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HomeMy WebLinkAbout06-28-2000 Planning Commission Minutes MINUTES SARATOGA PLANNING COMMISSION DATE: Wednesday, June 28, 2000 - 7:30 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting The meeting was called to order at 7:35 p.m. by Chairman Page. ROLL CALL PRESENT: Commissioners Barry, Bernald, Jackman, Kurasch and Chairman Page ABSENT: Commissioners Patrick and Roupe STAFF: Director Walgren and Assistant Planner Pearson PLEDGE OF ALLEGIANCE MINUTES - June 14, 2000 COMMISSIONERS BERNALD/KURASCH MOVED TO APPROVE THE MINUTES OF JUNE 14, 2000, WITH THE FOLLOWING AMENDMENT. PASSED 5-0 (COMMISSIONERS PATRICK AND ROUPE ABSENT) Page 13, under Written Communications, added letter from Commissioner Kurasch to Director and Chair. Page 12, second to last paragraph: “Kito Road” should be “Quito Road.” ORAL COMMUNICATIONS There were none. REPORT OF POSTING AGENDA Director Walgren reported that pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on June 23, 2000. TECHNICAL CORRECTIONS TO PACKET Director Walgren noted a correction to item 4, page 7, last paragraph, the second sentence referred to the Use Permit section of the Zoning Ordinance “to allow variations from standards such as fence heights.” On page 18, conditions 43 and 44 should be combined. An additional correction was made to item 6, page 3, the minimum setbacks on the left side of the building were listed as 6’ and 10’ but should be shown as 20’ for the first floor and 36’ from the second floor. PLANNING COMMISSION MINUTES PAGE 2 JUNE 28, 2000 CONSENT CALENDAR 1. GPA-00-001 – CITY OF SARATOGA; Saratoga Community Development Department staff is updating the Circulation and Scenic Highway Element of the City’s General Plan. The document will act as the City’s long-range traffic management plan. The update is intended to assess existing traffic conditions and to develop a goals and policies document to address changed conditions. The Planning Commission has scheduled this meeting to continue to solicit public input. A recommendation towards adopting the Element will then be forwarded to the City Council for final consideration. An environmental initial study and subsequent Negative Declaration have been prepared for the project pursuant to the requirements of the California Environmental Quality Act. (CONTINUED TO A DATE UNCERTAIN) 2. DR-00-016 (503-27-061) – MARKHOVSKY, 14250 Paul Avenue; Request for Design Review approval for the addition of 684 square feet to the existing first floor and the addition of a 549 square foot second story to an existing 1,413 square foot, single story residence. Total floor area proposed is 2,646 square feet. Maximum height proposed is 23 feet. The parcel is 7,500 square feet and is located within an R-1-10, 000 zoning district. COMMISSIONERS BERNALD/BARRY MOVED TO APPROVE THE CONSENT CALENDAR. PASSED 5-0 (COMMISSIONERS PATRICK AND ROUPE ABSENT) PUBLIC HEARINGS 3. DR-99-003.1 & UP-99-002.1 (517-15-012 & 517-15-013) – VILLA MONTALVO, 15400 Montalvo Road; Request for Modification of an approved project to allow for changes in the grading plan associated with the construction of 10 artist cottages and a common building. The approved quantities are 1,200 cubic yards of cut and 1,200 cubic yards of fill. The proposed quantities are 2,967 cubic yards of cut and 2,860 cubic yards of fill. The 10-acre site is located within an R-1-40, 000 zoning district. (CONTINUED FROM 6/14/00) Assistant Planner Erik Pearson reported that the project was for a modification of an approved Design Review and Use Permit for the construction of 12 artist’s residences at the Villa Montalvo park. An environmental initial study was completed for the original project and a Negative Declaration was adopted. On July 28, 1999, the Planning Commission approved the project with conditions. When the applicant submitted the grading plans for a grading permit, it became apparent that the extent and quantify of grading necessary was significantly more than what was approved by the Planning Commission. The use and design were approved, but the design review findings contained language about minimizing grading and preserving natural landscape to the maximum extent possible. The main issue is the amount of grading. The grading cut quantity includes 1,180 cubic yards of stripping which will be redistributed on the site for landscaping purposes. The difference between the cut and fill results in 107 cubic yards being exported. Most of the additional grading occurs outside the riparian areas, but the plan shows some additional grading inside the riparian vegetation area. A condition was added to the resolution that requires the grading plan be amended so that no additional grading in the riparian areas will occur. The number of trees to be removed was inaccurate. The original plan approved removal of seven trees; two additional trees will be removed as a result of the changes in grading. The number of trees to be replanted will exceed those being removed. The proposed buildings F1 and F2 had to be relocated because of a trace fault beneath the footprint of the two buildings. Staff believes grading quantities do not create any environmental impact not already considered PLANNING COMMISSION MINUTES PAGE 3 JUNE 28, 2000 in the original initial study and Negative Declaration. Commissioner Barry asked if the entire use permit and design review are open for discussion. Director Walgren said if the Planning Commission finds the additional grading quantities affected the earlier decision to grant the User Permit and Design Review, both applications would be open. Commissioner Barry asked whether any alternatives were considered when the fault was discovered. Assistant Planner Pearson said this was the only alternative due to the location of the trees, the topography, and the layout of the other buildings on the site. Commissioner Jackman said she was a member of the Montalvo Service Guild but has no conflict. Commissioner Kurasch asked for the square footage of all the cottages and asked why the site access road was widened. Assistant Planner Pearson said it was widened for additional handicap access. The square footage of the cottages is 10,602. Commissioner Kurasch asked where the cut soil would be placed while the area was graded. Director Walgren said the majority of grading would remain on site as a balance of cut and fill. It will be distributed on site per the limits of grading indicated on the plans. Commissioner Bernald referred to the design review versus the use permit and Director Walgren’s response that only in the matter of grading would the Planning Commission deal with changes in the use permit. Director Walgren said the conditional use permit was for the artist in residency addition to the Villa Montalvo complex. That was approved and is now before the Commission for amendment. Chairman Page opened the Public Hearing at 8:02 p.m. Don Stastny, 813 S.W. Alder, Portland, OR, asked Terry Szewczyk to address the issue of cut and fill. Terry Szewczyk, TS Civil Engineering, 90 North First Street, Suite 101, San Jose, said the typical process with the initial grading plan is the best estimate of what they think the work will be on a project. As the design developed, the noticed foundation changes as well as addition excavation in the areas that were approved to be excavated. The actual construction is limited in terms of the building footprints. The increase was not that significant, looking at the construction area. Mr. Stastny spoke about the foundations. He thought they would be able to take care of a number of the foundation issues with conventional types of footings. The found deep paths under the cottages with contributed to the overall fill area. The road was widened pedestrian use and emergency access. Drainage was taken down the middle of the road. Regarding the staging of the dirt, he was working with contractor for staging of excavation. The intent was that the dirt would be kept on site with the exception of 107 cubic yards which would be hauled off site. Debbie Ellis, Project Arborist, reviewed the plans and tried to implement the recommendations of Barrie Coate. She tried to keep construction as far away from the trees as possible, and she or an associate will be PLANNING COMMISSION MINUTES PAGE 4 JUNE 28, 2000 onsite watching what happens. She will monitor the trees and soil conditions. Mary Tienken said the original conditional use permit showed removal of seven trees. The current plan shows the removal of five of the original seven trees. She hoped to retain two trees, #39 and #43, which were close to the buildings. Mr. Stastny said the intent of the consultant team is to protect as many trees as possible. As part of the original geotechnical report, Dames a Moore asked that additional trenching occur in the area of the cottages at the top of the hill. A trace fault was found, and moving cottages was necessary to get away from the trace fault. Some additional excavation was required in that area. Connie Vieaux-Jackson, Operations Director, Villa Montalvo, spoke about the lease agreement and said there was a concern about Villa Montalvo closing the hiking trails for special events. Villa Montalvo has a lease agreement with the County of Santa Clara, and the trails are open during the day, 360 days per year. Mr. Stastny concurred with staff’s findings. He is two weeks away from completion of full construction documents and is proceeding with the project. Commissioner Barry thanked Ms. Vieaux-Jackson for providing information which cleared misinformation that the Commission and some residents had regarding the ownership of Montalvo. She said the lease included a section which indicated the County and Montalvo shall confer on the number of closures. She asked whether that was superseded by the Court order. Ms. Vieaux-Jackson clarified that a lawsuit was brought against Villa Montalvo several years ago due to the concert series. The Court order and the final settlement of the lawsuit was that Villa Montalvo would have only five front lawn shows and 36 garden-theatre performances. She lets the County know the dates of the concerts. Commissioner Kurasch asked about any grading plan changes were proposed. Assistant Planner Pearson said a letter was written in response to the grading plans that were submitted in April 2000 when the initial differences in grading were found. The applicant submitted a revised grading plan, dated June 1, 2000, which incorporated the significant design changes necessary to save many of the trees. Commissioner Kurasch asked how a condition would be referenced that the changes were made to protect the trees. Director Walgren said there would be a final grading plan review which includes comments from the current meeting, the comments from the arborist’s last memo, and all the requirements from the prior year’s approval would be applicable. He said the applicants were still obligated to comply with the original requirements to retain trees on site and any additional requirements that resulted from the changes to the plans. Ms. Tienken said grading was reduced within the drip lines of the trees and trenching for water pipes was also reduced. Commissioner Bernald wanted to confirm there will be no grading in the riparian easement area. Assistant Planner Pearson said the original approval allowed for some grading in the riparian areas. Staff PLANNING COMMISSION MINUTES PAGE 5 JUNE 28, 2000 recommended in the resolution a condition that says no additional grading may occur within the riparian areas. Commissioner Barry said she noticed the use of heavy metals on the buildings, including a copper roof on the Common Building which she sees as an environmental impact. She asked if the applicant reconsider the use of heavy metals. Mr. Stastny said the original concept of the artist project was for five architects to design two cottages each. Six architect-artist teams worked on the design of the overall project. Some of the original metal accessories have been reduced. They continued to use metals on the roofs of all the cottages. They are maintaining the copper roof and copper accents on the Commons Building. Commissioner Barry distributed a flyer regarding the use of copper and keeping copper out of the Bay. Chairman Page asked where the runoff from the main building was, noting that building has the most copper. Mr. Stastny said the runoff goes to the storm sewer. Director Walgren suggested adding a condition that “all storm water be retained on site to the extent feasible.” Mr. Szewczyk said some of the solutions currently used are grassy swales adjacent to the building to percolate runoff. Mr. Stastny said he will take the issue of copper roofs back to Villa Montalvo. Chairman Page asked if the applicant anticipated any further changes. Mr. Stastny responded that actual changes come from the detail, design, and construction of the documents. He did not feel they misled anyone and does not foresee any other changes. There were no comments from the public. COMMISSIONERS BERNALD/JACKMAN MOVED TO CLOSE THE PUBLIC HEARING AT 8:40 P.M. PASSED 5-0 (COMMISSIONERS PATRICK AND ROUPE ABSENT) Commissioner Barry was concerned about the amount of grading being asked for and wanted to hear what the other Commissioners felt about the grading. She felt strongly about the copper roof and would not be able to approve the project because of the closeness to the riparian area. Commissioner Jackman was concerned about the copper roof and the cottage on the fault line. The project can absorb the increased cut and fill. Commissioner Bernald was concerned with the soils work. She said the project, as presented before, is in jeopardy with major designs and the soils work has put project in jeopardy. She felt that was a serious misstep on the part of the applicant. She does not like to see things come back to the Commission because they were not done properly in the beginning. She had no concern with the tree removal, but was concerned that the project might come back because of more cut and fill. She said the big picture needed to be looked at in terms of what the effort will bring to Saratoga. It will carry out what Mr. Feiling wanted to PLANNING COMMISSION MINUTES PAGE 6 JUNE 28, 2000 have on the property in an exciting, creative, and inspirational way. Given the soil instability, the Commission must do what is necessary to make the site stable. No neighbors are present to speak against the application. She does not share the Commissioner’s concern about heavy metal, stating there is an artistry in the design because of the metals. The drainage could be put into the soil and retained on site. Commissioner Kurasch said she based her judgment on the first approval on information presented to the Planning Commission but was concerned about the shifting numbers of cubic yards and the prospect that they might go higher. She favored a more clustered, less expansive design. She also was concerned about the shift of buildings F1 and F2 which made them more visible. Commissioner Barry was unsure about how doable the cut and fill is, noting her concern about where the dirt would go. She heard a good faith effort to monitor the project on the part of the proponent and might support the project without the copper roof. Chairman Page said the project maintains its original intent, and he supports the project. The copper roof represented a minuscule amount of square footage. Commissioner Jackman said the buildings were arranged to have a view of the mountain area and preserve the open space. She supported the project. Commissioner Kurasch said copper is a valid concern of hers. COMMISSIONERS JACKMAN/BARRY MOVED TO APPROVE DR-99-003 WITH CONDITIONS 1) INCORPORATE STANDARD STORM WATER CONDITION THAT AS MUCH STORM WATER AS CAN FEASIBLY BE RETAINED ON SITE, PARTICULARLY THE ROOF DRAINS; 2) A FINAL TREE PROTECTION PLAN BE SUBMITTED AND A FINAL ARBORIST REVIEW BE CONDUCTED WHICH INCORPORATES ALL THE REPORTS THAT HAVE BEEN PREPARED TO DATE; AND 3) THE APPLICANT TO GO BACK TO THE BOARD OF DIRECTORS OF MONTALVO AND INVESTIGATE UTILIZING ROOF MATERIAL OTHER THAN COPPER. COMMISSIONER KURASCH AMENDED THE MOTION TO INCLUDE THAT RUNOFF NOT BE DIRECTED TOWARD THE RIPARIAN AREA, AND STAGING AND PLACEMENT OF EXCAVATED SOIL BE APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR. COMMISSIONER JACKMAN ACCEPTED THE AMENDMENT. MOTION PASSED 3-2 (COMMISSIONERS BARRY AND KURASCH OPPOSED, COMMISSIONERS PATRICK AND ROUPE ABSENT) COMMISSIONERS BARRY/BERNALD MOVED TO APPROVE UP-99-002.1. PASSED 5-0 (COMMISSIONERS PATRICK AND ROUPE ABSENT) Chairman Page declared a recess at 9:00 p.m. The meeting reconvened at 9:09 p.m. 4. SD-99-003, UP-00-001 & GPA-00-001 (517-13-018, 517-13-019, 517-12-001) – SOBRATO DEVELOPMENT COMPANY and the SARATOGA CEMETERY DISTRICT, 14800 Bohlman PLANNING COMMISSION MINUTES PAGE 7 JUNE 28, 2000 Road (site of the former Sisters of Notre Dame de Namur) and 14766 Oak Street (Madronia Cemetery); Request for Tentative Map approval for the subdivision of the 23.5 acre site into 11 lots ranging in size from 6.2 acres to 40,913 square feet. Minor road widening and the development of a sidewalk along Bohlman Road are proposed. Use Permit approval is requested to transfer two acres to the Saratoga Cemetery District for the expansion of the Madronia Cemetery. A General Plan Amendment is necessary to change the General Plan designation from Quasi-Public Facilities to Residential-Very Low Density. The site is located within an R-1-40,000 zoning district. An environmental initial study and subsequent Negative Declaration have been prepared for the project pursuant to the requirements of the California Environmental Quality Act. (CONTINUED FROM 5/24/00) Assistant Planner Pearson provided the staff report, noting that the application is for tentative approval of a subdivision map to create 11 lots: 10 residential and one lot to be transferred to the Saratoga Cemetery District for the expansion of the Madronia Cemetery. The General Plan amendment is to change the General Plan designation from Quasi Public Facilities to Residential Low Density designation. The change is not subject to Measure G. Staff is recommending the Planning Commission adopt a mitigated Negative Declaration. A biological resources report found no existence of special status plants or animals; however there are mitigation requirements that pre-demolition and pre-construction surveys be done to make sure there are no special status animals nesting in the area. A traffic analysis found a decrease in traffic from the existing use. The existing use has over 60 units and could accommodate a much larger impact use. Conditions included widening Bohlman Road to a constant width of 18 feet, removing some trees, and adding a left turn lane from Bohlman Road to the new cul-de-sac. A pedestrian pathway would be required. Landscaping and a fence would separate the path from the homes. A stucco soundwall was proposed, but staff recommended that be changed to a wood fence. Staff also recommended that the pedestrian pathway be modified from a uniform curve to a meandering path. The Public Works Department is requiring a storm drain system to be installed and the road be resurfaced after completion of road work. Commissioner Bernald asked about the need for a soundwall. Assistant Planner Pearson said the homeowners would typically want a rear fence. From a design standpoint, it is more desirable to have one wall installed by the developer. The fence would also provide security and minimize noise from the road. Commissioner Barry could not find the zoning designation in the General Plan and would like a follow up on the issue later. Commissioner Kurasch referred to the Southwest Hillside Plan and asked if the property is involved in that area. Director Walgren said the Hillside Specific Plan addresses the western hills, west of Pierce Road. The subject property was zoned single-family R-1 40,000. Chairman Page opened the Public Hearing at 9:28 p.m. John Sobrato, co-applicant, said he had worked on the project for 18 months and met with neighbors, city staff, including the arborist, geologist and other environmental consultants. The objective of the project was to respect the natural beauty of the site. He noted that 17 lots were possible but only 11 were planned. He hoped the low density approach would ensure a development that was compatible in character with other existing homes in the neighborhood and the City of Saratoga in general. The subdivision conforms in PLANNING COMMISSION MINUTES PAGE 8 JUNE 28, 2000 all aspects to the existing R-1 zoning. The General Plan change is only necessary to conform to the General Plan. Building envelopes were proposed within the areas currently occupied by buildings to minimize disruption to the existing landscaping and trees. All but one adjacent neighbor supported the project. They agreed to adjust two common lot lines at the request of two neighbors to provide additional area for an existing oak tree on one of the properties and agreed to accommodate Cemetery District’s desire to expand the cemetery property through their acquisition of two acres. The most difficult issue was how to address the substandard width of Bohlman Road. They agreed to provide a meandering pedestrian and bike path on the far side of the heritage redwood trees to take the pedestrian and bike traffic off Bohlman Road. They were willing to: 1) widen Bohlman Road to a uniform 18-foot width which would involve the loss of many heritage redwood trees; 2) widen Bohlman Road after the row of redwood trees; or 3) install the path and leave Bohlman Road as is and install whatever traffic safety devices are deemed necessary and appropriate by the Public Works Department. They cannot accommodate an additional parallel lane to Bohlman which would eliminate one lot from the already low density plan. Commissioner Kurasch asked for an overview of the history of the development and how the project evolved. Mr. Sobrato said he was approached by the Sisters of Notre Dame de Namur to consult with them on the disposition of the property. The Sisters needed to sell the site and consolidate their operations with their mission in Belmont. Given the age of the buildings and the fact they were relatively nondescript, there was not much to save architecturally. The conclusion was a low density residential subdivision. Commissioner Kurasch asked whether the applicant went through different stages of the circulation plan, noting one ingress and egress from Bohlman Road. Mr. Sobrato said there is no way to avoid access on Bohlman. Subdivision maps were reviewed, and they concluded that Bohlman Road was the best due to the least disruption to the trees and easiest access because of the grade. John Campbell, Chairman of the Board of the Saratoga Cemetery District, said the cemetery was founded in 1860. The current use of gravesites would be used up in less than 25 years. The Board of Directors reviewed the plans in detail and felt it was a good use of the property. Director Walgren said the City received three letters from residents regarding their concerns for improving the safety of Bohlman Road and preserving the redwood trees. He also received a memo from the Public Works Director regarding road alternatives. Ray Persico, 14761 Sixth Street, had concerns about preserving the quality of the environment of the neighborhood, the redwood trees, road widening, and damage to tree roots. There is sufficient right of way on the downhill side of the road where the road could be widened and the trees would not be disturbed. That would eliminate the need for the retaining wall. The trees were planted around the pathway when the convent first went in. He suggested moving the pathway eight feet away from the trees. He supported other material such as wood for the retaining wall to fit in better. David Dolloff, 20685 Sigal Drive, said the Bohlman Road is a beautiful, tunnel tree road. Attempts to widen the road will damage the redwood and oak trees. The road cannot be improved without destroying the aesthetics of the road. The soundwall would affect emergency access. The road should be left alone. The City needs to address the health and safety of the residents on the hillside. He felt a liability situation will arise. Linda Ringsrud, 14706 Sixth Street, said the sound wall did not belong and suggested a chain link fence PLANNING COMMISSION MINUTES PAGE 9 JUNE 28, 2000 with vines over it. The pathway could be crushed ground rock rather than asphalt. She agreed with the concerns that the road needs to be two lanes and said widening the road will take some of the property. She felt the entrance is out of character with the area. Joyce Nola, 15350 Norton Road, resented anything happening to the country lane. She agreed the road was dangerous because cars go too fast. She favored a new road coming down the hill through the nuns’ property. She was concerned that building 11 homes at one time would create problems on the road and asked if all the construction trucks could be brought through the nuns’ driveway. David Noller, 15243 Montalvo Heights Court, said he spent three years developing the back of his property and had many problems with the drainage from the nuns’ property. Water comes down through culverts on to his property. The area where John Sobrato wants to build his house is a large meadowed area which has a massive sheeting effect during heavy rains. He has had to put in swells to keep the water from running on to his property. He has also put in trees and plants on the nuns’ property to keep the land from moving. Other concerns were the noise in the canyon and the location of the new home which would cause problems with privacy and loss of views. Gary Pastre, 14230 Douglass Lane, represented the Christian Science Church at 20548 Lomita, said his main concern was of the audio impact that the development might have, in particular with the existing tennis court. His request would be if the tennis court was developed, that its use be restricted on Sundays. Bill Brown, 14755 Oak Street, said he generally approves the plan. His concern is traffic on Bohlman Road. He said the traffic report is ludicrous in stating traffic will be reduced. He believed the traffic will remain static or increase with the new units. His concern is that speed mitigation measures be attached to the development. Widening the road is not a good idea. The wall is a concern and should be screened with native planting. Construction staging should be onsite. Joseph Drees, 15471 Bohlman Road, said cars going up Bohlman cut the corner going fast. The oak tree on the right side has slowed down some drivers. He took exception to staff’s recommendation to widen the road. Ben Dubin, 16880 Bohlman Road, said the new homes will add to the value of the neighborhood, but he was concerned about the trees on Bohlman Road, the increased traffic, and the safety of the residents. He said it was difficult for emergency crews to get up the hill. The traffic is too fast on Bohlman. and there is a need for increased enforcement. Bicyclists going down the hill go faster than what is safe. Dave Holt, 15575 On Orbit Drive, said his family does 6-10 trips per day. He favored the low density dwellings but would ask the Planning Commission to reconsider the soundwall. He felt the street was safer the way it was than widening it. Director Walgren referred to the Traffic Engineer’s report which stated there would be one trip generated. The Institute of Traffic Engineers data was used which typically assumes that a single-family residential property generated between 10 and 12 trips per unit per day. The report listed that the project would generate between 100 and 130 traffic trips per day. Dianne Tuley, 14755 Oak Street, was concerned about the high speed traffic and said widening Bohlman Road would make it easier to go faster. The City should consider a stop sign at Norton and increased enforcement. Staging of construction should be onsite and the hours of construction should be adhered to. She questioned how a wood fence would hold up and suggested an iron fence be considered. She wanted to PLANNING COMMISSION MINUTES PAGE 10 JUNE 28, 2000 see Bohlman remain the same as it is but suggested the pathway could be wider for emergency vehicles. She asked about changing the zoning from Quasi Residential to single-family and whether the 6.5 acre lot could be developed or subdivided. Judith Butler, 15015 Vickery Lane, said in 1980 the City recommended that Bohlman be a double lane road. Regarding the General Plan amendment change to low density residential, she asked why the zoning would not be low density residential hillside. She noted the severe change in elevation. This area was the most environmentally sensitive area. She felt an EIR should be required due to the expansive soil, faults, and large, old trees. She said there would be an impact on grading and she wanted the cut and fill limited. She wanted to see the houses built to the natural contour of the land. Commissioner Bernald recommended that Ms. Butler review the Negative Declaration and then let the City know if she felt an EIR was still needed. Vincent Nola 15350 Norton Road, expressed concern about traffic on Bohlman Road. The trees should remain, and the road should be divided. There should be a stop sign at Norton. Lots could be made smaller to compensate for the road. Beverly Phipps, 15270 Norton Road, said a 1990 survey showed that open space was the greatest priority of residents. The general feeling is the soundwall is undesirable and the damage to the redwood trees is deplored. He said the entry way is not consistent with the rural character. He favored a three-way stop at the intersection of Bohlman and Norton. He suggested using cedar trees rather than a masonry structure. Using an overhead, he pointed out a proposed access road between the Sobrato development and the cemetery which would mitigate the loss of the rural character. Gregory Fox, 15175 Norton Road, liked the development except for the use of Bohlman Road. He explained that 23 years ago, the Planning Commission required the Sisters to deed their driveway for the use of a public work, but the City Council decided it would be destructive to the Sisters to take their private driveway. Planning Commission had decided they did not want to rip out all the trees. He said 200 homes could not be serviced safety with an 18’ wide road with overhanging trees. Fire is the greatest hazard in the hillside area and the fact that Bohlman is the only access is a major issue. David Pidwell, 20628 Vichery Lane, said he reviewed the preliminary plot plan and said the allocation of 11 lots on 23 acres was very good. He said Mr. Sobrato met with the neighbors and was open to discussion. He said the tennis court that was discussed earlier was associated with his property. It was built as a play court in 1952 on the Sister’s property and he obtained an easement to resurface and use the court. The property has been used by the nuns, their families, and Catholic school students. He believe there will be a significant reduction in traffic. He would rather see a common wall built as opposed to cement, brick and wood walls. Mr. Sobrato did an outstanding job developing the plan. Diane Greene, 17056 Bohlman Road, said she traveled on Bohlman Road 3-4 times per day. She did not believe additional traffic measures at the bottom of Bohlman Road will help. The circulation study does not realistically assess the average daily trips, and it was important to take into account the trips involving maids and landscape and maintenance personnel She did not understand why anyone would want to encourage pedestrian traffic due to the lay of land and steep grade. Considering the riparian environment, she felt there will be a significant impact to the creek. Removing the trees would reduce roots and natural covering that help to protect erosion in the area. She felt research needs to be done on the zoning change and how it would be affected by future development. She proposed using the driveway and splitting Bohlman in two. CCR’s did not prevent residents from putting in new fence. PLANNING COMMISSION MINUTES PAGE 11 JUNE 28, 2000 Director Walgren addressed the issue of future lot splits and said the majority of lots could not be re- subdivided; Lots 1 and 4 could be re-subdivided but it would be difficult to get access and meet frontage, width and depth standards. There are means to enter into a development agreement that would allow no further subdivision of property. Greg Sawyer, 15495 Quickert Road, said the houses are separated by a forest and he did not want to see a wall. The development has to blend into the area, and the road should be at the nun’s driveway. Chairman Page announced that the Planning Commission would not open any other public hearings at the current meeting as the time was 11:00 p.m. The remaining items would be rescheduled to the next meeting. David Pearce, 20932 Hidden View Lane, said he does not understand the inconsistency in the zoning. His immediate neighbors were R-1 40,000 and his property was Hillside Residential. Part of the subject property is very hilly. Over 60 percent of his property is dedicated to open space to provide a buffer to the homes. The trees on the west side of Bohlman Road would also serve as a buffer. He favored the development and was willing to work with the developer to make some of his land available to widen the downhill side of Bohlman Road. Because of the amount of traffic, he thought a walkway was important. He likes the design of the entrance. and would prefer to see a wrought iron fence rather than a soundwall. Commissioner Barry asked Mr. Pearce if he thought a portion of Bohlman Road should be widened. Mr. Pearce said he would like to see some trees taken down on his side of the road which is the down side. Ted Cheeseman, 20800 Kittridge Road, urged the Planning Commission to oppose the plan to widen Bohlman Road because of: 1) aesthetics; 2) quality of Saratoga environment; and 3) justice to the Saratoga people. If there was any removal of trees or changing Bohlman Road, he wanted to see an EIR. The development was lucrative and puts the burden on the public. He was in favor of a second lane for the downhill traffic which would achieve the safety, environmental, and aesthetic concerns. It was the responsibility of the Planning Commission to build and develop based on current capacity rather than increasing capacity to meet the whims of the developer. Director Walgren clarified the project was not driving the widening; the City saw the application as an opportunity to require the developer to improve a public road to a minimum standard of 18 feet. Mr. Sobrato addressed the issue of rural character and said he did not intend to mean a soundwall, but envisioned ivy on a masonry or wood wall. He hoped to work with the community on the access issue. Traffic counts were done with traffic counters and cars were physically counted. The traffic that was counted was from the Montessori School when it was in operation and the relatively small amount of traffic generated by the Sisters who use the existing building on the site. The traffic from the redevelopment will reduce the traffic impact on the streets. He favored keeping Bohlman narrow which would keep traffic slower. He suggested if the community insisted on a second lane, the only fair thing to do was to do it by an assessment district. Commissioner Bernald asked whether Mr. Sobrato wanted to address the concerns raised regarding drainage and the landslide area. Mr. Sobrato said a Tentative Map Approval condition deals with drainage which says all existing drainage problems that affect the adjacent neighbors will be dealt with as a condition of the Final Map. Commissioner Bernald asked whether the traffic study included service personnel. PLANNING COMMISSION MINUTES PAGE 12 JUNE 28, 2000 Mr. Sobrato believed the study included service personnel. Commissioner Kurasch asked how Mr. Sobrato felt about having an access road for emergency vehicles where the path would be expanded to a driveway width. Mr. Sobrato said widening the pedestrian path for emergency access would lose the rural character of a path. He suggested as a second way of emergency access was to come down from Norton, turn into the cul- de-sac and then tie into the cemetery’s road system. Commissioner Kurasch asked about Mr. Phipps proposal for another road in which partially avoids Bohlman Road. Mr. Sobrato said the intent of bringing the cul-de-sac closer to Norton Road did not change the problem. He said he would prefer to leave the trees and leave the road as it is. COMMISSIONERS BERNALD/JACKMAN MOVED TO CLOSE THE PUBLIC HEARING AT 11:34 P.M. PASSED 5-0 (COMMISSIONERS PATRICK AND ROUPE ABSENT) Director Walgren clarified the environmental report was prepared which includes a biotic assessment, a tree preservation plan, an archeological field investigation and geologic hazards review, hydrology study, and traffic analysis. The study was available for interested persons. Commissioner Bernald said her concern was with cutting down the trees and runoff from on the road and into the creek. Commissioner Kurasch was concerned with the runoff into Saratoga Creek. She wanted to see an accurate picture of the existing traffic. Commissioner Jackman wanted to look at the current traffic situation, noting there is not a good access for emergencies. There has to be another way out in case of fire Commissioner Barry concurred with comments made about requiring a full scale EIR if the road were widened. Director Walgren said to do an EIR without specifying what additional studies were needed, would be to take the current documents and repackage them. There were several known alternatives. He heard the need for traffic counts based on current levels of traffic. Commissioner Barry said the Commission should deal with public safety and fire issues. Director Walgren said there were 6 or 8 road alternatives to be considered at the next meeting. Director Walgren said the next topic was the General Plan amendment. Commissioner Bernald said she was unclear about the concerns raised by Commissioners Barry and Kurasch. She asked whether their concern should include hillside residential. Commissioner Kurasch wanted to understand how the changes could be mitigated. PLANNING COMMISSION MINUTES PAGE 13 JUNE 28, 2000 Commissioner Barry said she could not find the zoning category in the zoning document and wanted to understand how it came to be. She also raised a concern about dedications and what has been and could be the use of the property that was being given up. The Planning Commission had to consider what was reasonable. She asked for guidance with respect to the loss of the use of the school/recreational facility that might have continued on the property. Director Walgren said the Planning Commission needed to focus on the road improvement. Regarding the design of the subdivision., he included topics for next meeting consisting of leaving the road as it is; widen the road selectively at key narrow points; incorporate traffic slowing devices along the straight-aways; widen road to 18 feet as proposed; widen to 18 feet to the west using retaining walls; or develop parallel roads, using the existing driveway. Commissioner Kurasch said the circulation plan before the Planning Commission is a long-term planning document that can be used as a basis for decisions. She would like some reflection in the Planning Commission’s discussion. She would like to know the impacts of the traffic. Commissioner Barry wanted staff to consider the issue of additional decrease in the severity of the slope density formula in case more land might be used for the road. She asked staff to come back with a report. Commissioner Kurasch was interested in knowing the history of the easement on the adjacent property. She suggested a separate hearing to discuss development conditions. Director Walgren suggested using the July 12 study session meeting for continuation of the discussion. 5. DR-98-031 (503-78-004) – CHAO, 21888 Villa Oaks Lane; Request for Design Review approval for the construction of a new two-story 5,832 square foot residence on a vacant lot. Maximum height proposed is 26 feet. The parcel is 43,996 square feet and is located within a Hillside Residential zoning district. 6. DR-00-015 & SUP-00-001 (397-26-002) – RAISSI, 14195 Saratoga Avenue; Request for Design Review approval for the demolition of an existing 742 square foot residence and the construction of a new 3,030 square foot, two-story residence with an 820 square foot basement and a 651 square foot detached garage. Second-unit Use Permit approval is also requested to allow a 663 square foot second dwelling. The site is 21,780 square feet and is located within an R-1-12,500 zoning district. 7. DR-00-017 (386-47-030) – SUN/HUANG, 19172 Brockton Lane; Request for Design Review approval for the addition of a 722 square foot second story to an existing single story structure on a corner lot. The existing structure is 2,630 square feet, and the proposed addition is 741 square feet at a maximum height of 24 feet. The 13,000 square foot site is located within an R-1-12,500 zoning district. DIRECTOR ITEMS − Rescheduling Circulation Element update PLANNING COMMISSION MINUTES PAGE 14 JUNE 28, 2000 Director Walgren said the Circulation Element needed to be rescheduled at an informal study session meeting. The meeting was scheduled for July 26 at 5:00 p.m. − Housing Element update Director Walgren reported that the update was underway. − Wireless Communications update Director Walgren reported that the ordinance was being rewritten as a submittal requirement document. Director Walgren reported that Associate Planner Heather Bradley and Public Safety Officer John Burns resigned. He also reported that this was Ruth Swanson’s last meeting as Minutes Clerk. COMMISSION ITEMS − Consideration of August schedule The Commissioners concurred to cancel the second meeting in August. COMMUNICATIONS WRITTEN − City Council minutes for meetings of May 31 and June 7, 2000 - noted – Notices for regular Planning Commission meeting of July 12, 2000 - noted – Notice from Midpeninsula Regional Open Space District announcing a public meeting for review of the District’s Trail Use Policy - noted ADJOURNMENT TO NEXT MEETING The meeting adjourned at 12:18 a.m. to Wednesday, July 12, 2000, Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA MINUTES PREPARED AND SUBMITTED BY: Ruth Swanson Minutes Clerk