HomeMy WebLinkAbout07-25-2001 Planning Commission Minutes
MINUTES
SARATOGA PLANNING COMMISSION
DATE: Wednesday, July 25, 2001
PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA
TYPE: Regular Meeting
Chair Barry called the meeting to order at 7:00 p.m.
PLEDGE OF ALLEGIANCE
ROLL CALL
Present: Commissioners Barry, Garakani, Hunter, Roupe and Zutshi
Absent: Jackman and Kurasch
Staff: Director Tom Sullivan and Associate Planner John Livingstone
APPROVAL OF MINUTES – Regular Meeting of July 11, 2001.
Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Roupe, the
Regular Planning Commission minutes of July 11, 2001, were approved with
the following amendments:
• Page 9 – changing Saratoga Lofts to Saratoga Oaks.
• Page 11 – added text to the motion as follows… V-00-018 and V-01-004 with
conditions previously outlined by Chair Barry to allow…
• Page 15 – … Informed that a groundbreaking ceremony will occur on
August September 8, 2001, at 1 p.m.
(5-0-2; Commissioners Jackman and Kurasch were absent)
ORAL COMMUNICATIONS
There were no oral communications.
REPORT OF POSTING AGENDA
Director Tom Sullivan announced that, pursuant to Government Code 54954.2, the agenda for this
meeting was properly posted on July 19, 2001.
TECHNICAL CORRECTIONS TO PACKET
There were no technical corrections to the packet.
CONSENT CALENDAR
There were no consent calendar items.
Saratoga Planning Commission Minutes of July 25, 2001 Page 2
PUBLIC HEARING - ITEM NO. 1
DR-01-001 (397-16-128) – RAHIM, 14350 Taos Drive: Request for Design Review approval to
construct a new 6,308 square foot two-story residence and demolish an existing 4,015 square foot
house. Maximum height of the structure will be 26 feet. The 56,626 square foot parcel is located in
the R-1-40,000 zoning district. (KNAPP)
Director Tom Sullivan presented the staff report:
• Said that the applicant is seeking approval to demolish a 4,015 square foot residence and construct
a new 6,308 square foot, two-story residence with a maximum height of 26 feet. The project site is
56,626 square feet within an R-1-40,000 zoning district.
• Advised that staff is recommending approval as this project meets the design policies and
guidelines including:
• Minimizing the perception of bulk;
• Building on a flat portion of the lot;
• Using 13 variations on the roof;
• Use of material and color to reduce the perception of bulk;
• Fitting within the existing neighborhood;
• Locating the building so as to minimize the privacy impacts. There are no privacy issues.
Pointed out a letter from an adjacent neighbor indicating that they have worked out a
compromise on the placement of windows.
• The use of a basement.
Chair Barry opened the Public Hearing No. 1 at 7:11 p.m.
Mr. Rahim, Applicant, 2079 Russell Lane, Saratoga:
• Advised that his family resides in Saratoga and loves it.
• Said that they purchased the property on Taos Drive with the intent to building a new home.
• Promised that this home will be a nice addition to the neighborhood
Mr. Fred Luminoso, 12772 Saratoga-Sunnyvale Road, Saratoga:
• Identified himself as an advisor to the Rahims.
• Said that they had sent 45 letters to surrounding neighbors, inviting them to meet and review the
plans for this new home.
• Advised that a few responded including Mr. Wong who resides to the north.
• Said that their design minimizes bulk and mass through several means including articulation to the
roofs.
Mr. Jun Siliano, Project Architect, International Design Group, 721 Lighthouse Avenue, Pacific
Grove:
• Thanked staff for their assistance with this project and concurred with staff’s recommendations and
Conditions of Approval.
• Said that this is an unusual site that offers a unique opportunity due to the large lot size and mature
existing perimeter landscaping.
• Said that the house was angled in order to break up the mass and bulk.
• Added that the house can hardly be seen from the road.
Saratoga Planning Commission Minutes of July 25, 2001 Page 3
• Pointed out that the dormers on the northeast corner will not include windows in order to retain the
neighbor’s privacy.
• Indicated that design features include a full slate roof, cornice molding, stone veneer, stucco, corbel
design to give articulation and wrought iron railings.
• The project meets the intent of the City’s residential design guidelines.
• Said that he was available to respond to any questions.
Commissioner Roupe asked Mr. Siliano whether the entryway and grand salon are open above into the
second floor and if so whether that space has been counted against the square footage as should be
done when heights exceed a certain point.
Director Sullivan clarified that such vaulted space has been counted against FAR (floor area ratios).
Mr. Jun Siliano said that the maximum ceiling height is 14 feet, 10 inches and that there is no opening
to the grand salon.
Commissioner Roupe remembered that heights exceeding 15 feet are where second floor ceiling
heights are counted into the square footage.
Director Sullivan added that the area is not double counted until the ceiling heights exceed 15 feet.
Chair Barry inquired how many bedrooms and bathrooms are included in this home, including within
the basement.
Mr. Jun Siliano replied that there are four bedrooms, including the master bedroom, and that there are
no bedrooms within the basement space.
Commissioner Zutshi asked if details are available for the iron railing.
Mr. Jun Siliano said that the wrought iron railings will be forged and hand made but are only a concept
at this point, to be defined later.
Commissioner Roupe asked about the hardscape on this site. Said that there appears to be a lot at the
front of the house and advised that the Commission ask applicants to do everything possible to
minimize the amount of hardscape. Added that it is important that water be retained on site.
Mr. Jun Siliano said that while 35 percent hardscape coverage is allowed, this project has but 24
percent hardscape. Said that they plan to retain run-off water on site by providing proper percolation.
Commissioner Roupe asked what paving material would be utilized in the front.
Mr. Jun Siliano said that the materials are not finalized but that they are considering concrete pavers on
sand, which is a permeable surface.
Commissioner Roupe declared that it appears this applicant is taking concerns about paving into
account.
Mr. Jun Siliano agreed and stated that they are very sensitive and conscious of those concerns.
Saratoga Planning Commission Minutes of July 25, 2001 Page 4
Commissioner Garakani asked about the stucco color.
Mr. Jun Siliano advised that the stucco will be a light earthtone and distributed a color board.
Chair Barry closed the Public Hearing for Agenda Item No. 1 at 7:29 p.m.
Commissioner Roupe stated that he visited the site and finds the project to be very sensitive to the
City’s guidelines with water drainage and impervious coverage taken into consideration. Said that this
project fits into the community nicely. Asked staff what rules are in place to deal with construction
parking since there are several homes under construction in the immediate area.
Director Sullivan advised that the construction vehicles must park in a legal manner. They have the
same rights and responsibilities to park as anyone else.
Commissioner Roupe suggested that the construction parking occur on site as much as possible.
Chair Barry reopened the Public Hearing at 7:31 p.m.
Mr. Mark Thomas, Builder:
• Advised that he just completed a project in the area and that it is his practice to first fence and
screen a site prior to beginning construction. They plan to fence along Taos up to Mr. Wong’s
property and will include two 12-foot gates that will be secured after hours.
• Added that there will be on-site supervision and the site locked up after hours.
• Said that the crews can park on site as this is a large lot. However, occasionally, larger
construction vehicles will have to park on the street.
• Said that the project superintendent will handle such logistics carefully.
Commissioner Roupe asked Mr. Thomas if he had any objection to a Condition requiring on-site
parking of construction vehicles.
Mr. Mark Thomas said that he has no problem with such a Condition. Added that it is actually a
disadvantage to park construction vehicles on the street as the workers need regular access to the
vehicles for necessary equipment and tools.
Chair Barry reclosed the Public Hearing at 7:35 p.m.
Commissioner Hunter said that the number of rooflines is unusual and that she is looking forward to
seeing the house once built. Added that having the garage on the side is a nice feature. Said that this
project is fine and she will support it.
Commissioner Garakani said that he is happy that the issue with windows overlooking a neighboring
property was resolved. Added that the project looks good.
Chair Barry:
• Stated that the relation between the number of bedrooms and garage parking spaces is something
that the Commission should and would be evaluating for each project. Added that a three-car
Saratoga Planning Commission Minutes of July 25, 2001 Page 5
garage for a four-bedroom house is acceptable but this is a real issue to her and that she wants to
raise it now.
• Said that lots of things for this project are handled nicely including the attempt to obtain
neighborhood input.
• Stated that she is happy to see that the front door is not a massive standout feature.
• Agreed that the garage placement is nice and that she appreciates the plan to use concrete pavers
with sand for the front drive.
• Supported the requirement to have construction parking on site and commended the builder on his
extra screening and site security measures as well as his distribution of his business cards to
neighbors to contact him should problems arise during the construction of the home.
Commissioner Garakani asked if the expansion of the basement is possible.
Director Sullivan replied that if the basement expansion is minimal, it can be approved at staff level
but if the basement expansion is significant, it will be returned to the Planning Commission for
approval.
Motion: Upon motion of Commissioner Garakani, seconded by Commissioner Hunter, the
Commission approved a Design Review application (DR-01-001 BSE-01-016) to
allow the construction of a 6,308 square foot two-story residence on property
located at 14350 Taos Drive with the added condition that the construction
parking occur on site.
AYES:Barry, Garakani, Hunter, Roupe and Zutshi.
NOES: None
ABSENT: Jackman and Kurasch
ABSTAIN: None
Chair Barry advised that there is a 15 day appeal period.
***
PUBLIC HEARING – ITEM NO. 2
DR-01-012 & BSE-01-020 (397-04-003) – CAMPBELL, 14725 Sobey Road: Request for Design
Review approval to construct a new 6,180 square foot two-story residence and an 80 square foot pool
house for a total of 6,190 square feet, and to demolish a 4,075 square foot residence. Maximum height
of the structure will be 26 feet. The 76,040 square foot parcel is located in the R-1-40,000 zoning
district. (LIVINGSTONE)
Mr. John F. Livingstone, Associate Planner, presented the staff report as follows:
• Advised that this application is for a Design Review approval to allow a new 6,190 square foot,
two-story residence (five bedrooms) with a 2,100 square foot basement and 1,000 square foot
garage with the demolition of an existing residence.
• Stated that the project meets the City’s policies and design guidelines including a detailed roof
element that varies along the front to help reduce mass and dormers to create interest and break up
the second story.
• Added that the home will be constructed on a flat portion of the site near the location of the
existing home. The existing driveway will be utilized.
Saratoga Planning Commission Minutes of July 25, 2001 Page 6
• Added that existing views will be preserved and that the placement of the new home will actually
reduce visual impacts on existing and future homes in the near area.
• Said that the project is exceeding the garage requirement by providing a three-car garage and that
ample on-site paved parking will be available.
• Added that special care will be taken for Tree No. 19 (an oak), which is located near the center of
the lot.
• Said that the developer has assured staff that they will carefully preserve this tree and observe all of
the Arborist’s recommendations.
• Recommended approval of this application.
Chair Barry restated that this five-bedroom home will have a three-car garage.
Associate Planner John Livingstone confirmed that fact.
Chair Barry opened the Public Hearing for Agenda Item No. 4 at 7:45 p.m.
Mr. Lyle Mosher, Project Architect, Mosher Associates Architecture, 1116 Willow Glen Way, San
Jose:
• Stated that his is a one-man office and that his specialty is work on historic homes.
• Added that he wanted the character of an older home, one that will feel like it has been there a long
time.
• Pointed out that this is a 1.75-acre lot with mature perimeter landscaping. The site is not visible
from Sobey Road. There is a drainage creek with established landscaping adjacent to this site.
• Added that the center of this property will be undeveloped and the site of future orchards.
• Said that the house has been dropped down slope a bit, following the contour lines of the natural
grading.
• Said that the primary focus was the oak tree, which is a magnificent specimen and a welcome
feature of the property and said that the front door of the home is not oriented toward Sobey due to
the tree and the desire to have that tree serve as a featured aspect of the front entry element.
• Advised that there will be some terracing of the property and structure, including a four-foot high
stone retaining wall made of natural stone. Additionally some of the same stone will be used at the
base of the structure.
• Said that materials include a natural slate roof, copper gutters and natural wood windows. There is
a great attention to detail to reflect the flavor of an old estate.
• Said that there is potential for an additional rental property with the saving of the existing home on
the lot. Said that after the Commissioners brought up that potential, he spoke with the owner who
is willing to consider this suggestion. If it is allowable under City guidelines, they would consider
doing so.
• Said that they will install landscaping along the left side of the property to screen against the
neighboring property. A dense row of trees will be placed here.
Commissioner Roupe asked if a Variance would be needed to support a second residence on this
property. Added that he would only be willing to grant such a Variance as long as the unit is
conditioned in the deed to be treated as a low-income unit, rented at below market rate.
Mr. Lyle Mosher said that he cannot commit on the owner’s behalf this evening but reiterated that the
owner is supportive of retaining the second unit if feasible.
Saratoga Planning Commission Minutes of July 25, 2001 Page 7
Commissioner Roupe reiterated that the only way he would support a Variance to exceed the allowable
square footage is with unit being treated as a BMR unit.
Director Sullivan stated that the existing structure would be used as a job site office during
construction so there is time to work out the details with the owner and develop any appropriate
Ordinances to accommodate the second unit.
Commissioner Roupe said again that he can’t approve the secondary unit tonight without specifics but
would consider doing so at a later date.
Director Sullivan stated that Commissioner Roupe is correct.
Commissioner Zutshi asked if the second unit is planned for demolition.
Mr. Lyle Mosher said that all existing structures are scheduled for demolition with one being used
temporarily as an office during construction.
Commissioner Zutshi asked what the square footage is for this structure.
Mr. Lyle Mosher replied 850 square feet plus a garage.
Commissioner Hunter asked Mr. Mosher if the adjacent neighbor on the left has been informed about
the potential to keep a second unit.
Mr. Lyle Mosher replied no.
Commissioner Garakani asked about a well house depicted on the plans.
Mr. Lyle Mosher advised that this well house covers up an abandoned well head that is capped off and
no longer in use but cannot be abandoned.
Commissioner Garakani asked if the existing wall separating this property from the adjacent property
would be replaced.
Mr. Lyle Mosher answered no but added that they plan to plant something such as creeping fig along
the wall in order to cover this wall. Said that they want the wall to look as natural as possible but that
there are no plans to replace it at this point.
Chair Barry expressed concern about only a three-car garage for a five bedroom house. Asked about
additional on-site parking.
Mr., Lyle Mosher advised that there is additional surface parking that is available for guests.
Chair Barry suggested that perhaps the garage near the potential rental unit might be retained.
Saratoga Planning Commission Minutes of July 25, 2001 Page 8
Mr. Lyle Mosher disagreed, advising that this garage is located under the canopy of the oak tree and
that it is a shame to park there rather than to leave the area completely open. Parking can occur at a
more discrete location.
Commissioner Roupe asked if there will be garage to house entry.
Mr. Lyle Mosher said that he would like to put a doorway there if possible.
Commissioner Roupe deferred this question to staff.
Director Sullivan agreed that a doorway between the home and garage is needed for safety.
Chair Barry closed the Public Hearing for Agenda Item No. 2 at 8:00 p.m.
Commissioner Garakani asked staff if the 16-foot wide driveway is adequate.
Director Sullivan advised that the minimum standard is 14 feet.
Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Roupe, the
Planning Commission approved DR-01-012 & BSE-01-020 to allow the
construction of a 6,180 square foot two-story residence with a 80 square foot pool
house on property located at 14725 Sobey Road. (5-0-2; Commissioners Jackman
and Kurasch were absent)
Chair Barry advised that there is a 15 day appeal period before this action is final.
***
PUBLIC HEARING – ITEM NO. 3
DR-00-060 & BSE-00-056 (517-22-073) MASSIE, 15301 Peach Hill Road: Request to demolish an
existing 4,733 square foot single-story residence and construct a new two-story 5,997 square foot
residence plus a 3,620 square foot basement. Maximum height of the structure will be 26 feet. The
62,378 square foot parcel is located in a R-1-40,000 zoning district. (LIVINGSTONE)
Mr. John F. Livingstone, Associate Planner, presented the staff report as follows:
• Advised that the applicant seeks approval to construct a new 5,200 square foot two-story residence
with a 3,600 square foot basement and 700 square foot three-car garage and the demolition of an
existing residence.
• Said that the proposal meets the five policies of the design guidelines. It is on the flat portion of
the site. It uses the existing drive and turnaround area to reduce the grading and disturbance to the
site. It will preserve the existing views of the neighboring properties. It will retain the existing
mature trees on site, which help to obstruct the house.
• Stated that the main entrance will face a large existing oak tree and landscaped area.
• Said that the three-car garage exceeds the two-car garage requirement and that there is ample on-
site parking on an existing paved area.
• Said that per the Arborist’s report the garage was to have been moved to save an oak tree (#36) but
the Arborist agreed to allow the applicants to move this tree. However, the applicants have
Saratoga Planning Commission Minutes of July 25, 2001 Page 9
discovered that the cost of moving this tree is greater than the cost to replace the tree with five 24-
inch box trees. The Arborist has written an amendment to his tree report, supporting the removal
of tree #36 and its replacement with five 24-inch box trees.
• Advised that staff is recommending approval.
• Clarified that Condition 14 requires that fire sprinklers be included throughout, including the
basement space.
Commissioner Roupe stated that the text within the executive summary needs to be modified to read
that the existing structure has been demolished rather than will be demolished.
Commissioner Hunter advised that tree #36 is a California buckeye rather than an oak.
Chair Barry opened the Public Hearing for Agenda Item No. 3 at 8:08 p.m.
Mr. Bob Flury, BF Design Group:
• Said that staff has done a great job describing this project and thanked them for their work.
• Advised that his clients, Mr. and Mrs. Massie have contacted the six adjacent neighbors and
received written responses of support from five.
• Provided a scaled model of the proposed home.
• Pointed out that the second story portion of this home does not stick out but rather is nestled in the
roof of the single story portion of the home. There is a three-car garage with a breezeway link that
is designed to accommodate a parked car.
• Said that the second floor is set back from the first floor to minimize the perception of bulk.
• Stated that he is available for any questions.
Chair Barry asked where the on-site parking is located.
Mr. Bob Flury said that the apron will accommodate three cars and that there will be no off-site
parking required.
Chair Barry closed the Public Hearing for Agenda Item No. 3 at 8:12 p.m.
Commissioner Hunter asked to see the color board.
Chair Barry:
• Stated her appreciation for the communication with the neighbors and the applicant’s attention to
her parking concern.
• Encouraged the potential for low-income rental space in the basement.
Commissioner Garakani expressed his appreciation for the installation of story poles.
Chair Barry thanked the Mr. Flury for the model.
Commissioner Hunter asked if there is any Ordinance requirement to replace a native tree with another
native tree. Added that the buckeye is nearly extinct.
Director Sullivan stated that a value for a removed tree is established and the replacements must be of
equal value. When possible a native indiginous tree is suggested.
Saratoga Planning Commission Minutes of July 25, 2001 Page 10
Chair Barry reopened the Public Hearing for Agenda Item No. 3 at 8:17 p.m.
Mr. Bob Flury advised that they are attempting to locate a new buckeye tree on the site but that they
have not yet found one. They will continue to attempt to find a buckeye tree.
Chair Barry reclosed the Public Hearing for Agenda Item No. 3 at 8:18 p.m.
Commissioner Barry stated that the Commissioners have requested the modification to the sprinkler
condition and the requirement that a buckeye tree be replanted on site if one can be located.
Commissioner Garakani said that he could see the neighbor’s deck from this property and
recommended additional screening landscaping at the southwest corner of the property for the privacy
of the adjacent neighbor.
Commissioner Zutshi said that she has a hard time with old trees being removed.
Chair Barry asked if it was possible to redesign and retain the tree.
Chair Barry reopened Public Hearing No. 3 at 8:22 p.m.
Mr. Bob Flury said that the tree is not perceived as a specimen, Said that they did discuss redesigning
around the tree but were not able to do so. Assured that they will find a mature tree of comparable
size. Reminded that this is not a huge tree, only 14-inches in diameter.
Chair Barry reclosed Public Hearing No. 3 at 8:23 p.m.
Chair Barry stated that tree preservation is another issue for the City and Commission to consider
further in the future.
Motion: Upon motion of Chair Barry, seconded by Commissioner Hunter, the Planning
Commission approved DR-00-060 & BSE-00-056 to allow the construction of a
new 5,997 square foot, two-story residence plus a 3,620 square foot basement on
property located at 15301 Peach Hill Road, with the following modifications and/or
additions to the Conditions of Approval:
1. Modify the fire sprinkler requirements to include sprinklers in the basement;
2. Add a condition that one buckeye tree be planted if available;
3. Add additional privacy landscaping at the southwest corner of the lot.
(5-0-2; Commissioners Jackman and Kurasch were absent)
Chair Barry advised that there is a 15 day appeal period before this action is final.
***
DIRECTOR ITEMS
Saratoga Planning Commission Minutes of July 25, 2001 Page 11
Director Tom Sullivan distributed copies of an article from Western Cities Magazine, which provides
information on the Permit Streamlining Act and current information on State law, as well as a copy of
the City’s General Plan.
Commissioners’ Upcoming Availability/Vacation Schedules
Chair Barry asked staff if there seems to be any problem achieving a quorum of the Commissioners for
the upcoming meetings. Said that she understood that Commissioner Kurasch has vacation plans in
August.
Commissioner Garakani stated that he too would be on vacation from August 21 to September, missing
the second meeting in August.
Update on Study Session
Director Sullivan advised that the Housing Element Study Session went well with about 15 to 20
people in attendance. Said that he is working with the consultant to implement the suggestions
received at this Study Session and that the Public Hearing process must start in August in order to meet
the State mandated deadlines.
Commissioner Roupe asked that as much advertising as possible occur to notify the public of these
important hearings.
Director Sullivan said that he would do everything possible to advertise the Public Hearings.
Chair Barry thanked Director Sullivan for his work and efforts.
Commissioner Hunter thanked staff for bringing forward three projects this evening that were done
well and allowed the Commission to approve them quickly.
COMMISSION ITEMS
There were no commission items.
COMMUNICATIONS
The Council minutes from the Regular Meeting of June 6, 2001 and Special Meeting of July 10, 2001,
were distributed in the Commissioners’ packets.
ADJOURNMENT TO NEXT MEETING
Chair Barry adjourned the meeting at 8:29 p.m. to the next regular meeting set for Wednesday, August
8, 2001, to begin at 7 p.m.
MINUTES PREPARED AND SUBMITTED BY:
Corinne A. Shinn, Minutes Clerk