HomeMy WebLinkAboutAugust 1984 The Saratogan � ,.
r
� � � _
� ,
I
!
.
i . , ,
d�l R s;
,��- M ��
:`'a5>. . �$_.::'
� c.;- - d4Da
d�, _ ,�
�
ew � an � ar_ s overn
. � . - �
. s e o e c o n� n �� s
�
. Owners of new a nd pre-exi sti ng u n its _ _ � � � ���a ivas� �
- must appiy for second unit use permit. . ` �:� I � �-
California Legislators recently established stan- As used in the ordinance, the term "second unit" � �
dards governing.the use of second units,or"granny � , means a separate residential unit containing sleeping ,
- flatS"as they are commonly called. 'These second , quarters,a separate kitchen (cooking facilities) and o
units are usually small structures which are either at- � bathroom�facilities,created upon a lot within the 'A,' - ,�A
tached to or detached from the main residence. The 'R-7,"HC-RD,'or 'NHR'zoning district that al- � �`-��� -
new state law requires that every city either adopt . ready contains one legally created residential unit. Limited Number of New Permits Available
� and enforce the standards,or a-city may develop � No new units,however,will be permitted in the �
standards of its owri which achieve tlie goal of the 'R-1-10,000'zonirig district. Subject to ttie stan- During the first year following the August 17, .
, State's standards. dards(listed on page 2);a second unit may be either 1984 effective date of ihe ordinance,a maximum
_.,_
r , � . number of twenty(20) use permits for new second .
'� �tre"Sara�ga�Ci��C�`nc�t�ft�rYevieWmg�ttiE�-� �---�- aWe�hng to or,detached from the existin,`main
� ""�" "`— ' �-' ' -- g •- `' unifs rimay b'e granted.=AN applicatio�s�for seeond ��--- _
State's second unit requirements,decided to develop . unit permits will be date stamped and consecutively
its own standards which would more accurately " numbered when received and permits will be reviewed
reflect Saratoga's unique housing needs. Of particu- To Obtain a Use Permit and granted in the order of receipt.
lar concern to the Council were tJie housing needs.of
' Saratoga's senior citizens,and the need to curb illegal, . All owners of existing�second units,as well as Before the first anniversary of the ordinance,the .
unregulated land use in.the City. those wishing to build new second units,must first City Council will review the impact of the second
obtain a use permit. To obtain a'permit,a property units established under the new use permits. Based.
After conducting public hearings on the second owner must submit an application,accompanied by on that review,fhe Council may amend the ordinance.
unit issue,the Council recently adopted an ordinance . an application fee and all required information,to the �
regulating the construction of new second units,and - City Planning Commission through the Director of Use�permits for legalization of existing second
also establish�,d standards to which both new and pre- Community Development. Before a public hearing units granted.within one year after the effective date
existing units must comply. Among other things,the . on the use permit is conducted,an inspection of the
� of the ordinance shall not be included in the above
standards require that: praiperty will be made to determine that the:existing numerical limitation.
or proposed second unit,and any�main dwelling to .
— either the second unit or the main unit be which a second unit will be attached by a comFnon If the use permit'application is within the numer-
occupied,by a person 60 years of age or wall,will comply with all applicable building,health, ical limitation;the City Planning Commission may
older; fire and zoning codes. lf a use permit ireventually grant a use permit based on,among other things,
— either the second unit or the main unit must gr.anted for a new second unit,a further inspection to , the following considerations.
6e the principal residence of the record owner determine compliance will be conducted'after any
of the lot; - construction or alteration is completed. (1) The proposed second unit complies with the
— the second unit may be no larger than 800 standards described below.
square feet of living space,excluding the , In addition,each second unit and each attached . -
garage. main dwelling will be reviewed by the Fire Marshal (2) The proposed second unit will not unreason-
, prior to the public hearing for the use permit. Any � ably interfere with the privacy otherwise
In addition,the ordinance also specifies that not recommendations by the Fire Marshal will be a , f available to residenis of adjoining properties.
more than 20 permits for new.second units may be condition for the granting of a use permit. J
. issued during the next year. , '
- , � (3) The proposed second unit is designed to be
� compatible with the exterior appearance and
Clt�/ Of SaYatOga BULK RATE character of the existing main dwelling.
13777 Fruitvale Avenu�e � U.S.POSTAGE
Saratoga, California 95070 - PAip (4) The proposed second unit is designed to be
�. compatible with the existing neighborhood
, .,arato�a,CA in terms of form, bulk, height,_material and
Permit 136 landsca in
P� g•
POSTAL CUSTOMER L-OCAL -
- (5) The proposed second unit will not cause un-_
reasonable noise;traffic congestion,parking
, congestion or overload existing public facili-
CARRIER ROUTE PRE-SORT ties or utilities.
, (Continued on Page 2)
' . . . . , . . . . . . . G
, . �.�. � , . . . . . . . . . . . . . . . .� . . . . . . . . . . . .'. .'.'.'. . .'. . .'_'. .' .'. .• • .
I�,'.'. .' ', .��'�.'. . " . . . . . �� . . . . . c\:' . . . . . . . ' . . . . . . . .'. .�.�. .�,' � . .. . .. . ,'.'.'.Y. . .'... .:..'.'.'. .'.'.�....:._. ...,. .'..... . . . .:.:...:.:... . . . • .;. .','.; '.' ,
t
■ _
Second U n �ts -
_ (Continued from Page 1)
- � ` standards explained above. If,however,the new
Second unit use permits'granted under this application is filed prior to or within sixty (60) days
ordinance will automatically expire five (5) years after the expiration date,the use,permit will not be
- from the date of issuance,or upon any change of included in any numerical limitation. -
ownership of the property on which the second unit , ' - ' '
is located. Either before or after the expiration date, . lf.you have any questions concerning use permits
a new application for a second unit use permit may for either new or.pre-existing second units, contoct '
. be fileii. The application will;be subject to the same " _ _ the Director of Community Development.
� � Sta nd ' � �
. � � �- a rd-s For Secor�d �U n �t .
_ s
� - Under the ordinance,only one second unit is comply with all of the following standards and the
permitted on any one lot,and no secon8 unit is application process must be completed before a use
permitted`on a.lot which has an average slope in , permit may be granted.
� excess of ten percent (10%). Each second unit must .
, -
(a.) The lot upon which the second unit will_be (f.) The second unit must be served by sanitary driveway access to the street as the.existing
created must be Iocated within the "A,"' , sewer. Under:no circumstances will a second main dwelling.
"R-1," "HC-RD,"or "NHR"zoning dis- unit be served by a septic tank system.
�� � trict. " (j.) The second unit may not be occupied by
' (g.) Eifher the existing main dwelling or the more than two people as permanent living
b.) The second�unit may be no larger than$00_ second`unit must be maintained as the prin- quarters. �
. square feet;of Iiving space, not,includi.ng the-�;; eipal Rlace of residence of the record owner �
garage. . • ' of the lot. If the lot,is owned by a corpora- (k.) If the second unit is attached to the�main �
, tion,partnership,trust or association, : dwelling, both the second urtit and.the main'. '
_ c.) The second unit must comply with applica- either the main dwelling or the second unit dwell.ing must be served by a common . �
ble building,health and fire codes. must be tt�e place of residence of an officer, " entrance.
" � director or shareholder�of the'corporation, , .'
, (d.) The second unit must comply with applica- _ a partner in the partnership,a trustor, (I.) If the second unit is detached from the�main "
' � bl.e.zon"irig ordinance requirements (includ- t�ustee or beneficiary of the trust,a member dwelling,the lot upon which the second unit �
ing,but not limited to, required setbacks; � of the association,or an employee of any , is located must be at least 1.6 times the
coverage, height limits and design review). � such organization. minimum site area allowable in that particu-
� � . No variances shall be granted for any new lar zoning area. � - .
� � second unit to be constructed. (h.) Either the second unit or the existing main . . , . . , ,
, -. d'welling must be occupied as the principal (m.)The second unit must comply with�such
.) A minimum of one covered parking•space residence of a person sixty (60) y.ears of other conditions or standards which, in the . i
_ must be provided for the second unit in age or older.. . : judgment of the City,Planning Commissio�, _" � ;
� addition to the covered parking spaces are necessary or appropriate to mitigate '''
required for the main dwelling. - (i.) The second unit must be served by the same possible adverse impacts on the neigh- �
borhood. j
� � � � � �
_ How to Legalize Your Existing Second Unit o . . . ;
� The owner of any lot which contains a second (2) Owners of lots\within the R-1-10,000 .
unit built prior to August 17, 1984 must,within 120 zoning district will be allowed to make their
- � � day,s after the effective date of the o"rdinance,either second units legal by applying for a use per-
apply for a use permit as explained.above,or discon- , mit. No new second units,however, may be
� tinue use of the unit. , established in that zoning district. " ;
Owners of existing second units who wish to (3) No second units will be allowed on any lot ;
� obtain permits for their units shou�ld kie aware of the which is smaller than the minimum lot size
following items. prescribed for the ioning district where such �
� ' �• -. a lot is located. The exception to this rule
,�� � (1) Existing second units, like new second units, are second units established prior to Januaryl, �
are subject to and must comply with the 1983,upon lots created prior to October 22, �
.standards listed on this page. In the case of 1956,the date of the City's incorporation. �'
"_ application for legalization of exisfing - I
second;units built prior fo January 1, 1983, (4) Use permits for legalization of existing .
. , �' the Planning Commission may modify those second units granted within one year after �
'� , standards. Specifically, the Commission has the effective date of the ordinance will not ,
the authority to modify the standards set be subject to the.numerical limitation de- I
, forth in paragraphs(b);(j), (k)and (I). In - ' scribed above.
, addition, the Commission may also grant • :
� variances with respect to the standards set o �
forth in paragraphs(d) and (e). � o
- t
.� . o , � -
- �. .
- . ,, ,
� �
��
" _ - I ,��i �
nn
nu I
qn
�
, � _ .::,:�..
� .
. _
/, . . . . . . . . . . . . .. . . . .'. . .'.'.'. '.'. . . .'. . . . _. .:. :. . . -. . . , . , .', ,. . . ,, .;. . .;,;,;
,�,
i . . .'. .'.'. . . . . .....".'.'.'.'.'.'.'.'.'.. . . . . . . . . . . . . ... . . . . . . . . . . . . . . . ... . .'. .,'. . . . . . . . . . . ..'..... .-, , . , , , , , , . , . .'�{ , . . . - . . . �'��', , . . • . . . . . . . . . , , .'.'-' • �
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
I �
, , _
. . � �
Saratoga Voters W� 11 Determ � ne Future
�
of Street Maintenance Pro ram �
�
:�:
. �: �
wY.6_�.
��i R
Special tax measure to appear � '������� �
on this November's ballot � ��
. � � � �� �-� �
�:�.� �._ , �,��..�: t���� . � ,� � .. . �
� d�.: � d� ����;_,
.�g�� �� .�,��s �,�'.,
� R �
w��:
� •: .
Saratoga's aging and deteriorating streets will • �.,��������
begin to receive the repair and maintenance they need �"s � �, �,� �.�,�` �� �� � �`
�
if City voters approve a special tax measure which ��"°'�� , � r • �"��"''���' �� '��'xi�
will appear on this November's ballot. `��`�'��`� �'� �' � �� ".
a�
, The special street maintenance tax measure
authorizes the City of Saratoga to levy annually for
five years,beginning in October 1985,a tax of up ,,,.
to$100 per residential,agricultural or vacant parcel, , „ _,� �� �F;°`���;�?`°_�,
and up to$200 per commercial, industrial or insti- .� _,, �� a.:, . '� `` ���g �
tutional parcel. The tax,which will be billed and , � �.���
�
collected in the same manner and at the same time as . ' `� ��a,��`°:"'
�. . , -, ., .' .. ' � �.�.
general property taxes,would be used exclusively for , . � ���;;�
a city-wide street maintenance program. ` ,af-''
• . . . . . .. . :.. .. . . ........ n . .. _ , ,. , ... . d e' <':
. . . _ , . , � ��q`�
_ ��y
The Road to Repair ' '`�°
z�� - . `�
A study commissioned by the City Council in
1982 revealed that many of Saratoga's 243 miles of �
paved streets are approaching the end of their lifespan � .
and are seriously in need of repair. Failure to adopt a .
regular program of street maintenance,the report `�
warned,wilf re"sult ir� fui'tHer det�r`io�atlon and'tti`e-"
need for more extensive and costly repairs in the � � ' " ;,; ��.,,.. .,,,
future. The cost of such a preventative maintenance �
program —approximately $900,00 per year. h
� �°a
In order to finance the pavement management
program,the City Council investigated numerous While Councilmembers expressed some concern ,�.�`
alternatives. In February of 1984,the Council over the ability to obtain the required 2/3 vote, �''�" aelief for Senior Citizens
offered for public consideration a funding package Saratogans speaking at the public hearing were confi-
which would have drawn the needed revenue from dent that other residents would approve the measure. Relief for senior citizens already exists under
four sources: increased business tax, hotel occupancy , California state law,which permits elderly land
tax,sale of undeveloped parcels of City land,and a Questions and Answers ,. owners to defer tax payments until the sale of
utility user tax. the property,or the death of the taxpayer.
Both Councilmembers and residents have raised
- several questions regarding 1) the equity of a fixed
Public Hearin assessment 2 the hardshi the tax ma Appeal Process �
g , ) p y present to
some senior citizens, 3) the need'for'an appeal pro-
Hundreds of Saratogans took advantage of the cess,and 4) a guarantee that the revenues collected An appeals procedure has been written into the
March 7 public hearing to voice their opinions on the will be used exclusively for street maintenance. ordinance. This procedure requires the City �
pavement management issue. While all of the In response,the Council directed the City Attorney to publish,within 20 days aftenthe tax bills
speakers that evening supported the need for a street to draft an ordinance which reflected those concerns. have been mailed,a notice of the right to
maintenance program,a majority indicated that they As a result: appeal. Applications for appeal must be sub-
would p[efer to pay an annual flat assessm.ent rather mitted to the Council,after which the Council
than the proposed utility tax. In addition,almost all Equity will conduct a hearing to determine whether or
of the speakers urged the Council not to sell any of , riot the appeal will be granted.
the City's undeveloped park lands to finance the The ordinance establishes different tax rates for
street maintenance program. different classifications of property. Commercial, Tax Used for Streets Only
industrial and institutional parcel owners,who .
Unlike the utility user tax,which could be enact- benefit the most from the use of the roads,will California law requires that revenue from a
ed by a vote of the Council,the special assessment be responsible for the higher cost of maintain- . special tax be kept by the City as a separate -
requires approval by 2/3 of the voters in an election. ing those roads. ' - fund from the City's general fund,and that
money be used only for the.purpose for which
77re� � ��u3ttgr�� V' :�# ���� ,�� �, , the voters intended. In this case,the ordinance
�.- k• 4.:� ,,
Sxt� �3 ' �'�l�rt ' - ����pr- ��,�����:���'�� °�� ��` �� calls for these funds to be used exclusively for
�',�
�
i�t�� rt°i��1t i �� � ���� �� ��=� the payment of costs relating to the main- ��
d�+'t�r�'�t'�' " �m�ynts ip ������` r � �' �V tenance,resurfacing and repair of public streets
ty CQ��!�� ertue,�t, r � � � and roads m Sarato a.
CAs 9�'��'� ` �+rr.t � � g
� � ��,�
� �" T a" ��f'�'i���Y€��� �'� � �-
,.� ;�.� ��
, - �
,
F „ �
�b�-M � 5' 4���
:F"-;^9 � - .:!' ' �� ,X`A`i. � �,� `�4"''� . .
��I�!!"�{!1.��Jt�19 tfS , � ���_ . "
qv,^
� . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , , , , , . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
� . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . , . . . . . . . . ,
� � �
I
I
I
i
I • ' •
h
� �� . , ;,
� -: - � e . . �
� u
� � . .
� � o
a
� ar .
� _
� . . . or . � - _ f : ,
,ce . . . .
� a .
n
' � Street maintenance ..
, .
� , � - - ictt�re improving�, .
� Fi�nancial p funding. '
� sta rt-u P . , � .
; program receives .
, - � fund reserve by approximatel reve�nue shou1ld there be unforseen
' , erating and Capital Improvement set aside as a future source of
� Saratoga s 1984-85 Op ort from the City e�onomic shifts. . �
' budgets are now in place,and as th'e rep
� Manager's office indicates,that budget''is balanced and reflects pne of the largest Capital Improvement expenditures facing
overnment." which will cost
'- an improving financial picture for the City g . the City is the Pavement Management Program,
in f'iscal,year fall into er ear: Although the Council could
' ro riations for the com g _ • approximately $900,000 p Y
Budget app P d et the Capa�a�'kmProve- ; notfund the program at its opiimal level without depleting the
Bu adopted �
three categories—the Operating g � " general:fund reserve,the Council remains co am's f nanc al
� ment Budget,and the Qperating Reserve. The recently-
but also program s future. In order to meet the prog
budget provides not only for continuing the�current level of.on- � the Council has called`on der afspec alttax fors
for the next fiscal year, requirements,
going services to the community, activities, fall so that the City s residents may ears.
' includes a modest increase in support to communitY along w►fi.h. � •
Pavement Management Program, , financing street.maintenance requirements over the coming Y
' partial funding of the • � . ;
certain other capital improvements:- ro riations from the $956,800
Other significant capital app P rovements at Hakone
� Capita� Improvement Budget include imp Center and
The Operating Budget totals$4,181,657. Wh►1e th�evernment Gardens,parking lot improvements at the Community
ear to be encouraging,the City g
in fhe new bUdget ap.p on State arid Federal_contributions the Library,geological hazard and slide studies,and drainage
remains highly dependent up uently Work in several crty locations. Copies of the]984-85 budget are
` roperty•xaxes,gas taxes) and conseq
(e,g,sales taxes,p nomic changes outside the City. As a on file and available for review at the Saratoga Civic Center an
remains vulnerable to eco the Sacatoga Library
- result of the C�vy�e levels,uand the�imp ovedteconom c conditions .
� maintaining ser its_general�
• of:the past year;the•City has succeeded in increasing
� SOURCES OF REVENUE APPROPRIATIONS BY�FUNCTION �
, _ , , ' 1984-85 Budget 1984-85 Budget �
� - Fines/Forfeit/Misc.11.4%) �..,z ,�w.,��
i � , , _� �i Assessments&Debt(4.8%)
Interest&Rents�19.6%) I� � j
'I IE i �i I = � � — — �
_ :I�/' - , M \� . � , � ' Maintenance(20.8%)
Franchise Fees(6.8%`) � ., .
• - .. I � .ol� 5C P I • l�- Z Y`
Yr , ' 1 �• _, a � _ �
i User Fees&Charges(9.2%1� ; � � � � �
� ' I �i _��. N � �
�r ` :� O I Community Development(11.8%)
14 ' I �� O- �T i ���. � . ��I , ' . .
I W� ��
' State&Fed.Shared (1�3.296) _ I v •
I I �I �f
� I
f �. I � �� � Law E�forcement(21.9%) -
I � � . _ - j I '�� _ � � '� �
�i;:�,�„�,.
i
� Fund Bal.Reduction(17.7%) . �) ' �i`ijl `� `-
:
' � _ =. �
�L . '� �` :�
I ; II: �� ` �)
� Administrative Svs(9.0%)
I � ��
_ ,�. � w� I
' ; ''a �
Property Taxes/Asmt(11.5%) i � -,� ' I
� E Central Management(8.0%)
_ ' ��� - ' \�I . o��
� � l '.� � �A. �. c� �a��
. . i a, c -, ,a; �
Sales Tax (11.9'%) , �.�. I � �� I L:gislative (5.3%)
' S . � ' I .� . � , �4 � II
� a M� ; r—�
. �. � N 1 � N � '
O ; � O
� State&Fed.Grants (13.99b) � ` x �' � ' x V'" � �Capital Improvement(18.4%)
. � _ �- _ �--
; _ I, _
�
' I. I � � Ij�
� • � � ���Other Taxes•14.8°��) � , y= �� �_ - � Z -
. . . �_
. . . �
� .� . . . .
f . . . . , ,.' '.' ', . '�'.., . . . . • , . . . . •' • , '. ; � - . . . ; ,r .'. .�.'. . ,'. .".'..�', .'.'.'.'.'.� '.'.'. .'. .�.'.'.'.'.'.'.�.'. . .�. . . . �
. . . . . ., . . . . . . . . . . . . . . . . . . . . . . . . . . .
f ,F