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01-10-2001 Planning Commission Packet
CITY OF SARATOGA PLANNING COMMISSION ACTION MINUTES DATE: Wednesday, January 10, 2001 - 7:30 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Chairman Page, Commissioners Bernald, Jackman, Kurash, Patrick, and Roupe ABSENT: Commissioner Barry STAFF: Planner Connolly and Minutes Clerk Shinn PLEDGE OF ALLEGIANCE MINUTEs ORAL COMMUNICATIONS REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on January 5, 2001. TECHNICAL CORRECTIONS TO PACKET CONSENT CALENDAR PUBLIC HEARINGS All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a public heazing in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this agenda, or in written correspondence delivered to the Sazatoga Planning Commission at, or prior to, the public hearing. In order to be included in the Planning Commission's information packets, written communication should be filed on or before the Thursday before the meeting. 1. DR-00-050 (517-09-025) - NAZZAL/KENNEDY,14499 Oak Street; Request for Design Review approval to demolish an existing 2,020 square foot two-story residence and construct a new 2,873 square foot two-story home in its place. The proposed structure includes a 684 square foot basement. Maximum height of the structure will be 26 feet tall. The property is 8,200 square feet in size and is locatedwithin an R-M-3,000 zoning district. (APPROVED 5-0, JACKMAN RECUSED) PLANNING COMMISSION AGENDA PAGE 2 JANUARY to , 2001 2. DR-00-048 (510-06-014) - ONG, 19051 Austin Way; Request for Design Review approval to demolish an existing 3,855 square foot single story residence and construct a new 6,393 square foot two-story residence with a 1,198 square foot basement. The subject parcel is a 62,291 square feet. Maximum height of the structure will be 24 feet tall. The subject parcel is located in an R-1-40,000 zoning district. (CONTINUED INDEFINITELY 6-0) 3. UP-00-014 &r DR-00-053 (386-35-069) -CHURCH OF THE ASCENSION, 12033 Miller Avenue; Request for Use Permit and Design Review approval for the demolition of an existing 2,568 square foot, single story Church of the Ascension parish office building and construction of a new approximately 3,000 square foot single story office building in the same location. Additionally, two temporary modular office units have been requested south of the church sanctuary and 45 feet north of Ascension Drive. They will be removed following construction of the new church office. The site is 7.24 acres and is zoned R-1-10,000. (APPROVED 6-0) 4. DR-00-049 (517-08-024) -HUNTER, 14700 St. Charles Street; Request for Design Review approval to demolish an existing 1,437 square foot single story residence and construct a new 2,707 square foot two-story residence with a 1,020 square foot basement. Maximum height of the proposed structure is 22 feet tall. The property is 7,261 square feet in size and is locatedwithin an R-1-10,000 zoning district. (APPROVED 6-0) 5. DR-00-043 (397-04-026) - FORMICO, 14456 Sobey Road; Request for Design Review approval to demolish an existing 4,417 square foot residence and construction of anew 5,693 square foot residence in its place. The maximum height proposed is 25 feet, 10 inches. The parcel is approximately 61,855 square feet located in an R-1-40,000-zoning district. (APPROVED 5-0, BERNALD ABSENT) DIRECTOR ITEMS COMMISSION ITEMS January 23, 2001 PC/HPC/City Council Joint Meeting SABIC;18817 Devon Avenue, DR-00-019 COMMUNICATIONS ADJOURNMENT AT 10:00 TO NEXT MEETING Wednesday, January 24, 2001 Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA CITY OF SARATOGA PLANNING COMMISSION LAND USE AGENDA DATE: Tuesday, January 9, 2001- 3:00 p.m. PLACE: City Hall Parking Lot, 13777 Fruitvale Avenue TYPE: Land Use Committee SITE VISITS WILL BE MADE TO THE FOLLOWING ITEMS ON THE PLANNING COMMISSION AGENDA FOR WEDNESDAY, JANUARY 10, 2001 • ROLL CALL REPORT OF POSTING AGENDA AGENDA 1. DR-00-043 2. DR-00-048 3. DR-00-050 - ONG Item 2 19051 Austin Way 4. DR-00-049 5. UP-00-014 &t DR-00-053 - FORMICO Item 5 14456 Sobey Road - NAZZAUKENNEDY Item 1 14499 Oak Street - HUNTER Item 4 14700 St. Charles Street - DIOCESE OF SAN JOSE Item 1 12033 Miller Avenue LAND USE COMMITTEE The Land Use Committee is comprised of interested Planning Commission members. The committee conducts site visits to properties which are new items on the Planning Commission agenda. The site visits are held Tuesday preceding the Wednesday hearing between 3:00 and 5:00 p.m. It is not necessary for the applicant to be present, but you are invited to join the Committee at the site visit to answer any questions which may arise. Site visits are generally short (5 to 10 minutes) because of time constraints. Any presentations and testimony you may wish to give should be saved for the public hearing. Please contact staff Tuesday morning for an estimated time of the site visit. • CITY OF SARATOGA PLANNING COMMISSION STUDY SESSION AGENDA DATE: Wednesday, January 10, 2001 - 6:15 p.m. PLACE: Planning Division Conference Room, 13777 Fruirvale Avenue TYPE: Adjourned Regular Meeting ROLL CALL REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on January 5, 2001. STUDY SESSION AGENDA The meeting is a study session between applicants, interested citizens and staff, to discuss advance planning projects, continued applications and general planning issues. The Planning Commission may make final decisions at these sessions. A written report will be made of the proceedings. 6:15 PM-7:15 PM: 1. SAINT ANDREW'S SCHOOL PRESENTATION This is a preliminary meeting to present to the Planning Commission Saint Andrew's School's anticipated renovation and expansion plans. A formal application subject to environmental analysis has not yet been submitted for this proposal. This meeting is intended to generate early feedback from the Planning Commission before a formal application is submitted. Saint Andrew's School's representatives and land use consultants will be at the meeting to make a presentation. ADJOURNMENT • CITY OF SARATOGA PLANNING COMMISSION . AGENDA DATE: Wednesday, January 10, 2001 - 7:30 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL PLEDGE OF ALLEGIANCE MINUTES ORAL COMMUNICATIONS REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on January 5, 2001. TECHNICAL CORRECTIONS TO PACKET CONSENT CALENDAR PUBLIC HEARINGS All interested persons may appeaz and be heazd at the above time and place. If you challenge a decision of the Planning Commission pursuant to a public hearing in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this agenda, or in written correspondence delivered to the Saratoga Planning Commission at, or prior to, the public hearing. In order to lie included in the Planning Commission's information packets, written communication should be filed on or before the Thursday before the meeting. 1. DR-00-050 (517-09-025) - NAZZAL/KENNEDY, 14499 Oak Street; Request for Design Review approval to demolish an existing 2,020 square foot two-story residence and construct a new 2,873 square foot two-story home in its place. The proposed structure includes a 684 square foot basement. Maximum height of the structure will be 26 feet tall. The property is 8,200 square feet in size and is located within an R-M-3,000 zoning district. 2. DR-00-048 (510-06-014) - ONG, 19051 Austin Way; Request for Design Review approval to demolish an existing 3,855 square foot single story residence and construct a new 6,393 squaze foot two-story residence with a 1,198 square foot basement. The subject parcel is a 62,291 square feet. Maximum height of the structure will be 24 feet tall. The subject parcel is located in an R-1-40,000 zoning district. _ PLANNING COMMISSION AGENDA JANUARY 10 , 2001 PAGE 2 UP-00-014 ~ DR-00-053 (386-35-069) -CHURCH OF THE ASCENSION, 12033 Miller Avenue; Request for Use Permit and Design Review approval for the demolition of an existing 2,568 square foot, single story Church of the Ascension parish office building and construction of a new approximately 3,000 square foot single story office building in the same location. Additionally, two temporary modular office units have been requested south of the church sanctuary and 45 feet north of Ascension Drive. They will be removed following construction of the new church office. The site is 7.24 acres and is zoned R-1-10,000. 4. DR-00-049 (517-08-024) -HUNTER, 14700 St. Charles Street; Request for Design Review approval to demolish an existing 1,437 square foot single story residence and construct a new 2,707 square foot two-story residence with a 1,020 square foot basement. Maximum height of the proposed structure is 22 feet tall. The property is 7,261 square feet in size and is locatedwithin an R-1-10,000 zoning district. • 5. DR-00-043 (397-04-026) - FORMICO, 14456 Sobey Road; Request for Design Review approval to demolish an existing 4,417 square foot residence and construction of anew 5,693 square foot residence in its place. The maximum height proposed is 25 feet, 10 inches. The parcel is approximately 61,855 square feet located in an R-1-40,000-zoning district. DIRECTOR ITEMS COMMISSION ITEMS January 23, 2001 PC/HPC/City Council Joint Meeting SABIC;18817 Devon Avenue, DR-00-019 COMMUNICATIONS ADJOURNMENT TO NEXT MEETING Wednesday, January 24, 2001 Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA • MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, December 13, 2000 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chairman Page called the meeting to order at 7:33 p.m. ROLL CALL Present: Commissioners Barry, Bernald, Jackman, Kurasch, Patrick, Roupe and Chairman Page Absent: None Staff: Planner Mark Connolly PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES -November 21, 2000. Motion: Upon motion of Commissioner Bernald, seconded by Commissioner Patrick, the Planning Commission minutes of November 21, 2000, were approved with four minor corrections as follows (deleted language stricken, new language underlined): • Page 4 - Chair ~~k Pale sought to clarify that ... • Page 6 -Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Public Hearing for Agenda Item No. 6 was closed. • Page 9 -Upon motion of Commissioner Bernald, seconded by Commissioner Patrick, the Commission ae~eEl recommended approval of AZO-00-001. • Page 11-Said that civil engineering drawings reflected ~ two walls. (3-0-0-3; Commissioners Barry, Kurasch and Roupe abstained as they were absent from this meeting) ORAL COMMUNICATIONS There were no oral communication items. REPORT OF POSTING AGENDA Mr. Mark Connolly, Planner, announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on December 8, 2000. TECHNICAL CORRECTIONS TO PACKET Mr. Mark Connolly, Planner, suggested that Public Hearing Item No. 7 and Public Hearing Item No. 8 be heard in reverse order. • Sazatoga Planning Commission Minutes of December 13, 2000 CONSENT CALENDAR Page 2 SD-95-007.3 (503-19-048, 070 & 075) - KENNEDY/K2M ASSOCIATES LLC, Rodeo Creek Hollow/Saratoga-Sunnyvale Road: Request for cone-yeaz extension for Phase Two (7 lots) of an approved Tentative Subdivision Map for 12 lot subdivision located off Sazatoga-Sunnyvale Road and Pazamount Court. This is the third and final request for aone-year extension. Up to three one- yeaz extensions are permitted to Tentative Subdivision Map approvals. The total site azea is 9.42 acres and is located within both the R-1-12,500 and the R-1-40,000 zoning districts. • DR-00-035 (510-02-007) - SRINIVASON, 19880 Robin Way: Request for Design Review approval to demolish an existing 3,004 square foot residence and construct a new 5,585 square foot single story home in its place. The new structure would be approximately 23 feet tall at its highest point, with the majority of the structure at 19 feet in height or less. The property is 35,000 net squaze feet and is located in an R-1-40,000 zoning district. DR-00-044 (397-13-014) - HENDRIX, 19361 San Marcos Road: Request for Design Review approval to demolish an existing 3,764 square foot single story residence and construct a new single story 6,244 square foot residence with a 629 square foot basement. Maximum height of the structure will be 26 feet tall. The property is 53,630 squaze feet in size and is located in an R-1- 40,000 zoning district. Commissioner Barry stated that she would be recusing herself from Consent Calendar Item No. 3. Chair Page said that he would like to pull Item No. 3 for discussion. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, Consent Calendar Item Nos. 1 and 2 were approved. (7-0) Chair Page expressed concern about a grove of coast redwood trees located neaz the southeast corner of the home and the requirement for at least 10 to 15 feet clearance. Suggested that this matter be looked into further. Motion: Upon motion of Commissioner Bernald, seconded by Commissioner Patrick, Consent Calendar Item No. 3 was approved. (6-0-0-1; Commissioner Barry abstained from the vote on this item) PUBLIC HEARING -ITEM N0.4 DR-00-039 (503-16-050) - KOENING, 13071 Pierce Road: Request for Design Review approval to demolish an existing 2,300 squaze foot single story residence and detached garage and construct a new two-story residence with a three caz attached gazage, basement and detached cabana totaling 5,746 square feet. Maximum height of the structure will be 26 feet. The property is 36,170 net square feet and is located in an R-1-40,000 zoning district. Mr. Mazk Connolly, Planner, presented the staff report as follows: • Stated that this project seeks approval for the demolition of an existing single family residence and detached garage and the construction of a two-story residence with attached garage for a total of a Saratoga Planning Commission Minutes of December 13, 2000 Page 3 5,746 square feet. The maximum height will be 26 feet. The property is located within the R-1- 40,000 zoning district and consists of 36,170 square feet. Commissioner Barry asked about the pattern for one and two-story structures in this neighborhood. Stated that it appears to be an area with predominately single-story homes. Mr. Mark Connolly, Planner, agreed that the area is predominately single-story homes with some two- story homes located further up Pierce Road. Chairman Page opened the Public Hearing No. 4. Mr. Tim Mooring, Project Architect: • Advised that is a very narrow and long lot, which was purchased by the Koenings in 1990. Approximately half the lot is unusable. • Said that they want to shift the house closer to the road. The setback still allows ample driveway and rear yard area. • Said that there is an issue with two of the proposed setbacks. • Advised that Mrs. Koening showed the original plans to the neighbors and the project was redesigned to meet one neighbor's concern regarding massing. • Advised that they have done a shadow study and it has been determined that there is minor impact on the neighbor's yard but not on their house itself. • Said that the rest of the neighbors are happy. • Informed that there are two-story homes next door, across the street and just down the street. • Advised that they will reduce the height of the Cabana per the requirements in the Conditions of Approval. Commissioner Roupe asked about the materials proposed as there appears to be a conflict between stucco and wood shingles between the plans and staff report. Mr. Tim Mooring replied that the home will be constructed with shingles and will have an East Coast or rural architecture. Commissioner Roupe expressed concerns about the bulk as well as privacy issues. Suggested that translucent glass might be introduced to help minimize privacy impacts from some of the windows including those in the stairwell. Mr. Tim Mooring replied that they would be happy to minimize the windows in the staircase by heightening the sill. He added that the owners are also willing to install an arbor at the property line to help introduce additional screening landscaping. Commissioner Kurasch expressed concerns about the roofline and the massing. Added that massing is more evident on one side of the structure than the other. Mr. Tim Mooring advised that the Koenings have three children and they want the bedrooms for the children grouped in the same area. Added that the roofline recedes back three feet and that the plate height is all the way to the top. In one area the roof slope is 15 and 12. Commissioner Kurasch asked what the average height for two story structures is in this area. Saratoga Planning Commission Minutes of December 13, 2000 Page 4 Mr. Tim Mooring replied that he was not sure what the average height for two stories is in this area. Added that this is a unique lot for this area. Commissioner Roupe asked if there is a break in the roofline. Mr. Tim Mooring replied no. Commissioner Jackman asked why one tower element is round while the second is a hexagon. Mr. Tim Mooring replied the hexagon is to create a unique element. Commissioner Jackman said that the opened up back porch creates a pleasing back to the house. Commissioner Patrick asked how many square feet of fencing there are on site. Mr. Tim Mooring replied that the fencing will surround the pool. Commissioner Patrick asked what kind of fencing is proposed. Mr. Tim Mooring replied something somewhat invisible such as cyclone. Commissioner Barry advised that she believed there are alternatives to a two-story structure including use of some of the 30 feet setback from Pierce Road or use of some of the basement space. Asked why these options have not be considered. Mr. Tim Mooring replied that noise concerns from Pierce Road are one factor. Additionally, the owners will be storing and winemaking in the basement. The two-story design is appealing to the applicants, as a long single-story structure is not efficient for the family. They have placed as few rooms upstairs as possible. Chair Page asked if the existing pool house will be retained. Mr. Tim Mooring advised that it would be retained but reduced in bulk with a maximum height of five feet. Commissioner Jackman expressed doubt that a cyclone fence would be permitted in this zoning. Mr. Tim Mooring reminded that this fencing is needed in order to secure a swimming pool. Mr. Jack Weldon, 961 Campbell, Los Altos: • Advised that he is the son of the neighboring property owner. • His parents have resided in their home since 1959. • Added that his family has maintained a positive relationship with the Koenings. • Provided a map of the area depicting the residences. Of the 100 house identified on this map, 75 are single-story homes and 21 are two-story homes. • Expressed concern about privacy impacts and massing. _ • Said that this is an unusual and non-standard lot in an R-1-40,000 zoning area. Saratoga Planning Commission Minutes of December 13, 2000 Page 5 • Said that their greatest concern is that, while a 20-foot setback is required, only a 10 foot, eight inch setback is proposed. • Disagreed with the results of the shadow study. Said that the study assumes that the homes are at an equal level when they are not actually at an equal level. • Asked that the project be required to meet all standardized setback requirements. Commissioner Kurasch sought clarification from Mr. Weldon about his survey of homes in the immediate area to the project site. Also asked what solutions Mr. Weldon could offer to deal with concerns outlined in his letter included in the packet. Mr. Jack Weldon said that often homes in the immediate area, four are two story. Other than that, all other homes in the area are significantly single-story homes. Added that the best way to assure privacy for the neighbors is to require that setbacks be met unless there is some significant reason to allow a variance. Also added that placement of windows will be important. Commissioner Roupe asked staff to clarify requirements for setback variances on substandard lots. Mr. Mark Connolly, Planner, replied that with a substandard lot, the Code allows a setback of ten percent of the lot width not to be less than six feet. The proposed setbacks are ten feet, eight inches on the left side and twelve feet on the right. With the Code, the applicants could be allowed setbacks of nine feet, seven inches. Commissioner Roupe stated that since this is a legally recognized lot, the Commission is required to base its judgement on the provisions of the Code. Mr. Don Weldon, 13039 Pierce Road, Saratoga: • Advised that he has been a resident on Pierce Road since December 1959 and that this is his first appearance before the Planning Commission. • Said that at one time he had planted 500 Monterey Pines in an attempt to provide screening but that planting failed. • Said that this project represents a significant loss of visual and psychological privacy. • Added that the 28-foot height equals a loss of view and sunlight for his home and therefore a loss of value. • Informed that he had requested the installation of a super skeleton in order to see what the impact of this height would really be from his property. • Said that it appears that it will be like living next to a big wall. • Asked the Commission to help him maintain his privacy and view of the hills. Commissioner Kurasch stated that the Commission is sensitive to the view concerns of neighbors. Mr. Don Weldon advised that his home currently has view of the hills behind the Koenings current single-story structure. Chair Page asked Mr. Weldon from where these views can be seen. Mr. Don Weldon replied from two bedrooms, the master and one guest. Added that he and his wife open their windows daily in order to enjoy the view of the hills. Sazatoga Planning Commission Minutes of December 13, 2000 Page 6 Commissioner Roupe stated that he could not see hills looking south but could see oak trees. Chair Page asked Mr. Weldon if the screening of the home would help alleviate some of the massing concerns. Mr. Don Weldon replied that it would help but not solve his concerns. Mr. Tim Mooring: • Stated that they are concerned about the neighbors and submitted plans to neighbors in order to obtain feedback. One of the adjustments they made was to reduce the wall on the north side. The house was set back by an additional 10 feet. • Added that the Weldon house is set back 40 feet from the property line. • Said that they aze willing to screen the home and reduce window size and will try to reduce the blockage of the sun. • Said that it appeazs the Weldon's solution is to limit this residence to a single-story home. Chair Page asked if the pazking stall next to the gazage would be paved and whether it could be eliminated altogether. Mr. Tim Mooring replied that they had planned to use impervious turf block but could eliminate this pazking space. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Barry, the Public Hearing for Agenda Item No. 4 was closed at 8:30 p.m. (7-0) Commissioner Bernald: • Stated that while this is a substandard lot, it is first and foremost a legal lot of record. • Said that she wished more thought had been given to the design of the home, as this proposal is not respectful of the neighbors. At 5,746 squaze feet, the house is just 20 squaze feet less than the maximum allowed. • Stated that the basement and fifth bedroom aze both rather large. The 2,300 square foot basement could accommodate some of the activities of the home. • Suggested centering the second story over the first story. • Said that she could not approve this design tonight, Commissioner Roupe stated that this lot is not easy to design and that there is some leeway to shift the house on the lot. Said that he is willing to address privacy issues. Commissioner Kurasch: • Said that setbacks aze a minimum and that most of the bulk of the home is at one side. • Added that both sides look different and that she has a problem with the massing. The design is not as sensitive as it could be. • Suggested a redesign so that more of the length of the lot is used with more of a buffer at the edge of the property. The two-story element should be a minority of the azea. The structure should represent less of a burden on the azea. Saratoga Planning Commission Minutes of December 13, 2000 Page 7 Commissioner Jackman: • Agreed with a need for the redesign of this home, perhaps with the media room being moved to the basement and the home being a one and a half story or with a significantly smaller second story. • Added that the house is too close on both sides and too big. Commissioner Patrick: • Stated her concurrence with the comments of the other Commissioners. • Added that fencing is not being approved as part of this application. • Said that the house is being built to the maximum in both height and square footage. With the basement, the house is 8,000 square feet. • Said that one cannot screen a house that is just 10 feet from the property line. • Suggested decreasing the size, setting back the second story and a redesign of the house. Commissioner Barry: • Concurred with the other Commissioners. • Acknowledged the obvious efforts made by the applicants to work with their neighbors and said that it appears they are not that far from consensus. • Suggested a continuance and encouraged the applicants to take that option. • Added that being in a predominately single-story area, this substandard lot does not lend itself well to a two-story structure. • Advised that she actually does not agree with the staff recommendation to allow the cabana to remain within the setback area. Commissioner Patnck clarified that while it has been reported that there will be no wood burning fireplaces and three gas fireplaces in this structure, looking at the plans one can see one wood burning fireplace and four gas fireplaces depicted. Chair Page stated that it is clear a lot of work has already been done with many great suggestions and ideas having been heard this evening. Said that he is in favor of bringing this application back following redesign. Commissioner Roupe said that the applicants can either ask the Commission to vote this evening, which appears likely to result in a denial that could be appealed to Council, or they can come back to the Commission with a redesign taking the comments made this evening into account. Suggested that the applicants indicate which action they would prefer. Commissioner Kurasch suggested providing more specific direction as has been done in past situations such as this. Said that it should be made clear exactly what needs to be done. Commissioner Patrick disagreed and said that it is up to the applicants to design based on what they have heard this evening. Commissioner Barry added that the minutes could be a source of information to the applicants in • clarifying the concerns and comments of the Commission. Saratoga Planning Commission Minutes of December 13, 2000 Page 8 Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Commission continued consideration of this application to a date uncertain. (7-0) *** PUBLIC HEARING -ITEM NO.S UP-00-015 (386-29-044) - BARRETT, 19567 Miller Court: Request for Use Pernlit approval to allow an existing 168 square foot accessory structure to be located within a required rear yard setback six feet from both the rear and side property lines. Height of the structure is 12 feet. The property is 13,850 square feet in size and is located in an R-1-12,500 zoning district. Mr. Mark Connolly, Planner, provided the staff report as follows: • Advised that this application is seeking approval of a 168 square foot accessory structure within the rear yard setback and at a height of 12 feet. Commissioner Roupe asked Planner Connolly to clarify the actual proposal. Mr. Mark Connolly advised that this is an existing playhouse structure that is currently located two feet from the rear property line and four feet from the right property line. The proposal is for the relocation of the structure so that both rear and right setbacks are six feet. Commissioner Roupe mentioned a letter from the neighbors requesting that this structure comply with the eight-foot height limitations under Code. Mr. Mark Connolly replied that the Code allows for aneight-foot high accessory structure in the rear yard with a minimum six-foot setback. With approval of a Use Permit, the height could be up to 15 feet. Commissioner Roupe suggested to Mr. Connolly that such data be clearer in future staff reports. Mr. Greg Barrett, 19567 Miller Court, Saratoga: • Advised that he had intended to• develop his side yard into a play area, sandbox and garden, including a playhouse. • Said that they went to a lot of effort and expense to build a pleasing playhouse. • Admitted that his adjacent neighbor expressed concern with the placement of the playhouse as it was being installed. • Said that he has installed any landscaping screening that is in place between his home and adjacent residences. • Distributed photographs depicting the playhouse. • Advised that a neighbor has a gazebo in their yard and that another house is built right up the fence. • Apologized to the Commission for this after-the-fact Use Permit application. • Added that this is apre-fabricated playhouse that was installed in one day. Commissioner Roupe stated that it appears to be of quality construction and that he was unaware that it was apre-fabricated structure. Asked why Mr. Barrett continued with his construction without i investigating City regulations even after a neighbor expressed concern about the installation. Saratoga Planning Commission Minutes of December 13, 2000 Page 9 Mr. Greg Barrett replied that he kept moving forward because the installer was already there to do the work and had traveled from outside the area. Commissioner Bernald asked if there is a foundation to the playhouse. Mr. Greg Barrett replied that cement blocks and plywood create the foundation. Commissioner Bernald asked if the unit was selected from a catalog and whether Mr. Barrett had asked the builder about regulations for placement of a playhouse. Mr. Barrett replied that these playhouses are advertised and that he had asked the builder after the work was done whether he was aware of any placement restrictions. The builder was not aware. Commissioner Bernald asked Mr. Barrett why this particular structure was selected, why a loft was included and whether the loft feature was essential. Mr. Barrett replied that they found this particular design appealing and wanted to create a cute house. The loft was included because it is fun for the kids. Added that the loft is not essential. Commissioner Kurasch pointed out that the playhouse drawings are not to scale. Commissioner Patrick asked for the contractor's name, where he is from, whether he is licensed and if he has a Saratoga business license. Mr. Barrett advised that the builder of the playhouse is Jerry Ford who is from Stockton. Said that he did not inquire about contractor's or business license information from Mr. Ford. He added that his landscape architect had recommended Mr. Ford and he hired him based upon her reference. Commissioner Barry asked if the neighbor's gazebo appears in the photos Mr. Barrett provided this evening. Mr. Barrett replied that it did appear in one photo. Chair Page asked if the fence separating the properties is six-foot high. Mr. Barrett replied that he was not certain of the fence height but that it was about his height. Commissioner Roupe stated that the drawing is not close to the actual playhouse constructed. Said that the plans are not to scale and the window, door and framing are not as depicted on the plans. Mr. Mark Connolly, Planner, advised that Mr. Barrett has also provided photographs and color chips. Chair Page opened the Public Hearing for Agenda Item No. 5 at 8:53 p.m. Mr. Ed McLaughlin, 12342 Largemont Avenue, Saratoga: • Said that his property backs this playhouse, which he opined is large enough to become a guesthouse and probably would in the future since children do not stay small. Saratoga Planning Commission Minutes of December 13, 2000 Page 10 • Said that since this structure was built without checking on necessary City Codes, this application should be disapproved and the playhouse removed. Dr. John Takahashi, 12326 Largemont Avenue, Saratoga: • Said that his family has resided in their home for 13 years. • Advised that his wife called him, whenthis installation was going on, expressing her concerns. • Said that when they expressed concerns to Mr. Barrett, they were hoping to spare the Barretts the expense of having to tear down the unit later. • Informed that the playhouse is visible from their property. Mr. Al Syvertsen, 12364 Largemont Avenue, Saratoga: • Said that he hates to see neighbor pitted against neighbor. • Expressed concern that code enforcement standards are not being met for things such as fence heights etc. • Advised that his immediate neighbor told Mr. Barrett of problems with this installation. • Added that the construction went on for more than just a single day as he heard construction noises for several days on this property. Mr. Greg Barrett: • Advised that he had been unaware of Code requirements and while his neighbor told him of her concerns, this occurred on a Saturday when he could not confirm requirements with the City. He came to the City to learn of the requirements at a later date. • Added that the construction took just one day for this playhouse. Commissioner Rou a asked Mr. Barrett if it would be ossible to lower p p the roof height to eight feet. Mr. Barrett replied that if lowered the structure would look like a barn. ,Added that it had always been his intention to add landscaping screening and understood his neighbors' desires to have pleasant views from their home. Commissioner Barry asked if it was possible to stay at 12 feet high anywhere on the property. Mr. Mark Connolly, Planner, replied that the setbacks required to allow the 12 foot height without need for a Use Permit is 10 feet from the side and 25 feet from the rear property lines. Chair Page asked where the 8-foot tall playhouse would be permitted without a Use Permit. Mr. Mark Connolly replied that the playhouse must be six feet away from the property line. However, a Use Permit will still be required because the playhouse will still be located within the setback area. Commissioner Patrick asked Mr. Barrett what the ceiling height is for the playhouse. Mr. Barrett replied that the interior is not yet finished. The height to the loft will be approximately four feet while the loft itself will be approximately three feet high. Commissioner Patrick suggested that the loft could be removed and then the roof height itself lowered S accordingly. _ Saratoga Planning Commission Minutes of December 13, 2000 Page 11 Mr. Barrett expressed concern that to do so would probably create a fairly flat roof. Added that this structure is just for kids. The door height is low and adults would have to duck in order to enter the structure. Commissioner Jackman advised that a licensed contractor usually has a business card, which includes their contractor's license number. Added that this is a very tall structure. Motion: Upon motion of Commisioner Kurasch, seconded by Commissioner Jackman, the Public Hearing for Agenda Item No. 5 was closed at 9:25 p.m. (7-0) Commissioner Roupe stated that it was unfortunate that Mr. Barrett did not check City Codes. Said that this is a very tall structure that will need to be moved and dropped to eight feet in height. Commissioner Kurasch concurred. Added that four adjacent households have objected. Supported the recommendation to move and lower the unit to eight feet in height. Commissioner Jackman asked whether the Use Permit is still required if the unit is eight feet high and six feet from the property line. Mr. Mark Connolly, Planner, replied yes. Commissioner Jackman suggested requiring a 10-foot side setback and 25-foot rear setback and limiting the height to eight feet. Said that she is unhappy that Mr. Barrett continued with the installation even when warned by his neighbor that problems existed. Added that this Use Permit should not be granted simply because the playhouse has already been installed. Commissioner Patrick supported the eight-foot height with the added requirement that the pitch of the roof be six by six. Commissioner Barry: • Concurred with Commissioner Patrick. • Said that she wanted to add for the record her opinion that the gazebo in Mr. Barrett's neighbor's yard is unobtrusive. • Said that lowering the height of the playhouse will make it significantly less visible. • Added that many people don't know City requirements and many others prefer to say "I am sorry" after the fact. • Stated that she is happy to see the Saratoga News reporter in the audience this evening and hoped that her story can help advise the public on the need to obtain proper approvals prior to doing any such work. Chair Page recommended a continuance. Commissioner Bernald suggested reopening the Public Hearing to see if the neighbors can support the proposal to drop the height to eight feet and move the structure to allow the six-foot setbacks. Chair Page stated that reopening the Public Hearing would not accom lish an hin at this oint. P Yt g. P Saratoga Planning Commission Minutes of December 13, 2000 Page 12 Commissioner Patrick stated that she objects the reopening of the Public Hearing. • Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Patrick, the Commission approved UP-00-015 with the following conditions: 1. Moving the playhouse structure so that there is at least asix-foot setback at both the rear and side property lines; 2. That the structure be lowered to eight feet in height with inclusion of a pitched roof; and 3. That additional landscaping be required per staff recommendation (4-3; Commissioners Barry, Jackman and Chair Page voted against) Chairman Page advised that there is a 15-day appeal period. Chair Page called for a break at 9:35 p.m. Chair Page reconvened the meeting at 9:47 p.m. *** PUBLIC HEARING -ITEM N0.6 V-00-017 (397-24-087) -HAYFIELD ESTATE, 18888 Hayfield Court: Request for Variance approval to allow an existing porch with three sides and a roof to be enclosed as habitable floor area. A Variance is necessary to allow the cumulative building square footage for the property to exceed the maximum permitted by zoning ordinance. The property is three-plus net acres in size and is located in an R-1-20,000 zoning district. Mr. Mark Connolly, Planner, presented the staff report as follows: • Advised that this application seeks approval to enclose an existing porch to allow it to become habitable floor area. The subject parcel is three acres and the zoning is R-1-20,000. The proposal results in the structure exceeding the maximum allowable square footage under the zoning. Commissioner Roupe clarified that the proposal also adds a new entry and porch. Commissioner Bernald asked for information from the Historic Preservation Commission. Mr. Mark Connolly replied that he was unable to reach the Chair to obtain the minutes. Chairman Page opened Public Hearing No. 7 at 9:48 p.m Mr. Gary Kohlstadt, Architect: • Explained that they are here regarding the main lot tonight, seeking approval to enclose an existing porch and add a new porch cover, opened on three sides. • Said that the project has progressed to a point that they are ready to start to put finishes back into the home. Saratoga Planning Commission Minutes of December 13, 2000 Page 13 • Advised that they are actually changing the orientation of the house by creating an entry on the north as opposed to the original south. This change will bring guests to what was the back of the house and will now be the front. Said that this is the best proposal as it suits everyone's needs and is best for the house. • Said that he has worked with three City planners as well as Director Walgren and all have supported this proposal. • Advised that they will match the fixed glass panels and replicate the front doors on the south side. The finest materials will be used. • Declared that he is proud to be a part of this project and said that he believes the City will be proud of the project as well. This aspect of the project will help to complete the vision. Commissioner Roupe asked whether the decks depicted on Exhibit A-3 outside of the French doors are existing. Mr. Gary Kohlstadt replied that there are three existing decks with a two and a half to three foot wide walkway connecting them. Commissioner Roupe sought clarification that the only new deck proposed is over the new entryway. Mr. Gary Kohlstadt said that was correct and the new deck would be seven feet by ten feet. Commissioner Barry asked why this deck area was not counted in the first place. Mr. Mark Connolly, Planner, admitted that the decks should be counted but they are sometimes overlooked when it is a porch. The area does count as FAR per Code. Commissioner Barry asked what would have happened if the deck had been properly counted. NIr. Mark Connolly replied that this would have been considered an existing non-conforming structure. Nothing would be done unless the structure was modified. If modified, a Variance is required. Commissioner Barry asked if the Historic Preservation Commission has been involved with this project. Mr. Mark Connolly replied yes. Commissioner Kurasch advised that the deck was not counted as FAR when the first Variance was granted. Reminded that this request is for a second Variance. Mr. Mark Connolly advised that the first Variance was to allow an accessory structure, which is the guesthouse. Commissioner Roupe suggested also counting the balconies upstairs as they too are closed on three sides and have a roof. Said this space should also be recognized to clean up the project. Commissioner Bernald asked if there is any other space that has not been counted that should be counted. Saratoga Planning Commission Minutes of December 13, 2000 Page 14 Commissioner Patrick suggested approving anything that is currently existing. Commissioner Kurasch asked why this was coming up now after all that has been done on this project. Mr. Gary Kohlstadt advised that when they were conducted a final floor plan design critique, this oversight became apparent in June or July. They resubmitted as soon as they could. Chair Page asked what future Variances Mr. Kohlstadt envisioned in the future for this site. Mr. Gary Kohlstadt replied a Variance on fence height. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Jackman, the Commission closed Public Hearing No. 6 at 10:10 p.m. (7-0) Commissioner Kurasch stated that she did not like adulterations on a historic structure. Said that the architecture should be respected and that the existing covered porch already provides an entry feature. Said that she prefers to keep the house as it is and that a Variance is not warranted. Commissioner Jackman said that she would have liked to have direct information from the Historic Preservation Commission on this proposal. Commissioner Patrick stated that there is no reason not to do it. The proposal is suitable to the house and will enhance it. Said that she finds no-fault with the proposal. Commissioner Barry said that a Variance is required for approving additional square footage to this legal non-conforming structure. The Commission should grant a Variance. Added that approving the square footage for all existing parts of the structure makes sense at this time. Said that she did not like the proposal for the new front entry but as long as the Historic Preservation Commission is supportive, she looks to them as the arbiters. Said that she doesn't actually dislike it. This change represents the personal preferences of the current owner who should have the right of reasonable enjoyment of the property. Commissioner Bernald agreed that there is no reason not to include the porch square footage. Said that she likes the clean lines of the building and its simplicity. Added that the design is in keeping with this Julia Morgan roofline and allows reasonable use of the structure. Stated her support. Commissioners Roupe, Barry and Bernald and Chair Page concurred. Motion: Upon motion of Commissioner Barry, seconded by Commissioner Jackman, the Commission approved V-00-017 to grant a Variance that includes all existing square footage in the structure. (7-0) Chairman Page advised that there is a 15-day appeal period. *** PUBLIC HEARING -ITEM NO. 8 (Heard Prior to Item No. 7) Saratoga Planning Commission Minutes of December 13, 2000 Page 15 UP-00-011 (397-19-017) -PACIFIC BELL WIRELESS, 19699 Saratoga-Los Gatos Road: Request for Use Permit approval to install two antennas and a microcell equipment cabinet on an existing utility pole located within the public right-of--way. An environmental initial study and Negative Declaration have been prepared for this project. Mr. Mark Connolly, Planner, presented the staff report as follows: • Advised that this proposal is for a Use Permit to install two antennas on an existing pole and a cabinet. An.EIR was prepared and a Negative Declaration has been proposed. Chairman Page opened Public Hearing No. 8 at 10:20 p.m. Mr. Michael Li, Pacific Bell Representative: • Stated that he is available for any questions about this installation. Commissioner Barry asked if the exposure calculations have been checked for accuracy. Mr. Michael Li replied that a consultant, who is widely respected, would verify the calculations following installation. Motion: Upon motion of Commissioner Bernald, seconded by Commissioner Roupe, the Commission closed Public Hearing No. 8 at 10:25 p.m. (7-0) Commissioners Jackman and Patrick had no comments or questions. Commissioner Barry suggested adding a requirement to the City's protocol for testing after installations. Commissioner Bernald concurred. Commissioner Roupe suggested that after the site is actually activated, the site should be tested. Commissioner Kurasch proposed requirements for warning signs to be posted that state levels of exposure and that monitoring and verification of actual emissions occur. Chair Page reminded that two warning signs are already planned for this site. Commissioner Barry stated that it still makes sense to update the protocol. The applicant is doing so voluntarily in this instance. The changes in the protocol would make these requirements a standard in future applications. Chair Page stated that the use of signs is adequate. Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Roupe, the Commission approved UP-00-011 with the condition that testing be conducted after installation is complete and upon final building inspection. (7-0) Motion: Upon motion of Commissioner Patrick, seconded by Commissioner Bernald, the Commission approved a Negative Declaration for this project. (7-0) Saratoga Planning Commission Minutes of December 13, 2000 Page 16 Chairman Page advised that there is a 15-day appeal period. *** PUBLIC HEARING -ITEM N0.7 (Heard After Item No. 8) UP-00-008 (386-53-019) - METRICOM, 12378 Saratoga-Sunnyvale Road: Request for Use Permit approval to install twelve (12) antennas (three antennas per section, four sectors total), mounted 47 feet from the ground on an existing 125 foot tall utility lattice tower. An associated equipment cabinet located 20 feet to the southeast of the base of the tower is part of the proposal. An environmental initial study and Negative Declaration have been prepared for the project. Mr. Mark Connolly, Planner, presented the staff report as follows: • Advised that this is an application to install 12 antennas, with three per sector in four sectors. • The installation will be 47 feet from the ground on an existing 125-foot tower. Commissioner Kurasch asked if a map depicting coverage is available. Mr. Mark Connolly replied that there is one within the staff report. • Commissioner Kurasch advised that she is actually looking for an overall plan, which includes all providers' antennas. Said that she wants to know where they all are located. Mr. Mark Connolly replied that such an exhibit does not exist. The only time a map depicts multiple vendors is for co-location sites. Chairman Page opened Public Hearing No. 7 at 10:32 p.m. Ms. Ann Welch, Representative, Metricom: • Advised that these antennas are being located below existing Sprint antennas. • Added that she is available for any~questions about this installation. Commissioner Roupe stated that there are warning signs for workers in the application immediately preceding this one. Why are such signs not included in this application. Mr. Mark Neumann, Metricom: • Informed that there are two types of sites, High Power Sites and Low Power Sites. • Said that High Power Sites are 20 to 40 times more powerful than Low Power Sites. • This installation is a Low Power Site. • Added that the emissions for both types are very different. • Advised that this site is a safe installation. One would have to hug the antennas to have any exposure at all. Commissioner Kurasch asked how many antennas may be needed within Saratoga in the future and why 12 are being installed at this one location. Saratoga Planning Commission Minutes of December 13, 2000 Page 17 Ms. Ann Welch replied that the 12 are required as part of the system design standard. This is the second site in Saratoga. The other is at West Valley College. No others are anticipated within the next five years at this time. However, technology changes quickly so projecting too far out into the future is difficult. Commissioner Patrick asked whether it is possible to test the equipment following its installation. Ms. Ann Welch replied no problem. Commissioner Barry asked if there is a decrease in efficiency with the lowering of the antennas to 47 feet. Ms. Ann Welch admitted that this is not the most efficient height but is a compromise with which they can live. These antennas have been lowered because Sprint is already on site. There is a required 10- foot distance between the PG&E equipment at the top and the Sprint equipment. There needs to be a 10-foot distance between the Sprint installation and this proposed Metricom installation. Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Patrick, the Commission closed Public Hearing No. 7 at 10:37 p.m. (7-0) Commissioner Patrick stated that she has no objections. Commissioner Barry said that she still wants to know if lowering the antennas loses efficiency and whether aesthetics are being weighed too heavily against efficiency. Chair Page advised that this installation is an Internet installation and not for cell use. Commissioner Barry said that it is still important to decide if there is a detriment to the efficiency of the installation. Added that the pole is not beautiful no matter what. Mr. Mark Connolly added that at 150 feet, aviation lights would be required. Added that while there maybe some efficiency loss, the same means can be accomplished (coverage) with the lowered height. Commissioner Bernald stated that she had no problem with the placement. Commissioner Roupe concurred. Commissioner Kurasch said that it would be better if the antennas were placed higher up. Commissioner Jackman concurred. Motion: Upon motion of Commissioner Bernald, seconded 6y Commissioner Patrick, the Commission adopted a Negative Declaration for this project. (7-0) Motion: Upon motion of Commissioner Bernald, seconded by Commissioner Patrick, the Commission approved UP-00-008. (7-0) Chairman Page advised that there is a 15-day appeal period. - Saratoga Planning Commission Minutes of December 13, 2000 Page 18 *** DIRECTOR ITEMS Mr. Mark Connolly, Planner, advised that St. Andrew's School has asked to meet with the Planning Commission in order to discuss their long-term plans for modifications to the school site. Chair Page suggested a Study Session be conducted at 6 p.m. on January 10, 2001, prior to that evening's Commission meeting. Commissioner Barry stated that this would be a good idea. Commissioner Roupe cautioned that this would still be a public meeting. Mr. Mark Connolly agreed. Commissioner Kurasch asked what specific issues the School had to discuss. Mr. Mark Connolly advised that they have parking issues and seek to expand their classrooms. Chair Page said that per Director Walgren approximately 45 minutes should suffice for this Study Session. COMMISSION ITEMS Chair Page read a letter of resignation from Director Walgren, who is leaving the City of Saratoga to assume the position of Planning Director for Los Altos effective January 5, 2001. He added that Director Walgren has been with the City for 11 years and will be missed. Commissioner Jackman expressed her appreciation for the fact that no matter how busy Director Walgren might be, he was never too busy to offer help. COMMUNICATIONS None. WRITTEN None. ADJOURNMENT TO NEXT MEETING Chair Page adjourned the meeting at 10:48 p.m. to Wednesday, January 10, 2001, at the Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA. Saratoga Planning Commission Minutes of December 13, 2000 MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn Minutes Clerk • Page 19 • • ~~ ~~ 1 ~ ITEM 1 REPORT TO THE PLANNING COMMISSION Application No./Location: DR-00-050;14499 Oak Street Applicant/Owner: NAZZALIKENNEDY l Staff Planner: Mark J. Connolly, Assistant Planner ~~~ Date: - January 10, 2001 APN: 517-09-025 Department Head: ~ ~. W. • • 000001 144yy UaK Street e CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION EXECUTIVE SUMMARY 9/28/00 12/9/00 12/27/00 12/28/00 12/2U00 The applicant has requested Design Review approval to demolish the existing 2,020 square foot, two story residence and construct a new 2,873 squaze foot, two story residence with a 684 squaze foot basement. The maximum height of the residence will be 26 feet. The site is 8,200 square feet and is located within an R-M-3,000 zoning district. Design review is necessary for expansion over 500 squaze feet in this zoning district per 15-46.020. STAFF RECOMMENDATION Approve the Design Review application by adopting Resolution DR-00-050. ATTACHMENTS 1. Staff Analysis 2. Resolution DR-00-050. 3. Arborist Report dated October, 30 2000 4. Plans, Exhibit 'A' • • ~~~0~2 File No. DR-00-050;14499 Oak Street STAFF ANALYSIS ZONING: R-M-3,000 GENERAL PLAN DESIGNATION: Residential -Multi Family MEASURE G: Not applicable PARCEL SIZE: 8,200 Sq.ft. AVERAGE SITE SLOPE: 2% GRADING REQUIRED: 200 C.Y for excavation of the basement. MATERIALS AND COLORS PROPOSED: Exterior painted beige/white wood siding with wood framed windows, stone veneer base and porch, and gray composition shingle roof. Color and material samples will be available at the public hearing. Proposal Code Requirement/ Allowance Lot Coverage: 35% 40% Floor Area: First Floor 1,375 sq. ft 6,100 sq. ft. Second Floor 993 sq. ft. Garage 504 sq. ft. (Basement) (684 sq. ft.) TOTAL 2,873 sq. ft. Setbacks: Front 25 ft. 25 ft. Rear 63 ft. 25 ft. Left Side 6 ft. 10 % of lot width Right Side 6 ft. 10 % of lot width Height: Residence 26 ft. 30 ft. • P:~PlanninglMadAPC Stall Reports~DR-00-050 Naaa}Kennedy.doc O oo OO~ File No. DR-00-050;14499 Oak Street PROJECT DISCUSSION Design Review The applicant has requested Design Review approval to demolish the existing 2,020 squaze foot, two story residence and construct a new 2,873 squaze foot, two story residence with a 684 square foot basement. The maximum height of the residence will be 26 feet. The site is 8,200 squaze feet and is located within an R-M-3,000 zoning district. Design review is necessary for expansion over 500 square feet in this zoning district per 15-46.020. Staff finds that the project can be supported. The project has been through two design iterations to develop the most appropriate footprint. The rooflines are well amculated and the placement of the residence is sensitive to the adjacent residences, as well as the natural environment. Staff feels that the proposed design and materials board is compatible with the neighborhood. While the project is locatedwithin amulti-family zoning district, the applicant was urged to design the proposed residence in accordance with the single-family design guidelines. Staff felt this would create a more sensitive and consistent residence to the adjacent properties and environment. • While the existing house was not on the Heritage inventory, staff felt the Heritage Preservation Committee should review the project due the architectural style, age and location of the house. The review is scheduled for January 9, 2001. The City Arborist, the Public Works Department, and the Saratoga Fire District have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached two car garage. Grading 200 cubic yards are required for the excavation of the basement. No other grading is proposed. Geotechnical Review This application did not require review by the City Geologist due to the stability of the site. • P:~Planning~Mark~PC Staff Reports~DR-00-050 Naga}Kennedy.doc OOOOO"3 File No. DR-00-050;14499 Oak Street Trees The City Arborist report contains recommendations for the protection of existing trees on the site. There are 2 trees on the property potentially at risk of damage by construction. One is a Valley Oak, and the other is a Deodar cedar. The report contains recommendations for the restoration and protection of the health of all trees on site. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Fireplaces The plans clearly indicate that there are no fireplaces proposed. Correspondence No correspondence regarding this application has been received to date. Conclusion The proposed residence is designed to conform to the policies set forth in the Ciry's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minim~e the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application by adopting Resolution DR-00-050. • P:\Planning\MarkU'C Staff Reports\DR-00-050 NazzaFKennedy.doc O0 o O 0 THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK 000006 APPROVAL OF RESOLUTION NO. DR-00-050 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA NAZZAUKENNEDY;14499 Oak Street WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 2,873 square foot residence with a 684 square foot basement on a 8,200 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEttFAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence will be partially screened from existing residences by mature f vegetation both on site and adjacent properties. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimizing tree and soil removal; grade changes will be minimized and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that there is no grading proposed outside of the basement excavation and no ordinance protected trees are proposed to be removed. The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will minimize the perception of excessive bullz and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which ninim~e the perception of bulk and integrate the residence into the surrounding environment in that the structure's design incorporates elements and materials which minimize the perception of bulk and integrate the residence into the surrounding environment and the structure's design is similar in scale, size and style to other homes within this area. ^ The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. ~000~~ File No. DR-00-050;14499 Oak Street ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEREFORE, the Planning Commission of the City of Sazatoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, azchitectural drawings, plans and other exhibits submitted in connection with this matter, the application of DR-00-050; NAZZAUKENNEDY for Design Review approval be and the same is hereby granted subject to the following conditions: PLANNING 1. The development shall be located and constructed as shown on Exhibit "A", incorporated by reference. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following: i. The plans shall show only one wood burning fireplace, (Currently none are proposed). ii. The cross sections shall be stamped by the azchitect showing that no interior height exceeds 15 feet. iii. All recommendations of the City Arborist shall be followed and incorporated into the plans. iv. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. v. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks aze per the approved plans." vi. Four (4) sets of complete grading plans incorporating this Resolution as a sepazate plan page. v. No Retaining wall shall exceed five feet in height and three feet within the front yazd setback, (Currently none proposed). -- P:~Plannic~Mark~PC StaHReports~DR-00-050 Naga}Kcnnedy.doc 000008 File No. DR-00-050;14499 Oak Street 3. No Ordinance-size tree shall be removed without first obtaining a Tree Removal Permit. 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. 5. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incomeorating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report dated October 30, 2000 shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. b. Five (5) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Building Permit. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $3,437 pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 9. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 10. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. 11. A project arborist certified by the International Society of Arboriculture shall be retained to (1) provide on site supervision during key aspects of construction of the residence and driveway for the purpose of preventing or minimising damage to tree P:\Planning\Matk\PC StaHRepo[u\DR-00-050 NaaaFKemedy.doc 000009 File No. DR-00-050;14499 Oak Street CITY GEOLOGIST 12. The Ciry Geologist was not consulted due to the stability and modest slope of the property. FIRE PROTECTION DISTRICT 13. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. 14. Early Warning Fire Alarm System shall be installed and maintained in accordance with the provisions of the City of Saratoga Code-Article 16-60. 15. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 16. Automatic sprinklers shall be installed in the newly constructed garage (2 heads per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. 17. Automatic sprinklers are required for the new residence. A 4-head calculated sprinkler system is required. Documentation of the proposed installation and all calculations shall be submitted to the Fire District for approval. The sprinkler system shall be installed by a licensed contractor. 18. All driveways shall have a 14 foot minimum width plus one foot shoulders. CITY ATTORNEY 19. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 20. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. P:~Planning~MarldPC StaHRcports~DR-00.050 NazzaEKcnnedy.doc OOOO~O File No. DR-00-050;14499 Oak Street Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (1S) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 10th day of January 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: r~ L Secretary, Planning Commission • P \PlanningiMatk\PC StallReports\DR-00-050 Naaa~Kennedy.doc 000011 • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • 000012 • BARRIE D. COATS AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 ANALYSIS OF POTENTIAL TREE/CONSTRUCTION CONFLICT AT THE NAZZAL/KENNEDY PROPERTY 14499 OAK STREET SARATOGA Prepared at the Request of Community Planning Dept. Mark Connelly City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 • Site Visit by: Barrie D. Coate Consulting Arborist October 30, 2000 Plan Received: 10/19/00 Plan Due: 11/15/00 Job # 10-00-254A • D r L ~~' L-- ~' '; 5 D N O V t; ~ 2u00 CITY OF SARATOGA COMMUNITY ENVIRONMENT 000013 NAZZAL/ICENNEDY PROPERTY 141f9 OAK STREET, SARATOGA Assignment I was asked by Mark Connelly, Planner City of Saratoga, to inspect this property at 14499 Oak Street in Saratoga, to determine the degree of tree/construction conflict which might occur by implementation of planned construction. The plan used for reference is sheet 1, as prepared by AD Building Designers and dated 8-23-2000. Summary There are only two trees on the property, however one of them is an extremely large valley oak (Quercus lohata). Since it is in the lower portion of the property, it will be easy to prevent damage to the tree during construction. The damage that would be most likely to occw to this tree would be post construction when a new owner may decide to install lawn beneath or up hill from the canopy of this tree. The second tree on the property is a healthy well-formed Deodar cedar, (Cedru~• cleodara) which was not shown on the plan as received by us but which could certainly be retained without significant damage by implementation of this plan. Prevention of damage to either of these trees should be fairly simple. If fences are installed precisely as shown on the plan, neither tree should be significantly damaged. Recommendations 1. Fences must be installed precisely as shown on the plan before any construction equipment arrives on site. Fences must be of 5 foot high chainlink material mounted on 2 inch galvanized posts, driven at least 18 inches into the ground. These fences must remain intact and upright until all construction and subcontractor personnel have left. 2. Any services requiring trenching into the site must have them installed beyond the driplines of either of the two trees. The valley oak tree #2 is valued at $26,114. A 10% bond of that value ($2,611) to assure erection and maintenance of the fence precisely as shown should be adequate. The Deodar cedar tree is worth $5,509. PREPARED BY: BARRiE D. COATS. HORTICULTURAL CONSULTANT OCTOBER 30, 2000 00001 • NAZZAL/KENNEDY PROPERTY I~199 OAK STREET. SARATOGA I suggest a l 5% bond of that amount to assure erection and maintenance of the fence. That equals $826.35 -fio`~, 3u3~ BDC/sl ~ Enclosures: Tree Data Accumulation Chart Respectfully submitted, rri~~i. Cr~i.`.~..~, C,t~-~~ Ba oate Map Tree Protective Fencing Specifications • • PREPARED BY: BARRIE D. COATE, HORTICULTURAL CONSULTANT OCTOBER 30.2000 000015 Q d 3t O ti w i,. 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Connoll ,Assistant Planner '"~~ J y Date: January 10, 2001 APN: 510-06-014 Department Head: ~~ • • 000001 lyU.~l Austin Way •~ CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION EXECUTIVE SUMMARY 10/5/00 12/15/00 12/27/00 12/28/00 12/2U00 The applicant has requested Design Review approval to demolish the existing 3,855 square foot, single story residence with a 1,198 square foot basement, and construct a new 6,393 square foot, single story residence. The maximum height of the residence will be 24 feet. The site is 62,291 square feet and is locatedwithin an R-1-40,000 zoning district. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 048. ATTACHMENTS 1. Staff Analysis 2. Resolution DR-00-048 3. Arborist Report dated October 18,2000 4. Plans, Exhibit "A" • • • ~00~~2 File No. DR-00-048;19051 Austin Way STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: Residential -Very Low Density MEASURE G: Not applicable PARCEL SIZE: 62,291 sq. ft. AVERAGE SITE SLOPE: 5% GRADING REQUIRED: There is no grading proposed for this project MATERIALS AND COLORS PROPOSED: Exterior finish will be beige stucco with light beige trim and stone veneer accents. Roofing will be a brown simulated slate tile. Color and material samples will be available at the public hearing. Proposal Code Requirement/ Allowance Lot Coverage: 17% 35% Floor Area: Living area 5,656 sq. ft. 6,408 sq. ft. Garage 737 sq. ft. TOTAL 6,393 sq. ft. Setbacks: Front 76 ft. 30 ft. Rear 140 ft. 50 ft. Left Side 54 ft. 20 ft. Right Side 36 ft. 20 ft. Height: Residence 24 ft. 26 ft. • P ~PlanningiMarldPCStaHReports~DR-00.048- ONG.doc 000003 File No. DR-00-048;19051 Austin Way PROJECT DISCUSSION Design Review The applicant has requested Design Review approval to demolish the existing 3,855 square foot, single story residence with a 1,198 square foot basement, and construct a new 6,393 square foot, single story residence. The maximum height of the residence will be 24 feet. The site is 62,291 square feet and islocatedwithin an R-1-40,000 zoning Staff finds that the project can be supported. The rooflines are well articulated and the placement of the residence is sensitive to the adjacent residences, as well as the natural environment. Staff has recommended that the entry element be lowered approximately 3 feet to reflect a more single story entry element to reduce the effect of bulk and mass. Staff feels that the materials board is compatible with the surrounding neighborhood. The project has undergone one design iteration per the City Arborist recommendations to preserve as many trees as possible. The footprint change also removes the structure Ear enough from tree #3(Canary Island Date Palm) so that it may be retained. C~ There was concern from an adjacent neighbor, the Keebles regarding access to the property from highway 9 rather than the shared, narrow right of way that exists. Upon consultation with the City Public Works Department it was determined that the City policy is not to allow encroachment onto major arterials when there is another access available. Beyond that, Highway 9 is a Caltrans maintained right of way and they would not allow the encroachment due to the property having a safer access on the existing road. The City Arborist, the Public Works Department, and the Saratoga Fire District have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached two-car garage. Grading No grading is proposed Geotechnical Review This application did not require review by the City Geologist due to the stability of the site. • P:~Plannin~Mark~PC Stall Rcporrs~DR-00-048- ONG.doc O OOOO".! File No. DR-00-048;19051 Austin Way Trees The City Arborist report dated 10/18/00 (attached) contains recommendations for the protection of existing trees on the site. There are 27 trees on the property potentially at risk of damage by construction, with the removal of 8. The report contains recommendations for the restoration and protection of the health of all trees on site. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Fireplaces The plans clearly indicate that only one wood-burning fireplace will be constructed in the new residence. There will also be 2gas-burning fireplace. There are 3 chimneys proposed Correspondence There has been one letter from an adjacent neighbor the Keebles requesting access to the property from Highway 9 due to concerns of tree protection and noise from large vehicles using the narrow access road. Conclusion The proposed residence is designed to conform to the policies set forth in the City's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minimize the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 048. • P:~Plannin~lNatk~PC Stall Repocts~DR-00.048.ONG.doc 0 0 0O O~ T~IIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK i ooooos APPROVAL OF RESOLUTION NO. DR-00-048 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA ONG;19051 Austin Way WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 6,393 square foot residence with a 1,198 square foot basement on a 62,291 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence will be partially screened from existing residences by mature vegetation. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minim~ing tree and soil removal; grade changes will be minimised and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that there is no grading proposed for the development and only 8 trees are proposed to be removed. The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will minimize the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment and the structure's design is similar in scale, size and style to the other residences within this area. • ~~0~~~ File No. DR-00-048;19051 Austin Way The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEttEFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of DR-00-048; ONG for Design Review approval be and the same is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit °A", incorporated by reference. 2. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following: i. The plans shall show only one wood burning fireplace ii. The cross sections shall be stamped by the architect showing that no interior height exceeds 15 feet. iii. All recommendations of the City Arborist shall be followed and incorporated into the plans. iv. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. v. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks are per the approved plans P ~Planning~Mark~PC SraHRepocts~DR-00-04& ONG.doc OOOOOQ File No. DR-00-048;19051 Austin Way 3. No Ordinance-size tree shall be removed (with the exception of #'s 2,5,6,7,8,9,10 and 11) without first obtaining a Tree Removal Permit. 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. 5. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report dated October 18,2000 shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. b. Five (5) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with separate notes "to remain in place throughout construction." "to remain in place during demolition". The fencing shall be inspected by staff prior to issuance of a Building Permit. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. d. A revised landscape plan shall be submitted prior to issuance of a Zoning Clearance showing locations of the all native replacement trees. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $18,417pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 9. Prior to Final Occupancy approval, appropriate sized native trees shall be planted as replacements for trees any trees removed. All 48-inch box trees shall have a diameter of no less than 4 inches, all 36-inch box trees shall have a trunk diameter of no less than 3-inches, all 24-inch box trees shall have a trunk diameter of no less than 2-inches. Diameters are measured 1 foot above grade. • P:\Planning\Mark~PC Staff Reports~DR-00.048- ONG.doc O oOOO/ File No. DR-00-048;19051 Austin Way 10. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 11. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. 12. A project arborist certified by the International Society of Arboriculture shall be retained to (1) provide on site supervision during key aspects of construction of the residence and driveway for the purpose of preventing or minimizing damage to trees; and (2) provide regular written progress reports to the City of these supervision functions as they occur. FIRE PROTECTION DISTRICT 13. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. 14. Early Warring Fire Alarm System shall be installed and maintained in accordance with the provisions of the City of Saratoga Code-Article 16-60. 15. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 16. Automatic s rinklers shall be installed in the newl constructed ara e 2 heads P Y g g ( per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. 17. Automatic sprinklers are required for the new residence. A 4-head calculated sprinkler system is required. Documentation of the proposed installation and all calculations shall be submitted to the Fire District for approval. The sprinkler system shall be installed by a licensed contractor. 18. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the roadway fronting the property, and should contrast with their background. 19. Portions of the structure are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on site fire hydrant OR, provide an approved fire sprinkler system throughout all portions of the building. • P ~Planning~Mark~PC Staff Reports~DR-00-048- ONG.dac n OOOlU File No. DR-00-048;19051 Austin Way CITY ATTORNEY 20. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 21. Noncompliance with any of the conditions of this, permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 10~' day of January 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: • Chair, Planning Commission ATTEST: Secretary, Planning Commission P:~Plannin~MadAPC StaHReports~DR-oo-o48.ONG.d« 000011 • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • ~~ 000012 BARRIE D. r ATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 D N 0 V 0 ~ 2000 CITY OF SARATOGA A REVIEW OF THE LATEST ITERATION OF THE EFt3'1~ ExvIRONMENT THE ONG HOME AT 19051 AUSTIN WAY SARATOGA Prepared at the Request of Community Planning Dept. Mark Connelly City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 Site Visit by: Barrie D. Coate Consulting Arborist October l 8, 2000 Plan Received: 10/12/00 Plan Due: 11/7/00 Job #06-00-144A • 000013 A REVIEW OF THE LATES" RATION OF THE PLAN FOR THE ONG HOME AT 19051 r._~rIN WAY SARATOGA Assignment 1 was asked by Mark Connelly, Planner, City of Saratoga, to review the latest plan for the Ong Residence which is dated October 2, 2000.Our previous report on this property was dated June 15, 2000. Summary The latest plan would remove trees # 2, 5, 6, 7, 8, 9, 10, and 11 due to building location. Most of these would have been removed with the old plan as well. The new building design removes the structure far enough from tree #3 that it could be retained, where previously it would have been removed. Construction distance from tree #1 is insufficient by a considerable amount. Construction distance from tree #4 is slightly insufficient but probably does not cause a life threatening result. Considering the relationship between the trees on site and the planned demolition and construction I have added eleven trees to the inventory from that offered in our June 15 report due to potential impact on them by the demolition process. Recommendations 1. I suggest that fencing be installed precisely as shown on the enclosed plan before any demolition or construction begin. The fences must be of S-foot tall chainlink fencing on 2-inch steel posts driven at least l 8-inches into the ground. Note that the dash and dotted lines represent demolition period fencing and that the broader dashed lines represent construction period fencing. An inspection of this fencing should be made before demolition begins and before construction begins. Note that in some locations fences are in the same place, meaning that individual fence must be installed before demolition begins and remain in place through construction. 2. The building portion within 20 feet of tree # 1 must be either on pier and grade beam foundation design with no excavation beneath the trees canopy for crawl space or of a foundation with excavation of no greater than 6-inches of depth. If this design is used this foundation must be hand dug and roots of 3-inch diameter or larger must not be cut. If roots of 3-inches or larger are encountered the foundation must be poured around them with a 6-inch pad of styrofoam surrounding the root for protection. Prepared br. Burk D. Corte, Coesultiag Arborist October 18, 2000 ~0~~~~ A REVIEW OF THE LATES SRATION OF THE PLAN FOR THE ONG HOME AT 1!051 wuSTIN WAY SARATOGA • • 3. Since no service entrance locations are shown on this plan, all service entrances must be identified and shown before permits are issued. This includes any additional sewer, water, electrical or TV trenching entering the property. Any subsequent mainline or lateral line trenching for irrigation must be planned outside the canopies of existing retained trees. Construction Conflict Cost Trees which would be removed by implementation by this plan are trees #2, 5, 6, 7, 8, 9, 10 and 11. Those trees are valued at $14,823 (tree #2 is smaller than 12-inch diameter at 2 feet). Trees most vulnerable to damage by either demolition or construction include trees # 1, l 3, 14, 15, 16, 17, 22, 25, (valued at $48,680) for which a 30% bond ($14,604) should be requested. Trees which may be damaged but are more easily protected include trees #12, 18, 21, 23, 24, 26, and 27 (valued at $38,125) a 10% bond should be adequate ($3,813). In my opinion, if trees # 19 and 20 (valued at $3,554) needed to be removed that would not be a great loss because they are such poor specimens. Respectf ly submitt~, • .6/ B 'D. Coate BDC/sl Co-~ Enclosures: Tree Data Accumulation Charts Map Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies Prcpared bp: Bank D. 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II ava .ol• 1 ~ e.a37.9~ C T .OI • y Y o 37 .i ~ 1 N 0 Id.pl o ~ I rid7]••1 ~~ ~ \ \ B • C ` .01 • Uvd 37 .01 • ` t~~ ~ J O Jvo .9' ~ ~ ri 37.7 ~ _~ i ` \\ \]wld A~• I \\ / riC] A~• \~ ~ ~ a ).B' \ \ ,Iw .9-C~ I aw.9• w.2t• I \ / ]NI .01 Z ~w .910 7.la .d' II ~ ', o ~~ •a1~ultxoldd~ a~ ~ ""~~• i, ~~ suotl~aol aa.zl pug suo?suauliP iid )~e.Y• \ •s~qa uol lEni~na o~ puodsauoa siaqulnu aa.~~ I I di~•ht-00-90# qo 1SI21Ogbd JNI1lT1SNOJ OOOZ `8i aago~O 31!/4 1Nd1~T1SNOJ lb'2f1111T1Jll21OH •idao ~u!uue~d `eSo~E~eS3o ~!O 'so e so ' :~o~ paleda~d ~ 0 d ££056 b J peob ~!uauanS S£S£Z ,CeM u~~snd (OS61 1E awoH pup aye sa~e!aossy ~ • l03 ue~d ay~~o uo~ae~a;~ 3sale'I aya~}o n~a~na~ d a~eo~ Q auaeg 00001 BARRIE D. ^.OATE and ASSO~.IATES Horticultural Consultants 408-353-1052 23535 Summit Road, Los Gatos, CA 95030 TREE PROTECTION BEFORE, DURING, AND AFTER CONSTRUCTION These are general recommendations And may be superseded by site-specific instructions BEFORE Plan location oftrenching to avoid all possible cuts beneath tree canopies. This includes trenches for utilities, imgation lines, cable TV and roof drains. Plan construction period fence locations which will prevent equipment travel or material storage beneath tree canopies. Install fences before any construction related equipment is allowed on site. This includes pickup trucks. Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the document. Prune any tree parts, which conflict with construction betwean August and January. Except for Pines which may be pruned between October-January. Only an ISA certified arborist, using ISA pruning instructions maybe used for his work. If limbs are in conflict with the construction equipmert before the certified arborist is on-site, carpenters may cut off offending parts of 6" diameter or less, leaving an 18" long stub, which should be recut later by the arborist. Under no circumstances may any party remove more than 30% of a trees foliage, or prune so that an unbalanced canopy is created. DURING _ Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until all contractors and subcontractors, including painters are gone. Clear root collars of retained trees enough to leave S-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-0ctober). Apply 10 gallons of water par 1" of trunk diameter (measured at 4 %Z') once per 2 week period by soaker hose. Apply water at the dripline, or adjacent to construction not around the trunk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic may be used. AFTER Irrigate monthly with 10 gallons of water per 1" of trunk diameter with a soaker hose, placed just inside the dripline. Continue until 8" of rain has fallen. Avoid cutting irrigation trenches beneath tree canopies. Avoid rototilling beneath tree canopies since that will destroy the small surface roots which absorb water. Avoid installation of turf or other frequently irrigated plartts beneath tree canopies. 0030020 C ^ • o ~ c o ~ ,~ U ~ C a ~ _a ~yy ~ O a 0 Q •° a a~ ° ~, ~ a a~ t = c ~ o .r ~ ~. C U O O O ~ N ~ ~ N y p ~ ~ O U o~ ~v b1 .J •U ~ ~ N G4 ~ ~ ~~ ~ •.~ s~ ~ U ;J ~ :~J ~ ;, 0 N • a "''~ o ~, ~ ~, ~ < t^ r. .,< 7 N _V~n o ~ _~ a ~~ '~ .. .% U ' ~ ~ ;~ ° ~ ~.~ ., , = C V ~ n `^ o U ' r~. Q ~ Q N ~ C ~ S Ji+~~ 1/~ ~~ ~ f ~~ ~ (( C .. v 7 '~.'~~~ 1 "~ ` Q O O ~'~~~ ~~ = V d C O O1 C ~ g ~ E ~.~~~ ~~ ~~ 0 .52 2 ~~ ~ ~ avi ao ~ co c.a a~yo ~ ._ cr cN 7 2 t ~ ~ N p> ~ ~ ,a 5 ~~~~ ~ CD ~___ :- ~'1 ;4, ~ __ __' // o r. ` .~ ~ ` L ro a~ c ~ u v ~ •~ O c Y+ u ~v ~. a~ 3 a0i a ~ ~ w w O G u O 1. O v 3 of u cv ' y O .~ -~ c d d a cc .r .o .L .Y o •-+ ~ Rf 3 cU C ffl L (~ 01 .-i - U) U 61 q Q1 .-~ -. 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Block, Senior Planner I Y Y (3 Date: January 10, 2001 APN: 386-35-069 Department Head: ', ~ • • 000001 11Uj3 Miller Avenue CASE HISTORY Application filed: Application complete Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION EXECUTIVE SUMMARY 09/29/00 12/01/00 12/27/00 12/28/00 12/21/00 The applicant is requesting a Use Permit and Design Review approval to demolish an existing 2,568 square foot, single story Church of the Ascension parish office building and construction of a new approximately 3,000 square foot, single story office building in the same location. Additionally, six parking spaces are being added to the church office parking area. Two temporary modular office units have been requested south of the church sanctuary and 4S feet north of Ascension Drive. They will be removed following construction of the new church office. The site is 7.24 acres and is zoned R-1-10,000. STAFF RECOMMENDATION Approve the Use Permit and Design Review applications with conditions by adopting Resolutions UP-00-014 and DR-00-053. ATTACHMENTS 1. Staff Analysis 2. Resolutions UP-00-014 and DR-00-053 3. Arborist Report dated October 11, 2000 4. Temporary mobile office elevations 5. Plans, Exhibit "A" • 000002 File No. UP-00-014 Est DR-00-053;12033 Miller Avenue • U STAFF ANALYSIS ZONING: R-1-10,000 GENERAL PLAN DESIGNATION: Quasi-Public Facility (QPF) MEASURE G: Not applicable SITE SIZE: 7.235 acres (net) AVERAGE SITE SLOPE: 1 GRADING REQUIRED: There is no grading proposed for this project. MATERIALS: Light brown split face block walls with wood and stucco detailing and a composition shingles roof. Material and color samples will be available at the hearing. Proposal Lot Coverage: Floor Area: Setbacks: Height: Church Office Front Rear Left Side Right Side 57.9% 2,568 sq. ft. (Existing) 2,978 sq. ft. (Proposed) 75ft. 130ft 40ft. 30ft. 19 ft. ' Through the Use Permit process the Planning Commission may grant up to 30 feet P:~Planning~PhiMC Staff Reporrs~1233 Mi1lerAve Church Ascension UP-DR 1.10.Ol.doc Code Requirement/ Allowance 60% Determined by Use Permit process 25 ft. 25 ft. loft. l0 ft. 26 ft.1 000003 File No. UP-00-014 &t DR-00-053;12033 Miller Avenue PROJECT DISCUSSION The applicant is requesting Use Permit and Design Review approval to demolish an existing single story 2,568 square foot parish office and replace it with a new one-story 2,978 square foot church office building in the same location. The new building would be 410 square feet larger than the existing one. The total existing building area, which includes a 12,160 square foot multi-use building, 17,700 square foot church sanctuary and a 200 square foot storage building totals 30,423 square feet. The office is near the southwest corner of Prospect and Miller Avenues. The office parking lot has access from Miller Avenue. Six new parking spaces are proposed. Additionally, six parking spaces are being added to the church office parking area. Two temporary modular office units have been requested south of the church sanctuary and 45 feet north of Ascension Drive. They will be removed following construction of the new church office. Planning Commission review of the Use Permit application provides the opportunity to make sure the proposal is an appropriate use and an opportunity to place appropriate conditions on the proposed new office. The Design Review, in conjunction with the Use Permit application, allows the Planning Commission to insure that the proposed design is appropriate and sensitive to the adjacent single-family residential neighborhood. Use Permit Use Permit approval is required for any institutional facility within a residential zoning district. This proposal meets all those requirements, and can be approved through the Use Permit process. Staff feels that all of the Use Permit findings can be made in that: ^ The proposed location of the new and slightly enlarged church office is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located; and ^ That the proposed location of the parish office and the conditions under which it will be operated and maintained will not be detrimental to public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and that the proposed use will comply with each of the provisions of the Zoning Ordinance. ^ The church office will comply with each of the applicable conditions of the Zoning Ordinance. Design Review The proposed new and slightly enlarged parish office is designed to integrate into both the neighborhood and the church complex landscaping. The proposed offices design and P:~PlanningiPhil~PC Stall Reports~1233 MillerAve Chutch Ascension UP-DR 1.10.01.doc O O0 O O /~ File No. UP-00-014 Est DR-00-053;12033 Miller Avenue building materials are consistent with and tie in well with the existing church complex architecture. Rooflines are articulated and appropriate building detailing are proposed. Trees and other landscaping serve to screen the site from adjacent residential properties. However, the proposed expansion of the church parking area to include six additional parking spaces eliminates two hedges that presently help screen the parking area. Staff has included a condition that requires that a landscape plan be prepared for this area. The applicant has also requested to temporarily utilize two 12 foot x 60 foot mobile offices during construction of the new church office. The 14-foot high portable units are proposed to be located south of the church sanctuary and 45 feet north of Ascension Drive and will be removed upon completion of the church replacement office. The church will be without on-site offices during construction of the new parish office unless portable ones are authorized. Staff feels that all of the Design Review findings can be made in that: ^ The height, elevations and placement on the site of the proposed new office will avoid unreasonable interference with views and privacy, in that the design and placement of the building is such that it will not impinge upon the views or privacy of neighboring properties. ^ The natural landscape will be preserved insofar as practicable as the new office follows the natural contours of the site and no trees will be removed by this proposal; there will be no grade changes. ^ The proposed office minim~es the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates wood and stone and other architectural elements. ^ The office will be compatible in terms. of bulk and height with existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and the natural environment; in that the design of the church is sensitive to the natural environment and the topography and vegetation serve to screen the building from adjacent properties. Grading No grading is proposed. Geotechnical Review This application did not require review by the City Geologist due to the stability of the site. Trees • P:~Planning~PhihPC Sraff Reportsu233 MillerAve Chun:h Ascension UP-DR 1.10.Ol.doc O OO O O C File No. UP-00-014 &r DR-00-053;12033 Miller Avenue The Ciry's Arborist report contained recommendations for the protection of existing trees on the site. This proposal exposes nine trees to some level of risk by construction. No trees are to be removed by implementation of this design, and no trees would be severely damaged provided all of the mitigation suggestions are followed. Procedures are suggested to mitigate the damage that would be expected. All of the Arborist's recommendations have been made conditions of approval in the attached resolutions. Conclusion Staff feels that the project has been designed to satisfy all standards and guidelines of the City's Zoning Ordinance and General Plan. All requirements and conditions of commenting agencies have been incorporated in the attached Resolutions. STAFF RECOMMENDATION Approve the Use Permit and Design Review applications by adopting Resolutions UP-00- 014 and DR-00-053. • P:~Planning~PhiAPC Staff ReportsU233 MillerAve Church Ascension UP-DR 1.10.Ol.doc 0 O OOO APPROVAL OF RESOLUTION NO. UP-00-014 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA CHURCH OF ASCENSION: 12033 MILLER AVENUE WHEREAS, the City of Saratoga Planning Commission has received an application for Use Permit approval to replace an existing parish office with a new slightly larger office for the church WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEREAS, the applicant has met the burden of proof required to support said application for Use Permit approval, and the following findings have been determined: ^ That the proposed new church office is in accord with the objectives of the Zoning Ordinance and the purpose of the district in which it is located in that it is a conditionally permitted use that will not increase existing traffic or other impacts. ^ That the proposed church office and the conditions under which it would be operated will not be detrimental to the public health, safety, or welfare, nor materially injurious to properties or improvements in the vicinity, in that the church complex has been at the same location for many years and the new office building will not substantially change the existing conditions. That the proposed new church office complies with each of the applicable provisions of the Zoning Ordinance in that the location, height, size and use proposed is conditionally permitted in this zoning district. NOW, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of this matter, the application of the Church of the Ascension for Use Permit approval be and the same is hereby granted subject to the following conditions: 1. The new church office shall be constructed as shown on Exhibit "A", incorporated by reference. 2. All conditions of DR-00-014 shall be adhered to. 3. The two 12 foot x 60 foot temporary mobile offices shall be removed immediately at the time of occupancy of the new church office. The temporary mobile offices shall ~~~0~~ File No. UP-00-014 ~¢ DR-00-053,12033 Miller Avenue be located as on the topography exhibit (Sheet A-5 of Exhibit A). 4. The Planning Commission shall retain continuing jurisdiction over the Use Permit and may, at any time, modify, delete, or impose any new conditions of the permit to preserve the public health, safety, and welfare. Applicant agrees to hold the City harmless from-all costs and expenses, including attorney's fees, incurred by the City or held to be the .liability of the City in connection with the City's defense of its actions in any proceeding brought in any State or Federal court, challenging the City's action with respect to the applicant's project. 6. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this Ciry per each day of the violation. Section 2. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 3. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. • P:~Planning~PhiI~PC Staff Repocts~1233 MillcrAve Chutch Ascension UP-DR 1.10.Ol.doc 0 0 0 O Ov File No. UP-00-014 &t DR-00-053,12033 Miller Avenue PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 10`h day of January 2000 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission = 000009 P:~PlanningiPhil~PC Staff ReportsU233 Mi1lerAve Church Ascension UP-DR 1.]O.Ol.doc • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • 000010 APPROVAL OF RESOLUTION NO. DR-00-053 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA CHURCH OF THE ASCENSION: 12033 MILLER AVENUE WHEREAS, the Ciry of Saratoga Planning Commission has received an application for Design Review approval to replace an existing church office with a slightly expanded one; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e«dence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed church office, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) communit}~ «ew sheds, will avoid unreasonable interference with views and privacy, in that the design and placement of the addition is such that it will not impinge upon the views or privacy of neighboring properties. ^ The natural landscape will be preserved insofar as racticable b desi P Y ~g structures to follow the natural contours of the site and minimizing tree and soil removal; any grade changes will be minimized and will be in keeping with the general appearance of neighboring areas. The proposed new church in relation to structures on adjacent lots, and to the surrounding region, will minimize the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minimize the perception of bulk and integrate the office and slightly enlarged parking lot into the surrounding environment and the structure's design is similar in scale, size and style to homes within this residential area. • -- 000011 File No. UP-00-014- &t DR-00-053,12033 Miller Avenue The office will be compatible in terms of bulk and height with (i) existing residential structures within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy in that the design of the structure is sensitive to the natural environment and the height of the Office is compatible with surrounding residences in the neighborhood. ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. The proposed office will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of Church of the Ascension for Design Review approval be and the same is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed per Exhibit "A", incorporated by reference. ?. All of the conditions of UP-00-014 shall be adhered to. 3. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page. i. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor verifying size and slope of lot, as well as proposed floor area and cross sections. ii. Cross sections shall call out the height of the structure as measured from existing grade. Maximum height of the structure shall be 30 feet from existing grade. • .- .- 000012 P:\PlanningiPM1\PC Staff Reports\I233 M illerAvc Church Ascension UP-DR 1.10.Ol.doc _, ,, r File No. UP-00-014- ~ DR-00-053,12033 Miller Avenue iii. The site plan shall contain a note with the following language: "Prior to foundation inspection by the Ciry, the RCE or LLS of record shall pro~~ide a written certification that all building setbacks are per the approved plans." b. Four (4) sets of complete grading plans incorporating this Resolution as a separate plan page. All applicable recommendations of the City Arborist shall be shown on the grading plans. 5. All recommendations of the City Arborist's Report dated October 11, 2000 shall be met. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site plans. b. Five (S) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with a note "to remain in place throughout construction." c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. d. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of $ 10,388 pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. e. If paving or pathways under the canopies of trees #4, 5, and 6 must be removed, the soil directly beneath the paving or the pathways must not be disturbed or damaged. Where removal of these hardscape features must be done under the canopies of the existing trees, the hardscape must be removed by hand. f. There must be no grading, trenching, or surface scraping beneath the driplines of retained trees either before or after construction. g. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, replacement trees having been planted, the bond shall be released. h. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. ~~- 000013 P:\Planning\PhihPC StalE Reportsu233 MillerAve Chutch Ascension UP-DR 1.10.Ol.doc File No. UP-00-014- Est DR-00-053,12033 Miller Avenue 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction-Best Management Practices shall be included on the plans. If all storm water cannot be retained on- site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. 7. Prior to final occupancy all landscaping shall be installed per the approved plan. CITY ATTORNEY 8. Applicant agrees to hold Ciry harmless from all costs and expenses, including attorney's fees, incurred by the Ciry or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 9. Noncompliance with any of the conditions of this permit shall constitute a ~~iolation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga Ciry Code, this Resolution shall become effective fifteen (15) days from the date of adoption. :: 000014 P:~Plannin~PhiI~PC StaHReports~1233 MillerAve Ghurch Ascension UP-DR I.lO.Ol.doc File No. UP-00-014- Est DR-00-053,12033 Miller Avenue PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of California, this 10`h day of January 2001 by the follov~ing roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission ~o00~.s P:U'IanningU'hiI~PC StaHRepotts~1233 MillerAve Chutch Ascension UP-DR I.lO.Ol.doc • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • ~~ ~~ 000016 . BARRIE D. COATS AND ASSOCIATES _ ~ , J ~ ~, . i~ Horticultural Consultants ~~ ' '` '` '~' r D (408) 353-1052 D L ~ ~ lu ~I ~ Fax (408) 353-1238 NO`S 1 `~' 2000 23535 Summit Rd. Los Gatos, CA 95033 CITT OF SAftATOGA COMML'NITI' EN~'IftOND1ENT TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SARATOGA Prepared at the Request of: Community Planning Department City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 Site Visit by: Michael L. Bench Consulting Arborist October 1 1, 2000 Job # 10-00-251 Plan Received: October 5, 2000 Plan Due: October 30, 2000 00001'7 TREE SURVEY AND PRESERVA i iUN RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SA RATOGA Assignment At the request of Mark Connolly, Planning Department, Citv of Saratoga this report re~'iews the proposal to demolish the existing parish office and to construct a nee{ parish office in the context of potential damage to or the removal of existing trees at the C hurch of Ascension, 12033 Miller Street, Saratoga. This report further provides information about the health and structure of the trees on site, and makes recommendations ~~~hich will help to prevent significant decline. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed construction are accurately presented on the plans provided. Sunrman~ This proposal exposes nine trees to some level of risk by construction. No trees are to be removed by implementation of this design, and no trees would he severely damaged provided all of the mitigation suggestions are followed. Procedures are suggested to mitigate the damage that would be expected. A bond equal to 15°'o the value of the retained trees is suggested in accordance ~~~ith the levels of the expected risks. Obsen'ations There are nine trees on this site near proposed construction that are at risk of dama!~e b~ proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. Each tree has been tagged with a metallic label indicating its assigned number. T}ie nine trees are classified as follows: Tree # 1 southern magnolia (MuKnuliu ~,~runcliJluru) Trees #?, 3, 4, 5 coast live oak (Quercuc ugrifoliu) Tree #6 London Plane (Plutunus ucerif~~/iu) Tree #7 Douglas fir (Pseudc~tsugu men~ie.cii) Tree #8 California bay laurel (Umhe!/uluriu culif~rnicu) Tree #9 camphor (Cinnumumum cumrh~~ru) The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent -Poor) on data sheets that follow this text. This information is converted to a single descriptive rating indicating overall condition. This is intended to aid with planning. Exceptional Specimens ~ Fine Specimens i Fair Specimens 2,5,6,7,9 3,4,8 I 1 Exceptional specimens must be retained at any cost and whatever procedures are needed to retain them in their current condition must be used. • • • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 11, 2000 000018 TREE SURVEY AND PRESERVn..ON RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SARATOGA Fine specimens must be retained if possible but without major design revisions. Miti~atlon procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. Fair specimens are worth retaining but again without major design revisions. Mitigation must prevent further decline. Impact of Construction The majority of the trees may be exposed to some level of risk of damage by demolition of the existing parish building; of the demolition or relocation of the existing storage building; of demolition of the existing driveway and pathways located near the adjacent existing parish. Many of these trees may also be exposed to risk of damage by construction oI~ the ne~~ parish; by trenching for new utilities; by construction of new pathways; by reconstruction of the driveway; or by new landscaping. The primary risk, in all cases, is the possibilities for root damage, either by root severing during grading, or by soil compaction. There are several fine large additional trees on site, especially in the open space area toward the south of the proposed construction, that may be subjected to root damage iI~ no designated access for construction equipment is defined. In addition to the specific risks noted, the retained trees may be subjected to one or more of the following damaging events that are common to construction sites: 1. The stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortar, concrete, etc.) under the canopies. ~. The construction traffic, including foot traffic across the root systems, and the parking of vehicles or construction equipment under the canopies. ~}. The excavations for foundation or for other construction adjacent to trees. 5. The trenching across root zones for new utilities or for landscape irrigation. 6. The I,~rading of the surface soil resulting in the removal of quantities of absorbing root tips. 7. Broken branches or bark injuries as a result of construction equipment passing too close. 8. Landscaping, including incompatible plant species, trenching across tree root zones for irrigation, excessive soil disturbance of tree root zones; grading to create contours, etc. Virtually any landscape feature inside a tree's root zone results in a percentage of root damage. If the percentage is significant the affected trees will decline or die. • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 11, 2000 OODU19 TREE SURVEI' AND PRESERVATION RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SARATOGA Recommendations The following mitigation suggestions are intended to reduce the exrtent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survi~ al without decline. If any changes to these plans occur during construction, the following ma.' require alteration. If paving or pathways under the canopies of trees # 4, 5, and 6 must be removed. a. The soil directly beneath the paving or the pathways must not be disturbed or damaged because of the likelihood that significant quantities of absorbing roots may be killed. Where removal of these hardscape features must be done under the canopies of the existing trees, the hardscape must be removed by hand. b. The soil directly beneath the paving or the pathways must not be allowed to dry out following demolition because of the likelihood of the death of absorbing roots. 3 full inches of wood chips must be immediately spread over the soil in the areas previously occupied by paving or concrete and must be thoroughly wet down. These areas must be kept moist throughout construction. ?. 1 suggest that construction period fencing be provided and located as noted on the attached map. Fencing must be of chainlink a minimum height of 5 feet, mounted on steel posts driven 18-inches into the ground. Fencing must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. if new trenches must be installed, trenches for any utilities (gas, water, phone, TV cable, etc.) must be located outside the driplines of retained trees unless specifically indicated on the enclosed plan. For any tree where this cannot be achieved, I suggest that our office be consulted. A 2-foot section of each trench adjacent to any tree must be left exposed for inspections by the city arborist. -I. There must. be no grading, trenching, or surface scraping beneath the driplines of retained trees, (either before or after the construction period fencing is installed or removed). Where this may conflict with drainage or other requirements our office must be consulted. ~. If the existing irrigation system will be shut off during any portion of the construction period, supplemental irrigation must be provided to retained trees during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter every two weeks throughout the construction period. 6. Spread a full 3-inch layer of coarse wood chips over the entire root zone exposed to construction activity to trees #6. Spreading must be done by hand. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 11, 2000 000020 __ .., - ~. TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SARATOGA -~ 7. Excavated soil may not be piled or dumped (even temporarily) under the canopies of trees. Loose soil must not be allowed to slide down slope to cover the root collars of~ retained trees. If this occurs, the soil must be excavated by hand to the original grade and may require a retaining wall (dried laid stones, such as cobbles or rip rap set ~~-ithout a footing) to prevent further soil encroachment. Anv pruning must be done by an ISA Certified Arborist and according to ISA Western Chapter Standards. 9. Landscape pathways and other amenities that are constructed under the canopies of trees must be constructed completely on-grade without excavation. 9. Landscape imgation trenches, which cross a root zone, and/or excavations for anv other landscape features must be no closer to a trunk than 15 times the trunk diameter from tree trunks. However, radial trenches may be made if the trenches reach no closer than ~ times the trunk diameter to any tree's trunk, if the spokes of'such a design are no closer than 10 feet apart at the perimeter of the canopy. 10. If the storage building is moved and if any part of this area is planned to be converted to parking, trees #4 and 5 may be severely damaged if not destroyed b}' grading and construction should this occur. I suggest that our office review any plans (if anv) to reconstruct the parking lot or driveway prior to construction. 1 1. Materials or e ui ment must not be stored, stock filed, dum d, or buried on site. q P P Pe Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. slue Assessment The value of the trees are addressed according to ISA Standards, Seventh Edition, 1998. No trees are expected to be removed. The combined value of the trees surveyed is $69,258. I suggest a bond equal to 15°ro ($10,388) of the total value of the trees that will be retained to assure protection. Respectfully sub I , Michael L Bench, Associate BarriE`D. Coate, Principal MLB/sl Enclosures: Tree Data Accumulation Charts Map PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 11, 2000 000021 TREE SURVEY' AND PRESERVA~ iUN RECOMMENDATIONS AT THE CHURCH OF ASCENSION 12033 MILLER AVE. SARATOGA Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER.] ], 2000 OOOO~^ ~, N ~_ ~„ "J i r 'l, J I 'l, '/ I J L (e-~) ulaolad wnowaa I 9 ~ E ~VnOW3a ON3WW003a M N 7 ~ O ~ 7 ~ ~ ~ ~ m < ~ ~ is t0 N 7 ~ r ~ ~ E ---------------------------------------- ----° - c~i ~ ------- ai ~ ------- ~- - ~ - '------ m - ~ ------- r - > ------- co - > ~ d 2i3Z11112i3~ S033N ~ o F- ~ o ~ ~ w o ~ ea o ~ N w o ~ w 0 ~ ------- ------- (S-l) L131b'M S033N ° ~~ ~~ n n u (s-~) 3sr3sla atrl~o~ loos o m 0 ~ ~ ~ m ~ m o m d - - -------------------------- cs-~) a3a3no~ a~~o~ looa ------- ~ ------- ~ ~ - ~ ~ ~ o ---------------------------------------- -------- x x x x x x a m (s-~)~.d~3a ~INnal °i lS-t) DOOM Otf30 ~ ~ ~ N o v 0 ---------------------------------------- -------- N --_---_ O ---__-_ C'f ------- T ------- N ----___ m '^ m (S-t) 3SN3SI0 NMOaO 33LI1 vi ------- w ------- rn -------- w ------- w ------- es~ (S-l) S103SN1 ~~ ~~ ~~ ~~ ~~ ~~ (5't) AllilOlad `JNINnf1d ° ~ 0 0 0 .n o 0 rn 0 rn 0 0 ~ tt 03a33N S318d0 m ---------------------------------------- °----- c o ------- ~ ~ ------- c ------- °c ------- c ------- ac Z 1H`J13M-ON3 3nOW321 u u 0 u 0 u 0 u 0 u a c ---------------------------------------- -------- ------- X ------- X -------- x ------- x: ------- X ~ JNISI\la NMOaO U _______________________________________ Q E ' NOIlHaOlS3a NMOaO ~ rn r ao ~n N rn cp ~ ~ a ---------------------------------------- `JNINNIHl NM02i0 -'----- r~ ~.; ------- rn O ------- rn ~ ------° ~ O --°--- o N `'' ------- v ~ m ---------------------------------------- -------- v> --- w ------- w ------- u- ------- `JNINb'3l0 NMOaO ~~ ~~ ~~ ~~ u u (6-E) JNllb'a Oat1Zb'H o 0 0 rn ° --------------------------------------- -------- rn --- - rn m rn r c -° (Ol-Z) `JNIlb2! 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This includes trenches for utilities, irrigation lines, cable TV and roof drains. Plan construction period fence locations which will preveirt equipment travel or material storage beneath tree canopies. Install fences before any construction related equipment is allowed on site. This includes pickup trucks. -- Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the document. Prune any tree parts, which conflict with construction between August and January. Except for Pines which may be pruned between October-January. Only an ISA certified arborist, using ISA pruning instructions may be used for his work. If limbs are in conflict with the construction equipment before the certified arborist is on-site, carpenters may cut off offending parts of 6" diameter or less, leaving an 18" long stub, which should be recut later by the arborist. Under no circumstances may any party remove more than 30% of a trees foliage, or prune so that an unbalanced canopy is created. DURING Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until -all contractors and subcontractors, including painters are gone. Clear root collars of retained trees enough to leave 5-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-October). Apply 10 gallons of water per 1" of trunk diameter (measured at 4 ''/z') once per 2 week period by soaker hose. Apply water at the dripline, or adjacent to construction not around the trunk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic maybe used. AFTER Irrigate monthly with 10 gallons of water per 1" of trunk diameter with a soaker hose, placed just inside the dripline. Continue until 8" of rain has fallen. Avoid cutting irrigation trenches beneath tree canopies. Avoid rototilling beneath tree canopies since that will destroy the small surface roots which absorb water. _ Avoid installation of turf or other frequently irrigated plants beneath tree canopies. 000025 31 'Tree Survey And Preservation Recommendations Barrie D. Coate .; Er Associates At The Property Of the Church of the Ascension (408) 353-1052 _:::-~. 23535 Summit Road 12033 Miller Avenue Los Gatos, CA 95033 Prepared for: i City of Saratoga, Community Planning Department ~ ___ - -- --~-- - _' _:~ ~ - HORTICULTURAL CONSULTANT DATE: October 11, 2000 ~ - i CONSULTING ARBORIST SCALE: ma reduced -?': -{.,-' ~~ ~ ' Tree numbers correspond to evaluation charts. \ ~6~ ti (~ ~ ~ M ~ , ,;~~ ~~, ~ _ -~''_ ~ ~mensions and tree locations ~~r~' ~~1 c,~~ ~ ~ __ _ ' ~`' _ ~ All dt ~ / ~~,.. 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'`w CN ~ - _ C , - __ i _~. ,.I ~~ ~. iii', `~` I ~0 z I : ii: ~ ~ ~ ~, ~ ~ ~ z~ e ~. z I '. ~ o o g~ i z o ~ 4 ~ .r ~ ~ ~~~ ~ ~ ~ ~ ~~~ i ~~ ,,S t I 3 ~ / -~~ I 7 , ~ : < J4 ~ V ~ ~ ~ ~ ~ ~ ~F ~ , , ~v ~ a=z . _. ~ i , ~. : .. 11 __... _ ~ . ~ g ~~` ~ `~a _ - ..1, "~ ~' ~ r~~ r ~~ / . i / / ~ 8 . ~ !' 1 ~' ~ ~~ 1 •, t ~ u. ~1 ~ , Y ~gm~I 41.a. ~ ~ ~,. ~~ l ~ ~~ 4 . ''Y+ " ~ r . I ~~ ~. I i or_-~ m ~1C j~c.ll - -tT - ~. SL .I. ~ J ~ ~ ~FZ ~~- I C~ ~~: C: a ,. 1 V i I Ili _ __ Y9'~D ,. N ~ 1 1 ~m. ~_:. cam 6~= -- - - -'~l~te I -- ~! I -- - j'~n+ ¢3 \ i a ~- ~-... - It I i ll '. . - ~ ' i , ~ *I I . . ,~ ~ ~ ~ ~ v ~. { I Y ~ ~ d _ .--- I ~ : ~ sd = - 5 . 1 ~ ~ _. 1 , 4 N ~ ~ ~ ; I~ ~ ~ a ~ s , ~: l _ rc ` ~ ~ ~.. ~~ ~ 1 11~ ~~ _. _... ~- ` 1 \ ~ \c. ~ -~ 5~' ~ , j l: ..___~ ___" , • ~. ,~ J z m m z 0 a a • • • r t ~ ITEM 4 REPORT TO THE PLANNING COMMISSION Application No./Location: DR-00-049;19700 St. Charles Street Applicant/Owner: HUNTER Staff Planner: ~ Mark J. Connolly, Assistant Planner ~i`~v Date: January 10, 2001 APN: 517-08-024 Department Head: ~1 -{~' ~ • 000001 19700 St. Charles Street EXECUTIVE SUMMARY CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION 10/5/00 12/15/00 12/27/00 12/28/00 12/21/00 The applicant has requested Design Review approval to demolish the existing 1,437 square foot, single story residence with a 1,019 square foot basement, and construct a new 2,707 square foot, single story residence. The maximum height of the residence will be 22 feet. The site is 7,621 square feet and is located within an R-1-10,000 zoning district. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 049. ATTACHMENTS 1. Staff Analysis 2. Resolution DR-00-048 3. Arborist Report dated October 25,2000 4. Heritage Preservation Committee minutes dated 4/11/2000 5. Plans, Exhibit "A" • • • 000002 File No. DR-00-049;19700 St. Charles Street STAFF ANALYSIS ZONING: R-1-10,000 GENERAL PLAN DESIGNATION: Residential -Medium Density MEASURE G: Not applicable PARCEL SIZE: 7,621 sq. ft. AVERAGE SITE SLOPE: 4% GRADING REQUIRED: 506 cubic yards of cut, primarily for the basement, and 29 cubic yards of fill. MATERIALS AND COLORS PROPOSED: Exterior finish will be light green stucco and darker olive green trim, with rust/brown accents. Roofing will be slate gray tile. Color and material samples will be available at the public hearing. Proposal Code Requirement/ Allowance Lot Coverage: 38% 60% Floor Area: First Floor 1,437 sq. ft. 2,707 sq. ft. Second Floor 843 sq. ft. Garage 427 sq. ft. Basement (1,019) sq. ft. TOTAL 2,707 sq. ft. Setbacks:' Front ls` Story 28 ft. 25 ft. Front 2nd Story 30 ft. 29 ft. Rear ls` Story 38 ft. 10 ft. Rear 2nd Story 40 ft. 14 ft. North Side ls` Story 16 ft. 16 ft. North Side 2nd Story 21 ft. 20 ft. South Side ls` Story 8 ft. 8 ft. South Side 2nd Story 15 ft. 12 ft. Height: Residence 22 ft. 26 ft. 'Lot is substandard in both width and depth. Required width is 85' and 115' of depth. P:U'Ianning~Mark~PC Staff Reports~DR-00.049- Hunter.doc 000003 File No. DR-00-049;19700 St. Charles Street PROJECT DISCUSSION Design Review The applicant has requested Design Review approval to demolish the existing 1,437 square foot, single story residence with a 1,019 square foot basement, and construct a nev~~ 2,707 square foot, single story residence. The maximum height of the residence will be 22 feet. The site is 7,621 square feet and islocatedwithin an R-1-10,000 zoning district. Staff finds that the project can be supported. The rooflines are well articulated and 4 feet lower than the maximum for this zone district. The placement of the residence is sensitive to the adjacent residences, as well as the natural environment. Staff feels that the materials board is compatible with the surrounding neighborhood. The lot is substandard in both width and depth per the R-1-10,000 standards. In spite of the constrained nature of the site, the applicant has incorporated the 1S` and 2°d story setbacks to minimise privacy and solar shade impacts to the adjacent properties. Also, the parcel is located on a corner lot which helps reduce these impacts on the adjacent neighbors. ~~ The Heritage Preservation Committee reviewed the proposal in April 2000, and voted to approve the demolition of the existing historic St. Johns Episcopal Church. The commission noted that the structure had gone through numerous renovations over the years and added a condition that a plaque be posted on site to signify the historic site upon completion of new construction. The Ciry Arborist, the Public Works Department, and the Saratoga Fire District have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga Ciry Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached two-car garage. Grading 506 cubic yards of cut, primarily for the basement, and 29 cubic yards of fill is proposed. Geotechnical Review This application did not require review by the Ciry Geologist due to the stability of the site. • P:\Planning\Mark\PC Staff Reports\DR-00.049- Huntet.doc o o (~ o O File No. DR-00-049;19700 St. Charles Street Trees The City Arborist report dated 10/25/00 (attached) contains recommendations for the protection of existing trees on the site. There are 6 trees on the property potentially at risk of damage by construction, (1 exceptional, 1 fair, and 4 fine specimens). The Arborist concludes that damage to trees #3 and #6 may be too severe and may need to be removed, as well as tree #5 due to competition with other species. The report contains recommendations for the restoration and protection of the health of the rest of the trees on site. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Fireplaces The plans clearly indicate that only one wood-burning fireplace will be constructed in the new residence. There will also be lgas-burning fireplace. There are 2 chimneys proposed Correspondence There has been no correspondence received to date regarding this project. Conclusion The proposed residence is designed to conform to the policies set forth in the Ciry's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minimise the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 049. • P:\PlanningiMark\PCStaff Reports\DR-00-049- Huntecdoc O o 0 0 0 r~ ~J THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • p00006 APPROVAL OF RESOLUTION NO. DR-00-049 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA HUNTER; 14700 St. Charles~Street WHEREAS, the Ciry of Saratoga Planning Commission has received an application for Design Re~~ievt~ approval for the construction of a new 2,707 square foot residence ~~ith a 1,019 square foot basement on a 7,621 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present e~~idence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community ~~iew sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence is a corner lot, and will be partially screened from existing .residences by mature vegetation. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minimizing tree and soil removal; grade changes will be minimized and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas and in that the grading proposed for the development outside the basement is minimal, and at most 3 trees potentially will be removed with mitigated native replacements. The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will minim~e the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minimize the perception of bulk and integrate the residence into the surrounding environment in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment and the structure's design is similar in scale, size and style to the other residences within this area. r~ 000~0~ File No. DR-DO-049;19700 St Charles Street ^ The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energ}=. ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required b}' Section 15-45.055. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of DR-00-049; HUNTER for Design Review approval be and the same is hereby granted subject to the follov~~ing conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A", incorporated by reference. 2. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following: i. The plans shall show only one wood burning fireplace and 1 gas. ii. The cross sections shall be stamped by the architect showing that no interior height exceeds 15 feet. iii. All recommendations of the City Arborist shall be followed and incorporated into the plans. iv. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. v. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks are per the approved plans." ~0~0~8 P:1Planning~~tark~PC Sraff Reports~DR-00.049- Hunrer.doc File No. DR-00-049;19700 St. Charles Street 3. No Ordinance-size tree shall be removed (with the possible exception of trees #3, #~ and #6) without first obtaining a Tree Removal Permit. 4. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. ~. No structure shall be permitted in any easement. 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report dated October 18,2000 shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans including the Platform Buffer. b. Five (~) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with separate notes "to remain in place throughout construction." "To remain in place during demolition". Staff prior to issuance of a Building Permit shall inspect the fencing. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. d. A revised landscape plan shall be submitted prior to issuance of a Zoning Clearance showing locations of the all native replacement trees. Prior to issuance of a Building Permit, the applicant shall submit to the City, in a form acceptable to the Community Development Director, security in the amount of 35% of the total value of all retained trees pursuant to the report and recommendation by the City Arborist to guarantee the maintenance and preservation of trees on the subject site. 9. Prior to Final Occupancy approval, appropriate sized native trees shall be planted as replacements for trees any trees removed. If tree #3 cannot be retained All 48- inch box trees shall have a diameter of no less than 4 inches, all 36-inch box trees shall have a trunk diameter of no less than 3-inches, all 24-inch box trees shall have a trunk diameter of no less than 2-inches. Diameters are measured 1 foot above grade. P \PlanningV~tark\PC StallRepores\DR-00.049- Hunrer.doc 000009 File No. DR-00-049;19700 St. Charles Street 10. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon. a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 11. Any future landscaping shall be designed and installed in accordance «~ith the Arborist's recommendarions. 12. A project arborist certified by the International Society of Arboriculture shall be retained to (1) provide on site supervision during key aspects of construction of the residence and driveway for the purpose of preventing or minimising damage to trees; and (2) provide regular written progress reports to the Ciry of these supervision functions as they occur. FIRE PROTECTION DISTRICT 13. The roof covering shall be fire retardant, Uniform Building Code Class "A" prepared or built-up roofing. 14. Early Warning Fire Alarm System shall be installed and maintained in accordance with the provisions of the Ciry of Saratoga Code-Article 16-60. l~. Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the Fire District for approval. 16. Aut ~ omatic sprnklers shall be installed m the newly constructed garage (~ heads per stall). The designer/architect shall contact the San Jose Water Company to determine the size of service and meter needed to meet fire suppression and domestic requirements. 17. Automatic sprinklers are required for the new residence. A 4-head calculated sprinkler system is required. Documentation of the proposed installation and all calculations shall be submitted to the Fire District for approval. The sprinkler system shall be installed by a licensed contractor. 18. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the roadway fronting the property, and should contrast with their background. 19. All fire hydrants shall be located within S00' from the residence and deliver no less than 1,000 GPM of water for a sustained period of 2 hours. ~0~~~~ P:~I'lanningiiVlark~PC Staff Reports~DR-00-049- Hunter.doc File No. DR-00-049;19700 St. Charles Street CITY ATTORNEY 20. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the Ciry or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 21. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, Cite and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 10"~ day of January 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: • Secretary, Planning Commission P:\Planning\Mark\PC Staff Reporrs\DR-00-049- Hunter.doc 000011 • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • 000012 • BARRIE D. COATS AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 NOV 1 ry 2000 CITY OE SARATOGA COMMUNITY ENVIRONMENT TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY 14700 ST. CHARLES STREET SARATOGA Prepazed at the Request of: Community Planning Department Mark Connolly City of Saratoga 1.3777 Fruitvale Ave. Saratoga, CA 95070 • Site Visit by: Michael L. Bench Consulting Arborist October 25, 2000 Job # 10-00-263 Plan Received: 10-12-00 Plan Due: 11-7-00 000013 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY, IJ700 ST. CHARLES ST., SARATOGA Assignment At the request of the Community Planning Department, City of Saratoga, this report reviews tale proposal to demolish an existing home and to construct a new home with a basement in the context of potential damage to or the removal of existing trees: This report further provides information about the health and structure of the trees on site, and makes recommendations by which damage to the retained trees can be reduced to prevent decline. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed construction are accurately presented on the plans provided. Summary This proposal exposes six trees to some level of risk by construction. No trees are directly in conflict with proposed construction. However, the damage to tree #3 may be too severe to expect its survival. Removal of tree #5 is suggested because of competition. Replacements which equal the value of removed trees, are suggested. Procedures are suggested to mitigate the damage to retained trees that would be expected. A bond equal to 35% the value of the retained trees is suggested in accordance with the levels of the expected risks. Observations There are nine trees on this site but only six of these are lazge enough to be controlled by the city ordinance and are at risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. Each tree has been tagged with a metallic label with an assigned number. The six trees are classified as follows: Trees # l , 3, 4 valley oak (Quercus lobata) Tree #Z coast live oak (Quercus agrifolia) Tree #5 California bay laurel (Umbellularia californica) Tree #6 European olive (Ulea eurvpea) The health and structure of each specimen is rated on a scale of 1 to S (Excellent -Poor) on data sheets that follow this text. This information is converted to a single descriptive rating indicating overall condition. This is intended to aid with planning. Exce tional S ecimens Fine S ecimens Fair S ecimens 4 1,2 3,6 5 Exceptional specimens must be retained at any cost and whatever procedwes are needed to retain them in their current condition must be used. Fine specimens must be retained if possible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOB<:R 25, 2000 000014 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY,1J700 ST. CHARLES ST., SARATOGA Fair specimens are worth retaining but without major design revisions. Mitigation must prevent further decline. Tl•ees # 1-5 are species that are indigenous to this area, and it is a fairly safe assumption that these are all volunteers. Tree #5 the California bay laurel (Umbellu/aria californica) in Fair condition, has the capacity to overtake and shade out a sizable portion of the canopy of tree #4, a valley oak (Quercus lobata) in Exceptional condition. This would be highly detrimental to tree #4, which is much older than tree #5. It is my observation that the number of Exceptional Valley oak specimens in this area is relatively few. Further, the total number of valley oak specimens, whatever their condition, represents a small percentage of the total urban forest compared to coast live oak (Quercus agrifolia) and California bay laurel (Umbellularia californica) as well. Thus, in my opinion, an Exceptional valley oak must be preserved and maintained in exceptional condition if at all possible. If the valley oak exists adjacent to a potentially destructive species, which is the case here, I recommend the removal of the threat to the valley oak. For these reasons, I suggest the removal of tree #5 which has a value of one 24-inch boxed and one 15-gallon specimens, if replacements aze required. Impact of Construction The foundation of the new house is proposed approximately 5 feet from the root collar of tree #3. The footing for the foundation requires an excavation of 14-16 inches in depth, which would effectively destroy 30-40% of the root system on this side (south) of the tree. Bear in hind that tree #3 is a valley oak, a species (Quercus lobata) that is highly sensitive to root loss. • Although the wall of the pro osed basement is ro osed 5 feet further inside the footin of the P P P g proposed new house toward the south, the excavation for the basement wall will be much closer to tree #3 than the actual basement wall and will likely be near the location of the proposed footing of the house (i.e., approximately 5 feet from tree #3). All roots outside the face of the cut would be lost, and many of the larger roots between the face of the cut and the trunk of the tree lnay die if these roots aze allowed to dry out. To prevent desiccation of these roots they must be treated. However, this would depend on whether tree #3 would be retained. It appears that tree #3 would not survive on the basis of root damage alone. However, should there be an attempt to retain tree #3, the root loss is only part of the total damage that is expected. There would be additional losses to tree #3 by other features. The fact that a working space around the perimeter of the proposed house would be required for access, all of the trees # 1-4 would suffer some root loss as a result of soil compaction. Tree #3 would suffer the greatest root loss from this. It appears that tree #3 also may lose a percentage of its canopy because of the proposed two-story design. It appears that the combined losses to tree #3 would be too severe to expect its survival. Because of this trees location in relation to proposed construction features, very little can be done to mitigate the root severing or canopy losses. The risk of soil compaction can be mitigated, but this is the least risk of the three. Thus, if this plan is executed as proposed, I suggest that tree #3 be replaced. PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 25, 2000 000015 'TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY,14700 ST. CHARLES ST., SARATOGA The actual root losses to tree #3 may or may not be as great as I presently estimate, which is based on typical root growth patterns. If the soil on the south side of tree #3 were to be excavated with an air spade, which .does little harm to existing roots, the extent of root loss by proposed construction could be more accurately evaluated. Bear in mind that the expense of providing story poles or air spading may or may not yield a result which would favor the retention of tree #3. If the concrete retaining wall adjacent to tree #6, the European olive, were to be removed because of the resiliency of this species (Olea europea) this tree would likely survive in good condition provided the soil face were to be kept thoroughly moist following demolition of the wall. If new underground utilities will be installed, the locations of the trenches must not be left up to contractors or to the service providers if trees aze expected to survive without decline. The locations of trenches must be planned outside driplines prior to construction. Because of the fact that this is a small lot, the open spaces for the management of materials and equipment will be at a premium. The azeas under the canopies of trees #l-5 are at risk of soil compaction, which frequently results in significant root damage unless controlled. No drainage system is noted on the plans provided. Trenching for drainage may be highly damaging to trees # 1-5, especially tree #3. All of the retained trees would likely be subjected to one or more of the following damaging events that are common to construction sites: 1. This tree is at risk of absorbing root damage resulting from soil compaction during construction activity in its root zone. Trees commonly decline slowly after the stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortaz,,concrete, etc.) under the canopies. 3. The construction traffic, including foot traffic across the root systems, and the pazking of vehicles or construction equipment under the canopies under the canopies. 4. Demolition of the existing buildings, driveway, and pathways adjacent to trees resulting in bark injuries, broken branches, or root loss. 5. The excavations for foundation or for other construction adjacent to trees. 6. The trenching across root zones for new utilities or for landscape irrigation. 7. The grading of the surface soil resulting in the removal of quantities of absorbing root tips. 8. Broken branches or bark injuries as a result of construction equipment passing too close. • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER i5, 200(1 000016 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY, 14700 ST. CHARLES ST., SARATOGA 9. Landscaping, including incompatible plant species, trenching across tree root zones for irrigation, excessive soil disturbance of tree root zones, grading to create contours, etc. Virtually any landscape featwe inside a tree's root zone results in a percentage of root damage. If the percentage is significant the affected trees will decline or die. 4 Recommendations The following mitigation suggestions are intended to reduce the extent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survival without decline. If any changes to these plans occur during construction, the following may require alteration. 1. In an attempt to retain tree #3, I suggest that an air spade excavate the south side of the root zone between the root collar and the location of the proposed footing. Following excavation, the root system must be inspected by ow personnel to determine the feasibility of retaining tree #3. 2. If the root inspection after air spade excavation provides hope of retention of tree #3 I suggest that story poles be erected on the north side of the house so that ow personnel may evaluate the possible canopy loss by the two-story design. An alternative to Recommendations #1 and #2 would be simply to replace tree #3. However, tree #3 has a value of $9,054, which would be difficult to replace unless one or two large specimens were to be used as replacements on this small lot. 3. I suggest that construction period fencing be provided and located as noted on the attached • map. Fencing must be of chainlink a minimum height of 5 feet, mounted on steel posts driven 18-inches into the ground. Fencing must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. 4. A platform buffer2 must be placed between construction of the proposed footing of the house and the protective fence for root protection of trees # I, 2, 4, and 3 (if retained). A platform buffer consists of 4 full inches of coarse bark chips (shredded redwood is not acceptable for this propose due to its compressibility) be spread over the existing grade, which must immediately be covered by 1 inch plywood (full sheets), tied together, and secured to prevent slippage. This platform is sufficient for workers on foot using hand carried tools. This platfonn must cover the entire exposed root zone area adjacent to construction. 5. if a drainage system will be constructed, I suggest that the location of the trenches on the north side of the proposed house be reviewed by ow personnel. 6. There must be no grading, trenching, or surface scraping beneath the driplines of retained trees, (either before or after the construction period fencing is installed or removed) unless specifically indicated on the enclosed plan. Where this may conflict with drainage or other requirements, the city arborist must be consulted: 7. Trenches for any utilities (gas, water, telephone, TV cable, etc.) must be located outside the driplines of retained trees unless specifically indicated on the enclosed plan. For any tree ~ Aim L'xcavating Co., 415-509-4792, Urhan Trec Mnnngement ti50-321-0202 ~ Plutl'orm l3ufTiv Picture PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 25, 2000 OODU1'7 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY, 14700 STS CHARLES S'I'., SARATOGA 5 where this cannot be achieved, I suggest a project arborist be retained to determine acceptable locations. A 2-foot section of each trench adjacent to any tree must be left exposed for inspections by our personnel. 8. Supplemental irrigation must be provided to retained trees # l -4 during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter every two weeks throughout the construction period. 9. A full 3-inch layer of coarse wood chips be spread over the entire root zone of trees # 1-4. Spreading of the chips must be done by hand. 10. Excavated soil may not be piled or dumped (even temporarily) under the canopies of trees. 1 1. Any pruning must be done by an ISA certified arborist and according to ISA Western Chapter Standards. 12. Landscape pathways and other amenities that are constructed under the canopies of trees must be constructed completely on-grade without excavation. 13. Landscape irrigation trenches, which cross a root zone, and/or excavations for any other landscape features must be no closer to a trunk than 15 times the trunk diameter from tree trunks. However, radial trenches may be made if the trenches reach no closer than 5 times the trunk diameter to any tree's trunk, if the spokes of such a design are no closer than 10 feet apart at the perimeter of the canopy. 14. Sprinkler irrigation must be designed so that it does not strike the trunks of trees. Only drip or . soaker hose irrigation is allowed beneath the canopies of oak trees. 15. Lawn or other plants that require frequent irrigation must be limited to a maximum of 20% of the entire root zone and a minimum distance of seven times the trunk diameter from the trunk of oak trees. 16. Bender board or similar edging material must not be used inside the canopies of existing trees, because its installation requires trenching of 4-6 inches, which lnay result in significant root damage. . 17. If the root zone of an oak tree is to be planted, it should be planted only with compatible plants. A publication about compatible plants can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. 18. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be directly in contact with the bark of a tree due to the risk of disease. 19. Materials or equipment must not be stored, stockpiled, dumped, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. 20. If tree #3 will be retained, roots exposed by this excavation must be managed as follows: a. roots that are 3-inches in diameter or smaller may be severed, but they must be cut cleanly with a saw and those 2- to 3-inches in diameter or larger must be sealed to prevent drying out. This can be done by painting the cut ends with a latex paint or by PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 25, 200(1 000018 • TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE HUNTER PROPERTY,14700 ST. CHARLES ST., SARATOGA wrapping the cut ends with plastic. Sealing must be done immediately following severing. 6 b. Roots that are 4-inches or lazger must not be severed. In this event, the foundation on the north side must be constructed by a pier and on grade beam design to adequately accommodate the large roots, which must include annual expansion growth for many yeazs. • 21. If the concrete retaining wall adjacent to tree #6 is removed the face of the soil cut within 12 feet of the trunk must be covered with 4 layers of burlap or an old carpet and must be kept thoroughly wet until a new wall is constructed and back-filled. 22. I suggest that tree #2 be cabled with a minimum of S cables. Value Assessment The value of the trees are addressed according to ISA Standards, Seventh Edition. Tree #5 has a value of $688, which is equivalent to one 24-inch boxed and one 15-gallon native gallon native specimens. Replacements are suggested. If tree #3 cannot be retained, it has a value of $9,054, which is equivalent to two 48-inch native boxed specimens. Replacements aze suggested. If tree #6 is not retained, its value is $1,191, which is equivalent to one 36-inch boxed native specimen. A replacement is suggested. Acceptable native tree replacements are: Coast live oak - Ouercus agrifolia Valley oak - Ouercus lobata Big leaf maple - Acer niacrophyllum California buckeye -Aescu/us californica Coast Redwood -Sequoia sempervirens However, 36-inch boxed specimens and sometimes 24-inch boxed specimens may not be available at the end of the project unless the trees are secured with a grower at the time onset of construction. I recommend that it be required that replacement trees be secured within 60 days of the issuance of permits. Considering the significant risks to which the retained trees may be subjected, I suggest a bond equal to 35% of the total value of all of the retained trees in order to assure protection. Respectfully submi Michael L. ench, Assoc~ate Barri .Coate, Principal • MLB/sl Enclosures: PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 25, 2000 000019 TREE SURVEY AND PRESERVATION RECOMMENDATIONS 7 AT THE HUNTER PROPERTY, 14700 ST. CHARLES ST., SARATOGA Tree Data Accumulation Charts Map Platform Buffer Picture Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies • • PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 25, 2000 0~~0~~ K1 C N C d ~' v y~y ~ C ti G C ~i L ae .O U .: b Q O ti f. 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Coate F.~ Associates Horticultural Consultants (408) 353-1052 23535 Summit Road Los Gatos, CA 95033 r~ L 000022 _ ~ ~ y s .a ~ O ~ L ~ L A w u a' ,_ •~ Prot~ctiva Fanci~Q ` S fir.--/~ ~~ ~ ~ I I ~ '~ 4 . lo~.o' S .. _ 9 .. - ~~ I 1 ~ - - ~ .,~. I I •, ,- - ~ r e 1 ~_ H ~ ~~ s __ ~ ~rotactiva FancinQ '~otform 6uffar '~~-- x , I ~ I I : :: ,~ - - _ ~ :'. ~ .::.:::I: - • ~~ ~ ~ ~ range 5etbxk Existing Concrsta ~6 Raloining Woll 4l0•0 I ~ µ ~' ~ a ~ ~ o -~ north v ~ ~ ~ ~~ OII I'D' 20 9C 07777777'7777%A 1777777111177171 • r- a~ ~ • , \ .Y ~ ~ t r I 0 ~ 40-00- I l I \~'~ ~ _~'~, _. CO^O:a:: Ter1Ce ~I~~ _ - Stile c.e- n.: i c ~•eccr;G to ~ ~_ cur •~ j -~ . ccrer /~ min 5;de ~ secon min 9;de Tnt•>unry and Itcxcrcaunn Rccrrmmendauou, Rarrie D. Coate -_____-.. ___________.. ... • `u Associates At the I lumir Ro~rm. 147UU tit. Ch:ulc~ >urn (40R) 353105'_ -~ ---- - ...._._-- ---- 23535 JummiY Road I'rcp:vcJ for Los Gatos. CA 95033 -------------- --- - --- l m nt >aruop^ Yl:uuun~ I hpi HORTICULTURAL CONil1LTANT ~ DATE: October ?5, 200tt CONJULTING ARRORUT JG\LE mep reduced----nh ulOdrO.265 - --- - fnr numt+rrs curreslxntd hr crnluation charm. All dimcn>ions and tree location. an a~pm~lm:uc. 000023 ~. ~ 'IL7 ha. • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • • 000024 City of Saratoga HERITAGE PRESERVATION CO1~~IMISSION DRAFT MINUTES Date: Tuesday, April 11, 2000, 9:15 a.m. Place: Warner Hutton House, 13777 Fruitvale Avenue Type: Regular Meeting Routine Organization A. Roll Call Present: Peck, Peepari, Wyman, King, and Koepernik Absent: Anderson (Note: Jill Hunter has been appointed and will begin in May) Staff: Erik Pearson, Assistant Planner; Guests: Judy Alberts, Parks and Recreation Commission Chair; Cary Bloomquist, Adminishative Analyst; Ann Waltonsmith, Council member B. Approval of minutes from 3/ 14/00 Robert Peepari noted that he would like to have the manufacturer and model number of the proposed home on the Bellicitti property. It was agreed upon by the Commission that all future references to the Pike Estate should include the name "Old Grandview Ranch" in parenthesis. The minutes were approved 5-0 C. Posting of the Agenda Pursuant to Govermnent Code Section 94954.2, the agenda was posted on Thursday April 6, 2000 D. Oral Communications Commissioner Peepari noted that he went to the last Parks and Recreation Commission where the Heritage Orchard was discussed. He read from the minutes of that meeting which discussed putting the idea of developing the Orchard for recreation purposes on the ballot. Commissioner Peepari noted that he opposes putting the issue before the voters. Commissioner Koepernik commented that building a museum with a gymnasium in the Heritage Orchard is not necessary because Saratoga already has a museum and does not have the budget to maintain two museums. He added that parking would be an issue and that a bridge over the creek would have to be large enough to allow emergency vehicles to pass. Commissioner Koepernik added that Saratoga should better utilize school facilities in the area. Commissioner Peck commented that a vote would serve as a guide for the City Council and may be helpful. Commissioner King noted that when the City voted on the Highway 85 interchange, it didn't help much as when it was built people were not happy. She noted that the population changes over time and that people change their minds. Commissioner King thought the decision should be up to the City Council. 000025 Commissioner Wyman found it interesting that the City of Sunnyvale is currently trying to recreate an orchard while Saratoga is considering developing a portion of the Heritage Orchard. Commissioner Koepernik handed out his notes (see attached) and discussed several things the Commission and the City could do to learn more about the history of the Orchard and to better utilize the Orchard. Judy Alberts explained to the Commission that Council member Nick Streit came to the Parks and Recreation Commission as an individual with only an idea. The Parks and Recreation Commission did vote on the idea, but only as an advisory. She noted that the City already has agreements with all schools in the City for sharing playfields. One problem is that schools limit the number of soccer games and practices due to the increased turf maintenance required. Alberts agreed that the City should promote the Orchard and that if it is better utilized, people will be less likely to see the land as available for development. Commissioner Koepernik commented that instead of putting money into new development of the Orchard, put the money into maintenance of existing playfields. Council member Waltonsmith commented that not only should we be debating what to do with existing City-owned property and open space, but that the City should by to increase the amount of open space. Waltonsmith noted that Saratoga only has three acres of open space per thousand people. Commissioner Wyman commented that we should hear from the old-time orchardists in the area to educate the City on the history of orchards in Saratoga. She will follow-up by trying to set up a class or lecture to be held at the library. Commissioner Wyman directed staff planner Pearson to report back to the Commission on what the three acres per thousand people figure includes (e.g. railroad property). Alberts, Bloomquist and Waltonsmith left the meeting. E. Written Communications The following letters were noted: Letter from Robert Peepari to City Council regarding the reappointments of Norman Koepernik and Willys Peck. II. Old Business A. None III. New Business A. 14700 Sixth Street - St. John's Episcopal Church Commissioner Peepari excused himself from the discussion due to a conflict of interest. Commissioner Peck noted that the house had been changed a lot over the years. He moved to approve the demolition of the shucture. Commissioner Koepernik commented that the house does need a lot of work, but that it has a lot of charm. He would like to see it restored. -- OOOU26 Commissioner King seconded the motion with the conditions that the Commission review the new proposal for the site and that a plaque be posted at the site to the satisfaction of the Commission. Approved 3-1. Koepernik opposed. B. 20355 Orchard Road -Review of wall under construction along Saratoga Avenue (a Heritage Lane). Two stucco walls are proposed to match the color of the house. Commissioner Koepernik moved that the wall be approved with the condition that vines be planted at the base of the tall wall and that at least one oak tree be planted adjacent to Saratoga Avenue. Commissioner Peck seconded the motion. Approved 5-0. C. 14195 Saratoga Avenue -Design Review application to demolish all existing structures and build a new single family residence, detached garage and second unit. The Commission agreed that existing trees and vegetation at the front property line should be maintained to the maximum extent feasible. Commissioner Wyman moved that the Commission recommend to the Planning Commission that the proposal be approved with the requirement that significant trees be preserved and that the planting of additional oak trees be encouraged if feasible. Commissioner Peck seconded the motion. Approved 5-0. IV. Items Initiated by the Commission i A. Discussion of Mills Act was continued to the regular meeting in May. B. "Adopt a Tree" idea for the Heritage Orchard was mentioned during Oral Communications. The Commission decided to first focus on hosting a lecture or class. C. Commissioner Peck told the Commission that he knew of a man who lives on Austin Way and is concerned about preserving the brick surface on Austin Way. The Commission decided that Commissioner Peck should invite the person to the next meeting to discuss the possibility of designating Austin Way a Heritage Lane. D. Commissioner Peck noted that he will be writing an article about the Heritage Orchard for the City newsletter. E. Commissioner Wyman said that she would bring an application for a state "Point of Interest" for the Orchard to the next meeting. V. Items Initiated by the Secretary A. Plaque of the Hyde House - 11995 Walbrook Drive. Commissioner Koepernik commented that the shop in the Los Angeles area that used to make the plaques is out of business. He will follow up to try to find the template. .Staff Pearson agreed to find the City's policy on when we re uire la ues how man are out there and where q p q ~ Y they are. - 00002'7 This item was continued to the regular meeting in May. B. Grant application for State Office of Historic Preservation Staff Pearson presented the grant application for State Office of Historic Preservation. Commissioner Koepernik commented that he would like to pursue a grant to fund projects for the Heritage Orchard. Commissioner Wyman noted that the grant amounts are typically in the range of $2,500. The Commission decided that more money would be needed and that other funding opportunities should be considered. VI. Adjournment 11:00 a.m. Tuesday April 11, 2000 -Warner Hutton House Respectfully Submitted by, Erik J. Pearson, HPC Secretary • OODU28 • • • ITEM 5 REPORT TO THE PLANNING COMMISSION Application No./Location: DR-00-043;14456 Sobey Road Applicant/Owner: FORMICO Staff Planner: Bob Schubert, Contract Project Planner ~~~ Date: January 10, 2001 p~ A ~" APN: 397-04-026 Department Head: ~ ~ Wg ~~ 14456 Sobey Road 000001 EXECUTIVE SUMMARY CASE HISTORY Application filed: Application complete Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTION 9/12/00 11/14/00 12/27/00 12/28/00 12/20/00 Request for Design Review approval to demolish an existing an existing 4,417 square foot residence and construct a new 5,693 square foot residence in its place. The maximum height proposed is 25 feet, l0 inches. The parcel is approximately 61,855 square feet located in an R-1-40,000 zoning district. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution DR-00- 043. ATTACHMENTS 1. Staff Analysis 2. Resolution DR-00-043 3. Arborist Report dated October 4, 2000 4. Plans, Exhibit "A" • 000002 File No. DR-DO-043;14456Sobey Road r STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: Residential -Very Low Density MEASURE G: Not applicable PARCEL SIZE: 61,855 sq. ft. AVERAGE SITE SLOPE: 6.8% GRADING REQUIRED: The applicant estimates that less than 40 cubic yards of total grading (cut and fill) will be required. In addition, approximately 123 cubic yards of cut (to a depth of about 9 feet) is proposed. MATERIALS AND COLORS PROPOSED: Exterior finish will be beige stucco with gray trim. Roofing will be gray concrete tile. Color and material samples will be available at the public hearing. Proposal Code Requirement/ Allowance Lot Coverage: 14% 35% Floor Area: Living area 4,913 sq. ft. Garage 780 sq. ft. TOTAL 5,693 sq. ft. Setbacks: Front 41 ft. 30 ft. Front - 2nd Iloor 56 ft. 30 ft. Rear 251 ft. 50 ft. Rear - 2nd Iloor 259 ft. 60 ft. Left Side 49 ft. 20 ft. Left - 2nd Iloor 49 ft. 20 ft. Right Side 30 ft. 20 ft. Right - 2nd Iloor 43 ft. 20 ft. Height: Residence 25 ft.,10 in. 26 ft. • P:~Plannin~PhiI~PC Staff RepottsV456 Solxy Rd. Formico DR 1.10.Ol.doc 0 OO O O File No. DR-00-043;144S6SobeyRoad PROJECT DISCUSSION Design Review Request for Design Review approval to demolish an existing an existing 4,417 square foot residence and construct a new 5,693 square foot residence in its place. The maximum height proposed is approximately 25 feet, 10 inches. The parcel is approximately 61,855 square feet located in an R-1-40,000 zoning district. Staff suggested that the applicant attempt to reduce the somewhat massive two-story element to the left of the front door. For example, this might be accomplished by extending the roof to make the building less vertical and more horizontal. The applicant explored this and other approaches; however, they felt it flattened the facade and made the front elevation more like a side elevation. Therefore, the applicant wishes to stay with the original design. The rooflines are well articulated and the placement of the residence is sensitive to the existing adjacent residences, as well as the natural environment. Staff feels that the proposed design and materials are compatible with the neighborhood. • The City Arborist and the Santa Clara County Fire Department have reviewed the application. Their recommendations are included in the proposal or as conditions of approval. Parking The Saratoga City Code requires each residence to have at least two enclosed parking spaces within a garage. The residence will have an attached three garage. Grading The applicant estimates that less than 40 cubic yards of total grading (cut and fill) will be required. In addition, approximately 123 cubic yards of cut (to a depth of about 9 feet) is proposed. Geotechnical Review This application did not require review by the City Geologist. Trees The City Arborist report dated October 4, 2000 (attached) contains recommendations for the protection of existing trees on the site. The applicant has submitted revised plans to relocate the house 15 feet toward the front of the site in order to reduce the root damage to Trees #2 and 3. The report contains recommendations for the restoration and protection of P:~Plannin~PhihPC Stall Reportsu456 Sobey Rd. Formico DR 1.10.Ol.doc O O0 O O File No. DR-00-043;14456SobeyRoad the health of all trees on site. All of the Arborist's recommendations have been made conditions of approval in the attached Resolution. Fireplaces The plans indicate that a gas fireplace will be constructed in the new residence. Correspondence No correspondence regarding this application has been received to date. Conclusion The proposed residence is designed to conform to the policies set forth in the City's Residential Design Handbook and to satisfy all of the findings required within Section 15- 45.080 of the City Code. The residence does not interfere with views or privacy, preserves the natural landscape to the extent feasible, and will minimise the perception of bulk so that it is compatible with the neighborhood. The proposal further satisfies all other zoning regulations in terms of allowable floor area, setbacks, maximum height and impervious coverage. STAFF RECOMMENDATION Approve the Design Review application with conditions by adopting Resolution Dr-00- 043. • ~- ~~~0~5 P:~Planning~PhiI~PC Staff ReportsU456 Sobey Rd. Formico DR 1.10.Ol.doc • THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK • ~~0~~6 APPROVAL OF RESOLUTION NO. DR-00-043 CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA FORMIC0;14456 SOBEY ROAD WHEREAS, the City of Saratoga Planning Commission has received an application for Design Review approval for the construction of a new 5,693 square foot residence on a 61,855 square foot parcel; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the applicant has met the burden of proof required to support said application for Design Review approval, and the following findings have been determined: ^ The height, elevations and placement on the site of the proposed residence, when considered with reference to: (i) the nature and location of residential structures on adjacent lots and within the neighborhood; and (ii) community view sheds, will avoid unreasonable interference with views and privacy, in that the location of the proposed residence will be partially screened from existing residences by mature vegetation. The natural landscape will be preserved insofar as practicable by designing structures to follow the natural contours of the site and minim~ing tree and soil removal; grade changes will be minim~ed and will be in keeping with the general appearance of neighboring developed areas and undeveloped areas. The proposed residence in relation to structures on adjacent lots, and to the surrounding region, will rtLnimi7e the perception of excessive bulk and will be integrated into the natural environment, in that the structure's design incorporates elements and materials which minimise the perception of bulk and integrate the residence into the surrounding environment. The residence will be compatible in terms of bulk and height with (i) existing residential structures on adjacent lots and those within the immediate neighborhood and within the same zoning district; and (ii) the natural environment; and shall not (i) unreasonably impair the light and air of adjacent properties; nor (ii) unreasonably impair the ability of adjacent properties to utilize solar energy. ^ The proposed site development or grading plan incorporates current grading and erosion control standards used by the City. ~0~0~~ File No. DR-00-043;14456Sobey Road ^ The proposed residence will conform to each of the applicable design policies and techniques set forth in the Residential Design Handbook and as required by Section 15-45.055. Now, THEREFORE, the Planning Commission, of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, the application of Martin A. and Linda C. Fornico for Design Review approval be and the same is hereby granted subject to the following conditions: PLANNING 1. The development shall be located and constructed as shown on Exhibit "A", incorporated by reference. 2. Prior to submittal for Building permits, the following shall be submitted to the Planning Division staff in order to issue a Zoning Clearance: a. Four (4) sets of complete construction plans incorporating this Resolution as a separate plan page and containing the following revisions: i. Applicant shall submit a final landscape plan for staff and City Arborist approval. ii. The plans shall indicate that there will be no more than one wood-burning fireplace and the wood-burning fireplace shall be equipped with a gas starter. iii. All applicable recommendations of the City Arborist shall be followed. iv. The site plan shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. v. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the RCE or LLS of record shall provide a written certification that all building setbacks are per the approved plans." b. A final detailed drainage and grading plan that includes existing and proposed contours (after any cut and fill), arrows indicating flow, and any creek easements. c. Amend architectural building cross-sections as necessary to reflect and include the existing and finish grade elevations. • • P:~Planning~PhiI~PC Staff ReportsU456 Sobey Rd. Formico DR 1.10.Ol.doc O o0 0O p File No. DR-00-043;14456Sobey Road 3. FENCING REGULATIONS - No fence or wall shall exceed six feet in height and no fence or wall located within any required front yard shall exceed three feet in height. 4. No structure shall be permitted in any easement. S. No ordinance size trees shall be removed without first obtaining a Tree Removal Permit 6. A storm water retention plan indicating how all storm water will be retained on- site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report dated October 4, 2000 shall be followed and incorporated into the plans. This includes, but is not limited to: a. The Arborist Report shall be incorporated, as a separate plan page, to the construction plan set and the grading plan set and all applicable measures noted on the site and grading plans. b. Five (S) ft. chain link tree protective fencing shall be shown on the site plan as recommended by the Arborist with a note "to remain in place throughout construction." The fencing shall be inspected by staff prior to issuance of a Building Permit. c. A note shall be included on the site plan stating that no construction equipment or private vehicles shall park or be stored within the dripline of any ordinance protected trees on the site. d. There shall be no grading, trenching, or surface scraping beneath the canopy perimeter of retained trees, unless specifically indicated on the plan attached to the City Arborist's Report. Where this may conflict with drainage or other requirements, the City Arborist must be consulted. Trenches for any utilities (gas, water, phone, TV cable, etc) must be located outside the canopy perimeters of retained trees unless specifically indicated on the plan attached to the City Arborist's report. For any tree where this cannot be achieved, a project arborist shall be retained to determine acceptable locations. A 2-foot section of each trench adjacent to any tree must be left exposed for inspections by the City Arborist. f. The existing patio and pathway under the canopy of Tree #7 shall be removed by had. Also, the portion of the existing paving under the canopy of Tree #6 must be removed by hand. P:~I'lanningiPful~PC Staff Reports~1456 Solxy Rd. Fotmico DR 1.10.Ol.doc 000 U 09 File No. DR-00-043;14456SobeyRoad g. The soil exposed following demolition of the existing patio and the path located . under the canopy of Tree #7, and the soil exposed following the demolition of the existing paving adjacent to Tree #6 must be covered with 3 inches of wood chips in order to prevent desiccation of the absorbing roots. The wood chips must be spread immediately following demolition (i.e., within 1-2 hours), the spreading must be by hand, and the area must be thoroughly wet down. h. Supplemental irrigation must be provided to retain Trees #6, 7 and 8 during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter. every two weeks throughout the construction period. i. The root collars of Trees #5 and #6 must be excavated to expose the tops of the buttress roots without injuring the root bark. This must be done by an ISA Certified Arborist or by a Landscape Contractor experienced with this procedure. 8. Prior to issuance of a Building Permit, the applicant shall submit to the Ciry, in a form acceptable to the Community Development Director, security in the amount of $4,872 pursuant to the report and recommendation by the Ciry Arborist to guarantee the maintenance and preservation of trees on the subject site. 9. Prior to Final Occupancy approval, twenty 24-inch box native trees shall be planted as replacements for the ten Italian cypress trees that would be removed. All 24-inch box trees shall have a trunk diameter of no less than 2-inches. Diameters are measured 1 foot above grade. 10. Prior to Final Occupancy approval, the City Arborist shall inspect the site to verify compliance with tree protective measures. Upon a favorable site inspection by the Arborist and, any replacement trees having been planted, the bond shall be released. 11. Any future landscaping shall be designed and installed in accordance with the Arborist's recommendations. 12. A project arborist certified by the International Society of Arboriculture shall be retained to provide regular written progress reports to the City of these supervision functions as they occur. FIRE PROTECTION DISTRICT 13. The applicant shall provide the required fire flow from fire hydrants spaced at a maximum of 500 feet, or provide an approved fire sprinkler system designed per National Fire Protection Association (NFPA) Standard #13D and local ordinances, throughout all portions of the building. The fire sprinkler system supply valuing shall be installed per Fire Department Standard Detail Est Specifications W-USP-4. • P:\Plannin~I'hiI\PC Staff Repottsu456 Sobey Rd. Formico DR 1.10.Ol.doc O OO 0lO File No. DR-00-043;14456SobeyRoad 14. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 15. An approved, automatic fire sprinkler system designed per National Fire Protection Association Standard #13D and local ordinances, shall be provided for the garage. To ensure proper sprinkler operation, the garage shall have a smooth, flat, horizontal ceiling. CITY ATTORNEY 16. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the Ciry or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. 17. Noncompliance with any of the conditions of this permit shall constitute a violation of the permit. Because it is impossible to estimate damages the City could incur due to the violation, liquidated damages of $250 shall be payable to this City per each day of the violation. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, Ciry and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen (15) days from the date of adoption. • P:~Planning~PhiAPC Staff RepottsU456 Sobey Rd. Formico DR 1.10.OLdoc 0 00 011 File No. DR-00-043;14456SobeyRoad PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of California, this 10th day of January 2001 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission P:~PlanningiPhiN'C Staff Reportsu456 Sobey Rd. Formico DR 1.10.01.doc O 00012 BARRIE D. C(~ATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 TREE SURVEY AND PRESERVATION RECOMMENDATIONS DURING CONSTRUCTION AT THE FORMICO PROPERTY 14456 SOBEY ROAD SARATOGA Prepazed at the Request of: Community Planning Dept. City of Saratoga 13777 Fruitvale Ave. Sazatoga, CA 95070 Site Visit by: Michael L. Bench Consulting Arborist October 4, 2000 Job # 09-00-236 Plan Received: 9-18-00 Plan Due: 10-4-00 • 000013 TREE SURVEY AND PRESEh ... TION RECOMMENDATIONS DURING CONSTRU... SON AT THE FORMICO PROPERTY, l~1.156 SOBEl' ROAD SARATOGA Assn,-nment At the request ofthe Community Planning Department, Planning Division, City of Saratoga this report reviews the proposal to demolish an existing residence and a garage and to construct a neH~ residence in the context of potential damage to or the removal of existing trees. This report further provides information about the health and structure ofthe trees on site, and makes recommendations by which damage to them can be restricted within acceptable horticultural practices to prevent significant decline. The plans reviewed for this report are: (l) the Site Plan prepared by Max Rogers, sheet P- l , P-2 dated Sept. 7, 00 and (2) the Floor Plans prepared by Lucia Custom Home Designers, Winter Park. Florida, sheets 1-7, dated 8-2-00, and (3) the Topographic Map prepared by Mission Engineers, Inc., sheet 1-T, dated 8-28-00. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed constnuction are accurate. .Summary This proposal exposes 71 trees to some level of risk by construction (54 of those are Italian cypress in a long row labeled as tree # 11). Ten trees are to be removed by implementation of this design. Replacements, which are equal to a portion of their value are suggested in this rather unique case. Procedures are suggested to mitigate the damage that would be expected. A combination bond equal to the value ofthe retained trees is suggested in accordance with the levels ofthe expected risks. Ohservations There are 71 trees on this site that are at risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. Trees # 1-10 have been tagged with a metallic label indicating the assigned number of each. Tree # 11 represents 54 trees that are parallel with and adjacent to the existing entry driveway. Trees #12-18 are adjacent to Sobey Road. The 71 trees are identified as follows: Trees # 1, 3, 4, 5, 6, 9, 12 to 18 Coast Live Oak (Ouercus agrifolia) Tree #2 Valley Oak (Ouercus lobata) Tree #7 Silk tree (Albizzia julibrissin) Tree # 8 Monterey Pine (Pinus radiata) Tree # 10 Deodar Cedar (Cedrus deodara) Tree # I 1 .Italian Cypress (Cupressus sempen~irens): 54 Trees The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent -Poor) on data sheets that follow this text. This information is converted to a single descriptive rating indicating overall condition. This is intended to aid with planning. Exceptional Fine Specimens Fair Specimens Marginal Poor Specimens S ecimens S ecimens 2, 5, 7, 10, i 1 1, 4, 6, 9, 12-16, 3, 8, 17 18 PRFPADri'I~QV.M7/"L ~L~r r _ u a.r rllL.L L. DLI~~.n, wi~auLl tPlc, wxnVKlSr OCTOBER 4, 2000 • 000014 TREE SURVEY AND PRESEk .., rION RECOMMENDATIONS DURING CONSTRUE _,ON AT THE FORMICO ~ PROPERTY, 156 SOBEY ROAD SARATOGA - Exceptional specimens must be retained at any cost and whatever procedures are needed to retain them in their content condition must be used. Fine specimens must be retained if possible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standazds in order to prevent decline. Fair specimens aze worth retaining but again without major design revisions. Mitigation must prevent further decline. Marginal specimens are typically worth retaining but could be removed if necessary to facilitate construction. Mitigations recommended here aze intended to prevent significant decline. Poor specimens cannot significantly improve regazdless of care. For any which are considered hazardous, removal is recommended. For those retained, mitigation may not be typically requested. Tire ruts are seen in the soil on the east side of Garage "A" between the concrete path and the trunks of trees #2 and 3. This indicates that the soil beneath the canopies of at least trees #2 and #3 has been compacted. Further soil compaction during construction or during any time following construction must be avoided if these trees (or any of the other trees on site) aze expected to live a long life. Tree #5, a 27-inch diameter coast live oak, has at least one large piece of concrete rubble against the root collar, but there may be more under the soil surface. This may increase the possibility of exposure to root collaz diseases that may be avoided if the rubble is removed. Tree #6, a 17-inch diameter coast live oak, also has its root collar covered by soil and pavers, which again increases the exposure to disease. It will be essential to remove the pavers and the extra soil at the base of the tree. Tree #8, a 23-inch diameter Monterey pine, has two old exit holes of red turpentine beetle (C~endroc~onus ralens) at its base. It is presently not possible to determine whether this insect will return. If it does, the tree would not likely live for many yeazs. Tree # 11, represents 54 Italian cypress trees that are located on both sides of the entry in rows which are parallel with the road. Seventeen of these are small specimens that have been planted fairly recently. Thirty-seven are relatively mature specimens ranging in height between 30 to 45 feet. Trees #12-18 are located adjacent to Sobey Road. Because the roadbed and the adjacent shoulder is severely compacted, the majority of absorbing roots no doubt exist on the opposite side (east side) of these trees, which faces proposed construction. It will be essential to preserve the full root systems on the east side of the coast live oak trees by at least 10 feet outside the canopy perimeters. The plan proposes no grading elevation changes to this site. Impact ojConstruction The south side of the existing entry road has a row of juniper shrubs (Juniperus c•hinensis) between the pavement and the Italian Cypress trees. These junipers provide some protection for PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER a, 2000 000015 TREE SURVEY AND PRESEk _f10N RECOMMENDATIONS DURING CONSTRU. .ON AT THE FORMICO ^ PROPERTY, idJ56 SOBEY ROAD SARATOGA ~ the root systems of these cypress trees assuming that vehicles would be careful not to run over the junipers. In my experience, this assumption cannot be expected of construcrion vehicles or of delivery trucks. The north side of this driveway has only soil between the pavement and the cypress trees. [f the existing brick retaining wall in the backyard of the existing house is to be demolished with the house, tree #7 would not likely survive and tree #8 would likely suffer significant stress depending on the extent of the subsequent grading. However, it appears that this retaining wall will be retained. The removal of the existing house, the existing concrete patio behind the house, and the concrete pathway located under a portion of the canopy of tree #7 each individually have the potential of causing significant damage to tree #7. Demolition of the house poses three risks: (1) bark injuries, (2) broken branches, and (3) root loss from soil disturbance or from soil compaction. Demolition of the patio and the pathway both pose the risk of root loss if bites of soil are removed with removal of the concrete and if the soil beneath these concrete features is allowed to dry out following demolition. Tree #6 is at risk of losing a significant portion of its root system if bites of soil are removed with the adjacent paving during demolition. The plan proposes to construct a basement. The soil from this excavation and the soil from any other excavation must not be temporarily piled or spread under the canopy of any tree. If this were to occur, absorbing roots perhaps in significant quantities would die. The plan proposes to construct the new home at the location of the existing Garage "A." It is unlikely that significant roots exist under Garage "A." Therefore, excavation for the basement or excavations of the foundation at the proposed location will not significantly damage trees #2 and 3. However, construction activity and equipment usage on the east side of the proposed new two story house, as well as construction of the Trellis Porch (sheet 2) would in all probability destroy a large volume of absorbing roots of both trees #2 and 3. The fact that the proposed house would be oftwo-stories greatly increases the risk of root damage because of the types of equipment that might be used and because of the activity required to construct a large two-story structure as proposed. If constructed as proposed, no additional trenching or excavations must be made on the east side of the house for roof drains, for landscape irrigation, or for any other purpose. Thus, any additional landscape features that may be desired on the east side of the house in the future would be virtually impossible, or at least extremely limited, if trees #2 and 3 are expected to survive without decline. The proposed plan initiates the new driveway approximately 50 feet from Sobey Road. This would retain 8 and would remove 11 of the Italian cypress trees (# 11) all of which are part of the 37 largest specimens. All of the retained trees may be subjected to one or more of the following damaging events that are common to construction sites: . l . The stockpiling of materials or the storage of equipment under the canopies. 2. The dumping of construction materials, especially waste materials, such as painting products, mortar, concrete, etc.) under the canopies. _ PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER d, 2000 0~0~16 TREE SURVEY AND PRESERVATION RECOMMENDATIONS DURING CONSTRUCT ION AT THE FORMICO ~ PROPERTY, Ia~56 SOBEY ROAD SARATOGA 3. The construction traffic, including foot traffic across the root systems, and the parking of vehicles or construction equipment under the canopies under the canopies. 4. The grading of the surface soil resulting in the removal of quantities of absorbing root tips. 5. Landscaping, including installation of incompatible plant species, trenching across tree root zones for ilrigation excessive soil disturbance of tree root zones, grading to create contours, and virtually any other landscape features inside a tree's root zone. Recommendations The following mitigation suggestions aze intended to reduce the extent of construction damage to acceptable levels, so that retained trees can reasonably be assured of survival without decline. 1. I suggest that the footprint of the proposed new house be relocated a minimum of 15 feet toward the west from current plans in order to reduce the root damage to trees #2 and 3. Temporary construction fencing must be provided and located exactly as noted on the attached map. Fencing must be of chainlink a minimum height of 5 feet, mounted on steel posts driven 18-inches into the ground. Fencing must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. 3. There must be no grading, trenching, or surface scraping beneath the canopy perimeter of retained trees, unless specifically indicated on the enclosed plan. Where this may conflict with drainage or other requirements, the city azborist must be consulted. 4. Trenches for any utilities (gas, water, phone, TV cable, etc.) must be located outside the canopy perimeters of retained trees unless specifically indicated on the enclosed plan. For any tree where this cannot be achieved, I suggest a project azborist be retained to determine acceptable locations. A 2-foot section of each trench adjacent to any tree must be left exposed for inspections by the city azborist. 5. The existing patio and the existing pathway under the canopy of tree #7 must be removed by hand. Also, the portion of the existing paving under the canopy of tree #6 as shown on the _ map must be removed by hand. 6. The soil exposed following demolition of the existing patio and the existing path located under the canopy of tree #7, and the soil exposed following the demolition of the existing paving adjacent to tree #6 must be covered with 3 inches of wood chips in order to prevent desiccation of the absorbing roots. The wood chips must be spread immediately following demolition (i.e. within 1-2 hours), the spreading must be by hand, and the area must be thoroughly wet down. 7. Supplemental irrigation must be provided to retained trees #6, 7, and 8 during the dry months (any month receiving less than 1 inch of rainfall). Irrigate with 10 gallons for each inch of trunk diameter every two weeks throughout the construction period. 8. Excavated soil may not be piled or dumped (even temporarily) under the canopies of trees. Loose soil must not be allowed to slide down slope to cover the root collazs of retained trees. If this occurs, the soil must be excavated by hand to the original grade and may require a PREPARED BY: MICHAEL L. BENCH, CONSULTWG ARBORIST OCTOBER ~, 2000 00001'7 TREE SURVEY AND PRESERVATION RECOMMENDATIONS DURING CONSTRUCTION AT THE FORMICO S PROPERTY, i•{.i56 SOBEY ROAD SARATOGA retaining wall (dried laid stones, such as cobbles or rip rap set without a footing) to prevent further soil encroachment. 9. Any pruning must be done by an ISA certified arborist and according to ISA Western Chapter Standards. 10. Landscape pathways and other amenities that are constructed under the canopies of trees must be done completely on-grade without excavation. 11. Landscape irrigation trenches, which cross a root zone, and/or excavations for any other landscape features must be no closer to a trunk than 15 times the trunk diameter from tree trunks. However, radial trenches may be made if the trenches are no closer than 5 times the trunk diameter from any tree's trunk, and if the spokes of such a design are no closer than 10 feet apart at the perimeter of the canopy. 12. Sprinkler irrigation must be designed so that it does not strike the trunks of trees. It is strongly suggested that spray irrigation not be allowed to strike beneath the canopies of oak trees. 13. Lawn or other plants that require frequent irrigation must be limited to a maximum of 20% of the entire root zone and a minimum distance of seven times the trunk diameter from the trunk of oak trees. 14. Bender board or similar edging material must not be used inside the canopies of existing trees, because its installation requires trenching of 4-6 inches, which may result in significant root damage. 15. If landscape plants are to be installed within the root zone of an oak tree, it should be planted only with compatible plants. A publication about compatible plants can be obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. 16. Landscape pathways and other amenities that are constructed under the canopies of trees must be constructed completely on-grade without excavation. 17. The root collars of trees #5 and #6 must be excavated to expose the tops of the bumess roots _ without injuring the root bark. This must be done by an ISA Certified Arborist or by a Landscape Contractor experienced with this procedure. 18. Materials or equipment must not be stored, stockpiled, dumped, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. Value Assessment The value of the trees are calculated according to ISA Standards, Seventh Edition. Each of the ten large Italian cypress trees (# 11) proposed for removal has a conservative value of $2,800, with makes their total value $28,000. Because of their extremely narrow habit, each specimen individually contributes significantly less to the urban environment than other species, such as coast live oak, valley oak, California sycamore, and Deodar cedar. However, the row of them produces a dramatic significant effect. In this case, I suggest that two 24-inch boxed native specimens replace each of the ten Malian cypress lost to construction. Twenty 24-inch boxed specimens would have a total value of $8,400. - PREPARED BY: MICHAEL L. BENCH, CONSULTING ARBORIST OCTOBER 4, 2000 000018 TREE SURVEY AND PRESER~r-f[ON RECOMMENDATIONS DURING CONSTRUCT SON AT THE FORMICO 6 PROPERTI', 1x.156 SOBEY ROAD SARATOGA The combined value of the trees # 1-l 0, 12-18, and 27 specimens of # 11 (@$2,800 each) is $126,932. I suggest a bond equal to 35% of the total value of trees #2 and #3 ($4,872) combined with a bond equal to ] 0% of the total value of the other trees that will be retained to assure protection. Acceptable native tree replacements are: Coast live oak - Ouercus agrifo/ia Valley oak - Quercus lobata Big leaf maple - Acer macrophyllum California buckeye -Aesculus californica Coast Redwood -Sequoia sempen~irens Respectfully sub i d, ~+~- aA.- Michael L. Bench, Associate B oate, n'7r cipal' MLB/sl Enclosures: Tree Data Accumulation Charts Map Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies • PREPARED BY: MICHAEL L. 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DATE • and ASSOCIATES Horticultural Consultants 408-353-1052 23535 Summit Road, Los Gatos, CA 95030 TREE PROTECTION BEFORE, DURING, AND AFTER CONSTRUCTION These are general recommendations And may be superseded by site-specific instructions BEFORE Plan location oftrenching to avoid all possible cuts beneath tree canopies. This includes trenches for utilities, irrigation lines, cable TV and roof drains. Plan construction period fence locations which will prevent equipment travel or material storage beneath tree canopies. Install fences before any construction related equipment is allowed on site. This includes pickup trucks. Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the document. Prune any tree parts, which conflict with construction between August and January. Except for Pines which may be pruned between October-January. Only an ISA certified arborist, using ISA pruning instructions may be used for his work. If limbs are in conflict with the construction equipment before the certified arborist is on-site, carpenters may cut offoffending parts of 6" diameter or less, leaving an 18" long stub, which should be recut later by the arborist. Under no circumstances may any party remove more than 30% of a trees foliage, or prune so that an unbalanced canopy is created. DURING _ Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until all contractors and subcontractors, including painters are gone. Clear root collars of retained trees enough to leave S-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-October). Apply 10 gallons of water per 1" of trunk diameter (measured at 4 ''/z') once per 2 week period by soaker hose. Apply water at the dripline, or adjacent to construction rat around the trunk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic may be used. AFTER Irrigate monthly with 10 gallons of water per 1" of trunk diameter with a soaker hose, placed just inside the dripline. Continue until 8" of rain has fallen. Avoid cutting irrigation trenches beneath tree canopies. Avoid ratotilling beneath tree canopies since that will destroy the small surface roots which absorb water. Avold installation of turf or other frequently irrigated plants beneath tree canopies. -000023 r g ~% ~ ~ P • ~ ~ \~~`'~`rb, ' ~ ~ ~ it a ; 00 ~ Z ~ dam, I~ ~~ . r ~ C~O ~1 `/ . ~ 2 ~ ~ s ~. _.~ ~ ~ ~ ~~, ~ ~ \ ~`-98 1 rr II ., c 6~ ~~ ~ 1 v \ Ir..q \~~~[[[y Fil • 1 ea ~ • ~ ~ f^ ` ~ .~ .. 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