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HomeMy WebLinkAbout09-12-2001 Planning Commission Minutes MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, September 12, 2001 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Acting Chair Jackman called the meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ROLL CALL Present: Commissioners Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi Absent: Chair Barry Staff: Associate Planner John Livingstone and Planner Allison Knapp APPROVAL OF MINUTES – Regular Meeting of August 22, 2001. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Roupe, the regular Planning Commission minutes of August 22, 2001, were approved as submitted. AYES:Garakani, Hunter, Jackman, Roupe and Zutshi NOES: None ABSENT: Barry ABSTAIN; Kurasch APPROVAL OF MINUTES – Regular Meeting of August 8, 2001. As there again was not a quorum available this evening of those Commissioners that were also in attendance at the August 8, 2001, meeting, approval of the minutes of that meeting was continued to the Planning Commission meeting of October 10, 2001. ORAL COMMUNICATIONS There were no oral communications. REPORT OF POSTING AGENDA Associate Planner John Livingstone announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on September 6, 2001. TECHNICAL CORRECTIONS TO PACKET Associate Planner John Livingstone advised that there were no technical corrections. Saratoga Planning Commission Minutes of September 12, 2001 Page 2 CONSENT CALENDAR There were no consent calendar items. *** PUBLIC HEARING - ITEM NO. 1 DR-01-013, V-01-013 & AS-01-001 (397-43-001 & 003) – JAIN, 18630 Allendale: Request for Design Review approval to construct a new single-story 6,850 square foot residence and sport court. The Variance is to construct the sport court within the side yard setback. Maximum height of the residence would be 26 feet. The 93,175 (net) square foot lot is located in the R-1-40,000 zoning district. (KNAPP) (TO BE CONTINUED TO 9/26/01) Acting Chair Jackman advised that as this item was not properly noticed, it will be considered at the next Commission meeting. *** PUBLIC HEARING – ITEM NO. 2 DR-01-017 & UP-01-012 (397-24-086) – PETERSCHMIDT, 18870 Hayfield Court: Request for Design Review approval to construct a new single-story 2,427 square foot residence with a 720 square foot detached garage for a total of 3,147 square feet. Maximum height of the residence would be 18 feet. The garage would be 15 feet in height. The 60,396 (net) square foot lot (62,746 gross sq. ft.) is located in the R-1-20,000 zoning district. (KNAPP) Ms. Allison Knapp, Planner, presented the staff report as follows: • Said that the applicant seeks approval for a 2,427 square foot residence with a 720 square foot detached garage on a vacant lot. • Added that a Use Permit for the detached garage is also sought. • Advised that the garage will be 15 feet high and located within the required rear setback. • Informed that the rationalization for the detached garage is to retain the historic architectural style of the Julia Morgan main house on the adjacent property, also owned by the Peterschmidts. The roof pitch for the garage is proposed for the same reason. • Pointed out that the property was subdivided in 1998. • Advised that the Heritage Preservation Commission reviewed this proposal on May 8, 2001, and were in support, finding it to be compatible. • Added that the need to construct the detached garage within the required rear yard setback is due to the triangular shape of the lot. The proposal is for a 28 foot, 8 inch rear property setback where 64 feet is required by Ordinance. • Said that staff believes that the necessary findings can be made to support the reduced rear yard setback and is supporting approval of this application. Commissioner Roupe: • Pointed out the proposed kiosk depicted on the plans, which has not been discussed. • Asked what the function is for this kiosk. Saratoga Planning Commission Minutes of September 12, 2001 Page 3 • Added that he would also like fencing to be discussed. Ms. Allison Knapp advised that the fencing will be pulled back from the corner. The new fencing will match existing fences. Said that the kiosk is open in nature and has not been included in the square footage. Commissioner Roupe declared that this square footage indeed should be counted. Ms. Allison Knapp advised that she had felt it was up to interpretation but agreed with Commissioner Roupe that this square footage should have been counted. Commissioner Roupe asked if the proposed fencing would meet Code requirements regarding height and placement. Ms. Allison Knapp replied yes. Commissioner Kurasch inquired whether these lots could be further subdivided since this specific lot is currently three times larger than the minimum required 20,000 square feet. Ms. Allison Knapp responded that subdividing is possible but that findings would have to be made. Added that it is unlikely that any further subdivision will occur since this lot provides a connection to the property on which the Julia Morgan house is situated. Acting Chair Jackman questioned whether once this subdivision map was recorded it was set. Ms. Allison Knapp responded that should the owners wish to consider further subdividing their property, they can apply to do so. Commissioner Kurasch inquired whether the total impervious coverage includes the access through the cul de sac. Ms. Allison Knapp replied yes. Commissioner Kurasch asked if the outside parking area is impervious. Ms. Allison Knapp advised that everything is impervious. Acting Chair Jackman opened the Public Hearing for Agenda Item No. 2 at 7:20 p.m. Mr. Gary Kohlsaat, Project Architect, 501 N. Santa Cruz Avenue, Los Gatos: • Thanked the Commission for convening this evening in light of the tragedy in the Nation. • Advised that the Peterschmidts were aware that this property would not meet their needs when they purchased it, including the need for a large garage to house Mr. Peterschmidt’s car collection. • Advised that by combining the lot on which the Julia Morgan home is located together with this parcel allows them to enlarge the property and construct a caretaker’s unit as a little sister house to the main house, taking its design cues from the main structure. To do this they have copied details. They plan to downplay the caretaker’s home so that the main house remains the focus. A driveway will be located in front of this lot to enhance the visibility of the main house. Saratoga Planning Commission Minutes of September 12, 2001 Page 4 • Stated that they are carefully working around the trees on the site. They will have to take some out but they will be replaced. • Said that they worked with previous Planning staff extensively in preparing this proposal. • Advised that the caretaker’s unit will be constructed in a 1920’s style. • Added that a garage for the main house is currently under construction and that the garage for the caretaker’s unit will resemble the main house garage but on a smaller scale. • Pointed out that at first they believed that a fencing variance might be required although they are aware that the new Director is anti-Variance. However, now with the 7 to 10 foot setback, the fencing would not require a Variance per Director Sullivan. • Stated that the kiosk is a whimsical thing that could shelter a gatekeeper for larger events at the main house. It has been designed to fit within the landscaping, appearing as a sort of ruin. In fact, they had considered installing rustic broken down gates nearby to enhance that effect. • Agreed that they could add the square footage of the kiosk and still be within the allowable. Acting Chair Jackman asked where the kiosk is situated on the site. Commissioner Roupe pointed out that it is 30 feet from the roadway. Commissioner Kurasch: • Stated that she likes detached garages as they decrease the face of the garage door from the front elevation. • Questioned why only a two-car garage is proposed when the owner has a car collection to house. • Added that she would prefer a larger garage with less exterior pavement for parking. Mr. Gary Kohlsaat advised that the garage on this property is to serve the caretaker’s unit, which is a three-bedroom unit. The garage for the car collection is on the property with the main house. Added that there is no viable parking on Douglas Drive to serve the caretaker’s unit. Ms. Allison Knapp pointed out that the drive and paving area is required by Fire for emergency access. Commissioner Kurasch questioned the paving depicted beyond the property line on page C-1 that appears to blend into Lot 9. Mr. Gary Kohlsaat advised that this particular paving is to allow golf cart type maintenance vehicles and gardening type equipment. Commissioner Roupe asked if all these properties are owned by the Peterschmidts. Mr. Gary Kohlsaat replied yet. Acting Chair Jackman advised that the Commission is to limit tonight’s discussion to Lot 7. Mr. Gary Kohlsaat said that they had considered having a separate drive off Douglas to the garage of this new caretaker’s unit but that there was strong opposition from the across-the-street neighbors due to feng shui concerns. Commissioner Roupe asked for clarification that the applicant wants approval for the kiosk this evening. Saratoga Planning Commission Minutes of September 12, 2001 Page 5 Mr. Gary Kohlsaat replied yes. Commissioner Roupe opined that the kiosk looks like an oriental teahouse more than like a Julia Morgan style structure. Asked how Mr. Kohlsaat can rationalize that fact. Mr. Gary Kohlsaat replied that including such a structure is typical of English Country architecture. Commissioner Roupe sought clarification that it is typical to introduce a whole new and unrelated architectural style. Mr. Gary Kohlsaat replied yes. Commissioner Kurasch said that the kiosk helps give the appearance of a gated community with a guardhouse. Mr. Gary Kohlsaat agreed that this is a valid concern but assured that there is no plan to hire a gatekeeper. There will be electric callboxes and cameras for property security. The kiosk will be staffed if there should be a charity event with a few hundred guests. Commissioner Hunter reminded that the Heritage Preservation Commission found the kiosk to be in keeping with an English Country Manor and is a rather old-fashioned type idea. Acting Chair Jackman pointed out that having something with Chinese influence together with an English Country Home design was considered a way for the English to show their wealth. Commissioner Hunter declared that the proposed gardens for this property will be phenomenal and fascinating and will likely become a part of garden tours in years to come. Commissioner Roupe asked how the fencing at the back of the property would be continued from the primary property. Mr. Gary Kohlsaat replied that the existing solid redwood fencing installed by Pinn Brothers to appease the neighbors would be retained. No fences are proposed between the three lots owned by the Peterschmidts at this time, either between Lots 7 and 8 or Lots 8 and 9. Commissioner Roupe pointed out a six-foot fence with gate on Lot 8. Mr. Gary Kohlsaat said that this would allow some privacy for the caretaker’s unit from the main property. Commissioner Kurasch stated her surprise at the proposed height of the kiosk, with 12 feet being more like a garage height. Mr. Gary Kohlsaat replied that the pitch of the roof is steep. Commissioner Roupe said that the pitch neither matches the main house roof pitch or the caretaker’s unit roof pitch. Saratoga Planning Commission Minutes of September 12, 2001 Page 6 Commissioner Hunter asked about comments in Barrie Coates’ report. Mr. Gary Kohlsaat said that they have met with Mr. Coates. A stockpile of trees had been stored under the oaks to provide some shade. Mr. Coates asked that they be moved away and they were. This was an error that has been mitigated. Acting Chair Jackman closed the Public Hearing for Agenda Item No. 2 at 7:50 p.m. Commissioner Hunter: • Advised that she has made three visits to the site. Two as a member of the Heritage Preservation Commission and most recently as a Planning Commissioner. • Opined that this property will be a showplace in Saratoga. • Said that she is thrilled that such a beautiful job is being done to restore this Julia Morgan house. • Added that the Heritage Preservation Commission is in awe. • Congratulated the applicants on the job they are doing. Acting Chair Jackman agreed that this is no small undertaking. Commissioner Zutshi said that she is impressed with the roof and added that she has never seen anything like it before. Commissioner Kurasch: • Said that she is in favor of this project but has reservations about the amount of paving area. • Added that she favors a larger garage and less paved parking area. • Said that the kiosk is out of scale and quite large of which she is not in favor. The design is rather distracting and it is important to keep the integrity of the Julia Morgan residence. Commissioner Roupe: • Declared that he shares Commissioner Kurasch’s concerns that the kiosk is not an integral part of the architectural style. • Suggested that an architectural style more compatible with the Julia Morgan architecture be used for the kiosk. Commissioner Hunter disagreed saying that the Heritage Preservation Commission found the kiosk to be just fine. Commissioner Kurasch said that the scale and size are in question. Commissioner Zutshi said that she agreed that the kiosk is taller than most guardhouses. Commissioner Roupe suggested that a Condition be added to limit the height of the kiosk and require that the roof pitch be compatible with the Julia Morgan style. Commissioner Kurasch agreed that these requirements will still allow the kiosk to be compatible with the desired English Country Manor style sought by the applicants. Commissioner Garakani inquired about bond requirements to ensure the safety of the existing trees on site. Saratoga Planning Commission Minutes of September 12, 2001 Page 7 Ms. Allison Knapp assured that such a bond requirement is a standard part of the Resolution. Added that all the recommendations of the Arborist’s report must be met. Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Kurasch, the Commission approved DR-01-017 and UP-01-012 to allow the construction of a new 2,427 square foot residence with a 720 square foot detached garage on property located at 18870 Hayfield Court, with the added Conditions: • That the proposed kiosk be limited in height so as not to exceed the pitch of the Julia Morgan house; • That the architectural style of the kiosk is to be worked out with staff; and • That this approval pertains only to Lot 7. AYES:Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi. NOES: None ABSENT: Barry ABSTAIN: None Acting Chair Jackman advised the applicants that this decision is final after the 15-day appeal period has passed. *** PUBLIC HEARING – ITEM NO. 3 DR-01-033 (397-18-071) – HULME, 14900 Baranga Lane: Request for Design Review approval to construct a new 6,000 square foot two-story residence with a 2,700 square foot basement and demolish an existing 4,336 square foot residence. Maximum height of the structure will be 26 feet. The 55,757 square foot parcel is located in the R-1-40,000 zoning district. (LIVINGSTONE) Mr. John Livingstone, Associate Planner, presented the staff report as follows: • Advised that this application is for a 6,000 square foot two-story residence with a 2,700 square foot basement and the demolition of an existing 4,300 square foot two-story residence. • Said that the proposed new home will have a maximum height of 26 feet and the property is a 55,000 square foot property within an R-1-40,000 zoning district. • Advised that the existing second story consists of 1,400 square feet while the new second story will be only 627 square feet. The second story occurs only due to the undergrounding of the garage below living space. If not for that fact, this home will be considered entirely a single-story residence. • Advised that the proposal meets all five policies of the Design Policy including minimum perception of bulk, articulation, integration with the environment due to existing mature landscaping and use of natural materials such as natural stone and earthtone colors as well as maintenance of the privacy of adjacent properties. • Added that the driveway entrance will be to Three Oaks Way. • Said that the new home will not be in any view corridors and will not block any existing views. • Concluded by stating staff’s recommendation of approval. Commissioner Roupe asked for details about fencing type and location and where the front of the property was oriented. Saratoga Planning Commission Minutes of September 12, 2001 Page 8 Mr. John Livingstone replied that the front is oriented toward Three Oaks. Said that a Condition exists that states that fencing can be no more than three feet tall in front and that additional corner lot setback will need to be met. Acknowledged that the existing fencing is not compliant. Commissioner Roupe pointed out that the Preliminary Landscape Plan calls out for a four-foot high front yard fencing. Asked if this is overridden by the Conditions of Approval. Mr. John Livingstone replied that the Preliminary Landscape Plan would be overridden by the Conditions of Approval. Said that this project is already in the Building Permit process and that staff is trying to work with the applicant to expedite this application. Acting Chair Jackman opened the Public Hearing for Agenda Item No. 3 at 8:12 p.m. Mr. Paul Hulme, Applicant and Property Owner: • Advised that he is a 27 year resident of Saratoga. • Added that with his two brothers and their extended families, their family owns 14 single-family residences within the City of Saratoga. Mr. Fred Luminoso, Applicant’s Representative: • Advised that the new home will face onto Three Oaks Way and that they plan to apply for an address change to reflect that change. • Said that this new home will be well setback from the street. • Said that they will be excavating in order to place the garage under the home. • Added that new redwood trees would be installed on both sides of the necks of the driveway and additionally they are prepared to plant four redwood trees on the neighbor’s property. • Said that materials include dark roofing, natural earthtone stucco and faux stone surround. • Advised that perhaps some berming would be used for the front lawn and some birch trees installed to help hide the existing phone pole from view from this property. Mr. Jun Sillano, Project Designer: • Said that they plan to integrate the existing mature landscaping and property topography for this new home. The new structure will be sited on the existing pad. • Said that the neighbors’ privacy and views have been preserved. • Added that undulating walls, hip and gable roofs as well as other design features help break up mass. • Advised that they have considered energy efficiency and solar access. Walls, ceilings and floors will be insulated per State guidelines and energy efficient appliances incorporated. Mr. Fred Luminoso introduced project builder Mark Thomas. Mr. Mark Thomas: • Said that he has been building homes in Saratoga over the past nine years, that he lives in Saratoga and is familiar with the community. • Assured that he sets up a safe building environment, including the installation of construction fencing with gates that are locked by the job site superintendent each evening. • Promised that the construction parking would be contained on site as would material storage. Saratoga Planning Commission Minutes of September 12, 2001 Page 9 • Advised that prior to commencing demolition, it is his practice to distribute his business card to surrounding neighbors so that he can be contacted should any problems arise as a result of his project. Commissioner Kurasch asked Mr. Thomas what he can and would do to recycle demolished materials. Mr. Mark Thomas: • Replied that he always strives to be efficient and that recycling is mandatory. • Advised that their recycling efforts include separating concrete from steel as well as the recycling of roofing material and stucco. • Said that materials leave the site on separate trucks as sorted for various recycling methods. Said that some materials, such as sheet rock and tile are difficult to recycle. • Identified his demolition contractor as Randazzo. • Assured that he likes to recycle as much as possible and does so. Recycling is a good idea economically as well as more desirable for the environment. • Said that when cut occurs, it is generally not difficult to find another site requiring fill. Commissioner Kurasch suggested Whole House Building Supply to Mr. Mark Thomas as a company who recycles and sells off demolition site materials. Mr. Mark Thomas thanked Commissioner Kurasch and said that he would add that company to his list of potential resources. Commissioner Hunter inquired about a letter submitted by a concerned neighbor. Mr. Fred Luminoso said that Mr. Bowler’s concerns have been satisfied by narrowing the neck of the driveway and planting additional trees on this site as well as on Mr. Bowler’s property for screening purposes. Additionally, some of the windows facing his home have been eliminated. Commissioner Hunter asked about concerns raised by a Mr. Ferrari. Mr. Fred Luminoso replied that there is a 40-foot point of access drive located 10 feet from the property line. Mr. Ferrari wants the drive to be moved further west. Said that they do not see a reason to do so but will if the Commission asks them to do so. Commissioner Kurasch asked for the width of the driveway to Baranga Lane into the motor court. Mr. Fred Luminoso replied 24 feet. Said that this drive will allow access to the garage and to drive to Baranga Lane. Said that the neighbor supports this drive. The drive meets the turning needs and privacy. It was moved further to the south and narrowed. Mr. Mark Thomas said that they will be working with the neighbor to shape the driveway in such a way that everyone is happy. Acting Chair Jackman closed the Public Hearing for Agenda Item No. 3 at 8:35 p.m. Commissioner Roupe: Saratoga Planning Commission Minutes of September 12, 2001 Page 10 • Said that this is an appropriate project that is actually less intrusive on the neighborhood than the existing house. • Commended the plan to recycle as much of the demolished materials as is possible. • Suggested that with the inclusion of fencing conditions included, this is a great project that he will support. Commissioner Kurasch: • Agreed that this is the type of project she likes to see that creates an improvement. This project offers nice grounding and is beautiful overall. The whole property has been considered and not just the house. • Suggested that the applicants might want to consider incorporating a dry streambed into the landscape plan. Motion: Upon motion of Commissioner Kurasch, seconded by Commissioner Garakani, the Planning Commission granted a Design Review approval to allow the construction of a new 6,000 square foot two-story residence with a 2,700 square foot basement and the demolition of an existing 4,336 square foot residence on property located at 14900 Baranga Lane. AYES:Garakani, Hunter, Jackman, Kurasch, Roupe and Zutshi. NOES: None ABSENT: Barry ABSTAIN: None Acting Chair Jackman advised that there is a 15-day appeal period before this action is final. *** PUBLIC HEARING – ITEM NO. 4 UP-01-007 – SPRINT, Saratoga-Los Gatos Road and Farwell Avenue: Request for a Conditional use Permit approval to construct a wireless communication facility consisting of antennas and equipment cabinets in the Caltrans right-of-way. The site is located in the R-1-40,000 zoning district. (LIVINGSTONE) (CONTINUED FROM 8/22/01) Acting Chair Jackman advised that this item has been continued to a future meeting. DIRECTOR ITEMS There were no Director Items. COMMISSION ITEMS There were no Commission Items. COMMUNICATIONS There were no Communication Items. Saratoga Planning Commission Minutes of September 12, 2001 Page 11 ADJOURNMENT TO NEXT MEETING Acting Chair Jackman adjourned the meeting at 8:38 p.m. to the next regular meeting set for Wednesday, September 26, 2001, to begin at 7 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk