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Home My WebLink About04142021 Planning Commission PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING APRIL 14, 2021 7:00 P.M. - PLANNING COMMISSION REGULAR 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/89524934554 App (Webinar ID 895 2493 4554) 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 ELECTION OF CHAIR AND VICE-CHAIR APPROVAL OF MINUTES Action Minutes from the Planning Commission Meeting of March 10, 2021. Recommended Action: Approve Minutes of March 10, 2021 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 Continued from February 10, 2021 Meeting - Application SUB20-0001; 20034 Herriman Avenue (397-25-080); John Christol – The applicant is requesting Tentative Map approval to subdivide an existing 43,887 square foot parcel located at 20034 Herriman Avenue into two lots. Parcel One would be 33,767 square feet and Parcel Two would be 10,118 square feet. Both lots would have frontage on Herriman Avenue. All existing buildings will remain and be located on Parcel One. No protected trees are proposed for removal. No other development is proposed at this time. The site is zoned R-1-10,000 with a General Plan Designation of M-10 (Medium Density Residential). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-002 approving Tentative Map SUB20-0001 subject to conditions included in Attachment 2. Saratoga Planning Commission Agenda – Page 3 of 3 2.2 Application PDR20-0012/ARB20-0056; 14920 Sobey Road (397-04-071); Creston Dr LLC – The applicant is requesting Design Review approval for a new 6,621 square foot two-story single-family home. The project also includes an 800 square foot deed restricted detached accessory dwelling unit. Eight protected trees 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: Victoria Banfield (408) 868-1212 or vbanfield@saratoga.ca.us. Recommended Action: Adopt Resolution No.21-006 approving the proposed residence subject to conditions of approval included in Attachment 1. 2.3 Application PDR20-0006/ARB20-0036/VAR21-0001; 15451 Bohlman Road (517- 14-011); Lori Perlman (Applicant) – The applicant is requesting Design Review approval for a new 2,652 square foot two-story single-family home and a 748 square foot detached garage with a request for a height exception for the garage to exceed a height of 12 feet. The project also includes a request for a variance to locate the detached garage on an area of the site which exceeds a slope of 30 percent. Three protected trees are proposed for removal. The site is zoned Hillside Residential (HR) with a General Plan Designation of Residential Hillside Conservation (RHC). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-005 approving the applications for Design Review, Variance, and the removal of four protected trees subject to conditions of approval. 3. DIRECTOR ITEMS 4. COMMISSION ITEMS 5. 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 April 9, 2021 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 9th day of April 2021 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 or available at 13777 Fruitvale Avenue, Saratoga, CA 95070. 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 MARCH 10, 2021 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 Sunil Ahuja, Clinton Brownley and Herman Zheng ABSENT: None ALSO PRESENT: Debbie Pedro, Community Development Director APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of February 10, 2021. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of February 10, 2021. KAUSAR/AHUJA MOVED TO APPROVE THE MINUTES OF THE FEBRUARY 10, 2021 MEETING. MOTION PASSED. AYES: AHUJA, BROWNLEY, KAUSAR, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS: NONE REPORT ON APPEAL RIGHTS 1. NEW BUSINESS: NONE 2. PUBLIC HEARING 2.1 Application PCUP20-0004; 14395 Big Basin Way (503-24-034); Atam Sandhu / Stephen Worden – The applicant is requesting a modification of an existing Conditional Use Permit to allow beer and wine retail sales at an existing gasoline service station. The site is zoned CH-1. Staff Contact: Christopher Riordan (408) 868-1212 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-004 approving the proposed sign program subject to conditions of approval included in Attachment 1. 4 Saratoga Planning Commission Draft Minutes – Page 2 of 2 AHUJA/BROWNLEY MOVED TO APPROVE RESOLUTION 21-004 APPROVING APPLICATION PCUP20-0004. MOTION PASSED. AYES: AHUJA, BROWNLEY, KAUSAR, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. 3. DIRECTOR ITEMS: Director Pedro announced that on March 3, 2021, City Council appointed three members to the Planning Commission. Razi Mohiuddin and Jojo Choi were appointed to full terms and Cheriel Jensen was appointed to a 1-year partial term. She stated that a community meeting on the House Family Vineyards will be held on March 16, 2021. She also announced that registration is open for the Planning Commissioner Academy conference. 4. COMMISSION ITEMS: Vice-Chair Kausar congratulated new members Jojo Choi and Cheriel Jensen and welcomed them to the Planning Commission. 5. ADJOURNMENT: Vice-Chair Kausar moved for adjournment at 7:35 PM. Minutes respectfully submitted: Frances Reed, Administrative Technician City of Saratoga 5 REPORT TO THE PLANNING COMMISSION Meeting Date: April 14, 2021 (Continued from Feb 10, 2021) Application: SUB20-0001 Address/APN: 20034 Herriman Avenue / 397-25-080 Owner/Applicant: John Christol From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 20034 Herriman Avenue 6 Report to the Planning Commission 20034 Herriman Avenue– Application # SUB20-0001 April 14, 2021 Page | 2 PROJECT DESCRIPTION The applicant requests Tentative Parcel Map approval to subdivide an approximately 43,887 square foot parcel located at 20034 Herriman Avenue into two lots. Parcel One would be 33,767 square feet and Parcel Two would be 10,118 square feet. Both parcels would have frontage on Herriman Avenue. All existing structures on site would remain except for the attached garage of the primary dwelling which would be demolished and reconstructed as a detached garage. No other development is proposed at this time. STAFF RECOMMENDATION Adopt Resolution No. 21-002 approving Tentative Map SUB20-0001 subject to conditions included in Attachment 2. PROJECT DATA General Plan Designation: M-10 (Medium Density Residential) Zoning: R-1-10,000 Parcel Size: 43,887 square feet Average Slope: 6.49% PROPOSED ALLOWED/REQUIRED Parcel 1 Net Parcel Size 33,767 sq. ft. 10,000 sq. ft. Frontage 85 ft. 60 ft. Width 178.57 ft. 85 ft. Depth 260.65 ft. 115 ft. Front Setback 25 ft. 25 ft. Left Setback 10 ft. 10 ft. Right Setback 10 ft. 10 ft. Rear Setback 25 ft 25 ft. Parcel 2 Net Parcel Size 10,118 sq. ft. 10,000 sq. ft. Frontage 90.08 ft. 65 ft. Width 87.98 ft. 90 ft. Depth 115.00 ft. 115 ft. Front Setback 25 ft 25 ft. Left Setback 10 ft. 10 ft. Right Setback 10 ft. 10 ft. Rear Setback 25 ft. 25 ft. SITE CHARACTERISTICS AND PROJECT DESCRIPTION The project site is located at 20034 Herriman Avenue at its intersection with Beaumont Avenue. The site is bounded by Herriman Avenue to the north and single-family homes to the east, south, and west. Existing structures on site include a single-family home and related accessory structures including a game room, accessory dwelling unit, and a pool. The site has a circular driveway with two points of access on Herriman Avenue. 7 Report to the Planning Commission 20034 Herriman Avenue– Application # SUB20-0001 April 14, 2021 Page | 3 Subdivision The proposed Tentative Parcel Map (Attachment #3) would subdivide the approximately 1.08-acre site into two residential parcels. Both sites would have street frontage on Herriman Avenue. The site is zoned R-10,000 with a minimum net lot size of 10,000 square feet. Parcel One would be 33,767 net square feet and Parcel Two would be 10,118 net square feet. Most of the structures located on site (main residence, game room, cabana/ADU), and which are located on the proposed Parcel One, are nonconforming as they are located within required setbacks but are considered legal nonconforming as they were in existence when the site was annexed into the City in 1956. Any existing nonconforming structure which is demolished would be required to be reconstructed as a conforming structure. The existing two car garage attached to the main dwelling would not conform to the required 25- foot front yard setback when the parcel is subdivided so as result the garage would be removed and reconstructed as a conforming detached garage. A portion of the circular driveway will be removed and the driveways that remain would provide separate access to Lot One and Lot Two. All remaining structures are to remain. The City’s Subdivision and Zoning regulations are the implementation tools of the Saratoga General Plan and the State Subdivision Map Act. The Zoning regulations establishes minimum standards for lot sizes, depths, widths, and frontages. It also regulates building placement, modifications to natural topography and protected tree removal. The proposed Tentative Parcel Map complies with all minimum zoning standards regarding parcel size, configuration, and setbacks apart from the legal nonconforming setbacks of the existing structures which are to remain. Tentative Map Findings The Planning Commission shall not approve any tentative map if the commission finds the proposal supports any of the following nine findings [City Code Section 14-20.070(b)]. Staff has provided evidence, which does not support any of the findings. (1) That the proposed map is not consistent with the General Plan and any applicable specific plans. The proposed map is consistent with the General Plan and any applicable specific plans in that proposed parcels are consistent with the General Plan designation of Medium Density Residential (M-10) defined as 4.35 dwelling units per net acre. The proposed parcels meet the minimum lot size required by the city code for the R-1-10,000 zoning district. Proposed lot dimensions including width, depth and frontage meet or exceed the minimums required by the city code. (2) That the design or improvements of the proposed subdivision are not consistent with the General Plan and any applicable specific plan. The design or improvements of the proposed subdivision are consistent with the General Plan and any applicable specific plan. The proposed parcel sizes, configuration, access and building envelopes are consistent with the zoning regulations and are compatible with the existing densities in the project vicinity. The proposed building envelopes are sufficient in size and dimension to accommodate a single-family residence. Building envelopes provided on the proposed tentative map indicate that required setbacks can be provided to meet the development regulations. All existing structures on site are to remain except for the 8 Report to the Planning Commission 20034 Herriman Avenue– Application # SUB20-0001 April 14, 2021 Page | 4 attached garage for the existing primary dwelling which would be demolished and rebuilt on site as a detached garage. Design review approval shall be required, as applicable in the city code, for a new single-family residence on Parcel Two. At the time an application to construct a single-family residence is filed with the planning department the mass, bulk, view, privacy, and compatibility issues of the proposed residence with the existing neighborhood and residences shall be examined. (3) That the site is not physically suitable for the type of development proposed. The site is suitable for the type of development proposed in that the proposed building envelope and the surrounding areas have a minimum percentage of slope. The subdivision will not impose features on the proposed parcels regarding size or shape that may constrain future development on the site. The existing conditions are such that there are no physical features including topography, location, or surroundings that may hinder future development on the site. (4) That the site is not physically suitable for the proposed density of development. The site is physically suitable for the proposed density of development in that the site currently has one existing single-family home, an accessory dwelling unit, game room, and swimming pool located on site. The position of the attached garage for the primary dwelling would conflict with the required front setback of Lot One – this attached garage would be demolished, and a new detached garage would be constructed on site which conforms to all setbacks. The subdivision application would result in the addition of one additional single-family residence. The potential for the construction of a new single-family home on Parcel Two is consistent with the surrounding uses and densities in the area. Surrounding properties in the immediate surrounding are characterized by low- density single-family residential uses on similar sized parcels. (5) That the design of the subdivision is likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. The design of the subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat in that the proposed project which includes subdivision of one lot into two lots is categorically exempt from the Environmental Quality Act (CEQA) pursuant to section 15315 of the Guidelines for the Implementation of CEQA. This Class 15 exemption can be applied to the division of property in urbanized areas zoned for residential use into four or fewer parcels when the division is in conformance with the General Plan and zoning no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, the parcel does not have an average slope of greater than 20 percent, and Saratoga Creek is located more than 200 feet to the east. (6) That the design of the subdivision is likely to cause serious health or safety problems. The design of the subdivision is not likely to cause serious health or safety problems in that the proposed project is consistent with the zoning and subdivision regulations in the City Code and General Plan. The Tentative Map has been reviewed by West Valley Sanitary District, Santa Clara County Fire Department, Pacific Gas & Electric, School Districts, Planning Department and Public Works Engineers. All structural improvements to the property will be reviewed by the Community Development Department. The project site is in Zone X on the Flood Insurance Maps by FEMA. 9 Report to the Planning Commission 20034 Herriman Avenue– Application # SUB20-0001 April 14, 2021 Page | 5 This designation incorporates most of the properties within the City. Floodway areas of Zone AE are located along the City’s major creeks and require certain construction techniques; however, the project site is designated as Zone X. (7) That the design of the subdivision will conflict with easements for access or use. The design of the subdivision would not conflict with easements for access or use. Access to both parcels would be provided by public streets. There are no access easements in the area that would be affected by the subdivision. (8) That a proposed subdivision of land which is subject to a contract executed pursuant to the Williamson Act. The proposed subdivision of land is not subject to a contract executed pursuant to the Williamson Act in that the project site is not under a Williamson Act contract. (9) That the discharge of waste from the proposed subdivision into an existing community sewer system would result in violation of existing requirements. The discharge of waste from the proposed subdivision into an existing community sewer system would not result in violation of existing requirements in that the West Valley Sanitary District operates a sewer line in this area of Herriman Avenue. Trees The site does have some protected sized trees with the potential of being impacted by future construction. The applicant will be required to submit for arborist review and clearance as part of a future design review application if it includes removals of any ordinance sized trees. City Department/Outside Agency Review This Tentative Parcel Map was forwarded for review to the Saratoga Public Works Department, the City Arborist, and the following agencies. No concerns or objections have been received. • Santa Clara County Fire Department • West Valley Sanitary District • Pacific Gas and Electric • San Jose Water Company • Saratoga Union School District Neighbor Notification A public notice was sent to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. The Community Development Department received letters from the residents of 13810 and 13811 Beaumont Avenue (Attachment #2). Both residents have project related concerns related to vehicle parking and vehicle access to Herriman Avenue. The project was originally submitted as a three-lot tentative map but was revised to a two-lot tentative map to comply with the City’s Subdivision standards. The existing lot has two driveways on Herriman Avenue associated with the circular driveway and these two access points to Herriman Avenue are to remain with each driveway serving the individual parcels. In addition, both parcels will be required to have an enclosed two car garage and additional vehicles can be parked in each driveway. 10 Report to the Planning Commission 20034 Herriman Avenue– Application # SUB20-0001 April 14, 2021 Page | 6 A previous tenant of 20034 Herriman Avenue was renting out space within the dwelling to numerous persons which was determined to be an unsafe living situation when investigated by the City. That situation was discontinued and all the structures on site are currently vacant and the property is for sale. The enclosed letters received from the residents of 13811 Beaumont Avenue include their comments related to the former tenant renting out rooms and the effects of parking on adjacent streets. At the meeting of February 10, 2021, a representative from the Beaumont Thelma Neighborhood Association provided public comments on the project. It was brought to the Commission’s attention that the project site has been for sale for an extended period of time, that historically there has been noise and parking problems on Beaumont and Herriman Avenues and the subdivision could worsen these issues, and for these reasons the Planning Commission should not approve the application. ENVIRONMENTAL DETERMINATION The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15315 (Minor Land Divisions) because the project is 1) dividing property in an urbanized area that is zoned for residential use into four or fewer parcels, 2) the project is in conformance with the General Plan and Zoning Ordinance, 3) no variances or exceptions are required, 4) all services and access to the proposed parcels to local standards are available, 5) the parcel was not involved in a division of a larger parcel within the previous two years, and 6) the parcel does not have an average slope greater that 20 percent. ATTACHMENTS 1. Resolution No. 21-002 2. Neighbor Comments 3. Proposed Tentative Map 11 RESOLUTION NO: 21-002 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING TENTATIVE PARCEL MAP APPLICATION SUB20-0001 20034 HERRIMAN AVENUE (APN# 397-25-080) WHEREAS, on August 25, 2020, an application was submitted by John Christol requesting Tentative Parcel Map approval to subdivide an approximately 43,887 square foot parcel located at 20034 Herriman Avenue into two lots. Parcel One would be 33,767 square feet and Parcel Two would be 10,118 square feet. Both parcels would have frontage on Herriman Avenue. All existing structures on the site would remain except for the attached garage for the primary dwelling which would be demolished and reconstructed as a detached garage. No other development is proposed. The site is zoned R-1-10,000 (Single Family Residential) with a General Plan Designation of Medium Density Residential (M-10). WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA), and recommends that the Planning Commission determine this project exempt pursuant to section 15315 (Minor Land Divisions). WHEREAS, on February 10, 2021, Planning Commission opened the public hearing, took public comments on the project, and continued the project to the meeting of April 14, 2021. WHEREAS, on April 14, 2021, 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 to section 15315 (Minor Land Divisions) because the project is 1) dividing property in an urbanized area that is zoned for residential use into four or fewer parcels, 2) the project is in conformance with the General Plan and Zoning Ordinance, 3) no variances or exceptions are required, 4) all services and access to the proposed parcels to local standards are available, 5) the parcel was not involved in a division of a larger parcel within the previous two years, and 6) the parcel does not have an average slope greater that 20 percent. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use LU 1.1 which provide that the city shall continue to be predominantly a community of single-family detached residences; Land Use Policy LU 1.3 which provides that the city shall ensure that existing undeveloped sites zoned single-family detached residential remain so designated; 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; Policy LU2.1 which states that non-residential development shall be confined to sites presently designated Attachment 1 12 on the General Plan Map for non-residential uses; and Goal LU 12.1 which states the importance of protecting the City’s historic and cultural resources. Section 4: The project is consistent with the Saratoga City Code in that the Planning Commission shall not approve any tentative map if the commission finds the proposal supports any of the required nine findings [Municipal Code Section 14-20.070(b)]. Staff has provided evidence, which does not support the findings. Section 5: The City of Saratoga Planning Commission hereby approves SUB20-0001 and located at 20034 Herriman Avenue, subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 14th day of April 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Chair, Planning Commission 13 1 Exhibit 1 CONDITIONS OF APPROVAL APPLICATION NO. SUB20-0001 20034 HERRIMAN AVENUE (APN 397-25-080) A. 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. 2. 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. 3. Conditions may be modified only by the Planning Commission unless modification is expressly otherwise allowed by the City Code including but not limited to Sections 15-80.120 and/or 16- 05.035, as applicable. 4. The City shall mail to the Owner and Applicant a notice in writing, on or after the time the Resolution granting this Approval is duly executed containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). THIS APPROVAL OR PERMIT SHALL EXPIRE SIXTY (60) DAYS AFTER THE DATE SAID NOTICE IS MAILED IF ALL PROCESSING FEES CONTAINED IN THE NOTICE HAVE NOT BEEN PAID IN FULL. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the Community Development Director certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 5. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga Zoning Regulations incorporated herein by this reference. 6. 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 14 2 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 from the Community Development Director, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. B. COMMUNITY DEVELOPMENT 7. An application for Design Review shall be submitted for any new single-family home to be constructed on Parcel Two. 8. The applicant shall submit for Arborist Review for any future Design Review application that includes proposed removals of any ordinance sized trees per Saratoga Municipal Section 15-50. 9. The attached garage of the primary dwelling unit shall be demolished and a new detached garage in the general location as depicted on the Tentative Map shall be constructed prior to the recordation of the final map. An application for Design Review for the detached garage shall be submitted and approved prior to recordation of the final map. 10. The tentative map shall expire 24 months from the date on which it was approved unless a final map is approved by the City Council prior to the date of expiration. An extension of the expiration date may be granted by the Planning Commission for a period not exceeding 36 months. The application for extension with the payment of a fee shall be filed prior to the expiration date. Extension of tentative map approval is not a matter of right and the Planning Commission may deny the application. C. WEST VALLEY SANTITATION DISTRICT 15. The developer is required to pay all applicable fees prior to the recordation of the Final Map. The fees will be determined upon submittal of the improvement plan. District approval will be in the form of sewer connection permits after payment of fees. D. PACIFIC GAS AND ELECTRIC 16. The developer is to submit a completed application for service, approved site, utility and elevation plans, appropriate engineering, and pay all fees prior to gas and electric service being provided. All necessary Public Utilities Easements or Rights of Way must be secured by the applicant prior to the installation of service. The gas and electric service facilities will be installed under the applicable rules and tariffs in effect at the time of application. E. ENGINEERING 17. Prior to submittal of the Final Map to the City Engineer for examination, the owner (applicant) shall cause the property to be surveyed by a Licensed Land Surveyor or an authorized Civil Engineer. The submitted map shall show the existence of a monument at all external property corner locations, either found or set. The submitted map shall also show monuments set at each 15 3 new corner location, angle point, or as directed by the City Engineer, all in conformity with the Subdivision Map Act and the Professional Land Surveyors Act. 18. The owner (applicant) shall submit four (4) copies of a Final Map in substantial conformance with the approved Tentative Map, along with the additional documents required by Section 14- 40.020 of the Municipal Code, to the City Engineer for examination. The Final Map shall contain all of the information required in Section 14-40.030 of the Municipal Code and shall be accompanied by the following items: a. Two copies of map checking calculations. b. Preliminary Title Report for the property dated within ninety (90) days of the date of submittal for the Final Map. c. Two copies of each map referenced on the Final Map. d. Two copies of each document/deed referenced on the Final Map. e. Two copies of any other map, document, deed, easement or other resource that will facilitate the examination process as requested by the City Engineer. 19. The owner (applicant) shall pay a Map Checking fee, as determined by the City Engineer, at the time of submittal of the Final Map for examination. 20. Interior monuments shall be set at each lot corner either prior to recordation of the Final Map or some later date to be specified on the Final Map. If the owner (applicant) chooses to defer the setting of interior monuments to a specified later date, then sufficient security as determined by the City Engineer shall be furnished prior to Final Map approval, to guarantee the setting of interior monuments. 21. The owner (applicant) shall provide Irrevocable Offers of Dedication for all required easements and/or rights-of-way on the Final Map, in substantial conformance with the approved Tentative Map, prior to Final Map approval. Additional easements for storm water drainage and treatment facilities shall be dedicated on the Final Map as needed. 22. The owner (applicant) shall pay a Subdivision Improvement Plan Checking fee, as determined by the Public Works Director, at the time Improvement Plans are submitted for review. 23. The owner (applicant) shall furnish Improvement Securities in accordance with Section 14- 60.020 of the Municipal Code in the manner and amounts determined by the Public Works Director prior to Final Map approval. 24. The owner (applicant) shall furnish a written indemnity agreement and proof of insurance coverage, in accordance with Section 14-05.050 of the Municipal Code, prior to Final Map approval. 25. The owner (applicant) shall secure all necessary permits from the City and any other public agencies, including public and private utility providers, prior to commencement of subdivision improvement construction. Copies of permits other than those issued by the City shall be provided to the City Engineer. 26. The owner (applicant) shall pay the applicable Park Development fee prior to Final Map 16 4 approval. 27. Prior to Final Map approval, the owner (applicant) shall furnish the City Engineer with satisfactory written commitments from all public and private utility providers serving the subdivision guaranteeing the completion of all required utility improvements to serve the subdivision. 28. Per City Municipal Code § 14-30.030(a) future projects on the site will be reviewed in accordance with the most recent and up to date which are jointly administered by CDD and DPW. Disposition and treatment of stormwater shall comply with the applicable requirements of the National Pollution Discharge Elimination System ("NPDES") Permit issued to the City of Saratoga and the implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program (collectively the "NPDES Permit Standards"). Prior to issuance of Zoning Clearance for a Demolition, Grading or Building Permit for this Project, a Stormwater Management Plan shall be submitted to the Community Development Director for review and approval demonstrating how all storm water will be retained on-site and in compliance with the NPDES Permit Standards. If not all stormwater can be retained on-site due to topographic, soils or other constraints, and if complete retention is not otherwise required by the NPDES Permit Standards, the Project shall be designed to retain on-site the maximum reasonably feasible amount of stormwater and to direct all excess stormwater away from adjoining property and toward stormwater drains, drainageways, streets or road right-of- ways and otherwise comply with the NPDES Permit Standards and applicable City Codes. 29. Prior to submittal of the Final Map to the City Engineer for examination, the owner (applicant) shall cause the property to be surveyed by a Licensed Land Surveyor or an authorized Civil Engineer. The submitted map shall show the existence of a monument at all external property corner locations, either found or set. The submitted map shall also show monuments set at each new corner location, angle point, or as directed by the City Engineer, all in conformity with the Subdivision Map Act and the Professional Land Surveyors Act and City Municipal Code § 14- 25.020. 30. 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. 31. The owner (applicant) shall enter into agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and/or erosion related conditions. 32. Conditions Requested by Other Agencies or Utilities. Applicant shall comply with all conditions regarding improvements, whether on-site or off-site requested by other Agencies or Utilities having jurisdiction over the project. Such agencies include but are not limited to the Santa Clara Valley Water District and Regional Water Quality Control Board. Prior to issuance of city permits, the applicant must present evidence of permit approval by any such agencies, as required for any activities within jurisdictional areas of said agencies. 17 Attachment 2 18 From:Joe Fanali To:Christopher Riordan Subject:20034 Herriman Ave Date:Thursday, October 1, 2020 5:03:27 PM Attachments:New rules for Saratoga Parking and Rentals.docx CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Hi Christopher: Thank you for calling yesterday and discussing the proposed subdivision of 20034 Herriman Ave. We have summarized some of the concerns we had discussed during our phone call below: 1. We are very concerned with the plans for three houses to be built on 20034Herriman Ave. Will there be enough parking on the property to accommodate all ofthe vehicles at each home because there is no street parking on Herriman? The new residents will start parking on Beaumont again. (This was a major safety issue for theneighborhood in the past with many people, parking cars, and crossing the streetcoming and going on that corner.) The code requires each house have a two cargarage but these potential 4-5 bedroom mansions may have extra vehicles thatshould have space on each property to accommodate them all.(See attached). 2. The way the houses are shown on the plot map, Lot 1 and Lot 2 have driveways into Herriman Ave., it gives the impression that thereare no turn arounds on the two properties so that cars would have to back out of thedriveways directly on to the street. This would very dangerous. The sidewalk forSaratoga High school and Redwood middle school children is in front of the property and Herriman is a busy, congested street with traffic, walkers and bikers all day andnight. 3. In the issue of driveways, according to my math (with your help) the frontage on Herriman Ave. is approximately 185 feet. This is waytoo small to handle the three driveways (Lot 1, Lot 2 and access to Lot 3) directly ontoHerriman for reasons stated above. (Busy street, kids walking). Is there some way to(1) put Lot 2’s driveway on the Lot 3 access road. (2) Or better yet, put the Lot 3access road down the middle between Lot’s I and 2. Lot 1 and Lot 2 and Lot 3driveways will all be on the Lot 3 access road. This would reduce the 3 driveways onHerriman to only one, and may make more parking space available. 4. The lot 3 is problematic because the lot is slanted, bringing up major construction, drainage, service and utility issues. Why not just sub-divide into just two large lots? It’s better for the environment and a better look forSaratoga. 5. Just a note, in the middle of Herriman and Beaumont Ave, there is a mass of electrical wiring and service cables that should becorrected before adding any more to them. The trees in front of this property arehanging over the road and are being hit by garbage trucks and large vehicles. Theymay break off and fall down. Thank you for your time and please keep us informed of the subdivision progress. We 19 are very interested in what happens there. Joe and Ruth Fanali 13811 Beaumont Ave 408-867-9458 20 21 22 23 24 HERRIMAN AVENUEBEAUMONT AVENUE170.46'254.34'LANDS OF SVAGSM, L.P. 2-LOT TENTATIVE PARCEL MAP C1TITLE SHEET PLANS FOR2-LOT TENTATIVE PARCEL MAPSHEET INDEXSHEET NO.DESCRIPTIONGENERAL NOTES1. THIS TOPOGRAPHIC MAP REPRESENTS SURFACE FEATURES ONLY.2. CONTOUR INTERVAL IS 1-FOOT WITH SPOT ELEVATIONS.3. BENCHMARK IS CITY OF SARATOGA DATUM.BENCHMARK #7 RM32 ELEV. = 413.40'4. PROPERTY LINES SHOWN ARE RECORD DATA.5. ALL GRADING SHALL BE IN ACCORDANCE WITH THE SOILS REPORTPREPARED FOR THIS PROJECT.6. AREAS AROUND HOUSE ARE TO BE GRADED TO HAVE MINIMUM 2% SLOPEAWAY FROM FOUNDATION.7. MAINTAIN NATURAL DRAINAGE PATTERN AND EXISTING SHEET-FLOW.8. ALL DOWNSPOUTS SHALL HAVE A SPLASH BOX AND DIVERT WATER AWAYFROM BUILDING INTO LANDSCAPED AREA & BIO-RETENTION AREAS.LOCATION MAPSEE SHEET C3 FOR SITE SPECIFICSA.D.= Area DrainAC. or A.C. = Asphalt ConcreteB.C.= Begin CurveB.S.L.= Building Setback LineC. & G.= Curb and GutterC.B.= Catch BasinC.O.= Clean OutC.T.= Common TrenchCL= CenterlineConc.= ConcreteD/W= DrivewayE.C.= End CurveE.P.= Edge of PavementEx. or Exist. = ExistingF.F.= Finish FloorF.H.= Fire HydrantF.L.= Flow LineF.O.C. = Face of CurbFnd.= FoundHoriz.= HorizontalInv.= InvertIP.= Iron PipeL.F.= Linear FeetL.L.= Lot LineM.H.= ManholeMax.= MaximumMin.= MinimumMon.= MonumentN.T.S. = Not To ScaleNAT.= NaturalP.R.C. = Point of Reverse CurveP.S.E.= Public Service EasementPav.= PavementPL or Prop. = Property LineR/W= Right-of-WayR.C.P. = Reinforced Concrete PipeS.D.= Storm DrainS.D.E. = Storm Drain EasementS.S.= Sanitary SewerS.S.E. = Sanitary Sewer EasementS/W= SidewalkT.C.= Top of CurbTel.= TelephoneTP= Top of PavementW= WaterW.M.= Water MeterJ.P.= Joint PoleF.I.= Field InletS= SlopeC.P.= Concrete PipeRet.= RetainingV.C.P. = Vitrified Clay PipeC.PT.= Control PointABBREVIATIONSC1TITLE SHEET - EXISTING CONDITIONSC3SITE PLAN - SITE SPECIFIC (NEW 2-LOTS)C2SITE PLAN - DEMOLITION PLANC4GRADING AND UTILITY PLAN (CONCEPTUAL)VICINITY MAPOWNER: SVAGSM, L.P. (JOHN CHRISTOL)PROPERTY ADDRESS: 20034 HERRIMAN AVENUEEXISTING ZONING: R-1-10,000NET ACREAGE: 1.0075 Ac.23272 BLUE HERON LOOPLINCOLN, CA 95648SARATOGA, CA 95070EXISTING USE: SINGLE FAMILY RESIDENTIALSTORM:SANITARY:WATER: SAN JOSE WATER COMPANYGAS: P.G.&E.ELECTRIC: P.G.&E.TELEPHONE: AT&TCABLE TV: COMCASTA.P.N.397-25-080GENERAL NOTESAND EXISTING SHEET FLOWPROPOSED ZONING: R-1-10,000CITY OF SARATOGAEXISTING IN HERRIMAN AVENUEWEST VALLEY SANITATION DISTRICTEXISTING IN HERRIMAN AVENUE & ON-SITEEXISTING IN HERRIMAN AVENUE & ON-SITE EXISTING IN HERRIMAN AVENUE & ON-SITEEXISTING IN HERRIMAN AVENUE & ON-SITEEXISTING IN HERRIMAN AVENUE & ON-SITE EXISTING IN HERRIMAN AVENUE & ON-SITE PROPOSED USE: SINGLE FAMILY RESIDENTIAL EXISTING CONDITION (916) 434-7784P.S.D.E. = Private Storm Drain EasementGROSS ACREAGE: 1.0075 Ac.PLAN VIEWLANDS OF SVAGSM, L.P.1.0075 AC (Net)AVERAGE NATURAL SLOPES = 0.00229 x I x LAFORMULATOTAL NET SITES = 6.49%S = 0.00229 x 1 x 2,8641.01SITE IS OF RECORD: REMAINDER OF TRACT NO. 1574SITEENGINEER: SEE TITLE BLOCKEXISTING LOT SIZELOCATIONGROSS1.0075SITENET1.0075ACRESSITEAttachment 325 26 HERRIMAN AVENUEBEAUMONT AVENUELOT 1LOT 2LANDS OF SVAGSM, L.P. 2-LOT TENTATIVE PARCEL MAP C3SITE PLAN - SITE SPECIFIC NOTES1.ALL NEW UTILITIES SHALL BE PLACED UNDERGROUND.PLAN VIEWSITE CONSTRAINTS (R-1-10,000)NEW 2-LOTS AVERAGE NATURAL SLOPES = 0.00229 x I x LAFORMULALOT 1S = 7.31%S = 0.00229 x 1 x 2,4750.7752AVERAGE NATURAL SLOPES = 0.00229 x I x LAFORMULALOT 2S = 3.83%S = 0.00229 x 1 x 3890.2323LOT 1LOT 2GENERAL NOTES1. THIS TOPOGRAPHIC MAP REPRESENTS SURFACE FEATURES ONLY.2. CONTOUR INTERVAL IS 1-FOOT WITH SPOT ELEVATIONS.3. BENCHMARK IS CITY OF SARATOGA DATUM.BENCHMARK #7 RM32 ELEV. = 413.40'4. PROPERTY LINES SHOWN ARE RECORD DATA.5. ALL GRADING SHALL BE IN ACCORDANCE WITH THE SOILS REPORTPREPARED FOR THIS PROJECT.6. AREAS AROUND HOUSE ARE TO BE GRADED TO HAVE MINIMUM 2% SLOPEAWAY FROM FOUNDATION.7. MAINTAIN NATURAL DRAINAGE PATTERN AND EXISTING SHEET-FLOW.8. ALL DOWNSPOUTS SHALL HAVE A SPLASH BOX AND DIVERT WATER AWAYFROM BUILDING INTO LANDSCAPED AREA & BIO-RETENTION AREAS.FRONT SETBACKSIDE SETBACK25'10' FIRST FLOOR15' SECOND FLOORREAR SETBACK25' FIRST FLOOR35' SECOND FLOORALLOWABLE SITE COVERAGE AND MAXIMUM FLOOR AREALOCATIONLOT 2MAX. SITE COVERAGEMAX. FLOOR AREA4,050 S.F. + (78x19) = 5,532 S.F. 3,200 S.F. + (170x1) = 3,370 S.F.10,118 x 60% = 6,071 S.F.33,767 x 60% = 20,260 S.F.LOT 1S.F.S.F.LOT 1LOCATIONLOT 2178.57'85.00'87.98'90.08'260.65'115.00'FRONTAGEAT R/WWIDTH DEPTHLOT DIMENSIONSPROPOSED PARCEL SIZESLOCATIONLOT 2NET33,767 10,118LOT 1S.F. S.F.TOTAL5,898STRUCTURE FLOOR AREALOCATIONSQUAREFEETEX. HOUSE NEW GARAGE4,020484EX. GAME ROOM380EX. ADU & CABANA960EX. TOOL SHED54EX. STRUCTURES TOTAL5,414ADU CREDIT-800TOTAL FLOOR AREA5,098MAXIMUM ALLOWED FLOOR AREA: 5,532 S.F.88SITE COVERAGELOCATIONSQUAREFEETEX. STRUCTURESEX. BRICK WALKWAY5,414218EX. POOL & DECK1,872NEW GARAGE484EX. AC DRIVEWAY1,675NEW AC DRIVEWAY219EX. CONCRETE WALKWAY, PATIOS & STEPS1,133TOTAL SITE COVERAGE11,103MAXIMUM ALLOWED SITE COVERAGE: 20,260 S.F.NEW BRICK WALKWAYLOT 1LOT 127 28 CITY OF SARATOGA Memorandum To: Saratoga Planning Commission From: Christopher Riordan, Senior Planner Date: April 14, 2021 Subject: SUB20-0001, 20034 Herriman Avenue The attached public comment for SUB20-0001, 20034 Herriman Avenue was provided after the staff report was prepared. Attachment 1 – Public Comment email from property owner at 13811 Beaumont Avenue. 29 1 4/12/2021 SUB20-0001; 20034 Herriman Avenue (397-25-080) I understand that we have just only three minutes to provide our input to the sub-division plan for 20034 Herriman Ave. At this time we plan on attending the meeting however we also decided to write it down. Also we gave Chris Riordon a several documents to give to you that this letter might help bring some clarity. Frankly, we are opposed to this 2-lot sub-division as proposed because it promotes the bad behavior that happened on this property in the past. History: Four or five years ago, John Christol, leased or rented this property to a person. This person turned the property into an illegal boarding house and rooms-to-rent business. We were told this person seldom lived on the property, only came once a month to collect the rent. We were also told by the police and fireman at one point there at least 20+ people living on the property. There were people sleeping in closets, and in plywood divided common space made into bedrooms. Along with the many people, there were many cars, and because there was no parking on Herriman Ave, the cars spilled over onto Beaumont Avenue. At one time there were at least 8 cars of the sub-renters parked all the way down Beaumont. We once had three cars parked in front of our house in a space enough for only two cars. There was a frequent turn-over of new sub-renters and cars on Beaumont. At times it was difficult to back-out of our driveway, a safety hazard for people dropping their kids off at Saratoga High school in the mornings and kids walking to school. The Beaumont-Herriman intersection is busy enough without this added hazard. Besides the parking issue, the police were called to the property dozens of times for “domestic disturbances” and other issues. We had no idea why the police were called and we were concerned for our own safety. This was a nightmare for us and our neighbors on Beaumont that went on for three years. We wrote a letter to the City describing the situation but never heard anything. We talked to the police several times when they were called to the property, they could do nothing. Finally in September 2019, to our relief someone put a stop to this illegal business. So we do not want this past bad behavior on this property reoccurring in the future. Current Proposal: John Christol wrote a letter to the neighbors on Beaumont last year on his intentions on sub-diving the property into a 3-lot plan (already rejected by the Planning Commission), and this 2-lot option. (We think Chris may have included this in our documents). Anyway I have shown it below: 30 2 *** *** We recently talked to John and he did say he was selling the entire property to one buyer, not keeping any part. That’s very good. But, what of the new owner? The way this 2-Lot plan is proposed, as mentioned above, the sub-leasing concept can be used as a sales pitch to potential new owners and as also mentioned it is prime for cars spilling over into Beaumont Ave. As we have mentioned several times, this 2-Lot plan will encourage the spillover of parked cars on Beaumont Ave and possibly the bad behavior that occurred in the past, thus we are opposed to it. Some Proposal Suggestions: In the document solicited from all the surrounding neighbors as required by the Planning Commission, (Chris Riordon has included that among our documents), we suggested some alternate solutions. One suggestion is to divide the parcel into two large 20,000+ square foot lots. There would be more than enough room on each lot for a beautiful large home and maybe a granny unit with enough parking on the property for the extra cars. This would be a good sales pitch in selling the property. It would also provide a potential for 4 new housing units instead of one. And at a time where Saratoga may be required to provide 1700 new housing units over a 9 year period, this would be an excellent start. 31 3 The 3-lot plan as proposed initially, modified by adding a shared driveway for Lot 2 and Lot 3, should be reconsidered. All the current structures would be destroyed and three new single family houses would be built with no street parking issues. This would be the best solution for everybody! Three new houses for Saratoga, no on-street parking issues for the Beaumont neighbors, and easier to sell. General Suggestion on Parking: We would also like to take this time to offer another suggestion to the Planning Commission. In fact, we have already submitted the proposal some time ago (via Erwin Ordoñez). Anyway, you may have a copy of this but we include it here: *** 7/24/2016 Parking Codes and Regulation Needs to be changed or controlled The city needs to look at and reevaluate the street parking codes and guidelines to make changes with respect to the growth and new activity happening in the Golden Triangle (and probably other areas). 1. Immediately needs action: Any new structure should make adequate room on their property for the number of bedrooms in the house to accommodate the parking for their cars. Right now we see the land being filled with large houses which can and will cause chaos in the streets in the Golden Triangle neighborhoods. This has and will be making the streets busier and dangerous for the school children, walkers, bikers and drivers. These new huge structures are taking over the streets by permanently parking their vehicles in areas that other residents may use in front of their homes for their visitors and workers. There is a similar issue with renting out rooms. With respect to renting out rooms. How many renters are you allowed to rent in your home? When do you decide it is a business? How many cars are allowed to be on the streets from one household? 1. The rules or codes that need to be enforced: The resident (owner) should have adequate parking on their property to accommodate every renter or person who lives there that has a car. Cars should only be parked on their land or in front of their property. This is a small town not a large busy city. Are you looking at what this is causing to happen to the streets? This chaos does not help to keep a happy, neighborly community with respect for others. These are suggestions for making and keeping Saratoga a happy beautiful place. Ruth and Joe Fanali 13811 Beaumont Ave. Saratoga, Ca. *** Require new houses to have enough parking on the property or in front of the property (if parking is allowed) to accommodate at least one space per bedroom. Thus a 5 bedroom home should have 5 parking spots on the property and/or on the street in front of the property. If not a new code, why not make it a suggestion to contractors building new homes? 32 4 Conclusion: You may think we are over-reacting but if you lived through those three years we mentioned above you might understand our concerns. We believe this 2-Lot plan as proposed is not safe or good for the neighborhood and the better solutions suggested should be considered. However, if the current 2-Lot proposal gets approved anyway, there must be adequate parking spaces provided on Lot 2 (the larger lot) to accommodate for the potential number of vehicles (8-10) so that there will be no spillover of parked cars on Beaumont Ave. Thank you for letting us voice our opinion. Ruth and Joe Fanali 13811 Beaumont Ave. Saratoga, CA 33 REPORT TO THE PLANNING COMMISSION 14920 Sobey Road Meeting Date: April 14, 2021 Application: PDR20-0012 / ARB20-0056 Address/APN: 14920 Sobey Road / 397-04-071 Property Owner: Creston Dr LLC From: Debbie Pedro, Community Development Director Report Prepared By: Victoria Banfield, Associate Planner 34 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval to construct a new 6,621 square foot two- story single-family home. The project also includes an 800 square foot detached accessory dwelling unit. Eight protected trees are proposed for removal. STAFF RECOMMENDATION Adopt Resolution No.21-006 approving the proposed residence subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning Commission is required because the project includes a structure over eighteen feet in height. PROJECT DATA Gross/Net Site Area: 46,041 sq. ft. gross site area / 40,048 net site area Average Site Slope: 4.3% General Plan Designation: RVLD (Residential Very Low Density) Zoning: R-1-40,000 Proposed Allowed/Required Site Coverage Residence/Garage/Overhangs Accessory Dwelling Unit Driveway/Walkway/Pool/Patio Total Proposed Site Coverage 5,940 sq. ft. 800 sq. ft. 8,063 sq. ft. 14,803 sq. ft. 16,218 sq. ft.* Floor Area First Floor Living Area Second Floor Living Area Attached Garage Accessory Dwelling Unit Total Proposed Floor Area 3,769 sq. ft. 2,256 sq. ft. 597 sq. ft. 800 sq. ft. 7,422 sq. ft. 7,422 sq. ft.* Height 26’ 26’ Setbacks Front: Right Side: Left Side: Rear: 1st Floor 2nd Floor 44’1” 61’9” 21’8” 38’8” 47’1” 62’2” 76’4” 106’11” 1st Floor 2nd Floor 30’ 30’ 20’ 25’ 25’ 30’ 20’ 20’ Grading Cut 490 CY Fill 1,008 CY Export 518 CY No grading limit in the R-1-40,000 zoning district *Includes an additional 800 sq.ft. site coverage and floor area allowance for an ADU pursuant to City Code Section 15-56.025(a)(5)(b) and an additional 10% site coverage and floor area allowance for a deed restricted ADU pursuant to City Code Section 15-56.025(a)(2). 35 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property is located on the eastern side of Sobey Road, south of Spring Brook Lane. The site is located in the R-1-40,000 zoning district and is currently developed with a single-story residence, detached garage, four detached accessory structures, and a swimming pool. The surrounding uses consist of single-family residences to the east, west, north, and south. Fifteen (15) trees, which are protected by the Saratoga City Code, were inventoried on the site by the project arborist. Project Description The proposed project would include the demolition of the existing single-story residence, detached garage, four detached accessory structures, and swimming pool, and the construction of a new two-story 6,621 square foot single-family residence, 800 square foot detached accessory dwelling unit, and a swimming pool. The 4,366 square foot first floor of the residence would consist of a foyer, living room, dining room, family room, kitchen, theater room, two bedrooms, three bathrooms, and a 597 square foot three-car garage. The 2,256 square foot second floor would consist of four bedrooms, a laundry room, and four bathrooms. Two balconies are proposed on the second floor facing the rear yard. The balconies will be located approximately 107 feet and 118 feet from the rear property line. Additional trees are proposed to be planted along the rear property line to provide privacy screening. Architecture/Design The project would have a modern architectural style. Exterior materials and colors would consist of off-white stucco walls, dark brown wood siding, dark gray and black trim, and dark gray metal roofing. The variety of exterior materials and roof structures provides architectural articulation to break up the mass of the home. The applicant has provided a color and materials board (Attachment 7). Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Stucco (off-white) Wood Siding (dark brown) Windows Aluminum-clad wood (black) Balcony Glass Doors Metal (black) and Glass Roof Metal (dark gray) Trees The project arborist inventoried fifteen (15) trees on the site, which are protected. Eight (8) protected trees, which are in poor condition and in conflict with the project, are proposed for removal. One (1) American sweetgum, two (2) Beefwood trees, one (1) Weeping willow, one (1) Pear, one (1) English hawthorn, one (1) Colorado blue spruce, and one (1) Plum tree have been deemed necessary for removal by the project arborist in order to construct this project due to tree condition and conflict 36 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 4 with designs. These eight (8) trees meet the City’s criteria allowing them to be removed and replaced as part of the project. All protected trees to remain in the vicinity of the project will be protected prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $94,500 and install tree protection fencing on the site. Details of the arborist report findings and descriptions of the trees to be removed and preserved are included in the Arborist Report (Attachment 2). Landscaping The majority of the existing landscaping is proposed to remain with additional bark used for ground coverage. The applicant is also proposing to plant twenty-five (25) new trees on the site. The trees will be of the evergreen species Prunus caroliniana (Carolina Cherry Laurel) or similar, which grow approximately 3 feet per year and reach an average height of 20-30 feet. The trees are proposed to be planted along the rear property line, exterior side property line, and interior side property line between the existing trees on the site to provide additional privacy screening. Geotechnical Review This project is located within a liquefaction zone, therefore, a Geotechnical Review was required. The City’s Geotechnical Consultant reviewed the Geotechnical Report provided by the applicant and has recommended approval of the project with conditions (Attachment 3). FINDINGS The findings required for issuance of a Design Review Approval pursuant to City Code Section Article 15-45.080 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: a. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding can be made in the affirmative in that the project minimizes changes to the contours of the site. Grading will be limited to the location of the new residence, pool, and ADU, as well as contouring the site as necessary to direct water to landscaped 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 City Arborist has determined that the eight (8) protected trees proposed for removal are in poor condition and in conflict with the project. 37 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 5 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 second story has a proposed height that 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. The two rear- facing balconies will be located approximately 107 feet and 118 feet from the rear property line and additional trees are proposed to be planted along the rear property line to provide privacy screening. 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, fitting with the context of other residences within its vicinity. The project includes architectural elements consistent with the Modern 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 the proposed asphalt driveway. The majority of the existing front landscaping is proposed to remain with additional bark used for ground coverage. 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. 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. 38 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 6 This finding is not applicable as the project is not on a hillside lot. The project is not located on a ridgeline, and will not affect any significant hillside features or community viewsheds. Neighbor Notification and Correspondence A public notice was sent to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. The applicant submitted four (4) completed neighborhood notification forms, two (2) of which had no negative project related comments. One (1) neighbor expressed concerns with privacy and another one (1) neighbor expressed concerns with construction parking and cleanliness, as well as privacy (Attachment 4). The City also received two additional comment letters from the same two neighbors once story poles were installed (Attachment 5). The neighbor at 14880 Sobey Road, which is located to the north of the project site across a 20-foot ingress/egress easement, expressed concerns with privacy, as well as access to the ADU. The neighbor at 14908 Sobey Road, which is located to the east of the project site and shares the rear property line with the site, expressed concerns with privacy. In response to privacy concerns, the applicant has proposed to plant twenty-five (25) new evergreen trees along the rear property line, exterior side property line, and interior side property line to provide additional privacy screening between existing trees on the site. The new trees will be 10-12 feet in height at the time of planting, as required by Condition of Approval #6 in Attachment 1. The neighbor at 14908 Sobey Road confirmed that their privacy concerns have been addressed with the addition of the privacy screening. Regarding parking and access for the accessory dwelling unit, per Saratoga Municipal Code Sec. 15-56.025(a)(10), the ADU must be served by the same driveway access to the street as the main dwelling. The project plans show the driveway access to the main dwelling is on Sobey Road and not on the private street. A second driveway for the ADU is not permitted. Pursuant to Article 15-56 of the City Code, the proposed ADU is in compliance with the City’s development standards and is not subject to discretionary review by the Planning Commission. Article 15-56 permits a two-bedroom ADU that is up to 1,000 square feet in size and up to 16 feet in height to be located as close as 4 feet to the rear and side property lines. The proposed two-bedroom ADU is 800 square feet in size, 15’ 6” in height and has proposed setbacks of 10 feet from the exterior side property line and 25 feet from the rear property line. 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 a single-family residence and small structures 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. 21-006 2. Arborist Report 3. Geotechnical Clearance 39 Report to the Planning Commission 14920 Sobey Road – Application # PDR20-0012 / ARB20-0056 April 14, 2021 Page | 7 4. Neighbor Notification Forms 5. Neighbor Comment Letters 6. Story Pole Certification 7. Material Board 8. Project Plans 40 At RESOLUTION NO: 21-006 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR20-0012 AND ARBORIST REPORT ARB20-0056 14920 SOBEY ROAD (APN 397-04-071) WHEREAS, on October 22, 2020 an application was submitted by Creston Dr LLC requesting Design Review approval to construct a new 6,621 square foot two-story single-family home located at 14920 Sobey Road (APN 397-04-071). The project also includes an 800 square foot detached accessory dwelling unit. Eight 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 April 14, 2021 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 proposed materials, colors, and details enhance the architecture in a well-composed manner. Attachment 1 41 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 2 Section 5: The City of Saratoga Planning Commission hereby approves PDR20-0012 and ARB20-0056 located at 14920 Sobey Road (APN 397-04-071), 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 14th day of April 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 42 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR20-0012 AND ARB20-0056 14920 SOBEY ROAD (APN 397-04-071) 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. 43 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 4 COMMUNITY DEVELOPMENT DEPARTMENT 5. 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 applicant shall plant twenty-five (25) screening trees on the site along the rear property line, exterior side property line, and interior property line. The screening trees will be of an evergreen species, such as Prunus caroliniana (Carolina Cherry Laurel), or similar, with a yearly growth rate of approximately 3 feet per year and shall be 10-12 feet in height at the time of planting. 7. 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. 8. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans date stamped February 18, 2021. 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. 9. 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. 10. In order to comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 11. 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. 44 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 5 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. 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. 45 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 6 CITY ARBORIST 18. All requirements in the City Arborist report dated February 2, 2021 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING 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 PDR20-0012, 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: a. Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. b. The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm 46 14920 Sobey Road Application # PDR20-0012 / ARB20-0056 Resolution #21-006 Page | 7 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. c. City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 27. Prior to the 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. Prior to the Building final, all Public Works conditions shall be completed per approved plans. 30. 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. 31. Upon completion of the rough grading work and at the final completion of the project the final grading reports are to be submitted to the City per section 16-17.150 of the City Municipal Code. BUILDING DEPARTMENT SUBMITTAL 32. 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 February 2, 2021 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. 47 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.ARB20-0056 Phone: (508) 479-9540 Address:14920 Sobey Rd Email: daniel.jackman@davey.com Owner:Creston Dr LLC APN:397-04-071 Date: February 2, 2021 PROJECT SCOPE: The applicant has submitted plans to demolish an existing one story home, detached garage and pool in order to build a new two story home with an attached garage, a detached ADU and pool. Eight trees (#9, #11-14, 16, 21, & 29) that are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 Tree security deposit – Required - $94,500 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Trees #9, #11, #12, #13, #14, #16, #21 & #29 are approved for removal once building permits have been issued. Replacement trees – Required = $11,600 Attachment 2 48 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 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 American sweetgum (tree #9), 2 Beefwood trees (#11-12), 1 Weeping willow (#13), 1 Pear (#14), 1 English hawthorn (#16) 1 Colorado blue spruce (#21) and 1 Plum tree (#29) have been deemed necessary for removal by the project arborist in order to construct this project due to tree condition and conflict with designs. 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 New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15-50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1.The Tree Condition Table, and the Tree Protection Plan from the arborist report by Kevin Kielty dated January 10, 2021; 2.The Project Data in Brief, the Conditions of Approval, and the Map Showing Tree Protection from this report dated February 2, 2021. 2 Tree No. Species Criteria met Comments 9 Sweetgum 2, 9 Codominant, in conflict with design 11 Beefwood 1, 2, 9 Low vigor, in conflict with design. 12 Beefwood 2, 9 Low vigor, in conflict with design. 13 Weeping Willow 1 Poor condition, in conflict with design. 14 Pear 1 Very poor condition, in conflict with design. 16 English Hawthorn 1, 2, 9 Poor condition, in conflict with design. 21 Colorado Blue Spruce 2, 9 Poor condition, in conflict with design. 29 Plum 1 Dead tree. 49 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 Attachment 1 Continued: TREE INFORMATION Project Arborist: Kevin Kielty Date of Report: January 10, 2021 Number of protected trees inventoried: 15 Number of protected trees requested for removal: 8 A table summarizing information about each tree is below. Table 1: Tree information and appraisal from submitted arborist report date 1/10/2021. 3 50 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 * Trees #1-3 are located on a neighboring property. ** Protected trees #9, #11-14, #16, #21, & #29 are proposed for removal. *** Trees #6-7, #15, #19-20 & #23 are not protected trees in the City of Saratoga. Table 2: Tree appraisal from submitted arborist report date 1/10/2021. * Trees #1-3 are located on a neighboring property. ** Protected trees #9, #11-14, #16, #21, & #29 are proposed for removal. *** Trees #6-7, #15, #19-20 & #23 are not protected trees in the City of Saratoga. ****Appraisal values for trees #9 & #13 were taken from the arborist report dated 10/8/2020. 4 Total Value of Appraised Protected Trees to Remain: $94,500 Total Value of Removals (Required Replacement): $11,600 Required Security Deposit (100%): $94,500 51 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 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. 5 52 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 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 Condition Table, and the Tree Protection Plan from the arborist report by Kevin Kielty dated January 10, 2021 copied onto a plan sheet. b.Shall include the Project Data in Brief, the Conditions of Approval, and the Map Showing Tree Protection from this report dated February 2, 2021 copied onto a plan sheet. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $94,500 for tree(s) #1-5, #8, #10, #17, #18, #22, & #24-28. 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 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, or adjacent to trees protected with straw wattle, 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. 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 6 53 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 7.Work inside fenced areas: a.Requires a field meeting and approval from City Arborist before performing work. b.Requires Project Arborist on site to monitor work. 8.Project Arborist: a.Shall be Kevin Kielty unless otherwise approved by the City Arborist. b.Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks thereafter. A letter/email shall be provided to the City after each inspection which documents the work performed around trees, includes photos of the work in progress, and provides information on tree condition during construction. c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. 9.The Project Arborist shall be on site to monitor all work within: a.5 feet of trees #4, #10, & #24 b.6 feet of trees #5 & #8 c.8 feet of tree #22 d.11 feet of trees #1-3 & #27 e.14 feet of tree #17 & #25 f.16 feet of trees #26 & #28 g.22 feet of tree #18 10.Tree removal: a.Trees #9, #11, #12, #13, #14, #16, #21 & #29 meet the criteria for removal and may be removed once building division permits have been obtained. 11.New trees: a.New trees equal to $11,600 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 7 54 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 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. 8 55 14920 Sobey Rd City of Saratoga Arborist Review February 2, 2021 Attachment 4: Map Showing Tree Protection: 9 56 CITY of SARATOGA 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408)868-1274 MEMORANDUM TO: Victoria Banfield, Associate Planner DATE: February 22, 2021 FROM: Cotton, Shires and Associates, Inc., City Geotechnical Consultant SUBJECT: Supplemental Geotechnical Peer Review (S6051A) RE: Creston Dr LLC; Main Residence, Pool, and Additional Dwelling Unit GEO21-0003 14920 Sobey Court At your request, we have completed a geotechnical peer review of the subject application using: •Response to Town Review (letter) prepared by GeoForensics Inc., dated February 8, 2021; and •Geotechnical Investigation (report) prepared by GeoForensics Inc., dated October 2, 2020. In addition, we have reviewed pertinent technical documents and maps from our office files. DISCUSSION We understand the applicant proposes to demolish the existing single-family residence and accessory structures, and construct an approximately 6,621 square foot, single-family, two-story residence with attached 3-car garage. Associated site improvements include an 800 square-foot additional dwelling unit (ADU) and pool. Estimates of project grading quantities include 490 cubic yards of cut and 1,008 cubic yards of fill, including landscape improvements. Maximum fill depths are noted as approximately 2.3 feet on provided civil plans. In our prior peer review letter dated January 27, 2021, we recommended the Project Geotechnical Consultant provide geotechnical recommendations for the proposed additional dwelling unit and pool, consider completing additional liquefaction evaluations, and also review proposed drainage designs for conformance with their recommendations. We refer to our prior memorandum for a description of the site conditions and completed geotechnical investigations. CONCLUSIONS AND RECOMMENDED ACTION The proposed development is constrained primarily by strong seismic ground shaking, relatively shallow groundwater, and the potential for liquefaction. The Project Geotechnical Consultant has provided supplemental geotechnical recommendations for the additional dwelling unit, pool and drainage system that are in general conformance with the prevailing standard of practice in the area. We understand the Project Geotechnical Consultant has investigated the upper 24.5 feet of site soils and concludes that the geotechnical engineering characteristics of the soils preclude liquefaction. They consequently conclude that the risk of Attachment 3 57 Victoria Banfield February 22, 2021 Page 2 S6051A liquefaction impacting the safety of the proposed structures is low. We recommend approval of Geotechnical Clearance of the subject permit applications with the following conditions attached: 1. Geotechnical Plan Review- The Project Geotechnical Consultant shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site surface and subsurface drainage improvements and design parameters for foundations elements and pool shells) to ensure that the plans, specifications and details accurately reflect the consultants’ recommendations. The results of the plan review shall be summarized by the Project Geotechnical Consultant in a letter and submitted to the City Engineer for review prior to issuance of building permits. 2. Geotechnical Construction Inspection - The Project Geotechnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and observations of foundation and pool shell excavations prior to the placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to Final (as-built) Project Approval. . LIMITATIONS This supplemental geotechnical peer review has been performed to provide technical advice to assist the City in its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. DTS:CS:TS 58 Attachment 4 59 60 61 62 63 To: City of Saratoga Planning Commission 3/16/21 From: Martin and Kristina Finkbeiner – 14880 Sobey Rd Regarding build plans for 14920 Sobey Rd Dear Sirs/Madams, Firstly, we would like to reiterate our thoughts which were expressed during the initial plan acknowledgement process. The proposed plans which at that time did not include any adjunct structure, showed what appears to be a beautiful contemporary home, much larger and prominent than the existing dwelling on the property. We fully understand the desire and expectation for the upgrading of the property and building a showcase home, as this is a common occurrence with turnover in our neighborhood. For the most part we are seeing larger homes being built with acceptable placement and designs which fit the landscape and accommodate the existing feel and setting which is a hallmark of the Sobey area. We noted that the primary structure seems a bit large and prominent for the lot, destroys many beautiful mature trees to build out, and creates an imposition to the setting and privacy of our yard. That said we simply asked that consideration be given to install new mature trees in a way to buffer and create natural partition and barrier between our properties as to maintain the comfortable feel of privacy and separation which has been the feature of this semi-rural oasis. Recently we have been made aware of the addition of an adjunct structure to the plans. Separate structures such as pool cabanas and small guest houses are not new to the are a, and for the vast majority have been integrated into lot designs in a way which enhances the property with minimal if any imposition to the neighboring homes. Our neighbors to the east have added a structure close to our lot line which demanded our installing a line of trees to preserve the security and isolation of our property on that side. This adjunct ruling is new, and I believe it is appropriate for the city to weigh in on how this is to be done and not allow it to become a precedence which destroys the look and feel of our neighborhood, which is the very selling point and value which we sought out when deciding to relocate here. As we now see the orange outline screens that have been set up, it exposes the proposed adjunct as a looming structure, placed as near to our property as permitted, which commands view from the most lived in portions of our home, and stands large over our main lounging and entertaining area for which we have spent many hundreds of thousands of dollars to make our sanctuary. It’s placement, height and size have no precedence in any of the properties in our area, which we walk and hike on an almost daily basis. To us it is an aberration, and should not be permitted as proposed. We ask that consideration be given for lowering its height, moving its placement, and insuring mature non- deciduous landscaping be done to appropriately shield from its exposure. It is also our expectation that all access to and parking for this property is entirely through the front side directly on Sobey Rd and not through any access or provision made on the easement access road. Thank you RECEIVED 3/18/2021 Martin and Kristina Finkbeiner Attachment 5 64 From:Smita Hashim To:Imran Hashim Cc:Victoria Banfield Subject:Re: Proposed new two-story residence at 14920 Sobey Road Date:Friday, March 26, 2021 8:14:58 AM CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Victoria Thank you again for reaching out to us. Imran and I have discussed further and we have 3 primary concerns: Balcony from the main house looks into our backyard. Owners can address by moving to side view and planting privacy trees that are already grown or lowering height or removing balconies. The second dwelling unit is right next to our front yard and tall. This really feels intrusive. I understand the city allows a second unit very close to the fence but this unit can be moved further away from us and/or made lower. Furthermore, given proximity to our fence, it seems unlikely privacy trees can be used. The choice to place the unit next to us far away from the 14920 entry seems designed to compromise our privacy rather than the convenience of entry for second unit residents. As a sub point - Here I also recommend the city of Saratoga look into refining second dwelling unit guidelines to take into account height and size of the property. 14920 is large property Swimming pool designed for 14920 will be directly visible from top of our property where we have a sitting area and owner should consider privacy there for themselves and also consider our line of sight Please also note these as our formal objections for city hearing. Please also pass along to the new owner along with our emails to contact and discuss. Additionally our neighbors on the street would also like to have a say and would like to be contacted. They are especially concerned about the second unit placement leading to the easement being used for parking. There is also general concern around the height of the proposed structure overall. Please do contact them as well. Thank you Smita 65 117 Bernal Rd. #70-336, San Jose, CA 95119 • 408.772.4381 • Email: oscar@osunaengineering.com March 17, 2021 Job No. 2011 Building Department 13777 Fruitvale Ave Saratoga, CA 95070 Re: Story Pole Certification – 14920 Sobey Rd, Saratoga CA To Whom It May Concern, This letter is to certify that the story poles for the project mentioned above were installed to the correct location and elevation per the Architectural plans prepared by Safei Design Group, dated 10-22-2020. Please let us know if you have any questions. Sincerely, Oscar Osuna, M.S., P.E., P.L.S. President RCE C70829 PLS L8921 Attachment 6 66 ScaleProject numberDateDrawn byChecked by1/15/2021 12:30:20 PMA100.1MATERIAL BOARD14920CRESTONDR. LLC14920 SOBEY10-22-2020AuthorCheckerMaterial/Color Board FOR 14920 SOBEY RD. SARATOGAANTIQUE SAWN FAUX WOOD FAÇADES PROVIDED BY HTTPS://MODERN-MATERIALS.COM/1FRONT PERSPECTIVE VIEW 2CLOPAY METAL & GLASS GARAGE DOORMARVIN SIGNATURE ULTIMATE SERIESALUMINUM CLAD WOOD WINDOWS WITH BLACK EXTERIOR AND INTERIOR TRIM*GLASS STAIRSUPLIESFRAMELESS RAILING AT REAR MASTERAND BEDROOM BALCONY (SPECSPROVIDED ON SHEET A9.0** ROOFING MATERIAL TO BE TORCHDOWN GAF ROOFING MATERIAL FOR FLAT ROOFSFOR DOORS, WINDOWS AND OTHER SPECIFICATIONS PLEASE REFERENCE SHEETS A9.0-A9.3FLEETWOOD PIVOT FRONT DOORAttachment 767 ScaleProject numberDateDrawn byChecked by1/15/2021 12:30:20 PMA100.2GARAGE DOORS14920CRESTONDR. LLC14920 SOBEY10-22-2020AuthorChecker68 ScaleProject numberDateDrawn byChecked by1/15/2021 12:30:20 PMA100.3WINDOWS14920CRESTONDR. LLC14920 SOBEY10-22-2020AuthorChecker69 ScaleProject numberDateDrawn byChecked by1/15/2021 12:30:20 PMA100.4LOWER ROOF14920CRESTONDR. LLC14920 SOBEY10-22-2020AuthorCheckerPROPOSED METAL ROOF COLOR AT FAMILY ROOM70 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:07:28 AMA0.01Coversheet1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSSSITETRACT MAPVICINITY MAPDRAWING INDEXARCHITECTURAL:A0.01 COVERSHEET T1 TOPOGRAPHIC SURVEYA0.1 NOTES & FLOOR AREA DIAGRAMA1 SITE PLAN (E) + (P)A1.1 SITE PLAN (P)A1.2COVERAGE DIAGRAMA1.3STREETSCAPE ELEVATIONSA1.4 ADJACENT STRUCTURESA2 1ST LEVEL FLOOR PLANA2.1 2ND LEVEL FLOOR PLANA2.023D PERSPECTIVESA2.2ELEVATIONS -RENDEREDA2.3 ELEVATIONS -RENDEREDA2.4ELEVATIONSA2.5ELEVATIONSA2.6WINODW AND DOOR SCHEDULEA2.04SECTIONSA2.05 SECTIONSA4 ROOF PLANA7ACCESSORY DWELLING UNITA8PHOTO SURVEYA8.1PHOTO SURVEYA8.2PHOTO SURVEYA9.0-9.4SPECSSCOPE OF WORK1. DEMOLISH EXISTING SINGLE FAMILY RESIDENCE &ACCESSORY STRUCTURES ON SITE 2. CONSTRUCT AN A NEW SINGLE FAMILY HOME WITH THREE CAR GARAGE 3. CONSTRUCT A NEW 800 SF. ADU4. REMOVE 9 TREES IN NOTED AREAS ON SHEET A1.2PROJECT INFORMATIONLOT AREA +/-46041 SF.NET LOT AREA +/-40048 SF.ALLOWABLE BUILT AREA :6000 SFPLUS 1000 SF. (40048 SF = 41K -> 20X1)= 20 SFPLUS 10% BONOUS FOR DEEDRESTRICTED ADU602SFPLUS 800 SF. ADU 800 SFTOTAL ALLOWABLE BUILT AREA: 7422 SF TOTAL PROPOSED COVERAGE (IMPERVIOUS):14003 SF34.98%MAX ALLOWABLE IMPERVIOUS COVERAGE @35% FOR 40048 LOT 14016.8 SFFIRST FLOOR BUILT AREA INC. GARAGE: 4,365.65 SFSECOND FLOOR BUILT AREA:2255.78 SFGARAGE: 596.79 SFADU: 800.00 SFTOTAL (P) BUILT MAIN HOUSE: 6621.43SFTOTAL (P) BUILT MAIN HOUSE + ADU: 7421.43 SFTOTAL (P) HABITABLE AREA MAIN HOUSE:6024.64SFTOTAL (P) HABITABLE AREA INCL. ADU:6,824.64SFEXISTING CONDITIONS:(E) MAIN HUOSE:2389 SF(E) GARAGE:1069 SF(E) ACCESSORY STRUCTURES759 SFTOTAL EXISTING BUILT AREA: 4217 SFTOTAL EXISTING IMPERVIOUS AREA:10,140 SFEXISTING HOME YEAR BUILT:1947LEGAL INFORMATIONPARCEL NUMBER:397-04-071ZONING CODE: R1-40K SINGLE-FAMILYOCCUPANCY: R-3/UDESCRIPTION: SINGLE FAMILY + ADURESIDENTIAL HOMEAPPLICABLE CODES 2019: CBC, CFC, CPC, CMCCRC, CEC, CAL GREEN LOS ALTOS MUNICIPAL CODEALONG WITH ALL OTHER LOCAL AND STATE LAWS AND REGULATIONS,AND SARATOGA MUNICIPAL CODECONSTRUCTION TYPE: VBUNDER SEPERATE DEFERRED SUBMITTAL PERMIT:AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SUBMITTED DIRECTLY TO SANTA CLARA CO. FIRE DEPT. BY CALIFORNIA LICENSED (C-16)CONTRACTOR. DEFERRED SUBMITAL:No. Description Date1FRONT PERSPECTIVESETBACK GUIDELINES (CORNER LOT)REQUIRED PROPOSEDFRONT30 FT.44'- 1.5"REAR: 20 FT.76'-4"1ST FL. INT. SIDE20 FT.21' -8"2ND FL. INT. SIDE25 FT.38'-8"1ST EXT. SIDE25 FT.47'-1.5"*2ND EXT. SIDE30 FT.63'-7.5"**20' EASEMENT REDUCED FROM FRONT PROPERTY SETBACK - AND 10' FROM EXTERIOR SIDE SETBACK** LOT SLOPE: 4.3%MAX BUILT HIGHT SHALL NOT EXCEED 26' CIVIL:C1 C2 C3 C4 BMP.BEST MANAGEMENT PRACTICESMAIN HOUSE HEIGHT TABLE:ADU HEIGHT TABLE:96.6 97.4 97.00 15'-6" 14003 SF IMPERVIOUS 5940 40461890 2127 44'-1" 20'-0" 20'-0" 100.35 126.33' (MAX HEIGHT 25'-11.5")112.5 (MAX HEIGHT 15'-6")14003 RECEIVED 2/18/2021Attachment 871 72 21' - 0"10' - 6"20' - 6"27' - 5"47' - 6"27' - 6"25' - 4"6' - 7"19' - 0"29' - 6"17' - 6"58' - 10"H220.25 I562.041306.25J KLGF468.67125.08516.251166.8619' - 10"AREASFABCDEFGH231.25622.37357.0575.17469.991166.86516.25220.5562.041306.25468.67125.08MAIN HOUSETOTAL6621.43ADU800TOTAL (P)BUILT7421.43MAX ALLOWED : 6622(6000+20+602=6622)MAIN HOUSE HABITABLE AREA6,024.64TOTAL (P) HABITABLEAREA+ ADU6,824.64596.79 SFGARAGE3 CAR GARAGE2ND FLFLOOR2ND FL2ND FL2ND FL2ND FL1ST FL1ST FL1ST FL1ST FL1ST FL1ST FL1ST FLTOTAL 1ST FL : 4,365.65 SFTOTAL 2ND FL : 2255.78 SFMAIN HOUSE + ADUMAIN HOUSE -GARAGE6621.43-596.79IJKLM39.02ND FL.WINDOW SEAT@ MASTER CL.** NOTE AREA "M" IS EXCLUDED FROM FAR CALCULATIONS AS IT IS WINDOW SEAT -ELEVATED FROM FINISHED FLOOR15' - 0"15' - 5"31' - 11"19' - 6"21' - 0"22' - 10"20' - 7"29' - 0"19' - 10"17' - 0"231.25 SFAB622.37357 SFC575.17 SFD469.99 SFEM39.0403.42 SF396.32 SF34' - 4"11' - 9"10' - 10"36' - 7"34' - 4"TOTAL 800 SF. (799.74 SF) ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1/8" = 1'-0"2/14/2021 6:07:30 AMA0.1Notes1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorChecker1. BUILT-IN SHELVING & CABINETRY, VERIFY DESIGN WITH OWNER & ARCHITECT. 2. SUNKEN SUMP PUMP COLLECTION SYSTEM FOR EXTERIOR STORMWATER COLLECTION & DISCHARGE FROM LIGHTWELL SURFACE DRAINS UP TO SURFACE DRAINAGE AND RETENTION SYSTEM, SEE ALSO CIVIL PLANS. 3. (N) BATHROOM FIXTURES & FINISHES, KOHLER OR EQUAL PLUMBING. CERAMIC TILE FLOORING & SHOWER ENCLOSURE. VERIFY ALL SELECTIONS, FINISHES, ACCESSORIES,ETC. WITH OWNER. 4. AT ALL SHOWERS AND TUBS WITH SHOWERS: A. WALL COVERINGS SHALL BE PORTLAND CEMENT CONCRETE, CERAMIC OR STONE TILE, OR APPROVED EQUAL TO 80" ABOVE DRAIN. MATERIALS OTHER THAN STRUCTURAL ELEMENTS SHALL BE MOISTURE RESISTANT. B. VERIFY FINISH MATERIALS, SEE INTERIOR DESIGN PLANS. C. INSTALL HOT-MOP SHOWER PAN @ ALL SHOWERS (TYPICAL). BASE MATERIAL BENEATH SHOWER PAN TO SLOPE TO DRAIN PER 2019 CPC 411.8. VERIFY DRAIN LOCATION W/ OWNER. D. TEMPERED GLASS @ WINDOW AND SHOWER ENCLOSURE. SHOWER DOORS & ENCLOSURES SHALL BE FRAMELESS, TEMPERED, 3/8" GLASS, VERIFY W/ OWNER.E. SHOWERS AND TUB/SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE THERMOSTATIC MIXING OR PRESSURE BALANCE TYPE ADJUSTED TO 120 DEGREES MAXIMUM. F. ALL SHOWER COMPARTMENTS SHALL HAVE A MINIMUM FINISHED INTERIOR OF 1024 SQ IN. AND SHALL ALSO BE CAPABLE OF ENCOMPASSING OF 30 INCH CIRCLE. 5. LAUNDRY ROOM HOOK-UPS AND CONNECTIONS, CABINETRY & COUNTERTOPS, VERIFY SELECTIONS, APPLIANCES SPECS, ETC. PER OWNER. 6. LOWERED CEILING AT HALLWAY AND SECONDARY SPACES, FOR MECHANICAL DUCTING PATHWAYS, VERIFY FINAL FINISHED CEILING HEIGHTS TO COORDINATE WITH MECHANICAL DESIGN PRIOR TO CONSTRUCTION. 7. AT SOFFIT OF USABLE SPACES BELOW STAIRS, PROVIDE 5/8" TYPE "X" GYP.BD. FOR ONE-HOUR FIRE PROTECTION. 8. INTERIOR AND EXTERIOR STEPST NOT TO EXCEED 7.75" CALIFORNIA ENERGY CODE REQUIREMENTS FOR NEW HOMES:PER CEC 150(O), PROVIDE CONTINUOUS MECHANICAL WHOLE HOUSE EXHAUST OR SUPPLY VENTILATION WITH OUTSIDE AIR PER MINIMUM LEVELS IN TABLE 4.1A OR EQUATION 4.1A, FOR COMPLIANCE WITH ASHRE STANDARD 62.2 FOR INDOOR AIR QUALITY IN LOW RISE RESIDENTIAL. PER EQUATION 4.1A : (CONDITIONED AREA X 0.03) + [ 7.5 X ( # BEDROOMS +1 )] = [6,417.1 X 0.03] + [7.5 X (6+1)] = 245 CFMINSTALL (4) PANASONIC WHISPER GREEN PICK-A-FLOW SPEED SELECTOR WITH TOP FLOW @ 110 CFM VENTILATION FAN AT FOUR LOCATIONS. SET SPEED AT 62 CFM EACH AND HAVE THEM FULL-TIME OPERATED AND TO PROVIDE A LABEL AT FAN CONTROL SWITCH READING: "FAN TO BELEFT ON FOR INDOOR AIR QUALITY".KEY NOTESGENERAL NOTES:VERIFY ALL HARDSCAPE AT LANDSCAPE LAYOUTS AND FINISHES WITH OWNER. EXTERIOR WALLS: PAINTED SMOOTH STUCCO FINISH. (VERIFY SELECTIONS/OPTIONS W/ OWNER) 2X6 WALL FRAMING AT EXTERIOR INSULATED WALLS FOR R-21 ENVELOPE. SEE STRUCTURAL PLANS FOR SHEAR WALL AND HOLDDOWN LOCATIONS & NAILING. INTERIOR WALLS -5/8" GYP. BD. ON 2X4 STUDS @ 16"O.C. U.N.O. SEE STRUCTURAL PLANS FOR SHEAR WALL AND HOLDDOWN LOCATIONS & NAILING. (2X6 MIN. AT PLUMBING WALLS). 5/8" TYPE 'X' GYPSUM BOARD AT ALL GARAGE SEPARATION WALLS & CEILING IN ENCLOSED SPACE UNDER STAIRS. ALL WINDOWS & FRENCH DOORS TO BE WOOD FRAME, ALUMINUM CLAD, DUAL-PANE, W/ DIVIDED LIGHTS AS SHOWN ON ELEVATIONS. PROVIDE TEMPERED GLASS AT ALL GLAZED DOORSAND GLAZING WITHIN 24" OF A DOOR OR WITHIN 18" OF FINISHED FLOOR. PROVIDE TEMPERED GLAZING AT WINDOWS AT SHOWERS AND ABOVE BATHTUBS. FRAMING CONTRACTOR SHALL CAREFULLY REVIEW ALL ELECTRICAL, MECHANICAL, & STRUCTURAL PLANS AND CONSIDER ALL ISSUES IN LOCATION OF SIGNIFICANT BEAMS AND LAYOUT OF FLOOR & CEILING JOISTS TO ACCOMMODATE LIGHT CANS, PLUMBING, MINIMIZE HEADING OFF, CENTER FLOOR REGISTERS W/ DOORS, ALIGN CHUTES & CHASES, ETC.SEE ALSO DIMENSION PLAN SHEETS. ALL DIMENSIONS ARE TO FACE OF STUD OR CENTERLINE OF WINDOW/DOOR, TYP. U.N.O. VERIFY ALL CRITICAL DIMENSIONS AT EXISTING ELEMENTS IN FIELD PRIOR TO FRAMING. ANY CONFLICTS OR DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO FURTHER PROGRESS. VERIFY FINISH SELECTIONS, BASEBOARD,CEILING TRIM, AND DOOR & WINDOW CASINGS W/ OWNER IN FIELD. PROVIDE BLOCKING AS NECESSARY. VERIFY PAINT AND COLOR SECTIONS W/ OWNER IN FIELD. MECHANICAL CONTRACTOR TO VERIFY ALL AIR DUCTS, CHASES, LOCATIONS, CONFIGURATIONS, ETC. WITH FRAMING CONTRACTOR DURING FOUNDATION WORK, PRIOR TO FRAMING. PLACE DUCTS OUT OF THE WAY IN ATTICS, CRAWLSPACES, ETC. ALL UNDERGROUND AND ABOVE-GROUND WATERPROOFING & FLASHING DETAILS PER WATERPROOFING SPECIALIST SUBCONTRACTOR.-BUILDING ADDRESSES FOR MAIN BUILIDING & ADU SHALL COMPLY WITH SECTION R319 CRC.-REQUIRED FIRE BLOCKING TO BE INSTALLED IN LOCATIONS PER R302.11CRC.-ALL SHOWERS DOORS TO BE MINIMUM 22" WIDE, AND TO SWING OUT OF THE SHOWER STALL.-PROVIDE 1/2 GYPSUM ON ALL WALLS AND CEILINGS FOR ENCLOSED USABLE SPACES UNDER-STAIRS.-ALL GUARDRAILS TO HAVE A MINIMUM HEIGHT OF 42"-TYVEK® HOMEWRAP® -PAPER TO BE USED UNDER ALL SIDING MATERIAL -THE MAXIMUM SPACING OF PICKETS IS 4" ON CENTER. THE SPACE BETWEEN THE BOTTOM RAIL OF THE GUARD SHALL NOT EXCEED 4".-BASEMENT CONSTRUCTION: ALL WOOD IN CONTACT WITH BASEMENT WALLSARE REQUIRED TO BE PRESSURE TREATED AND PROPERLY FIRE BLOCKEDGENERAL NOTES CONTINUEDALL GRADING, EARTHWORK, FOUNDATION PREPARATION, AND DRAINAGE SUBJECT TO RECOMMENDATIONS IN THE SOILS REPORT BY SILICON VALLEY SOILS ENGINEERING. (REPORT DATE: APRIL 2018)SOILS ENGINEER SHALL OBSERVE AND TEST GRADING INCLUDING SUB GRADE PREPARATION TO VERIFY THAT THE CONTRACTOR MEETS THE RECOMMENDED MATERIAL QUALITY, MOISTURE CONDITIONING, AND COMPACTION REQUIREMENTS. SOIL ENGINEER SHALL OBSERVE THE FOOTING EXCAVATIONS PRIOR TO THE PLACEMENT OF REINFORCING STEEL TO CONFIRM THAT THE FOUNDATIONS ARE FOUNDED IN UNDISTURBED, FIRM NATURAL SOILS AND AT THE MINIMUM DEPTH OR DEEPER.SEE CIVIL DRAWINGS FOR ALL GRADING AND DRAINAGE WORK, UTILITY CONNECTIONS AND DETAILS. VERIFY ALL HARDSCAPE AND SITE FINISH MATERIALS AND SELECTION WITH OWNER PRIOR TO CONSTRUCTION. SEE LANDSCAPE PLANS FOR ALL NEW PANTING AND IRRIGATION SYSTEMS. MAINTAIN MINIMUM 5% SLOPE AWAY FROM FOUNDATION AT LANDSCAPE AREAS, MINIMUM 2% SLOPE AWAY AT PAVED AREAS WITHIN 5’OF STRUCTURE.SETBACK VERIFICATION WILL BE REQUIRED BY A LICENSED SURVEYOR OR CIVIL ENGINEER TO VERIFY THE LOCATION OF STRUCTURE ON THE PROPERTY AND DOCUMENTATION SHALL BE SUBMITTED TO THE CITY BUILDING DEPARTMENT PRIOR TO FOUNDATIONINSPECTIONVERIFY SPERATE ENCROACHMENT PERMIT APPROVALS PER CITY FOR ANY WORK WITHIN THE RIGHT OF WAY.BEFORE EXCAVATION CALL U.S.A.CONTRACTOR IS RESPONSIBLE FOR LOCATION AND VERIFICATION OF ALL EXISTING UNDERGROUND UTILITIES. UNDERGROUND SERVICE ALERT (USA) SHOULD BENOTIFIED FOR ASSISTANCE IN THIS MATTER AT (800) 227-2600, 48 HOURS PRIOR TO ANY CONSTRUCTION. THE (USA) AUTHORIZATION NUMBER SHALL BE KEPT AT THE JOBSITE. LOCATION AND CHARACTER OF ANY UTILITIES IF SHOWN HERON ARE APPROXIMATE AND TAKEN FROM A COMBINATION OF SURFACE STRUCTURAL OBSERVATION AND/OR RECORDS OF THE CONTROLLING AGENCY. KAL DESIGN GROUP DOES NOT ASSUME RESPONSIBILITY FOR THE LOCATION OF ANY EXISTING UTILITIES OR OTHER UNDERGROUND FEATURESSUCH AS VAULTS, TANKS, BASEMENTS, BURIED OBJECTS, ETC.EGRESS WINDOW & DOORS -CRC 310 NOTE:ALL EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE:ā THE BOTTOM OF THE OPENING SHALL NOT BE MORE THAN 44 INCHESABOVE THE FLOOR.ā MINIMUM NET CLEAR OPENING HEIGHT OF 24”AND WIDTH OF 20.”ā MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET (5.0 AT GRADE LEVEL)NOTE: IN ORDER TO MEET THE MINIMUM CLEAR OPENING OF 5.7 SQUAREFEET, EITHER THE WIDTH OR HEIGHT, OR BOTH, MUST EXCEED THE MINIMUMDIMENSION (SEE FIGURE BELOW). THE NET CLEAR OPENING DIMENSIONSREQUIRED SHALL BE OBTAINED BY THE NORMAL OPERATION OF THEEMERGENCY ESCAPE AND RESCUE OPENING FROM THE INSIDE.-SHOWER WALLS TO BE PROTECTED UPTO 72" PER SECTION R307 CRC.-SAFTY GLASS REQUIRED WINDOWS AND DOORS TO BE LABELED WITH SG.R311.7.1 WIDTH. STAIRWAYS SHALL BE NOT LESS THAN 36 INCHES (914 MM)IN CLEAR WIDTH AT ALL POINTS ABOVE THE PER-MITTED HANDRAIL HEIGHTAND BELOW THE REQUIRED HEADROOM HEIGHT. HANDRAILS SHALL NOTPROJECT MORE THAN 41/2 INCHES (114 MM) ON EITHER SIDE OF THESTAIRWAY AND THE CLEAR WIDTH OF THE STAIRWAY AT AND BELOW THEHANDRAIL HEIGHT, INCLUDING TREADS AND LANDINGS, SHALL BE NOT LESSTHAN 311/2 INCHES (787 MM) WHERE A HANDRAIL IS INSTALLED ON ONE SIDEAND 27 INCHES (698 MM) WHERE HANDRAILS ARE PROVIDED ON BOTHSIDES.R311.7.2 HEADROOM. THE HEADROOM IN STAIRWAYS SHALL BE NOT LESSTHAN 6 FEET 8 INCHES (2032 MM) MEASURED VERTI-CALLY FROM THESLOPED LINE ADJOINING THE TREAD NOSING OR FROM THE FLOORSURFACE OF THE LANDING OR PLATFORM ON THAT PORTION OF THESTAIRWAY.ALL HANDRAILS TO BE CONTINUOUS FOR ALL STAIRS OR STEPS WITH 4 ORMORE RISERSR13 WALLS -WINTER DESING U VALUE 0.101 , 1" AIR GAP BETWEEN 12"CONCRETE PARAMETER PROPERLY FIRE BLOCKED ANY WOOD IN CONTACTWITH CONCRETE TO BE PRESSURE TREATED.ADDITIONAL NOTES:1. REQUIRED FIRE BLOCKING TO BE INSTALLED IN LOCATIONS PER R302.11CRC.2. NEW ADDRESS TO BE PROVIDED 659A SPARGUR DR. TO BE ASSIGNED TO THE ADU AND POSTED VISIBLY AND CLEARLY PRIOR TO FINAL INSPECTION AND REQUIRED FOR FINAL OCCUPANCY OF THE UNIT.3. THE ADU UNIT SHALL HAVE AN INDEPENDENT ELECTRICAL SUB-PANEL, SEWER, AND WATER SUPPLY.4. ALL NEW EXTERIOR WALLS TO BE 2X6 FRAMING TO ALLOW THE R-19 INSULATION PER ENERGY CALCULATIONS.5. CONTRACTOR TO PROVIDE LANDINGS OUTSIDE OF ALL EXTERIOR DOORS WITH MINIMUM WIDTH OF 36". MAXIMUM STEP OUTSIDE OF THE DOOR TO BE 7-¾”.6. CONTRACTOR TO PROVIDE ½”GYPSUM BOARD TO BE INSTALLED ON THE GARAGE SIDE EXTENDING TO THE UNDERSIDE OF THE ROOF SHEATHING PER TABLE R302.6 CRC.7. THE GARAGE DOOR BETWEEN DWELLING UNIT TO BE A MINIMUM 1- Ǫ”SOLID CORE WITH A SELF CLOSER OR A 20 MINUTES MINIMUM RATED ASSEMBLY.8. EGRESS WINDOW & DOORS -CRC 310 NOTE:ALL EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE: ā THE BOTTOM OF THE OPENING SHALL NOT BE MORE THAN 44 INCHES ABOVE THE FLOOR. ā MINIMUM NET CLEAR OPENING HEIGHT OF 24”AND WIDTH OF 20.”ā MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET (5.0 AT GRADE LEVEL) NOTE: IN ORDER TO MEET THE MINIMUM CLEAR OPENING OF 5.7 SQUARE FEET, EITHER THE WIDTH OR HEIGHT, OR BOTH, MUST EXCEED THE MINIMUM DIMENSION (SEE FIGURE BELOW). THE NET CLEAR OPENING DIMENSIONS REQUIRED SHALL BE OBTAINED BY THE NORMAL OPERATION OF THE EMERGENCY ESCAPE AND RESCUE OPENING FROM THE INSIDE.9. ALL NEW STUCCO INSTALLATION TO BE A MINIMUM 3-COAT SYSTEM WITH (2) LAYERS OF GRADE D PAPER AND A CONTINUOUS WEEP SCREED PER SECTION R703.7CRC.10. ADHERED VENEER TO COMPLY WITH SECTION R703.12 CRC WITH REQUIRED FLASHING PER SECTION R70312.2CRC.11. COOL ROOF TO BE INSTALLED AS PER TITLE 24 CALCULATIONS.a. DEVELOP A PLAN TO MANAGE STORM WATER DRAINAGE CONSTRUCTION PER CALGREEN SECTION 4.106.2b. PLAN AND DEVELOP GRADING AND PAVING PLAN TO KEEP SURFACE WATER AWAY FROM BUILDING PER CALGREEN SECTION 4.106.3c. SUBMIT CONSTRUCTION WASTE MANAGEMENT PLAN PER CALGREEN SECTION (4.408.2) (OR IN ACCORDANCE WITH THE LOCAL ORDINANCE). DIVERT A MINIMUM OF 60% OF CONSTRUCTION WASTE TO CITY RECOLOGY CENTER OR SALVAGE PERSECTION (4.408.1)d. DUCT SYSTEMS ARE SIZED AND DESIGNED WITH EQUIPMENT SELECTED PER SECTION (4.507.2). HVAC SYSTEM INSTALLERS MUST BE TRAINED, AND CERTIFIED, AND SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED.e. AT PROJECT COMPLETION, PROVIDE A COPY OF THE OPERATIONS AND MAINTENANCE MANUAL TO THE BUILDING OCCUPANT OR OWNER ADDRESSING ITEMS 1 THROUGH 10 IN SECTION 4.410.1 f. PROTECT ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, & CONDUITSAT EXTERIOR WALLS AGAINST THE PASSAGE OF RODENTS (4.406.1). g. COVER DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENTOPENING DURING CONSTRUCTION (4.504.2.1). h. ADHESIVES, SEALANTS, CAULKS AND OTHER TOXIC COMPOUNDS USED DURING CONSTRUCTION SHALL BE COMPLIANT WITH VOC LIMITS (4.504.2.1).i. PAINTS, STAINS AND OTHER COATING SHALL BE COMPLIANT WITH VOC LIMITS (4.504.2.2). j. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT WEIGHTED MIR LIMITS FOR ROC AND TOXIC COMPOUNDS (4.504.2.3).k. CARPET AND CARPET SYSTEMS SHALL BE COMPLIANT WITH VOC LIMITS (4.504.3). l. MINIMUM 80% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH THE VOC EMISSION LIMITS PER SECTIONS (4.504.4). m. PARTICLE BOARD, MEDIUM DENSITY FIBERBOARD (MDF) AND HARDWOOD PLYWOOD USED IN INTEIOR FINISH SYSTEMS SHALL COMPLY WITH LOW FORMALDEHYDE EMISSION STANDARDS (4.504.5). n. INSTALL CAPILLARY BREAK VAPOR RETARDER AT SLAB ON GRADE FOUNDATIONS. (4.505.2) o. CHECK MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOORING BEFORE ENCLOSURE (4.505.3)2019 CALGREEN MANDATORY MEASURES:No. Description Date1/8" = 1'-0"1Level 1 FLOOR AREA DIAGRAM1/8" = 1'-0"2LEVEL 2 FLOOR AREA DIAGRAM1/8" = 1'-0"3Level 1 ADU DIAGRAM73 14908 SOBEY FELIX168-M-4640.0'70.8'29.2'126.3'91.6'89.5'53.4'56.3'13.1'102.6'102.4'EX. 20' RIGHT OF WAYSOBEY RDFOUNDCITYMONUMENTAPN NO.: 397-04-071EX. POOL12" TREE12" TREE10" TREE9" TREE10" TREE25" TREE25" TREE28" TREE32" TREE17" TREE36" TREE7" TREE31" TREE36" TREE27" TREE31" TREE13" TREE5" TREE4" TREE10" TREE10" TREE12" TREE14" TREE12" TREE12" TREE12" TREEEX. AC UNIT5" TREEEX. CNC RAMPEX. ELECTRIC METEREX. POWER POLEEX. GUYWIREEX. POWER POLEEX. METAL GATEEX. ASPHALT DRIVEWAYEX. ROOFVALVEEX. WATER METERS EX.BUILDINGS EX.BUILDINGSEX. 20' RIGHT OF WAYEX. WOOD FENCEEX. METAL FENCEEX. CNC.EX. CNC. WALKWAYEX. BRICK WALKWAY103.0102.5101.8101.3101.0100.5100.099.599.299.199.098.7102.4101.4101.2100.8100.399.999.499.198.998.598.2102.1101.5100.9100.8100.199.799.498.998.498.298.0102.0101.4101.2100.9100.7100.399.899.298.698.197.897.8101.9100.7100.299.899.298.698.197.697.7101.8101.4101.0100.3100.099.799.498.897.997.597.5101.6101.3100.9100.499.498.397.897.397.2101.31 0 1 .3 100.8100.4100.499.399.297.797.297.0101.3101.3100.4100.499.099.098.297.597.096.8101.5101.2100.9100.499.098.598.097.496.896.6101.7100.7100.3100.199.698.898.498.097.596.996.4102.1100.9100.099.899.398.598.397.997.496.896.2102.5101.1100.199.699.499.298.298.197.797.296.796.0102.9101.5100.299.799.698.798.297.897.496.996.595.7103.3101.9100.699.999.298.597.997.897.496.896.195.497.697.096.495.895.1N88°50'49"W248.03'N88°50'49"W 248.03'R220.00'N88°50'49"W 248.03'R1N0°53'00"E 185.63'R1S0°53'00"W 185.63' R1 &R 2S88°50'49"E 248.03' R1 &R2EMCOWWWW10598.73LIP10698.65LIP10798.55FL10898.72FL10999.06LIP11098.74LIP11199.34LIP11298.86LIP11399.38LIP11499.46LIP115100.24LIP11699.91LIP117100.48LIP118100.36LIP11999.80FL12099.57FL12199.16FL15198.50TC15298.58TC15398.62TC15498.13PVT STEOP15598.10PVT STEOP15698.46PVT STEOP16195.32TC180101.46LIP181101.34LIP18299.89FL266100.00CNC BRICKSTEP26799.99CNC BRICKSTEP270100.44CNCSTEP271100.43CNCSTEP322100.53CNCRAMP323100.54CNCRAMP324101.21CNCRAMP325101.22CNCRAMPA2.22A2.21A2.31A2.322' - 0"A75A74A73A720'2'4'8'16'32'N4' - 0"5' - 0"(D) SHED(D) SHED(D) SHED(D) EXISTING MAIN HOUSE (D) SHED(D) SHED44' - 1 1/2"64' - 1 1/2"116' - 3 1/8"21' - 8"60' - 7 1/2"19' - 0"38' - 8"2ND FLOOR EXTERIOR SIDE SETBACK62' - 2 1/2"A1.32A1.31A2.41A2.51A2.42A2.52XXXX123456789101113141718192223242528272629XXXX6' - 0"XXXXXXXXXXXXXXXXXXXXXXXXXXX12XXXXXXXXXX7 ' - 6 5 /8 "4' - 1 5/8"X76' - 4 1/4"10' - 0"MIN. REQUIRED EXTERIOR FIRST FLOOR SIDE SETBACK25' - 0"MIN FRONT REQUIRED SETBACK30' - 0"MIN REQUIRED INTERIOR SIDE SETBACK20' - 0"MIN. REQUIRED REAR SETBACK20' - 0"(P) FIRST FLOOR EXTERIOR SIDE SETBACK47' - 1 1/2"MIN REQUIRED 2ND STROY EXTERIOR SETBACK 30' - 0"MIN. SECOND STORY INTERIOR SETBACK25' - 0"(E) NON-CONFORMING WROGHT IRON GATE TO BE REMOVED AFTER CONSTRUCITON AND PRIOR TO PLANNING FINAL -NEW GATE TO BE INSTALLED PER SARATOGA CODE 15-29 AND NOT TO EXCEED 5' IN HEIGHT7' - 1 3/8"NEW 24 GALLON TREE ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/32" = 1'-0"3/28/2021 10:04:10 PMA1Site Plan(E) + (P)1492014920 SOBEYCRESTON DR. LLC10-22-2020S D GS.S.3/32" = 1'-0"1SiteNo. Description Date(P) 800 SF ADU74 800 SF DETACHED ADU13' - 0"FIRE PIT20' - 0"XXXXOUTDOOR KITCHEN12345678910111314151617181920212223242528272629TREES # 5-8,10 PROTECTED BY EXISTING FENCE.(E) FENCEXXXXBARKBARKBARKBARK TYP. BARKBARK0'2'4'8'16'32'NBARK6' - 0"UNPROTECTED -5" TREE EXCLUDED FROM ARBORIST REPORT FOR BEING UNDER 6"-TO BE REMOVEDTREES NUMBNER 1-3 ARE IN BETWEEN TWO EXISTING FENCES WITH SUFFICIENT DSTANCE FROM FUTURE DEVELOPMENT OR ANY GRADING OR DRAINAGE. NEAREST CARPORT POST IS AT LEAST 30' AT THE SHORTEST LENGTH TO TREE NUMBER 1EXISTING TREE LOCATION IS MIN 14' AWAY FROM EXISTING AND FUTURE DRIVEWAY -AND CURRENTLY PROTECTED BY EXISTING METAL FENCE -NO ADDITIONAL PROTECTION SHALL BE NEEDED DUE TO SUFFICENT DISTANCE AWAY FROM ANY PLANNED FUTURE DEVELOPMENT AND/OR GRADING + DRAINAGEX110' - 6"78' - 8 3/8"PROPOSED FRONT SETBACK44' - 2 3/8"64' - 1 3/8"(P) ADU SIDE SETBACK 10' - 0"PROPOSED ADU REAR SETBACK25' - 0"20' - 0"PROPOSED INTERIOR SIDE SETBACK21' - 8"PROPOSED SECOND STORY INTERIOR SIDE SETBACK41' - 8"1' - 6"1' - 6"1' - 10"1' - 10"10' - 0"26' - 6"PROPOSED POOLSITE AREA CALCULATIONSFRONT YARD TOTAL AREA:11309 SFSQUARE FOOTAGE4292 SF5,654.5 SF7017SF8005.65 SF585.75 SF7.3% SF(P) HARDSCAPE AREAMAX ALLOWED HARDSCAPETOTAL CORNER SIDE YARD(P) SIDE YARD HARDSCAPE@50%(P) FRONT BARK AREA (P) HARDSCAPE AREA 38%62% (P) FRONT BARK AREA 4,002.9SFMAX ALLOWED HARDSCAPE(P) SIDE YARD HARDSCAPE@50%(P) SIDE YARD BARK7419.9 SF*PROPOSED ADU HAS BEEN EXCLUDED FROM 50 HARDSCAPE COVERAGE PER CODE. HOWEVER, WE HAVE REDUCED 800 SF FROM BARK AREA FROM LANDSCAPED BARKED AREA TOTAL(E)3' TALL WOOD POST FENCE WITH METALAND WIRE MESH TO REMAINMIN. REQUIRED EXT. SIDE SETBACK25' - 0"MIN REQUIRED REAR SETBACK (CORNER LOT)20' - 0"MIN REQUIRED INT. SIDE SETBACK20' - 0"PROPOSED EXTERIOR SIDE SETBACK47' - 1 1/2"PROPOSED REAR SETBACK76' - 5 7/8"GARBAGE & RECYCLEPOOL EQUIPMENTNEW 400 AMP ELECTRICALSERVICE PANELNEW GAS METER38' - 8"39' - 0"MIN REQUIRED FRONT SETBACK30' - 0"TREE #REMOVE/REMAINTREE PROTECTION CHAIN-LINK FENCEXX123456789X1011X12X13X14X15X16X17181920X21X22232425REMOVE26272829XDEAD TREE REMOVEDREMOVEREMOVEREMOVEREMOVEREMOVEREMAIN TO BE PROTECTEDREMOVEREMOVEFOR DETAILS PLEASE REFER TO ARBORIST REPORTOUTSIDE OF PROPERTY TO BE PROTECTEDREMAINREMAIN REMAIN REMAIN REMAIN REMAINREMAINREMAIN TO BE PROTECTEDREMAIN TO BE PROTECTED REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAINREMAINREMAIN REMAIN REMAINREMAINREMAIN REMAINREMAINREMAINREMAINTREES 22-28 SHALL NOT NEED ANY TREE PROTECTION FENCING DUE TO BEING A SUFFICIENT DISTANCY AWAY FROM ANY CONSTRUCTION, GRANDING AND/OR DRAINAGE THAT IS BEING PROPOSED AS A PART THIS PROJECT131' - 5 7/8"124' - 10 7/8"91' - 3 7/8"14' - 7"4' - 0"XXXXXXXXXXXXXX1' - 8"15' - 3 5/8"OUTSIDE OF PROPERTY TO BE PROTECTEDOUTSIDE OF PROPERTY TO BE PROTECTED2' - 0"WWWWWWW2" WATER LINE MAIN HOUSE1.5" WATER LINE FOR ADU 20' - 0"10' - 6"XXXXGGGGG(E) 6' GOOD NEIGHBOR FENCE TO REMAINEEEEEEEE125 AMP ADUELECTRICAL SUBPANELEEE1 3/4" GAS LINEPOOL EQUIPMENT TRENCH COSSSSSSSSCO4" SEWER LINE(E) 6' GOOD NEIGHBOR FENCE TO REMAIN12' - 4 7/8"13' - 7 1/8"NON STRUCTURAL @ PORCH SLABCONCRETE STEPPING STONES6' - 2 1/8"13' - 6"4" ADU SS.SSSSSSSSSSSSW3' - 3"1" ADU GAS LINEGGGGGGEXSITING ROADWAY ASPHALT AND GUTTER PROVIDE TREE PROTECTION IF POSSIBLE.EXSITING ROADWAY ASPHALT AND GUTTER PROVIDE TREE PROTECTION IF POSSIBLE.XXXXXX6' - 0"6' - 0"6' - 0"XXEXISTING WATER METER LOCATION TO REMAINMETER TO BE UPGRADEDPER FIRE DEPERTMENT REQUIREMENT AND WATER PRESSURE TESTINGW12TOTAL NORTH SIDE YARD AREA EXCLUDING 10' EASEMENT REGION: 8005.65 SF LANDSCAPE AREA AT EXTERIOR SIDE YARD (BARK/SOFTSCAPE): 7419.90 SF92.7% SOFTSCAPING/LANDSCAPE/BARK585.75 SF OF HARDSCAPING = 7.3% TOTAL FRONT YARD AREA = 11309 SFEXCLUDING 20' WIDE SOBEY RD EASEMENTLANDSCAPE AREA AT FRONT YARD (BARK/SOFTSCAPE): 7017 SF 62.0% LAND SCAPING (SOFTSCAPING)11309-7017 = 4292 SF HARDSCAPING = 38%76' - 4 1/4"PROPOSED FRONT SETBACK44' - 1 3/8"COXXXXXXXXXXXLOT SLOPE 4.3% 10' - 0"MIN REQUIRED SECOND FLOOR EXTERIOR SETBACK30' - 0"MIN. REQUIRED 2ND FLOOR INTERIOR SETBACK25' - 0"10' - 0"MIN DISTANCE FOR NEW GATE20' - 0"EDGE OF STREET PAVEMENTMAX GATE HEIGHT 5' MIN GATE (P) GATE DISTANCE FROM EDGE OF PAVEMENT20' - 0"MAX GATE HEIGHT -5'13' - 1 1/2"TYP. NEW 24 GALLON TREES FOR SCREENING THROUGH OUT MIN 23 REQUIRED PER ARBORIST VALUE, PROPOSED 25 TREES TO BE PLANTED ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/32" = 1'-0"3/28/2021 10:04:14 PMA1.1Site Plan (P)1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSSNo. Description Date3/32" = 1'-0"1Site (E) & (P) TREE PROTECTION ANDREMOVAL FIRST FLOOR SITE PLANACACVALLEY OAK DBH: 18VALLEY OAK DBH: 22VALLEY OAK DBH: 20.2LIQUIDAMBAR 10.1LIQUIDAMBARDBH: 12.4LIQUIDAMBARDBH: 9.6LIQUIDAMBARDBH: 8.2LIQUIDAMBARDBH: 8.1,6.4LIQUIDAMBARDBH: 11.2 X TO BE REMOVEDLIQUIDAMBARDBH: 10.2BEEFWOODDBH: 21.4XTO BE REMOVEDBEEFWOODDBH: 31.5 XTO BE REMOVEDWEEPING WILLOWDBH: 27.4 XTO BE REMOVEDPEARDBH: 11.5 XTO BE REMOVEDPEARDBH: 9.2 XTO BE REMOVEDENGLISH HAWTHORNDBH: 14.9 XTO BE REMOVEDDEODAR CEDARDBH: 26.9 TO BE PROTECTEDAND PRUNED/TRIMMED TREE PROTECTION METHOD TO BE CONFIRMED BY ARBORISTWEEPING WILLOWDBH: 42.7TO BE PROTECTEDBIRCHDBH: 6.9TO BE PROTECTEDBIRCHDBH: 6.3XTO BE REMOVEDCOLORADO BLUE SPRUCEDBH: 18.1TO BE REMOVEDOLIVEDBH: 15.4DEODAR CEDARDBH: 9.1DEODAR CEDARDBH: 10.2LONDON PLANEDBH: 24.9SILVER DOLLAR EUCALYPTUSDBH: 32.4SILVER DOLLAR EUCALYPTUSDBH: 21.2SILVER DOLLAR EUCALYPTUSDBH: 32.8PLUMDBH: 23.4DEAD TREE TO BE REMOVEDEXISTING GATE TO BE REMOVED AFTER CONSTRUCTION 75 800 SF. ADUEXEMPT FROM COVERAGE AREA CALCULATIONS 376.83 SF498.67 SFACCOVERAGE CALCULATION22' - 2"457.19B4877.80 SFD1168.15E2538.56F991.96 SFG1989.46 SFH103.52I73.44J26.00K17' - 0"49' - 0"12' - 7"28' - 5"0' - 0"57' - 10"111' - 10"92' - 10"89' - 4"66' - 6"4' - 0"6' - 6"25' - 10 1/2"11' - 9"6' - 3"4' - 0"TOTAL IMPERVIOUS AREA INCL. OVERHANGS AND DRIVEWAYS & WALKWAYS376.83 SF457.19 SF498.67 SF4877.80 SF1168.15 SF2538.56 SF26.0 SF14,003.3 SFMAX ALLOWED @ 35% OF NET LOT AREA: 4048 SF= 14,016.8 SF** PLEASE NOTE ADU IS BEING EXCLUDEDPER NEW CALIFORNIA CODE AS IT IS BEING EXEMPT FROM FAR AND COVERAGE CALCULATIONS.SOBEY ROAD -EASEMENT 17' - 0"22' - 2"13' - 0"13' - 5"2' - 0"L45.21 3' - 0"LANDSCAPE AREA AROUNDTREE # 17 -EXCLUDED FROM COVERAGE AREA CALCULATION 406 SF. LANDSCAPING AND BARK TO BE PROVIDED. SEE ARBORIST REPORT AND SITE PLAN825.5 SFM31.00NABCDEFGHIJKLM31.0 SFNREQUIRED FRONT SETBACK30' - 0"29' - 4"10' - 0"2' PORCH COVERAGE OVERHANG2' - 0"WINDOW SEAT OVERHANG @ MASTER BEDROOM2' - 0"TOTAL NORTH SIDE YARD AREA EXCLUDING 10' EASEMENT REGION: 8005.65 SF LANDSCAPE AREA AT EXTERIOR SIDE YARD (BARK/SOFTSCAPE): 7419.90 SF92.7% SOFTSCAPING/LANDSCAPE/BARK585.75 SF OF HARDSCAPING = 7.3% TOTAL FRONT YARD AREA = 11309 SFEXCLUDING 20' WIDE SOBEY RD EASEMENTLANDSCAPE AREA AT FRONT YARD (BARK/SOFTSCAPE): 7017 SF 62.0% LAND SCAPING (SOFTSCAPING)11309-7017 = 4292 SF HARDSCAPING = 38%991.96 SF1989.46 SF103.52 SF73.44 SF45.21 SF 825.5 SFTOTAL NORTH SIDE YARD AREA EXCLUDING 10' EASEMENT REGION: 8005.65 SF LANDSCAPE AREA AT EXTERIOR SIDE YARD (BARK/SOFTSCAPE): 7419.90 SF92.7% SOFTSCAPING/LANDSCAPE/BARK585.75 SF OF HARDSCAPING = 7.3% TOTAL FRONT YARD AREA = 11309 SFEXCLUDING 20' WIDE SOBEY RD EASEMENTLANDSCAPE AREA AT FRONT YARD (BARK/SOFTSCAPE): 7017 SF 62.0% LAND SCAPING (SOFTSCAPING)11309-7017 = 4292 SF HARDSCAPING = 38%THIS AREA IS INCLUDED AND COUNTED TOWARDS COVERED AREATHIS AREA IS INCLUDED AND COUNTED TOWARDS COVERED AREAScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1/8" = 1'-0"2/14/2021 6:07:41 AMA1.2COVERAGEDIAGRAM1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date1/8" = 1'-0"1Site (E) & (P) COVERAGE DIAGRAM76 14' - 4"47' - 1 1/2"PL10' - 0"EASEMENT 10' - 0"106' - 10"89' - 10"24' - 10"14880 SOBEY RD. 21' - 4"PL14950 SOBEY RD.FLAG LOT 196' - 11 3/4"30' - 0"20' - 0"11' - 0"PROPOSED PROJECT SITE 20' - 0"185' - 3 1/2"20' - 0"14' - 4"47' - 1 1/2"PL10' - 0"EASEMENT 10' - 0"106' - 10"89' - 10"24' - 10"21' - 4"PL14950 SOBEY RD.FLAG LOT 14952 SOBEY RD.PROPOSED PROJECT SITE 20' - 0"162' - 8"185' - 3 1/2"20' - 0"162' - 8"86' - 10"79' - 6"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1/16" = 1'-0"2/17/2021 7:20:59 PMA1.3STREETSCAPEELEVATIONS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date1/16" = 1'-0"1STREET SCAPE ELEVATION LEFT SIDE1/16" = 1'-0"2STREET SCAPE ELEVATION RIGHT SIDE77 14950149521490814880POOLPOOLSINGLE STORY RESIDENCE TWO STORY RESIDENCEWINDOW LOCATIONSGARAGE DOOR NO WINDOW EXPOSUREHIGH SILL 5' MIN CBC PER CODE WINDOWLARGE WEEPING WILLOW TREE TOREMAIN APPX 35' TALLGARAGESINGLE STORY GREAT ROOMSECOND STORY WINDOWS OF PROPOSED DESING HAVE BEEN MARKEDPER PLANNING DEPARTMENT REQUEST116' - 1 7/8"92' - 10 7/8"TWO STORY RESIDENCE TWO STORY RESIDENCE DECK/ ELEVATED GARDENPROPOSED POOLSPAPROPOSED ADU123ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1" = 30'-0"2/17/2021 7:21:06 PMA1.4ADJACENTSTRUCTURES1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date1" = 30'-0"1ADJACENT PROPERTIES DIAGRAM78 8' - 6"19' - 0"19' - 0"GUEST MASTER SUITE13' - 6"TUBWET BAR20' - 0"47' - 0"65' - 5"DININGOUTDOOR DINING POOLSPAA2.22A2.2130' - 0"FP26' - 6"REC ROOM/ THEATER4' - 6"BATHC.CLNOOK12' - 0"12' - 11"8' - 0"19' - 0"17' - 0"8' - 6"5' - 0"4' - 6"MECH4' - 0"26' - 6"SEE THROUGH FPELECTRIC45' - 6"PANTRYMUD/ STORAGEFAMILY13' - 6"SINKISLAND4' - 6"86' - 10"6' - 0"4' - 0"MEDIA CABPWD 217' - 2"18' - 10"19' - 4"CL3' - 6"5' - 4"4' - 2"CAB25' - 2"3' - 8"20' - 0"CARPORT1' - 0"17' - 4"31' - 11"18' - 6"2' - 10"SHOWER1' - 3"1' - 3"3A3.02' - 0"MECHANICAL 2ND LEVELFIRST FLOOR 4365.65 SF 1' - 0"1' - 0"6' - 0"1' - 10"3' - 0"1' - 6 1/4"FIRE PITOUTDOOR SUNKEN SEATING + FIREPLACE36' - 3"83' - 4"12' - 6"19' - 8"6' - 4"6' - 4"14' - 0"21' - 2"6' - 1"FOYER ENTRY5' - 0"15' - 6"2' - 6"22' - 4"24' - 8"2' - 1"4' - 0"4' - 0"3' - 5 1/2"10' - 0"WINE WALL2' - 1"5' - 10"30' - 11"WATER FALL FEATURE16' - 4"11' - 5"8' - 0"8' - 0"7' - 0"5' - 11"3' - 4"L.CL.13' - 5"14' - 0"6' - 6"6' - 0"2' - 0"3' - 4"0' - 9"0' - 9"1' - 6"8' - 0"2' - 0"SINGLE STEP DOWN101' - 6"ESSPRESSO20' - 0"6' - 5"3' - 0"6' - 0"19' - 4"FIRST FLOOR REQUIRED RIGHT SIDE SETBACKSECOND FLOOR REQUIRED RIGHT SIDE SETBACK14' - 8"SECOND FLOOR OUTLINESECOND FLOOR OUTLINE5' - 7"9' - 1"12' - 4"SINK2' - 0"2' - 6"24' - 8"FF1A3.112' - 4"0'2'4'8'16'32'N3' - 8"0' - 4 1/2"2' - 0"WALL FUR OUT 2' - 0"3' - 6"10' - 0"3' - 0"2' - 4"4' - 2"2' - 0"6' - 0"2' - 0"7' - 4"7' - 4"22' - 4"1' - 2"16' - 8"5' - 9"101' - 6"100' - 0"98' - 6"101' - 0"98' - 6"WET BAR101' - 6"101' - 0"2' - 6"DECORATIVE WALL FUR OUTOUTDOOR KITCHEN0' - 9"101' - 6"5' - 0"9' - 6"39' - 0"3' - 3"10' - 0"CONCRETE PARAMETER WAKL WAY100' - 6"20' - 0"10' - 6"18' - 6"TRELLIS FF19' - 10"58' - 10"17' - 6"19' - 10"ELEV.SINK16' - 0"3' - 10"3' - 2"2' - 10"3' - 2"1' - 8"6' - 0"BATH 20' - 9"2' - 3"6' - 0"REQUIRED FIRST FLOORREAR SETBACK (30')A1.32A1.31SETBACK TO EDGE OF EASEMENT 46'-5 /38"A2.41A2.421A3.0172529XXXXXXXX12' - 4"9' - 9"9' - 9"3A3.1XXXXScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/18/2021 4:04:49 PMA21ST LEVELFLOOR PLAN1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSS3/16" = 1'-0"1Level 1 FFNo. Description Date 79 POOLSPAA2.22ELEV.19' - 0"11' - 7"18' - 6"7' - 7"14' - 0"4' - 0"DESK6' - 2"9' - 8"SHOWRWCMASTER BATH4' - 1"LAUNDRY14' - 4"13' - 0"13' - 0"5' - 1"8' - 8"8' - 6"3' - 0"14' - 6"8' - 6"13' - 6"5' - 0"BEDROOM 412' - 10"BATH 4BATH 5CLMASTER BED. BEDROOM 2BEDROOM 3BEDROOM 56' - 4"LCLWICBATH 3BALCONYBALCONY6' - 4"1' - 4"5' - 0"2' - 0"7' - 2"3' - 2"1' - 3"3' - 0"4' - 0"L.CABLOWER CABUPPER CAB10' - 10"LINEAR DRAINSDOUBLE RAIN SHOWER HEADSW.CL. HISW.CL. HERSISLAND3' - 0"CL3A3.0MAKEUP STATION9' - 0"4' - 1"6' - 0"DUCT CHASE3' - 10 3/4"3' - 0"6' - 1"14' - 6"16' - 0"13' - 0"20' - 7"29' - 0"19' - 10"11' - 2"24' - 0"65' - 0"CARPORT COVERENTRY DRIVE-IN COVERAGEGREAT ROOM ROOFTRELLISSHOWER2255.65 SF.SECOND FLOOR16' - 11"5' - 0 1/2"5' - 0 1/2"2' - 5"1' - 3"1A3.10'2'4'8'16'32'N16'X9' GLASS SLIDING DOOR - EGRESS12'X9' GLASS SLIDING DOOR - EGRESS1' - 6"1' - 6"1' - 0"6' - 0"8' - 0"0' - 6"5' - 0"1' - 0"8' - 0"1' - 6"13' - 6"2' - 6"6' - 8"GARAGE ROOF2' - 5"10' - 6"DECORATIVE FUR OUT114' - 10"0' - 9"0' - 9"0' - 9"13' - 0"2' - 5"2' - 5"0' - 10 1/2"2' - 0"114' - 10"22' - 10"17' - 0"19' - 6"14' - 0"14' - 0"19' - 6"17' - 0"19' - 10"49' - 7"0' - 9"9' - 1 3/8"14' - 11"3' - 9"7' - 8"4' - 1"1' - 6"EQEQWINDOW SEATA2.421A3.03A3.13' - 2"1' - 6"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/14/2021 6:08:03 AMA2.12ND LEVELPLAN1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSS3/16" = 1'-0"1LEVEL 2 FFNo. Description Date 80 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/17/2021 7:21:22 PMA2.023D1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorChecker1FRONT 3D PERSPECIVE2{3D} Copy 1No. Description Date 81 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"14' - 4"14' - 0"25' - 11 1/2"11' - 6"1' - 4"12' - 0"25' - 11 1/2"BLACKTXTX FINISH SMOOTH STUCCOWHITE SMOOTH STUCCO EXTERIOR FINISH KM 4723 BLACK WINDOW TRIMS - TYP. BLACK SMOOTH STUCCO FINISH BLACK CAT KM 4883DARK GRAY WOOD FASCIA BOARDSZINK DUST PAINTED KM4903DARK GRAY FASCIA BOARDS (PAINTED) TYP.DARK BROWN FAUX WOOD EXTERIOR SIDING - WALNUT COLOR1382144138382828331026151182532240240240321818NATRURAL GRADE (NG) 101.2'FINISH GRADE (FG) 100.83'1' - 0"ZINK DUST PAINTEDKM4903BLACK ALM. EXTERIOR WINDOW TRIM COLORMARVIN WINDOWS - ALUMINUM CLAD WOODBLACK EXTERIOR DOOR TRIM (PIVOT STYLE) MODERN DOOR Level 1 FF101' -6"LEVEL 1 CEILING113' -6"TOP OFFOUNDATION100' -6"AVERAGENATURAL GRADE100' -4 1/2"TOP OF BUILDINGPAD99' -0"Roof126' -4"LEVEL 2 FF114' -10"24' - 0"SMOOTH LIGHT GRAY STUCCO FINISHDARK BROWN/WALNUT FAUX WOOD SIDING DARK GRAY PAINTEDFACIA AND GUTTERSDARK GRAY PAINTEDLIGHT GRAY STUCCO 75629312828333333372103015949NATRURAL GRADE (NG) 99.3'FINISH GRADE (FG) 100.83'1' - 1 1/2"2' - 2 3/8"531A3.0ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/17/2021 7:21:31 PMA2.2ELEVATIONS -RENDERED1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSS3/16" = 1'-0"1MAIN HOUSE FRONT ELEVATION3/16" = 1'-0"2MAIN HOUSE REAR ELEVATIONNo. Description DateSMOOTH STUCCO ANGEL'S FEATHER KM472382 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"TOP OFFOUNDATION100' -6"AVERAGENATURAL GRADE100' -4 1/2"TOP OF BUILDINGPAD99' -0"Roof126' -4"LEVEL 2 FF114' -10"3A3.01A3.1DARK BROWN WALNUT COLOR FAUX WOOD EXTERIOR SIDING FINISHSMOOT STUCCO FINISH - BLACK CAT KM 4883BLACK WINDOW TRIMSGARAGE CEILING9' - 0"DARK GRAY WOOD FASCIA BOARDS ZINC DUSTKM4903111131432581325NATRURAL GRADE (NG) 99.3'FINISH GRADE (FG) 100.83'3A3.1MAX HEIGHT FROM AVE. NATURAL GRADE25' - 11 1/2"Level 1 FF101' -6"LEVEL 1 CEILING113' -6"TOP OFFOUNDATION100' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"3A3.01A3.1BLACK SMOOTH STUCCO FINISHDARJK GRAY TRIM, FASCIA & GUTTERGLASS RAILING1328131313227611401536NG + FG 101.003A3.1MAX HEIGHT FROM AVE. GRADE25' - 11 1/2"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/18/2021 4:05:03 PMA2.3ELEVATIONS -RENDERED1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorChecker3/16" = 1'-0"1MAIN HOUSE LEFT SIDE ELEVATION(NORTH)3/16" = 1'-0"2MAIN HOUSE RIGHT SIDE ELEVATION(SOUTH)No. Description Date 83 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"14' - 4"14' - 0"25' - 11 1/2"11' - 6"1' - 4"12' - 0"25' - 11 1/2"BLACK FINISH SMOOTH STUCCOWHITE SMOOTH STUCCO EXTERIOR FINISHTUP.BLACK WINDOW TRIMS - TYP. BLACK SMOOTH STUCCO FINISH DARK GRAY WOOD FASCIA BOARDSDARK GRAY FASCIA BOARDS (PAINTED) TYP.DARK BROWN FAUX WOOD EXTERIOR SIDING - WALNUT COLOR1382144138382828331026151182532240240240321818NATRURAL GRADE (NG) 101.2'FINISH GRADE (FG) 100.83'1' - 0"124' - 10"126' - 4"117' - 10"126' - 4"114' - 10"113' - 6"3' - 0"19' - 10"5' - 6"11' - 6"17' - 0"19' - 6"15' - 5"2' - 0"Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"EQEQEQEQEQ24' - 0"SMOOTH LIGHT GRAY STUCCO FINISHDARK BROWN/WALNUT FAUX WOOD SIDING DARK GRAY PAINTEDFACIA AND GUTTERSDARK GRAY PAINTEDLIGHT GRAY STUCCO 75629312828333333372103015949NATRURAL GRADE (NG) 99.3'FINISH GRADE (FG) 100.83'1' - 1 1/2"2' - 2 3/8"POOL DEPTH MIN5' - 0"POOL DEPTH MAX5' - 7 1/4"53114' - 10"113' - 6"124' - 10"126' - 4"119' - 9"119' - 9"120' - 3 1/32"118' - 0"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/17/2021 7:21:57 PMA2.4ELEVATIONS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date3/16" = 1'-0"1MAIN HOUSE FRONT ELEVATION BW3/16" = 1'-0"2MAIN HOUSE REAR ELEVATION BW84 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"3A3.01A3.1DARK BROWN WALNUT COLOR FAUX WOOD EXTERIOR SIDING FINISHPLEASE REFER TO RENDERED ELEVATIONSFOR COLOR BLACK WINDOW TRIMSGARAGE CEILING9' - 0"BLACK PAINTED STUCCO111131432581325NATRURAL GRADE (NG) 99.3'FINISH GRADE (FG) 100.83'3WINDOW SEAT @ MASTER WIC.DARK BROWN WALNUT COLOR FAUX WOOD EXTERIOR SIDING FINISHPLEASE REFER TO RENDERED ELEVATIONSFOR COLOR 3A3.116' - 6"18' - 3"16' - 0"8' - 10"2' - 0"6' - 7"15' - 9"119' - 9"124' - 10"126' - 4"113' - 6"101' - 0"116' - 10 1/32"116' - 10 1/32"43Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"3A3.01A3.1BLACK SMOOTH STUCCO FINISHDARK GRAY TRIM, FASCIA & GUTTERGLASS RAILING1328131313227611401536NG + FG 101.002272272273A3.12' - 5"1' - 1"5' - 9"3' - 6"126' - 4"114' - 10"113' - 6"101' - 6"101' - 0"100' - 4 1/2"118' - 0"119' - 9"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/18/2021 4:05:39 PMA2.5ELEVATIONS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date3/16" = 1'-0"1MAIN HOUSE LEFT SIDE ELEVATION(NORTH) BW3/16" = 1'-0"2MAIN HOUSE RIGHT SIDE ELEVATION(SOUTH) BW85 118' - 0"1478561112131415192021222324252627138383343813840118992273333331111431310322402403624024032451643258128131328131328293031323334353637383940414214237210302531312646471818235153324038181832153615341525152615281527153718182382381535ADU1818ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.comAs indicated2/18/2021 4:05:54 PMA2.6WINDOW &DOORS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date1/8" = 1'-0"1Level 1 Door and Windows1/8" = 1'-0"2LEVEL 2 FF WINDOW & DOORWindow ScheduleType Mark Width Height Sill HeightHeadHeightComments Mark1 3' - 0" 8' - 0" 1' - 0" 9' - 0" 96138 6' - 0" 8' - 0" 1' - 0" 9' - 0" 9621 3' - 0" 8' - 0" 2' - 0" 10' - 0" 9651 3' - 0" 8' - 0" 2' - 0" 10' - 0" 9662 8' - 0" 6' - 0" 3' - 0" 9' - 0" 97914 6' - 0" 6' - 0" 3' - 0" 9' - 0" 9804 8' - 0" 9' - 0" 0' - 1" 9' - 1" 10451 3' - 0" 8' - 0" 1' - 0" 9' - 0" 106638 6' - 0" 8' - 0" 1' - 0" 9' - 0" 106738 6' - 0" 8' - 0" 1' - 0" 9' - 0" 10688 6' - 0" 8' - 0" 2' - 0" 10' - 0" 107011 4' - 0" 8' - 0" 2' - 0" 10' - 0" 107411 4' - 0" 8' - 0" 2' - 0" 10' - 0" 110931 6' - 0" 4' - 0" 5' - 0" 9' - 0" 111131 6' - 0" 4' - 0" 5' - 0" 9' - 0" 111213 3' - 0" 6' - 0" 3' - 0" 9' - 0" 111513 3' - 0" 6' - 0" 3' - 0" 9' - 0" 111613 3' - 0" 6' - 0" 3' - 0" 9' - 0" 111713 3' - 0" 6' - 0" 3' - 0" 9' - 0" 111828 4' - 0" 4' - 0" 5' - 0" 9' - 0" 112428 4' - 0" 4' - 0" 5' - 0" 9' - 0" 11253 4' - 0" 3' - 0" 9' - 6" 12' - 6" 11313 4' - 0" 3' - 0" 9' - 6" 12' - 6" 113210 5' - 0" 3' - 0" 9' - 6" 12' - 6" 11343 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11353 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11363 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11373 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11383 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11393 4' - 0" 3' - 0" 11' - 0" 14' - 0" 114037 5' - 0" 8' - 0" 1' - 0" 9' - 0" 1142210 8' - 0" 8' - 0" 1' - 0" 9' - 0" 114343 2' - 6" 6' - 6" 3' - 6" 10' - 0" 114430 3' - 0" 5' - 0" 4' - 0" 9' - 0" 114526 3' - 0" 4' - 0" 5' - 0" 9' - 0" 1172227 4' - 0" 3' - 0" 11' - 0" 14' - 0" 11731 3' - 0" 8' - 0" 2' - 0" 10' - 0" 12411 3' - 0" 8' - 0" 2' - 0" 10' - 0" 124238 6' - 0" 8' - 0" 1' - 0" 9' - 0" 124425 6' - 0" 2' - 0" 7' - 0" 9' - 0" 125840 5' - 0" 5' - 0" 5' - 0" 10' - 0" 12599 5' - 0" 9' - 0" 1' - 0" 10' - 0" 126113 3' - 0" 6' - 0" 2' - 0" 8' - 0" 12639 5' - 0" 9' - 0" 1' - 0" 10' - 0" 12661 3' - 0" 8' - 0" 1' - 0" 9' - 0" 12688 6' - 0" 8' - 0" 1' - 0" 9' - 0" 127125 6' - 0" 2' - 0" 7' - 0" 9' - 0" 127218 3' - 0" 6' - 0" 0' - 0" 6' - 0" 124518 3' - 0" 6' - 0" 0' - 0" 6' - 0" 124632 3' - 0" 2' - 0" 4' - 0" 6' - 0" 124738 6' - 0" 8' - 0" -1' - 0" 7' - 0" 1248240 6' - 0" 2' - 0" 7' - 0" 9' - 0" 1251238 2' - 6" 5' - 0" 2' - 0" 7' - 0" 1264235 4' - 0" 2' - 0" 7' - 0" 9' - 0" 126518 3' - 0" 6' - 0" 0' - 0" 6' - 0" 127318 3' - 0" 6' - 0" 0' - 0" 6' - 0" 1274238 2' - 6" 5' - 0" 2' - 0" 7' - 0" 127732 3' - 0" 2' - 0" 9' - 0" 11' - 0" 1278240 6' - 0" 2' - 0" 9' - 0" 11' - 0" 1279240 6' - 0" 2' - 0" 9' - 0" 11' - 0" 128036 2' - 6" 4' - 6" 4' - 6" 9' - 0" 1281240 6' - 0" 2' - 0" 9' - 0" 11' - 0" 1283240 6' - 0" 2' - 0" 9' - 0" 11' - 0" 128532 3' - 0" 2' - 0" 9' - 0" 11' - 0" 128618 3' - 0" 6' - 0" 3' - 0" 9' - 0" 128718 3' - 0" 6' - 0" 3' - 0" 9' - 0" 128818 3' - 0" 6' - 0" 0' - 0" 6' - 0" 1289227 4' - 0" 3' - 0" 11' - 0" 14' - 0" 1290227 4' - 0" 3' - 0" 11' - 0" 14' - 0" 1291227 4' - 0" 3' - 0" 11' - 0" 14' - 0" 129218 3' - 0" 6' - 0" 0' - 0" 6' - 0" 129343 2' - 6" 6' - 6" 3' - 6" 10' - 0" 1294Door ScheduleMark WidthHeadHeightHeight Level Type Mark Comments14 2' - 8" 8' - 0" 8' - 0" Level 1 FF 4513 2' - 8" 8' - 0" 8' - 0" Level 1 FF 4520 2' - 8" 8' - 0" 8' - 0" Level 1 FF 457 16' - 0" 10' - 0" 10' - 0" Level 1 FF 13219 2' - 8" 8' - 0" 8' - 0" Level 1 FF 4511 3' - 0" 8' - 0" 8' - 0" Level 1 FF 4712 3' - 4" 8' - 0" 8' - 0" Level 1 FF 1715 14' - 0" 10' - 0" 10' - 0" Level 1 FF 13825 2' - 10" 8' - 0" 8' - 0" Level 1 FF 466 16' - 0" 10' - 0" 10' - 0" Level 1 FF 17542 2' - 10" 8' - 0" 8' - 0" LEVEL 2FF4640 3' - 0" 8' - 0" 8' - 0" LEVEL 2FF4729 16' - 0" 9' - 0" 9' - 0" LEVEL 2FF16341 2' - 10" 8' - 0" 8' - 0" LEVEL 2FF4628 12' - 0" 9' - 0" 9' - 0" LEVEL 2FF15137 6' - 0" 8' - 0" 8' - 0" LEVEL 2FF13339 2' - 8" 8' - 0" 8' - 0" LEVEL 2FF4534 3' - 0" 8' - 0" 8' - 0" LEVEL 2FF4731 2' - 8" 8' - 0" 8' - 0" LEVEL 2FF4530 2' - 6" 8' - 0" 8' - 0" LEVEL 2FF9032 6' - 0" 8' - 0" 8' - 0" LEVEL 2FF13333 3' - 0" 8' - 0" 8' - 0" LEVEL 2FF4738 3' - 0" 8' - 0" 8' - 0" LEVEL 2FF4735 2' - 8" 8' - 0" 8' - 0" LEVEL 2FF4536 2' - 10" 8' - 0" 8' - 0" LEVEL 2FF4615 3' - 0" 9' - 0" 9' - 0" Level 1 FF 1701 5' - 0" 9' - 0" 9' - 0" Level 1 FF 15421 3' - 4" 8' - 0" 8' - 0" Level 1 FF 14823 2' - 6" 8' - 0" 8' - 0" Level 1 FF 9022 3' - 0" 8' - 0" 8' - 0" Level 1 FF 4726 3' - 0" 8' - 0" 8' - 0" Level 1 FF 478 3' - 6" 7' - 6" 8' - 0" Level 1 FF 754 3' - 6" 10' - 0" 10' - 0" Level 1 FF 16224 4' - 0" 9' - 0" 9' - 0" Level 1 FF 5027 2' - 10" 8' - 0" 8' - 0" Level 1 FF 461525 2' - 6" 5' - 0" 8' - 0" Level 1 FF 901526 2' - 6" 5' - 0" 8' - 0" Level 1 FF 901527 2' - 6" 6' - 0" 8' - 0" Level 1 FF 901528 2' - 6" 5' - 0" 8' - 0" Level 1 FF 901533 4' - 0" 7' - 0" 9' - 0" Level 1 FF 1541534 2' - 6" 5' - 0" 8' - 0" Level 1 FF 901535 8' - 0" 6' - 0" 8' - 0" Level 1 FF 1341536 4' - 0" 6' - 0" 8' - 0" Level 1 FF 1531537 2' - 6" 6' - 0" 8' - 0" Level 1 FF 9045 2' - 4" 8' - 0" 8' - 0" Level 1 FF 4316 2' - 6" 8' - 0" 8' - 0" Level 1 FF 9046 2' - 10" 8' - 0" 8' - 0" LEVEL 2FF4647 2' - 10" 8' - 0" 8' - 0" LEVEL 2FF461532 6' - 0" 6' - 0" 8' - 0" Level 1 FF 11553 24' - 0" 10' - 0" 10' - 0" Level 1 FF 17454 16' - 0" 7' - 1" 8' - 0" Level 1 FF 17655 8' - 0" 7' - 2" 8' - 0" Level 1 FF 1773/16" = 1'-0"3Level 1 ADU Door & Window86 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"GARAGELIVINGELEVREC/THEATER13' - 0"12' - 0"1' - 4"CARPORT25' - 11 1/2"6A71A3.0101' - 0"101' - 6"119' - 9"124' - 10"126' - 4"24' - 10"25' - 11 1/2"114' - 10"124' - 10"125' - 10"100' - 6"Level 1 FF101' -6"LEVEL 1 CEILING113' -6"Roof126' -4"LEVEL 2 FF114' -10"3A3.01A3.13A3.1101' - 6"126' - 4"125' - 10"120' - 3 1/32"119' - 9"101' - 6"118' - 0"118' - 0"116' - 0 1/2"124' - 10"114' - 10"118' - 2 19/32"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.comAs indicated2/17/2021 7:22:51 PMA3.0SECTIONS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorChecker3/16" = 1'-0"3Section 343D View 4No. Description Date1/4" = 1'-0"1Section 1187 Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"10' - 0"3' - 0"3' - 0"3' - 0"FIRE PLACE CHACE14' - 10"16' - 6"1A3.0101' - 6"101' - 0"WATER LEEL100' - 8"93' - 6"B.O. POOL SLAB95' - 6"POOL FINISHED SURFACE5' - 2"POOL DEPTH RANGE 5'-6' FOR DRAINAGEPLEASE NOTE: HEIGHT OF POOL DECK NOT TO EXCEED 5' 120' - 3 1/32"119' - 9"101' - 6"116' - 4"101' - 6"118' - 0"124' - 10"23' - 4"25' - 11 1/2"Level 1 FF101' -6"LEVEL 1 CEILING113' -6"AVERAGENATURAL GRADE100' -4 1/2"Roof126' -4"LEVEL 2 FF114' -10"6A71A3.0ADU119' - 9"109' - 6"101' - 0"99' - 6"101' - 0"101' - 6"113' - 6"24' - 5 1/2"25' - 11 1/2"125' - 10"12' - 0"10' - 0"1' - 4"0' - 6"1' - 0"1' - 6"126' - 4"125' - 10"126' - 4"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1/4" = 1'-0"2/17/2021 7:22:59 PMA3.1SECTIONS1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSSNo. Description Date1/4" = 1'-0"1Section 42{3D}1/4" = 1'-0"3Section 1288 A2.22A2.21A2.31A2.32A75A74A73A72DOWN SPOUTWITH SPLASH CONCRETE SPLASH GAURDDSDSDSDSDSDSDSDSDSDSDSA1.32A1.31A2.41A2.51A2.42A2.52DSDS1/12SLOPEDSDSDSTPO ROOFING MATERIALSTANDING SEAM METAL ROOFING MATERIAL1/12SLOPERIDGE VENT1/12SLOPESTANDING SEAM METAL ROOFING MATERIAL1/12SLOPESTANDING SEAM METAL ROOFING MATERIAL1/12SLOPE1/12SLOPE1/12SLOPE1/12SLOPE1/12SLOPE1/12SLOPE1/12SLOPE2' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 6"ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com1/8" = 1'-0"2/17/2021 7:22:59 PMA4Roof Plan1492014920 SOBEYCRESTON DR. LLC10-22-2020SDGSSNo. Description Date1/8" = 1'-0"1Roof Plan89 SHOWERCLCLSTACKED LAUNDRYKITCHENTVBATH 1BATH 2MASTER BEDROOMBEDROOM 1BEDROOM 2A75A74A73A7210' - 0"(P) POOL(P) SPA99' - 6"101' - 0"6A7FF20' - 0"25' - 0"34' - 4"22' - 7"10' - 9"2' - 6"9' - 4"14' - 5"3' - 3"10' - 10"5' - 10"13' - 1"10' - 8"12' - 10"36' - 7"2' - 10"10' - 8"11' - 6 1/2"11' - 0"2' - 0"3' - 0"99' - 6"101' - 6"101' - 0"100' - 6"100' - 0"99' - 6"10' - 0"20' - 0"8' - 8 1/2"8' - 7 3/4"13' - 10 1/2"1' - 10"EQEQ1' - 10"0' - 4"0' - 4"MAIN HOUSE FF. 101.5'ADU FF. 99.5'ADU T.O.FOUNDATION. 98.5'11' - 0"ADU MAX ALLOWABLE HEIGHT @ 16': 113'14' - 6"AVE. ADU NATURAL GRADE 97.33' - 6"2' - 0"14' - 6"14' - 6"8' - 0"1' - 8"1' - 6"SMOOTH STUCCOCOLOR TO MATCH MAIN HOUSEFASCIA BOARD MATCHING MAIN HOUSE FASCIA BOARD COLORDARK GRAY (BLACK) TRIM EXTERIOR DOORAND WINDOW TRIMS MATCHING MAIN HOUSEWINDOWS AND DOORS TPO ROOFING MATERIAL110' - 9"109' - 6"99' - 6"101' - 6"112' - 6"111' - 3"109' - 6"2' - 3"34' - 4"3' - 0"10' - 0"11' - 3"13' - 0"EXISTING NATURAL GRADE 96.6FINISHED GRADE 98.01' - 6"MAIN HOUSE FF. 101.5'ADU FF. 99.5'ADU T.O.FOUNDATION. 98.5'ADU T.O.R. 112.5'AVE. ADU NATURAL GRADE 97.0MAX ALLOWED16' - 0"6A71' - 6"MAX ALLOWABLE ADU HEIGHT 16' (113')SMOOTH STUCCOCOLOR TO MATCH MAIN HOUSEFASCIA BOARD MATCHING MAIN HOUSE FASCIA BOARD COLORPLANTER BOX MATCHING & ADU COLORDARK GRAY (BLACK) TRIM EXTERIOR DOORAND WINDOW TRIMS MATCHING MAIN HOUSEWINDOWS AND DOORS TPO ROOFING MATERIAL99' - 6"98' - 6"99' - 6"107' - 6"109' - 6"111' - 3"112' - 6"14' - 0"15' - 6"EXISTING NATURAL GRADE 96.6FINISHED GRADE 98.02' - 6"MAIN HOUSE FF. 101.5'ADU T.O.FOUNDATION. 98.5'ADU MAX ALLOWABLE HEIGHT @ 16' : 113.0'AVE. ADU NATURAL GRADE 97.01' - 6"ADU FF. 99.5'16' - 0"SMOOTH STUCCOCOLOR TO MATCH MAIN HOUSEFASCIA BOARD MATCHING MAIN HOUSE FASCIA BOARD COLORDARK GRAY (BLACK) TRIM EXTERIOR DOORAND WINDOW TRIMS MATCHING MAIN HOUSEWINDOWS AND DOORS. TYP.TPO ROOFING MATERIAL110' - 9"99' - 6"109' - 6"111' - 3"112' - 6"99' - 6"99' - 6"107' - 6"EXISTING NATURAL GRADE 96.9FINISHED GRADE 98.0'2' - 7 1/4"6A72' - 0"MAIN HOUSE FF. 101.5'ADU FF. 99.5'ADU T.O.FOUNDATION. 98.5'ADU T.O.R. 112.5'AVE. ADU NATURAL GRADE 97.0'1' - 6"MAX ALLOWABLE ADU HEIGHT 16' (113')16' - 0"SMOOTH STUCCOCOLOR TO MATCH MAIN HOUSEFASCIA BOARD MATCHING MAIN HOUSE FASCIA BOARD COLORDARK GRAY (BLACK) TRIM EXTERIOR DOORAND WINDOW TRIMS MATCHING MAIN HOUSEWINDOWS AND DOORS TPO ROOFING MATERIAL111' - 3"112' - 6"99' - 6"109' - 6"11' - 9"10' - 10"EXISTING NATURAL GRADE 97.4FINISHED GRADE 98.0'2' - 11 7/8"1' - 3"0' - 9"11' - 0"8' - 6"9' - 0"0' - 6"1' - 0"MAIN HOUSE FF. 101.5'ADU FF. 99.5'ADU T.O.FOUNDATION. 98.5'ADU T.O.R. 112.5'AVE. ADU NATURAL GRADE 97.01' - 6"MAX ALLOWABLE ADU HEIGHT 16' (113')EXISTING NATURAL GRADE 96.6ADU FINISHED GRADE 98.0'ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com3/16" = 1'-0"2/18/2021 2:38:23 PMA7ADU1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date3/16" = 1'-0"1Level 1 ADU3/16" = 1'-0"2ADU NORTH ELEVATION3/16" = 1'-0"3ADU EAST ELEVATION3/16" = 1'-0"4ADU SOUTH ELEVATION3/16" = 1'-0"5ADU WEST ELEVATION3/16" = 1'-0"6Section 590 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:16 AMA8PHOTOSURVEY1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date14950 SOBEY RD SARATOGA, CA 95070 -2 STORY14952 SOBEY RD SARATOGA, CA 95070 -2 STORY14955 SOBEY RD SARATOGA, CA 95070 -2 STORY14880 SOBEY RD SARATOGA, CA 95070 -2 STORY91 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:17 AMA8.1PHOTOSURVEY1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date14908 SOBEY RD SARATOGA, CA 9507014851 SOBEY RD SARATOGA, CA 95070 -MIN. 30 FEET TALL STRUCTURE92 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:18 AMA8.2PHOTOSURVEY1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description Date14920 PROPOSED PROJECT SITE93 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:18 AMA9.0SPECS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerNo. Description DateGLASS RAILING SPECSGARAGE DOOR SPECS94 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:19 AMA9.1SPECS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerGARAGE DOOR SPECSMARVIN WINDOW SPECS SIGNATURE ULTIMATE SERIES - AWNING + CASEMENT WINDOWS ALUMINUM WOOD CLADNo. Description Date 95 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:20 AMA9.2SPECS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerFRONT ENTYR PIVOT DOOR DETAIL FLEETWOOD MULTI SLIDE GLASS SLIDING DOOR DETAIL @ LOCATIONS MASTER GUEST SUTE, MASTER BEDROOM, DINING ROOM AND FAMILY ROOMNo. Description Date 96 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/14/2021 6:10:21 AMA9.3SPECS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerFAMILY ROOM GLASS BIFOLD NANAWALL DOOR- SL-73 STYLE 24'WIDE - 6PANEL FOLD TO THE LEFT "LOOKING FROM OUTSIDE"FLAT ROOF TPO ROOFING MATERIALNo. Description Date 97 ScaleProject numberDateDrawn byChecked byOwner: Creston Dr. LLCPhone : (415) 967 -2527E-mail : msanein@gmail.com14920 Sobey Rd. SaratogaDesigner:Safaei Design Group | Salar Safaei 127 Kelton Ave. San Carlos, CA 94070Phone: (415) 967 -2527E-mail: salar@safaeidesign.comPROJECT ADDRESSSIGNATURESStructural:Rahmani & Associates, Inc.1870 Hamilton Ave.,San Jose, CA 95125Phone: (408) 377-4000E-mail:mrahmani@rahmanidesign.comCONSULTANTSTitle 24:Dave Hansel, PEHensel Consulting Engineers, Inc.P.O. Box 1442San Marcos, CA 92079Phone: (619) 665-3259 E-mail: dhensel@hc-engineers.com14920 SOBEY RD.SARATOGA CACalGreen + Title 24 Achievement Engineering Corp.2455 Autumnvale Drive, Unit ESan Jose, CA 95131Phone: (408) 217-9174email: arash@caltitle24.comThe use of these plans and specifications shall be restricted to the specific site for which they were prepared and publication thereof shall be expressly limited to such use. Reuse, Reproduction or publication by any method, in whole or in part, is prohibited. title to the plans and specifications remain with Safaei Design Group / Designer without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of the restrictions.APN: 397-04-071 Civil EngineerOSUNA ENGINEERING INC.117 bernal Rd. Ste. 70-336San Jose, CA 95119Phone: (408) 772-4381Landscape ArchitectRussell Stringham LEED AP BC+CSan Jose CA, Tel: (408) 886-4089 Email: stringhamdesign@gmail.com2/18/2021 10:30:37 AMA9.4SPECS1492014920 SOBEYCRESTON DR. LLC10-22-2020AuthorCheckerFAMILY ROOM STANDING SEAM METAL ROOFING MATERIAL - MIDNIGHT BRONZE COLOR TO BE USEDNo. Description DateSELECTEWD COLOR98 99 100 101 102 103 CITY OF SARATOGA Memorandum To: Saratoga Planning Commission From: Victoria Banfield, AssociatePlanner Date: April 14, 2021 Subject: Supplemental Memo No. 1 – PDR20-0012 / ARB20-0056 – 14920 Sobey Road The attached letters of support for the proposed project at 14920 Sobey Road were provided after the staff report was prepared. Attachment 1 – Letter from the Applicant explaining his neighborhood outreach efforts for the project, with thirteen (13) letters of support from neighbors 104 To: City of Saratoga Planning Department & Planning Commission 4/12/2021 From: Majid Saneinejad, Creston Dr LLC Re: Neighbor support letters To Whom It May Concern: I used the neighborhood map provided by the city and listed the neighbor addresses within the 500-foot radius to whom the city had mailed planning commission meeting notice letters. I knocked on doors of as many neighbors as possible from that list. With those who answered the door knock, I discussed the proposed development in detail, showed them the plans and elevations on full size plan sheets and answered any questions they had regarding the orange story poles. In the attached, please find the thirteen (13) neighbor support letters that I have gathered in support of the proposed development. About an equal number of neighbors couldn’t be reached either because their homes are situated behind gated front yards with no door bell, or otherwise did not answer the knock on their doors; I was not able to contact them even though I stopped by each house at least 3 times. Additionally, I’ve summarized below my communications with the surrounding neighbors on our side of Sobey rd: 14950 Sobey Rd: This is the house at the end of the right easement. I spoke to this neighbor via the gate intercom. She said: “I have seen the orange story poles and am not opposed to this project, but I do not have time to meet or go over plans”. 14952 Sobey Rd: This is the house on the right of the right easement. As mentioned above, the house is situated behind closed gates with no door bell, and I made multiple attempts to contact them without success. However, they did sign the original neighborhood notification form on 11/13/2020 with no comments. 14908 Sobey Rd: This is house across our backyard fence. I spoke to owner, Imran Hashim, On Thursday April 1st and explained to him that I had submitted to planning department the updated site plan which included 24” box plants that will be planted at our shared fence to screen his house from mine. He said he was OK with this mitigation step. 14880 Sobey Rd: This is the house on the left of the left easement. I met with the owner, Martin Finkbeiner, on Thursday April 8th for 45 minutes. We spoke in detail about the ADU, the screening of which the neighbor had expressed concerns about, and I explained to him the same mitigation step that I mentioned to Imran Hashim. Lastly, some that I did reach either were not occupied by owners at the time of visit or declined being involved in the review process: 14949 Sobey Rd: House caretaker told me that owners were out till Monday 4/19. 14910 Sobey Rd: Stopped by this neighbor’s house 3 times, and at the last visit I was told by another neighbor that they currently reside overseas. Attachment 1 105 14921 Sobey Rd: Multiple attempts were unsuccessful , and their immediate neighbor said that they were out of town. Homes owners on 19001 Spring Brook Ln, 19016 Spring Brook Ln and 19136 Spring Brook Ln told me they wished not to be involved in the review process. Sincerely, Majid Saneinejad 106 107 108 109 110 111 112 113 114 115 116 117 118 119 REPORT TO THE PLANNING COMMISSION 15451 Bohlman Road Meeting Date: April 14, 2021 Application: PDR20-0006/VAR21-0001/ARB20-0036 Address/APN: 15451 Bohlman Road / 517-14-011 Applicant / Property Owner: Lori Perlman / Michael B. Flohr & Letty B. Flohr From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 120 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 2 PROJECT DESCRIPTION The project applicant is requesting the following: • Design Review approval for a new 2,652 sq. ft. two-story single-family residence; • A height exception for a detached garage to exceed a height of 12 feet; • A variance for a detached garage to be located on an area of the site with a slope exceeding 30 percent; and • The removal of four (4) protected trees. STAFF RECOMMENDATION Adopt Resolution No. 21-005 (Attachment 1) approving the applications for Design Review, Variance, and the removal of four protected trees subject to conditions of approval. Planning Commission Approval is required pursuant to City Code Sections: 15-45.060(a)(3) - Design Review approval because the project includes a new structure over eighteen feet in height and 15-13.050(e)(2) – Variance approval because the natural grade below the detached garage would exceed a slope of 30 percent. PROJECT DATA Gross/Net Site Area: 112,380 sq. ft. gross/108,481 sq. ft. net (2.49 acres) Average Site Slope: >30 % General Plan Designation: RHC (Residential Hillside Conservation) Zoning: HR (Hillside Residential) Proposed Allowed/Required Proposed Building Site Coverage Residence Garage Driveway Patios/Walkways Total Site Coverage 1,764 sq. ft. 519 sq. ft. 1,620 sq. ft. 1,070 sq. ft. 4,975 sq. ft. (.09%) 15,000 sq. ft. Floor Area Main Residence Living Area Detached Garage Total Floor Area 2,652 sq. ft. 749 sq. ft. 3,401 sq. ft. 6,080 sq. ft. Height * Height exception requested for garage Residence Garage * 26’ 15’ Residence Garage 26’ 12’ 121 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 3 Setbacks (Residence) Front: Left Right Rear: Setbacks (Detached Garage) Front: Left Right Rear: 1st Floor 2nd Floor 74’- 7” 74’- 7” 80’- 5.25” 90’- 6.5” 26’- 4” 32’-.25” 154’- 10” 165’-10.25” 30’- 0” 30’- 0” 47’- 0” 47’- 0” 83’- 6” 83’- 6” 250’- 1” 250’- 1” 1st Floor 2nd Floor 30’ 30’ 20’ 20’ 20’ 20’ 50’ 60’ 30’ 30’ 20’ 20’ 20’ 20’ 50’ 60’ Grading Cut 261 CY Fill 222 CY Export 39 CY 1,000 CY (combined cut and fill) SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project is located at 15451 Bohlman Road in the Hillside Residential (HR) zoning district. The ~2.5-acre site has an average slope exceeding 30 percent. Site access is provided by a driveway via a private right-of-way easement from Bohlman Road which passes though neighboring properties prior to reaching the site. Surrounding uses include single-family homes on similar sized parcels. Existing structures on site include a 1,488 square foot, one story single- family home and carport. A total of 21 protected trees are in the vicinity of the project site including both Coast Live and Canyon Oaks and California Bay trees. Existing vegetation screens views of neighboring properties. Project Description The project includes the demolition of all structures and hardscape including the removal of four protected trees. Proposed structures include a 2,652 square foot two story residence with a height of 26’ and a 15’ tall, 749 square foot detached garage. The new residence would be in approximately the same location as the existing residence to be removed. The project site is located on a minor ridgeline as identified on the City’s Hillside Residential Major and Minor Ridgeline Map. An excerpt of this map is included as Attachment 2. Section 15-13.100 of the City Code states that no structure can extend to an elevation more than 12 feet above the nearest adjacent minor ridge that that does not have dense tree cover. Mature Oak trees surround the project site and screen views of the site from lower elevations – the location of these trees is depicted on the topographic survey. Because of the existing dense tree cover this height limitation is not applicable to the project. Existing site-specific constraints affecting structure location include large, protected trees and a relatively small building pad with steep slopes outside the level area. The request for design review approval for the new story single-family residence and detached garage also includes a request for a variance to locate the detached garage on an area of the site with an average slope exceeding 30 percent. The allowable height of accessory structures (including detached garages) in the Hillside Zoning district is 12 feet. The Planning Commission can approve the additional 122 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 4 three feet of height for the detached garage if the Commission can make the required findings based on architectural compatibility. Details of the foregoing are included in the following paragraphs. Architecture/Design Main Residence The architectural style of the residence can best be described as “Contemporary”. Architectural details include a rectangular building footprint, horizontal cedar wood siding with a “weathered” appearance for both the first and second story elevations with stone being used for the exterior of the first story western elevation. All windows will be made of steel and have a blackened steel patina. Wood doors are to be painted to match the windows. Roofing material will be zinc standing seam metal. Detached Garage The location of the detached garage will be in the southwest portion of the site to the left of the driveway entrance. The average slope of this area is 40%. The garage would be 15’ tall and has a main level and a lower level with the main level accessible from the driveway. The overall square footage of the garage is approximately 1,040 square feet however, 291 square feet of the lower level is defined as a basement and not included in the sites overall floor area. The garage will have a similar architectural appearance as the main residence. The exterior of the garage will be covered in the same stone to be used on the first floor of the residence and the style and colors of the doors and windows will be consistent. Painted metal awnings will be located above each door. Due to height limitations the garage will have a flat roof - solar panels will be installed on the upper surface. Height Exception - Garage The maximum allowable height for the garage per City Code is 12 feet and the proposed garage has a height of 15 feet. Building height is measured from the average point of the highest and lowest elevations adjacent to the building footprint. Due to the steep grade and the change in elevation over a short distance used to determine average grade, a building height of 12 feet as measured from average grade would result in a 6.75 feet roof height at the garage entrance on the eastern (front) elevation. The applicant is requesting a height exception for the garage to be 15 feet in height which would result in 9.75 feet building height on the eastern elevation with an interior height of 7.59 feet. The minimum interior height for a garage is 7’ per the California Building Code. The Planning Commission can approve the height of the garage to extend up to 15’ if the Commission can make the findings that the additional height is necessary to establish architectural compatibility with the main structure and that the garage will be similar in scale in structures in the surrounding neighborhood. The findings for the additional height are contained later in this report. Slope Variance – Garage As mentioned previously, the location of the detached garage will be in the southwest portion of the site to the left of the driveway. Per City Code Section 15-13.050(e)(2) (Location of Building Sites), no building is to be located in an area where the average slope beneath the building footprint is more than 30% without a variance approved by the Planning Commission. The applicant has submitted 123 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 5 an exhibit (Attachment 3) which illustrates the constraints associated with locating the detached garage in an of the site which would not require a variance for slope – these areas include the 30’ front yard setback, the location of the septic system leach field, existing trees, the location of the residence, and an existing access/public utilities easement. The applicant has provided a color and materials board. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Natural Wood Colored Siding / Natural Colored Stone Windows/Doors Steel Windows and Doors with Blackened Steel Patina Trim Natural Wood-Colored Eaves and Trim Roof Zinc Standing Seam Metal Roof Trees There are 21 protected trees in the vicinity of the project area which include 16 Coast Live Oaks, two Canyon Oaks, and three California Bay. The project arborist determined that the three California Bay trees in vicinity of the detached garage are in poor condition and are not recommended for retention. In addition, after the story poles were installed, it became evident that the canopy of a Coast Live Oak in moderate condition is located within the building envelope of the proposed garage. Due to the amount of pruning required and the likelihood that the tree would not survive, the City Arborist has agreed that this tree can be removed upon the approval of Tree Permit. 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 No new formal landscaping is proposed. The vegetation within the front setback area is to remain which includes existing Oak trees, native bushes and grasses which are complementary to the existing Oak Woodland neighborhood streetscape. The existing asphalt driveway will be replaced with a new concrete driveway. FINDINGS Design Review The findings required for issuance of 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. 124 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 6 This finding may be made in the affirmative in that that the project follows the natural contours of the site and minimizes grading. The proposed two-story single-family residence will be in approximately the same location as the existing residence to be removed and since this area of the site is level, no additional grading is proposed to create a building pad. The site development is appropriate given the property’s natural constraints in that the Santa Clara County Fire Department is requiring that the project include a fire truck turnaround area – this turnaround area is located offsite and is located within the driveway access easement on an adjacent property. A total of 364 cubic yards of grading is required to expand the size of the existing driveway and to create a relatively level area with the appropriate turnaround dimensions acceptable by the Fire Department. The detached garage would be located on an area of the site with an average slope of 40% - the garage would have two levels, a main floor, and a basement, and is designed to follow the existing contours. A total of 199 cubic yards of grading would be required to construct the garage. 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 may be made in the affirmative in that there are 21 protected trees in the vicinity of the project area which include 16 Coast Live Oaks, two Canyon Oaks, and three California Bay. The project arborist determined that three California Bay trees (#s 93, 94 and 97) in vicinity of the new detached garage are in poor condition and are not recommended for retention. In addition, after the story poles were installed, it became evident that the canopy of a Coast Live Oak (#79) in moderate condition is located within the building envelope of the proposed garage. Due to the amount of pruning required and the likelihood that the tree would not survive, the City Arborist has agreed that this tree can be removed upon the approval of a Tree Permit. 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. 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 in a rural setting. The project is surrounded by native mature vegetation and would be predominantly screened from view from most adjacent property owners while maximizing privacy and preserving view of neighboring properties. Discussion of community viewsheds is discussed in the justification for Finding “h” (below): d. The overall mass and height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. 125 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 7 This finding can be made in the affirmative in the project is a two-story residence with a detached garage in a neighborhood with both one and two-story structures and the project concentrates the massing and building height toward the center of the site. The project includes architectural elements consistent with the ‘Contemporary” 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 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 Oak trees, native bushes and grasses which will be complementary to the existing Oak Woodland neighborhood streetscape. No new formal landscaping is proposed. The existing driveway will be replaced with a new concrete driveway. 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 can be made in the affirmative in that the project will include minimal grading to impact significant hillside features and impacts to ridgelines and community viewsheds. The Zoning Code defines "community view sheds" as any views which are visible from an area which has scenic value for the community. The General Plan reinforces that the western hills and ridgelines are the predominant scenic resource within the City. The project site is located on a minor ridgeline as identified on the City’s Hillside Residential Major and Minor Ridgeline Map. The building height limits within the Hillside Residential development standards state that no 126 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 8 structure can extend to an elevation more than 12 feet above the nearest adjacent minor ridge that that does not have dense tree cover. Mature Oak trees surround the project site which will have the effect of minimizing views of the site from lower elevations, nearby roads, and adjacent properties. Height Exception – Detached Garage The findings required for the Planning Commission to approve additional height for an accessory structure to increase from 12 feet to 15 feet within the Hillside Zoning District pursuant to City Code Section 15-13.100(d) are set forth below and the Applicant has met the burden of proof to support making all of the those required findings: a. The additional height is necessary in order to establish architectural compatibility with the main structure on the site. This finding can be made in the affirmative in that increasing the building height of the detached garage from 12 feet to 15 feet is required to establish architectural compatibility with the main structure which would be 26 feet in height. Building height is measured from the average point of the highest and lowest elevations adjacent to the building footprint. Due to the steep grade and the change in elevation over a short distance used to determine average grade, a building height of 12 feet as measured from average grade would result in a 6.75 feet roof height at the garage entrance on the eastern elevation. Limiting the height of the garage to 12 feet would result in a structure that would be out of character on the site but also would not be functional as a garage as the minimal allowable interior height for garage is 7’. The garage will have a similar architectural appearance as the main residence. The exterior of the garage will be covered in the same stone to be used on the first floor of the residence and the style and colors of the doors and window will be consistent. Painted metal awnings would be located above each door. b. The accessory structure will be similar in scale with structures in the surrounding neighborhood. This finding can be made in the affirmative in that the detached garage will be similar in scale with structures in the surrounding neighborhood. Homes on Bohlman Road and in the vicinity of the project site are a combination of both on and two-story structures. Due to existing topography and dense vegetation separating the project site from adjacent sites, the detached garage will be screened from view from nearby properties. Variance – Slope in excess of 30% below detached garage. The finding required for issuance of a Variance pursuant to City Code Section 15-70.060 are set forth below and the applicant has met the burden of proof to support making all the required findings: 127 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 9 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 can be made in the affirmative in that the location of the detached garage is in the southwest portion of the site in an area where the slope beneath its footprint would exceed a slope of 30%. The special circumstances applicable to the property include shape, topography, and location which limit the placement of the detached garage. These include the location of existing protected trees, required setbacks, steep slopes, the location of the proposed main residence, the location of the septic system leach field, and the location of a 40’ wide ingress/egress and public utility easement. Due to the topography of the site and the constraints applicable to the site just mentioned, there are no other possible locations to site the detached garage that would not require a variance for slope. 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 can be made in the affirmative. The granting of the variance to locate the detached garage on an area of the site with a slope more than 30% would not be a grant of special privilege. Staff would not approve locating a structure, including a main residence, accessory structure, pool, or any other structure on an area with a slope exceeding 30% for any site in the vicinity and classified in the same zoning district without the lack of the same physical constraints as the subject property. 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 City Geologist has reviewed the site and the project and has issued Geotechnical Clearance. Construction of the detached garage would require an approved building permit which would require the project applicant to submit construction details for review by the building department prior to issuance of a building permit. The issuance of a building permit would ensure that the garage would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. Neighbor Notification and Correspondence The applicant submitted four (4) completed neighborhood review letters which are included as Attachment 5. None of the letters included negative project related comments. The Community Development Department mailed public notices to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources 128 Report to the Planning Commission 15451 Bohlman Road – Application #s PDR20-0006/VAR21-0001/ARB20-0036 April 14, 2021 Page | 10 Code (CEQA). This exemption allows for the construction of a single-family residence and small structures 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. 21-005 2. Ridgeline Map 3. Variance Constraints Exhibit 4. Arborist Report dated March 3, 2021 5. Neighbor Review Letters 6. Story Pole Certification 7. Project Plans 129 RESOLUTION NO: 21-005 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR20-0006 WITH A REQUEST FOR A HEIGHT EXCEPTION, VARIANCE (VAR21-0001) AND ARBORIST REPORT ARB20-0036 LOCATED AT 15451 BOHLMAN ROAD (517-14-011) WHEREAS, on July 28, 2020, an application was submitted by Lori Perlman AIA (Applicant) on behalf of Michael B. Flohr and Letty B. Flohr (Property Owners) requesting approval of the following applications - Design Review for a new 2,652 square foot two-story single-family residence with a height exception for a detached garage to exceed a height of 12 feet; a Variance for a detached garage to be located on an area of the site with a slope exceeding 30 percent; and the removal of three 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 April 14, 2021 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 (PDR20-0006) for a new 2,652 square foot two-story single-family residence with 519 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. Attachment 1 130 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 2 Section 4: The project site is located on a minor ridgeline as identified on the City’s Hillside Residential Major and Minor Ridgeline Map. City regulations state that no structure can extend to an elevation more than 12 feet above the nearest adjacent minor ridge that that does not have dense tree cover. Mature Oak trees surround the project site and screen views of the site from lower elevations – the location of these trees is depicted on the topographic survey. Because of the existing dense tree cover this height limitation is not applicable to the project. 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 request for the detached garage to exceed the maximum height of 12 feet by an additional three feet for an overall height of 15 feet is consistent with the required findings in that 1) the additional height is necessary in order to establish architectural compatibility with the main structure on the site; and 2) the accessory structure will be similar in scale with structures in the surrounding neighborhood. Section 6: The Planning Commission finds that the application for a Variance (VAR21- 0001) to locate the detached garage on an area of the site where the slope beneath the footprint would exceed a slope of 30 percent is consistent with the required findings in that 1) 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, 2) 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, 3) that the granting of variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. Section 7: The Planning Commission has reviewed the recommendations made by the City Arborist (ARB20-0036) and approves the removal of one Coast Live Oak and Three California Bay 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 PDR20-0036, VAR21-0001 and ARB20-0036, at 15451 Bohlman Road (APN 517-14-011), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. 131 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 3 PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 14th day of April 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Chair, Planning Commission 132 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 4 Exhibit 1 CONDITIONS OF APPROVAL PDR20-0036/VAR21-0001/ARB20-0036 15451 BOHLMAN ROAD (APN 517-14-011) 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. 133 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 5 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 April 14, 2021. 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. 134 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 6 10. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 11. 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 landscaping shall be provided to the City. 12. 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. 13. 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 14. 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. ARBORIST 15. All requirements in the City Arborist Approval Memo dated March 3, 2021 incorporated by this reference. are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING/PUBLIC WORKS 16. 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. 17. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 18. Per Design Review PDR20-0006, no improvements in the public right-of-way are required. 19. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 20. All new/upgraded utilities shall be installed underground. 135 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 7 21. 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. 22. 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). 23. All building and construction related activities shall adhere to New Development and Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. • The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 24. 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. 25. 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. 26. Prior to the Building final, all Public Works conditions shall be completed per 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 Municipal Code. 136 Report to the Planning Commission 15451 Bohlman Road – Application #’s PDR20-0006, VAR21-0001, ARB20-0036 April 14, 2021 Page | 8 BUILDING DEPARTMENT SUBMITTAL 29. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department. b. Arborist Report dated March 3, 2021 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. 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. 137 15451 Bohlman Road Project Site ATTACHMENT 2 138 01' 5' 10' 20' 40'NPROJECTNTRUENEW HOUSENEWGARAGEEXISTING DRIVEWAY TO REMAINEXISTINGPARKINGTOREMAINDASHED LINES OF EXISTING HOUSE TO BEDEMOLISHEDDASHED LINES OF EXISTINGHOUSE TO BE DEMOLISHED15451 BOHLMAN ROADPERLMAN ARCHITECTUREDATE: SEPTEMBER 10, 2020SCALE: 1/32" = 1'-0"PROPOSED SITE PLANPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEINGRESS/EGRESS &PUBLIC UTILITIES EASEMENT AREA OF PLANNED SEPTIC LEACH FIELDINGRESS/EGRESS &PUBLIC UTILITIESEASEMENTSETBACKPROPOSED HOUSE SHOWN SHADEDPROPOSED GARAGE SHOWNSHADEDDRIP LINE OF PROTECTED TREESPROPERTY LINESETBACKATTACHMENT 3139 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.ARB20-0036 Phone: (508) 479-9540 Address:15451 Bohlman Rd Email:daniel.jackman@davey.com Owner:Mike & Letty Flohr APN:517-14-011 Date:March 3, 2021 PROJECT SCOPE: The applicant has submitted plans to demolish an existing one story home in order to build a new single family home with a detached garage and associated site features. Three trees (#93, #94 & #97) that are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit –Required - $116,800 Tree protection –Required – See Conditions of Approval and attached map. Tree removals –Trees #93, #94 & #97 are approved for removal once building permits have been issued. Replacement trees –Required = $5,250 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 ATTACHMENT 4 140 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 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. Three bay trees (#93,#94 & #97) have been deemed necessary for removal by the project arborist in order to construct this project. These three 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 93 California Bay 9 Poor condition & in conflict with design. 94 California Bay 9 Poor condition & in conflict with design. 97 California Bay 9 Poor 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.The Tree Protection Fencing, the Special Tree Protection Measures,Soil/Root Protection and the Type I & II Tree Protection Diagrams from the arborist report by Bo Firestone dated July 15, 2020; 2.The Project Data in Brief, the Conditions of Approval,and the Map Showing Tree Protection from this report dated March 3, 2021. 2 141 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 Attachment 1 Continued: TREE INFORMATION Project Arborist:Bo Firestone Date of Report:July 15, 2020 Number of protected trees inventoried:19 Number of protected trees requested for removal:3 A table summarizing information about each tree is below. Table 1: Tree information and appraisal from submitted arborist report dated 7/15/2020. *Trees #93, #94 and #97 are proposed for removal. ** Trees #65 & #66 are not protected in the city of Saratoga & have been removed from the security deposit. 3 142 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 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. 4 143 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 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 Fencing, the Special Tree Protection Measures,Soil/Root Protection and the Type I & II Tree Protection Diagrams from the arborist report by Bo Firestone dated July 15, 2020 copied onto a plan sheet. b.Shall include the Project Data in Brief, the Conditions of Approval, and the Map Showing Tree Protection from this report dated March 3, 2021 copied onto a plan sheet. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $116,800 for tree(s)#67-69, #72-73, #76-79,#84-86, #89, #92, & #98. 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 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, or adjacent to trees protected with straw wattle, 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. 5 144 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 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 Bo Firestone 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.7 feet of tree #67-68a b.10 feet of trees #76-78 c.12 feet of trees #92 & #98 d.34 feet of tree #69 10.Tree removal: a.Trees #93, #94 & #97 meet the criteria for removal and may be removed once building division permits have been obtained. 11.New trees: a.New trees equal to $5,250 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 6 145 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 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. 7 146 15451 Bohlman Rd City of Saratoga Arborist Review March 3, 2021 Attachment 4:Map Showing Tree Protection: From project arborist report dated July 15, 2021. 8 147 ATTACHMENT 5 148 149 150 151 ATTACHMENT 6 152 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: SEE DETAILPROJECT INFOAND DATAA0.01N01000'1VICINITY MAPSCALE: APROX. 1"= 500'200'100'BOHLMAN ROADBOHLMAN ROADKITTRIDGE ROADQUICKERT ROADNORTON ROADQUAIL RUNCOURTSARATOGAQUARRY PARKHAKONEESTATE ANDGARDENSSUBJECT PROPERTYPROJECT SUMMARYSHEET LISTA0.01 PROJECT INFO AND DATAA0.02 SITE VICINITY AND CONTEXTA0.03 VISIBILITY PHOTOSA0.04 NEIGHBORHOOD PHOTO BOARDS1 PARTIAL TOPOGRAPHICAL SURVEYC1 GRADING AND DRAINAGE PLANC2 GRADING AND DRAINAGE PLANC3 GRADING AND DRAINAGE PLANA1.01 DEMOLITION SITE PLANA1.02 PROPOSED SITE PLANA1.03 LANDSCAPE AND IRRIGATION PLANA1.04 CONTEXT AND ACCESSA2.11 PROPOSED FLOOR PLANSA2.13 PROPOSED ROOF PLANA3.00 SITE SECTIONSA3.01 MATERIALS AND COLOR BOARDA3.10 EXTERIOR ELEVATIONSA3.20 BUILDING SECTIONST1.00 ARBORIST REPORTT1.01 ARBORIST REPORTT1.02 ARBORIST REPORTN2VICINITY MAPN.T.S1A1.011A1.02PROJECT DESCRIPTION:DEMOLITION OF EXISTING 1956 SINGLE-FAMILY HOUSE AND CARPORT. CONSTRUCTION OF NEW SINGLE-FAMILYHOME AND DETACHED GARAGE. PROPOSED GARAGE IS IN AREA WHERE THREE EXISTING TREES ARE PROPOSED TO BEDEMOLISHED.AVERAGE GRADE BELOW NEW HOUSE IS CLOSE TO 0% AND UNDER GARAGE IS 40%. PLACING THE GARAGE ON THISSLOPE WILL REQUIRE A VARIANCE.SLOPE AT PROPOSED BUILDING PERIMETER TO BE 2% AWAY FROM HOUSE.HOUSE AND DETACHED GARAGE SHALL BE SPRINKLERED.EARLY WARNING FIRE ALARM SYSTEM IS REQUIRED. THIS SHALL BE A DEFERRED SUBMITTAL.PROJECT ADDRESS:15451 BOHLMAN ROAD, SARATOGA, CALIFORNIAASSESSOR PARCEL NUMBER:517-14-011ZONING DISTRICT: H-RLOT SIZE:GROSS LOT SIZE: 112,379.75 SFEASEMENT: 3,899 SFNET LOT SIZE: 108,480.75 SFALLOWABLE FLOOR AREA:NET AREA AFTER SLOPE ADJUSTMENT (ASSUMING WORST SLOPE: >30% SLOPE):108,480.75 X .4 = 43,392.3 SF, ROUNDED UP TO 44,000 SFALLOWABLE AREA = 6,000 + (20 SF PER 1000 SF OVER 40,000)ALLOWABLE AREA = 6,000 + 80ALLOWABLE AREA = 6,080 SFAVERAGE SLOPE: WE DO NOT HAVE COMPLETE TOPOGRAPHIC INFORMATION. SLOPE > 30%.FLOOR AREA TABLE:EXISTING PROPOSED TOTALFIRST FLOOR: 2,027.70 1,764.85 1,764.85SECOND FLOOR: -887.62 887.62GARAGE:-519.73 519.73GARAGE BASEMENT:-228.79* 228.79TOTAL:3,400.99 SF* SEE 9/A3.10 FOR GARAGE BASEMENT AREA DIAGRAMSITE COVERAGE:IMPERVIOUS SURFACES:HOUSE:1,764GARAGE: 519DRIVEWAYS:1,620PATIOS AND WALKS: 1,070TOTAL IMPERVIOUS:4,974TOTAL SITE COVERAGE:4,974 SFHEIGHT:RELEVANT SECTIONS OF THE SARATOGA MUNICIPAL CODE:xSECTION 15-13.100 (b) NO STRUCTURE SHALL EXTEND TO AN ELEVATION MORE THAN TWELVE FEETABOVE THE NEAREST ADJACENT MINOR RIDGE THAT DOES NOT HAVE DENSE TREE COVER.xSECTION 15-13.100 (c) NOTWITHSTANDING SUBSECTION (a) OR (b) OF THIS SECTION, NOSINGLE-FAMILY DWELLING SHALL EXCEED TWENTY-SIX FEET IN HEIGHT PROVIDED; HOWEVER, THEPLANNING COMMISSION MAY APPROVE THIRTY FEET IN HEIGHT IF THE COMMISSION FINDS ANDDETERMINES THAT, ...PROJECT IS ON A MINOR RIDGELINE, HOWEVER THERE IS EXISTING DENSE TREE COVER. PLEASE SEE:xDRAWINGS 1, 2 ON A0.02: GOOGLE EARTH IMAGES OF THE PROJECT SHOWING THE DENSE TREECOVER AND THE MINIMAL VISIBILITY OF THE PROJECT.xA0.03: PHOTOS TAKEN FROM THE HOUSE AND FROM THE ROOF OF THE EXISTING HOUSE AWAYFROM THE HOUSE TO DEMONSTRATE HOW MUCH CAN BE SEEN FROM THE STRUCTURE.xA3.00. THE SITE SECTIONS SHOW THE PROPOSED HOUSE IN THE CONTEXT OF THE EXISTING DENSETREE COVERAGE.HOUSE:LOWEST ELEVATION POINT AT THE BUILDING EDGE FROM NATURAL GRADE: 1040.90'HIGHEST ELEVATION POINT AT THE BUILDING EDGE FROM NATURAL GRADE: 1041.56'AVERAGE ELEVATION POINT: 1041.23'TOP MOST ELEVATION POINT: 1067.23' / 26'-0"GARAGE:LOWEST ELEVATION POINT AT THE BUILDING EDGE FROM NATURAL GRADE: 1029.00'HIGHEST ELEVATION POINT AT THE BUILDING EDGE FROM NATURAL GRADE: 1039.50'AVERAGE ELEVATION POINT: 1034.25'TOP MOST ELEVATION POINT: 1049.25 / 15'-0"SETBACK TABLE:HOUSEREQUIRED PROPOSEDFRONT: 30' 85'-5"LEFT SIDE FIRST FLOOR: 20' 80'-5 1/4"LEFT SIDE SECOND FLOOR: 20' 90'-6 1/2"RIGHT SIDE FIRST FLOOR: 20' 26'-4"RIGHT SIDE SECOND FLOOR: 20' 32'-0 1/4"REAR FIRST FLOOR: 60' 154'-10"REAR SECOND FLOOR: 60' 165'-10 1/4"GARAGEREQUIRED PROPOSEDFRONT:30'30'-0"LEFT SIDE FIRST FLOOR:20'47'-0"LEFT SIDE SECOND FLOOR:20'47'-0"RIGHT SIDE FIRST FLOOR:20'83'-6"RIGHT SIDE SECOND FLOOR: 20'83'-6"REAR FIRST FLOOR:60'250'-1"REAR SECOND FLOOR:60'250'-1"DIRECTORYOWNER:MIKE AND LETTY FLOHR15451 BOHLMAN RD.SARATOGA, CA95070408.242.2594; 408.828.5959mflohr@gmail.com; flohrs@me.comARCHITECT:PERLMAN ARCHITECTURELORI PERLMAN807 ASHBURY ST., #2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comSURVEYOR:GIULIANI & KULL, INC.RODD A. ROWALT4880 STEVENS CREEK BLVD., SUITE 205SAN JOSE, CA95129408.615.4004rrowalt@gkengineers.comCIVIL ENGINEER:WESTFALL ENGINEERS, INC.JITKA CYMBAL14583 BIG BASIN WAYSARATOGA, CA95070408.867.0244jitka@westf.comARBORIST:IAN GEDDES AND ASSOCIATESIAN GEDDESP.O. BOX 2962SARATOGA, CA95070408.379.8011ian@geddestree.comGEOTECHINCAL:MILSTONE GEOTECHNICALBARRY MILSTONE17020 MELODY LANELOS GATOS, CA95033408.353.5528bsm@milstonegeo.comATTACHMENT 7153 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: --SITE VICINITYAND CONTEXTA0.021VIEW OF SITE FROM EASTGOOGLE EARTH IMAGE VIEW OF SUBJECT PROPERTY FROM EASTGOOGLE EARTH IMAGE VIEW OF SUBJECT PROPERTY FROM EASTSHOWING DEPTH OF LANDSCAPE AND PROPOSED HOUSETREE LINE WEST OF HOUSE ONPROPERTYEXISTING HOUSE TO BE DEMOLISHEDNEIGHBORING 2-STORY HOUSETREE LINE WEST OF HOUSE ONPROPERTYPROPOSED HOUSENEIGHBORING 2-STORY HOUSE2VIEW OF SITE FROM WESTGOOGLE EARTH IMAGE VIEW OF SUBJECT PROPERTY FROM WESTGOOGLE EARTH IMAGE VIEW OF SUBJECT PROPERTY FROM WESTSHOWING DEPTH OF LANDSCAPE (PROPOSED HOUSE NOT VISIBLE)LOCATION OF PROPOSED HOUSE(NOT VISIBLE THROUGH TREES)NEIGHBORING 2-STORY HOUSENEIGHBORING 2-STORY HOUSELOCATION OF EXISTING HOUSE TOBE DEMOLISHED (NOT VISIBLETHROUGH TREES)6WEST SIDE OF EXISTING HOUSE5SOUTH SIDE OF EXISTING HOUSE3NORTH SIDE OF EXISTING HOUSE4EAST SIDE OF EXISTING HOUSE154 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: --VISIBILITYPHOTOSA0.031PANORAMA FROM EXISTING ROOF LOOKING NORTH2PHOTO FROM EXISTING ROOF LOOKING SOUTH3PANORAMA FROM EXISTING HOUSE LOOKING NORTH4PHOTO FROM WEST SIDE OF EXISTING HOUSE LOOKING NORTH6PHOTOS FROM EXISTING HOUSE LOOKING WEST7ALONG W SIDE OF HOUSE LOOKING NORTH5PHOTOS FROM EXISTING HOUSE LOOKING EAST155 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: --SITE VICINITYAND CONTEXTA0.04N2VICINITY MAP1PHOTOSAB7PHOTOS OF 15471 BOHLMAN ROAD6PHOTOS OF 15431 BOHLMAN ROAD4PHOTOS OF 15401 BOHLMAN ROAD5PHOTOS OF 15430 BOHLMAN ROAD3PHOTOS OF 15345 BOHLMAN ROADDEC1A1B1C1D,E3548PHOTOS OF 15483 BOHLMAN ROAD678156 SARATOGA, CALIFORNIA15451 BOHLMAN ROADAPN 517-14-0111PARTIALTOPOGRAPHIC SURVEY157 158 159 160 DEMO (E) DRIVEWAYPAVINGFRONT SETBACK30'-0"20'-0"40'-0" INGRESS/EGRESS &PUBLIC UTILITIES EASEMENT20'-0"INTERIOR SIDE SETBACK60'-0"REAR SETBACK FOR MULTI-STORY60'-0" INGRESS/EGRESS & PUBLIC UTILITIES EASEMENT PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEDEMO(E) CARPORTDEMO (E) HOUSEDEMO (E)FOUNTAINDEMO (E)SHEDDEMO (E)BRICKPATIODEMO (E)BRICKPAVINGDEMO (E)ASPHALTPAVINGDEMO (E) SMALL TREES INAREA OF (N) GARAGEINTERIOR SIDE SETBACKDEMO (E) RETAININGWALL IN LOCATION OF(N) STITCH PIERS, S.C.D.DEMO (E) RETAININGWALL IN LOCATION OF(N) STITCH PIERS, S.C.D.6972737876777997948485869289986665676868A93TYPE I TREE PROTECTIONZONE FENCING SHOWNDASHED, SEE T1.023A3.001A3.002A3.00(E) POWERPOLE(E) WATERMETER TOBE RELOCATEDDEMO (E) PAVEMENT, SEEA1.04 FOR MODIFICATIONS TOAREA FOR FIRE TRUCKTURNAROUNDINTERIOR SIDE SETBACKFRONT SETBACK••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/16" = 1'-0"DEMOLITIONSITE PLANA1.01NTRUENPROJECT01' 5' 10' 20' 40'1DEMOLITION SITE PLANSCALE: 1/16"=1'-0"161 HOUSE+1041.62GARAGE+1039.62DRIVEWAY+1041.56+1041.56TRASHPROPANEFRONT SETBACK30'-0"20'-0"40'-0" INGRESS/EGRESS &PUBLIC UTILITIES EASEMENT20'-0"INTERIOR SIDE SETBACK60'-0"REAR SETBACK FOR MULTI-STORYINTERIOR SIDE SETBACK60'-0" INGRESS/EGRESS & PUBLIC UTILITIES EASEMENT PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEDASHED LINES OF EXISTINGHOUSE TO BE DEMOLISHEDDASHED LINES OF EXISTINGHOUSE TO BE DEMOLISHEDDASHED LINES OF EXISTINGCARPORT TO BE DEMOLISHEDDASHED LINES OFEXISTING SHED TOBE DEMOLISHED(N) FENCE3A3.001A3.0020'-0"SOLAR PANELSON ROOF26'-4"154'-10"85'-5"SITE PLAN NOTES:1. SETBACK VERIFICATION NOTE - PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORDSHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVEDPLANS.2. STORM WATER RETENTION NOTE - DISPOSITION AND TREATMENT OF STORM WATER WILL COMPLYWITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) STANDARDS ANDIMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTIONPREVENTION PROGRAM.3. CONTRACTOR / OWNER SHALL OBTAIN AN ENCROACHMENT PERMIT FOR ANY AND ALLIMPROVEMENTS IN ANY CITY RIGHT-OF-WAY OR CITY EASEMENT INCLUDING ALL NEW UTILITIES PRIORTO COMMENCEMENT OF THE WORK TO IMPLEMENT THESE PLANS.4. CONSTRUCTION SITE SHALL BE ENCLOSED BY 6' OPAQUE FENCE AT ALL TIMES DURINGCONSTRUCTION.5. NO CONSTRUCTION MATERIAL, EQUIPMENT, PORTABLE TOILETS, TRASH CONTAINERS, OR DEBRIS SHALLBE PLACED IN THE PUBLIC RIGHT-OF-WAY.6. A TRASH CONTAINER SHALL BE MAINTAINED ON SITE AT ALL TIMES AND DEBRIS ON SITE WHICH COULDOTHERWISE BLOW AWAY, SHALL BE REGULARLY COLLECTED AND PLACED IN CONTAINER.7. ALL CONSTRUCTION DEBRIS (WOOD SCRAPS AND OTHER DEBRIS, WHICH CANNOT BLOW AWAY) SHALLBE PILED WITHIN THE PROPERTY LINES OF THE PROJECT IN A NEAT AND SAFE MANNER.8. THE PROJECT SHALL HAVE A SIGNAGE VIEWABLE FROM THE PUBLIC STREET THAT INDICATES THE HOUROF CONSTRUCTION AS; MON-FRI FROM 7:30 AM TO 6 PM, SATURDAYS FROM 9 AM TO 5 PM.9. ALL GRADING AND EARTHWORK ACTIVITIES SHALL CONFORM TO THE APPROVED PLANS ANDSPECIFICATIONS. ALL GRADING AND EARTHWORK ACTIVITIES SHALL BE OBSERVED AND APPROVED BYTHE SOILS ENGINEER. THE SOILS ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANYGRADING OR EARTHWORK ACTIVITIES. UNOBSERVED OR UNAPPROVED WORK SHALL BE REMOVED ANDREPLACED UNDER OBSERVATION OF THE PROJECT SOIL ENGINEER.10. PRIOR TO FINAL INSPECTION FOR ANY BUILDING OR STRUCTURE, THE GEOTECHNICAL ENGINEER ORCIVIL ENGINEER WHO PREPARED THE SOIL INVESTIGATION SHALL ISSUE A FINAL REPORT STATE THECOMPLETED PAD, FOUNDATION, FINISH GRADING, AND ASSOCIATED SITE WORK SUBSTANTIALLYCONFORM TO THE APPROVED PLANS, SPECIFICATIONS, AND INVESTIGATION.11. PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LICENSED LAND SURVEYOR OF RECORD SHALLPROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS.12. THE GEOTECHNICAL ENGINEER OF RECORD SHALL PROVIDE OBSERVATION DURING GRADING ANDDRAINAGE OPERATIONS.13. DAMAGES TO DRIVEWAY APPROACH, CURB AND GUTTER, PUBLIC STREETS, OR OTHER PUBLICIMPROVEMENTS DURING CONSTRUCTION SHALL BE REPAIRED PRIOR TO FINAL INSPECTION.14. PRIOR TO THE BUILDING DEPARTMENT FINAL, ALL DRAINAGE, GRADING, AND LANDSCAPING OF THESITE SHALL BE COMPLETED.REPLACE (E) AUTO GATE(N) FENCE+1039.6+1041.56+1029.00+1029.00(E)RETAININGWALLS(E) ROCKS6972737876799794938485869289986665676868A77TYPE I TREE PROTECTIONZONE FENCING SHOWNDASHED, SEE T1.02SEE A1.04 FOR DRIVEWAY ACCESSDIMENSIONS, TURNAROUND DIMENSIONS,AND FIRE HYDRANT LOCATION2A3.00UNDERGROUND ELECTRICAL ANDTELEPHONE SERVICEJOINT TRENCH (ELECTRICAL,PHONE, CABLE TV)JOINT TRENCH(ELECTRICAL, PHONE,CABLE TV, PROPANE)SEPTIC TREATMENT TO BEBETWEEN DRIVEWAY AND HOUSE(E) POLE FOR TELEPHONE AND POWER(N) WATER METERLOCATION(N) TRENCH FORPROPANEBOHLMAN ROADCONCRETE RETAINING WALLCONCRETE RETAININGWALLWRAP WATTLEPROTECTION FORTREE 68A, 68, 69;SEE ARBORIST TREEPROTECTION PLANWATER TRENCH FOLLOWS SAMELINE AS JOINT TRENCHWATER TRENCHFOLLOWS SAME LINEAS JOINT TRENCHINTERIOR SIDE SETBACKFRONT SETBACK••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/16" = 1'-0"PROPOSEDSITE PLANA1.02NTRUENPROJECT01' 5' 10' 20' 40'1PROPOSED SITE PLANSCALE: 1/16"=1'-0"162 HOUSEGARAGEDRIVEWAY+1041.12+1041.12TRASHFRONT SETBACK30'-0"40'-0" INGRESS/EGRESS & PUBLIC UTILITIES EASEMENTFRONT SETBACK60'-0" INGRESS/EGRESS & PUBLIC UTILITIES EASEMENT PROPERTY LINEPROPERTY LINE20'-0"FRONT SETBACK AREA SHOWN HATCHED; NO NEWLANDSCAPING OR IRRIGATION PLANNED FOR FRONTSETBACK AREA; NATURAL LANDSCAPE TO REMAIN72737876777997949384858692896665676868A98TYPE I TREE PROTECTIONZONE FENCING SHOWNDASHED, SEE T1.02PROPANESEE A1.04 FOR FIRE TRUCKTURNAROUNDHARD PACK DRIVABLESURFACE16'-0" CLEAR MIN. WHEN OPEN14'-0" PAVED16'-0" CLEARWATERMETER30'-0"••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/8" = 1'-0"LANDSCAPE &IRRIGATIONA1.03NTRUENPROJECT05' 10' 20'1LANDSCAPE AND IRRIGATION PLANSCALE: 1/8"=1'-0"LANDSCAPE PLAN NOTES:1. COMPLY WITH PRC 4291. THIS SECTION OF THE CALIFORNIA PUBLIC RESOURCES CODE REQUIRES THEPROPERTY OWNER TO MAINTAIN A FIREBREAK AROUND AN ADJACENT TO THE STRUCTURE BY REMOVINGAND CLEARING AWAY FOR A DISTANCE OF NOT LESS THAN 100 FEET, OR TO THE PROPERTY LINE,WHICHEVER IS NEARER, ALL FLAMMABLE VEGETATION OR OTHER COMBUSTIBLE GROWTH. THIS DOES NOTAPPLY TO SINGLE SPECIMENS OF TREES OR OTHER VEGETATION THAT IS WELL-PRUNED AND MAINTAINED SOAS TO EFFECTIVELY MANAGE FUELS AND NOT FOR A MEANS OF TRANSMITTING FROM OTHER NEARBYVEGETATION TO ANY BUILDING.163 10'-6"EXISTINGDRIVEWAY14'-0" PAVEDPROPOSED(E)HYDRANT18'-0" TYP.108' LONG SHARED DRIVEWAY15451 AND 15471 BOHLMANROADBOHLMAN ROAD (PRIVATE)(E) DRIVEWAY UP TO15471 BOHLMAN ROAD (NEIGHBOR)TO MAIN ROAD(BOHLMAN ROAD)60'-0" ACCESS EASEMENT 94'-5"40'-0" ACCESSEASEMENTEXISTINGHOUSE AT 15471BOHLMAN ROAD(NEIGHBOR)PROPOSED HOUSE AT15451 BOHLMAN ROADPROPOSEDGARAGE AT15451BOHLMAN ROAD23'-3" TOC.L. OF ROADDASHED LINES SHOW (E) EDGEOF PAVINGSOLID LINES SHOW PROPOSEDEDGE OF PAVINGSHADED AREAS SHOWHARD-PACK, DRIVE-ABLESURFACE10'-6"EXISTINGDRIVEWAY14'-0" PAVEDPROPOSED50'-0"70'-0"20'-0 1/2"40'-0"16'-0" CLEAR+1039.5'+1014'TURNAROUNDAREAS.C.D. FORGRADING••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/16" = 1'-0"CONTEXT &ACCESSA1.04NTRUENPROJECT010' 20' 40'1SITE PLAN SHOWING CONTEXT AND ACCESSSCALE: 1/16"=1'-0"NOTES:1. ACCESS DRIVEWAYS SHALL HAVE 14' PAVING AND 2' OF DRIVABLE HARD SURFACE WITH A VERTICALCLEARANCE OF 13'-6", MAX. SLOPE TO BE 15%.2. ALL TREES SHOWN ARE EXISTING3. EMERGENCY GATE / ACCESS GATE REQUIREMENTS: GATE INSTALLATIONS SHALL CONFORM WITH FIREDEPARTMENT STANDARDS SPECIFICATIONS G-1 AND, WHEN OPEN SHALL NOT OBSTRUCT ANYPORTION OF THE REQUIRED 16' WIDTH FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. LOCKS,IF PROVIDED, SHALL BE FIRE DEPARTMENT APPROVED PRIOR TO INSTALLATION. GATES ACROSS THEEMERGENCE ACCESS ROADWAYS SHALL BE EQUIPPED WITH AN APPROVED ACCESS DEVICES. THE GATESWILL BE OPERATED ELECTRICALLY, SO AN APPROVED KNOX KEY SWITCH SHALL BE INSTALLED.4. WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROMCONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THEAPPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYORSUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THATPURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASEDFIRE PROTECTION SYSTEMS, AND/OR SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERSTHAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSINGCONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVALOF THE SYSTEMS(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTILCOMPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BYTHAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2019 CFC SEC. 903.3.5 AND HEALTH ANDSAFETY CODE 13114.7.5. ADDRESS IDENTIFICATION: NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS,BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLYLEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALLCONTRAST WITH THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESSNUMBERS SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCYRESPONSE. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALLBE A MINIMUM OF 4 INCHES (101.6MM) HIGH WITH A MINIMUM STROKE WIDTH OF .5 INCH (12.7MM).WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THEPUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THESTRUCTURE. ADDRESS NUMBERS SHALL BE MAINTAINED. CFC SEC. 505.1.6. CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLEPROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDATD DETAIL AND SPECIFIC S1-7. PROVIDEAPPROPRIATE NOTATION ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT. [CFCCHP.33]164 NPLANNPROJECT1PROPOSED FIRST FLOOR PLANSCALE: 1/4"=1'-0"3PROPOSED SECOND FLOOR PLANSCALE: 1/4"=1'-0"DINING-KITCHEN-LIVINGROOM-PANTRY-ENTRY-FOYER-EXERCISE-POWDER-OFFICE-BATH-HALL-BEDROOM-MUDROOM-R/FDWWDCLOSETMASTERBEDROOM-MASTERCLOSET-MASTERBATH-HALL-STAIRHALL-TERRACE-MASTERTERRACE-SKYLIGHT1ST FLOOR: 1764.85 SFSTORAGE2ND FLOOR: 825.88 SF01' 5' 10'2PROPOSED GARAGE PLANSCALE: 1/4"=1'-0"1ST FLOOR: 519.73 SFBASEMENT: 265.25 SF**SEE 9/A3.10 FOR GARAGEBASEMENT AREA DIAGRAM73'-0 1/4"24'-6 1/4"5'-3 1/2"12'-3"11'-6"4'-6"28'-3"6'-4"25'-3"20'-7"35'-4 1/2"8'-3 1/2"2'-0"45'-8"17'-4"GARAGE-WC-MECH-MECH-STORAGESKY-LIGHTUPDOWN1A3.103A3.102A3.104A3.101A3.202A3.208A3.106A3.105A3.107A3.101A3.202A3.203A3.204'-7"5 WINDOWS AT 3'-3"W X 8'-10"T2 WINDOWS ANDAT 3'-3"W X 8'-10"T1 WINDOW 9'-10"W X 6'-0"T1 WINDOW3'-11"W X 6'-0"T1 WINDOW3'-11"W X 6'-0"TDIRECT VENTFIREPLACE1 WINDOW7'-5"W X 7'-0"TWIND.2'-0"WX5'-0"TWIND.2'-0"WX5'-0"TWIND.2'-0"WX5'-0"TWIND.2'-0"WX5'-0"TWIND.2'-0"WX5'-0"T1 WINDOW AT5'-10 1/2"W X9'-10"T1 WINDOW AT5'-0"W X 6'-0"T1 WINDOW AT5'-0"W X 6'-0"TWINDOW 7'-11 3/4"W X 3'-0"T1 WINDOW5'-0"W X 3'-10"T1 WINDOW5'-0"W X 3'-10"T1 WINDOW5'-0"W X 3'-10"TWINDOW2'-2"W X 5'-8"T2 WINDOWS AT3'-6"W X 5'-8"TWINDOW7'-7"W X 6'-6"TWINDOW6'-11"W X 9'-0"TWIND.3'-5 1/2"WX 9'-0"TWIND.3'-5 1/2"WX 9'-0"TPLANTERPLANTERWINDOW2'-2"W X 3'-4"TWINDOW2'-9"W X 3'-4"TWINDOW2'-9"W X 3'-4"T2 WINDOWS AT3-6"W X 5'-8"TWINDOW2'-2"W X 5'-8"TWINDOW2'-2"W X5'-8"TWINDOW2'-2"W X5'-8"TWINDOW2'-2"W X5'-8"TWINDOW2'-2"W X5'-8"T6.5:12 SLOPE6.5:12SLOPESKYLIGHTD4PROPOSED GARAGE BASEMENT PLANSCALE: 1/4"=1'-0"STORAGE-MECHANICAL-24'-9"20'-0 1/2"8A3.105A3.103A3.20••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/4" = 1'-0"PROPOSEDPLANSA2.11165 NPLANNPROJECT1PROPOSED FIRST FLOOR PLANSCALE: 1/4"=1'-0"6.5:12 SLOPE01' 5' 10'2PROPOSED GARAGE PLANSCALE: 1/4"=1'-0"6.5:12 SLOPETERRACE ATSECOND FLOORBELOWTERRACE ATSECOND FLOORBELOWLOW SLOPE ROOF;1/4" PER FOOT1A3.103A3.102A3.104A3.101A3.202A3.208A3.106A3.105A3.107A3.103A3.20PLANTER AT 2ND FL.PLANTERAT 2ND FL.SKYLIGHTAT 2ND FL.AWNINGOVERENTRYAWNINGOVERENTRYSOLARPANELSONGARAGEROOFROOF GUTTERS SHALL BECAPPED WITH GUTTER GUARDSTO PREVENT ACCUMULATIONOF LEAVES AND DEBRISROOF GUTTERS SHALL BECAPPED WITH GUTTER GUARDSTO PREVENT ACCUMULATIONOF LEAVES AND DEBRIS5.5:12 SLOPEOVER DORMERDORMERSKYLIGHTSKYLIGHTSKYLIGHTAT 2ND FL.••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/4" = 1'-0"ROOFPLANSA2.13VEGETATION CLEARANCE:PROVIDE DOCUMENTATION (SEE A1.01 FOR NOTE ON SITE PLAN) SHOWING COMPLIANCE WITH PRC 4291.THIS SECTION OF THE CALIFORNIA PUBLIC RESOURCES CODE REQUIRES THE PROPERTY OWNER TO MAINTAINA FIREBREAK AROUND AND ADJACENT TO THE STRUCTURE BY REMOVING AND CLEARING AWAY FOR ADISTANCE OF NOT LESS THAN 100 FEET, OR TO THE PROPERTY LINE, WHICHEVER IS NEARER, ALL FLAMMABLEVEGETATION OR OTHER COMBUSTIBLE GROWTH. (THIS DOES NOT APPLY TO SINGLE SPECIMENS OF TREESOR OTHER VEGETATION THIS IS WELL-PRUNED AND MAINTAINED SO AS TO EFFECTIVELY MANAGE FUELS ANDNOT FOR A MEANS OF TRANSMITTING FROM OTHER NEARBY VEGETATION TO ANY BUILDING.)ROOFINGxCLASS ROOF COVERINGS: IN ACCORDANCE WITH SARATOGA MUNICIPAL CODE 16-15.080, ALLROOFING MATERIALS IN THE CITY OF SARATOGA SHALL BE FIRE-RETARDANT AND MUST MEET CLASS AFIRE RATINGS.xIS SPACE PROPOSED BETWEEN THE ROOF COVERING AND ROOF DECKING? YES NOxxIF YES, THE SPACES SHALL BE CONSTRUCTED TO PREVENT THE INTRUSION OF FLAMES AND EMBERSAND BE FIRE-STOPPED WITH APPROVED MATERIALS. OR HAVE ONE LAYER OF 72# CAP SHEETINSTALLED OVER THE COMBUSTIBLE DECKING. PROVIDE DETAIL FOR METHOD OF COMPLIANCE;INCORPORATE INTO THE PLANS AND REFERENCE TO DETAIL LOCATION: N/A.xIF METAL FLASHING IS INCORPORATED INTO THE ROOF VALLEYS, IT SHALL CONSIST OF 26 GAUGESHEET-METAL INSTALLED OVER A MINIMUM OF 36” WIDE UNDERLAYMENT OF 72# CAP SHEET RUNNINGTHE ENTIRE LENGTH OF THE VALLEY. PROVIDE DETAIL AND/OR NOTATION ON SECTION DRAWING(S)AND PROVIDE REFERENCE TO DETAIL LOCATION: NO VALLEYS ON ROOF. THERE ARE NO VALLEYS ONROOF.xROOF GUTTERS SHALL BE PROVIDED WITH A MEANS TO PREVENT THE ACCUMULATION OF LEAVES ANDDEBRIS. SEE 1/A2.13 AND 2/A2.13.ATTIC VENTILATIONxDEFINE AND DETAIL HOW ATTIC WILL BE VENTED. VENTS SHALL NOT BE INSTALLED IN EAVES ANDCORNICES, UNLESS THEY RESIST THE INTRUSION OF FLAMES AND BURNING EMBERS INTO THE ATTICAREA OF THE STRUCTURE. ATTIC VENTING WILL NOT BE REQUIRED. ATTIC SPACES WILL BE INCLUDED INTHERMAL ENVELOPE OF HOUSE AND INTERIOR SPACE WILL BE FINISHED TO UNDERSIDE OF RAFTERS.VOIDS BETWEEN RAFTERS WILL BE FILLED COMPLETELY WITH OPEN-CELL INSULATION.xIF EAVE VENTS ARE PROPOSED, DETAIL HOW THE PROPOSED VENTS WILL RESIST THE INTRUSION OF FLAMEAND EMBERS INTO THE ATTIC AREA OF THE STRUCTURE: N/A.xIF A NON-VENTED ROOF SYSTEM IS PROPOSED, PROVIDE MANUFACTURER'S SPECIFICATIONS ANDDETAILING FOR NON VENTED SYSTEM, INCLUDING AIR AND WATER PERMEABILITY TESTING DATA: N/A.xEAVES AND SOFFITS SHALL MEET THE REQUIREMENTS OF SFM 12-7A-3 OR SHALL BE PROTECTED BYIGNITION-RESISTANT MATERIALS OR NON-COMBUSTIBLE CONSTRUCTION ON THE EXPOSED UNDERSIDE.xxDO EAVES MEET SFM 12-7A-3? YES NOxxIF YES, SPECIFY PRODUCT COMPANY NAME, PRODUCT DESCRIPTION, TEST PROTOCOL OR FLAMESPREAD N/AxxOR, PROTECT BY IGNITION-RESISTANT MATERIALS OR NONCOMBUSTIBLE CONSTRUCTION ON THEEXPOSED UNDERSIDE? YES NOxxIF YES, PROVIDE DETAIL/SPECIFICATIONS FOR MATERIAL AND INSTALLATION. PROVIDE REFERENCETO DETAIL/SPECIFICATION ON DRAWINGS: SEE EAVE AND SOFFIT NOTES ON 1/A3.20, 2/A3.20,AND 3/A3.20.EXTERIOR WALLSxEXTERIOR WALLS SHALL BE APPROVED NONCOMBUSTIBLE OR IGNITION-RESISTANT MATERIAL, HEAVYTIMBER OR LOG WALL CONSTRUCTION OR SHALL PROVIDE PROTECTION IN ACCORDANCE WITHSTANDARD SFM 12-7A-1. (CHECK ALL THAT APPLY):X NONCOMBUSTIBLE WHERE SHOWN AS ADHERED VENEER STONE STONE WALLS (VERIFY ANDDOCUMENT COMPLIANCE WITH CBC 202 - ASTM 136)N/AHEAVY TIMBER CONSTRUCTIONN/ALOG WALL CONSTRUCTIONX IGNITION RESISTANT MATERIAL (PER CBC 702A DEFINITION) EXTERIOR WALLS SHALL BEIGNITION RESISTANT MATERIAL AT WOOD SIDING. WOOD SIDING ASSEMBLY WILL BEWOOD 1X PLANKS OVER DRAINAGE LAYER OVER WATERPROOFING OVER 1/2" HOOVERPYROGUARD SHEATHING. COMPLIES WITH CRC 337.7.3.2., PER CALFIRE LISTING2580-1701:0102N/ASTANDARD SFM 12-7A-1 (IF SO, SPECIFY COMPANY NAME, PRODUCT DESCRIPTION, TESTPROTOCOL AND FLAMESPREAD.xEXTERIOR WALLS SHALL EXTEND FROM THE TOP OF THE FOUNDATION TO THE ROOF, AND TERMINATE AT2 INCH NOMINAL SOLID WOOD BLOCKING BETWEEN RAFTERS AT ALL ROOF OVERHANGS, OR IN THECASE OF ENCLOSED EAVES, TERMINATE AT THE ENCLOSURE. SEE NOTE ON SECTION 2/A3.20.xEXTERIOR WALL VENT OPENINGS (SUCH AS GABLE END ATTIC VENTS OR UNDER-FLOOR VENTS) SHALLRESIST THE INTRUSION OF FLAME AND EMBERS INTO THE STRUCTURE OR VENTS SHALL BE SCREENEDWITH A CORROSION-RESISTANT, NON-COMBUSTIBLE WIRE MESH WITH ¼ INCH OPENINGS OR ITSEQUIVALENT. NO GABLE END ATTIC VENTS OR UNDER-FLOOR VENTS ARE PLANNED. NOTE ABOUT WALLVENT OPENINGS INCLUDED ON EXTERIOR ELEVATION 4/A3.10.EXTERIOR GLAZINGEXTERIOR GLAZING AND WINDOW WALLS, GLAZED DOORS AND GLAZED OPENINGS WITHIN EXTERIOR WALLSSHALL CONFORM WITH ONE OF THE FOLLOWING (CHECK ALL THAT APPLY):X INSULATING-GLASS UNITS WITH A MINIMUM OF ONE TEMPERED PANE ORN/AGLASS BLOCK UNITSN/AFIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES PER ASTM E 2074 ORN/APERFORMANCE REQUIREMENTS OF SFM 12-7A-2. IF SO, SPECIFY PRODUCT COMPANYNAME, PRODUCT DESCRIPTION, TEST PROTOCOL AND FLAME SPREAD:_______________________________.EXTERIOR DOOR ASSEMBLIESEXTERIOR DOOR ASSEMBLIES (INCLUDING GARAGE DOORS) SHALL COMPLY WITH ONE OF THE FOLLOWING(CHECK ALL THAT APPLY):N/APERFORMANCE REQUIREMENTS OF STANDARD SFM-12-7A-1. IF SO, SPECIFY PRODUCTCOMPANY NAME, PRODUCT DESCRIPTION, TEST PROTOCOL AND FLAME SPREAD:__________________________.X APPROVED NON-COMBUSTIBLE CONSTRUCTION.X SOLID CORE WOOD NOT LESS THAN 1 3/8 INCHES THICK WITH INTERIOR FIELD PANELTHICKNESS NOT LESS THAN 1 ¼ INCHES THICK.N/AFIRE-RESISTIVE RATING OF NOT LESS THAN 20 MINUTES WHEN TESTED ACCORDING TOASTM E 2074.GARAGE DOORS ARE EXEMPT FROM THESE REQUIREMENTS IF CONSTRUCTED OF NON-COMBUSTIBLEMATERIALS OR ARE APPROVED FIRE RETARDANT TREATED WOOD DOORS.DECKING, FLOORS AND UNDERFLOOR PROTECTIONDECKING, SURFACES, STAIR TREADS, RISERS, LANDINGS, PORCHES AND BALCONIES LOCATED WITHIN 10 FEETOF THE NEW STRUCTURE SHALL COMPLY WITH ONE OF THE FOLLOWING (CHECK ALL THAT APPLY):X CONSTRUCTED OF IGNITION-RESISTANT MATERIALS AND PASS THE PERFORMANCEREQUIREMENTS OF SFM-7A-4, PARTS A AND B. REDWOOD DECKING COMPLIES WITH THISREQUIREMENT.X CONSTRUCTED WITH HEAVY TIMBER, EXTERIOR FIRE-RETARDANT TREATED WOOD OR OTHERAPPROVED NON-COMBUSTIBLE MATERIALS.N/ACONSTRUCTED OF MATERIALS THAT PASS THE PERFORMANCE REQUIREMENTS OF SFM12-7A-4, PART A WITH A PEAK HEAT RELEASE RATE OF 25KW/SQ-FT FOR A 40 MINUTEOBSERVATION PERIOD AND PASS THE ACCELERATED WEATHERING TEST AND BE IDENTIFIEDAS EXTERIOR TYPE, IN ACCORDANCE WITH ASTM D 2898 AND ASTM D 3201. REDWOODDECKING COMPLIES WITH THIS REQUIREMENT.UNDERFLOOR AND APPENDAGES PROTECTIONTHE UNDERSIDE OF APPENDAGES AND FLOOR PROJECTIONS SHALL COMPLY WITH THE FOLLOWING (CHECKALL THAT APPLY):X MAINTAIN IGNITION-RESISTANT INTEGRITY OF THE EXTERIOR WALL AT THE UNDERSIDE OFCANTILEVERED, OVERHANGING APPENDAGES AND FLOOR PROJECTIONS. SEE NOTE ONBUILDING SECTION 1/A3.20.X PROJECTIONS SHALL BE ENCLOSED TO GRADE LEVEL, OR THE UNDERSIDE OF ALL EXPOSEDFLOORS, EXPOSED STRUCTURAL COLUMNS, BEAMS AND SUPPORTING WALLS AREPROTECTED AS REQUIRED WITH EXTERIOR IGNITION-RESISTANT MATERIALS, OR THEUNDERSIDE OF ALL EXPOSED FLOORS, STRUCTURAL COLUMNS, BEAMS AND SUPPORTINGWALLS ARE CONSTRUCTED OF HEAVY TIMBER. N/A. THIS CONDITION DOES NOT EXIST.WILDLAND-URBAN INTERFACE (WUI) FIRE CONFORMANCE CHECKLIST166 1SITE SECTION LOOKING SOUTHSCALE: 1/16"=1'-0"3SITE SECTION LOOKING WESTSCALE: 1/16"=1'-0"HIGHEST, LOWEST, AVERAGE GRADE1041.23'26' HEIGHT LIMIT1067.23'HIGHEST, LOWEST, AVERAGE GRADE1041.23'26' HEIGHT LIMIT1067.23'2SITE SECTION LOOKING NORTHSCALE: 1/16"=1'-0"DASHED LINES WITHSHADING SHOW TREELINE ON EAST SIDE OFHOUSE, SEE 1/A0.02TREE LINE ON WEST SIDEOF THE HOUSEHILL TO WEST BEYONDTREE LINE CLOSE TOHOUSE SHOWN DARKERTREE LINE TO THE SOUTHBEYOND SHOWNLIGHTEREXISTING TREE ONEAST SIDE OF HOUSETREES ON WEST SIDEOF HOUSETREES ON NORTH SIDEOF HOUSEDASHED LINES SHOWTREES TO NORTH OFHOUSE••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/16" = 1'-0"SITESECTIONSA3.00167 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: -MATERIAL ANDCOLOR BOARDA3.018ZINC STANDING SEAM ROOF7STONE WALLS6WOOD SIDING4STEEL WINDOWS AND DOORS WITH BLACKENED STEEL PATINA3METAL GUARD RAILSPAINTED BLACK TO MATCH STEEL WINDOWS2CONCRETE STEPPING STONES5WOOD DOORS AND WINDOWSPAINTED TO MATCH STEEL WINDOWS1WOOD FENCE AND GATES168 2WEST ELEVATIONSCALE: 1/8"=1'-0"5' 10' 20'AVERAGE GRADE1041.23'26' HEIGHT LIMIT1067.23'18' ABOVE AVERAGE GRADE1059.23'NATURAL WOOD SIDINGSTEEL WINDOWS AND DOORSWOOD EAVES, RAKES, AND TRIMNATURAL WOOD SIDINGBLACK STEEL RAILINGS WHERESHOWNSTANDING SEAM METAL ROOFSTONE EXTERIOR WALL AT WESTSIDE ON FIRST FLOORSTONE EXTERIOR WALLWOOD ENTRY DOORSTEEL WINDOWS AND DOORS126.5NATURAL AND FINISH GRADEARE THE SAME AT HOUSE; NOCHANGE6'-0"WOOD FENCEHIGHEST GRADE: 1041.56'LOWEST GRADE: 1040.90'AVERAGE GRADE: 1041.23'NATURAL WOOD SIDINGBLACK STEEL RAILINGS WHERESHOWNSTANDING SEAM METAL ROOFSTEEL WINDOWS AND DOORS WITH BLACKSTEEL OR WOOD TRIMSTEEL WINDOWS AND DOORS WITH BLACKSTEEL OR WOOD TRIMSTONE EXTERIOR WALLPAINTED SHEET METAL AWNING OVERDOOR ENTRYWOOD DOORNATURAL WOOD SIDINGWOOD EAVES, RAKES, AND TRIMBLACK STEEL RAILINGS WHERESHOWN126.5FIREPLACE VENT; EXTERIOR WALLVENT OPENINGS SHALL RESISTTHE INTRUSION OF FLAME ANDEMBERS INTO THE STRUCTUREOR VENTS SHALL BE SCREENEDWITH A CORROSION-RESISTANT,NON-COMBUSTIBLE WIRE MESHWITH 1/4" OPENINGS OR ITSEQUIVALENTSTANDING SEAM METAL ROOFAVERAGE GRADE1041.23'26' HEIGHT LIMIT1067.23'18' ABOVE AVERAGE GRADE1059.23'01SOUTH ELEVATIONSCALE: 1/8"=1'-0"4EAST ELEVATIONSCALE: 1/8"=1'-0"3NORTH ELEVATIONSCALE: 1/8"=1'-0"5WEST GARAGE ELEVATIONSCALE: 1/8"=1'-0"6NORTH GARAGE ELEVATIONSCALE: 1/8"=1'-0"7EAST GARAGE ELEVATIONSCALE: 1/8"=1'-0"8SOUTH GARAGE ELEVATIONSCALE: 1/8"=1'-0"LOWEST GRADE1029.00'HIGHEST GRADE1039.50'AVERAGE GRADE1034.25'MAX. HEIGHT1049.25'LOWEST NATURAL GRADE ISWHERE SW CORNER OF GARAGEHITS EXISTING AND PROPOSEDTOPOGRAPHY (NOT CHANGING)15'-0"STONE EXTERIOR WALLSWOOD WINDOWS AND DOORSWOOD DOORS TO STORAGEPAINTED METAL AWNING OVER DOORWOOD GARAGE DOORPAINTED METAL AWNING OVER DOORHIGHEST GRADE IS ALONG EASTELEVATIONSOLAR PANELSNATURAL GRADE SHOWNDASHEDFINISH GRADENATURAL GRADESHOWN DASHEDFINISHED GRADENATURAL GRADESHOWN DASHEDFINISHED GRADE1ST FL. AT GARAGE DOOR1039.54'42"42"42"WOOD FENCENATURAL GRADE SHOWNDASHEDNNNNNNNN+1040'+1038'+1036'+1034'+1032'+1030'DASHED LINE SHOWINGLINE 42" BELOW 1ST FL.FINISHED FLOOR ATGARAGE DOORHATCHED AREA SHOWSPORTION WHEREVERTICAL HEIGHT FROMFLOOR ABOVE TOGRADE EXCEEDS 42":228.79 SF(CONSIDERED FLOORAREA)AREA WHERE VERTICAL HEIGHTFROM FLOOR ABOVE TO GRADEDOES NOT EXCEED 42": 290.94 SF(NOT CONSIDERED FLOOR AREA)PERIMETER OFGARAGE; TOTALAREA: 519.73 SFCONTOURS SHOW NATURALGRADE (LOWER THAN OR SAME ASFINISHED GRADE AT 42" BELOW 1STFL. FINISHED FLOOR)+1037.16'9GARAGE BASEMENT DIAGRAMSCALE: 1/8"=1'-0"••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/8" = 1'-0"EXTERIORELEVATIONSA3.10169 1LONG SECTION LOOKING EASTSCALE: 1/4"=1'-0"01' 5' 10'2SHORT SECTION LOOKING SOUTHTHROUGH STAIRSCALE: 1/4"=1'-0"AVERAGE GRADE1041.23'/ REF: -0'-4 3/4"MAX.HEIGHT+25'-7 1/4"2ND FL. FINISHED FLOOR+11'-6"1ST FL. FINISHED FLOOR1041.62' / REF: 0ATTIC SPACES TO BE INCLUDEDIN THERMAL ENVELOPECEILING FINISHED TOUNDERSIDE OF RAFTERS IN MAINSPACES ON 2ND FLOORSOLID 2X BLOCKING ATUNDERSIDE OF ALL EAVES ANDSOFFITSSOLID 2X BLOCKING ATUNDERSIDE OF ALL EAVES ANDSOFFITSMAINTAIN IGNITION-RESISTANT INTEGRITY OF THEEXTERIOR WALL AT THE UNDERSIDE OF CANTILEVERED,OVERHANGIN APPENDAGES AND FLOOR PROJECTIONSPLATE HEIGHT+20'-3"2ND FL. FINISHED FLOOR+11'-6"1ST FL. FINISHED FLOOR1041.62' / REF: 0PLATE HEIGHT+20'-3"126.5NATURAL AND FINISH GRADE TOBE THE SAME AT HOUSE; NOCHANGEVOIDS BETWEEN RAFTERS TO BECOMPLETELY FILLED WITHOPEN-CELL INSULATION, NOATTIC VENTILATION REQUIREDSOLID 2X BLOCKING ATUNDERSIDE OF ALL EAVES ANDSOFFITSUNDERSIDE OF ALLEXPOSED FLOORS AREPROTECTED AS REQUIREDWITH EXTERIORIGNITION-RESISTANTMATERIALS.125.5AT DORMEROVER STAIRTYP.EXTERIOR WALLS SHALL EXTENDFROM THE TOP OF THEFOUNDATION TO THE ROOF, ANDTERMINATE AT 2 INCH NOMINALSOLID WOOD BLOCKING BETWEENRAFTERS AT ALL ROOF OVERHANGAVERAGE GRADE1041.23'/ REF: -0'-4 3/4"MAX.HEIGHT+25'-7 1/4"3GARAGE SECTION LOOKING NORTHSCALE: 1/4"=1'-0"GARAGE-STORAGE-STAIR-HALL-STAIR-EXERCISE-MASTERBEDROOM-MASTERCLOSET-MASTERBATH-LIVINGROOM-BEDROOM-MUD-ROOM-FINISHED FLOOR AT GARAGE DOOR1039.54' / REF: 0SLOPINGGARAGEFLOORBASEMENT FINISHED FLOOR-10-6"MAX. HEIGHT+9'-8 1/2"12.25NATURAL GRADE SHOWNDASHED; SLOPE EXCEEDS 8%10'-6 1/2" FROM LOWESTGRADE TO 1ST FLOOR42"SEE 9/A3.10 FOR LOWER LEVELAREA DIAGRAM FOR GARAGESOLID 2X BLOCKING ATUNDERSIDE OF ALL EAVES ANDSOFFITS7'-7 1/16"9'-6 9/16"AVERAGE GRADE-5-3 1/2"15'-0"HIGHEST GRADE1039.50' / -0'-0 1/2"LOWEST GRADE1029.00' / -10'-6 1/2"STORAGE-MECH-MECHANICAL-••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: MARCH 29, 2021SCALE: 1/4" = 1'-0"BUILDINGSECTIONSA3.20170 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: JAN. 5, 2021SCALE: --ARBORISTREPORTT1.00171 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: JAN. 5, 2021SCALE: --ARBORISTREPORTT1.01172 ••••••••••• •••••••••••• •••••••••••••••••••••••••••••••••••••••••••••••••••••15451 BOHLMAN ROADSARATOGA, CALIFORNIA 95070PERLMANARCHITECTURE807 ASHBURY ST., NO. 2SAN FRANCISCO, CA94117415.377.1578lori@perlmanarchitecture.comAPN: 517-14-011DATE: JAN. 5, 2021SCALE: SEE DETAILARBORISTREPORTT1.02173 CITY OF SARATOGA Memorandum To: Saratoga Planning Commission From: Christopher Riordan, Senior Planner Date: April 14, 2021 Subject: Supplemental Memo No. 1 – PDR20-0006/VAR21-0001/ARB20-0036 – 15451 Bohlman Road The project site at 15451 Bohlman Road is designated as “Pd” as depicted on the City’s Ground Movement Potential Map. This designation indicates the possibility of deep landslides on the site that are deeper than ten feet. All projects in the “Pd” must obtain geotechnical clearance from the City Geologist prior to the issuance of any grading or building permit. The applicant applied for Geotechnical Review (GEO19-0018) in July 2018. On July 23, 2020, the City Geologist issued Geotechnical Clearance to proceed. A copy of the Geotechnical Clearance from the City Geologist is attached. Attachment 1 – Geotechnical Clearance Memorandum – dated July 23, 2020. 174 CITY of SARATOGA 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 868-1247 MEMORANDUM TO: Nicole Johnson, Senior Planner DATE: July 23, 2020 FROM: Cotton, Shires and Associates, Inc., City Geotechnical Consultant SUBJECT: Supplemental Geologic and Geotechnical Peer Review (S5039A) RE: Flohr; New Residence and Accessory Structure GEO19-0018 15451 Bohlman Road At your request, we have completed a supplemental geologic and geotechnical peer review of the subject application using: • Response to Peer Review (letter) prepared by Milstone Geotechnical, Inc., dated June 9, 2020; and • Geologic and Geotechnical Investigation (report) prepared by Milstone Geotechnical, Inc., dated December 28, 2019. In addition, we have reviewed pertinent documents from our office files and completed a recent site reconnaissance. During this project we have met with the Project Engineering Geologist and provided pertinent technical documents to the Project Design Team including information regarding the development of Geologic and Ground Movement Potential mapping of the subject site vicinity. We also have communicated with the Project Geotechnical Consultant to clarify the basis for proposed site seismic design parameters. DISCUSSION We understand the applicant proposes to demolish the existing residence to construct a new single-family residence of similar size and footprint. Additional site improvements include an accessory structure (detached garage) with a lower daylighting basement. Estimates of grading quantities were not included in the materials provided for our review but are anticipated to be limited to excavations for foundations and retaining wall elements. In our previous geotechnical peer review dated February 20, 2020, we summarized the site conditions based on evaluations provided by the Project Geotechnical Consultant, readily available published geologic and hazard maps, and observations made during a site reconnaissance of the vicinity completed by a representative of our firm. We refer to our previous peer review letter for a description of the geologic and geotechnical conditions of the site. In our previous peer review letter, we recommended the Project Geotechnical Consultant discuss the potential for instability to impact site access, noting the shared access road. We also recommended the Project Geotechnical Consultant consider the impact of code updates and different seismic design parameters on completed slope stability analysis, and recommended the Project Design Team consider the benefits of additional retaining walls. We noted some inherent limitations of the completed study that should be anticipated for investigations of this scope. 175 Nicole Johnson July 23, 2020 Page 2 S5039A CONCLUSIONS AND RECOMMENDATIONS The proposed development is constrained by the potential for instability associated with the Congress Springs Landslide complex at depth, localized instability of neighboring very steep slopes and violent seismic ground shaking. Ground Movement Potential mapping used by the City is primarily based on geologic evaluations and mapping, as noted by the Project Geotechnical Consultant. The ‘Md’ zone crosses portions of the property away from the residence but in the general vicinity of the shared roadway. Previous observations of distress and geomorphology in this area resulted in mapping of an active and deep landslide that descends towards the drainage channel, crossing multiple properties in the area. Modifications to the Ground Movement Potential map are made, when authorized, based on the results of site-specific investigations submitted to the City for peer review. We understand the subject report is not intended to provide the detailed evaluations and analysis necessary to modify the Ground Movement Potential map. If intended, additional geologic and geotechnical investigation would be necessary. In response to our peer review letter, we understand the Project Geotechnical Consultant has completed a supplemental site reconnaissance and identified shallow instabilities in the vicinity of the shared roadway that they find unlikely to extend into the roadway. We do not object to these evaluations of identified shallow failures. The Project Geotechnical Consultant has also presented an opinion that the ‘Md’ zone designation is incorrect. These geologic and geotechnical evaluations in the vicinity of ‘Md’ zone are not of sufficient scope to warrant or consider a modification to the ‘Md’ zone of the Ground Movement Potential map. The property owner should be aware that this ‘Md’ zone indicates an increased likelihood of deep-seated ground movement that may impact site access or result in increased distress to the shared roadway. Also, although not anticipated to be completed as part of this project, the property owner should be aware that no quantitative stability analysis has been completed to evaluate the old landslide or overall landslide complex. We understand that the Project Engineering Geologist has performed a detailed evaluation of landslide hazards in the vicinity of the proposed residence which includes a review of stereo-paired aerial photographs, site engineering geologic mapping, and the preparation of engineering geologic cross sections, among other geologic analysis. They have concluded that the risk posed by the neighborhood scale active and old landslide masses to the proposed residence and accessory structure is low. We understand that the proposed site development concept would result in a residence equal or lesser in size compared to the existing structure. We do not have objections to the proposed design concept and residence location on the subject property. We understand the use of shear pin walls or equivalent will be incorporated into the design to improve the stability of the subject building site, as recommended by the Project Geotechnical Consultant based on their analysis and findings. We do not have additional geologic or geotechnical objections to Geotechnical Clearance of the subject permit applications with the following conditions attached: 1. Geotechnical Plan Review- The Project Geotechnical Consultant shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site surface and subsurface drainage improvements and design parameters for foundations elements) to ensure that the plans, specifications and details accurately reflect the consultants’ recommendations. 176 Nicole Johnson July 23, 2020 Page 3 S5039A The results of the plan review shall be summarized by the Project Geotechnical Consultant in a letter and submitted to the City Engineer for review prior to issuance of building permits. 2. Geotechnical Construction Inspection - The Project Geotechnical Engineer shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations prior to the placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to Final (as-built) Project Approval. LIMITATIONS This supplemental geotechnical peer review has been performed to provide technical advice to assist the City in its discretionary permit decisions. Our services have been limited to review of the documents previously identified and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. DTS:CS:TS 177