ≤ 400). 1st Edition. June 2001. https://bookstore.transportation.org/imageview. aspx?id=450&DB=3. Neighborhood Streets Project Stakeholders. Neighborhood Street Design Guidelines: An Oregon Guide for Reducing Street Widths. Oregon Transportation and Growth Manage- ment Program. November 2000. http://www.oregon.gov/ LCD/docs/publications/neighstreet.pdf. Mozer, D. “Planning: Bicycle and Pedestrian Friendly Land Use Codes.” International Bicycle Fund. April 2007. http://www.ibike.org/engineering/landuse.htm. Accessed September 13, 2009. Metro Regional Government (Portland, Oregon). Green Streets: Innovative Solutions for Stormwater and Stream Crossings. June 2002. http://www.oregonmetro.gov/index. cfm/go/by.web/id=26335. City of Boulder, Colorado. “Multimodal Corridors.” April 2006. http://www.bouldercolorado.gov/index. php?option=com_content&task=view&id=355&Itemid=162 4. Accessed June 12, 2009. ModErNIZE StrEEt StANdArdS November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 27 ENACT STANDARDS TO FOSTER WALKAbLE PLACES7 IntroductIon In smart growth communities, people are able to walk com- fortably and safely to work, school, parks, stores, and other destinations. Current codes in many communities, however, result in places that prevent or discourage walking by impos- ing low-density design (see Essential Fix No. 2), including overly wide streets and landscapes designed for cars instead of people (see Essential Fix No. 6). In such places, the pedes- trian realm is treated as an afterthought—the space left over between the edge of the street and the buildings and park- ing lots. One significant challenge to developing a walkable community is the lack of design standards or performance measures for walkability, like those that guide other kinds of transportation planning and design. Thus many communities are not in a position to guide private development and public works investments to build good pedestrian accommodation into development and redevelopment, and they do not have programs or provisions to repair older, pedestrian-hostile areas. The magnitude of this need has been highlighted in recent years both by the number of pedestrian injuries and fatalities and by the health effects that less physical activity— which is often a direct result of urban design—have had on the U.S. population. response to the problem The two primary elements to be addressed through codes are design standards for facilities, including public works facili- ties built by and for the city (e.g., streets and sidewalks), and requirements for private development and redevelopment projects. Communities usually regulate facility design through design standards adopted as ordinances or as administrative rules. In addition to guiding the planning and design deci- sions for municipal facilities, these design requirements may Pearl Street in Boulder, Colorado shows the street view of how wide sidewalks can contribute to a pleasant walkable experience.Van Meter Williams Pollack 28 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 be applied to private projects in part through the zoning approval process and in part through subdi- vision regulations. In some com- munities, form-based codes are used not only to guide the design of streets and sidewalks, but also to create a connection between all elements of the built environment. Communities may also use level of service7 standards to ensure that development and redevelopment projects meet minimum criteria for walkability. Finally, commu- nities may adopt Safe Routes to School program planning and design criteria and may designate pedestrian districts or zones in special areas (e.g., in downtowns, around schools, near colleges and universities). expected benefIts Safer communities with fewer pedestrian injuries and deaths from vehicle collisions. Healthier people because of more opportunities to walk or bike. More economically viable places, stabilized property values, and reduced retail leakage (where potential patrons go elsewhere, perhaps due to a lack of safe walking condi- tions). Increased transit ridership because of better pedestrian access to transit. Reduced parking demand in commercial areas due to “park once” strategy. Reduced driving as short trips are made by walking rather than driving. Reduced per capita emissions of criteria air pollutants 8 and greenhouse gases resulting from reduced driving. 7 Level of service is a measure of effectiveness by which traffic engi- neers determine the quality of service of elements of transportation. 8 Criteria pollutants are monoxide, lead, nitrogen dioxide, ozone, par- ticulate matter, and sulfur dioxide and are regulated by EPA under the Clean Air Act. steps to ImplementatIon 1. modest adjustments Develop or revise street and street crossing design stan- dards to improve pedestrian safety, convenience, and com- fort, both as a part of routine public works projects and as a part of ongoing development and redevelopment. Adopt standards to incorporate trees and other shade structures into the pedestrian realm, especially in mixed- use districts, addressing maintenance and irrigation as well as landowner responsibilities. Prepare and implement a Safe Routes to School program, taking advantage of federal funding and a national data- base of successful examples. 2. Major Modifications Designate one or more pedestrian districts (keep the initial number small) where the community will focus its efforts to make walking safer and more pleasant. Develop The fountain and plaza located at the entrance of a bookstore act as a central gathering and meeting space in Bethasda Row. ENACt StANdArdS to FoStEr wAlkAblE PlACES Code Studio November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 29 a zoning overlay district to make targeted changes to the underlying zoning categories to reallocate street cross sec- tions, regulate building setbacks, and so forth. Prioritize capital improvement funding to pedestrian facility needs in the zoning overlay district. Build upon success by des- ignating additional pedestrian districts once the program has solid achievements to show in the initial district(s). Establish pedestrian level of service and connectivity requirements for all development and redevelopment projects of more than two acres. Include minimum pedes- trian connectivity within developments and with adjacent developments. Adopt pedestrian environment standards for mixed-use districts to improve pedestrian safety, comfort, and con- venience, including requirements for on-street parking, build-to lines, minimum façade transparency, building en- trance spacing, canopies, and similar pedestrian-friendly elements. 3. Wholesale changes Prepare and adopt a pedestrian circulation element in the comprehensive plan or in a separate transportation master plan. Develop a prioritized multi-year pedestrian capital improvements plan to implement the circulation element. Require major developments to include pedestrian circula- tion plans as part of application or site plan submittals. Set and apply minimum connectivity standards and level of service criteria. Revise subdivision and zoning development standards to require sidewalks on both sides of streets in all develop- ments. Require walkways in parking lots larger than 1 acre or 200 feet wide, linking perimeter sidewalks to primary building entrances. practIce poInters Communities often adopt plans calling for the entire com- munity to be “pedestrian friendly.” This often turns out to be more a slogan than a policy. Virtually any community in the United States today has vast areas of landscape with poor pedestrian accommodation, and fixing these areas will take many years of investment and careful regulation. Communities should implement regulations that prevent new development of areas with inadequate pedestrian accommodation and adopt standards that prevent con- struction of any new streets with inadequate provisions for pedestrians. Public investment to retrofit and improve sidewalks, crosswalks, grade separations, and other facili- ties should go initially to school zones and routes, down- towns and other mixed-use districts, transit corridors, and other areas where a significant pedestrian presence is expected or desired. Involve a wide range of stakeholders and city departments (e.g., fire, police, public works) throughout any pedestrian circulation planning process. One of the most important characteristics of public streets affecting pedestrian environments is the speed of vehicular traffic. Speeds above 30 mph make sidewalks less pleasant and street crossings more dangerous and difficult. The most critical link in any pedestrian network is the availability of safe, appropriately spaced street crossings, especially crossings of arterial streets. Communities need good policies for location, frequency, and design of street crossings, and they must invest in safe, well-designed crossings if they want to develop functional, active pedes- trian districts. On-street parking is an important pedestrian feature that protects walkers by separating sidewalks from moving traffic. On-street parking also makes it easier for people to walk to their destinations. Cities must stay current with universal design require- ments that ensure sidewalks, trails, crosswalks, parking lots, building entrances, and other features of the built environment are fully accessible to people with physical disabilities and other physical challenges. The national Americans with Disabilities Act outlines specific regu- latory requirements, which are expanded and updated frequently. 30 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 examples and references Florida Department of Transportation. Multimodal Trans- portation Districts and Areawide Quality of Service Hand- book. November 2003. p. 26. http://www.dot.state.fl.us/ planning/systems/sm/los/pdfs/MMTDQOS.pdf. National Complete Streets Coalition. http://www.complet- estreets.org. Dixon, L. “Bicycle and Pedestrian Level-of-Service Perfor- mance Measures and Standards for Congestion Manage- ment Systems.” Transportation Research Record 1538. 1996. http://www.enhancements.org/download/trb/1538-001. PDF. Landis, B. et al. Modeling the Roadside Walking Environ- ment, A Pedestrian Level of Service. Transportation Research Board Paper No. 01-0511. 2001. http://www.dot.state.fl.us/ planning/systems/sm/los/pdfs/pedlos.pdf. U.S. Green Building Council. LEED for Neighbor- hood Development Rating System Credit for Walkable Streets (Neighborhood Pattern and Design, Credit 7, in pilot version). http://www.usgbc.org/DisplayPage. aspx?CMSPageID=148. Accessed June 20, 2009. Duany Plater-Zyberk & Company. SmartCode, Version 9.2. February 2009. http://www.smartcodecentral.com/smart- filesv9_2.html. Ewing, R. Pedestrian and Transit-Friendly Design: A Primer for Smart Growth. International City/County Management Association and Smart Growth Network. 1999. http:// www.epa.gov/smartgrowth/pdf/ptfd_primer.pdf. Federal Highway Administration. Designing Sidewalks and Trails for Access: Part I of II: Review of Existing Guidelines and Practices. 1999. http://www.fhwa.dot.gov/environ- ment/sidewalks/index.htm. Federal Highway Administration. Designing Sidewalks and Trails for Access: Part II of II: Best Practices Design Guide. 2001. http://www.fhwa.dot.gov/environment/sidewalk2/ index.htm. City of Redmond, Washington. “Pedestrian Program Plan.” Transportation Master Plan. November 2005. http:// www.redmond.gov/connectingredmond/policiesplans/ tmpprojectdocs.asp. National Center for Safe Routes to School. http://www. saferoutesinfo.org. City of Seatac, Washington. Pedestrian Overlay District. Seatac Zoning Code. November 2002. http://mrsc.org/mc/ seatac/stac1528.html. Accessed May 5, 2009. Cleveland Neighborhood Development Coalition. Pedes- trian Retail Overlay (PRO) District. http://www.cndc2.org/ prod.html. Accessed May 5, 2009. Leaf, W.A. and Preusser, D.F. “Literature Review on Ve- hicle Travel Speeds and Pedestrian Injuries.” U.S. Depart- ment of Transportation. DOT HS 809 021. October 1999. http://www.nhtsa.dot.gov/people/injury/research/pub/ hs809012.html. Federal Highway Administration “Safe Routes to School: Program Legislation – SAFETEA-LU, Sec. 1404.” http:// safety.fhwa.dot.gov/saferoutes/overview/legislation. cfm#sec1404. Accessed May 5, 2009. ENACt StANdArdS to FoStEr wAlkAblE PlACES November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 31 8 IntroductIon For many decades, most municipalities have handled land development and growth reactively. Zoning changes have been initiated primarily by landowners and developers. Developers have often selected development locations that did not follow city comprehensive plans. Subdivision and property assembly have been undertaken by landowners and developers with spe- cific development projects in mind. There is often a financial incentive for developers to develop peripheral sites rather than redeveloping infill sites. However, communities can better control the development they get by focusing their resources to catalyze redevelopment in desired areas. Planning land uses and development intensities in preferred growth areas and development sites generates several ben- efits. It encourages and facilitates redevelopment and infill, supports transit, and guides new development to appropriate areas with ready access to existing infrastructure. Local govern- ments need to play a more active role in selecting areas where new growth makes the most sense. They need to reinforce those choices by revising their development codes and capital improvement plans to make these areas more attractive to the development community than other, less appropriate areas. This more focused approach to development can benefit both individual landowners and the entire community. A palm tree-lined pedestrian plaza leads to the entrance of the largest apartment buildings at the center of Mizner Park in Florida. Higher densities in this existing development enable greenfields to be preserved. DESIGNATE AND SUPPORT PREFERRED GROWTh AREAS AND DEvELOPMENT SITES Code Studio 32 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 response to the problem Municipalities need to be proactive about determining where and to what extent they will grow. This planning can provide government officials with the justification to say “no” to development proposals that are not in the community’s best interests and are inconsistent with the community plan. Even in communities that cannot keep up with infrastructure needs, many local governments believe there is benefit in encouraging more development. But to be effec- tive on behalf of current residents and thought- ful about the needs of future residents, cities need to designate where growth will occur, then rezone, change codes, and alter utility and infrastructure provisions to accommodate that growth. To focus development where it makes the most sense, a community needs a detailed plan. This plan should include comprehensive subdivision regulations and street mapping, zoning, and design guidelines, as well as an infrastructure plan and a financing or implementation plan. Developing the plan should include a comprehensive stakeholder and public engagement process. The designation of growth areas should be supported by studies and data, such as a fiscal impact analy- sis or a cost of infrastructure study. expected benefIts Greater predictability for infill proposals that meet the new development standards, and certainty of location and development potential for landowners, developers, and citizens. More efficient development review processes. Complete policies on land use and development regulations will help streamline the review process and garner stronger support from the planning commission and/or city coun- cil. Cost-effective provision of infrastructure. Focusing on and prioritizing infill development will use existing infrastruc- ture efficiently. Preservation of open space and natural resources. Focus- ing on infill development reduces pressure to expand on a community’s periphery or to develop in areas with sensi- tive habitat or open space. steps to ImplementatIon (Note: Steps may be applied differently in infill versus green- field locations.) 1. modest adjustments Identify and map preferred growth areas in a comprehen- sive plan. The plan should include goals and objectives for the various areas. Establish utility and transportation capacity plans. Change the minimum lot size, requiring smaller parcels to be aggregated or developed in conjunction with larger parcels in a coordinated manner. Designate agriculture interim/holding zones in lieu of low-density zoning in areas where the local government would rather not see imminent development. This rendering of Santa Clara, California illustrates how the city has designated preferred growth areas to keep distinctive places intact. dESIGNAtE ANd SUPPort PrEFErrEd Growth ArEAS ANd dEvEloPMENt SItES Van Meter Williams Pollack November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 33 Create district or area plans to guide development. Vary fees for development based on location, as infill sites usually have lower infrastructure costs than peripheral or greenfield development. 2. Major Modifications Enact an adequate public facility ordinance (APFO). An APFO helps ensure that infrastructure for schools, road, sewers, and fire protection exists to accommodate new development. Establish a policy that sets criteria for annexation, includ- ing the provision of utilities, infrastructure financing, and minimum development thresholds. The policy should also include requirements for developing an annexation plan for the area. (See Essential Fix No. 10 for more on annexa- tion issues.) Establish urban service areas or boundaries as part of the overall master facilities plan to help phase development in coordination with infrastructure. 3. Wholesale changes Establish urban service areas or growth boundaries, and support them by zoning areas outside the boundaries for agriculture and other very low-density uses. As part of detailed area plans, rezone designated growth areas (e.g., around transit stops or regional activity cen- ters) to allow denser development. practIce poInters Coordinate local government capital investment plans to support development in designated growth areas and to discourage it in other areas. Adopt a comprehensive plan land use map that depicts preferred development areas and clearly describes the mix of uses, community design principles, and key features desired for each area. Coordinate with other local governments in the region to adopt supportive plans and designated growth areas. It is extremely important to coordinate what will happen in the areas between cities so that these community separators can be maintained over time. It is also critical to strategically manage the phasing of growth areas. Each town or city needs to find the appropri- ate strategy for holding growth areas in check until they are prepared for the types of development that the com- munity envisions. Communities need to find ways to prioritize development so that key projects can be implemented earlier as cata- lysts. Often, lower intensity or less complex developments will be attempted first, which sometimes robs critical or desired projects of their market opportunity and thus pushes them off for many years. This is particularly true of retail, which requires residential support and typically will be drawn to automobile-oriented sites before the infill sites the community may desire. examples and references Porter, D. “Chapter 3: Managing Community Expansion: Where to Grow.” Managing Growth in America’s Communi- ties. Island Press. November 2007. Nolon, J.R. “Chapter 2: Local Land Use Controls That Achieve Smart Growth.” Well Grounded: Using Local Land Use Authority to Achieve Smart Growth. Environmental Law Institute. July 2001. Lancaster County, Pennsylvania. “Designated Rural Area Concept.” Lancaster County Comprehensive Plan. June 2005. http://www.co.lancaster.pa.us/planning/lib/plan- ning/long_range/growth_management/rural_area_con- cept_summary.pdf. City of Austin, Texas. Smart Growth Initiative. http:// www.ci.austin.tx.us/smartgrowth. Accessed June 10, 2009. City of Austin, Texas. Smart Growth Criteria Matrix. Febru- ary 2001. http://www.epa.gov/smartgrowth/scorecards/ austin_matrix.pdf. State of Maryland. Smart Growth Priority Funding Areas Act of 1997. http://www.mdp.state.md.us/fundingact.htm. Accessed April 22, 2009. City of Boulder, Colorado. B oulder’s Open Space & Moun- tain Parks: A History. http://www.bouldercolorado.gov/ index.php?option=com_content&task=view&id=1167&Item id=71. Accessed May 12, 2009. 34 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 IntroductIon Many communities across the United States face the challenge of balancing water quality protection with accommodating new growth and development. Conventional development practices cover large areas with impervious surfaces such as roads, driveways, and buildings. Once such development occurs, rainwater cannot infiltrate into the ground. Instead, it runs off 9 USE GREEN INFRASTRUCTURE TO MANAGE STORMWATER the land at much higher levels than would naturally occur. The collective force of this runoff scours streams, erodes stream banks, and carries large quantities of sediment and other pol- lutants into waterbodies each time it rains. Most municipal stormwater regulations require stormwater management only at the site scale, using pipes, curbs, gutters, and basins. This approach has functioned well to mitigate local flooding but has resulted in degraded waterways and poor water quality at the watershed scale. A conventional approach to managing stormwater at the site scale fails to address the impacts of land use on water quality, particularly: Loss of natural land and disruption of water systems; Increased impervious surface area; and Increased stormwater runoff volumes. Many local ordinances besides stormwater regulations pose barriers to better stormwater management and watershed pro- tection. Communities must also look beyond the site scale and consider the impacts of where and how development occurs across neighborhoods and watersheds. This picture illustrates site level green infrastructure practices such as landscaped swales to capture runoff. USE GrEEN INFrAStrUCtUrE to MANAGE StorMwAtEr US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 35 response to the problem Communities are recognizing that the water quality impacts of development need to be managed at a variety of scales, including the municipal, neighborhood, and site levels. Green infrastructure uses natural and built systems at all three scales to protect water quality. At the regional or watershed scale, green infrastructure is the interconnected network of preserved or restored natural lands and waters that provide essential environmental functions. At the community or neighborhood scale, green infrastructure incorporates planning and design approaches such as com- pact, mixed-use development; parking reductions; and street trees and other vegetation that reduce impervious surfaces and make communities more attractive. At the site scale, green infrastructure mimics natural systems by holding stormwater in rain gardens or swales to allow it to absorb into the ground (infiltration), using trees and other vegetation to convert it to water vapor (evapotranspiration), and using rain barrels or cisterns to capture stormwater for reuse. Changing codes to support green infrastructure at all three scales protects water quality while creating many other envi- ronmental, community, and economic benefits. Local govern- ments can incorporate green infrastructure by adopting plans, removing barriers, enacting regulations, and creating incen- tives for green infrastructure on both public lands and private property. Certain local policies, such as landscaping and park- ing requirements or street design criteria, can complement strong stormwater standards and make it easier for developers to simultaneously meet multiple requirements. Communities can incorporate green infrastructure provisions into codes, policies, and standard practices through a few es- sential steps. First, the stormwater management plan review would take place early in the development review process to ensure that green infrastructure practices are thoughtfully incorporated into plans. Next, zoning codes and building codes need to result in the same goals and objectives for green infrastructure implementation. For instance, policies such as harvesting rainwater for irrigation can be an effective green in- frastructure strategy when permissible with building codes. To make sure that green infrastructure policies are meeting water quality and other goals, communities will need to monitor and track implementation and maintenance. expected benefIts Reduced stormwater volume and velocity and fewer stormwater overflow events. Less polluted stormwater runoff. Lower cost for stormwater management facilities. Urban heat island mitigation and reduced energy demand. Potential recreational and aesthetic amenities. Traffic calming. More distinctive communities. Increased land values. steps to ImplementatIon 1. modest adjustments Add stormwater management requirements and water quality elements to comprehensive plans to recognize and allow green infrastructure stormwater management alter- natives in zoning and subdivision regulations. Complete the EPA Water Quality Scorecard. The tool gives local governments an idea of the range of green infra- structure policies and which might be right for a specific community. Offer zoning upgrades, expedited permitting, reduced stormwater requirements, and other incentives for development proposals that include green infrastructure practices. 36 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 Encourage site-planning meetings early in the approval process to review the green infrastructure components of development proposals along with other site planning topics. Develop incentives for homeowners to install rain barrels, rain gardens, green roofs, and other green infrastructure. 2. Major Modifications Develop a performance standard that requires a system of stormwater management where stormwater infiltrates in ground, is either reused on site and/or evapotranspires, and avoids single-use facilities. Require developers to meet stormwater requirements using green infrastructure practices where appropriate. Update the community’s stormwater design manual with locally appropriate examples and guidelines for designing, installing, and maintaining green infrastructure. Review and change, where necessary, building and zoning codes or other local regulations to ensure that green infra- structure is legal (e.g., remove restrictions on downspout disconnection and stormwater reuse). Take into account rainwater harvesting and reuse when setting the stormwater management requirements for a development. Develop or revise stormwater utility bills to include a fee based on impervious services to address combined sewer overflows and offer a fee discount based on the use of green infrastructure techniques. Conduct inspections of sites and develop mechanisms to enforce stormwater management plans and maintenance agreements. 3. Wholesale changes Give fiscal credit to developers toward stormwater man- agement requirements for preservation of trees and open space, which help to decrease impervious surfaces and allow for stormwater infiltration. This mall, Pompano Fashion Square in Pompano Beach, Florida, is a good example of a parking lot that could be repurposed for green infrastructure. USE GrEEN INFrAStrUCtUrE to MANAGE StorMwAtEr US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 37 Amend stormwater management regulations and devel- opment codes to allow off-site stormwater management, especially for infill and redevelopment areas. Require green infrastructure bonds or other revenue generation in zoning or subdivision ordinances to ensure proper operation and maintenance of green infrastructure stormwater management facilities. practIce poInters Engage local governments in regional stormwater man- agement strategies and coordinate future land use and de- velopment decisions for large-scale water quality benefits. Ensure that all local government departments/agencies coordinate with one another so that green infrastructure meets multiple community objectives (e.g., allow rain gardens to meet landscaping requirements). Enact riparian buffer regulations to protect water resourc- es from nonpoint source pollution, stabilize banks, and provide aquatic and wildlife habitat. Consider separate stormwater management requirements for densely developed activity centers and infill sites as op- posed to greenfield development. Recognize that impervi- ous cover limits, open space requirements, and on-site detention requirements may be appropriate for large greenfield developments but not for more urban sites. Provide flexibility to allow off-site and regional stormwater management facilities, and give credit for alternative ap- proaches like pervious pavement and green roofs. Work with key staff from local agencies such as trans- portation, planning, and public works to integrate green infrastructure into all codes and ordinances. examples and references U.S. EPA. Water Quality Scorecard. August 2009. http:// www.epa.gov/npdes/pubs/gi_municipal_scorecard.pdf. U.S. EPA. Green Infrastructure Municipal Handbook. (series of publications) http://cfpub.epa.gov/npdes/greeninfra- structure/munichandbook.cfm. U.S. EPA. Stormwater Management Handbook: Implement- ing Green Infrastructure in Northern Kentucky Communities. May 2009. http://www.epa.gov/smartgrowth/sgia_com- munities.htm#ky. U.S. EPA. Protecting Water Quality with Smart Growth Strategies and Natural Stormwater Management in Sussex County, Delaware. January 2009. http://www.epa.gov/ smartgrowth/noaa_epa_techasst.htm#6. U.S. EPA. “Source Water Protection.” http://www.epa.gov/ nps/ordinance/sourcewater.htm. Accessed July 22, 2009. U.S. EPA. “Stormwater Pollution Prevention Plans for Construction Activities.” http://cfpub.epa.gov/npdes/ stormwater/swppp.cfm. Accessed July 22, 2009. U.S. EPA. Protecting Water Resources with Higher-Density Development. January 2006. EPA 231-R-06-001. pp. 23-29. http://www.epa.gov/smartgrowth/water_density.htm. Center for Neighborhood Technology. “Green Values Stormwater Toolbox.” http://greenvalues.cnt.org. Accessed June 20, 2009. City of Portland, Oregon. “General Requirements and Policies.” Stormwater Management Manual. http://www. portlandonline.com/bes/index.cfm?c=35122&a=55769. Ac- cessed June 22, 2009. Santa Clara Valley (California) Urban Runoff Pollution Prevention Program. Operations and Maintenance of Treat- ment BMPs. http://www.scvurppp-w2k.com/om_work- product_links.htm. Accessed June 20, 2009. U.S. EPA. “Environmental Management Systems.” http:// www.epa.gov/ems. Accessed June 22, 2009. U.S. EPA. Reducing Stormwater Costs through Low Impact Development (LID) Strategies and Practices. December 2007. EPA 841-F-07-006. http://www.epa.gov/owow/nps/ lid/costs07. City of New York. “Water.” PlaNYC. http://www.nyc.gov/ html/planyc2030/html/plan/water.shtml. Accessed May 19, 2009. 38 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 IntroductIon Communities often have the most influence over development on their edges when land is annexed into a municipality. It is then that the greatest opportunity exists to determine how this land will help the community advance its overall plan- ning goals and to ensure that the public costs of providing infrastructure and services for the annexed area are balanced with potential tax and other revenues from the annexed lands (including any exactions or other requirements). In most states, municipalities face enormous pressure to an- nex lands. One of the most important forces driving annexa- tion is communities’ desire to increase their tax base, thereby increasing revenues into municipal coffers. Further, in growth areas in many states, municipalities fear that if they do not an- nex aggressively, their neighbors may, hemming them in and limiting their ability to grow. Finally, in many growth areas, municipalities may believe the only way to ensure that growth in the surrounding region occurs responsibly and according to a plan is to annex areas to gain control over planning, develop- ment, and design decision-making before development occurs. Ad hoc annexation is a major cause and enabler of exurban development and sprawl. Ironically, in many cases, the tax burden from annexed areas may exceed the increase in tax revenues, especially over the long term. response to the problem The principal policies that successful communities use to handle annexations include: Revising local codes to anticipate annexations in the com- prehensive planning process and to ensure that annexa- tions are consistent with adopted comprehensive plans; 10 ADOPT SMART ANNExATION POLICIES Developing intergovernmental processes and agree- ments—between counties and municipalities, and between neighboring municipalities—to guide and govern planning for physical expansion and annexation; and Establishing criteria for the review process leading up to potential annexations, including criteria for fiscal impact analyses. Because many of the forces driving ad hoc annexation stem from local competition for tax base, communities and re- gions may also need to work together to rationalize their local taxation systems, including consideration of revenue sharing among jurisdictions. expected benefIts Well-planned, contiguous municipal expansion that ben- efits the community, supports community character and quality of life, and promotes compact development. Creation of communities that are “tax positive”—places that have a logical and fiscally sound annexation of land where services and infrastructure are adequate. Focus on intergovernmental collaboration instead of com- petition for territorial expansion leading to over-extension of municipal boundaries and the resulting scattered, leapfrog development. Creation of logical, well-planned communities, instead of ad hoc formation of small incorporated municipalities intended primarily to prevent tax increases associated with annexation. Orderly, planned community expansion that accommo- dates population growth and provides the tax base re- quired to meet the community’s objectives. AdoPt SMArt ANNExAtIoN PolICIES November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 39 This urban growth boundary shows a stark contrast between the developed and undeveloped areas of this community. steps to ImplementatIon 1. modest adjustments Establish a code requirement that future annexations be consistent with the community comprehensive plan (or local equivalent), along with a requirement that the com- prehensive plan map and describe future potential areas of annexation. These could be developed using a sphere of influence/urban transition area approach, like that used in California’s Local Agency Formation Commission, or tiered planning areas like those used by the city of Boulder and Boulder County, Colorado. Require future potential annexation areas mapped in the comprehensive plan to include a preliminary iden- tification of anticipated zoning, as well as a preliminary description of how municipal services and infrastructure (e.g., water, sanitary sewer, stormwater, transportation, police, and fire) would be funded in annexed areas. This should be based on community service standards and an assessment of existing conditions and capacities in the mapped areas. Require the mapping of potential future annexation areas in the comprehensive plan to identify and evaluate any prime agricultural lands, important wildlife habitat, areas of special ecological value or concern, and any lands contaminated by past industrial or agricultural activities or hazardous materials spills. Establish a code requirement that the transportation element of the community comprehensive plan (or local equivalent) identify a future collector and arterial street network for any potential annexation areas mapped in the plan. Require extensions of the existing municipal street network to be mapped to meet minimum internal connec- tivity standards in any annexed areas, as well as minimum external connectivity with existing and future neighbor- hoods. 2. Major Modifications Adopt fiscal impact analysis requirements for proposed annexations, including criteria for the forecast ratio of revenues to costs. Include provisions for additional fees to rectify imbalances. Van Meter Williams Pollack 40 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 Establish a minimum contiguity requirement for any proposed annexation area. For example, at least 25 percent of the circumference of any proposed annexation must be coterminous with the existing incorporated area, subject to exceptions for bodies of water. An adjunct provision or variation would be to specifically prohibit “flagpole” an- nexations.9 Develop and adopt joint infrastructure standards (e.g., wa- ter, sanitary sewer, stormwater, streets) for a municipality and its surrounding county, or by multiple municipalities and/or counties, to be applied to proposed development in areas that may eventually be annexed into a municipality. This ensures that any development in future annexation areas that occurs prior to annexation is compatible with the annexing community. It also ensures that facilities are designed consistently with standards of the municipali- ties. This coordination discourages landowners or devel- opers from “shopping” one government against another to obtain the combination of services and fees—which could turn out to be a bad deal for the municipality. 3. Wholesale changes (Note: some measures below are in support of code changes, but are not in themselves addressed through the zoning or land development code.) Develop an intergovernmental agreement between one or more municipalities and one or more counties providing for development and adoption of a multi-jurisdiction com- prehensive plan. Include provisions for identifying areas of potential annexation and provisions for zoning, infra- structure, lands of special concern, and street extensions, similar to the four measures described under Modest Adjustments. Develop an intergovernmental agreement between one or more municipalities and one or more counties to guide the annexation process in specific areas, which would be mapped in the agreement. Include provisions addressing infrastructure standards, funding for extension of infra- structure and services, and the approval processes of the affected jurisdictions. Develop a regional compact or intergovernmental agree- ment for revenue sharing to reduce or eliminate the pres- sure to annex land for municipal budget growth. 9 Flagpole annexations are connected to a municipality through a narrow strip of land. The Urban Development Boundary in Miami-Dade County, Florida, illustrates the division between land intended for development and area meant to be preserved. practIce poInters Annexation law and policy are among the most contro- versial aspects of growth management. Many states are changing the laws governing the authority of municipali- ties to annex land, establishing or revising criteria for annexations, requiring additional review and approval by adjacent counties and municipalities, and providing for oversight by third parties or agencies. The first step for any municipality is to make sure that its ordinances are consistent with state law. Issues related to estimating costs of extending infrastruc- ture and municipal services into potential annexation areas are difficult to resolve if there are no agreed-upon standards for the timing, placement, and design of facili- AdoPt SMArt ANNExAtIoN PolICIES US Environmental Protection Agency November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 41 ties and services. An important step in addressing annexa- tion policy issues is to work—ideally in cooperation with other area governments—on design and service standards to estimate the cost of providing facilities and services. One of the potential benefits of good annexation policy, especially with multiple jurisdictions involved, is avoiding the leapfrogging of suburban subdivisions and commer- cial projects outside municipal areas. examples and references California Association of Local Agency Formation Com- mission. http://www.calafco.org. Local Agency Formation Commission of Monterey Coun- ty, California. “Sphere of Influence Policies and Criteria.” October 2006. http://000sweb.co.monterey.ca.us/lafco/ policy.htm. Denver Regional Council of Governments. “Mile High Compact.” August 2000. http://www.drcog.org/index. cfm?page=MileHighCompact. Accessed May 13, 2009. City of Austin, Texas. Smart Growth Initiative. http:// www.ci.austin.tx.us/smartgrowth. Accessed May 31, 2009. City of Austin, Texas. Smart Growth Criteria Matrix. Febru- ary 2001. http://www.epa.gov/smartgrowth/scorecards/ austin_matrix.pdf. Boulder County, Colorado. “Intergovernmental Agree- ments.” http://www.bouldercounty.org/lu/igas/index.htm. Accessed June 12, 2009. Larimer County, Colorado. Rural Land Use Center. http:// www.co.larimer.co.us/rluc. Accessed June 20, 2009. Larimer County, Colorado. Larimer County Urban Area Street Standards. April 2007. http://www.co.larimer.co.us/ engineering/GMARdStds/GMARdStds.htm. Hinze, S. and Baker, k. Minnesota’s Fiscal Disparities Programs. Minnesota House of Representatives Research Department. January 2005. http://www.house.leg.state. mn.us/hrd/pubs/fiscaldis.pdf. 42 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 IntroductIon On the periphery of urban areas, suburbs, and small towns, communities’ development patterns are often not dense enough to support mixed land uses or transit or to create other efficiencies associated with denser development patterns, such as cost-efficient infrastructure. At the same time, these areas are often too dense for rural areas to maintain a truly rural character. Rural development patterns typically: Are supported by limited infrastructure (relying, for in- stance, on gravel roads and septic systems); Cost less to support because they use fewer government services; and Preserve large tracts of open space and agricultural lands. This issue is most relevant to exurban development—areas outside the jurisdictional boundaries of cities and towns. The density is approximately 2 to 4 housing units per gross acre at the more suburban end of the spectrum, and one unit per 20 to 40 acres at the rural end. Many suburban, small town, and county zoning codes and subdivision ordinances allow only these densities. Densities can vary based on regional differenc- es. For instance, Western states will have a different threshold than those in the Southeast. This low-density development pattern has been one of the fast- est growing sectors of the housing market, fueled by a variety of factors, including people moving to rural communities for the quality of life, an expanding second-home market for less expensive vacation homes in small towns, and rural communi- ties’ desire to grow. Developers have also found such rural ar- eas to be the “path of least resistance.” They are generally able to quickly obtain approvals through a county or rural town’s less complicated entitlement procedure. 11 ENCOURAGE APPROPRIATE DEvELOPMENT DENSITIES ON ThE EDGE Land use laws, particularly in the Western states, give exten- sive rights to large landowners, ranchers, and farmers to de- velop their properties in the future, typically at lower densities. In these places, low-density residential zoning is the de facto zoning that has been overlaid onto many large tracts of land. This means that many areas that are perceived to be rural are, in fact, zoned for residential development that does not fit a rural context. The desire to remain rural or maintain a small-town character is a common theme in these communities. Lower densities are often encouraged in the belief that they will help preserve an area’s rural character. These densities, however, most frequent- ly translate into low-density, cookie-cutter subdivisions, with streets and homes that are more typical of suburban, rather than rural, communities. The most difficult densities are those in the ½-acre to 5-acre range. The difficulties with these densi- ties include: Expensive infrastructure to both provide and maintain to serve a minimal number of units; Reliance on septic systems, which have a limited capacity over time; A land use pattern that is difficult or impossible to intensi- fy later, as it typically includes individual property owners, making land hard to assemble; and Farmland that becomes fragmented by these large-lot homes, which means little possibility of carrying on true agriculture or maintaining farm animals in these areas. These densities are neither rural nor town-like in their charac- ter. Once developed, they are difficult to change and become more difficult to maintain over time. ENCoUrAGE APProPrIAtE dEvEloPMENt dENSItIES oN thE EdGE November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 43 This type of growth also becomes a jurisdictional, city-versus- county issue. Much of this development pattern is occurring within county jurisdictions at or near city limits because large agricultural properties are being developed under county development procedures. The counties often have minimal regulations and limited resources to plan for, review, or pro- cess these types of developments. This has made it difficult to control the implementation of policies and restrictions as well as standards for these developments. Developers often are better equipped than county planning and engineering staff to deal with the various complex issues that arise from these developments. response to the problem Density that cannot support necessary services is not sustain- able on any level—fiscally, environmentally, socially, and for public health. In most places, zoning at one unit per 2 gross acres typically cannot support necessary services. When zon- ing at this density, communities usually are focused more on the perceived market demand and/or potential tax revenue than on what it will take in infrastructure and other resources to support such a pattern. When communities look at the potential impacts and decipher where they can make improve- ments through increased densities as well as other zoning changes, they can make their neighborhoods fiscally sound and environmentally sustainable. Finding a solution takes a balance of strategies, combining those that eliminate the types of densities so persistent where urban and rural communities meet with those that direct un- sustainable development patterns away from these areas. When communities grow, their comprehensive plans should cover only areas that form a natural edge to the community and that will not be expanded beyond or leapfrogged in the future. An example may be an area bordering a creek or other natural open space, which provides a natural barrier to expan- sion and clearly defines an edge to the community. Another strategy is to continue the town’s street pattern to use the infrastructure to its fullest capacity and then end in an agricul- tural zone at the community’s edge. This will better integrate large lots into the community by using them to transition to agricultural uses at the town’s periphery. These remedies only address the properties at a community’s edge. The most problematic developments are those that employ unsustainable densities outside these areas as ranches, orchards, and farms are developed. These sites are typically in counties’ jurisdictions. Counties and towns, therefore, need to coordinate their planning efforts to minimize the ad hoc development of rural areas and integrate their comprehensive plans to include expansion areas and areas that will be main- tained for agriculture or open space. Towns and counties will This aerial from suburban Dallas shows how the “Devil’s Density” is built out on the edge of the town at residential density that is not efficient with more compact development patterns.US Environmental Protection Agency 44 | Essential Smart Growth Fixes for Urban and Suburban Zoning Codes - November 2009 need to tackle this issue together in a comprehensive manner to address planning, engineering, property ownership, and development issues. expected benefIts Lower infrastructure costs for local and state governments and service providers. Preservation of large, contiguous blocks of open space and agricultural lands. This is most critical for protecting habi- tat corridors and maintaining viable agricultural activities and related businesses. Support for downtowns and traditional neighborhood developments, with greater connectivity with the immedi- ate town or city. Consistent and connected patterns of development instead of leapfrog growth, which disregards planned boundaries. Minimizing the areas that are hamstrung by limited re- development potential due to ownership patterns and the lack of opportunities for land assembly. steps to ImplementatIon (Note: Several implementation steps from Essential Fix No. 8 that support preferred growth areas also apply to this fix, including agricultural interim holding zones, area-specific impact fees, adequate public facilities ordinances, annexation policies, and urban services areas and boundaries.) 1. modest adjustments Adopt comprehensive plans that encourage sustainable development patterns in peripheral and exurban areas by redesignating density allocations. Amend zoning ordinances to repeal zone districts that al- low unsustainable densities at the community’s edge. Develop design regulations that require connectivity and integration with adjacent neighborhoods and create transi- tions to adjacent agricultural or undeveloped areas. 2. Major Modifications Establish benchmarks for intended densities in compre- hensive plans in rural areas (e.g., one unit per 80 acres in some Western states). Require minimum densities in areas targeted for growth. Require cluster/conservation subdivisions at the commu- nity’s edge to transition to rural areas. These subdivisions are for edge conditions only, with denser zoning on one side and rural areas on the other. Require comprehensive fiscal impact and mitigation anal- ysis for proposed rural developments. Require mitigation measures so that rural developments pay their own way. Use the SmartCode to categorize and implement the zon- ing regulations by classifying an appropriate transect for these urban-rural interface areas and adapting the regula- tions for the community. This New Jersey farmland is punctuated by a low density residential development creating a conflict between providing services to these homes and preserving agricultural uses.US Environmental Protection Agency ENCoUrAGE APProPrIAtE dEvEloPMENt dENSItIES oN thE EdGE November 2009 - Essential Smart Growth Fixes for Urban and Suburban Zoning Codes | 45 3. Wholesale changes Preserve agricultural viability by zoning for large agricul- ture-only districts. Require mandatory annexation as a condition of devel- opment approvals in town impact areas (consider a “no objection” clause that is approved by the property owner when annexation is feasible and desired by the town. This clause will make the annexation process predictable and fair). Encourage joint town and county policies that set criteria such as location or size controls to coordinate the develop- ment of land instead of insular land use resulting from PUDs. (See Essential Fix No. 3.) practIce poInters Depending on the state, land patterns, and types of agri- culture, the appropriate acreage for agriculturally zoned parcels will vary. Consider how rules related to lot splits or family subdivi- sion rights chart the course for inappropriate densities. Family subdivisions are often used to get around mini- mum lot size regulations. In the past, communities have zoned for economic development and property ownership interests, relying on unsustainable development patterns. Often, smaller towns see fees associated with low-density development, along with construction jobs and retail sales, as economic development. Unfortunately, the cost of maintaining the public infrastructure frequently exceeds the value brought with the short-term economic development. Do not allow cluster/conservation subdivisions in areas where true rural development patterns are preferred. Clus- tered subdivisions disrupt agricultural operations. In certain circumstances, land trusts have purchased conservation easements from farmers and ranchers that prohibit development. Selling the easement gives land- owners some financial benefit without having to develop their land. This strategy allows landowners to maintain their farms. Transfer of Development Rights (TDR) programs may be considered; however, these programs are complex and will be feasible only in specific situations. examples and references Duerksen, C. and Snyder, C. Nature-Friendly Communities. Island Press. May 2005. pp. 40-50. Burchell, R. et al. Costs of Sprawl—2000. Transit Coopera- tive Research Program Report 74. Transportation Research Board. June 2002. pp. 26-31. Freedgood, J. et al. Cost of Community Services Studies: Making the Case for Conservation. American Farmland Trust. August 2002. pp. 55-60. http://www.farmlandinfo. org/farmland_search/index.cfm?articleID=28415&functio n=article_view. Livingston, A. et al. The Costs of Sprawl: Fiscal, Environmen- tal, and Quality of Life Impacts of Low-Density Development in the Denver Region. Environment Colorado. March 2003. pp. 24-29. http://www.environmentcolorado.org/envco- growth.asp?id2=9356. Tischler, P. Analyzing the Fiscal Impacts of Development. Management Information Service Report No. 20. March 1988. pp. 54-56. American Farmland Trust. Saving American Farmland: What Works. May 1997. pp. 43-47. http://www.farmland- info.org/farmland_preservation_literature/index. cfm?function=article_view&articleID=29384. Bowers, D. “Achieving Sensible Agricultural Zoning to Protect PDR Investment.” Presented at “Protecting Farmland at the Fringe.” September 2001. http://www. farmlandinfo.org/documents/29520/Achieving_Sensible_ Agricultural_Zoning_full_presentation.pdf. County of Marin, California. “Agricultural Element – Ex- ecutive Summary.” Marin Countywide Plan. http://www. co.marin.ca.us/depts/cd/main/comdev/advance/cwp/ ag.cfm. Accessed August 11, 2009. County of Marin, California. 2007 Marin Countywide Plan. 2007. http://www.co.marin.ca.us/depts/CD/main/fm/ TOC.cfm. Accessed August 11, 2009. ACKNOWLEDGMENTS Principal author: Kevin Nelson, AICP, Office of Sustainable Communities Contributing content experts: Chris Duerksen, Esq., Clarion Associates Faith Ingulsrud, State of Vermont Lee Nellis, FAICP, Round River Planning Dru Schmidt-Perkins, 1,000 Friends of Maryland Leslie Oberholtzer, Farr Associates Reviewers: Tim Davis, Sonoran Institute Dave Mills, City of Ranson, West Virginia Hugh Morris, National Association of Realtors David Sears, U.S. Department of Agriculture Rural Development Contributors and reviewers from U.S. Environmental Protection Agency: Bicky Corman, Office of Policy Andy Crossland, Office of Water Matthew Dalbey, Office of Sustainable Communities John W. Frece, Office of Sustainable Communities Bonnie Gitlin, Office of Water Melissa Kramer, Office of Sustainable Communities Kellie Kubena, Office of Water Lynn Richards, Office of Sustainable Communities Megan Susman, Office of Sustainable Communities Maureen Tooke, Office of Water February 2012 Cover photos (left to right): Keene, New Hampshire, courtesy of the city of Keene; Galesville, Wisconsin, courtesy of EPA; Edwards, Colorado, courtesy of Clark Anderson CONTENTS Introduction 1 1| 2| 3| 4| 5| 6| 7| 8| 9| 10| Determine Areas for Growth and for Preservation 5 Incorporate Fiscal Impact Analysis in Development Reviews 9 Reform Rural Planned Unit Developments 13 Use Wastewater Infrastructure Practices That Meet Development Goals 17 Right-Size Rural Roads 23 Encourage Appropriate Densities on the Periphery 27 Use Cluster Development to Transition From Town to Countryside 31 Create Annexation Policies and Development Standards That Preserve Rural Character 35 Protect Agricultural and Sensitive Natural Areas 41 Plan and Encourage Rural Commercial Development 45 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes3 • Second-home and retirement communities might overlap with some of the above groups, particularly edge communities and traditional Main Street communities. Like gateway communities, second-home and retirement communities struggle to keep pace with new growth while maintaining the quality of life that drew residents in the first place. The fixes described in this publication are intended to be applicable in each of these rural community types. HOW TO USE THIS PUBLICATION This publication sets forth several actions that small-town and rural jurisdictions could take to address some of their most challenging growth issues. Rural communities around the country have used these actions to guide development. These essential fixes, identified by a national panel of rural smart growth experts, can address specific development issues or become a foundation for more comprehensive revisions. This publication describes policy options and does not present a recipe or a prescribed order for implementing these policies. Each community must determine what is appropriate for its needs and context. Each essential fix contains six sections: • Introduction: A discussion of the issues and growth-related challenges. • Response to the problem: An overview of how local governments might respond. • Expected benefits: How local governments and communities might benefit from addressing the issues. • Steps to implementation: Modest adjustments, major modifications, and wholesale changes that local governments could make to their land use plans and codes to address the issues. • Practice pointers: Common-sense considerations in assessing alternative implementation approaches. • Examples and references: A list of general references on the topic, as well as examples of local government plans and development codes. RURAL COMMUNITY CATEGORIES There are many ways to describe rural communities based on their economic, geographic, or design characteristics. Certainly, each community is unique, and rural communities can include a number of complex and contradictory qualities. However, characterizing them can help identify common challenges they might be facing as well as opportunities that could help them adopt a more sustainable approach to growth and development in the future. Most rural communities can be grouped into one of five categories,4 though many may fall into more than one: • Gateway communities are adjacent to high-amenity recreational areas such as national parks, national forests, and coastlines. They provide food, lodging, and associated services. Increasingly popular places to live, work, and play, gateway communities often struggle with strains on infrastructure and the natural environment. Many of these communities also experience seasonal population cycles that can strain resources. • Resource-dependent communities are often home to single industries, such as farming or mining, so their fortunes rise and fall with the market value of that resource. A key challenge facing resource-dependent communities is diversifying the economy while maintaining their rural quality of life and character. • Edge communities are located at the fringe of metropolitan areas and typically connected to them by state and interstate highways. Residents have access to economic opportunities, jobs, and services. More affordable housing and access to metropolitan amenities have made many of these edge areas grow at a faster pace than their metropolitan areas as a whole. But precisely because they are such attractive places to settle, edge communities often face pressure to continue to provide more housing and services to new residents. • Traditional Main Street communities have a central commercial street as the focus of the town, with adjacent, compact, established neighborhoods. In addition, historically significant architecture and public spaces provide valuable resources upon which to build. Still, these communities often struggle to compete for tenants and customers with office parks, regional malls, and large stores that rarely locate on rural Main Streets. 4 These five typologies were developed by the authors of Putting Smart Growth to Work in Rural Communities through discussions with Smart Growth Network partner organizations as well as organizations outside the network. INTRODUCTION Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | In addition, the chapters describe some implementation strategies, financial tools, funding sources, and related policies suited to rural areas, as well as financing and local capacity issues—such as lack of resources, investment capital, and local staff capacity to drive public-private partnerships. While this publication is divided into 10 fixes, each fix works best when done in combination with others. For that reason, chapters sometimes refer to another chapter. For example, a discussion of directing growth toward town centers is incomplete without a discussion of protecting agricultural and natural lands outside the town. To avoid duplication, each chapter keeps to a fairly narrow discussion and assumes the reader will read the rest of the publication. Also, keep in mind that rural communities have many strategies at their disposal to determine where and how growth happens; this publication looks only at land use strategies and not at the full toolbox. Not every step to implementation is going to work the same way in each community. Regional, socioeconomic, and geographic considerations affect how and whether a particular idea might be implemented locally. INTRODUCTION 4 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | Many communities have used regional scenario planning, which engages participants in envisioning alternative futures and then models the impacts and benefits of several options. In this process, the resulting preferred vision is often adopted into local and regional plans and policies. The vision also typically describes what makes the community a distinctive and attractive place. Many communities use scenario planning to identify areas for preservation and areas designated for growth. The growth areas are linked by transportation networks that include roads, transit, and walking and biking trails. The preferred growth areas also typically take advantage of existing or planned improvements to other infrastructure. Although scenario planning is especially effective in high-growth areas, it can also be useful in slow-growth or no-growth environments, where growth in outlying areas can leave behind existing homes, neighborhoods, and underused infrastructure. Communities can typically conserve fiscal resources by encouraging development in areas with existing infrastructure or even in areas where infrastructure needs to be updated. However, replacing inadequate infrastructure might not always be cost-effective. Town centers contain a concentration of land uses, usually commercial, but in many cases, residential and institutional as well. A town center can be the geographic center of a town, or a development built to serve market demand for specific land uses. If sited based on a planning and analysis process as described above, new town centers can provide a high quality of life, housing and transportation choices affordable for people with a range of incomes, many opportunities for social interaction, and cost-effective infrastructure and services. Rather than competing with existing towns, new town centers can develop a symbiotic relationship with surrounding communities through strong transportation connections, including efficient transit service where appropriate, and a shared sense of purpose created through a planning and visioning process. Growth in many rural towns is so gradual that it is not always perceived as a concern, but at some point, some communities find that many residents oppose growth as increased development and traffic change the community’s character. A clear set of principles developed through a broad community process and incorporated into the comprehensive plan can provide a framework for determining whether proposed developments fit with the desired community character and help achieve the community’s economic, environmental, and social goals. The comprehensive plan and codes could also require that large development proposals include a charrette6 to incorporate community input into their designs. For the sake of coordination and resource leveraging, it is helpful for towns to collaborate with surrounding communities to develop a regional approach to resource preservation and stormwater management and provide region-wide standards for streets that help manage stormwater runoff and are safe and appealing to pedestrians, bicyclists, drivers, and transit users. Since a lack of in-house planning capacity can be an obstacle for small towns and rural counties, regional and state agencies often help localities find the resources to carry out these studies, support and participate in the stakeholder process, and build support for implementation. Some resources are available to enhance local capacity to pursue these strategies (e.g., economic development agency district planning funds or transportation 6 A charrette is a collaborative, multiday workshop that brings together stakeholders in a community to give input on a design issue or a specific development project. It allows meaningful input from the public and gives stakeholders a chance to see and react to how designers incorporate their ideas into the proposed design. DETERMINE AREAS FOR GROWTH AND FOR PRESERvATION Central Market in Lancaster, Pennsylvania, is the oldest publicly owned, continuously operated market in the country. It is in the heart of an infill area that took advantage of existing infrastructure to build new offices, stores, and homes. Photo courtesy of Lancaster County Planning Commission 6 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes7 planning funds available through state departments of transportation or regional planning agencies) and to seed desirable investment and development activity. ExPECTED BENEFITS • The community develops a vision that values rural character and regulations and design standards to realize the vision. • Development proposals in towns and town influence areas7 that meet community growth goals have a more predictable review process. • When development proposals are coordinated with community growth goals, meet local development regulations, and engage meaningful public input through charrettes, approval is usually quicker and more predictable, and the proposal generates less public opposition. • Communities make efficient use of existing infrastructure when directing growth to designated areas. Vacant property reclamation strategies and incentives can also be key components of encouraging growth in town centers. • Directing development to towns or town influence areas reduces pressure to develop on sensitive habitat, agricultural lands, and other open space. • A more environmentally and economically sustainable community uses less energy by reusing existing structures and offering transportation choices, such as walking and bicycling, that can reduce greenhouse gas emissions and other pollution. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Coordinate with nearby towns and villages to share resources, exchange ideas, and forge partnerships to build and access planning capacity. • Identify federal grants that can be used to encourage infill and reuse of existing structures in preferred growth areas, such as the U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant Program,8 the U.S. Department of Agriculture 7 Town influence areas are areas around a town where the town can reasonably expect to have influence over land use and planning. 8 HUD. Community Development Block Grant Program. http://portal.hud.gov/ hudportal/HUD?src=/program_offices/comm_planning/communitydevelopment/ (USDA) Community Facilities Grant Program,9 and the U.S. Environmental Protection Agency (EPA) Brownfields Area- Wide Planning Pilot Program.10 2. Major Modifications • Identify and map the community’s preferred growth areas in comprehensive plans to make it clear to developers and residents where the community wants growth to occur and to protect sensitive natural areas and prime agricultural areas. • Establish capital improvement plans and adopt capital spending strategies—for transportation (including walking and biking facilities, public transit, and roads), public works and infrastructure, clean water programs, energy facilities, schools, and parks—that support the comprehensive plan’s preferred growth areas. • For communities that have impact or similar fees, create an incentive to develop in areas that have infrastructure to support new development by lowering the fee for those places, or encourage redevelopment of a site by using the impact fee to maintain or improve existing infrastructure. In areas with little or no infrastructure, the costs of providing and maintaining new infrastructure to support new development can be high. Factoring such costs into impact fees should be considered. • Conduct scenario planning to identify the best areas to preserve and the most appropriate lands to develop, with modeling to measure the performance and impacts of each scenario. Use the results to inform the development of comprehensive plans and investment strategies. • Establish community service areas that are coordinated with capital improvement plans, investment strategies, and economic development targets. Phase development with the availability of infrastructure as it is approved and constructed. • Adopt a policy to locate all major local governmental services and offices in the town center or designated growth areas to take advantage of existing infrastructure, support the community’s vision for these areas, and encourage private investment nearby. programs. Accessed August 15, 2011. 9 USDA. Rural Development Housing & Community Facilities Programs. http://www. rurdev.usda.gov/rhs/cf/brief_cp_grant.htm. Accessed August 15, 2011. 10 EPA. Brownfields Area-Wide Planning Pilot Program. http://www.epa.gov/ brownfields/areawide_grants.htm. Accessed August 15, 2011. DETERMINE AREAS FOR GROWTH AND FOR PRESERvATION Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | 8 3. Wholesale Changes • Create a special expedited or prioritized review procedure to process development proposals in designated town centers. Establish development standards, such as use requirements, in neighborhood development regulations or a unified development ordinance, which is an ordinance that encapsulates zoning, subdivision standards, urban design, signage, landscaping, and other development standards that are typically separate documents. • Designate areas for town centers in comprehensive plans where needed. Require a full range of housing types, services, and employment opportunities, and require that the new town be linked to existing development with transportation networks that accommodate public transit, walking, biking, and driving. • Adopt an adequate public facilities ordinance (where permitted by state code) that sets criteria for utility expansion and service to outlying developments. Require that infrastructure, such as roads, water and sewer service, and schools, be in place when new development is constructed. PRACTICE POINTERS • Adopt a comprehensive land use map that depicts preferred development areas and describes clearly the mix of uses desired, community design principles, and the key features desired for each area. • Town, county, and regional planning staff or municipal boards can review existing policies and determine the need to update current land use codes or undertake wholesale code revisions. • Coordinate regionally with other local governments to adopt supportive plans and designated growth areas. Incorporate a communication and outreach plan that explains to community members how supportive plans can be implemented, what tools are available to support it (such as Economic Development Administration planning funds and state and federal transportation planning funds), and what benefits can accrue to all communities in the region. • In many rural communities, plans, codes, and policies are often stand-alone documents, rather than fully coordinated and based on the same fundamental principles. Community staff and officials can create a process for reviewing, coordinating, and combining these documents or at least mark reference points to illustrate connections. These efforts will help rural towns get the environmentally and economically sustainable growth they want. ExAMPLES AND REFERENCES Commonwealth of Massachusetts. Smart Growth/Smart Energy Toolkit. http://www.mass.gov/envir/smart_growth_toolkit/pages/ SG-bylaws.html. Accessed April 15, 2010. Duerksen, C. and Van Hemert, J. True West: Authentic Development Patterns for Small Towns and Rural Areas. American Planning Association. 2003. Lancaster County, Pennsylvania. “Smart Growth Toolbox: Designated Growth Areas.” http://www.co.lancaster.pa.us/ toolbox/cwp/view.asp?a=3&q=617074. Accessed January 7, 2010. Melious, J. Land Banking Revisited. Lincoln Land Institute: Cambridge, MA. 1986. pp. 20-27. http://www.lincolninst.edu/ pubs/PubDetail.aspx?pubid=21. Metro Regional Government (Oregon). “Urban Growth Boundary.” http://www.metro-region.org/index.cfm/go/by.web/ id/277. Accessed January 7, 2010. Morris, M., General Editor. Smart Codes: Model Land- Development Regulations. American Planning Association: Chicago. 2009. http://www.planning.org/research/smartgrowth. Nolon, J. Well-Grounded: Using Local Government Authority to Achieve Smart Growth. Environmental Law Institute. 2001. pp. 25-28. Porter, D. Managing Growth in America’s Communities. Island Press: Washington, DC. 2007. “Chapter 3: Where to Grow” and “Chapter 4: Where Not to Grow.” State of Maryland Department of Planning. “1997 Priority Funding Areas Act.” 1997. http://planning.maryland.gov/ OurWork/1997PFAAct.shtml. St. Lucie County, Florida. Towns, Villages, and Countryside (Master Plan). 2008. http://www.spikowski.com/ StLucieLDRrevisions-Ordinance06-017-AsAdopted.pdf. Westminster, Colorado. Design Guidelines for Traditional Mixed-Use Neighborhood Developments. Approved May 2006. http://www.ci.westminster.co.us/Portals/0/Repository/ Documents/CityGovernment/tmund.pdf. DETERMINE AREAS FOR GROWTH AND FOR PRESERvATION Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | 10 INCORPORATE FISCAL IMPACT ANALYSIS IN DEvELOPMENT REvIEWS 2. Translate this population into public service costs (e.g., roads, schools, and emergency services) based on costs used in the local or regional market. 3. Project the tax and other local revenues generated by the growth. 4. Compare the development-induced costs to projected revenues and, if a gap exists, determine how to address the shortfall. While the basic methodology is straightforward, it can also include variables to compare alternative development scenarios, but only if the impact analysis is performed at a conceptual design stage. Variables could include more compact development, larger or smaller lots, adding a trail system, or deleting a school if the development shifts to senior housing (which might increase health care or emergency services costs). The analysis can also look at projected costs per phase, along with total build-out costs, so that infrastructure and expanded services can be provided in line with the estimated completion of each phase. Where allowed by state law, concurrency regulations let the local government require that all needed infrastructure be funded and in place by the time each phase of a development is completed. If a fiscal analysis shows a development is not financially viable, the local government might choose not to approve the development. Where concurrency regulations are used, communities should consider coordinating with other municipalities in the region to ensure that development does not get pushed to locations outside of areas governed by concurrency requirements. Once the costs of a proposed development are fully understood and communicated to the community, the local government can require mitigation measures to offset the costs. The municipality could ask the developer to propose mitigation measures to make sure the development pays its own way or to offer compensating benefits to offset community costs. Examples of mitigation measures include building a fire station, building a road connecting the proposed development to existing land uses, donating land for a school, or providing a revenue stream to pay for services the development needs. Even if local governments are not allowed to recover costs, they can still use fiscal impact analyses to help policy-makers understand the development costs and impacts and assess whether certain development types should be encouraged or discouraged in their policies and codes. A community can conduct a fiscal impact analysis as part of a community or regional scenario planning process, rather than just in reviewing development proposals. In scenario planning, comparative costs, environmental impacts, travel choices, and other factors are used to rate the benefits and impacts of different types and locations of development across the region. Typically, more compact, mixed-use development costs less, has a lower environmental impact, and offers more transportation and housing choices. ExPECTED BENEFITS • Local governments will understand the full range of costs and benefits associated with a proposed development and, where allowed by state law, can ensure that costs related to infrastructure and services are recovered as part of the approval process or that mitigation is provided. • Developments that bring demonstrated benefits to a community are more likely to attract resident and stakeholder support. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Adopt a requirement for a full fiscal impact analysis for all major projects. • Maintain adequate and current information on the costs of government services so that basic information for fiscal impact analyses is readily available. • Train local government staff and planning and utilities boards to understand fiscal analysis and how it relates to infrastructure provision associated with development decisions. • Keep capital improvement plans current and include appropriate development projections. | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes11 INCORPORATE FISCAL IMPACT ANALYSIS IN DEvELOPMENT REvIEWS 2. Major Modifications • Incorporate fiscal impact analysis into county and regional scenario planning and visioning to inform the review and selection of preferred development locations. • Identify fiscal impact thresholds that a development must meet, such as the maximum increase in bonded indebtedness or amount of remaining water or sewer capacity the community is willing to allocate to one development. • Require fiscal impact analysis of effects on other service providers (e.g., fire districts or school districts) and surrounding jurisdictions to help ensure that neighboring communities are not burdened by the costs of providing services. If the analysis identifies adverse impacts on other jurisdictions, adopt measures to ensure mitigation (e.g., developer contributions or revenue sharing). • Require applicants to fund adequate staff time or consulting support (with the consultant hired by the locality, not the applicant) to develop and analyze a fiscal impact assessment. 3. Wholesale Changes • Adopt a process for measuring the long-term fiscal impacts of development. This process should consider the costs and infrastructure demands that new residents and employees will need (e.g., social services or affordable housing for lower-income workers). • Mandate a fiscal impact analysis as part of a larger community impact analysis, including environmental, social, and economic development impacts. PRACTICE POINTERS • Fiscal impact analysis is an art, not a science. It requires many different assumptions about how a community will grow over time, the pace of absorption of new units in a development, changes in property tax values, and so forth. Communities should revisit impact analyses periodically to ensure that they are on target. • Fiscal impacts vary with the type of development, its location, the level of community services it needs, and the existing capacity of services and infrastructure. The results of a fiscal impact analysis in a community with existing capacity to provide services and infrastructure will be very different from one that must build new facilities or extend existing service long distances. • Development impacts are cumulative. One development might have minor impacts, but multiple developments over time could have significant impacts. • A development could have a positive fiscal impact but also negative environmental and social impacts that need to be evaluated separately. • Most residential development imposes costs on the community, which can increase over time as systems age and families have more children to enroll in school. Any developer contributions or impact fees should be used to cover anticipated costs over time instead of used once for short-term projects. Schools such as this one in Albemarle, North Carolina, are community assets that can anchor neighborhoods and provide civic space and amenities for the entire community. However, the costs of adding new schools or expanding existing ones need to be considered in fiscal impact analyses. Photo courtesy of Albermarle Downtown Development Corporation Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | INCORPORATE FISCAL IMPACT ANALYSIS IN DEvELOPMENT REvIEWS ExAMPLES AND REFERENCES Edwards, M. Community Guide to Development Impact Analysis. University of Wisconsin. http://www.lic.wisc.edu/ shapingdane/facilitation/all_resources/impacts/analysis_fiscal. htm. Accessed January 8, 2010. Florida Atlantic University, Center for Urban and Environmental Solutions. “Fiscal Analysis and Financing Tools: Fiscal Impact Analysis.” Florida Planning Toolbox. http://www.cues fau. edu/toolbox/subchapter.asp?SubchapterID=95&ChapterID=8. Accessed January 8, 2010. Harrison, T. and French, C. “An Introduction to Fiscal Impact Analysis.” University of New Hampshire Cooperative Extension. 2007. http://extension.unh.edu/commdev/Pubs/FIA.pdf. Seigel, M. Development and Dollars: An Introduction to Fiscal Impact Analysis in Land Use Planning. Natural Resources Defense Council. 2000. http://wwwnrdc.org/cities/smartGrowth/ dd/ddinx.asp. 12 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | often differ from those requested by other PUDs, making consistency in decision-making difficult or impossible. • PUDs tend to be reactive—responding to a proposed development—rather than implementing a broad, collective vision created by the community through a comprehensive plan. RESPONSE TO THE PROBLEM Some rural towns and counties have responded by restricting PUDs to the comprehensive plan’s designated preferred development areas, forbidding the waiver of environmental and design standards, adopting updated design standards, and specifying minimum levels of community benefits such as open space and street connectivity. In other cases, towns have simply eliminated PUDs and built the necessary flexibility into their zoning codes using performance standards. Rather than just respond to PUD proposals, small towns and rural counties can adopt zoning and subdivision provisions allowing new village-scaled development with zoning and/ or development incentives in locations where the community has decided it makes sense to grow. By mapping the areas the community wants to preserve as working lands or natural resource areas, along with areas where future infrastructure expansion would be cost-effective, a community can steer development to areas where it makes sense to build—and away from the lands it wants to preserve. Instead of waiting to react to each PUD, a community could define the type of development it wants more clearly by adopting a unified development ordinance that combines subdivision and zoning ordinances with street design guidelines, utility requirements, and open space guidelines. Many communities have found ways to use PUDs to get development that fits with their comprehensive plan, maintains their rural character, and helps meet their overall environmental and fiscal objectives. PUDs are flexible enough to allow an attractive and environmentally sustainable design, but they often need guidelines on how to create traditional mixed-use neighborhoods. These guidelines could include subdivision, streetscape, site planning, and building design guidelines that aim to create a more pleasant, appealing, environmentally responsible, and healthy community. For instance, a community could maintain some control over PUD applications and overall design by requiring certain features as part of every PUD approval process. These requirements could include: • Protection of sensitive habitat, cultural resources, and connected, usable open space. • Street design and connectivity requirements. • Variety of lot sizes and home sizes. • A well-integrated mix of uses. • Design guidelines covering site planning and general building form. • Provisions for shared parking and on-street parking to use land efficiently. ExPECTED BENEFITS • Small towns and counties can use PUDs in areas where development pressures are great and where codes are not yet in place to direct growth. The PUD can provide the flexibility to establish more efficient, connected patterns with compact, mixed-use development and more cost- effective infrastructure. • PUDs can provide increased predictability in the development review process, with a quicker, more efficient review process and less staff effort to administer development approvals. • When certain features are part of every approval process, PUD review can require development to adhere to the community’s vision and goals as established in comprehensive plans, including preserving rural character and preventing fragmentation of productive agricultural areas and environmentally sensitive and scenic natural resource areas. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Require a mechanism, such as a charrette, to get meaningful public input starting early in the PUD review process and continuing throughout the process. • Require applicants to pay for additional staff or consultants to help evaluate PUDs, typically through project review fees based on demonstrated costs (where allowed by state code). REFORM RURAL PLANNED UNIT DEvELOPMENTS 14 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes15 3. Wholesale Changes • Require evaluation of PUDs based on street connectivity, lot and home size variety, integration of a mix of uses, adherence to design guidelines, open space connectivity, and parking strategies. • Create a set of neighborhood development types (high-, medium-, and low-density as well as mixed-use) with related design guidelines that can be the basis for PUDs, and adopt these types into zoning codes. This will help avoid lengthy approval periods, excessive review time, and poor locations. • Prohibit the use of PUDs in all rural and agricultural zone districts outside of town influence areas unless they are in an approved new town location. • Strengthen PUD requirements to promote environmental and design standards. PRACTICE POINTERS • Consider establishing a detailed list of community benefits expected in return for variations to the desired uses, design, and locations that the community has established. Benefits might include a specified amount of permanently preserved open space, reclamation of degraded sensitive areas, or improvements to roads and other infrastructure. The list provides reassurance to the community and some predictability for developers. • Give priority to PUD or MPC applications that are in the town, adjacent to the town, or in town influence areas,with additional preference to proposed developments that incorporate existing structures or redevelop on vacant properties. • To the maximum extent possible, use development standards from existing zoning and subdivision ordinances to avoid creating PUDs that are mini zoning districts and difficult to administer. • Map important natural areas and cultural resources for the town, county, or region so that as development is proposed, the PUD review process can consider these assets. This mapping will also make it easier to protect these natural and cultural resources (see Chapter 9: Protect Agricultural and Sensitive Natural Areas). • Limit zoning and subdivision standards (especially environmental and design standards) that can be waived or modified in a PUD process, but encourage desirable development through zoning-related incentives, such as expedited permitting or priority in bonding support or other financial incentives. • In place of PUDs, create flexible, by-right,11 mixed-use zone districts adjacent to towns and in town influence areas to accommodate large developments that are in accord with town or county comprehensive plans. 2. Major Modifications • Establish a minimum list of public benefits that the applicant must commit to providing prior to PUD approval (e.g., setting aside a certain percentage of the site as permanently protected open space). • Require all PUDs and MPCs to be in accord with comprehensive plan requirements, particularly locating in the plan’s preferred growth areas. • Encourage mixed-use zoning in PUDs, including commercial development that fits the scale of the community, reinforces a sense of place, and promotes walking or biking, such as small stores, community centers, or offices. • Require a fiscal impact analysis for the PUD process and require that the PUD demonstrate a long-term fiscal benefit to the community. 9 “By-right” means that the project is permitted under current zoning and needs no special review or approval. REFORM RURAL PLANNED UNIT DEvELOPMENTS Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | ExAMPLES AND REFERENCES Benton County, Oregon. Benton County Development Code. “Chapter 100: Planned Unit Development in Corvallis Urban Fringe.” Adopted 1990. http://www.co.benton.or.us/cd/planning/ documents/dc-ch_100.pdf. Center for Land Use Education. “Planning Implementation Tools: Planned Unit Development.” University of Wisconsin- Stevens Point. 2005. http://www.uwsp.edu/cnr/landcenter/ pdffiles/implementation/PUD.pdf. City of Mount Vernon, Washington. Planned Unit Developments: Handbook and Site Planning Guide. 2006. http:// www.ci mount-vernon.wa.us/imageuploads/Media-1064.pdf. McMaster, M. “Planned Unit Developments.” Planners Web. 1994. http://www.plannersweb.com/wfiles/w490.html. Northwest Vermont Project. “Transportation and Land Use Connections: Planned Unit Development.” http://www. transportation-landuse.org/pages/tools/pud htm. Accessed January 8, 2010. New York State Legislative Commission on Rural Resources. A Guide to Planned Unit Development. 2005. http://www.dos.state. ny.us/lg/publications/Planned_Unit_Development_Guide.pdf. St. Lucie County, Florida. Towns, Villages, and Countryside (Master Plan). 2008. http://www.spikowski.com/ StLucieLDRrevisions-Ordinance06-017-AsAdopted.pdf. REFORM RURAL PLANNED UNIT DEvELOPMENTS 16 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | 18 maintained systems fail to adequately treat wastewater, the municipality can end up bearing the cost of upgrading the systems. Rural communities and small towns can reap significant savings by investing in their existing water infrastructure. In tough economic times, regular maintenance expenditures can become targets for budget cuts, especially when the infrastructure is underground and only “seen” when problems arise, such as sewage flows into nearby streams. But the costs of repairing problems, including degraded streams and possible loss of tourist revenue, can be higher than the costs of regular maintenance. Planning for growth is essential for rural communities that want the benefits associated with growth while preserving their rural character. When development design and open space preservation are decided one subdivision at a time, rural communities can lose their ability to take advantage of excess capacity or leverage a planned wastewater system to accommodate nearby growth. Focusing on individual lots or even individual neighborhoods forces the community to address wastewater needs site by site, which can be ineffective at protecting water quality or supporting growth. Processes like visioning exercises (see Chapter 1: Determine Areas for Growth and for Preservation) can help communities choose the type and location of development they want. In addition, rural communities could consider regional planning goals in addition to their own goals for growth and development. Looking at the broader region also allows communities to consider cumulative impacts on the watershed from their development decisions and to leverage and coordinate their wastewater infrastructure strategies and investments. Then communities can choose a wastewater management system that is consistent with their vision for growth, supports that growth, and protects public health and the environment. Several types of wastewater systems are available to rural communities and small towns. Not all of these systems are appropriate for all types of rural communities, as some systems can contribute to dispersed development patterns, ineffective natural resource protection, and fiscal inefficiencies. By selecting and using appropriate wastewater infrastructure, rural communities can protect their water quality and public health in a way that supports their other community goals, such as maintaining rural character or promoting thriving town centers. Wastewater system options include: • Septic systems.15 Rural communities are often served by conventional on-site septic systems, as they work well for single homes in remote areas. However, traditional septic systems might not be appropriate to support a new subdivision or cluster of new homes. Using individual septic systems in these scenarios without corresponding development planning can encourage low-density, dispersed development, which can significantly alter the rural landscape and degrade natural resources. • Cluster systems.16 Cluster systems can create more compact development and can help support a rural community’s growth goals. However, using these systems outside of a comprehensive development plan can lead to the creation of tiny pockets of housing that break up large, contiguous agricultural or natural areas and are far from jobs, schools, stores, or other amenities. To use these systems effectively, rural communities should use them in the areas they have designated for growth. • Advanced technologies.17 Advanced treatment technologies generally have a smaller footprint and can treat more wastewater on less land, which can allow more compact development. They also can treat wastewater in amounts comparable to centralized sewage systems, which means larger areas or neighborhoods can be serviced. However, if applied outside of the context of a comprehensive development plan, advanced technologies can allow development in areas not accessible for conventional treatment, such as areas that communities want to preserve as open space or farmland. Like cluster systems, without a comprehensive development plan, these systems can facilitate dispersed development patterns and are most effectively used in areas designated for development. 15 A septic system is a type of decentralized wastewater treatment that consists primarily of a septic tank and a soil absorption field. Each septic system typically occupies a relatively large area, and systems must have adequate spacing and distance from wells and surface waters. 16 A cluster system, also called a shared or community system, is a type of decentralized wastewater treatment system that serves more than a single home or business. 17 Advanced treatment systems encompass a broad range of technologies. The unifying feature is a separate treatment unit next to the septic tank that treats the effluent before it is discharged to the drainfield (a below-ground absorption field, also called a leach field). USE WASTEWATER INFRASTRUCTURE PRACTICES THAT MEET DEvELOPMENT GOALS | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes • Centralized sewerage.18 Centralized systems have typically been used in cities and towns. Over the past several decades, centralized systems have been used to expand into farmland or other rural landscapes at the edge of established communities. In addition, some communities have used centralized treatment to replace failing septic systems with the goal of protecting public health. However, expanding centralized sewer systems without a development plan can enable and encourage dispersed development in rural areas, which can create pressure to attract additional ratepayers to support a wastewater treatment plant and conveyance system. A centralized sewer system can attract development regardless of whether it is in the most appropriate area for growth. Rural communities might want to limit the expansion of centralized treatment to existing developments and established planned growth areas. Doing so also allows coordination with other investments in transportation, housing, and jobs. One important and often overlooked strategy for communities is identifying where existing wastewater infrastructure has excess capacity. Neighborhoods with existing (or excess) capacity could support additional growth. This strategy can be effective at accommodating new development within existing system limits. Regardless of the system used, communities might need to align local development regulations with wastewater treatment standards to support a range of wastewater systems. For example, local regulations sometimes limit the use of some types of decentralized systems, rather than requiring a certain level of performance and allowing any system that can achieve that performance level. Such regulations can lead communities to choose other systems that might not be adequate to handle the community’s wastewater, which could then degrade public health and water quality or lead to an expensive sewer expansion that encourages dispersed development. In addition, codes for new on-site wastewater treatment systems should be consistent with existing and future land use plans. Additionally, some municipalities have used wastewater treatment standards that prohibit new decentralized wastewater treatment systems as a way to rein in growth. However, such standards can have the unintended effect of restricting 18 Centralized sewerage collects and transports household sewage via a network of pipes and pump stations to a municipal treatment plant. Most commonly used in cities and small towns, centralized treatment systems treat waste flows and protect water quality but are also the most expensive system. wastewater treatment options that are compatible with development goals. For instance, many communities have sites where development is desired or has already occurred but centralized sewerage is financially or logistically impractical. These communities need the flexibility to choose wastewater treatment options that protect water quality while allowing growth and development. A pressing problem for many rural communities is how to address failing septic systems, which pollute groundwater and cause water quality problems for nearby water bodies. A common response to this problem is to replace these systems with centralized wastewater treatment, which can lead to additional growth in areas that the community would prefer to remain undeveloped and create pressure to operate and maintain sometimes complex centralized systems. Many times, addressing these failing septic systems is a priority for the local and state government, but the challenge is to how to address the problem without inadvertently encouraging development in areas not intended for growth. Incremental approaches could include: • Offer incentives or technical assistance to homeowners to replace their failing septic systems. In some rural areas, neighborhoods with failing septic systems are near an important natural resource, such as a lake or mountain range, which is an economic driver for the community. In these instances, the municipality might be able to leverage local businesses to help create an incentive fund. • Create a municipal septic management district or a responsible management entity (RME)19 responsible for the repair, replacement, and maintenance of homeowners’ septic systems. In this case, the municipality or the RME can pay for or organize the replacement of the failing system. The RME would then be responsible for the ongoing maintenance. The homeowner would pay a fee for this service, similar to the sewer fee homeowners pay on centralized treatment systems. Wisconsin uses this approach.20 19 For more information on RMEs, see: EPA. Voluntary National Guidelines for Management of Onsite and Clustered (Decentralized) Wastewater Treatment Systems. 2003. http://www.epa.gov/owm/septic/pubs/septic_guidelines.pdf. 20 Wisconsin Department of Safety and Professional Services. “Safety and Buildings Division Private Onsite Wastewater Treatment Systems.” http://dsps.wi.gov/sb/sb- powtsprogram.html. Accessed January 5, 2012. USE WASTEWATER INFRASTRUCTURE PRACTICES THAT MEET DEvELOPMENT GOALS 19 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | • Create indicators or criteria to determine when a neighborhood with failing septic systems might be a good candidate to connect to a centralized system and when it should consider different alternatives. For example, areas planned for additional growth with moderate densities might be better candidates for centralized systems. Areas not planned for growth or for very low densities, such as one unit per 20 or more acres, might be better suited to septic replacement. Possible criteria for centralized systems could include: • Any structure served by an expansion must be on a site with access to existing roads, water, and utilities and within or contiguous to existing development. • Collector lines connecting a home or business to the main trunk line must be no longer than 1,000 feet. • Additional infrastructure investments, such as transportation, schools, or additional housing, are likely. • The context, including density of surrounding development, condition of surrounding wastewater systems, or proximity to an existing or emerging town center or employment center, is appropriate for a centralized system. Considerable costs can be associated with wastewater treatment systems, especially if the new system is intended to support a new development or housing cluster. Building, operating, and maintaining new infrastructure can divert money from badly needed repairs and upgrades to existing infrastructure, so rural communities need to carefully consider where and how to pay for new wastewater infrastructure. Many different strategies are available to help rural communities maintain and finance their wastewater infrastructure, including: • Impact fees. Some communities require new developments to pay an impact fee that would finance the wastewater system construction costs. As part of this strategy, communities could consider requiring long-term financial maintenance plans for any new decentralized system when reviewing plans for approval. If such a plan is not established before installation of these systems, municipalities might find themselves responsible for the continued operation, maintenance, and repair of failing systems. • Performance bonds. A community could require a performance bond for any decentralized system, which could provide the community with some guarantee of the effectiveness of the installed system. A performance bond or escrow account could be used to cover future operation and maintenance costs. • Land tax. The community could require any development on pristine land to pay a premium land tax. These funds could then be used to support the repair or replacement of failing systems as well as the revitalization of older neighborhoods or town centers. • Maintenance agreements. Rural communities could require maintenance agreements between a property owner and a maintenance firm or the municipality. These agreements could provide the rural community some guarantee of effective management and maintenance of the new system. There is no single, simple solution for managing wastewater in rural communities and small towns. Planning for growth and examining the range of possible consequences from water infrastructure investments is critical. Doing so allows the community to balance its water infrastructure needs, such as accommodating new growth or alleviating an existing problem, with its environmental and public health protection goals. ExPECTED BENEFITS • Aligning land use policy and public investments in water infrastructure can help rural communities and small towns save money by concentrating services. • By addressing wastewater needs, rural communities can provide additional capacity for growth, which can enhance the potential for economic development. Providing attractive options for in-town development can protect the rural character of outlying areas. • A comprehensive regional plan for wastewater treatment infrastructure can improve water quality, protect public health, safeguard investments in existing infrastructure, and ensure that land use plans can be implemented as desired. • A user-funded management program for decentralized wastewater treatment systems can protect public health and local water resources while allowing growth in town centers. USE WASTEWATER INFRASTRUCTURE PRACTICES THAT MEET DEvELOPMENT GOALS 20 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes STEPS TO IMPLEMENTATION 1. Modest Adjustments • Establish processes to align water infrastructure investments with other public investments such as transportation, housing, and schools. • Inventory existing wastewater infrastructure, assess current conditions, and update this inventory regularly. • Identify excess capacity in existing infrastructure so that development can be directed to areas that can support additional growth, making the most of infrastructure investments. • Develop “fix it first” 21 criteria for water infrastructure investments. • Establish a public education program on the importance of regular maintenance for septic systems and support homeowners with regular inspections and technical assistance. • Revise local regulations if necessary to allow the range of decentralized systems that are able to meet performance standards consistent with local water quality goals and land use plans.22 2. Major Modifications • Delineate growth areas where compact development can be located, and create policies that direct development into those areas based on infrastructure availability and preservation of open space. Designate areas for new investments in water infrastructure. Reinforce these designations in all plans, policies, and regulations. • Require long-term financial maintenance plans for any new water infrastructure, particularly decentralized systems, when reviewing plans for approval. 21 Under a “fix it first” policy, a community invests in fixing and maintaining existing infrastructure (e.g., roads and bridges) before it spends money on constructing new infrastructure. 22 The National Onsite Wastewater Recycling Association has developed a Model Code Framework to help states and localities resolve conflicts with the permitting and use of decentralized systems. See: National Onsite Wastewater Recycling Association. Model Code Framework for the Decentralized Wastewater Infrastructure. 2007. http://www.modelcode.org/publications.html. • Establish a program to manage all decentralized wastewater treatment systems, including requiring homeowners to have their systems inspected or pumped on a regular schedule and to repair or replace failing systems and cesspools as needed. • Require users of decentralized systems, such as septic or cluster systems, to pay regular service fees to fund the regular maintenance and management of these systems, just as users of centralized sewerage facilities pay for comparable services. • Require developments in previously undeveloped areas to finance all their wastewater system construction costs. • Require performance bonds for new, noncentralized wastewater systems. • Charge initial impact fees and/or assess a regular utility fee to cover county or regional management oversight costs, including the development of a tracking program to oversee maintenance and staff time spent on ensuring compliance and conducting inspections. 3. Wholesale Changes • Establish a mechanism for regional planning of wastewater infrastructure that can cut across political boundaries and overcome fragmented system ownership and operation. • Develop a policy for decentralized systems, particularly septic systems, that includes processes for permitting such systems, replacing failing systems, and identifying when centralized treatment might be warranted. • Create a septic management district or responsible management entity. PRACTICE POINTERS • Base wastewater treatment decisions on the community’s water quality, public health, and land use goals. • Assess capacity in existing treatment plants to determine where planned growth can be accommodated. • Price services to reflect the full cost of building, operating, and maintaining a system. Accurate pricing is critical to ensure proper and efficient operations and to send a signal to customers about the true cost of treatment options for different types of development. USE WASTEWATER INFRASTRUCTURE PRACTICES THAT MEET DEvELOPMENT GOALS 21 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | ExAMPLES AND REFERENCES 10,000 Friends of Pennsylvania. Sewage Facilities and Land Development. 2005. http://10000friends.org/sewage-facilities- and-land-development. Doylestown Township, Pennsylvania. Septage Management Program. 2005. http://www.doylestownpa.org/SMP.htm. EPA. Decentralized Wastewater Treatment Systems: A Program Strategy. 2005. EPA 832-R-05-002. http://www.epa.gov/owm/ septic/pubs/septic_program_strategy.pdf. EPA. Protecting Water Resources with Smart Growth. 2004. EPA 231-R-04-002. http://www.epa.gov/smartgrowth/water_resource. htm. EPA. Voluntary National Guidelines for Management of Onsite and Clustered (Decentralized) Wastewater Treatment Systems. 2003. EPA 832-B-03-001. http://www.epa.gov/owm/septic/pubs/ septic_guidelines.pdf. Johnstone, S. et al. Smarter Land Use with Onsite Systems: One State’s Process. 2004. http://www.stone-env.com/docs/ prespaperabs/StoneWW-LandUseOnsiteMaine_paper.pdf. Joubert, L. et al. Creative Community Design and Wastewater Management. Prepared for the National Decentralized Water Resources Capacity Development Project, Washington University, St. Louis, MO, by University of Rhode Island Cooperative Extension, Kingston, RI. 2004. http://www.uri.edu/ce/wq/NEMO/Publications/PDFs/ WW.CreativeDesignAndManagement.pdf. Magliaro, J. and Lovins, A. Valuing Decentralized Wastewater Technologies: A Catalog of Benefits, Costs, and Economic Analysis Techniques. Rocky Mountain Institute. 2004. http://wwwrmi.org/rmi/Library/W04-21_ ValuingDecentralizedWastewater. National Onsite Wastewater Recycling Association. Model Code Framework for the Decentralized Wastewater Infrastructure. 2007. http://wwwmodelcode.org/publications html. Stone Environmental, Inc. Decentralized Wastewater and Water Supply: Further Reading. Prepared for the Maine State Planning Office. 2003. http://www.stone-env.com/docs/reports/StoneWW- Me09TAB12DecentReading.pdf. Vermont Department of Housing and Community Affairs. Wastewater Solutions for Vermont Communities. 2008. http:// www.dhca.state.vt.us/Planning/SewageSolutions/WW_ SolutionsVermont.pdf. USE WASTEWATER INFRASTRUCTURE PRACTICES THAT MEET DEvELOPMENT GOALS 22 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes 24| RESPONSE TO THE PROBLEM Many communities are finding new approaches to balance the needs of local pedestrians, shoppers, employees, business owners, and residents with the need for through traffic, including freight, to move safely and efficiently. Balancing these needs recognizes that good state highways and strong Main Streets are both critical to a community’s economic vitality. Narrower streets naturally calm traffic, while wider streets encourage faster driving regardless of posted speed limits. Pedestrians and bicyclists feel less safe near fast-moving traffic. In districts like Main Streets where a community wants to encourage foot traffic to support stores, pedestrians must feel safe and comfortable walking along and crossing streets. The same street design changes that calm traffic also make streets more attractive, are safer for pedestrians and bicyclists, and can help protect a historic Main Street’s distinctive character. Extending walkable streets through neighborhoods gives residents more choices for getting around, and making it safe and convenient to walk or bike helps people to incorporate regular physical activity into their daily routines as recommended by the medical community. Complete streets—streets that are designed for pedestrians, bicyclists, transit users, and drivers—provide these options for residents. A good walking environment in rural areas and around towns can include trail networks that are fully integrated with the on-street pedestrian and bicycle network, so that residents can use trails and greenways from outlying areas to get to and from town, not just for recreation. An integrated network of complete streets and trails should connect rural and in-town neighborhoods, transit routes, downtown, neighborhood parks, and recreation areas, so that walking, biking, and transit are fully supported transportation choices. The network should include safe street crossings using techniques appropriate to the town’s character and context, such as mid-block crosswalks, median islands, curb bulb-outs to shorten crossing distances, or roundabouts at key intersections. A well-connected network gives people more route choices instead of forcing all traffic onto one wide arterial street, so streets can be narrower. Typically, allowing narrower streets requires adjusting the subdivision ordinance and street specifications. Making sure that streets are right-sized—in other words, only as big as required—can save on construction and operating costs. Outside of the downtown, many rural towns have corridors of spread-out stores and other commercial uses. In many places, the streetscape is designed for cars to move quickly, not for people to walk. Redeveloping these corridors is an effective way to add new housing, shopping, and community facilities near existing neighborhoods. Communities can also improve stormwater management by using green infrastructure features, like swales, rain gardens, or pervious paving, during redevelopment for both new and rebuilt streets and parking lots. As part of the comprehensive plan and zoning updates, revisions to subdivision and street design guidelines or streetscape standards could include: • Revisions to the road classification system to incorporate a gridded street network. • Reduced design speeds to allow narrower streets and wider sidewalks. • Reduced street width standards for most local and connector streets. • Intersection designs with reduced turning radii and safe pedestrian crossings. • Street trees in tree wells large enough to accommodate their root systems to create a continuous shade canopy and to capture, slow down, and infiltrate rainwater. • Green infrastructure stormwater management features to promote infiltration. • Street lights at a height that provides good lighting for pedestrians as well as drivers, with fixtures that direct the lighting to the street and preserve dark skies.23 • Standards ensuring pedestrian and bicyclist safety, particularly around schools. ExPECTED BENEFITS • Connected street networks, combined with compact development and right-sized streets, give residents and visitors more choices in how they get around, which can help reduce traffic congestion on major roads. • Narrower streets with traffic-calming features are safer, with fewer and less serious crashes due to slower travel speeds. 23 For sample Dark Skies ordinances, see: International Dark Sky Association. Home Page. http://www.darksky.org. Accessed December 21, 2011. RIGHT-SIZE RURAL ROADS | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes • Narrower streets use less pavement, which can be coupled with green streets techniques—using vegetation and permeable surfaces to manage stormwater at its source, make walking and bicycling more appealing, and beautify the streetscape—to reduce runoff and improve water quality. • More attractive and safer streetscapes help support redevelopment and economic prosperity by making these public spaces more inviting and encouraging foot traffic that brings more customers to stores. • Transportation options, especially biking and walking, help promote healthier, active lifestyles while reducing greenhouse gases and other pollution. They can also help reduce the costs of owning and operating a vehicle. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Conduct a walking audit of neighborhood streets, reviewing the street widths and other characteristics, including those that seem to work well, as a first step in developing new street design guidelines based on the existing characteristics. • Start a street tree planting program, since shade and buffering from vehicles are critical to pedestrian comfort; street standards could encourage or require tree-lined streets. • Encourage and permit rain gardens and other green infrastructure techniques to slow, filter, and absorb water while making the street greener. Rain gardens and similar techniques can provide a landscaped zone between the sidewalk and travel lanes, buffering pedestrians from the speed, noise, and danger of moving traffic, or can be installed in curb extensions at crosswalks. • Conduct a parking survey to count all available public and private parking spaces in the downtown area as a first step in developing a parking strategy. This strategy should look realistically at the amount and location of parking needed for the entire district, rather than requiring each property to provide all of the parking spaces potentially required for its operations. • Create a bike/pedestrian plan to identify ways to make walking and bicycling safer and more appealing. 2. Major Modifications • Develop and adopt street connectivity regulations for new development areas. • Try a “road diet” that reduces the number of through-lanes on a street by allocating excess capacity to parking lanes, bike lanes, landscaped medians, or sidewalks. After careful review of current and projected traffic numbers, many communities have found that four- and five-lane roadways can be reduced to two- or three-lane configurations. Some communities have found that doing a sample road diet on a few blocks of a single street creates a demonstration project that helps show the benefits and low negative impacts of narrower, greener streets. • Encourage alleys in compact, walkable residential districts, but with a narrower paved or graveled width (usually 10 to 12 feet) and an easement for utilities (usually 20 feet overall). In a residential grid, alleys should connect across blocks to make garbage pickup easier. In commercial areas, most communities that have alleys require them to be at least 24 feet wide to allow dumpster access and deliveries. • Require shared parking for commercial businesses, public and community facilities, and downtown developments. Develop a parking management plan to take advantage of existing supply, and reduce parking requirements for new buildings and redevelopment accordingly. • Create and implement a comprehensive streetscape improvement plan for major commercial corridors to improve access for public transit, bicyclists, and pedestrians. 3. Wholesale Changes • Adopt a complete streets policy to require bike, pedestrian,and transit facilities on all new or rebuilt local roads.24 • Conduct a planning study for a major corridor to re-engineer the roadway and plan for development that will be “transit ready” when bus or other transit comes. Communities can implement this approach gradually through site-planning requirements, modifications to mixed-use requirements, 24 According to the National Complete Streets Coalition, as of December 2011, 314 communities have adopted or pledged to adopt complete streets policies. For more information, see: National Complete Streets Coalition. “Complete Streets Atlas.” http://www.completestreets.org/complete-streets-fundamentals/complete-streets- atlas. RIGHT-SIZE RURAL ROADS 25 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | density requirements, and parking regulations as the transit system is enhanced and extended. • Convene a regional task force—including representatives from counties, towns, regional agencies, and the state department of transportation, among others—to review policies, guidelines, and underlying legislation and help determine changes that would allow and encourage new development to be more compact and connected, with less environmental impact and safer, more convenient transportation choices. In addition to interagency coordination, identify potential modifications to regional or state standards, such as street connectivity, access management, and drainage standards, that would make it easier for localities, developers, and builders to deliver more environmentally sustainable transportation networks and communities. • Require that all new roadways and trails follow design and connectivity standards and that any new development reserve terminus points to adjacent undeveloped property for future required connection. • Convert one-way streets to two-way streets to improve walkability and mobility and make it easier for customers to reach businesses in the town center. PRACTICE POINTERS • Using green streets techniques during redevelopment of commercial properties for both new and rebuilt streets and parking lots can better manage stormwater while making the street more attractive and appealing. • Review redevelopment standards and regulations to identify obstacles, determine possible incentives, and encourage redevelopment of properties along existing roadways. ExAMPLES AND REFERENCES Bray, T. and Rhodes, V. “In Search of Cheap and Skinny Streets.” Places, Vol. 11:2. 2006. pp. 33-39. http://www.cues fau. edu/cnu/docs/In_Search_of_Cheap_and_Skinny_Streets-Bray- Rhodes.pdf. Maryland State Highway Administration. When Main Street is a State Highway. 2002. http://www.marylandroads.com/ohd/ MainStreet.pdf. New York City Department of Transportation. Street Design Manual. Revised July 2010. http://wwwnyc.gov/html/dot/html/ about/streetdesignmanual.shtml. Oregon Department of Transportation. Main Street… When a Highway Runs through It: A Handbook for Oregon Communities. November 1999. http://www.oregon.gov/ODOT/ HWY/BIKEPED/docs/mainstreethandbook.pdf. Pedestrian and Bicycle Information Center. “Walkability Checklist.” http://www.walkinginfo.org/library/details. cfm?id=12. Accessed December 21, 2011. Seattle Department of Transportation. Right-of-Way Improvements Manual Version 2.0. Revised May 2011. http:// www.seattle.gov/Transportation/rowmanual. U.S. Green Building Council. LEED for Neighborhood Development Rating System. Updated May 2011. http://www. usgbc.org/DisplayPage.aspx?CMSPageID=148. Virginia Department of Transportation. “Secondary Street Acceptance Requirements.” http://www.virginiadot.org/projects/ ssar. Accessed April 15, 2010. Washington State Department of Transportation. Understanding Flexibility in Transportation Design—Washington. April 2005. http://www.wsdot.wa.gov/Research/Reports/600/638.1.htm. RIGHT-SIZE RURAL ROADS Hamburg, New York’s Main Street has on-street parking, which helps calm traffic; bike lanes marked with colored pavement; and clearly marked crosswalks with curb bulb-outs to shorten crossing distances. Photo courtesy of Dan Burden, Walkable & Livable Communities Institute26 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | lands and natural resource areas, which can harm the area’s economic and environmental health. Typical housing densities of about two to four units per acre close to town, and one unit per 2 to 10 acres in more rural areas, can create problems for rural communities. These densities result in lots that are too big to mow easily and usually too small to farm. One narrow circumstance in which this pattern can work is in some areas near cities, where 5 to 10 acres can support a productive farm-to-market business. The appropriate density depends on regional context; what makes sense in rural Virginia might not be the right density in Montana. In places close to major cities, five units per acre might make sense, while in ranch lands in the West, one unit per 160 acres might be appropriate. Appropriate density also depends on the community’s proximity to cities and to agricultural or natural resource areas. Rural communities on the periphery of cities usually need to accommodate growth, so they need to determine the right density to make sure that the inevitable development is done in a way that enhances the entire community. In communities that are surrounded by open space and that are not experiencing much growth, the edge can be a transition zone where clustered homes on small lots give way to agricultural uses. A variety of factors fuel low-density development, including: • People want to move to rural communities for the quality of life. • Many people want affordable second and vacation homes in rural areas. • Rural communities want to grow and to generate jobs. • Greenfield land typically can be developed easily under current zoning with no special approvals. Dispersed development typically features single-use pods of homes or commercial uses that are not connected to other places. These places lack a town center with a concentration of other uses. To convert these areas into a pattern that can thrive over time, rural communities could designate small town centers. Directing development to those centers could reduce travel between spread-out housing subdivisions or could at least shorten the driving time between locations. These clusters of more intense development with a mix of uses will become gateways to the homes and businesses located nearby. RESPONSE TO THE PROBLEM As discussed above, densities that are inconsistent with community character in rural areas create a development pattern that can be worrisome from fiscal, environmental, social, and health perspectives. Developments that provide transportation options, opportunities to access a range of businesses, and access to open space are more likely to sustain themselves over time by attracting and retaining businesses and residents and by using resources efficiently. A community should determine what type of place it is trying to be and then plan for development patterns and associated densities accordingly. There is no specific formula or metric to apply. Addressing this issue is a nuanced process that requires understanding that density ultimately characterizes an area, no matter what a future land use map might indicate. For example, if subdivisions with typical suburban densities are proposed and built, they will likely attract similar densities and commensurate uses, such as commercial shopping strips. Connecting development decisions to the plans that have been developed will help ensure that the community gets the type of development it envisions. One way to deal with this density context challenge is for communities to make sure that their local comprehensive plans direct new development to areas that are within a natural edge to the community. For example, a major road or a river might provide a barrier to expansion and clearly define an edge to the community. Another idea for addressing the density context is to expand the town’s street pattern (often a terrain-modified grid) while using existing infrastructure capacity, with development ending at an agricultural zone on the community’s edge. Some communities reinforce this approach by limiting utility extensions and prohibiting septic systems in the undeveloped land beyond the edge of town. This process will be most effective once the community has committed to this development pattern, as it can be continued outside of the core boundaries of the town and extended to create a consistent density. These remedies address only the properties at or near a town’s edge. Equally challenging are subdivisions and large, freestanding residential and commercial developments scattered in more remote rural areas. These developments are usually under county purview, so dealing effectively with them requires cooperation between municipalities and counties. In these cases, it is important to a town to have a strong relationship with the county government to ensure that there is consensus on how to plan for new development. For instance, questions that will need ENCOURAGE APPROPRIATE DENSITIES ON THE PERIPHERY 28 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes to be addressed might include: Will the town’s development densities be continued in targeted areas in the county to create consistency? What are appropriate densities for transition areas that are acceptable to both the town and county? Answers to these questions require discussion and information exchange. To get public support to implement changes, communities might need to educate municipal staff and officials, the general public, and other stakeholders about the advantages of more compact development—for example, making stores, schools, parks, and other amenities more economically viable and easier for residents to get to by putting them closer to homes; economies of scale in providing services; and fiscal responsibility. Outreach is typically most effective when it is part of a broader community or regional planning process. Education and understanding can help develop the political will to adopt and enforce zoning codes, development policies, and incentives that will encourage the desired development patterns. ExPECTED BENEFITS • Having densities set in advance for designated growth areas gives landowners and developers more predictability. • More compact development reduces taxpayer costs for local government-provided infrastructure and services. • Compact development accommodates more growth in developed areas, helping to preserve large contiguous blocks of open space, agricultural lands, and natural resource areas such as wetlands and wildlife habitat. • Compact development reduces interference with agricultural operations and helps keep farming and ranching viable in the community. • Development that is compact and well-connected makes walking and biking more appealing, which can make it easier for people to work activity into their daily lives and improve their health. • Shorter driving distances and more transportation options help reduce greenhouse gases and other pollution. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Develop design regulations that require street connectivity with adjacent neighborhoods, and create land use district transitions to adjacent agricultural or undeveloped areas. • Allow cluster or conservation subdivisions at the edge of town to transition to true rural areas (see Chapter 7: Use Cluster Development to Transition From Town to Countryside). • Designate locations for small hamlets in rural areas to serve as local service centers for residents. Focus public efforts and programs such as outreach from the chamber of commerce for small business development on these centers to help develop viable small businesses and services. • Prioritize public works improvements and investment in existing town business districts. Create incentives to encourage well-designed development adjacent to town to make the best use of these investments. 2. Major Modifications • Adopt town and county comprehensive plans that recommend appropriate densities in town influence areas. • Establish community service areas in comprehensive plans that limit service provision to towns and town influence areas. • Adopt true agricultural zone districts (one unit per 20 to 80 or more acres). The size of these districts can vary somewhat depending on geographic region, sites, soils, and the type of agricultural business. Encourage use of conservation easements in these districts. • Require minimum densities in areas designated for growth. • Require cluster or conservation subdivisions to be located at the town’s edge to provide transition to rural areas. Do not allow them in active agricultural areas or in sensitive natural areas outside town influence areas. • Revamp the annexation policy to support appropriate densities on the periphery of growth areas. Depending on local context, communities annex land to expand the tax base or to ensure that a particular area is developed in a specific manner once zoning is applied (see Chapter 8: Create Annexation Policies and Development Standards That Preserve Rural Character). Many peripheral areas that could later be annexed are developed with densities that are not appropriate to the character of the area. ENCOURAGE APPROPRIATE DENSITIES ON THE PERIPHERY 29 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | 3. Wholesale Changes • Undertake joint town-county planning to develop consistent growth management policies that designate preferred growth areas and limit the use and location of large-scale PUDs and new rural towns in unincorporated areas outside town influence areas. • Create a review process to ensure that new developments are balanced communities providing a full range of services, housing, and employment, rather than isolated subdivisions. • Adopt an adequate public facilities ordinance (where permitted by state code) that sets criteria for utility expansion and service of outlying developments, and require areas that fail to meet public facility standards to be prioritized in local capital spending plans. Require that infrastructure, such as roads, water and sewer service, and schools, be in place when new development is constructed. PRACTICE POINTERS • Analyze whether existing zoning and subdivision provisions allow division of land for residential development without subdivision review. Piecemeal subdividing without review opens the door for development in rural areas that fragments agricultural or natural lands over time. • The appropriate lot size in agricultural zone districts will vary depending on the region, state, land use patterns, and types of agriculture. Close to urban markets, smaller lots can be appropriate, generally if agricultural zoning and tax exemption requires proof of active agricultural use. • Some local governments have provided support for land trusts to purchase or accept donation of conservation easements from farmers and ranchers, allowing landowners to realize some value while maintaining agricultural operations. • Public outreach and education—using meetings, workshops, and development charrettes—are important to implementing these significant changes. ExAMPLES AND REFERENCES Bowers, D. “Achieving Sensible Agricultural Zoning to Protect PDR Investment.” Presented at the Protecting Farmland at the Fringe conference, September 6, 2001. http://wwwfarmlandinfo. org/documents/29520/Achieving_Sensible_Agricultural_Zoning_ full_presentation.pdf. Burchell, R. et al. Cost of Sprawl –2000. TCRP Report 74. Transportation Research Board. 2002. pp. 56-80. http:// onlinepubs.trb.org/Onlinepubs/tcrp/tcrp_rpt_74-a.pdf. County of Marin, California. “Marin Countywide Agriculture Element – Executive Summary.” http://www.co marin.ca.us/depts/ cd/main/comdev/advance/cwp/ag.cfm. Accessed January 8, 2010. Daniels, T. “What to Do about Rural Sprawl?” Presented at the American Planning Association Conference, Seattle, WA. April 28, 1999. http://wwwmrsc.org/subjects/planning/rural/daniels. aspx. Duerksen, C. and Van Hemert, J. True West: Authentic Development Patterns for Small Towns and Rural Areas. American Planning Association. 2003. Freedgood, J., Tanner, L., Mailler, C., et al. Cost of Community Services Studies: Making the Case for Conservation. American Farmland Trust. 2004. http://www.farmlandinfo.org/ documents/27757/FS_COCS_8-04.pdf. Freedgood, J. Saving American Farmland: What Works. American Farmland Trust. 1997. http://www.farmlandinfo.org/ farmland_preservation_literature/index.cfm?function=article_ view&articleID=29384. Livingston, A., Ridlington, E., Baker, M. The Costs of Sprawl: Fiscal, Environmental, and Quality of Life Impacts of Low- Density Development in the Denver Region. Environment Colorado. 2003. http://www.policyarchive.org/handle/10207/5153. Pruetz, R. Beyond Takings and Givings. Arje Press. 2003. U.S. Department of Agriculture. Farmland Protection Policy Act. http://wwwnrcs.usda.gov/wps/portal/nrcs/detail/national/ programs/alphabetical/fppa/?&cid=nrcs143_008275. Accessed December 11, 2009. Washington Department of Community, Trade and Economic Development. Keeping the Rural Vision: Protecting Rural Character & Planning for Rural Development. 1999. http:// www.cted.wa.gov/DesktopModules/CTEDPublications/ CTEDPublicationsView.aspx?tabID=0&alias=CTED&lang=en&It emID=974&MId=944&wversion=Staging. Wells, B. Smart Growth at the Frontier: Strategies and Resources for Rural Communities. Northeast-Midwest Institute. 2002. http:// www.activelivingbydesign.org/events-resources/resources/smart- growth-frontier-strategies-and-resources-rural-communities. ENCOURAGE APPROPRIATE DENSITIES ON THE PERIPHERY 30 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | Cluster developments are often stand-alone subdivisions in the countryside surrounded by open space, unconnected to towns and requiring residents to drive long distances to get to daily destinations. Learning from this experience, local governments are beginning to direct cluster development to the periphery of existing towns and villages or are limiting their size (e.g., no more than 10 residential lots) to control the impact they have on rural character, agricultural operations, and wildlife habitat. However, even with these strategies, cluster developments can create concentrations of homes in locations so spread out that residents still must drive everywhere. RESPONSE TO THE PROBLEM As a first step, small towns and rural counties can adopt zoning and subdivision provisions that allow cluster development only at the periphery of towns. Rural local governments often resist smaller lots (e.g., less than 2 acres) in rural areas, assuming that they will erode rural character. However, when cluster developments are used in appropriate locations—areas between towns and true rural areas—they can provide a smooth transition between town-scaled development and open lands. The homes can be adjacent to already-developed areas (to provide connectivity) or areas with an available mix of uses, infrastructure, and services, while the open space portion of the site provides a buffer between the built-up area and rural land. To use cluster development effectively, communities need to decide which transition areas are most appropriate for this approach. Offering zoning and/or development incentives can encourage development in those locations. By mapping areas that should be preserved as working lands or natural resource areas and areas that could support future infrastructure expansion, the community can direct development to locations that make sense. Requiring open space preserved through cluster development to abut existing open spaces protects large blocks of land, which better supports agriculture, wildlife habitat, and rural landscapes over the long term. Some communities mandate standards for cluster development in their ordinances. Others offer voluntary cluster development ordinances with incentives, such as density bonuses. Density bonuses can be flexible, with the number of additional units based on the quality of the design or other community benefits. Clustering offers the most benefits to the community when cluster development locations are chosen based on local and regional priorities for preserving natural habitat and cultural treasures. Communities could measure how well a proposed cluster development meets specific, measurable factors such as: • The per unit amount of impervious surfaces, road length, or loss of woodlands and other specific resources. • Orientation of lots around a central green or square or an amenity such as a meadow, a stand of trees, a lake, or another natural feature. • Preservation of visually prominent areas such as ridges or hilltops and areas along secondary public roads. • Reducing peak discharges of stormwater runoff to levels that consistent with the discharges from that site before it was developed. • Capture of 80 percent of the sediments and pollutants in runoff from a one-year storm event. Serenbe, a development about 30 miles southwest of Atlanta, Georgia, preserves more than 70 percent of its land as farmland and natural green space. It clusters development into three hamlets that include various housing types, restaurants, live-work spaces, stores, and services.Photo courtesy of UGArdener via FlickrcomUSE CLUSTER DEvELOPMENT TO TRANSITION FROM TOWN TO COUNTRYSIDE 32 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes ExPECTED BENEFITS • Well-designed and -located cluster development can provide an appropriate transition between town and countryside. • Cluster development can permit ranchers, farmers, and other landowners to realize development value from their property while protecting large, contiguous blocks of open space for agriculture or to protect sensitive natural areas. • Local governments can avoid fragmentation of agricultural lands and wildlife habitat when they approve cluster development in preferred locations inside town influence areas. • Compact, well-designed cluster development requires less paved area for roads and less expansion of water and sewer infrastructure. • Cluster development can provide environmental and fiscal advantages, such as reducing infrastructure costs and making it cheaper to provide community services (e.g., police and fire protection). STEPS TO IMPLEMENTATION 1. Modest Adjustments • Require open space, agricultural, and/or ranchland preservation plans on the development site as part of a cluster development proposal. • Create a comprehensive cluster development policy, summarizing the community’s vision for land uses, connectivity to the existing town, and natural resource preservation for new development proposals. • Provide modest density bonuses to encourage cluster development in town influence areas (e.g., one additional unit for every 10 units permitted under current zoning). • Allow community septic systems for cluster developments in town influence areas where central sewer is not available. 2. Major Modifications • In comprehensive plans, designate growth areas that are appropriate locations for cluster development. USE CLUSTER DEvELOPMENT TO TRANSITION FROM TOWN TO COUNTRYSIDE 33 • Adopt comprehensive cluster development regulations as an alternative to standard development in all zone districts on the town’s edges. • Adopt future development standards so that clusters in town influence areas can accommodate more development and get infrastructure in the future (e.g., provide easements for water and sewer lines and drainage or designate future connections for rights-of-way to create a connected street network). 3. Wholesale Changes • Require open space, agricultural, and/or ranchland maintenance and management plans for all cluster development. • Prohibit cluster development in viable agricultural and sensitive natural areas. Designate prohibited locations in the land use plan and on the zoning map. • Mandate that permit approvers use specific performance criteria in reviewing and approving cluster subdivision proposals. PRACTICE POINTERS • In drafting cluster subdivision provisions, specify preferred locations for open space (e.g., environmentally sensitive areas). Encourage sites that are contiguous with existing development, but allow non-contiguous open space in specific, defined circumstances (e.g., where there are multiple natural features on a site such as streams and steep slopes). • During the planning phases, ensure the development includes open space, preserves views, and limits impacts on natural areas as required by the local jurisdiction. • Reach out to landowners and developers to educate them about the process and the benefits of cluster development, especially the potential tax advantages of putting easements in place. Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | USE CLUSTER DEvELOPMENT TO TRANSITION FROM TOWN TO COUNTRYSIDE ExAMPLES AND REFERENCES Arendt, R. Conservation Design for Subdivisions: A Practical Guide to Creating Open Space Networks. Island Press: Washington, DC. 1996. pp. 33-38. Church, J. “Local Community Resources: Cluster/Conservation Development.” University of Illinois Extension. http://urbanext. illinois.edu/lcr/LGIEN2000-0010.html. Accessed January 8, 2010. Duerksen, C. and Snyder, C. Nature-Friendly Communities: Habitat Protection and Land Use Planning. Island Press: Washington, DC. 2005. “Chapter 4: Baltimore County, MD: Using the Whole Toolkit for Habitat Preservation.” Haines, A. “Regulatory Approaches to Conservation Subdivisions in Wisconsin.” The Land Use Tracker, University of Wisconsin-Stevens Point, Center for Land Use Education, vol.2, no.1. 2002. http://www.uwsp.edu/cnr/landcenter/tracker/ Summer2002/Trackerhtml. Ipswich River Watershed Association (Massachusetts). Water Wise Communities: A Handbook for Municipal Managers in the Ipswich River Watershed. 2006. http://ipswich-river.org/ resources/water-wise-communities-handbook. Ohm, B. An Ordinance for a Conservation Subdivision. University of Wisconsin Extension. 2000. http://urpl.wisc.edu/ people/ohm/consub.pdf. 34 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | responsibly is to annex areas to gain control over planning, development, and design decision-making before development occurs. However, jurisdictions need to be thoughtful about the long-term implications of annexation. In some cases, public expenditures on annexed areas can exceed increased tax revenues from these areas, especially over the long term. This imbalance is often true of lower-density development added near—but not contiguous to—existing communities, which requires road improvements and infrastructure extensions. Even if a development pays the full initial costs of infrastructure improvements—and many states do not allow communities to require such payments—the increased operating, maintenance, and service costs of more dispersed development still can have a major long-term impact on the community’s budget (see Chapter 2: Incorporate Fiscal Impact Analysis in Development Reviews). RESPONSE TO THE PROBLEM Rural communities can consider the following policies to improve the annexation process and ensure that annexed areas meet the community’s development standards: • Revise local codes to require that annexations be included in the comprehensive planning process. • Develop intergovernmental processes and agreements— building partnerships between counties and municipalities and between neighboring municipalities—to guide and govern planning and funding for expansion and annexation. • Establish criteria and a standard review process for potential annexations, including criteria for fiscal impact analyses; required road and infrastructure connections; assessing the need for parks, open space, schools, and other community facilities; and development standards. • Develop an integrated approach to make sure that annexation is concurrent with adopted zoning and development standards for required infrastructure and community facilities. • Provide early and frequent opportunities for meaningful citizen participation in annexation and development decisions. In addition to consideration of development-specific fiscal impacts, annexation review should involve assessment of the community’s overall infrastructure capacity—regional transportation, water supply, sewers, schools, parks, fire stations, and other civic facilities. This underlying needs and capacity analysis can help determine what kinds of facilities will be required in areas to be annexed and can be a starting point for negotiations, proffers, or exactions from individual developments (depending on state laws). Because ad hoc annexation is often driven by local competition for tax revenue, communities could also choose to work with nearby jurisdictions to coordinate their local taxation systems. Revenue sharing among jurisdictions, where allowed by state statute, is one potential solution. Intergovernmental cooperation could also include working together as a coalition to apply for federal and state economic and community development funds. In some states, towns and counties sign intergovernmental agreements to apply town standards in town influence areas. In others, state law gives municipalities the authority to impose their subdivision standards on county subdivisions around their borders. Some local governments draft joint land use plans between towns and counties for areas around towns and adopt joint land use regulations to ensure that new development meets town standards. Successful use of annexation requires the coordination of partnerships among neighboring local governments, residents, environmental groups, businesses, and developers. These partnerships are frequently an outgrowth of a regional planning process that creates a shared vision of how and where the community should grow and what it should look like in the future (see Chapter 1: Determine Areas for Growth and for Preservation). A shared vision can help rural towns reach agreements with surrounding and adjacent counties to require that town zoning, subdivision standards, and design guidelines be applied to new developments in designated growth areas outside the town’s borders. This collaboration could result in development with a better-connected network of roads, wider rights-of-way, and reserved or dedicated connection points to accommodate more compact future development when that development is annexed into the adjacent town. In some areas, towns and counties have reached agreements that require developments in unincorporated areas to include language in deeds or homeowners’ association agreements stating that residents agree not to object if the town wants to annex the development in the future. CREATE ANNExATION POLICIES AND DEvELOPMENT STANDARDS THAT PRESERvE RURAL CHARACTER 36 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes One strategy to ensure that areas to be annexed are compatible with the existing community is to create a plan for annexation based on the patterns and character of adjacent neighborhoods. To define the desired development type more specifically, communities can adopt a unified development ordinance that brings together subdivision and zoning ordinances and neighborhood development regulations, including street design guidelines and connectivity requirements, development standards that allow a mix of uses and a variety of home and lot sizes, utility and open space guidelines, and protection of sensitive habitat and cultural resources. ExPECTED BENEFITS • Local governments can secure community benefits, such as open space and infrastructure contributions, during the annexation process. • Fiscal impact analyses required as part of a community annexation policy will give local governments a more accurate picture of the true costs and benefits of a proposed development in terms of potential tax revenues and costs of services and facilities. • Annexation agreements avoid intergovernmental competition for territorial expansion that can lead to over- extension of town boundaries and a scattered, leapfrog development pattern. • Orderly annexation helps preserve rural resources, such as agriculture, open space, stormwater infiltration, working lands, and natural habitat, and maintain a distinction between “town” and “country.” • Annexation policies help avoid the ad hoc formation of small, incorporated municipalities that can hinder the expansion of existing towns. 27 • Orderly, planned community expansion accommodates population growth and provides the tax base required to meet the community’s objectives. • Subdivisions and commercial development in town influence areas will be built to standards that make it easier for the properties to accommodate new development or to be annexed into the town in the future. 27 Towns sometimes incorporate to avoid being subject to taxes imposed by a neighboring jurisdiction to pay for municipal services. • Uniform town-county standards in town influence areas help to create predictability regarding community expectations. • Uniform standards based on joint planning will help produce rational settlement patterns that preserve the ability of the town to expand in a logical fashion, thereby helping to prevent inefficient leapfrog development. • Better planned, more functional town centers can emerge, serving larger areas more efficiently. In addition, the area can attract a greater, more diverse mix of amenities, stores, services, and job opportunities. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Encourage future annexations to be consistent with the community comprehensive plan (or local equivalent) and require that the comprehensive plan maps and describes future potential areas of annexation. • Encourage future potential annexation areas mapped in the comprehensive plan to include a preliminary identification of anticipated zoning as well as a preliminary analysis of how municipal services and infrastructure (e.g., water, sanitary sewer, stormwater, transportation, and police and fire) would be funded. This analysis should be based on community service standards and an assessment of existing conditions and revenue capacities in the mapped areas. • Encourage mapping of potential future annexation areas in the comprehensive plan to identify and evaluate prime agricultural lands, important wildlife habitat, areas of special ecological value or concern, and lands contaminated by past agricultural or industrial activities. • Establish a code requirement that the transportation element of the community comprehensive plan (or local equivalent) identify a future network of streets connected with the existing town pattern for any potential future annexation areas mapped in the plan. Require that extensions of the existing street network be mapped to meet minimum internal connectivity standards within any annexed areas, as well as external connections with existing and future neighborhoods and developed areas. • Require annexation proposals to be accompanied by a site plan with enough specificity to allow the local government to undertake a fiscal impact analysis. CREATE ANNExATION POLICIES AND DEvELOPMENT STANDARDS THAT PRESERvE RURAL CHARACTER 37 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | • Encourage communities to work together as a coalition to potentially gain an advantage in seeking federal and state economic and community development funding. • Encourage towns and counties to undertake joint land use planning in town influence areas, to adopt plans designating growth areas, and to establish similar development quality and improvement policies. • Encourage counties to require new development in town influence areas to meet the town’s subdivision ordinance and other development standards (e.g., street design guidelines and connectivity requirements, development standards, utility guidelines, and design guidelines) or to be capable of upgrading to meet such standards upon annexation. 2. Major Modifications • Adopt detailed fiscal impact analysis requirements for proposed annexations, including criteria for comparing revenues to costs. Include provisions for additional fees and funding to rectify imbalances where costs outweigh revenues. Include provisions for special cases where annexation of lands can be justified based on other community objectives (e.g., protecting open space, recreational lands, or water supplies). • Establish a minimum contiguity requirement for any proposed annexation area depending on the physical character of the site. A sample requirement might be that at least 25 percent of the circumference of any proposed annexation must be coterminous with the existing incorporated area, subject to exceptions for bodies of water, public parks, or other similar features. An adjunct provision or variation would be to prohibit “flagpole”28 annexations. • Develop and adopt joint infrastructure standards (for water, sanitary sewer, stormwater, and streets) for use by a municipality and a surrounding or adjacent county or by multiple municipalities and/or counties to be applied to proposed development in areas that the parties have agreed could eventually be annexed into a municipality. These standards ensure that development in future annexation areas is designed to be consistent with the municipalities’ standards. 28 A flagpole annexation is a parcel that is connected to a larger entity, such as a municipality, by a narrow strip of land. CREATE ANNExATION POLICIES AND DEvELOPMENT STANDARDS THAT PRESERvE RURAL CHARACTER In Sonoma County, California, the Local Agency Formation Commission (LAFCO) reviews and approves proposed annexations. LAFCOs were created by state law to coordinate local government agencies and protect farmland.Photo courtesy of USDA Natural Resources Conservation Service 38 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes • Require that annexed parcels be zoned in accordance with the adopted comprehensive plan. • Develop an intergovernmental agreement between one or more municipalities and one or more counties to guide the annexation process in potential annexation or growth areas mapped in the agreement. Include provisions addressing infrastructure standards, funding of infrastructure and services, and approval processes of the affected jurisdictions. • Build on any joint town-county plans for town influence areas, and adopt uniform zoning and subdivision standards by intergovernmental agreement. 3. Wholesale Changes • Where allowed by state law, the town and county could form a joint planning commission to undertake development reviews and apply uniform standards in town influence areas. • Develop an intergovernmental agreement between one or more municipalities and one or more counties providing for development and adoption of a regional and multijurisdictional comprehensive plan. Include provisions for identifying areas of potential future annexation and provisions for zoning, infrastructure, lands of special concern, and street extensions. • Develop a regional compact or intergovernmental agreement for revenue sharing to reduce or eliminate the pressures to annex land for municipal budget growth. Include a “fix it first” component in the agreement to ensure that existing facilities and infrastructure are not abandoned or allowed to further deteriorate in favor of new development in annexed areas. PRACTICE POINTERS • Annexation law and policy are among the most controversial aspects of growth management. Several states are currently legislating on the subject of annexation— changing laws governing municipalities’ authority to annex land, establishing or revising criteria for annexations, requiring additional review and approval by adjacent counties and municipalities, or providing for oversight by third parties or agencies. The first step for any municipality is to make sure that existing and proposed local ordinances are consistent with state law. • Issues related to estimating the costs of extending infrastructure and services into potential annexation areas are difficult to resolve if there are no agreed-upon standards for the timing, placement, and design of facilities and services. Establishing the design and service standards that will be used to estimate the cost of providing facilities and services—ideally in cooperation with other area governments—will help localities make rational and consistent annexation decisions. • One potential benefit of good annexation policy, especially with multiple jurisdictions involved, is avoiding the leapfrogging of residential and commercial development into rural areas. This benefit will not be realized if the county continues to permit development that is not rural in character. Changes to county zoning and land development codes are an essential component in a rational annexation process. • To support small towns and rural counties, which typically have limited planning and development staff, state and regional organizations can compile a list of federal funding resources that can be used as incentives, or “carrots,” to counter what might be perceived as the “stick” of limitations under revised annexation policies. • Joint planning efforts typically require significant public involvement and education to ensure that residents of both the town and county, especially those in the town influence area, have a chance to influence decisions. These efforts are important in areas facing growth pressures as well as in older areas with little growth, where the town is declining and the limited growth in that area is moving into surrounding greenfields. ExAMPLES AND REFERENCES Boulder County, Colorado. Boulder County Comprehensive Plan. http://www.bouldercounty.org/government/pages/bccp. aspx. Accessed February 22, 2012. Colorado Office of Smart Growth. Planning for Growth: Intergovernmental Agreements in Colorado. September 2006. http://cospl.coalliance.org/fez/eserv/co:3186/ loc61202p692006internet.pdf. CREATE ANNExATION POLICIES AND DEvELOPMENT STANDARDS THAT PRESERvE RURAL CHARACTER 39 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | Denver Regional Council of Governments. Mile High Compact. http://www.drcog.org/index.cfm?page=MileHighCompact. Accessed January 7, 2010. Edwards, M. “Understanding the Complexities of Annexation.” Journal of Planning Literature. Vol. 23, No. 2, 119-135. 2008. http://jpl.sagepub.com/cgi/content/abstract/23/2/119. Hinze, S. and Baker, K. Minnesota’s Fiscal Disparities Programs. 2005. http://wwwhouse.leg.state mn.us/hrd/pubs/ fiscaldis.pdf. Local Agency Formation Commission of Monterey County, California. Policies and Procedures Relating to Spheres of Influence and Changes of Organization and Reorganization. Adopted April 25, 2011. http://www.co.monterey.ca.us/ lafco/2011/WEB%20POSTS/OLD/June%2016/Policies%20 and%20Procedures%20April%2025%202011.pdf. Larimer County, Colorado. Larimer County Urban Area Street Standards. Revised April 2007. http://www.co.larimer.co.us/ engineering/GMARdStds/GMARdStds.htm. Larimer County, Colorado. “Rural Land Use Center.” http:// www.co.larimer.co.us/rluc/. Accessed January 8, 2010. Nelson, A. Urban Containment in the United States. American Planning Association. April 2004. Town of Berthoud, Colorado. “Town of Berthoud/Larimer County Intergovernmental Agreement.” Executed August 22, 2000. http://www.co.larimer.co.us/planning/planning/berthoud_ iga.pdf. Town of Vienna, Maryland. 2003 Town of Vienna Comprehensive Plan—2009 Comprehensive Plan Amendments. September 2009. http://www.viennamd.org/2009_gvcomp_revision.pdf. Trohimovich, T. “How the Growth Management Act Changed Annexation & Current Issues in Annexation.” 1000 Friends of Washington. 2004. http://www.futurewise.org/resources/ publications/Annexation.pdf. CREATE ANNExATION POLICIES AND DEvELOPMENT STANDARDS THAT PRESERvE RURAL CHARACTER 40 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | Under a TDR program, the local government classifies property as sensitive land or agriculture through tools such as agricultural zoning or sensitive lands protection regulations, putting much of the land off-limits to development. This action turns such properties into “sending areas.” To reduce the financial impact on the sending-area landowner, the local government allows the landowner to sell his or her development rights to a developer who wants to build in a designated growth area—the “receiving area.” The developer pays the sending-area landowner for those development rights and then has the right to build more than originally designated. If the TDR program is designed correctly, with a clear understanding of how large the sending and receiving areas should be to create a viable market for development rights, it can be an effective tool to protect large tracts of open space and working farmland. Local government staff must pay attention to the mechanics of the process (e.g., how to determine how many development rights are assigned to a particular property and the documentation of the transfer). Successful TDR programs like those in the New Jersey Pinelands29 and Montgomery County, Maryland,30 can be an effective melding of regulations and incentives. In many jurisdictions, this combination could be more appealing than regulations alone. Other financial tools that help make it possible for landowners to keep farmland in production and avoid the need to sell land include federal, state, and local conservation tax credits, which provide incentives for donating land or conservation easements, and local tax policies, such as use value taxation, which assesses farmland or conservation land at a lower value than it would be worth if sold for development. Updated zoning can also support job creation that considers social and environmental impacts while preserving working farms and lands, especially smaller farms that can become surrounded by development. Older zoning might not allow commercial, light manufacturing, retail, or related uses in an agricultural zone. A new “agricultural workplace” zone could allow those uses on an owner-occupied farm, allowing economic development activities, home offices, on-farm sales, and agriculture-related industry. 29 New Jersey Highlands Water Protection and Planning Council. “Established TDR Programs in New Jersey.” State of New Jersey Department of Agriculture. 2007. http://www.nj.gov/agriculture/sadc/tdr/casestudy/tdrexamplesnj.pdf. 30 Montgomery County, Maryland, Department of Economic Development. “TDR Program Overview.” 2006. http://www.montgomerycountymd.gov/content/ded/ agservices/pdffiles/tdr_info.pdf. ExPECTED BENEFITS • Preserving natural resources contributes to local economies by bringing tourism, hunting, fishing, and other recreational uses. • Protecting working lands and farms contributes to the economy and rural character while preserving property values. • Preserved areas tend to cost local governments less than they produce in taxes, due to lower demand for costly town- level services when land remains undeveloped. • TDR programs that direct development to designated growth (receiving) areas preserve open space, reduce fragmentation of sensitive natural areas, and reduce opposition to agricultural and sensitive lands protection programs. • TDR receiving areas allow more cost-effective delivery of government-funded infrastructure and services and focus development to attract more consumers, services, and commercial development. • Preserving agricultural lands and jobs supports agriculture- related economic development that is sustainable over the long term. STEPS TO IMPLEMENTATION 1. Modest Adjustments • Identify and map sensitive natural resources. • Adopt policies to protect these resources, including limiting capital improvements (such as road improvements or extending water and sewer lines beyond certain developed areas) that might lead to development or degradation. Include opportunities to preserve individual sensitive natural areas in rural towns that connect to larger environmentally sensitive areas and open space in the countryside. • Seek assistance from state natural resource agencies in development reviews and assessment of impacts on sensitive natural areas. Require larger projects to provide funding that will allow the local government to retain a consulting planner or resource biologist, or charge sufficient application fees to pay for such reviews. PROTECT AGRICULTURAL AND SENSITIvE NATURAL AREAS 42 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes • Establish government service boundaries to encourage in-town development. Demonstrate the cost of service provision outside these boundaries to property owners. • Work with local land trusts to help secure conservation easements, provide technical assistance, and explain to potential donors the process and the benefits they might realize from pursuing a conservation easement. • Enact protective regulations such as development setbacks from rivers and a development setback from streams, wetlands, and lakes. • Seek economic and community development grants. These grants can allow local officials to offer financing incentives and technical assistance to channel commercial and industrial growth to in-town, infill locations and away from sensitive habitat areas, conserving open space while encouraging economic and job growth. • Fund a PDR program annually out of general fund or other designated revenues. Work with water and drainage districts to use utility and other available fees or taxes for targeted acquisitions (e.g., buying riparian habitat around a lake to protect water quality). Purchase land identified as sensitive natural areas in the comprehensive plan. • Institute property tax relief or freeze for properties that maintain rural character in the face of development pressure to make sure that surrounding development does not increase land valuation to a point where property owners feel compelled to sell. • Incorporate tax increment financing (TIF)31 districts in receiving areas to help fund both the new, compact development in the receiving areas and the activities and services needed in the preserved natural areas. 2. Major Modifications • Hire staff or part-time consultants with a resource biology background to help assess plans and development proposals. • Adopt zoning district requirements (e.g., lot sizes) that do not allow significant residential development in sensitive natural areas identified in comprehensive plans. 31 Under tax increment financing, communities can capture the additional property tax revenue generated by the higher property values resulting from investment in a designated area. The new revenue is typically used for infrastructure improvements in the designated area or to retire debt. Most, but not all, states use tax increment financing, and each state has its own requirements and laws. • Adopt a PDR program with a dedicated funding source (e.g., a large bond issue or an earmarked sales). • Enact a TDR program. Downzone (reduce permissible density) in sending areas and grant development credits to landowners. Allow new development only in receiving areas through the purchase of development credits. • Adopt agricultural workplace zoning districts. • Purchase natural resource areas such as wildlife habitat and wetlands (or purchase development rights) to protect them from future development. • Adopt a TDR or PDR program to protect designated sensitive natural areas and transfer density to designated growth areas. Make sure the TDR or PDR initiative includes information on tax advantages and other incentives linked to conservation easements and similar strategies. • Purchase key sites and hold them in a land bank32 for future development. Develop partnerships with community development corporations, housing authorities (especially those with bonding power), nonprofit development companies, and others to raise funds needed to acquire desired sites. 3. Wholesale Changes • Develop a resource protection master plan and adopt it as part of the comprehensive plan. Map areas to protect, or conduct surveys to determine boundaries for protection areas. • Create a permanent source of funding for sensitive area and open space acquisition, such as a sales tax earmark or bond issue. A specific revenue stream, such as a sales tax earmark or user fees, is required to fund a bond option. Another option would be a linked user fee—for example, greens fees from a nearby public golf course—dedicated to funding sensitive area preservation and restoration. • For places with a PDR program, expand it by fee purchase of sensitive lands and resell the land with conservation restrictions. Such programs tend to need more upfront capital funding and have longer carrying periods but might be more effective in the end because the preserved land can 32 Typically, land banking is used to hold land until a time when the market conditions or other community considerations are favorable for that land to be developed. Land banking can also be used to temporarily hold land out of development until it is feasible to combine it with adjacent parcels for a larger development. PROTECT AGRICULTURAL AND SENSITIvE NATURAL AREAS 43 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | be resold to recoup most of the sales price and will still be protected. • Adopt a regional TDR program with transfers between rural county sensitive (sending) areas and town development (receiving) areas. • Explore other development rights for TDR purchases in addition to granting more density in receiving areas, such as allowing developers to buy credits to build larger homes or expand water supply infrastructure.33 • Require funding for restoration of degraded habitat on development sites. Use open space funds to restore degraded habitat on protected lands (e.g., stream banks damaged by cattle). PRACTICE POINTERS • Work closely with the agricultural community to establish habitat protection programs. Where possible, use incentives such as TDR programs and habitat restoration cost-sharing grants. • Tie PDR and TDR programs to local comprehensive and open space plans that identify high-value agricultural lands and sensitive areas. • Balance credits available from TDR sending areas with the absorption capability of the receiving areas. Several communities have struggled when the sending areas are too large and too many development credit sellers are chasing too few buyers, which reduces the value of development credits. • Make sure TDR receiving areas are designed to receive increased development, which should match the locally preferred intensity and height. ExAMPLES AND REFERENCES 1000 Friends of Florida. Wildlife-Friendly Toolbox. http://www. floridahabitat.org/wildlife-manual/wildlife-friendly-toolbox. Accessed January 8, 2010. Arendt, R. Conservation Design for Subdivisions: A Practical Guide to Creating Open Space Networks. Island Press: Washington, DC. 1996. pp. 33-38. 33 Pitkin County, Colorado, for example, allows house sizes of more than 5,750 square feet only if the homeowner purchases development credits from sending-area landowners. Barnes, T. and Adams, L. “A Guide to Urban Habitat Conservation Planning.” University of Kentucky Cooperative Extension Service. 1999. http://www.ca.uky.edu/agc/pubs/for/ for74/for74.pdf. Duerksen, C. and Snyder, C. Nature-Friendly Communities: Habitat Protection and Land Use Planning. Island Press: Washington, DC. 2005. “Chapter 4: Baltimore County, MD: Using the Whole Toolkit for Habitat Preservation.” Duerksen, et al. Habitat Protection Planning: Where The Wild Things Are. Planning Advisory Service Report 470/471. Environmental Law Institute. Conservation Thresholds for Land- Use Planners. 2003. http://www.elistore.org/reports_detail.asp?I D=10839&topic=Conservation. Miller, G. and Krieger, D. “Purchase of Development Rights: Preserving Farmland and Open Space.” Planning Commissioners Journal 53, Winter 2004. http://www.plannersweb.com/wfiles/ w140.html. National Association of Realtors. Field Guide to Transfer of Development Rights (TDRs). http://wwwrealtor.org/library/ library/fg804. Accessed January 8, 2010. Nolon, J. Open Ground: Effective Local Strategies for Protecting Natural Resources. Island Press 2003. Pruetz, R. Beyond Takings and Givings. Arje Press. 2003. Skoloda, J. “Wildlife and Habitat in a Comprehensive Plan.” The Land Use Tracker. University of Wisconsin-Stevens Point, Center for Land Use Education. Fall 2002. http://www.uwsp. edu/CNR/landcenter/tracker/fall2002/wildlife html. Western Governors’ Association, Trust for Public Land, and National Cattlemen’s Beef Association. Purchase of Development Rights: Conserving Lands, Preserving Western Livelihoods. 2002. http://www.westgov.org/wga/publicat/pdr_ report.pdf. Wright, J. and Skaggs, R. Purchase of Development Rights and Conservation Easements: Frequently Asked Questions, Technical Report 34, College of Agriculture and Home Economics, New Mexico State University. http://aces.nmsu.edu/pubs/research/ economics/TR34.pdf. PROTECT AGRICULTURAL AND SENSITIvE NATURAL AREAS 44 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | PLAN AND ENCOURAGE RURAL COMMERCIAL DEvELOPMENT development along entry corridors that lead into town centers from the surrounding areas are using corridor redevelopment strategies to convert aging shopping strips and underused parking lots into walkable, mixed-use destinations.34 Careful planning and close cooperation between towns and counties can help ensure that commercial development in rural areas strengthens the local economy while protecting the environment and the rural quality of life. This cooperation could include interjurisdictional agreements that articulate the value of emerging green industries. For example, entrepreneurs seeking to site wind farms and solar installations in rural areas are also considering rural locations for the related manufacturing and maintenance facilities, potentially providing new high-paying jobs. Incentives can help direct commercial and industrial development to appropriate locations, like existing Main Streets or unused industrial, warehouse, or brownfield properties. Businesses might be more interested in reusing vacant properties when at least one property owner in the area has successfully converted a building back to productive use. Localities should make sure that in-town zoning allows, where feasible, the uses and services typically found in strip centers. Many rural communities identify appropriate locations for expanded commercial or mixed-use development, including: • Downtowns and adjacent commercial areas. • Small commercial or mixed-use districts in residential neighborhoods near downtown. • Commercial corridors, which have many buildings and aging sites that are underused or underperforming as retail or commercial businesses. • Traditional industrial areas, agricultural service areas (often near railroads), and warehouse districts. Downtowns and surrounding commercial districts usually have a variety of sites that can provide development opportunities. Commercial properties, including light-industrial or warehouse buildings, can be converted to mixed-use development with ground-floor retail or offices. Even small towns can have large industrial parcels ideal for transformation into commercial, 34 ICF International and Freedman Tung Sasaki. Restructuring the Commercial Strip: A Practical Guide for Planning the Revitalization of Deteriorating Strip Corridors. EPA. 2010. http://www.epa.gov/smartgrowth/corridor_guide.htm. retail, or mixed-use districts. A financial feasibility analysis identifying appropriate potential uses can help the development community to understand the opportunities. Small-town commercial corridors can suffer from aging, underused properties as well as competition from newer, outlying retail centers. They typically have greyfield (e.g., underused parking lots or shopping centers) and brownfield properties (e.g., former gas stations, dry cleaners, or industrial sites that might be contaminated), often at key intersections and within walking distance of residential neighborhoods. Localities and business groups can map underused sites along major commercial corridors and evaluate their potential. Reusing these retail and service sites has several benefits: • They are often large enough to be viable, mixed-use developments. • Existing retail zoning might already allow commercial, residential, and mixed-use development. • The connection to adjacent residential neighborhoods is often minimal, and new mixed-use development will be more compatible than existing commercial uses, helping to build neighborhood support for more compact development. • Many older shopping centers were built at intersections, which can make redevelopment projects targets for enhanced or extended transit service or promising locations for future transit service, if none is currently in place. Corridor redevelopment plans can be developed through a charrette, with government staff, residents, business owners, and elected officials creating a vision for the corridor and design concepts for specific sites. This approach can expedite redevelopment by providing general direction to potential developers, even before any longer-term transportation improvements are completed. These redevelopment plans could be used as guidance in a PUD process (see Chapter 3: Reform Rural Planned Unit Developments) or as design guidelines for a mixed-use project under retail zoning that allows residential uses. These corridors could also be receiving areas for TDR lands (see Chapter 9: Protect Agricultural and Sensitive Natural Areas). Local governments can assist in these types of projects by expediting design and review processes and by providing infrastructure financing for streetscape and utility upgrades. 46 | Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes Since residents of nearby neighborhoods sometimes object to redevelopment of corridors and downtown commercial districts, the town could adopt performance standards to measure and control noise, parking, lighting, and other neighborhood concerns. Similarly, the town could develop performance standards to encourage home businesses while minimizing any impacts. These standards should focus on the perceived impacts or concerns, like traffic or parking, rather than specific occupations or uses, to avoid the subtle bias that can sometimes arise. The community also needs a mechanism to determine when a home occupation or craft, such as tailor or woodworker, becomes a cottage industry. The same is true for farm-based businesses; a new “agricultural workplace” zone could allow commercial, light manufacturing, retail, or related uses on an owner-occupied farm, allowing home offices, on-farm sales, and agriculture-related industry (see Chapter 9: Protect Agricultural and Sensitive Natural Areas). ExPECTED BENEFITS • Directing commercial growth to towns and along corridors helps reduce scattered development in unincorporated rural areas. • Active commercial centers and downtowns create a strong sense of community and bring shops, services, and employment. • Development increases the tax base to support municipal services. • Residents can walk or bike to stores and services, which could improve their health, save them money, and reduce greenhouse gas emissions and other air pollution. • Redevelopment of aging corridors that do not fit with the town’s desired character also helps avoid commercial development outside towns that detracts from rural character and scenic views. • Capitalizing on public and private investment in renewable energy facilities in rural areas can generate jobs and tax revenues. PLAN AND ENCOURAGE RURAL COMMERCIAL DEvELOPMENT STEPS TO IMPLEMENTATION 1. Modest Adjustments • Adopt a policy in county comprehensive plans to locate most commercial development in incorporated towns unless that development must be in an outlying location due to its use (e.g., processing agricultural products). • Allow commercial development only in town influence areas or established unincorporated hamlets and crossroads villages with good connections to existing development, not in more remote locations. • Direct state and local public works spending in ways that support and encourage activity in existing commercial areas in incorporated towns and discourage it elsewhere. • If there must be commercial development in outlying areas, cluster it to create nodes instead of stringing it along the highway. • Assess the support and customer base for additional retail development and match the zoning to the likely size of eventual build-out to help direct development toward preferred areas. Encouraging commercial development, including small businesses, in the downtown strengthens the community and brings new activity to Main Street, as seen in Wells, Maine. Photo courtesy of Jim Charlier47 Essential Smart Growth Fixes for Rural Planning, Zoning, and Development Codes | • Encourage new industrial activity in town influence areas by marketing sites adjoining rail stations and other locations where the community wants development. If the community is offering development incentives, it could give priority to projects that locate on these sites. 2. Major Modifications • Prohibit rural commercial development in many county zone districts. Allow it only in service areas and locations designated in the comprehensive plan. • Conduct a study of all available parking in downtown and commercial districts, and implement a parking management plan or “park once” district to encourage shared parking and to use parking more efficiently. When parking is developed at appropriate levels, uses can be more compact, and the community can add design amenities like streetscaping, which makes business locations more attractive. • Conduct a planning study along an aging commercial corridor to identify key redevelopment sites and priority transportation improvements. Adopt any required zoning amendments or an overlay zoning code to allow and encourage redevelopment. • Conduct a commercial market analysis for the downtown to identify commercial opportunities and needs. 3. Wholesale Changes • Sign an intergovernmental agreement with towns in the region to share tax revenues from unincorporated commercial development. • Assess road, safety, infrastructure, and other impact fees on rural commercial development to reflect the full cost of services and facilities needed for development. • Assess the potential for renewable and alternative energy production and associated manufacturing and services. Determine appropriate locations, siting requirements, and regulations to encourage green industry and jobs. • Identify any publicly owned land or buildings that are appropriate for commercial, industrial, or mixed-use development. Conduct a planning workshop to identify preferred uses and to spur redevelopment. Coordinate with local and regional business and industry organizations to develop a marketing strategy to recruit businesses. • Consider creating a TIF district to encourage and fund downtown commercial development. • Allow commercial development in outlying areas by special use permit only after requiring the developer to demonstrate the need for that service in that area. Adopt site and building design standards to ensure that any commercial development is in keeping with rural character. PRACTICE POINTERS • Joint town-county planning for commercial development in rural areas is usually essential to a successful implementation program. • Encourage staff to investigate potential technical assistance and funding opportunities to reuse vacant properties and formerly contaminated sites. • Many state departments of transportation and regional planning agencies have programs and grants to support revitalization of Main Streets and redevelopment of commercial corridors as long as vehicle movement and safety are also addressed. ExAMPLES AND REFERENCES Ballash, H. Keeping the Rural Vision: Protecting Rural Character and Planning for Rural Development. Washington State Community, Trade and Economic Development (Washington State Department of Commerce). June 1999. http:// www.commerce.wa.gov/DesktopModules/CTEDPublications/ CTEDPublicationsView.aspx?tabID=0&alias=CTED&lang=en& ItemID=974&MId=944&wversion=Staging Challam County, Washington. “Lamird Report: Granny’s Café.” September 2006. http://www.clallam.net/RealEstate/assets/ applets/PAPRlamird2-GrannysCafe.pdf. St. Lucie County, Florida. “Towns, Villages, and Countryside” (Master Plan). 2008. http://www.spikowski.com/ StLucieLDRrevisions-Ordinance06-017-AsAdopted.pdf. PLAN AND ENCOURAGE RURAL COMMERCIAL DEvELOPMENT 48 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* B Last Name* Re d Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Print Saratoga 2040 General Plan Update - Submission #2551 Date Submitted: 8/29/2020 As a nat ve to the area, commerc a property owner w th n the Gateway area and owner of a bus ness n town my comments stem from my takeaway of the 8/10 on ne meet ng. After sten ng to some of the attendees and revew ng the draft p an I'd ke to nc ude the fo ow ng for ser ous cons derat on as p ans are fna zed. In my exper ence, h stor ca y Saratoga has not necessar y been pro bus ness, n fact a very arge percentage of the c ty s zoned res dent a w th a few commerc a d str cts on the fr nge of our borders (NIC the V age) where bus nesses can be ocated. As we know and refected n the â€œGu d ng Pr nc p esâ€ the top pr or ty for Saratoga has a ways been to ma nta n a rura res dent a exper ence. Some of the ong t me res dents and the C ty Manager vo ced the r concerns about oss of sma bus ness around the commun ty and encouraged to "shop oca ". W th n the draft p an I referred back to 3.1 Saratoga Gu d ng Pr nc p es to better understand the c ty's pr or ty. Bu et po nt #7 states "Preserve the ex st ng qua ty and quant ty of oca servng commerc a areas". Th s s rea y the on y mean ngfu statement about commerc a d str cts w th n the Gu d ng Pr nc p es. The two keys words are Preserve and Qua ty. If the C ty AND Res dents des re to ach eve a more vbrant p ace for res dents to shop and bus ness to operate I be eve th s bu et po nt #7 needs to be ooked at and changed. The term Preserve mp es no changes and to protect what we have a ready...and the term Qua ty s subject ve. I wou d argue that many of the commerc a areas n town are o der bu d ngs on underut zed propert es, w th uses not regu ated by the c ty. Coup ed w th few C d str cts and deve opment regu at ons that effect ve y d scourage any type of redeve opment we are eft w th stagnant aged commerc a d str cts and as resu t med ocre bus ness presence. In order to ach eve the mu t -faceted object ves of Saratoga 2040 p an coup ed w th nevtab e mandates from the state these commerc a d str cts are some of the few areas that the c ty shou d be ook ng at. Its c ear that we have some ong term res dents act ve n the commun ty that have come to ove the features of our town and by no means shou d we rrespons b y d m n sh that. But we as a commun ty have a respons b ty to mprove the â€œ vab tyâ€ of our town, to serve the needs of the res dents and conform to the demands p aced on hous ng. It bo s down to str k ng a ba ance and com ng to comprom ses wh ch eads me to my c osest exper ence w th our property ocated n the Gateway. As we a know the Gateway underwent an mprovement p an wh ch I persona y experec end on our property. It was a huge mprovement to the c ty and street scape w th nsta of med ans, s dewa ks, andscap ng, s gnage etc. One e ement that governed th s project are the Saratoga Gateway Des gn Gu de nes wh ch accompany the standard c ty ord nances. Look ng back at th s document, dat ng back to 2003, t reads much ke Res dent a Des gn Revew Gu de nes. In effect th s document d scourages and handcuffs any property owner or potent a deve oper to cons der mprovng propert es. We have seen some mprovements w th two townhouse projects w th reta n front, one occup ed w th a non descr pt bus ness and one vacant. In my op n on these projects consumed and wasted potent a commerc a propert es to house bus ness and TRUE reta bus ness wh e a so ach evng more re at ve y affordab e hous ng. As you ook across the nat on at o der commun t es, o d towns that are revta z ng, a pattern deve ops. Wa kab e commun t es w th support ng bus nesses nearby, sma er hous ng un ts, h gher dens ty to house the peop e that des re to ve here. Commun t es honor the r h story and envronment but ba ance t w th so ut ons to serve the r res dents. Yes the vews of the h s are beaut fu but commerc a d str cts ex st for a reason and when adjacent to res dent a areas ts just s mp y a fact that these homes w be mpacted and change br ngs that. Th s s where the ba ance and comprom ses must be made to ach eve a the c ty goa s, the state goa s, to not on y Preserve but to Improve the commerc a d str cts both n qua ty but a so n quant ty such as new respons b y des gned bu d ngs, to attract mprovements and redeve opment, to attract and reta n bus ness and to make our c ty more vab e. I propose that the counc p ace the commerc a d str cts at h gher pr or ty than perhaps t s now. A comp ete and thorough revew of each C d str ct nd vdua y as each have the r own dynam c opportun t es and cha enges. In order to rea st ca y and econom ca y ba ance the c ty/state goa s w th the ex st ng Gateway Gu d ng Pr nc p es and app y to a project here are my thoughts. Gu d ng Pr nc p e #1 1 Encourage a d verse m x of comp ementary commerc a uses (reta , restaurant, servce, offce) w th res dent a uses ocated on upper foors and to the rear of the property. (Goa D) P ann ng and Des gn Object ves A ow for ncorporat on of res dent a uses to ncrease d vers ty n Saratoga's hous ng stock. (Goa D) Opt ons to open up opportun t es to ach eve the goa s. He ght m tat ons at 20â€™ n the Gateway D str ct s unreasonab y ow to ach eve a project that wou d ach eve Pr nc pa 1. As a bu der I have stud ed th s and conferred w th potent a deve opers. At th s he ght any vab e project s a non starter. Increas ng the he ght m tat on to ach eve a three story structure s the frst step. Depend ng on what d str cts and/or cond t ons are adjacent to the subject propert es perhaps a t ered des gn to ach eve hous ng un ts wh e manag ng the sca e and mass. Res dent a propert es that are adjacent to C d str cts cou d be cons dered but not to the eve of mak ng redeve opment a non starter. Revew the Arch tecture and Mater a s port on of the Gu de ne document (page 10) wh ch reads much ke a Res dent a DRC gu de nes. Open ng up the des gn gu de nes to b end natura mater a s a ong w th arch tectura sty es that are forward th nk ng yet respect the town. Th s s be ng done a over the country and no reason why Saratoga canâ€™t be ook ng forward wh e respect ng the past. Amend or rezone the Gateway d str ct to ach eve m xed use projects that can a ow both hous ng and commerc a deve opment w th n a des gn that s vab e. Th s t es to he ghts, dens ty, setbacks etc. and poss b y var at ons depend ng on what d str cts and/or cond t ons C d str cts are adjacent to. If not abutt ng a res dent a perhaps d fferent setback or he ghts but f abutt ng another C d str ct or other cond t ons that are not mpactfu more opportun t es ex st to ach eve goa s. Regard ess of the cond t ons the Gateway extreme restr ct ons must be re axed n order to nst va ue nto potent a redeve opment s tes and to enab e the c ty to ach eve ts mu t faceted goa s. Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Stephen Last Name* Johnson Email Address*Phone Number Address City Saratoga, CA State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Open Space & Conservation Element Comments The proposed "tra " across the Odd Fe ows Saratoga Ret rement Commun ty ("SRC") property s an unnecessary connector that w encourage uncontro ed pub c access to SRC. That w mper the safety and secur ty of a SRC res dents and the r property. There are other ways to provde "tra " nkages that wou d not create these rea safety and secur ty hazards for the Saratoga res dents vng at SRC.. Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2543 Date Submitted: 8/29/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Randy & Bern ce Last Name* Cowherd Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments We were shocked to earn that the C ty of Saratoga s p ann ng, through t's 2040 Genera P an, to extend a pub c tra through the pr vate property of Saratoga Ret rement Commun ty. We agree w th the necess ty of shar ng the envronmenta p easures of Saratoga w th res dents and vs tors however we be eve a pub c tra w destroy the secur ty that ex sts now, one of the ma n reasons we se ected SRC. Sen ors are here because of the super or ocat on and the documented safety. P ease do not destroy the peace of m nd we are enjoy ng by food ng our campus w th ncompat b e strangers. There has to be a better ocat on for a pub c tra . Randy & Bern ce Cowherd Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2541 Date Submitted: 8/29/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Yoon Last Name* Yoon Email Address*Phone Number Address City State Zip Code Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Shou d Preserve What Ava ab e Land s eft for another ne ghborhood shopp ng ma . Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2537 Date Submitted: 8/28/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Caro Last Name* Schm dt Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Open Space & Conservation Element Comments We ve at e abutt ng San Marcos W derness Area. Jm and I do not want a tra for the obvous reasons of pr vacy and cr me. Our home s not fenced. Our pat o does have 4 foot â€œan ma fenceâ€. Thank you, Caro and Jm Schm dt Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2460 Date Submitted: 8/27/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Ce a Last Name* Brewer Email Address* Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Open Space & Conservation Element Comments OSC-5.7 ment ons res dent pr vacy and secur ty be ng among the C ty's cons derat ons when deve op ng new tra s. I ve n a cottage w th n the Saratoga Ret rement Commun ty (SRC) owned by the Odd Fe ows of Ca forn a and managed by Pac fc Ret rement Servces (PRS). I am a re at ve newcomer to Saratoga and have recent y been made aware that the C ty has proposed to deve op a tra through the SRC commun ty, connect ng Fru tva e w th San Marcos Open Space Tra . (OSC-2) Th s, or any tra through the commun ty, w have to run n front of some cottages and beh nd others. The campus s sma enough that there w not be adequate d stance between tra and res dents at some po nts. I be eve my secur ty and pr vacy are both n jeopardy w th th s proposa . My d n ng room w ndow ooks out toward the proposed tra s te on OSC-2. Deve opment means I w be watch ng strangers wa k by, cur ous y peer ng at me eat ng unch, and poss b y check ng out the cottages for a return vs t. P ease recons der the proposed tra . If a connect on between Fru tva e and San Marcos Open Space Tra s your goa , ask the Odd Fe ows, through PRS, for an easement over Odd Fe ows Dr ve, and then connect, va a pedestr an gate, to Chestnut wh ch s part of the San Marcos Open Space Tra . Thank you, Ce a Brewer Print Saratoga 2040 General Plan Update - Submission #2397 Date Submitted: 8/18/2020 Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Har en Last Name* Ng Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments My w fe and I have been Saratoga res dents for more than 40 years and we moved to the Saratoga Ret rement Commun ty(SRC) n Feb, 2020. The charm and open spaces must be preserved for th s ret rement campus. We don't need our current open spaces and exerc se spaces covered w th concrete bu d ngs. Circulation Element Comments I have been a Saratoga CERT team member s nce 2010 and I am very concerned about emergency evacuat on here at SRC. C mate Change s a rea wh ch ncreases the chance of w dfre poss b t es to many areas n Saratoga. The SRC Campus s one of these areas s nce t s surrounded by dry h s des and ots of ta trees. The expans on p an for SRC to add another 50 un ts to the campus br ngs great concern to us for the fo ow ng reasons: 1. Envronment: SRC s surrounded on 3 s des by dry h s and many ta trees wh ch cou d ead to a qu ck and exp os ve w dfre s tuat on. There s on y ONE ex t for the ent re campus and t s a s ng e t ght 2 ane road ead ng out to Fru tva e Avenue. 2. Res dents: There are 207 Sen or res dents at the Odd Fe ow P aza n add t on to the staff, and there are about 600 Sen or res dents at SRC n add t on to the staff. Th s br ngs a tota of 800+ Sen or res dents p us the staff. 3. Bad S tuat on: If a w dfre emergency s tuat on ar ses because of the dry h s des, evacuat ng more than 800 s ow movng Sen or c t zens out of harm's way on that s ng e t ght road n a t me y manner w be very d ffcu t. W th so many autos ex t ng the campus and many fre trucks and emergency veh c es com ng n at the same t me, hand ng th s mass ve traffc on our ONE ex t w be chaot c at best. Hopefu y no traffc acc dent occurs because that w br ng traffc to a comp ete ha t! 4. Quest on: Does the c ty of Saratoga want to add another 50 un ts and thereby another 100 Sen or c t zens (mak ng a tota of c ose to 900 Sen or c t zens) to th s a ready very stressed evacuat on scenar o? Saratoga shou d not a ow the SRC expans on and thus ncrease the poss b ty of a catastroph c tragedy. Print Saratoga 2040 General Plan Update - Submission #2369 Date Submitted: 8/15/2020 Open Space & Conservation Element Comments The proposed pub c tra through the SRC campus nfr nges on the pr vacy and more mportant y the safety of the vu nerab e Sen or res dents. Our s dewa ks at SRC are narrow and these s dewa ks are used by our Sen or res dents to exerc se and to enjoy the open space. Many wa k very s ow y, some w th wa k ng st cks , some w th wa kers and many w th ba ance ssues. H kers, joggers, dogs and runn ng ch dren can cause a res dent to ose h s/ her ba ance and fa caus ng great harm. Last and most mportant, we are a very vu nerab e popu at on and we make easy targets when the pub c ga ns access to the ent re campus. Th s nc udes persona safety, home and auto secur ty. SRC s a very secure and un que ret rement commun ty because of ts sec uded ocat on. A pub c tra thru the SRC campus w destroy th s un que and ntr cate y ba anced commun ty! No pub c tra shou d be a owed on SRC campus at a . Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Roger Last Name* Curry Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments I am attempt ng to read the m nutes of the meet ng he d 8/10/2020. Circulation Element Comments Open Space & Conservation Element Comments Upload Attachment 1 No f e se ectedChoose Fi e Upload Attachment 2 No f e se ectedChoose Fi e Upload Attachment 3 No f e se ectedChoose Fi e Print Saratoga 2040 General Plan Update - Submission #2354 Date Submitted: 8/11/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* DON Last Name* SCHMIDEK Email Address*Phone Address City SARATOGA State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments THIS COMMENTS PERTAIN TO THE MAPS WHICH INDICATE A POSSIBLE TRAIL THRU THE SARATOGA RETIREMENT COMMUNITY PROPERTY, OCCUPIED BY 180 RETIRED SENIORS. THE MAPS SUGEST A TRAIL GOING FROM DE MARCO VIA THE SRC OPEN SPACE AND CAMPUS RESIDENTIAL SECTION TO FRUITVALE AVE. THE SAME CAN BE CONNECTED USING CRISP AVE TO FRUITVALE AVE, WITHOUT TRASPASSING ON PRIVATE LAND AND THRU RESTRICTED PROPERTY. Circulation Element Comments THE OPEN SPACE EASEMENT, DOCUMENT NUMBER 15138849, DATED 1/31/2000 CLEARLY STATES THAT THE DEED DENIES ACCESS TO THE GENERAL PUBLIC FOR WHATEVER PURPOSE. THIS ILL CHOSEN PATH WOULD MEANDER ON RESTRICTED LAND BEHIND PRIVATE RESIDENCES, AND WOULD INFRINGE ON THE PRIVACY OF 10 RESIDENCE. PAST THE RESTRICTED SECTION THE DIRECTION IS VIA STREETS AND SIDEWALKS OF SRC, IN FRONT OF PRIVATE RESIDENCES AND APARTMENTS. THIS IS AGAIN A VIOLATION OF PRIVACY. Print Saratoga 2040 General Plan Update - Submission #2350 Date Submitted: 8/10/2020 Open Space & Conservation Element Comments SUGGESTING PATHS THRU PRIVATE PROPERTY IS NOT A RIGHT. NOWHERE IN THE MAPS SHOWING TRAILS, ETC. DO ANY PASS THRU AND OVER PRIVATE PROPERTY, AND DEFINITIVELY NOT TO THE EXTENT OF A DISTANCE OF A MILE. REQUESTING THIS TRAIL AS A REQUIREMENT FOR THE CONSIDERATION FOR THE BUILDING OF 3 LARGE APARTMENT BUILDINGS, THE DESTRUCTION OF A HILL TOP PARK, THE REMOVAL OF MANY HUGE REDWOODS, THE PLACING OF A 2 STORY BUILDING IN FRONT OF THE HISTORIC MANOR BUILDING, IS THE MOST ATROCIOUS ABUSE OF LEVERAGE, AND THUS CONDESCENDS TO THE NEED FOR MANY THOUSANDS OF TRUCKS TO REMOVE EXCAVATED SOIL FOR UNDERGROUND GARAGES, THE NEED FOR HUNDREDS TO CONCRETE TRUCKS, AND THE IMPOSITION ON SRC RESIDENTS TO BE EXPOSED TO YEARS (3-6) OF CONSTRUCTION IS A UNFATHOMED DEMAND THAT SHOULD SHAME THE CONSERVATION GROUPS AND THE SARATOGA COMMUNITY. WE ALL LIVE ONE LIFE, AND THE LAST PART OF OUR LIVES SHOULD BE DEVASTATED AND IMPOSED ON BY AN ILL CONCEIVED ABUSE PLAN P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Ts ng Last Name* Bard n Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments In order to preserve Saratoga's sem -rura sma town atmosphere, Saratoga Ret rement expans on shou d not be a owed. The add t ona 3 apartment bu d ngs and 4 underground garages w mp nge on the ex st ng green space n our park- ke campus.Â We w ose the majest c oak tree and severa arge redwood trees. Our outdoors recreat on fac t es ke Bocce, horseshoes and putt ng greens are ocated there. Th s area of campus s one of the very few p aces that res dents enjoy stro ng n the open, n a safe and we -ma nta ned p ace su tab e for sen ors, nc ud ng our ne ghbors n Fe owsh p P aza and San Marcos. These apartment bu d ngs obstruct the open greenery vews. Circulation Element Comments Emergency and evacuat on w be further exacerbated by the add t ona 30 % res dents. The add t ona emergency traffc w create ser ous prob ems on these a ready congested ex ts on San Marcos and Chester Ave. wh ch are shared by the ne ghbors a ong these roads. Open Space & Conservation Element Comments Saratoga C ty Tra s are not supposed to mp nge on pr vacy and secur ty of the homes and res dents. The Saratoga C ty shou d not a ow pub c tra go ng through the campus of the Saratoga Ret rement commun ty. I can see that th s proposa was presented by the Pac fc Ret rement Servces (PRS) to the C ty as a barga n ng ch p for ts expans on p an. PRS se s the res dents' safety, pr vacy and secur ty for gett ng the c ty perm t to bu d the expans on. Th s shou d not be a owed. Print Saratoga 2040 General Plan Update - Submission #2347 Date Submitted: 8/9/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Co n Last Name* Wh tby-Strevens Email Address*Phone Number Address City Saratoga State CA Zip Code 95070-6190 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Print Saratoga 2040 General Plan Update - Submission #2346 Date Submitted: 8/9/2020 Open Space & Conservation Element Comments My attent on has been drawn to F gure OSC-2 on p14 of the Open Space and Conservat on E ement (draft of Ju y 15, 2020). Th s shows a proposed tra (dashed purp e ne) runn ng through the Odd Fe ows property n order to provde a connect on between the San Marcos Tra and the Her tage Tra . However, I note that the Open Space Easement (aka 10.6 Acre Easement) of 6/26/1999 (document # 15138848) c ear y states that "NO PUBLIC DEDICATION. Noth ng conta ned n th s 10.6 Acre Easement sha be deemed to be a g ft or ded cat on of any port on of the Open Space Property to to the genera pub c or for pub c purposes whatsoever. Th s 10.6 Acre Easement does not g ve to members of the genera pub c any r ght of entry or access upon or to the Open Space Property". The Open Space Easement (aka R per an Easement) of 9/30/1999 (document # 15138849) s m ar y c ear y states that "NO PUBLIC DEDICATION. Noth ng conta ned n th s R par an Easement sha be deemed to be a g ft or ded cat on of any port on of the Restr cted Property to to the genera pub c or for pub c purposes whatsoever. Th s R par an Easement does not g ve to members of the genera pub c any r ght of entry or access upon or to the Restr cted Property". G ven the agreement at the t me that there sha be no pub c access to the Odd Fe ows Property, t s c ear that an agreement was reached between the C ty and Odd Fe ows n 1999 that there wou d be no tra on th s property. Consequent y, the map of tra s and proposed tra s shou d have been amended at the t me not to show a route for a proposed tra that encroaches on the areas dent fed n these easements. The fa ure to do th s seems to have been an overs ght at the t me, and s now caus ng confus on. I a so understand that, a though d scuss ons have taken p ace from t me to t me over the ast 20 years, there has been no subsequent agreement between the C ty and Odd Fe ows to create such a tra . Accord ng y, I request that the map on p14 n the Genera P an, Open Space & Conservat on E ement be updated to refect the agreements n these easements. A ternat ve routes to connect the San Marcos Tra to the Her tage Tra that do not requ re access to Odd Fe ows property are eas y dent fab e, and I suggest that the PEBTAC (Tra s Advsory Comm ttee) be requested to recommend a su tab e a ternat ve route, .e. one that does not encroach on Odd Fe ows property, for nc us on on the map on p14. P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* M chae Last Name* Gr ffn Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Saratoga Ret rement Commun ty owner Odd Fe ows Homes of Ca forn a shou d NOT be perm tted to expand the r fac t es beyond what has a ready been granted by C ty. Nor shou d C ty be perm tted to dr ve a pedestr an tra through the ex st ng campus of the Commun ty, ra s ng safety, pr vacy ssues. Ne ghbors were to d n 1999 that Odd Fe ows wou d never app y for an expans on of the r Ret rement Commun ty; now they are do ng exact y that. Dup c ty!! The mpact on adjacent ne ghborhoods as we as on current res dents attempt ng to enjoy a peacefu ret rement are many. Over-crowd ng/over- deve pment of sem -rura acreage, obstruct on of vew-sheds, encroachment of open space, and abrogat on of prevous no-bu d prom ses to C ty staff and ne ghbors are but a few of the reasons to deny deve oper's grand ose p ans. Circulation Element Comments Odd Fe ows Homes of CA has b g p ans for expans on of the r Ret rement Commun ty. Three+ years of construct on trucks hau ng d rt and rock from arge excavat ons, as we as cement m xer trucks, owbed trucks hau ng excavat on equ pment w severe y mpact ntersect ons on Fru tva e at A enda e, Fru tva e at Saratoga Ave. and espec a y at Saratoga Ave. and the H way 85 underpass resu t ng n a "D" c ass fcat on for th s and other effected ntersect ons. Commuter traffc w back up for b ocks as commuters com ng from Santa Cruz meet w th West Va ey students/staff try ng to get to c ass/work on t me. Laborers and tradesmen w have great d ffcu ty fnd ng adequate park ng for the r cars nearby the huge works te. Commuter traffc dr vng north down Fru tva e Ave ea. morn ng w be mpeded by construct on veh c es enter ng and ex t ng the job s te at San Marcos Road. Print Saratoga 2040 General Plan Update - Submission #2345 Date Submitted: 8/9/2020 Open Space & Conservation Element Comments The open space surround ng the cottages on South Cottage Lane s ocated n a sma steep-s ded va ey, not end ng tse f to a pedestr an path. Ma ntenance of such a path wou d be abor ntens ve and expens ve. Pass ng above ex st ng res dents, such a path wou d mmed ate y pose a pr vacy ssue as we as nvt ng an unsafe e ement to be ntroduced to a sec uded res dent a ne ghborhood. A of th s can be avo ded by s mp y estab sh ng a path to the Odd Fe ows Cemetery by us ng ex st ng c ty streets: Fru tva e Ave, to San Marcos to Chester to Gypsy H Rd. to Odd Fe ows Cemetary and return on V a de Marcos and Cr sp Ave. There s no need to ntrude on the open space on Saratoga Ret rement Commun ty pr vate property. P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Co n Last Name* Wh tby-Strevens Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Open Space & Conservation Element Comments Po cy OSC-5.7: Th s po cy states: Locate, des gn, and deve op tra s w th sens t vty to . . . . the r . . . . potent a mpacts to pr vate property ownersâ€™ pr vacy and secur ty. I don't th nk that the ntent of th s Po cy s to be restr ct ve to just the pr vacy and secur ty of pr vate property owners, but s ntended to app y to res dents n genera . I suggest that the word "owners" be rep aced by "res dents", or perhaps rep aced by "owners and other res dents" Thank ng you Co n Wh tby-Strevens Print Saratoga 2040 General Plan Update - Submission #2344 Date Submitted: 8/9/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Print Saratoga 2040 General Plan Update - Submission #2339 Date Submitted: 8/7/2020 Open Space & Conservation Element Comments Page 2: P ease add these words that ex st n the current Open Space E ement and were removed from the draft: "The C ty of Saratoga has confrmed the commun ty's apprec at on and des re to preserve and enhance the C ty's ex st ng character wh ch nc udes sma -town res dent a , rura /sem -rura and open spaces n and around the C ty." Pages 5-9, very good! Thank you. Goa OSC 2: P ease restore the or g na word ng. "To preserve the C tyâ€™s ex st ng character wh ch nc udes sma town res dent a , rura /sem -rura areas and open spaces." Th s s very mportant. Your vers on "Ma nta n the predom nant y sma - town res dent a character of Saratoga " removes ts *funct on* as a major attract on, recreat on area and trad t ona v age that we preserve for enjoyment of a the peop e n the Bay Area. Goa OSC 11, Goa OSC 13: P ease check that we have regu at ons for the conservat on of rare p ants - espec a y rare trees - n our area. And enc ose a st of these p ants n the text. Add a Po cy of ma nta n ng/creat ng such a st, and creat ng po c es for enforc ng the p ants' conservat on. I th nk the Po c es OSC 13.1, Po cy OSC 13.2 are very soft y-worded. The conservat on of trees s d rect y re ated to the preservat on of Saratoga's un que character. And th s s a key po nt, not an aux ary e ement of the Genera P an. Po cy OSC 11.5, IM OSC 11.b, IM OSC 12:: Th s s nsuffc ent. Instead, a new, separate goa shou d be made and a few po c es for ts mp ementat on. I w speak about t for certa n n the pub c hear ng. And I w speak strong y about t. We shou d abso ute y have a c ear st of rare trees and p ants and protect them proact ve y. I am savng B ue Oaks on my s te. When I bought the house, these oaks were dy ng. But the C ty knew noth ng about t. The documents d d not even ment on that I have these rare trees on the s te. It just sn't r ght. I know of severa cases where perm ts to cut trees were ssued very eas y (too easy, n my op n on). I a so know that often construct on perm ts are ssued on the cond t on that a number of trees must be p anted. But I'm not sure f anyone s ver fy ng that the trees were actua y p anted. The secur ty depos t that the owners eave for the trees s re at ve y sma . At current pr ces, the owners may we eave a depos t to the C ty and not p ant trees. When the property costs $2-3M, the secur ty depos t of $10-20K means noth ng. I wou d ke the C ty to be very str ct about enforc ng the ru e that a new tree w be p anted n p ace of each cut tree! And th s ru e I'd ke the C ty to enforce proact ve y, not n a comp a nt-dr ven fash on. See the desert around us; a the trees are cut n Cupert no, Campbe , Sunnyva e. We must fght very, very hard to protect our trees n Saratoga. W thout the trees, t w become just another ord nary noth ng-p ace. Print Saratoga 2040 General Plan Update - Submission #2338 Date Submitted: 8/7/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments Schoo ch dren every day wa k n crowds a ong Saratoga Avenue. I th nk we shou d ment on th s. It wou d be good to check that the r path s safe, and t s poss b e to c ean or w den the curbs. In add t on, many adu ts take wa ks n Saratoga. One of the popu ar routes goes near my house. I see some peop e every day, do ng a 3-5-7 m es h ke. It usua y beg ns from Spa ch street (a arge estate there) - and ends at V a Monta vo. Goa CI 1 and others: genera comments I'd ke to have a more spec fc goa . I'd ke to see the focus on the v age, countrys de nature of Saratoga. The focus on wa k ng and b k ng as a frst pr or ty. I'd ke to emphas ze that we do not encourage heavy veh c e traffc through ts areas, except for a few ma n roads. I'd ke to emphas ze that we do not have s dewa ks n most areas to preserve the natura character st cs of a v age. We a so don't heav y use n ght amps as a part of our po cy. I'd ke to emphas ze that a arge part of Saratoga s n h gh and very h gh fre danger areas. One of the pr nc pa goa s must be to provde t me y access to fretrucks and have evacuat on routes n cases of fre. I'd ke the anguage of the goa s to be more spec fc. Moreover, do not h de beh nd phrases ke "ba anced approach" or "a modes of transportat on" that mean noth ng, n fact. What s "excess ve no se"? What s "protect ne ghborhoods"? P ease wr te n p a n anguage what you'd ke to ach eve. Then t w be much eas er to enforce the po c es, or at east t wou d be poss b e at a . Open Space & Conservation Element Comments P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Thank you for add ng Goa s for preservng the h stor c ook of the downtown (re ate to the V age document) Is t poss b e to reorder the goa s so that a goa s that protect Saratoga's h stor ca and cu tura va ues are together? Now they are scattered, and many are at the very end of the st of goa s. Goa 2: I suggest rephras ng Goa 2 w th add ng s gn fcance to the V age, Hakone Gardens, restaurants, oca w ner es and taste rooms, sen or fac t es, hote s, re g ous servces. Many peop e come to Saratoga from a over the Bay Area. I came to Saratoga a ot before I moved n to ve here. It s not correct that Saratoga s not a busy p ace. It s busy w th servng the peop e who come to enjoy Saratoga. Goa 5: P ease under ne why we want to reduce no se. Not on y because we want t, but because t a ows res dents and vs tors to enjoy the h stor c countrys de of Saratoga. Goa 6: I wou d ke to add someth ng about the mater a s used n the construct on of Saratoga houses. That t s ma n y wood, stones, natura mater a s. We wou d not ke to see houses made of concrete, g ass, some mater a s that d d not ex st n the 19th century. Goa s 8, 9 p ease re ate to ands des, and the quarry; a so, p ease re ate to the h s de and w d fe protect on organ zat ons we work (or w work) w th. In Goa 12 p ease be more frm and spec fc. Remove "Where feas b e" words. P ease spec fca y ment on Hakone Gardens and H stor c Bu d ngs n the Po c es. Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2337 Date Submitted: 8/7/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments The ex st ng Land Use document was wr tten n 2007 and updated tw ce n 2011 and 2014 w thout s gn fcant y chang ng ts overa format. Why d d you dec de to rewr te the text th s t me? Can we m t ourse ves to oca changes, but not change the structure of the text? I see no reason why the ent re text shou d be changed. I ke the structure of the ex st ng Land Use very much. Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2336 Date Submitted: 8/7/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments P ease add these two paragraph to the ntroduct on page: "Saratoga s a spec a p ace. It has reta ned the mage of a trad t ona v age, wh e the c t es around t have become modern. Res dents from a over the Bay Area come to Saratoga to re ax, enjoy the trees, dr nk w ne, and go shopp ng. There are many h stor ca s tes preserved n Saratoga. Our goa s to preserve ts beauty. Every few years, peop e who do not know Saratoga's h story and have no fee ngs about t want to bu d t up, cut down the trees, and turn t nto another face ess dorm tory c ty for the S con Va ey workers." Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2332 Date Submitted: 8/7/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments P ease change words "sma -town" to "v age" n the ent re document. If we ca Saratoga a "Sma town", then t s no d fferent from other sma towns around. But t s d fferent! We want t to be d fferent! We spend a ot of energy on preservng t. Th s s a pr nc pa pos t on, not a ngu st c change. Circulation Element Comments Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2325 Date Submitted: 8/6/2020 P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Andrey Last Name* Tovch grechko Email Address*Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments F rst of a , I wou d ke to po nt out that the o d document s very profess ona . It s wr tten n good anguage. It beg ns w th the h story of Saratoga, ts va ues, ocat on, re at on to ne ghbor ng c t es. The new document ooks du , techn ca compared to the prevous one. In the new document, Saratoga s just and, houses, and aws. No nd vdua ty, no vs on, no vs on of the future, on y perfect y forma paragraphs requ red by aw. A of Saratoga's persona ty that s so met cu ous y represented n the o d p an s s mp y thrown away n the new p an. I demand to beg n the Land Use document w th the h story of what Saratoga s, wh ch c t es nearby, and the r d fferent characters. It wou d create a andscape w th p aces to work (Cupert no, for examp e), outdoor act vt es (Los Gatos, for examp e), and fna y Saratoga for those who prefer qu et country fe. That Saratoga s a qu et v age, because there are p aces for outdoor act vt es (Los Gatos), and p aces w th dense hous ng (Cupert no, Campbe ), and arge offce bu d ngs (Cupert no, Sunnyva e) nearby. And those peop e who ve an act ve fe n ne ghbor ng c t es come to Saratoga to re ax, enjoy nature, w ne, and sma shops. Th s ntroduct on w provde context for the frst and foremost "Goa LU1": "to preserve Saratoga's favor as a p ace where peop e can come to enjoy rura fe. In th s form, t w become c ear what exact y the frst goa s about. In the proposed vers on, "Ma nta n the predom nant y sma -town res dent a character of Saratoga wh ch nc udes sem -rura and open space areas." t means a most noth ng. Then the Land Use document must defn te y ta k about Japanese mot ves n the arch tecture of Saratoga, and about the Hakone Gardens. In the LU 1.1 "Po cy LU 1.1: Affrm that the c ty sha cont nue to be predom nate y a commun ty of s ng e-fam y detached res dences." Aga n, t te s noth ng. You have to te about arge p ots of and n the h houses, and why they are arge (because they are n the ands des area). About the character of the downtown part of Saratoga. About un que b ue oak trees that grow on y n Saratoga. About the go den tr ang e w th houses owned by famous Ho ywood actresses. About h stor c houses. About the huge estates that have survved to th s day, d vded nto sma er p ots. It s not just about "keep ng s ng e-fam y detached houses!" It s about preservng oca cu ture and h story. Print Saratoga 2040 General Plan Update - Submission #2324 Date Submitted: 8/6/2020 Circulation Element Comments Open Space & Conservation Element Comments P ease share your feedback on the draft e ements for the Saratoga 2040 Genera P an Update. First Name* Yoon Last Name* Yoon Email Address*Phone Number Address City State Zip Code Did you attend a Community Meeting? Yes No Did you participate in a small group meeting? Yes No The Land Use, C rcu at on, and Open Space & Conservat on e ements are current y be ng updated. On www.saratoga.ca.us/GP, you w fnd the ex st ng vers on of these e ements, the po cy revew documents used by the P ann ng Comm ss on, and the current work ng drafts w th updates. P ease note these drafts are not fna . They w cont nue to be ed ted as feedback s rece ved throughout the update process. Land Use Element Comments Circulation Element Comments 1) Cont nuat on of Pedestr an Path a ong Cox Avenue-westbound s not comp ete the connect on from southbound of Saratoga Avenue onto Cox Avenue. 2) W den ng s dewa k to the sound wa /fence a ong Cox Avenue and mak ng cons stenc es n pathway (bumps n s dewa k due to overgrowth of tree roots) a ong eastbound of Cox Avenue. 3) Add pedestr an wa k from Brookg en Dr ve to Brookg en Dr ve extens on (North of Prospect Rd. ) to better access the schoo . 4) Improve andscap ng a ong Prospect Rd. fac ng the easement of homes. 5) Add pedestr an cross ng to connect pathway a ong Cox Avenue (e.g. cross ng M er a ong Cox from west to east.) Open Space & Conservation Element Comments Print Saratoga 2040 General Plan Update - Submission #2292 Date Submitted: 7/28/2020 1 Nicole Johnson From:John Page Sent:Tuesday, September 8, 2020 11:39 AM To:Nicole Johnson Subject:General Plan - Trails CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. I have been looking at the trails element of the proposed city plan. Since you requested feedback, I have a few thoughts: 1. Aa I understand it this is a required periodic update of the Plan. As a 35 year resident I have seen this before. It is an expensive exercise that ends up not being executed anyway. Please excuse my cynicism - but that's how it seems. But I will go on and describe my vision of a scheme in the hope it may galvanize us to action. 2. The trails are not a separate thing. They form a part of the mobility plan for the city. In that light they should be arranged with purpose in mind. For example I would like to walk or bike to the village or the library. Do the trails fit into that? Another example - Pierce Road is extremely dangerous to walk or bike on. I refuse to even try. How about a walk / bike path that mitigates that? 3. Far from a coherent plan, the map seems to show a hodgepodge of trail sections that were selected at random, regardless of their purpose. There are little sections that climb a hill and dead end. The trails are not even connected. There seems to be absolutely no underlying design. Rip it up and produce one mobility plan for bikes and pedestrians. It will be much harder. I would be happy to volunteer my time to help. 4. We need a different name for the "trails". 'Trail' has a nice connotation of the old west, ruggedness, the great outdoors. But for my part, I just want a beautiful quiet and safe route to walk to my destination without mixing with traffic. Put another way, this plan should reflect a way to separate vehicular from non-vehicular traffic. If you want a "planning commission" name for them, how about NVR - Non-Vehicular Route. Saratoga could use a lot of them. It has a few = they are very nice. As an example there was talk of an NVR from the village to Hakone. That's what I mean - t route with a purpose. Nice. 5. The proposed trails are not connected. What we need is fewer trails but with better connectivity. For example I should be able to ride a horse from Garrod to say Quarry Park. That is impossible now and with the proposal. It would be simply delightful to see horses on a trail through the common area behind my house. Imagine kids delight at encountering horses at Quarry Park. 6. Who pays for construction and maintenance? Who carries liability? Some of the trails you show go through the Saratoga Heights common area which we maintain. If that were to change, how would it work? An easement maintained by the city? The trails in this development were never built due to the bankruptcy of the developer. Some could never be built now without digging up driveways and vineyards. That's why we need a coherent pan that reflects reality. 7. Perhaps there is a case to be made to scrap the entire Trails element and add a Circulation element for Non Vehicular traffic. All these routes would combine to form a web of routes that avoid high traffic roads entirely . The rural routes 2 in the hillsides would connect seamlessly with the more urban pathways in town. In other words, overlay the city with a second route system that has no cars or trucks. I would propose some goals: It should be possible to have a safe, quiet and beautiful way to: 1. Bike / walk to / from school. 2. Walk in my neighborhood without encountering an arterial road. or heavy traffic. 3. Walk / bike to any park 4. Enjoy the vast open spaces around us for renewal and health. This is a major redesign I know, but if we don't start it will never happen. To paraphrase Steve Jobs: "We have a shot at producing the most bike and pedestrian friendly city in California". Wouldn't that be great? John Page 1 Nicole Johnson From:Jo Rainie > Sent:Tuesday, September 8, 2020 1:11 PM To:Nicole Johnson; Alexandra Nugent Subject:General Plan 2040 and the Heritage Orchard CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Hi Nicole and Alex, I read through the General Plan 2040 section on parks, before looking at any editing of our Master Plan Intro. OSC-8 speaks to the preservation of the Heritage Orchard. I was surprised 1) to see that the section on the Heritage Orchard only had the policy to "Maintain views of the Heritage Orchard from the surrounding area to insure the orchard continues to be an important part of the community’s image," and 2) to be reminded, again, that the HPC did not offer any input into the development of this updated General Plan. I think the General Plan is missing a Policy and I suggest that the HPC ask the city to add: Use the Heritage Orchard Master Plan 2020 as a day-to-day guide for the development, maintenance and use of the Heritage Orchard in Saratoga. (I borrowed most of the wording from Policy OSC-5.1, to keep with traditional wording found in the General Plan) We might also add, under implementation (borrowing from OSC 5.) Update the Heritage Orchard Master Plan on a periodic basis to ensure that it includes current information and continues to meet parks development Goals and Policies I think these additions, at the very least, would give a little substance to Goal OSC-8: Preserve the Heritage Orchard as a valued link to Saratoga’s agricultural past. If there is no detail in the current draft, other than to show concern for the city's image, what is the point of including the Heritage Orchard in the General Plan? Jo 1 Frances Reed From:noreply@civicplus.com Sent:Tuesday, July 28, 2020 7:10 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Yoon Last Name Yoon Email Address Phone Number Field not completed. Address Field not completed. City Field not completed. State Field not completed. Zip Code Field not completed. Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Field not completed. Circulation Element Comments 1) Continuation of Pedestrian Path along Cox Avenue- westbound is not complete the connection from southbound 2 of Saratoga Avenue onto Cox Avenue. 2) Widening sidewalk to the sound wall/fence along Cox Avenue and making consistencies in pathway (bumps in sidewalk due to overgrowth of tree roots) along eastbound of Cox Avenue. 3) Add pedestrian walk from Brookglen Drive to Brookglen Drive extension (North of Prospect Rd. ) to better access the school. 4) Improve landscaping along Prospect Rd. facing the easement of homes. 5) Add pedestrian crossing to connect pathway along Cox Avenue (e.g. crossing Miller along Cox from west to east.) Open Space & Conservation Element Comments Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Monday, September 7, 2020 1:55 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Lori Last Name Burns Email Address Phone Number Field not completed. Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Field not completed. Did you participate in a small group meeting? Yes The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments General Plan — Land Use I notice in the General Plan that there is a short paragraph on Educational Facilities. But I did not see any discussion about child care and preschool facilities as part of that discussion. 2 I also saw that there were some slides in one of the update presentations to talk about the shifting demographics for Saratoga. It would be useful to see how the age of of Saratoga residents is changing. Are we seeing more or fewer children and elderly? In order to effectively plan to make Saratoga a healthy and happy place for our residents I think it is important to look at the challenges being experienced by those residents. When was the last time we had a comprehensive survey of the needs / wishes of our residents? Do we have enough high quality childcare? As we add low(er) income housing units will we need to ensure that these families and residents have access to the schools and care facilities (both child care and elder care) that they need. The City of Palo Alto recently released an interesting needs assessment for families that can be used as a template. It is available here https://www.cityofpaloalto.org/civicax/filebank/documents/75000. The County Office of Education also has a Local Early Education Planning Council that conducts regular assessments of child care issues county wide. There should be guiding principles embedded in the General Plan to require evaluation and planning for child care facilities as part of any approval process for multi-family developments.  How is the City working with the school districts to align the General Plan with the district strategies? How can the schools and affiliated parent organizations help inform the General Plan? Circulation Element Comments Circulation Saratoga roads are — and should be — popular with area cyclists. Unfortunately, our supports for these cyclists lags behind our neighboring cities. Our General Plan should increase attention to ways of getting people out of cars and onto bicycles. We want people in any new residential areas be able to safely ride bikes to the retail centers, the schools, the library, trail connectors to public transportation hubs, etc. Significant improvements can be made with very low cost changes — like the painted sharrows and share the road signage where dedicated bike lanes are not feasible. Highway 9 is being used as a racetrack and continues to see a high level of accidents. The current enforcement efforts focus on Mon-Fri 8-5 business hours. The problems are after school hours, evenings and weekends / holidays. It would be very useful to have electronic speed measuring signs to discourage 3 people from accelerating as they leave the village and as they approach the curves below Pierce Road. The bigger issue is to ensure that Saratoga is a place to enjoy all modes of transportation and to actively encourage non- motorized transportation for local trips and recreation. We are currently in a Catch-22 where residents believe our roads are dangerous and are therefore discouraged from riding to school and for errands. The presence of bikes and pedestrians has a natural calming effect on the speeds of (most) motorists. Open Space & Conservation Element Comments With regard to the Open Space chapter of the General Plan: On page 14, there is a map that shows proposed trails that are through the existing Saratoga Heights Homeowners Association (SHHOA) Common Area. Back in 2014 I shared concerns with the city about some of the proposed trails —the same issues still exist in the current map, and I am again requesting that they get corrected. A PDF of the Open Space agreement that was registered with the city in 1981 and that governs the easements that the City has with the SHHOA is attached. Paragraph 5 states: “The granting of this open-space agreement and its acceptance by the City of Saratoga does not authorize, and is not to be construed as authorizing the public or any member thereof to trespass upon or use all or any portion of the open-space easement or as granting to the public or any member thereof of any tangible rights in or to such easement or the right to go upon or utilize such easement in any manner whatsoever. It is understood that the purpose of this easement is solely to restrict the uses to which the property subject to the easement may be put so that said property may be kept as near as possible in its natural condition”. The General Plan needs to respect the existing agreements and remove proposed trails that violate those agreements from the General Plan maps and all maps being used and developed by the Trails Commission. Secondly there are also trails proposed along easements that cut through private property along the HWY 9 /Congress Springs Lane and up to Pierce Road. It is also important to recognize that additional traffic safety and parking plans will be needed for any development of trails along HWY 9 and Pierce Road. The General Plan and any Trails Commission documents should acknowledge the need for any design or implementation of these trails to include protections for residents from illegal 4 parking on private lanes and to discourage trespassing onto private lots (signage and fencing?). The current wildfire season reinforces the importance of protecting the remaining wild spaces in and around Saratoga from commercial or high density development (like large hotels). We need to work to mitigate wildfire risk in these open spaces while we also find ways to encourage pedestrian and other non- motorized ways to enjoy and access the public open spaces. Upload Attachment 1 OpenSpace1981Agreement.pdf Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Monday, September 7, 2020 10:44 AM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Glenda Last Name Aune Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? Yes The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Please see attachment. Circulation Element Comments Field not completed. 2 Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 Input for General Plan - Glenda Aune - Sept 7, 2020.pdf Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Saturday, August 29, 2020 11:09 AM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Randy & Bernice Last Name Cowherd Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments We were shocked to learn that the City of Saratoga is planning, through it's 2040 General Plan, to extend a public trail through the private property of Saratoga Retirement Community. We agree with the necessity of sharing the environmental pleasures of Saratoga with residents and visitors however we 2 believe a public trail will destroy the security that exists now, one of the main reasons we selected SRC. Seniors are here because of the superior location and the documented safety. Please do not destroy the peace of mind we are enjoying by flooding our campus with incompatible strangers. There has to be a better location for a public trail. Randy & Bernice Cowherd Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Saturday, August 29, 2020 1:31 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Stephen Last Name Johnson Email Address City Saratoga, CA State CA Zip Code 95070 Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Field not completed. Circulation Element Comments Field not completed. 2 Open Space & Conservation Element Comments The proposed "trail" across the Odd Fellows Saratoga Retirement Community ("SRC") property is an unnecessary connector that will encourage uncontrolled public access to SRC. That will imperil the safety and security of all SRC residents and their property. There are other ways to provide "trail" linkages that would not create these real safety and security hazards for the Saratoga residents living at SRC.. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Friday, August 28, 2020 4:46 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Yoon Last Name Yoon Email Address Phone Number Field not completed. Address Field not completed. City Field not completed. State Field not completed. Zip Code Field not completed. Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Should Preserve What Available Land is left for another neighborhood shopping mall. Circulation Element Comments Field not completed. 2 Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Thursday, August 27, 2020 1:20 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Carol Last Name Schmidt Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Field not completed. Circulation Element Comments Field not completed. 2 Open Space & Conservation Element Comments We live at 6148 South Cottage Lane abutting San Marcos Wilderness Area. Jim and I do not want a trail for the obvious reasons of privacy and crime. Our home is not fenced. Our patio does have 4 foot “animal fence”. Thank you, Carol and Jim Schmidt Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Thursday, August 6, 2020 6:33 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Andrey Last Name Tovchigrechko Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? Yes The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Please change words "small-town" to "village" in the entire document. If we call Saratoga a "Small town", then it is no different from other small towns around. But it is different! We want it to be 2 different! We spend a lot of energy on preserving it. This is a principal position, not a linguistic change. Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Saturday, August 15, 2020 3:16 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Harlen Last Name Ng Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments My wife and I have been Saratoga residents for more than 40 years and we moved to the Saratoga Retirement Community(SRC) in Feb, 2020. The charm and open spaces must be preserved for this retirement campus. We don't need 2 our current open spaces and exercise spaces covered with concrete buildings. Circulation Element Comments I have been a Saratoga CERT team member since 2010 and I am very concerned about emergency evacuation here at SRC. Climate Change is a real which increases the chance of wildfire possibilities to many areas in Saratoga. The SRC Campus is one of these areas since it is surrounded by dry hillsides and lots of tall trees. The expansion plan for SRC to add another 50 units to the campus brings great concern to us for the following reasons: 1. Environment: SRC is surrounded on 3 sides by dry hills and many tall trees which could lead to a quick and explosive wildfire situation. There is only ONE exit for the entire campus and it is a single tight 2 lane road leading out to Fruitvale Avenue. 2. Residents: There are 207 Senior residents at the Odd Fellow Plaza in addition to the staff, and there are about 600 Senior residents at SRC in addition to the staff. This brings a total of 800+ Senior residents plus the staff. 3. Bad Situation: If a wildfire emergency situation arises because of the dry hill sides, evacuating more than 800 slow moving Senior citizens out of harm's way on that single tight road in a timely manner will be very difficult. With so many autos exiting the campus and many fire trucks and emergency vehicles coming in at the same time, handling this massive traffic on our ONE exit will be chaotic at best. Hopefully no traffic accident occurs because that will bring traffic to a complete halt! 4. Question: Does the city of Saratoga want to add another 50 units and thereby another 100 Senior citizens (making a total of close to 900 Senior citizens) to this already very stressed evacuation scenario? Saratoga should not allow the SRC expansion and thus increase the possibility of a catastrophic tragedy. Open Space & Conservation Element Comments The proposed public trail through the SRC campus infringes on the privacy and more importantly the safety of the vulnerable Senior residents. Our sidewalks at SRC are narrow and these sidewalks are used by our Senior residents to exercise and to enjoy the open space. Many walk very slowly, some with walking sticks , some with walkers and many with balance issues. Hikers, joggers, dogs and running children can cause a resident to lose his/ her balance and fall causing great harm. Last and most important, we are a very vulnerable population and we make easy targets when the public gains access to the entire campus. This includes personal safety, home and auto security. SRC is a very secure and unique retirement community because of its secluded location. A public trail thru the SRC campus will destroy this unique and intricately 3 balanced community! No public trail should be allowed on SRC campus at all. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Friday, August 7, 2020 12:43 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Andrey Last Name Tovchigrechko Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? Yes The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments Please add these two paragraph to the introduction page: "Saratoga is a special place. It has retained the image of a traditional village, while the cities around it have become modern. Residents from all over the Bay Area come to Saratoga to relax, enjoy the trees, drink wine, and go shopping. 2 There are many historical sites preserved in Saratoga. Our goal is to preserve its beauty. Every few years, people who do not know Saratoga's history and have no feelings about it want to build it up, cut down the trees, and turn it into another faceless dormitory city for the Silicon Valley workers." Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Thursday, August 6, 2020 6:16 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Andrey Last Name Tovchigrechko Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? Yes The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments First of all, I would like to point out that the old document is very professional. It is written in good language. It begins with the history of Saratoga, its values, location, relation to neighboring cities. 2 The new document looks dull, technical compared to the previous one. In the new document, Saratoga is just land, houses, and laws. No individuality, no vision, no vision of the future, only perfectly formal paragraphs required by law. All of Saratoga's personality that is so meticulously represented in the old plan is simply thrown away in the new plan. I demand to begin the Land Use document with the history of what Saratoga is, which cities nearby, and their different characters. It would create a landscape with places to work (Cupertino, for example), outdoor activities (Los Gatos, for example), and finally Saratoga for those who prefer quiet country life. That Saratoga is a quiet village, because there are places for outdoor activities (Los Gatos), and places with dense housing (Cupertino, Campbell), and large office buildings (Cupertino, Sunnyvale) nearby. And those people who live an active life in neighboring cities come to Saratoga to relax, enjoy nature, wine, and small shops. This introduction will provide context for the first and foremost "Goal LU1": "to preserve Saratoga's flavor as a place where people can come to enjoy rural life. In this form, it will become clear what exactly the first goal is about. In the proposed version, "Maintain the predominantly small-town residential character of Saratoga which includes semi-rural and open space areas." it means almost nothing. Then the Land Use document must definitely talk about Japanese motives in the architecture of Saratoga, and about the Hakone Gardens. In the LU 1.1 "Policy LU 1.1: Affirm that the city shall continue to be predominately a community of single-family detached residences." Again, it tells nothing. You have to tell about large plots of land in the hill houses, and why they are large (because they are in the landslides area). About the character of the downtown part of Saratoga. About unique blue oak trees that grow only in Saratoga. About the golden triangle with houses owned by famous Hollywood actresses. About historic houses. About the huge estates that have survived to this day, divided into smaller plots. It is not just about "keeping single-family detached houses!" It is about preserving local culture and history. Circulation Element Comments Field not completed. 3 Open Space & Conservation Element Comments Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Saturday, September 5, 2020 2:41 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Rachelle Last Name Lang Email Address Phone Number Field not completed. Address Field not completed. City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? No Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments As a teenager living in Saratoga, I am worried about the Bay Area’s future. While eternally preserving Saratoga’s small-town charm would be nice, we do not exist in a vacuum. The affordable housing crisis in the Bay Area has left 28,000 homeless and countless others unable to live here. With a high 2 demand for housing, the only way to solve this issue is to increase the supply and build more houses. As a part of the Bay Area, we need to pull our weight. By allowing more development, we can have a positive impact on the affordable housing crisis. This does not mean obliterating Saratoga’s unique history and character. Instead, we must choose the most important parts of our town to preserve, while permitting other parts to develop and change. A good place to start in the General Plan is the two story, 26 feet limit building limit. While a policy like this maintains Saratoga’s small-town character, it restrains development, hindering progress in the affordable housing crisis. It is rules like these that we must sacrifice for the future of the Bay Area. Right now, we have the capacity to make an impact in our community. We have the chance to be leaders for the other small towns in our area. By allowing more development in our city, we must sacrifice some of our town’s character. But we will also be doing what is right. Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Sunday, August 30, 2020 9:57 AM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Bill Last Name Reid Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? Field not completed. The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments In support of my previous comments Id like to invite the city staff to review samples of whats being discussed and documented in the word of Smart Growth. I am sure there is a good chance that the city has already been exposed to these documents provided by the EPA but I thought I would call you 2 attention to them. Attached are two documents where I have highlighted a few areas and commented that are in perfect alignment and supports my comments from my previous comment submittal. One is geared more towards rural communities and one towards urban. The documents reveal a constant in the challenges that communities like Saratoga are facing. Its nothing new and it bolils down to the city and residents modifying their mind set in order to develop Saratoga as a progressive community while still honoring the heritage. You will see that each have their own areas that apply to our community. I can see how the Gateway area and other fringe C districts can truly be a Gateway, an extension of the village, a way to transition into our city from our boarder towns. To improve the architectural aesthetic, to diversify housing, to tailor contemporary retail and office spaces in these changing times. See attachments, highlights and comments. Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 2009 essential fixes 0 Highlights.pdf Upload Attachment 2 essential smart growth fixes rural 0.pdf Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser. 1 Frances Reed From:noreply@civicplus.com Sent:Saturday, August 29, 2020 4:55 PM To:Debbie Pedro; Nicole Johnson; Lauren Pettipiece Subject:Online Form Submittal: Saratoga 2040 General Plan Update CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Saratoga 2040 General Plan Update Please share your feedback on the draft elements for the Saratoga 2040 General Plan Update. First Name Bill Last Name Reid Email Address Phone Number Address City Saratoga State CA Zip Code 95070 Did you attend a Community Meeting? Yes Did you participate in a small group meeting? No The Land Use, Circulation, and Open Space & Conservation elements are currently being updated. On //www.saratoga.ca.us/GP, you will find the existing version of these elements, the policy review documents used by the Planning Commission, and the current working drafts with updates. Please note these drafts are not final. They will continue to be edited as feedback is received throughout the update process. Land Use Element Comments As a native to the area, commercial property owner within the Gateway area and owner of a business in town my comments stem from my takeaway of the 8/10 online meeting. After listening to some of the attendees and reviewing the draft plan I'd like to include the following for serious consideration as 2 plans are finalized. In my experience, historically Saratoga has not necessarily been pro business, in fact a very large percentage of the city is zoned residential with a few commercial districts on the fringe of our borders (NIC the Village) where businesses can be located. As we know and reflected in the “Guiding Principles” the top priority for Saratoga has always been to maintain a rural residential experience. Some of the long time residents and the City Manager voiced their concerns about loss of small business around the community and encouraged to "shop local". Within the draft plan I referred back to 3.1 Saratoga Guiding Principles to better understand the city's priority. Bullet point #7 states "Preserve the existing quality and quantity of local serving commercial areas". This is really the only meaningful statement about commercial districts within the Guiding Principles. The two keys words are Preserve and Quality. If the City AND Residents desire to achieve a more vibrant place for residents to shop and business to operate I believe this bullet point #7 needs to be looked at and changed. The term Preserve implies no changes and to protect what we have already...and the term Quality is subjective. I would argue that many of the commercial areas in town are older buildings on underutilized properties, with uses not regulated by the city. Coupled with few C districts and development regulations that effectively discourage any type of redevelopment we are left with stagnant aged commercial districts and as result mediocre business presence. In order to achieve the multi-faceted objectives of Saratoga 2040 plan coupled with inevitable mandates from the state these commercial districts are some of the few areas that the city should be looking at. Its clear that we have some long term residents active in the community that have come to love the features of our town and by no means should we irresponsibly diminish that. But we as a community have a responsibility to improve the “livability” of our town, to serve the needs of the residents and conform to the demands placed on housing. It boils down to striking a balance and coming to compromises which leads me to my closest experience with our property located in the Gateway. As we all know the Gateway underwent an improvement plan which I personally expereciend on our property. It was a huge improvement to the city and street scape with install of medians, sidewalks, landscaping, signage etc. One element that governed this project are the Saratoga Gateway Design Guidelines which accompany the standard city ordinances. Looking back at this document, dating back to 2003, it reads much like Residential Design Review Guidelines. In effect this 3 document discourages and handcuffs any property owner or potential developer to consider improving properties. We have seen some improvements with two townhouse projects with retail in front, one occupied with a non descript business and one vacant. In my opinion these projects consumed and wasted potential commercial properties to house business and TRUE retail business while also achieving more relatively affordable housing. As you look across the nation at older communities, old towns that are revitalizing, a pattern develops. Walkable communities with supporting businesses nearby, smaller housing units, higher density to house the people that desire to live here. Communities honor their history and environment but balance it with solutions to serve their residents. Yes the views of the hills are beautiful but commercial districts exist for a reason and when adjacent to residential areas its just simply a fact that these homes will be impacted and change brings that. This is where the balance and compromises must be made to achieve all the city goals, the state goals, to not only Preserve but to Improve the commercial districts both in quality but also in quantity such as new responsibly designed buildings, to attract improvements and redevelopment, to attract and retain business and to make our city more livable. I propose that the council place the commercial districts at higher priority than perhaps it is now. A complete and thorough review of each C district individually as each have their own dynamic opportunities and challenges. In order to realistically and economically balance the city/state goals with the existing Gateway Guiding Principles and apply to a project here are my thoughts. Guiding Principle #1 1 Encourage a diverse mix of complementary commercial uses (retail, restaurant, service, office) with residential uses located on upper floors and to the rear of the property. (Goal D) Planning and Design Objectives Allow for incorporation of residential uses to increase diversity in Saratoga's housing stock. (Goal D) Options to open up opportunities to achieve the goals. Height limitations at 20’ in the Gateway District is unreasonably low to achieve a project that would achieve Principal 1. As a builder I have studied this and conferred with potential developers. At this height any viable project is a non starter. Increasing the height limitation to achieve a three story structure is the first step. Depending on what districts and/or 4 conditions are adjacent to the subject properties perhaps a tiered design to achieve housing units while managing the scale and mass. Residential properties that are adjacent to C districts could be considered but not to the level of making redevelopment a non starter. Review the Architecture and Materials portion of the Guideline document (page 10) which reads much like a Residential DRC guidelines. Opening up the design guidelines to blend natural materials along with architectural styles that are forward thinking yet respect the town. This is being done all over the country and no reason why Saratoga can’t be looking forward while respecting the past. Amend or rezone the Gateway district to achieve mixed use projects that can allow both housing and commercial development within a design that is viable. This ties to heights, density, setbacks etc. and possibly variations depending on what districts and/or conditions C districts are adjacent to. If not abutting a residential perhaps different setback or heights but if abutting another C district or other conditions that are not impactful more opportunities exist to achieve goals. Regardless of the conditions the Gateway extreme restrictions must be relaxed in order to instill value into potential redevelopment sites and to enable the city to achieve its multifaceted goals. Circulation Element Comments Field not completed. Open Space & Conservation Element Comments Field not completed. Upload Attachment 1 Field not completed. Upload Attachment 2 Field not completed. Upload Attachment 3 Field not completed. Email not displaying correctly? View it in your browser.