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HomeMy WebLinkAbout10-13-21 Planning Commission Regular Meeting PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING OCTOBER 13, 2021 7:00 P.M. - PLANNING COMMISSION REGULAR MEETING This meeting will be entirely by teleconference and will be conducted in compliance with Government Code section 54953(e) of the Ralph M. Brown Act allowing teleconferencing during a proclaimed state of emergency when state or local officials have imposed or recommended measures to promote social distancing. The public will not be able to participate in the meeting in person. During the meeting the Chair will explain the process for members of the public to be recognized to offer public comment. Members of the public view and participate in the meeting by: 1. Using the Zoom website https://us02web.zoom.us/j/82652375945 App (Webinar ID 826 5237 5945) and using the tool to raise their hand in the Zoom platform when directed by the Chair to speak on an agenda item; OR 2. Calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 3. Viewing the meeting on Saratoga Community Access Television Channel 15 (Comcast Channel 15, AT&T UVerse Channel 99) and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 4. Viewing online at http://saratoga.granicus.com/MediaPlayer.php?publish_id=2 and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair. Members of the public can send written comments to the Commission prior to the meeting by commenting online at www.saratoga.ca.us/pc prior to the start of the meeting. These emails will be provided to the members of the Commission and will become part of the official record of the meeting. ROLL CALL APPROVAL OF MINUTES Action Minutes from the Planning Commission Meeting of September 8, 2021. Recommended Action: Approve Minutes of September 8, 2021 Planning Commission Meeting. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. Saratoga Planning Commission Agenda – Page 2 of 3 REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1. NEW BUSINESS 2. PUBLIC HEARING Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 2.1 Application PDR20-0013/FER21-0001; 14391 Springer Avenue (503-27-077); Michelle Miner (Applicant) (Continued from September 8, 2021) – The applicant is requesting Design Review approval for an addition to an existing 1,943 square foot one- story single-family residence which will include a 1,051 square foot first floor addition and a 772 square feet second story addition. The second story addition will include an accessory dwelling unit. The project also includes a request for a fence exception for an existing approximately six feet tall redwood fence located within an exterior side setback area where fence heights are limited to a height of no more than three feet. No trees are proposed for removal. The site is zoned R-1-10,000 with a General Plan Designation of Medium Density Residential (M-10). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-016 approving the project subject to conditions of approval included in Attachment 1. 2.2 Application PDR21-0011; 15210 Bohlman Road (517-14-031); Monty Smith (Applicant) – The applicant is requesting Design Review approval for a 111 square foot first story addition and a 651 square feet second story addition to an existing 4,288 square foot single story residence. No trees are proposed for removal. The site is zoned HR (Hillside Residential) with a General Plan Designation of RHC (Residential Hillside Conservation). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-014 approving the project subject to conditions of approval included in Attachment 1. 3. DIRECTOR ITEMS 4. COMMISSION ITEMS 5. ADJOURNMENT Saratoga Planning Commission Agenda – Page 3 of 3 CERTIFICATE OF POSTING OF THE AGENDA, DISTRIBUTION OF THE AGENDA PACKET, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT I, Frances Reed, Administrative Analyst for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for review on October 8, 2021 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 8th day of October 2021 at Saratoga, California. Frances Reed, Administrative Analyst. In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City staff in connection with this agenda, copies of materials distributed to the Planning Commission concurrently with the posting of the agenda, and materials distributed to the Planning Commission by staff after the posting of the agenda are available on the City Website at www.saratoga.ca.us or available at 13777 Fruitvale Avenue, Saratoga, CA 95070. In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at bavrit@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. [28 CFR 35.102-35.104 ADA title II] Saratoga Planning Commission Draft Minutes – Page 1 of 3 DRAFT MINUTES WEDNESDAY SEPTEMBER 8, 2021 SARATOGA PLANNING COMMISSION REGULAR MEETING Chair Kausar called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing through Zoom. Prior to Roll Call, the Chair and Community Development Director explained that the Planning Commission meeting was conducted pursuant to provisions of the Brown Act and a recent Executive Order issued by the Governor to facilitate teleconferencing to reduce the risk of COVID-19 transmission at public meetings. Ordinarily the Brown Act sets strict rules for teleconferencing. The Governor’s Executive Order has suspended those rules. The Executive Order does require that public agencies continue to notice meetings in advance and provide members of the public an opportunity to observe the meeting and offer public comment. The Planning Commission met all the applicable notice requirements and the public is welcome to participate in this meeting. Information on how the public can observe the meeting and provide public comment was also shared. Additionally, the Chair explained that votes would be taken through roll call. ROLL CALL PRESENT: Chair Anjali Kausar, Vice Chair Herman Zheng, Commissioners Sunil Ahuja, Clinton Brownley, Jojo Choi, Cheriel Jensen and Razi Mohiuddin ABSENT: None ALSO PRESENT: Debbie Pedro, Community Development Director Christopher Riordan, Senior Planner Nicole Johnson, Senior Planner William Parkin, Assistant City Attorney APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of July 14, 2021. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of July 14, 2021. JENSEN/MOHIUDDIN MOVED TO APPROVE THE MINUTES OF THE JULY 14, 2021 MEETING WITH AMENDMENT. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, JENSEN, KAUSAR, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS: NONE REPORT ON APPEAL RIGHTS 1. NEW BUSINESS - NONE 2. PUBLIC HEARING 2.1 Application SUB19-0002/ENV19-0004/GEO19-00014/ARB19-0042/ZOA19-0005/ WIL19-0001; 18500 & 18520 Marshall Lane (397-02-110 and 397-02-111) John Bellicitti Trustee & ET AL (Owner)/18500 Marshall Ln LLC (Applicant) - The applicant is proposing to subdivide two parcels totaling 9.8 acres (net) located at 18500 & 18520 4 Saratoga Planning Commission Draft Minutes – Page 2 of 3 Marshall Lane into nine lots ranging in size from 40,098 square feet to 51,248 square feet. The project would also create a new private road accessed off of Marshall Lane, which would serve all the parcels within the subdivision. The applicant is requesting a re-zoning from Agriculture to Residential, R-1-40,000, the cancellation of a Williamson Act Contract, and the relocation to the City’s Heritage Orchard an existing historic barn that was constructed c. 1870. 18500 Marshall Lane is zoned Agricultural (A) and 18520 Marshall Lane is zoned R-1-40,000. Both lots have a General Plan Designation of Residential Very Low Density. Forty-two (42) trees protected by City Code are requested for removal for the subdivision improvements. The City of Saratoga, as the Lead Agency, has prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed subdivision and no significant environmental impacts were found with mitigation. Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us. Recommended Action: 1. Adopt Resolution No. 21-017, recommending cancellation of the Williamson Act Contract 2. Adopt Resolution No. 21-018, recommending a zoning ordinance amendment 3. Adopt Resolution No. 21-019, recommending approval of the nine-lot subdivision 4. Adopt Resolution No. 21-020 recommending adoption of the MND JENSEN/CHOI MOVED TO APPROVE RESOLUTIONS 21-017 through 21-019 WITH THE CONDITION THAT THERE BE ADEQUATE SPACE ON QUITO ROAD RIGHT OF WAY FOR A BIKE PATH. MOHIUDDIN/BROWNLEY MOVED TO APPROVE RESOLUTIONS 21-017 through 21- 019. MOTION PASSED. AYES: AHUJA, BROWNLEY, KAUSAR, MOHIUDDIN. NOES: CHOI, JENSEN, ZHENG. ABSENT: NONE. ABSTAIN: NONE. First motion was not considered following vote on second motion, which was held first according to parliamentary rules. 2.2 Application PDR20-0013/FER21-0001; 14391 Springer Avenue (503-27-077); Michelle Miner (Applicant) - The applicant is requesting Design Review approval for an addition to an existing 1,944 square foot one-story single-family residence which will include a 1,008 square foot first floor addition and a 773 square feet second story addition. The second story addition will include a secondary dwelling unit. The project also includes a request for a fence exception for an existing approximately six feet tall redwood fence located within an exterior side setback area where fence heights are limited to a height of no more than three feet. No trees are proposed for removal. The site is zoned Hillside Residential R-1-10,000 with a General Plan Designation of Medium Density Residential (M-10). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-016 approving the project subject to conditions of approval included in Attachment 1. JENSEN/CHOI MOVED TO CONTINUE THIS ITEM TO A DATE UNCERTAIN AND REQUEST APPLICANT TO FURTHER MITIGATE NEIGHBOR’S CONCERNS. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, JENSEN, KAUSAR, MOHIUDDIN, ZHENG. NOES: ABSENT: NONE. ABSTAIN: NONE. 5 Saratoga Planning Commission Draft Minutes – Page 3 of 3 2.3 Application ZOA21-0003 – Zoning Code Amendments (City Wide)- Application by the City of Saratoga to amend the City Code. The changes include modifying Article 15-50 (Tree Regulations) to eliminate the application fee to remove a tree(s) to create defensible space within 100 feet of a structure located within the Wildland Urban Interface Area; modifying Article 15-85 (Amendments to Zoning Maps and Zoning Regulations) to require the mailing of a public notice to all property owners within 500 feet of a property subject to a zoning designation amendment; and an amendment to Article 15-90 (Appeals) to remove the process where two members of the City Council can initiate an appeal of a decision by the Planning Commission. Staff contact: Christopher Riordan: (408) 868-1235 criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-015 recommending the City Council adopt an ordinance which includes amendments to Chapter 15 (Zoning Regulations) of the Saratoga City Code. CHOI/MOHIUDDIN MOVED TO ADOPT RESOLUTION NO. 21-015. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, JENSEN, KAUSAR, MOHIUDDIN, ZHENG. NOES: ABSENT: NONE. ABSTAIN: NONE. 2.4 Application ZOA21-0002; Amendments to Article 15-45 (Design Review for Single- Family Dwellings) of the Saratoga City Code to require a five-foot wide nonflammable landscape buffer around the perimeter of all new structures that are located within the City’s Wildland Urban Interface Area. Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 21-013 recommending the City Council approve the proposed changes to Article 15-45, Single Family Dwelling Design Review (Zoning) of the Saratoga City Code. JENSEN/MOHIUDDIN MOVED TO ADOPT RESOLUTION NO. 21-013. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, JENSEN, KAUSAR, MOHIUDDIN, ZHENG. NOES: ABSENT: NONE. ABSTAIN: NONE. 3. DIRECTOR ITEMS 3.1 Housing Element Community Meetings Schedule. Commissioners affirmed the dates for public meetings as proposed in staff memo. 4. COMMISSION ITEMS Commissioner Choi reminded Commission about the Commission Recognition Dinner. 5. ADJOURNMENT KAUSAR/CHOI Moved to adjourn the meeting at 10:07 PM Minutes respectfully submitted: Frances Reed, Administrative Analyst City of Saratoga 6 REPORT TO THE PLANNING COMMISSION 14391 Springer Avenue Meeting Date: October 13, 2021 Application: PDR20-0013 / FER21-0001 Address/APN: 14391 Springer Avenue / 503-27-077 Applicant / Property Owner: Michelle Miner / Scott Schneider From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 7 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a 1,051 square foot single story addition and a 772 square foot second story addition to an existing 1,943 square foot one-story single- family residence. The second story addition will include an accessory dwelling unit. The project also includes a request for a fence exception for an existing approximately six-foot tall redwood fence within the exterior side setback area along Springer Avenue. No trees are proposed for removal. STAFF RECOMMENDATION Adopt Resolution No. 21-016 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Sections 15-45.060(a)(3) and 15-29.090(a), approval by the Planning Commission is required as the project includes both a second story addition and a request for a Fence Exception for an approximately six-foot-tall fence within the exterior side setback area. PROJECT DATA Gross/Net Site Area: 10,200 sq. ft. gross/net (.23 acres) Average Site Slope: Level Site General Plan Designation: M-10 (Medium Density Residential) Zoning: R-1-10,000 Proposed Allowed/Required Site Coverage Residence Porches Driveway/Walks Total Proposed Site Coverage 2,742.4 sq. ft. 57.0 sq. ft. 1,035.0 sq. ft. 3,834.4 sq. ft. (38%) 6,120 sq. ft. (60%) Floor Area Main Residence (First Floor) Accessory Dwelling Unit (Second Floor) Enclosed Porch Garage Total Proposed Floor Area 1,952.2 sq. ft. 772.8 sq. ft. 26.0 sq. ft. 764.2 sq. ft. 3,515.2 sq. ft. 4,170 sq. ft. (Includes 800 sq. ft ADU) Height 24.9’ 26’ Setbacks Front: Left (Exterior): Right (Exterior): Rear: 1st Floor 2nd Floor 38’-10” 105’-0” 6’-10”* 25’-6” 36’-4” 38’ -9” 10’-0” 16’- 9” 1st Floor 2nd Floor 25’ 25’ 16’ 21’ 16’ 21’ 10’ 10’ Grading Cut 56 CY Fill 22 CY Export 78 CY No grading limit in the R-1-10,000 zoning district *Existing structure has nonconforming exterior side setback 8 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 3 Background The Planning Commission previously reviewed the project at their meeting of September 9, 2021. The Commission continued the project with the recommendation that the second story be redesigned to reduce the mass and privacy impacts on the adjacent neighbor located at 14371 Springer Avenue. The applicant has revised the project plans which include the following modifications: • The second story has been shifted to increase the distance from the shared property line with the adjacent neighbor. The proposed rear setback for the second story is now 16’-9” when previously it was 10 feet. • All second story windows facing the adjacent neighbor will be made of frosted glass. The two balcony windows will be fixed. The four windows for the interior of the ADU will be awning windows and cannot be completely opened - these windows will be frosted and will be installed with a five-foot sill height as measured from the finish floor. SITE CHARACTERISTICS AND PROJECT DESCRIPTION The project site is a corner lot located at 14391 Springer Avenue at its intersection with Fourth Street in the R-1-10,000 zoning district. The site is bordered to the north by a one-story residence and bordered by public streets on the other three sides - Springer Avenue to the east, Fourth Street to the south, and Paul Avenue to the west. Both one- and two-story residential structures are located on neighboring properties. Existing structures on site include a 1,691 square feet one-story single-family residence with an attached 252 square feet garage. Two protected trees are located on site which include a 12” citrus and an 18” oak. The site is not located in a geologic unstable area as depicted on the City’s Ground Movement Potential Map. Project Description Architecture/Design The project will include demolishing the existing 252 square feet attached garage and adding a 1,051 square foot first story addition to include a new dining room, a two-car garage, and constructing a new front entrance facing Paul Avenue. A 772 square foot second story addition will be located above the new garage that will include an Accessory Dwelling Unit (ADU). Access to the ADU will be from an exterior stairway at the rear of the garage – there will be no internal access to the ADU. The total floor area of the project will be 3,515 square feet. No basement area is proposed. Exterior materials and colors of the addition will match the existing house and will include a clay barrel tile roof with a blend of red and brown colored tiles, a stucco plaster exterior with a textured finish, and true divided light wood clad vinyl windows. Architectural details include clay pipes at the end of each gable, wood knee braces at the porch and eve overhangs and a black metal railing for the stairs to the ADU. Exterior doors and windows would include reusing the existing wood entrance door and a steel/glass garage door with a simulated wood finish. 9 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 4 The applicant has provided a color and materials board, which will be available for review at the site visit (Attachment 5). Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Beige Colored Stucco Windows / Trim Off-white colored true divided light windows and off-white colored trim Roof Clay barrel tiles – red and brown colored blend Fence Exception The site includes an existing approximately six-foot-tall redwood fence with seven-foot-tall posts located adjacent to the exterior property line along Springer Avenue and located within the exterior side setback area. The length of the fence located within the exterior setback area is approximately 123 feet and is partially screened from view by existing bushes. The fence is consistent in design and in height as the fence along the rear (northerly) property line and with the fence near the front of the site that encloses the side yard area. Per the City’s Fence Regulation (Article 15-29 of the City Code), fences in the exterior yard setback area shall be limited to 3 feet in height. The project includes a request for a Fence Exception to maintain the location and height of the existing fence. Staff is recommending approval of the request for a fence exception as described in the following fence exception findings. Trees No trees are proposed for removal. A 12” citrus tree is located in the front yard and a 16” oak tree is within the Paul Avenue right-of-way near the western property line. The oak tree will be protected by tree fencing during construction. Landscaping New hardscape will include a concrete pathway to the front door and a new permeable paver driveway. The existing concrete pathway at the rear of the site is to remain. New landscaping in the front setback area will include redwood bark, an existing citrus tree, and ground cover plants. The shrubs in the exterior side setback area along Springer Avenue are to remain and include rosemary, orchid, and bougainvillea and the project includes a condition of approval that additional landscaping is to be added to this area to screen the six-foot-tall redwood fence. Landscaping along the exterior side yard along Paul Avenue will include a new impervious paver driveway, concrete front pathway, ground cover plants, and redwood bark. Geotechnical Review This project is not located in a geo hazard zone. Geotechnical review was not required. FINDINGS Design Review The findings required for issuance of a Design Review Approval pursuant to City Code Section Article 15-45.080 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: 10 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 5 a. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding may be made in the affirmative in that the project minimizes changes to the contours of the site. Grading will be limited to leveling the site to reshape and increase the size of the building pad and contouring the site to direct stormwater to landscaped areas. Grading is minimized as the existing structure will remain and grading of the site will be limited to creating and leveling a new building pad for the addition which is at the same finished floor level as the existing house. b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that no trees are proposed for removal. A 16” oak tree is located within the Paul Avenue right-of-way near the western property line and this tree will be protected by tree fencing during construction. c. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the existing single-story structure is to remain and the first and second story addition will be in a vacant area of the site to the north of the building footprint. The site is a corner lot and the property line at the northern area of the site is considered the rear. Corner lot setbacks for both the first and second story are both ten feet. The proposed addition will have a 10’ rear yard setback for the first story and a 16’-9” rear yard setback for the second story which exceed the R-1-10,000 development regulations. The second story has six windows that face the adjacent site to the rear – two windows are in both the bedroom and the living room of the ADU and two in the exterior wall of the covered balcony. All windows facing the adjacent neighbor will be made of frosted glass and will be installed with a five-foot sill height as measured from the finished floor. The balcony windows will have fixed glass and the remaining four windows will be awning windows that cannot be completely opened. There are no identified community viewsheds in the vicinity of the project. d. The overall mass and height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in the project is a two-story residence in a neighborhood with both one and two-story structures. The project includes architectural elements and materials such as a stucco exterior and a clay barrel tile roof, that are consistent with the ‘Neo-Mediterranean style. The architectural elements are in scale with 11 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 6 the structure and the varying roof heights and projections help to reduce the perception of mass. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that due to the shape and dimensions of the site the front setback area fronts Fourth Street and 100 percent of this area will be landscaped. Hardscape in the setbacks area will be minimized - the site has two exterior setbacks; the Paul Avenue frontage will have 25 percent of the area utilized for a new paver driveway and pathway to the front door and the Springer Avenue frontage will include no hardscape areas. The existing trees, shrubs, and proposed ground covers will be complimentary to the neighborhood streetscape. f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the tallest elements of the structure are setback from the nearest property line to minimize shadowing, the project meets or exceeds required setbacks, and the orientation of the sun with respect to the location of the site will not cast shadows on adjoining properties. g. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable to the project as the site is not considered a hillside lot as the average slope is less than 10% nor will it affect any significant hillside feature or community viewshed. Fence Exception The findings required for issuance of a Fence Exception pursuant to City Code Section 15-29.090(a) are set forth below and staff believes the Applicant has met the burden of proof to support making all of those required findings: 12 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 7 Finding #1: The subject fence will be compatible with other similar structures in the neighborhood. This finding can be made in the affirmative in that the style of the redwood fence is consistent with existing six-foot-tall redwood fences within the front setback area of adjacent sites including 14257, 14291, 14320 Springer Avenue and 14395 Wildwood Way. Images of these fences are included in Attachment #6. The existing fence subject to the fence exception is made of redwood fence boards and posts, is approximately six feet in height, and is consistent with the fences on adjacent sites, and its style is complimentary to the surrounding neighborhood. As conditioned, the fence will be screened by existing and new landscaping to increase its compatibility with the neighborhood. Finding #2: The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative in that the fence will be composed of redwood and would be consistent in height and style with the other fences on the site. All the materials would be durable, be of high quality and would be able to weather the outdoor environment. Finding #3: The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding can be made in the affirmative in that the fence is located to be consistent in height, style, and materials as the redwood fence located along the northern property lie. There are existing mature bushes located adjacent to Springer Avenue which will help screen views of the fence. The project includes a condition of approval that new landscaping is to be planted on the Springer Avenue side of the fence to further soften its appearance. Finding #4: The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative in that the fence is not located near a street intersection which could impact views and traffic safety. The fence will be composed of redwood and would not include materials such as sharp points that could be detrimental or injurious. The fence will be screened by shrubs and the project includes a condition of approval that additional landscaping will be planted in front of the fence. Finding #5: The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative in that the proposed fences would be located along the exterior side yard and would not be located at the corner of the lot. The fence would be located outside the visibility triangle for the driveway. 13 Report to the Planning Commission 14391 Springer Avenue – Application #PDR20-0013 / FER21-0001 October 13, 2021 Page | 8 Neighbor Notification and Correspondence The applicant submitted separate neighbor review letters for both the design review application for the residential addition and the fence exception for the existing redwood fence on Springer Avenue. The three neighbors that provided comments on the fence exception (Attachment #2) are in support of the existing fence. Ten adjacent neighbors provided comments on the Design Review application (Attachment #3) for the residential addition with one of the neighbors providing comments that are not in support of the project. The neighbor not in support of the project is the adjacent neighbor to the north located at 14371 Springer Avenue. His concern is that the second story addition will impair his views and that the second story windows of the addition will impact the privacy of his rear yard and pool area. He also provided a picture of the story poles as viewed from his rear yard. Modifications to the design of the project to address the neighbors’ concerns are discussed earlier in this report. The Community Development Department mailed public notices to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residences in a residential area. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 21-016 2. Neighbor Comments – Fence Exception 3. Neighbor Comments – Residential Addition 4. Story Pole Certification 5. Materials Board 6. Photos of existing fences on Springer Avenue 7. Fence Details 8. Project Plans 14 RESOLUTION NO: 21-016 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR21-0001 AND FENCE EXCEPTION FER21-0001 14391 SPRINGER AVENUE (APN 503-27-077) WHEREAS, on December 10, 2020, an application was submitted by Michelle Miner (applicant) on behalf of Scott Schneider (property owner) requesting design review approval to construct a 1,008 square foot single story addition and a 773 square foot second story addition to an existing 1,943 square foot one-story single-family residence. The second story addition will include an accessory dwelling unit. The project also includes a request for a fence exception for an existing approximately six-foot tall redwood fence within the exterior side setback area along Springer Avenue. No trees are proposed for removal. The site is located within the R-1-10,000 zoning district. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission determine this project Categorically Exempt. WHEREAS, on September 8, 2021, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. The Planning Commission continued the application to a date uncertain to provide the applicant an opportunity to modify the design of the project to address the privacy and massing issues of an adjacent neighbor. WHEREAS, on October 13, 2021, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single- family residence and small structures in a residential area. Section 3: The proposed residence is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides Attachment 1 15 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 2 that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The proposed residence is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints; the porch and entry are in scale with other structures in the neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. Section 5: The six-foot-tall redwood fence within the exterior side setback area would be consistent with the Saratoga City Code in that the height, location, and materials are consistent with the fence exception findings. The subject fence is compatible with other similar structures in the neighborhood; the entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable; the modification will not impair the integrity and character of the neighborhood in which the fence is located; the granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and the district in which the property is located; and the granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. Section 6: The City of Saratoga Planning Commission hereby approves PDR21-0001 and FER20-0001 for 14391 Springer Avenue (APN 503-27-077), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 13th day of October 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Anjali Kausar Chair, Planning Commission 16 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR21-0013 / FER21-0001 14391 SPRINGER AVENUE (APN 503-27-077) GENERAL 1. All conditions below which are identified as permanent or for which an alternative period of time for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify, and hold the City and its officers, officials, boards, commissions, employees, agents and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 17 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 4 In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. COMMUNITY DEVELOPMENT DEPARTMENT ** This condition is permanent 5. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 6. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Development Plans. All proposed changes to the approved plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with City Code. 7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full cut-off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 8. To comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: • Proposed construction worker parking area. • Proposed construction hours that are consistent with City Code. • Proposed construction/delivery vehicle staging or parking areas. • Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. • Proposed construction material staging/storage areas. 18 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 5 • Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 10. Except for the approximately six-foot redwood fence located adjacent to Springer Avenue in the exterior side setback, all fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 11. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate how the project complies with the State Water Efficient Landscape Ordinance and shall consider the following: • To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. • To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. • Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. • Pest resistant landscaping plants shall be considered for use throughout the landscaped area, especially along any hardscape area. • Any proposed or required under grounding of utilities shall take into account potential damage to roots of protected trees 12. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 13. A landscape plan and irrigation plan shall be submitted to the satisfaction of the City Arborist prior to building permit issuance which includes plants and/or trees to screen the existing redwood fence adjacent to Springer Avenue. All landscaping depicted on the landscape plan shall be installed prior building permit issuance. 14. A locking mailbox approved for use by the U.S. Postal service shall be installed and in compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final inspection. 15. A Building Permit must be issued, and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. ** 16. The six second story windows facing the adjacent property at 13371 Springer Avenue shall 19 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 6 be made of frosted glass. The two windows of the balcony shall be fixed and the remaining four windows for the interior of the ADU shall be awning windows that cannot be completely opened. The style and material of these window shall remain for the life of the building and shall be replaced in kind if damaged or removed for any reason. FIRE DEPARTMENT 17. The owner/applicant shall comply with all Fire Department requirements. ENGINEERING 18. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 19. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 20. Applicant / Owner shall make the following improvements in the City right-of-way: a. Install a new city standard driveway approach. See City of Saratoga Standard Details for removal and new installation. New flow line shall conform to existing flow lines and grade. 21. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 22. All new/upgraded utilities shall be installed underground. 23. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 24. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly Landscaping). 25. All building and construction related activities shall adhere to New Development and 20 14391 Springer Avenue Application # PDR20-0013 / ARB20-0026 / FER21-0001 October 13, 2021 Resolution #21-016 Page | 7 Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. • The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 26. Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans. 27. Prior to the Building final, all Public Works conditions shall be completed per approved plans. 28. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. 29. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408-868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. BUILDING DEPARTMENT SUBMITTAL 30. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department. b. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. c. This signed and dated Resolution printed onto separate construction plan pages. … End of Conditions … 21 Attachment 2 22 23 Fence From:mjg To: Date:Tuesday, February 2, 2021, 05:08 PM PST Hi Scott, You’re fence is pretty and I have no problem with it! Thank you fir asking my opinion. Mary Jane Gomez Saratoga, Ca 95070 Sent from Yahoo Mail for iPhone 24 Attachment 3 25 26 27 28 29 30 31 32 33 34 35 Attachment 4 36 Attachment 5 37 14291 Springer Avenue Attachment 6 38 14251 Springer Avenue 39 14320 Springer Avenue 40 14395 Wildwood Way 41 SCALE AS SHOWN ~6.1 FT ~11.5 to 12 INCHES PAGE 1/1 DATE 8/16/2021 EXISTING 2004 REDWOOD FENCE – EAST ELEVATION (FROM INSIDE PROPERTY) EXISTING 2004 REDWOOD FENCE – EAST ELEVATION (FROM STREET) PLANNING SUBMITTAL SCHNEIDER RESIDENCE 14391 SPRINGER AVE SARATOGA, CA 95070 DRAWING SS 3” DROP 2-3/4” DROP 2-3/4” DROP 3” DROP POST: 5-3/4” X 5-3/4” CLEAT: 1-5/8” X 1-5/8 TOP LARGE CAP: 1-5/8” X 7-3/4” FENCE BOARD: 1-5/8” X 7-3/4” KICKBOARD: 1-5/8” X 7-3/4” BOTTOM RAIL: 1-5/8” X 5-3/4” -Fence rebuilt in 2004 per section 15-29.010. -Overall length ~128 feet, 10 inches (slope 0.5%) Plum Rosemary Bougainvillea Orchid Rosemary Rosemary Scarlet Firethorn Orchid ? Scarlet Firethorn Orchid Rosemary Scarlet Firethorn Fig Chinese Pistache Attachment 7 42 43 44 45 46 47 48 49 50 51 52 53 54 CITY OF SARATOGA Memorandum To: Saratoga Planning Commission From: Christopher Riordan, Senior Planner Date: October 13, 2021 Subject: Supplemental Memo # 1 – Application PDR20-0013 / FER21-0001 / 14391 Springer Avenue The attached are public comments for application PDR20-0013/FER21-0001 which were received after the publication of the packet. Attachment 1 – Neighborhood letters of support submitted by applicant. Attachment 2 – Email from resident at 14360 Paul Avenue. 55 Attachment #1 56 57 58 59 60 61 From:Muzhi Guo To:Christopher Riordan Subject:concerns on 14391 springer Ave. project Date:Tuesday, October 12, 2021 11:28:27 PM Attachments:Scott"s drawing.pdf CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Hello Mr. Riordan, I am Michelle Ma, the resident at 14360 Paul Ave. since 2000, which is to the north of the proposed project at 14391 Springer Ave. I am writing to urge the Planning Commision to further investigate the possibility of placing the proposed ADU at ground level rather than on the second story, a proposition suggested by Cheriel Jensen and Herman Zheng during the Planning Commision meeting on Sept. 8, 2021. In its current proposed position on the second story, the ADU poses a privacy concern for neighbors, as well as imposing on their view. When the suggestion of moving the ADU to ground level was proposed on Sept. 8th, the applicant’s main concern was the ADU’s impact on their yard space. As noted in the staff report, the current left exterior side setback of 6’10'' does not conform to the city mandated 16’ setback. In addition, the right exterior side fence is placed 16 ft closer to Springer Ave than the city code allows 6 foot fences to be placed. This amounts to nearly 3000 sq ft of essentially extra yard space, compared to the proposed ADU of only 723 sq ft. As the applicant is already benefiting from more yard than they are entitled to, I do not believe that the applicant should cite lack of yard space as a reason for refusing to move their proposed ADU to ground level. It also appears strange to me that the front of the applicant’s property is declared to be facing the intersection of 4th St, Paul Ave, and Springer Ave, rather than either the side of the property along Springer Ave, or of the side along Paul Ave. By placing their front setback at the narrowest point of their lot, it seems that the applicant has already worked to maximize their yard space. Although I understand the applicant has the right to build on and improve their property, I believe that placing the ADU on the second story impacts the neighbors too much and I would again encourage the Planning Commission to consider any alternatives. I found the left setback measure is not correct, I also shows my calculation on the extra yard area the applicant already occupy. see handwriting in the drawing attached to this email. In addition to the pictures the applicant took from one of our bedrooms to show how minor the new building will impact us, I took a few more from other rooms, including one from my first floor room. I think they showed the impact of the proposed second floor ADU causes. Attachment #2 62 63 64 65 CITY OF SARATOGA Memorandum To: Saratoga Planning Commission From: Christopher Riordan, Senior Planner Date: October 13, 2021 Subject: Supplemental Memo # 2 – Application PDR20-0013 / FER21-0001 / 14391 Springer Avenue The attached are public comments for application PDR20-0013/FER21-0001 which were received after the publication of the packet. Attachment 1 – Neighbor email 66 Frances Reed From:noreply@civicplus.com Sent:Wednesday, October 13, 2021 4:19 PM To:Sunil Ahuja; Clinton Brownley; Anjali Kausar; Razi Mohiuddin; Herman Zheng; Jonathan Choi; Debbie Pedro; Britt Avrit; Frances Reed Subject:Online Form Submittal: Planning Commission Comments Form CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Planning Commission Comments Form Your Name Robert Weinmann Phone Number  Email Address ahoo.com Comments I understand that Scott has the choice between building an ADU on the ground floor or on top of a garage. Scott points out that the former choice obliges him to use his own available land so that there is little if any clear ground for other projects. If the ADU is built on top of his newly planned garage he will save his available yard space for other projects later. If the ADU is build on top of the garage, it will invade the privacy of my yard and pool area which is just across the fence and will also obliterate my view of the hills. It will be an architect's equivalent of a wall. My preference is that Scott be allowed to build his ADU at ground level on his own land. Email not displaying correctly? View it in your browser. Attachment 1 67 REPORT TO THE PLANNING COMMISSION 15210 Bohlman Road Meeting Date: October 13, 2021 Application: PDR21-0011 Address/APN: 15210 Bohlman Road / 517-14-031 Applicant / Property Owner: Monty and Jenni Smith From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 68 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 2 PROJECT DESCRIPTION The project applicant is requesting design review approval for a 762 square foot first and second story addition to an existing 4,288 square foot one-story single-family residence. STAFF RECOMMENDATION Adopt Resolution No. 21-014 approving the project subject to conditions of approval included in Attachment 1. Planning Commission Approval is required pursuant to City Code Section 15-45.060(a)(2) because the project is a conversion of a single-story structure to a multi-story structure and City Code Section 15-45.060(a)(6) as the project will increase the cumulative floor area of all structures on site to more than 6,000 square feet. PROJECT DATA Gross/Net Site Area: 222,156 square feet (5.1 acres) Average Site Slope: 36.9 % General Plan Designation: RHC (Residential Hillside Conservation) Zoning: HR (Hillside Residential) Proposed Allowed/Required Proposed Building Site Coverage Residence/Garage Decking Roof Overhang Accessory Dwelling Unit Pool Driveway Total Site Coverage 4,049 sq. ft. 700.5 sq. ft. 1,671 sq. ft. 1,186 sq. ft. 932 sq. ft. 3538.5 sq. ft 12,078 sq. ft. (.05%) 15,000 sq. ft. Floor Area Main Residence First Story Second Story Accessory Dwelling Unit Total Floor Area 4,399 sq. ft. 651 sq. ft. 1,186 sq. ft. 6,236 sq. ft. 6,890 sq. ft. Height 23.7’ 26’ Setbacks Front: Left Right Rear: 147’- 0” 73’- 0” 274’- 0” 112’- 0” 30’- 0” 20’- 0” 20’- 0” 60’- 0” Grading Cut 0 CY Fill 0 CY Export 0 CY 1,000 CY 69 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project site is located at 15210 Bohlman Road in the Hillside Residential (HR) zoning district. The 5.1-acre site has an average slope of 36.9%. Surrounding uses include single- family homes. The western portion of the site has frontage on Bohlman Road. Existing structures on site include a 4,288 square foot one-story single-family residence and a 1,186 square foot detached accessory dwelling unit (ADU). Existing trees include numerous oaks, bays, madrone, and eucalyptus. Existing vegetation screens views of neighboring properties. Project Description The applicant is requesting Design Review approval for a 111 square foot single story addition and a 651 square feet second story addition to the existing 4,288 square foot single story residence. The total square footage of the main residence will be 5,050 square feet and including the existing 1,186 square foot ADU, the total floor area for the site will be 6,236 square feet. The second story addition will be located above the garage in the southwest portion of the building footprint and the first story addition would result from enclosing an existing area to construct an interior stairwell. The project will also include a nine-foot tall by 12 feet wide steel framed unenclosed patio cover with a corrugated metal roof attached to the south side of the residence and opposite the kitchen area and living room. The project site is located near a minor ridgeline as identified on the City’s Hillside Residential Major and Minor Ridgeline Map. Section 15-13.100 of the City Code states that no structure can extend to an elevation more than 12 feet above the nearest adjacent minor ridge that that does not have dense tree cover. Existing mature trees screen the project site as viewed from lower elevations – the location of these trees is depicted on the site plan. At the request of the applicant, the City Arborist visited the project site and advised the applicant on the location, number, and species of trees that could be planted to augment the existing tree cover. The new trees will include four 15-gallon coast live oaks that will be between 8 - 12 feet in height when planted. Coast live oak tree at maturity can reach heights between 25 - 45 feet. The location of the new trees is illustrated on the Tree Planting Plan which is included as Attachment #5. No grading is proposed to construct the project and no trees will be removed. Architecture/Design The architectural style of the existing residence can best be described as “Modern”. The footprint of the building is based on a linear design with individual living spaces linked by a common hallway. Exterior materials including exposed steel framing with a patina finish, sheet steel siding, concrete walls, glass wall panels with dark bronze colored framing, and a flat roof help to create a seamless industrial aesthetic. The second story addition will be located above the garage with a portion of the second story projecting out from the west side of the building and supported by two steel beams. Exterior materials for the second story will be consistent with those of the existing structure including sheet metal siding, glass window walls, and a flat roof. The applicant has provided a color and materials board. Below is a list of the proposed exterior materials. 70 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 4 Detail Colors and Materials Exterior Steel panels with a patina finish Windows/Doors Glass windows and doors with dark bronze framing Trim Steel columns with patina finish Roof Dark Grey Colored PVC Membrane Trees A total of five protected trees located in the immediate vicinity of the project site include pine, eucalyptus, and coast live oaks. No trees are proposed for removal. The City Arborist has issued a Tree Permit for the project to encroach into the canopy of two protected trees. An arborist report was not required for this project. Landscaping No new formal landscaping is proposed. The vegetation within the front setback area is to remain which includes existing native bushes and grasses which are complementary to the existing Oak Woodland neighborhood streetscape. FINDINGS Design Review The findings required for issuance of Design Review Approval pursuant to City Code Section 15- 45.080 are set forth below and the Applicant has met the burden of proof to support making all those required findings: a. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding may be made in the affirmative in that the project will include the construction of a 662 square foot second story addition and a 117 square foot single story addition to provide space for a new stairwell to provide access to the second story. The first story addition will be added to a relatively level area of the site and no grading is proposed to construct the project. b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding may be made in the affirmative in that no trees are proposed for removal. The proposed second story addition will encroach into the canopies of one pine tree and one oak tree. The City Arborist has approved a construction/encroachment permit for the project. 71 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 5 c. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the project is adding a second story addition to an existing one-story single-family residence located within a rural setting. The project has been designed in a manner to minimize interference with neighboring views and privacy, using natural materials and colors to blend the project with the environment, and limiting the building height to approximately 24 feet. Discussion of community viewsheds is discussed in the justification for Finding “h” (below): d. The overall mass and height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in the project includes a second story addition to an existing one-story single-family residence in a neighborhood with both one and two-story structures. The project includes architectural elements consistent with the ‘Modern” architectural style which are in scale with the structure and the neighborhood. The perception of excessive bulk is minimized using varying architectural forms, both one- and two-story structural elements, varying exterior materials and textures, and varying rooflines that break up the massing and reduce the perception of height and mass. The applicant’s choice of a natural color palette of concrete and patinaed steel surfaces for the exterior of the building will help to integrate the project with the natural environment of the site and its surroundings. The projects physical distance from the nearest property will help minimize the appearance of mass when compared with structures on adjacent lots. e. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that the front yard landscaping will continue to be dominated by existing native bushes and grasses which will be complementary to the existing Oak Woodland neighborhood streetscape. No new formal landscaping is proposed. f. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the tallest elements of the structure are located at the center of the site to minimize shadowing, the project meets or exceeds required setbacks, and the orientation of the sun with respect to the location of the site will not cast shadows on adjoining properties. 72 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 6 g. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; site development follows contours and is appropriate given the property’s natural constraints. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. h. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding can be made in the affirmative in that the project will include no grading outside of the building footprint so there will be impact to significant hillside features nor impacts to ridgelines and community viewsheds. The Zoning Code defines "community view sheds" as any views which are visible from an area which has scenic value for the community. The General Plan reinforces that the western hills and ridgelines are the predominant scenic resource within the city. The project site is located on a minor ridgeline as identified on the City’s Hillside Residential Major and Minor Ridgeline Map. The building height limits within the Hillside Residential development standards state that no structure can extend to an elevation more than 12 feet above the nearest adjacent minor ridge that that does not have dense tree cover. Existing and proposed trees will screen the project will have the effect of minimizing views of the site from lower elevations, nearby roads, and adjacent properties. Neighbor Notification and Correspondence The applicant submitted two (2) completed neighborhood review letters which are included as Attachment 3 which included no project related comments. The Community Development Department mailed public notices to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single-family residence and small structures in a residential area. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 21-014 2. Geotechnical Clearance Memorandum dated October 28, 2020 3. Neighbor Review Letters 4. Story Pole Certification 5. Landscape Plan 6. Project Plans 73 RESOLUTION NO: 21-014 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR21-0011 LOCATED AT 15210 BOHLMAN ROAD (517-14-031) WHEREAS, on May 25, 2021, an application was submitted by Monty Smith (Applicant) on requesting Design Review approval for a 762 square foot second story addition to an existing 4,288 square foot one-story single-family residence. No trees are proposed for removal. The foregoing is collectively described as the “Project” in this Resolution. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission determine this project Categorically Exempt. WHEREAS, on October 13, 2021, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines, and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single- family residence and small structures in a residential area. Section 3: The Planning Commission finds that the application for Design Review (PDR21-0011), for a 762 square foot second story addition to an existing 4,288 square single story residence is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The City of Saratoga Planning Commission hereby approves PDR21-0011 for 15210 Bohlman Road (APN 517-14-031), subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. Attachment 1 74 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 2 PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 13th day of October 2021 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Anjali Kausar Chair, Planning Commission 75 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR21-0011 15210 BOHLMAN ROAD (APN 517-14-031) GENERAL 1. All conditions below which are identified as permanent or for which an alternative period for applicability is specified shall run with the land and apply to the landowner’s successors in interest for such time period. No zoning clearance, or demolition, grading for this project shall be issued until proof is filed with the city that a certificate of approval documenting all applicable permanent or other term-specified conditions has been recorded by the applicant with the Santa Clara County Recorder’s office in form and content to the Community Development Director. If a condition is not “Permanent” or does not have a term specified, it shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or its equivalent. 2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this approval is duly executed, containing a statement of all amounts due to the City in connection with this application, including all consultant fees (collectively “processing fees”). This approval or permit shall expire sixty (60) days after the date said notice is mailed if all processing fees contained in the notice have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the City certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 3. The Project shall maintain compliance with all applicable regulations of the State, County, City and/or other governmental agencies having jurisdiction including, without limitation, the requirements of the Saratoga City Code incorporated herein by this reference. 4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify, and hold the City and its officers, officials, boards, commissions, employees, agents, and volunteers harmless from and against: a. any and all claims, actions or proceedings to attack, set aside, void or annul any action on the subject application, or any of the proceedings, acts or determinations taken, done or made prior to said action; and b. any and all claims, demands, actions, expenses or liabilities arising from or in any manner relating to the performance of such construction, installation, alteration or grading work by the Owner and/or Applicant, their successors, or by any person acting on their behalf. 76 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 4 In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate agreement containing the details of this required Agreement to Indemnify, Hold Harmless and Defend, which shall be subject to prior approval as to form and content by the City Attorney. COMMUNITY DEVELOPMENT DEPARTMENT 5. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 6. The development shall be located and constructed to include those features, and only those features, as shown on the plan approved by the Planning Commission on October 13, 2021. All proposed changes to the approved plans must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. Such changes shall be subject to approval in accordance with City Code. 7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. 8. To comply with standards that minimize impacts to the neighborhood during site preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance of the construction site and other requirements stated in these sections. 9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. 77 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 5 10. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 11. A Building Permit must be issued, and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. CITY ARBORIST ** Permanent Condition 12. Tree Protection Security Deposit a. Is required per City Ordinance 15-50.080. b. Shall be $6,925 for tree(s) #1 and 2. c. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. d. May be in the form of cash, check, or a bond. e. Shall remain in place for the duration of construction of the project. f. May be released once the project has been completed, inspected, and approved by the City Arborist. ** 13. The four 15-gallon coast live oak trees shown on the Tree Planting Plan dated September 17, 2021, shall be planted prior to building department final. These four trees are to remain in perpetuity and shall be replaced in kind and in the same location if any of the trees are removed for any reason. 14. Should any protected tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant the necessary number of new trees, some of the value for trees may be paid into the City’s Tree Fund. 15. Construction a. All construction activities including materials storage shall remain outside the critical root zone of protected trees on site. This does not include area covered by the existing driveway. The critical root zone includes the area beneath extent of the canopy plus 5 feet beyond it. b. Do not cut roots of protected trees measuring two inches in diameter or more without prior approval of the City Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. c. Contact Christina Fusco when the project is complete, and the owner is ready to request the release of the security deposit. (408)868-1276, cfusco@saratoga.ca.us 78 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 6 FIRE DEPARTMENT 16. The owner/applicant shall comply with all Fire Department requirements for the project contained in the Santa Clara County Fire Department Approval Memo dated July 19, 2021, incorporated by this reference. ENGINEERING/PUBLIC WORKS 17. The owner/applicant shall comply with all City requirements regarding drainage, including but not limited to complying with the city approved Stormwater management plan. The project shall retain and/or detain any increase in design flow from the site, that is created by the proposed construction and grading project, such that adjacent down slope properties will not be negatively impacted by any increase in flow. Design must follow the current Santa Clara County Drainage Manual method criteria, as required by the building department. Retention/detention element design must follow the Drainage Manual guidelines, as required by the building department. 18. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement including all new utilities prior to commencement of the work to implement this Design Review. 19. Per Design Review PDR21-0011, no improvements in the public right-of-way are required. 20. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 21. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 22. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly Landscaping). 23. All building and construction related activities shall adhere to New Development and Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. • The City requires the construction sites to maintain year-round effective erosion control, run-on and run-off control, sediment control, good site management, and non-storm water management through all phases of construction (including, but not limited to, site grading, building, and finishing of lots) until the site is fully stabilized by landscaping or the installation of permanent erosion control measures. 79 Report to the Planning Commission 15210 Bohlman Road – Application # PDR21-0011 October 13, 2021 Page | 7 • City will conduct inspections to determine compliance and determine the effectiveness of the BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 24. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408-868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. 25. Prior to the Building final, all Public Works conditions shall be completed per approved plans. BUILDING DEPARTMENT SUBMITTAL 26. Four (4) sets of complete construction plans shall be submitted to the Building Division. These plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance. The construction plans shall, at a minimum include the following: a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A” on file with the Community Development Department. b. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. c. This signed and dated Resolution printed onto separate construction plan pages. *** End of Conditions *** 80 CITY of SARATOGA 13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070 (408) 868-1274 MEMORANDUM TO: Chris Riordan, Senior Planner DATE: July 21, 2021 FROM: Cotton, Shires and Associates, Inc., City Geotechnical Consultant SUBJECT: Geotechnical Peer Review (S5163A) RE: Smith, Addition and Trellis GE020-0020 15210 Bohlman Road At your request, we have completed a geotechnical peer review of the subject application using: •Supplemental Geotechnical Recommendations (letter) prepared by Milstone Geotechnical, dated June 22, 2021; •Supplemental Geotechnical Investigation – Proposed Smith Residence (report) prepared by Milstone Geotechnical, dated December 10, 2013; •Geotechnical Investigation (report) prepared by Milstone Geotechnical, dated March 16, 2009; and •Architectural Plans and Profiles (13 sheets) prepared by Olson Kundig, dated May 10, 2021. In addition, we have reviewed pertinent technical documents from our office files and completed a recent reconnaissance of the site vicinity. DISCUSSION The applicant proposes to construct a second story addition to the existing garage, and construct trellis. Estimates of proposed grading quantities were not provided for our peer review; however, we anticipate they will be limited to proposed foundation excavations. We have been in communication with the Project Geotechnical Consultant who has confirmed that exploratory borings advanced around the perimeter of the proposed residence have encountered consistent Santa Clara Formation bedrock materials. We previously peer reviewed a project pertaining to construction of the main residence and summarized our findings in a memorandum dated January 6, 2014. SITE CONDITIONS The proposed building site is located on the crest of a northwest-southeast trending spur ridge, flanked by very steep to precipitous, northeast-facing hillslopes. Based on prior site investigations and the results of our Attachment 2 81 Chris Riordan July 21, 2021 Page 2 S5163A prior peer review memorandum regarding the main residence construction, we understand the proposed addition site is underlain, at depth, by mapped bedrock materials of the Santa Clara Formation. Completed subsurface exploration indicates that Franciscan Complex bedrock is not located beneath the building site. Consequently, available data and mapping suggest that two traces of the Berrocal Fault are located to the northeast and southwest of the building site, with a separation distance on the order of 200 feet. We previously concluded that the continuity of local Santa Clara bedrock materials strongly suggest that traces of the Berrocal Fault do not cross through the main residence site. A Dormant Landslide is mapped extending into the southern portion of the subject property in the vicinity of the existing driveway. CONCLUSIONS AND RECOMMENDED ACTION The proposed construction is constrained by anticipated strong to violent seismic ground shaking, a potential for secondary ground deformation related to nearby traces of the Berrocal Fault, and proximity of steep slopes. Based on our review of the referenced reports and update letters, we conclude that the Project Geotechnical Consultant has recommended project design criteria consistent with prevailing standards of geotechnical practice. We recommend the applicant discuss potential issues related to close proximity of mapped landsliding and faulting, and consequent impacts to the site and site access in the event of a major local earthquake. Given the prior site investigations and updated recommendations provided by the Project Geotechnical Consultant, we recommend approval of project Geotechnical Clearance with the following conditions: 1. Geotechnical Plan Review - The Project Geotechnical Consultant shall review and approve all geotechnical aspects of the final development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that the plans, specifications and details accurately reflect the consultant’s recommendations. The results of the Geotechnical Plan Review shall be summarized by the Project Geotechnical Consultant in a letter and submitted to the City Engineer for review prior to issuance of permits for project construction. 2. Geotechnical Construction Inspections - The Project Geotechnical Consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, foundation construction, prior to placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter(s) and submitted to the City Engineer for review and approval prior to Final (as-built) Project Approval. LIMITATIONS This geotechnical peer review has been performed to provide technical advice to assist the City in its discretionary permit decisions. Our services have been limited to review of the documents previously identified, and a visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. DTS:CS:TS 82 Attachment 3 83 84 August 7, 2021 Project No. 3481 1 7 0 2 0 Melody Lane Tel 408.353.5528 Los Gatos, California 95033 Fax 802.448.1025 www.milstonegeo.com bsm@milstonegeo.com Monty and Jenni Smith 15210 Bohlman Road Saratoga, CA 95070 SUBJECT: Story Pole Elevations RE: Proposed Smith Residence Addition 15210 Bohlman Road, Saratoga, California Dear Mr. and Mrs. Smith, At your request, I measured the relative height of the subject story poles on August 5, 2021 using measuring tape and electronic distance meter methods. The eastern (inboard) story poles extend a minimum of 24.08 feet above the existing ground surface. This exceeds the design height of 23.79 feet above the ground surface. The western (outboard) story poles extend a minimum of 23.21 feet above the existing ground surface. This exceeds the design height of 22.88 feet above the ground surface. Based on these results, it is my opinion that the story poles conservatively depict the design height of the proposed addition. The provided review services were performed in accordance with generally accepted civil engineering principles and practices. Under no circumstances is any warranty, express or implied, or merchantability of fitness made or intended in connection with the providing of geotechnical engineering services or by the furnishing of oral or written reports or findings. If you have any questions regarding this letter, or need additional assistance, please phone. Sincerely, MILSTONE GEOTECHNICAL Barry S. Milstone, P.E. 36901 Principal Geotechnical Engineer Barry Milstone Digitally signed by Barry Milstone DN: CN = Barry Milstone, C = US, O = EDC Reason: I am the author of this document Date: 2021.08.07 16:03:51 - 07'00' Attachment 4 85 Attachment 586 DRAWING ISSUED / REVISEDLEGENDDRAWING REMOVED FROM SETNO CHANGES; DRAWING REMAINS IN SET⚫XSARATOGA RESIDENCEADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 9507005/10/2021DESIGN REVIEWSHEET SHEET NAMESDESIGN REVIEWREVISION #01 - 06/21/21REVISION #02 - 08/20/21GENERALA0.00 GENERAL INFORMATION⚫ ⚫A0.20 WINDOW & DOOR SCHEDULE⚫A0.30 AREA PLAN⚫ ⚫A0.30E (E) AREA PLAN⚫T1.00 SURVEY⚫ARCHITECTURALA1.00 SITE PLAN / DEMOLITION PLAN REVISIONS⚫ ⚫A1.20 SITE SECTIONS⚫A2.00 GENKAN/GARAGE PLANS⚫ ⚫A2.01 TRELLIS PLANS/ELEVATIONS⚫A2.01E (E) TRELLIS PLANS/ELEVATIONSA3.00 GENKAN ELEVATIONS⚫ ⚫A3.00E (E) GENKAN ELEVATIONS⚫ ⚫A3.10 GENKAN/GARAGE SECTIONS⚫Grand total: 13NOT FOR CONSTRUCTIONREVISION #208/20/2021PDR21-0011Attachment 687 XXGARAGEG101REFERENCE CONSTRUCTION MEMO ISSUING REVISION.ONLY MOST RECENT REVISION SHOWN CLOUDED. REFERENCE FOR PREVIOUS REVISIONS REMAIN. DATE OF REVISIONS INDICATED AT RIGHT MARGINS.ELEV. 0.00A100.1WOOD BLOCKING SHIM1. GRID LINE REFERENCEABBREVIATIONS320 SFNA3.00131AX.XX4 2214A4.00@ ATCENTERLINEPROPERTY LINEDIAMETER# POUND OR NUMBER(E) EXISISTING(N) NEWAB ANCHOR BOLTABV ABOVEACC ACCESSACOUS ACOUSTICALACP ASPHALT CONCRETE PAVINGACS ACCESS PANELACT ACOUSTICAL TILEAD AREA DRAINADA AMERICANS with DISABILITIESADJ ADJUSTABLEAFF ABOVE FINISHED FLOORAGGR AGGREGATEAIB AIR INFILTRATION BARRIERALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEARCH ARCHITECTURALASPH ASPHALTAUTO AUTOMATICBD BOARDBITUM BITUMINOUSBLDG BUILDINGBLKG BLOCKINGBM BEAMBO BOTTOM OF...BOT BOTTOMBRG BEARINGBSMT BASEMENTBUR BUILT UP ROOFINGCAB CABINETCB CATCH BASINCEM CEMENTCER CERAMICCIP CAST-IN-PLACECJ CONTROL JOINTCLG CEILINGCLK CAULKINGCLO CLOSETCLR CLEARCMU CONCRETE MASONRY UNITCNTR COUNTERCOL COLUMNCONC CONCRETECONN CONNECTIONCONST CONSTRUCTIONCONT CONTINUOUSCONTR CONTRACTORCORR CORRIDORCPT CARPET; CARPETEDCRS COLD ROLLED STEELCSK COUNTERSUNKCT CERAMIC TILECTR CENTERCU FT CUBIC FEETDBL DOUBLEDEMO DEMOLITIONDET DETAILDHW DOMESTIC HOT WATERDIA DIAMETERDIM DIMENSIONDL DEAD LOADDN DOWNDR DOORDR OPNG DOOR OPENINGDS DOWNSPOUTDSP DRY STANDPIPEDT DRAIN TILEDW DISHWASHERDWG DRAWINGEA EACHEJ EXPANSION JOINTEL ELEVATIONELEC ELECTRICALELEV ELEVATORENCL ENCLOSUREEQ EQUALEQUIP EQUIPMENTEST ESTIMATEEW EACH WAYEXH FN EXHAUST FANE,EXIST EXISTINGEXP EXPANDED; EXPANSIONEXP BT EXPANSION BOLTEXPO EXPOSEDEXT EXTERIORFA FIRE ALARMFB FLAT BARFD FLOOR DRAINFE FIRE EXTINGUISHERFEC FIRE EXTINGUISHER CABINETFF EL FINISH FLOOR ELEVATIONFH FIRE HYDRANTFHC FIRE HOSE CABINETFIN FLR FINISH FLOORFF FINISH TO FINISHFIN FINISHFLASH FLASHINGFLR FLOOR; FLOORINGFLUOR FLUORESCENTFOC FACE OF CONCRETEFOF FACE OF FINISHFOIC FURNISHED BY OWNER -INSTALLED BY CONTRACTORFOM FACE OF MASONRYFOS FACE OF STUDSFP FIREPROOFFPL FIREPLACEFR FRAMEFT FOOR OR FEETFTG FOOTINGFURR FURRINGFUT FUTUREFW FULL WIDTHGA GAUGEGALV GALVANIZEDGC GENERAL CONTRACTORGL GLASSGLAM GLUE-LAMINATEDGR GRADEGWB GYPSUM WALL BOARDGYP GYPSUMHB HOSE BIBBHC HOLLOW COREHDO HIGH DENSITY OVERLAYHDR HEADERHDWD HARDWOODHDW HARDWAREHM HOLLOW METALHORIZ HORIZONTALHP HIGH POINTHR HOURHT HEIGHTHVAC HEATING/VENTILATING/AIRCONDITIONINGHW HOT WATERHWT HOT WATER TANKID INSIDE DIAMETERIN INCHINCL INCLUDEDINSUL INSULATIONINT INTERIORINV INVERTJB JUNCTION BOXJF JOINT FILLERJT JOINTKIT KITCHENKO KNOCKOUTLAF LIQUID APPLIED FLASHINGLAM LAMINATE, LAMINATEDLAV LAVATORYLBS POUNDSLF LINEAR FOOT (FEET)LH LEFT HANDLL LIVE LOADLOC LOCATIONLP LOW POINTLT LIGHTMAS MASONRYMATL MATERIALMAX MAXIMUMMB MACHINE BOLTMC MEDICINE CABINETMDF MEDIUM DENSITY FIBERBOARDMDO MEDIUM DENSITY OVERLAYMECH MECHANICALMEMB MEMBRANEMEZZ MEZZANINEMFR MANUFACTURERMIN MINIMUMMIR MIRRORMISC MISCELLANEOUSMO MASONRY OPENINGMTD MOUNTEDMTL METALMUL MULLIONN NORTHN/A NOT APPLICABLENIC NOT IN CONTRACTNO NUMBERNOM NOMINALNR NOISE REDUCTIONNTS NOT TO SCALEOA OVERALLOC ON CENTEROD OUTSIDE DIAMETEROVERFLOW DRAINOFF OFFICEOH OVERHEADOHWM ORDINARY HIGH WATER MARKOPNG OPENINGOPP OPPOSITEOSB ORIENTED STRAND BOARDPBD PARTICLE BOARDPCC PRECAST CONCRETEPCF POUNDS PER CUBIC FOOTPERF PERFORATEDPERP PERPENDICULARPL PLATEPLAM PLASTIC LAMINATEPLAS PLASTERPLWD PLYWOODPNL PANELPNT POINTPR PAIRPRCST PRECASTPSF POUNDS PER CUBIC FOOTPSI POUNDS PER SQUARE INCHPT PRESERVATIVE TREATEDPTN PARTITIONPVC POLYVINYL CHLORIDER RISERRA RETURN AIRRAD RADIUSRD ROOF DRAINREF REFERENCEREFR REFRIGERATORREG REGISTERREINF REINFORCEDREM REMAINDERREQ REQUIREDRESIL RESILIENTREV REVISION; REVISIONS; REVISEDRH RIGHT HANDRM ROOMRO ROUGH OPENINGRWL RAIN WATER LEADERS SOUTHSAF SELF-ADHERED FLASHINGSAM SELF-ADHERED MEMBRANESC SOLID CORESCHED SCHEDULESD SMOKE DETECTORSECT SECTIONSG SAFETY GLASSSHV SHELF; SHELVINGSHR SHOWERSHT SHEETSHT MTL SHEET METALSHTG SHEATHINGSIM SIMILARSOG SLAB ON GRADESPEC SPECIFICATIONSQ FT SQUARE FOOT (FEET)SQ IN SQUARE INCH(ES)SST STAINLESS STEELSTD STANDARDSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALT TREADT&G TONGUE AND GROOVETEL TELEPHONETER TERRAZZOTG TEMPERED GLASSTHK THICKTO TOP OF...TOB TOP OF BEAMTOC TOP OF CONCRETE; CURBTOF TOP OF FLOOR; FOOTING; FRAMETOM TOP OF MASONRYTOP TOP OF PARAPET; PAVEMENTTOPO TOPOGRAPHYTOS TOP OF SLAB; STEELTOW TOP OF WALLTS TUBE STEELTSTAT THERMOSTATTYP TYPICALUNO UNLESS OTHERWISE NOTEDVB VINYL BASEVEN VENEERVERT VERTICALVEST VESTIBULEVG VERTICAL GRAINVIF VERIFY IN FIELDVT VINYLT TILEW WESTW/ WITHW/O WITHOUTWC WATER CLOSETWD WOODWDW WINDOWWF WIDE FLANGEWF BM WIDE FLANGE BEAMWG WIRED GLASSWH WATER HEATERWL WATER LINEWLD WELDEDWP WATERPROOFWPM WATERPROOF MEMBRANEWR WATER RESISTANTWSCT WAINSCOTWSG WIRE SAFETY GLASSWTR WATERWWF WELDED WIRE FABRICWWM WELDED WIRE MESHWT WEIGHTA2. ROOM REFERENCEROOM NAMEROOM NUMBER3. DOOR REFERENCEREFERENCE DOORSCHEDULE4. WINDOW / SKYLIGHT REFERENCE5. ELEVATION / DATUM REFERENCETO6. EXTERIOR ELEVATION7. BUILDING SECTION4A4.108. WALL SECTIONDRAWING NUMBERSHEET NUMBERDRAWING NUMBERSHEET NUMBERDRAWING NUMBERSHEET NUMBER9. INTERIOR ELEVATION10. DETAIL REFERENCEXXAX.XXDRAWING NUMBERSHEET NUMBER11. ASSEMBLY REFERENCE12. NORTH SYMBOL13. REVISION REFERENCESYMBOLS LEGENDMATERIALS LEGENDFINISHED WOODBATT INSULATIONGRAVELSTEELCMUWOOD FRAMING (CONTINUOUS)PLYWOODRIGID INSULATIONEARTHALUMINUMSTONEBRICKCONCRETEZONING / BUILDING CODE SUMMARYPROJECT ADDRESS:15210 BOHLMAN ROADSARATOGA, CA 95070ASSESSOR'S PARCEL NUMBER:51714031APPLICABLE CODES:Applicable Codes (Chapter 16 of Saratoga Municipal Code) SMC 16-15.010:2019 California Building Code, Title 24, Part 2, Volume 1 and 2, including appendices F and I with Local Amendments (SMC 16-15).Title 24 of California Code of Regulations, aka California Building Standards Code, with City of Saratoga amendments.2019 California Residential Code, Title 24, Part 2.5 with Local Amendments (SMC 16-18).2019 California Fire Code and 2018 International Fire Code with Local Amendments (SMC 16-20).2019 California Building Code Chapter 7A (Materials and Construction Methods for Exterior Wildfire Exposure),2019 California Energy Code, Title 24, Part 6 with Local Amendments (SMC 16-51).2019 California Mechanical Code, Title 24, Part 4, including all appendices with Local Amendments (SMC 16-30).2019 California Plumbing Code, Title 24, Part 5, including Appendix Chapters A, B, C, D, H, and I only with Local Amendments (SMC 16-25).2019 California Electrical Code, Title 24, Part 3 with Local Amendments (SMC 16-35).1997 Edition of the Uniform Housing Code with Local Amendments (SMC 16-40).2019 California Green Building Standards Code, Title 24, Part 11 with Local Amendments (SMC 16-49).2021 Saratoga Municipal Code (SMC):Chapter 15, Zoning Regulations, Articles 15-13, 15-45, and 15-80.Chapter 16, Building RegulationsAUTHORITY HAVING JURISDICTION:CITY OF SARATOGA COMMUNITY DEVELOPMENT DEPARTMENT13777 FRUITVALE AVENUESARATOGA, CA 95070BUILDING: (408) 868-1201LAND USE: (408) 868-1222ELECTRONIC MAIL:PLANNING@SARATOGA.CA.USLOT SIZE:5.1 ACRES GROSS (22,156 SF)222,156 - .6(222,156) = 88,862.4 SF NET (PER SBC 15-12.085) AGE OF EXISTING RESIDENCE TO BE RENOVATED: 2017LAND USE DESIGNATION:HR (HILLSIDE RESIDENTIAL)ADDITION: DESIGN REVIEW - PLANNING COMMISSION: CONVERSION OF SINGLE-STORY STRUCTURE TO MULTI-STORY STRUCTURE (2), THAT WOULD EXCEED 18' IN HEIGHT.OUTDOOR TRELLIS: DESIGN REVIEW - ADMINISTRATIVE: ADDITION OF TRELLIS AND DECK ON SIDE OF BUILDING. UNDER 10' RULE FOR GARDEN STRUCTURES AND 18' ADMIN REVIEW.PROJECT DESCRIPTION:ADDITION AND RENOVATION TO EXISTING SINGLE FAMILY RESIDENCE, ADDING A SECOND LEVEL ABOVE THE EXISTING GARAGE AND CONSTRUCTING AN ATTACHED COVERED DECK TO THE MAIN RESIDENCE. FLOOR AREA:AVG SLOPE S = 36.9%ALLOWED NET SITE AREA = 88,862 SF (222,156 - .6 * 222,156)MAXIMUM ALLOWABLE FLOOR AREA (PER SBC 15-12.085) = 6,890 SFSEE SHEET A0.30 FOR MORE DETAILFLOOR AREA: EXISTING:PROPOSED: TOTAL MAIN HOUSE 4,288 SF 762 SF5,050 SFGUEST HOUSE 1,186 SF1,186 SFOVERALL:6,236 SFSITE COVERAGE:MAIN HOUSE FOOTPRINT:4049 SFMAIN HOUSE DECKS (COUNTED AT 50%): 975 SF (487.5 SF)MAIN HOUSE ROOF OVERHANGS:1671 SFGUEST HOUSE:1186 SFGUEST HOUSE DECKS (COUNTED AT 50%): 426 SF (213)ROAD (COUNTED AT 50%):7077 SF (3538.5 SF)OTHER (POOL):932 SFTOTAL SITE COVERAGE:12,078 SFLOT SIZE:5.1 ACRES (222,156 SF)15,000 SF ALLOWABLE PER SECTION 15-13.080 OF MUNICIPAL CODEHEIGHT:ALLOWED: 26'PROPOSED: REFER TO BUILDING ELEVATIONS FOR HEIGHT CALCULATIONSHEIGHT INFORMATION:LOWEST ELEVATION PT. AT BUILDINGS EDGE FROM NAT. GRADE = 954'-7 1/4" HIGHEST ELEVATION PT. AT BUILDINGS EDGE FROM NAT. GRADE = 955'-11 1/4"AVG. ELEVATION PT. AT BUILDINGS EDGE FROM NAT. GRADE = 955'-3 1/4"TOP MOST ELEVATION PT. = 979'YARD SETBACKS:PROPOSED:FRONT = 30'147'-0"LEFT SIDE = 20'73'-0"RIGHT SIDE = 20'274'-0"REAR = 50' (SINGLE STORY), 60' (MULTI-STORY) 112'-0"OFF-STREET PARKING:TWO (2) COVERED SPACES REQUIRED WITHIN GARAGE PER SMC 15-35.030. EACH SPACE TO BE MIN. 18' IN LENGTH AND 9'-6" IN WIDTH.ENERGY CODE COMPLIANCE:2019 CALIFORNIA ENERGY CODECLIMATE ZONE 4LOW-RISE RESIDENTIAL BUILDINGS - MANDATORY FEATURES AND DEVICESLOW-RISE RESIDENTIAL BUILDINGS - PERFORMANCE COMPLIANCE. REFER TO ENERGY CALCULATIONSREFER TO ENERGY CALCULATIONS FOR DETAILS.SEISMIC:DESIGN CATEGORY E.FIRE:SANTA CLARA COUNTY FIRE DEPARTMENT1. PARCEL IS LOCATED IN VERY HIGH FIRE HAZARD ZONE PER SARATOGA WILDLAND URBAN INTERFACE AREA MAP. THEREFORE NEED TO COMPLY WITH CHAPTER 7A (CALIFORNIA BUILDING CODE) FOR MATERIALS & CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE.2. SPRINKLERS REQUIRED FOR NEW RESIDENTIAL CONSTRUCTION PER R313.2 AND SMC 16-18.025. EXISTING SPRINKLER SYSTEM TO BE MODIFIED FOR ADDITION.3. EARLY WARNING SYSTEM REQUIRED FOR ALL NEW SINGLE FAMILY DWELLING IN WILDLAND-URBAN INTERFACE FIRE AREA PER SMC 15-80.090. EXISTING SYSTEM TO BE MODIFIED FOR ADDITION.4. FIRE-RESISTANT BUILDING MATERIALS REQUIRED PER R327 AND SMC 16-18.030.5. HAZARDOUS VEGETATION AND FUEL MANAGEMENT PER CFC SEC. 4906 AND SMC 16-20.180.6. FIRE ACCESS: DRIVEWAYS > 150 FT MUST HAVE TURNAROUNDS. DRIVEWAYS >200 FT AND <20 FT IN WIDTH MUST HAVE TURNOUTS AND TURNAROUNDS PER CFC AMENDED SEC. 4909 AND SMC 16-20.180.7. OUTDOOR FIREPLACES, PERMANENT BBQ, GRILLS NOT ALLOWED IN WILDLAND-URBAN INTERFACE AREA WITHOUT APPROVAL OF BUILDING OR FIRE CODE OFFICIAL PER CFC SEC. 4913.4 AND SMC 16-20.180.ARBORIST REPORT:PER CONVERSATION WITH CHRISTINA HELENA FUSCO/ CITY ARBORIST ON 4/26/21 SHE REQUESTED WE APPLY FOR TREE CONSTRUCTION/ ENCROACHMENT PERMIT ONLY, THAT ARBORIST REPORT LIKELY NOT NECESSARY.GRADING AND DRAINAGE:PER CONVERSATION WITH DAVID DORCICH/ CIVIL ENGINEER ON 5/6/21 HE STATED GRADING AND DRAINAGE PLANS NOT NECESSARYVICINITY MAPNOT TO SCALELOCATION MAPNOT TO SCALEGENERAL NOTES1. OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS PRIOR TO THE START OF ANY DRIVEWAY APPROACH DEMOLITION OR CONSTRUCTION AT THE STREET. CONTACT PUBLIC WORKS ENGINEER, MACEDONIO NUNEZ, AT (408) 868-1218 FOR INFORMATION REGARDING OBTAINING AN ENCROACHMENT PERMIT.2. PRIOR TO THE COMMENCEMENT OF ANY EARTHWORK OR GRADING ACTIVITIES, INCLUDING BASEMENT EXCAVATION AND TRENCHING THAT EXCEEDS 5 FOOT IN DEPTH, THE PERMITTEE SHALL ARRANGE A PRE-CONSTRUCTION MEETING. THE MEETING SHALL INCLUDE THE CITY OF SARATOGA GRADING INSPECTOR (406) 868-1201, THE GRADING CONTRACTOR AND THE PROJECT SOILS ENGINEER. THE PERMITTEE OR REPRESENTATIVE SHALL ARRANGE THE PRE-CONSTRUCTION MEETING AT LEAST 48 HOURS PRIOR TO THE START OF ANY EARTHWORK/GRADING ACTIVITIES.3. EXCAVATION CUTS EXCEEDING 5 FEET TYPICALLY REQUIRE A DOSH PERMIT. ALL EXCAVATIONS MUST CONFORM TO APPLICABLE OSHA AND CAL-OSHA REQUIREMENTS. CONTACT CALIFORNIA DEPARTMENT OF OCCUPATIONAL SAFETY AND HEALTH (DOSH) FOR INFORMATION ABOUT REQUIRED PERMITS. DOSH'S LOCAL OFFICE: (510)794-2521. AT THE PRE-CONSTRUCTION MEETING, THE EXCAVATION CONTRACTOR SHALL SUBMIT PROOF, TO THE CITY BUILDING INSPECTOR, THAT SHOWS HE OR SHE HAS RECEIVED SUCH A PERMIT FROM DOSH. 4. PRIOR TO REQUESTING A FOUNDATION INSPECTION BY THE CITY, THE GEOTECHNICAL ENGINEER OR CIVIL ENGINEER WHO PREPARED THE SOIL INVESTIGATION SHALL PROVIDE A FIELD REPORT (IN WRITING) WHICH SHALL STATE THE FOLLOWING: - THE BUILDING PAD WAS PREPARED AND COMPACTED IN ACCORDANCE WITH THE SOIL REPORT AND SPECIFICATIONS. - THE FOUNDATION AND/OR PIER EXCAVATION, DEPTH AND BACKFILL MATERIALS, AND DRAINAGE (IF APPLICABLE) SUBSTANTIALLY CONFORM TO THE SOIL REPORT AND APPROVED PLANS.5. PRIOR TO FINAL INSPECTION FOR ANY BUILDING OR STRUCTURE, THE GEOTECHNICAL ENGINEER OR CIVIL ENGINEER WHO PREPARED THE SOIL INVESTIGATION SHALL ISSUE A FINAL REPORT STATING THE COMPLETED PAD, FOUNDATION, FINISH GRADING, AND ASSOCIATED SITE WORK SUBSTANTIALLY CONFORM TO THE APPROVED PLANS, SPECIFICATIONS, AND INVESTIGATION.6. REFER TO GEOTECHNICAL REPORT FROM MILSTONE GEOTECHNICAL DATED MARCH 2009 AND SUPPLEMENTAL REPORTS DATED DECEMBER 2013 AND 2021.7. CODES: ALL WORK SHALL CONFORM APPLICABLE LAND USE AND BUILDING CODES AS AMENDED BY AUTHORITIES HAVING JURISDICTION.8. DO NOT SCALE DIMENSIONS FROM DRAWINGS. USE CALCULATED DIMENSIONS ONLY. NOTIFY THE ARCHITECT IMMEDIATELY IF ANY CONFLICTS EXIST.9. CONTRACTOR SHALL VERIFY ALL CONDITIONS PRIOR TO INITIATING THE WORK. NOTIFY THE ARCHITECT OF ANY DISCREPANCIES.10. VERIFY ALL ROUGH-IN DIMENSIONS FOR EQUIPMENT. PROVIDE ALL BUCK-OUT, BLOCKING, BACKING, AND JACKS REQUIRED FOR INSTALLATIONS.11. DIMENSIONS ARE TO EXTERIOR FACE OF CONCRETE / WOOD FRAMING, U.O.N.12. EXTERIOR WALL FRAMING 2x6 WOOD STUDS UNLESS OTHERWISE NOTED.13. INTERIOR WALL FRAMING 2x4 WOOD STUDS UNLESS OTHERWISE NOTED.PROJECT DIRECTORYSITE ADDRESS:15210 BOHLMAN ROADSARATOGA, CA 95070OWNER:MONTY SMITHT: 415.720.2769 monty@cratersandfreighters.comARCHITECT:OLSON KUNDIG ARCHITECTS159 S. JACKSON ST. SUITE 600SEATTLE, WA 98104T: 206.624.5670F: 206.624.3730PRINCIPAL ARCHITECT: TOM KUNDIGCONTACT: CHRIS GERRICKCHRIS@olsonkundig.comSTRUCTURAL ENGINEER:UMERANI ASSOCIATES4020 FABIAN WAY, SUITE 200PALO ALTO, CA 94303T: 650.494.1600CONTACT: JAWED UMERANIJUMERANI@umerani.comCONTRACTOR:KREKOW JENNINGS2011 E OLIVE STREETSEATTLE WA 98122CONTACT: MATTHEW GRUMMERMATTHEWG@krekowjennings.comENERGY CONSULTANT:GILLERAN ENERGY750A DAVIS STREETSANTA ROSA, CA 95401CONTACT: KIMBERLY BELTRANkbeltran@gilleranenergy.comGEOTECH CONSULTANT:MILSTONE GEOTECHNICAL17020 MELODY LANELOS GATOS, CA 95033CONTACT: BARRY MILSTONEBSM@milstonegeo.comARBORIST:IAN GEDDES AND ASSOCIATES166 KENNEDY AVECAMPBELL, CA 95008T: 408.497.7218CONTACT: BO FIRESTONEBO@geddestree.comCLPLO/1DRAWING NUMBERSHEET NUMBERANMINERAL INSULATIONFOAMED IN PLACE INSULATION11EXISTING: PROPOSED:project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021GENERALINFORMATIONA0.00SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSK1 6/21/21 DRB & FIRECOMMENTSPDR21-001188 GK LEVEL99' -0"GK LEVEL 02112' -1 7/8"SG100201101(E) SECTIONAL GARAGE DOORSGEQ1EQ2EQ2EQ1CLCLCLEQEQ200.3SGEQEQ(E) SECTIONAL GARAGE DOORCLSG110210SGCLCLEQ2EQ23'-10"3'-6 1/2"104.1SLIDEOPENDOOR POCKETFLUSHSWING DOORGLASS/ALUM.SWING DOORBARN DOORPOCKET DOORGLASS/ALUM. OVERHEAD DOOR SLIDESLIDEGLASS/ALUM.XO SLIDING DOORSGSGSGSGSG SGSGGLASS/ALUM.PIVOT DOORproject:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021WINDOW & DOORSCHEDULEA0.20SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWWINDOW SCHEDULE NOTES:1. FIELD VERIFY ALL ROUGH OPENING DIMENSIONS BEFORE ORDERING WINDOWS.2. ALL FRAMES AND ACCESSORY BREAK SHAPES FACTORY COATED TO MATCH PER ARCH SPECS.3. NOT USED4. ALL INSULATED GLASS UNITS TO HAVE BLACK SPACER BARS.5. FOR ENERGY CODE COMPLIANCE REFER TO TITLE 24 ENERGY COMPLIANCE FORMS.6. ALL UNITS TO HAVE AT LEAST (1) ONE TEMPERED PANE PER WUI CODE PER CRC AND CBC CH.7A.7. 'SG' INDICATES FULLY TEMPERED SAFETY GLASS LOCATIONS.8. ALL EGRESS WINDOWS HAVE MIN NET CLEAR OPENING OF 5.0 SQ FT, MIN NET CLEAR OPENING HEIGHT OF 24", AND MIN NET CLEAR OPENING WIDTH OF 20".9. ALL OPERABLE WINDOWS AND SLIDING DOORS TO HAVE SCREENS.GLASS TYPES:GL-1 1" CLEAR INSULATED GLASS - SN68 LOW E AND TEMPERED (SG) SN68 LOW E WITH BRONZE SPACERSGL-2 1/2" FROSTED TEMPERED GLASSGL-3 1/2" CLEAR TEMPERED GLASSGL-4 1" LAMINATED FLOOR GLASSSCALE: 1/4" = 1'-0"GENKAN/GARAGE 104 - NORTHSCALE: 1/4" = 1'-0"GENKAN/GARAGE 104 - EASTSCALE: 1/4" = 1'-0"GENKAN/GARAGE 104 - SOUTHW INDO W SCHEDULE - ADDITIO NM ARK O PERATIO NDIM ENSIO NS (RO UGH O PENING)UVALUEUAVALUESHGC M ANUFACTURER M ODELGLASS TYPE O RIENTATIO NW IDTH HEIGHT AREAConditioned100 FIXED 7' - 9 3/4" 11' - 6" 89.81 SF 0.34 30.54 0.33 FLEETWOOD KONA 3800 SERIESGUARDIANSN68 6MMNORTH101 FIXED 15' - 1 1/2" 1' - 7 3/8" 24.42 SF 0.34 8.30 0.33 FLEETWOOD KONA 3800 SERIESGUARDIANSN68 6MMNORTH104 SWING DOOR 7' - 4 3/8" 11' - 9 7/8" 87.07 SF 0.46 40.05 0.23 FLEETWOOD ATLANTIC 3900SOUTH110 FIXED 15' - 5 1/8" 1' - 6 1/2" 23.76 SF 0.34 8.08 0.33 FLEETWOOD KONA 3800 SERIESGUARDIANSN68 6MMSOUTH200 LG SLIDER XO 19' - 4" 9' - 4 1/8" 180.65 SF 0.41 74.06 0.3 FLEETWOOD NORWOOD 3070T NARROWSTILEGUARDIANSN68 6MMEAST201 FIXED 7' - 4 3/8" 9' - 0" 66.29 SF 0.34 22.54 0.33 FLEETWOOD KONA 3800 SERIESGUARDIANSN68 6MMNORTH210 FIXED 7' - 8 3/8" 8' - 5 7/8" 65.35 SF 0.34 22.22 0.33 FLEETWOOD KONA 3800 SERIESGUARDIANSN68 6MMSOUTH537.34 SFSCALE: 1/4" = 1'-0"DOOR TYPESDO OR SCHEDULE - ADDITIO NDOOR TAGLO CATIO N O PERATIO NDIM ENSIO NSFram e M aterialHardwarePanel M aterialW IDTH HEIGHT THICKNESSInteriorR.O. UPPER WINDOW SILL201.2BATHGL PIVOT 2' - 8" 7' - 6" 0' - 0 1/2"NA12FROSTED TEMP GLASS (GL-2)201.3BATHGL PIVOT 2' - 8" 7' - 6" 0' - 0 1/2"NA12FROSTED TEMP GLASS (GL-2)GK LEVEL 02200.1 BEDROOM3' - 0" 8' - 1" 0' - 1 3/4"ExteriorMAIN LEVEL104.1 GARAGE / GENKAN GL SWING 6' - 9" 10' - 11" 0' - 1 3/4" SEE WINDOW SCHEDULESEE WINDOW SCHEDULEGK LEVEL 02200.3 BEDROOM SLIDER 19' - 4" 9' - 4" 0' - 1 3/4"GK LEVEL 02201.1BATH3' - 0" 7' - 6" 0' - 1 3/4"DOOR SCHEDULE NOTES:1.FIELD VERIFY ALL ROUGH OPENINGS PRIOR TO ORDERING DOORS.2.EXTERIOR DOOR SIZES ARE ROUGH OPENING SIZES, UNO.3.INTERIOR DOOR SIZES ARE FOR DOOR PANELS.4. ALL GLAZED DOORS TO HAVE SAFETY GLAZING (SG).5.POCKET/SLIDER DOOR WIDTH TO BE 2" LARGER THAN OPENING SIZE TO ACCOMODATE POCKETJAMB.6.ALL DOORS TO BE SOLID CORE.7.ALL EXTERIOR SOLID DOORS TO HEATED SPACES TO BE SOLID CORE OR INSULATED.8.EXTERIOR GLASS DOORS ARE SHOWN ON WINDOW SCHEDULE AND WINDOW ELEVATIONS.9.ALL UNITS TO HAVE AT LEAST (1) ONE TEMPERED PANE PER WUI CODE PER CRC AND CBC CH.7A.10.FOR ENERGY CODE COMPLIANCE REFER TO TITLE 24 ENERGY COMPLIANCE FORMS.11.ALL INTERIOR DOORS ASSOCIATED WITH CABINETRY NOT INCLUDED IN DOOR SCHEDULE.PDR21-001189 2174 SF(E) CONDITIONED404 SF(E) CONDITIONED89 SF(E) DECK38 SF(E) DECK428 SF(E) DECKSMC 15-45.030AREA WITH CEILING HEIGHT OF 15' OR GREATER COUNTED TWICE IN AREA CALCULATION. 115 SFCONDITIONED420 SFDECK680 SF (2) = 1360 SFROAD (PROJECTED AREA )7077 SF419 SF(E) ROOF OVERHANG657 SFROOF OVERHANG79 SFROOF OVERHANG353 SF(E) ROOF OVERHANGAREAS(E) CONDITIONED(E) DECK(E) ROOF OVERHANGCONDITIONEDDECKROOF OVERHANG37 SF(E) ROOF OVERHANG32 SF(E) ROOF OVERHANG90 SF(E) ROOF OVERHANG680 SF(E) CONDITIONED656 SFCONDITIONED1186 SFEXISTING GUESTHOUSE425 SF(E) DECK350 SF(E) CONDITIONEDproject:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021AREA PLANA0.30SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSKGROSS AREA BREAKDOWN (SF):TOTAL (E) CONDITIONED AREA: 4,288 SFLOWER LEVEL CONDITIONED AREA: 111 SFUPPER LEVEL CONDITIONED AREA: 651 SFTOTAL FLOOR AREA (SF): 5,050 SFSCALE: 1/8" = 1'-0"2AREA DIAGRAM - MAIN LEVEL - ADDITIONSCALE: 1/8" = 1'-0"1AREA DIAGRAM - UPPER LEVEL ADDITIONSCALE: 1/8" = 1'-0"4AREA DIAGRAM - GUEST HOUSESITE COVERAGE BREAKDOWN:MAIN HOUSE FOOTPRINT:4049 SFMAIN HOUSE DECKS (COUNTED AT 50%): 975 SF (487.5)MAIN HOUSE ROOF OVERHANGS: 1671 SFGUEST HOUSE:1186 SFGUEST HOUSE DECKS (COUNTED AT 50%): 426 SF (213)ROAD (COUNTED AT 50%):7077 SF (3538.5)OTHER (POOL):932 SFTOTAL SITE COVERAGE:12,078 SFLOT SIZE:5.1 ACRES (222,156 SF)15,000 SF ALLOWABLE PER SECTION 15-13.080 OF MUNICIPAL CODE030'60'90'10'NSCALE: 1/8" = 1'-0"3AREA DIAGRAM - LOWER LEVEL1 6/21/21 DRB & FIRECOMMENTS1PDR21-001190 2174 SF(E) CONDITIONED404 SF(E) CONDITIONED89 SF(E) DECK38 SF(E) DECK428 SF(E) DECKSMC 15-45.030AREA WITH CEILING HEIGHT OF 15' OR GREATER COUNTED TWICE IN AREA CALCULATION. 680 SF (2) = 1360 SFROAD (PROJECTED AREA )7077 SF419 SF(E) ROOF OVERHANG353 SF(E) ROOF OVERHANGAREAS(E) CONDITIONED(E) DECK(E) ROOF OVERHANG37 SF(E) ROOF OVERHANG32 SF(E) ROOF OVERHANG90 SF(E) ROOF OVERHANG680 SF(E) CONDITIONED1186 SFEXISTING GUESTHOUSE425 SF(E) DECK350 SF(E) CONDITIONEDproject:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021(E) AREA PLANA0.30ESARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSK030'60'90'10'NSCALE: 1/8" = 1'-0"1AREA DIAGRAM - MAIN LEVEL - EXISTINGSCALE: 1/8" = 1'-0"3AREA DIAGRAM - GUEST HOUSESCALE: 1/8" = 1'-0"4AREA DIAGRAM - LOWER LEVEL - EXISTINGPDR21-001191 92 26",12" EUCALYPTUS2x30" EUCALYPTUS8"OAK3x6"OAK16"OAK4x8",10",12"OAK6",4",3"OAK14"OAK20" EUCALYPTUS16"PINE12"OAK14"OAK24"PINE3X10"OAK2X8"TREE14",16"OAK16"OAK16"OAK14"OAK12"OAK12"OAK14",8",6"OAK16"OAK18"OAK26" OAK38" PINE18"OAK18",20"OAK22"OAK24"OAK16"OAK36"TREE12"OAK16"OAK16"MADRONE12" OAK20"OAK16" OAK10"BAY18" OAK16" OAK16"OAK18" OAK40"EUCALYPTUS14" OAK16" OAK8" OAK8"OAK10"OAK8"MADRONE12"OAK16"OAK12"BAY26"EUCALYPTUS18"EUCALYPTUS28"EUCALYPTUS14"OAK10"BAY18"EUCALYPTUS24"EUCALYPTUS26" OAK20"EUCALYPTUS12"MADRONE38"EUCAYPTUS18" OAK16"OAK30"EUCALYPTUS26" EUCALYPTUS24"OAK14" OAK34"EUCALYPUS32"EUCALYPTUS16",14",12" OAK10",12"OAK10",12"OAK16",14",10"OAK10"BAY16"OAK10"OAK10"OAK22"EUCALYPTUS24",14" EUCALYPTUS8"OAK8"OAK40"EUCALYPTUS6"OAK8"OAK14",12" OAK14",12" OAK26"OAK20"OAK14"OAK6"OAK10",8"BAY12"TREE10"OAK36"TREE12"OAK26" EUCALYPTUS12"OAK3x16",14"OAK16"TREE26"OAK20"OAK24"EUCALYPTUS20",18",12" OAK2x20",12"OAK2O"OAK12"OAK12"BAY48"EUCALYPTUS2x6" OAK22" OAK2x12",14",16"OAK16" OAK26"OAK40''EUCALYPTUS20"EUCALYPTUS18"OAK22" OAK10" OAK26"OAK16",20"MADRONE14"OAK16" OAK40",30",20" EUCALYPTUS8",6" OAK8",8" OAK16"TREE2x16",12",10" OAK24"JUNIPER2x12",16"OAK12"OAK16"JUNIPER2x10",16" OAK8"OAK16",14" PINE6" OAK18" OAK6" OAKWM5X4" OAK14" OAK15"PIPE18"OAK12"OAK12"OAK10",12"OAK8"OAK8"OAK16"EUCALYPTUS10"OAK8"OAK30"EUCALYPTUS38"EUCALYPTUS10"OAK10"OAK12"OAK22"OAK6"OAK6"OAK12",6"MADRONE12",16"OAK10"OAK8"OAK2x20",18"OAK28"OAK8"OAK10"OAK16",14"OAK16",14"OAK24"OAK14",3x12"TREE18"PINE2X12"OAK2x18",10"TREE24" TREE6"OAK8"OAK50"EUCALYPTUS10"OAK20",8"OAK18"OAK16"OAK6"MADRONE12"OAK10"OAK12",6"OAK24"EUCALYPTUS12"OAK12"MADRONE16"EUCALYPTUS6"EUCALYPTOS14",6"EUCALYPTUS10"EUCALYPTOS12"OAK8"EUCALYPTUS14",16",18"OAK2x10"EUCALYPTUS10"OAK10"OAK20" EUCALYPTUS12" EUCALYPTUS20" EUCALYPTUS20",10",8" EUCALYPTUS2X4",3"OAK12",8",4"OAK7x6",2x8",5x4"OAK8"MADRONE2x4",6"OAK6"BAY14"OAK12"OAK28"OAK8"OAK8"BAY12"OAK26"OAK6"BAY8"OAK30"EUCALYPTUS30"EUCALYPTUSDENSE TREES INTHIS AREADENSE TREESIN THIS AREAS.N.FTREE3"5"8" OAK(e ) m a d r o n e V I F XXXXXXXXXXXXXXXXXXXXXXX XX XXXXXXXXXXXXBOHLMAN ROADF F E +9 5 6 .6 EXISTING GUEST HOUSE+960.48REAR50'-0"SIDE20'-0"SIDE 20'-0"REAR - MULTI-STORY60'-0"100'-0"EXISTING REAR112'-6"FRONT31'-3 5/8"266'-10"(E) FIRE PITDRIVEWAYA2.002A1.201A1.202(E) POOL(E) HOUSENEW UPPER LEVEL(E) FIRE HYDRANT1NEW TRELLIS1185'-0"392'-2"11(E) AUTOMATIC GATE TO REMAIN. 14'-4" UNOBSTRUCTED WIDTH WHEN OPEN. (E) KNOCK BOX TO REMAIN.1 4 '-4 " C L E A R 1(E) ADDRESS IDENTIFICATION TO REMAIN.11 8'-0 "18'-0"4 1'-6 "44'-0"2 0'-0 "20'-0"(E) FIRE ENGINE TURNAROUND. MAINTAIN PREVIOUSLY APPROVED SCCFD D-1 REQUIREMENTS PER APPROVED PERMIT 13-1954A2.011project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021SITE PLAN /DEMOLITION PLANREVISIONSA1.00SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGA13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWER030'60'90'10'NGENERAL NOTES:1. SETBACK VERIFICATION: PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS.2. STORMWATER RETENTION: DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM ("NPDES") STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAM.3. ALL ELECTRIC LINES, COMMUNICATION LINES AND APPURTENANCES, INCLUDING ALL PUBLIC UTILITY, CATV AND TELEGRAPH SYSTEMS, SHALL BE LOCATED AND INSTALLED UNDERGROUND.SCALE: 1" = 30'-0"1SITE PLAN1 6/21/21 DRB & FIRECOMMENTSPDR21-001193 MAIN LEVEL100' -0"362.4GK LEVEL 02112' -1 7/8"2.11.3POOL956' - 7 1/4"F.F.E.PROPOSED TRELLISED DECKAVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"1.52.93GK LEVEL99' -0"GK LEVEL 02112' -1 7/8"2.32.11.3GENKAN955' - 7 1/4"F.F.E.F.F.E.EXISTING DECK W/ FIRE PIT968' - 9 1/8"979' - 5"AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"1.52.9LIHGBACBBAAJKFGK LEVEL99' -0"A.6GK LEVEL 02112' -1 7/8"(E) GARAGE)F.F.E.(E) ROADTRELLISBEDROOM979' - 5"F.F.E.955' - 7 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"G.2G.8project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021SITE SECTIONSA1.20SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGA13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWERSCALE: 1/16" = 1'-0"1SITE SECTION THROUGH (E) LIVINGSCALE: 1/16" = 1'-0"2SITE SECTION THROUGH GENKANSCALE: 1/16" = 1'-0"3SITE SECTION THROUGH (E) SPINEPDR21-001194 3344HHGGA3.102A3.1033'-9"12'-6"3'-9"4'-2"2.32.32.22.22.12.11.31.36 1/4" RISE12" RUN4'-0"16'-6"BEDROOM200BATH201OVERHANG4'-9"MOTORIZED CURTAIN TRACK ABOVE24"x30" 200.1201.1SHOWERCLR.8'-4 1/2"1A3.002A3.003A3.00A3.101SECOND LEVEL: 649 SFDN200.313'-0"G.2G.2G.8G.81.51.52.92.9COSDEF50 CFMEF100 CFMCOSD4A3.0023344HHGGA3.102A3.1034'-0"2.32.32.22.22.12.11.31.38'-9"4'-2"4'-0"16'-6"4'-0"12'-0"4'-0"GARAGE /GENKAN104UP1A3.002A3.003A3.00A3.101GROUND LEVEL: 515 SF104.19'-6" X 18' SPACE9'-6" X 18' SPACEG.2G.81.51.52.92.9F44A3.00233HHGG2.32.32.22.22.12.120'-0"4'-0"16'-6"(E) ROOF TO BE REMOVEDG.2G.2G.8G.82.92.9GARAGE /GENKAN1043A3.00E(E) EXTERIOR WALL TO BE REMOVED3344HHGGA3.1032.32.32.22.22.12.11.31.31A3.002A3.003A3.001/4" / 12"A3.101DESIGN BUILD PV ARRAYROOF DRAIN TO (E) STORM DRAIN SYSTEMPVC MEMBRANE ROOFING -FULLY ADHERED, CLASS "A"G.2G.2G.8G.81.51.52.92.94A3.002project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021GENKAN/GARAGEPLANSA2.00SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSCALE: 1/4" = 1'-0"3GARAGE/GENKAN LEVEL 02SCALE: 1/4" = 1'-0"2GARAGE/GENKAN LEVEL 01NNORTHSCALE: 1/4" = 1'-0"1GARAGE/GENKAN LEVEL 01 (EXISTING)SCALE: 1/4" = 1'-0"4GENKAN - ROOF PLAN0 2' 4'8'12'1' 3'2 8/20/21 DESIGN REVIEWCOMMENTSPDR21-001195 33MAIN LEVEL100' -0"BACBBT.O. PARAPET109' -1"A2.0149'-2 1/2"VERIFY EXISTING GRADE 6"PTD STEEL FRAMING, TYPPTD CORRUGATED METAL DECKING33BBAACCBBBB2.42.42A2.014"16'-8"16'-8"4"12'-0"4"CONCRETEA2.0142.92.9MAIN LEVEL100' -0"3T.O. PARAPET109' -1"2.42.32.22.12.933BBAACC2.42.4A1.2031/4" / 12"1/4" / 12"2A2.01A2.014PTD CORRUGATED METAL DECKING2.92.9project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021TRELLISPLANS/ELEVATIONSA2.01SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWNNORTHSCALE: 1/4" = 1'-0"2TRELLIS ELEVATION - SOUTHSCALE: 1/4" = 1'-0"1TRELLIS PLANSCALE: 1/4" = 1'-0"4TRELLIS SECTION - EWSCALE: 1/4" = 1'-0"3TRELLIS ROOF PLANPDR21-001196 MAIN LEVEL100' -0"BACBBT.O. PARAPET109' -1"PTD STEEL FRAMING, TYPPTD CORRUGATED METAL DECKINGA2.01E2MAIN LEVEL100' -0"3T.O. PARAPET109' -1"2.42.32.22.12.9project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021(E) TRELLISPLANS/ELEVATIONSA2.01ESARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSCALE: 1/4" = 1'-0"1TRELLIS ELEVATION - SOUTH - EXISTINGSCALE: 1/4" = 1'-0"2TRELLIS SECTION - EW - EXISTINGPDR21-001197 MAIN LEVEL100' -0"IHGFGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.101(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"SHEET STEEL SIDING (MATCH EXISTING)SHEET STEEL SIDING (MATCH EXISTING)EXPOSED STEEL FRAMING955' - 7 1/4"(E) GRADE MAIN LEVEL FACADE(E) GRADE UPPER LEVEL FACADEPVC MEMBRANE ROOFING (CLASS A)(E) PV WATER ARRAY TO BE REUSEDAVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"ROOF DRAIN TO (E) STORM DRAIN SYSTEMG.2G.8MAIN LEVEL100' -0"34GK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.102A3.1032.32.22.11.31/4" / 12"(E) ROLL-UP GARAGE DOORSHEET STEEL SIDING (MATCH EXISTING)STEEL PANEL SURROUNDPVC MEMBRANE ROOFING (CLASS A)(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"979' - 5"ENTRY DOOR W/ GLASS PANELSGLASS WINDOW(E) GRADE955' - 7 1/4"954' - 7 1/4"AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"LOWEST ELEVATION POINT1.52.9MAIN LEVEL100' -0"1234GK LEVEL99' -0"2.4GK LEVEL 02112' -1 7/8"A3.102A3.1032.32.22.11.3(E) ROLL-UP GARAGE DOORSHEET STEEL SIDING (MATCH EXISTING)SHEET STEEL SIDING (MATCH EXISTING)(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"GLASS WINDOWGLASS WINDOW979' - 5"955' - 11 1/4"AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"1.52.9KEYPLANKEYPLANKEYPLANMAIN LEVEL100' -0"IHGFGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.101AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"G.2G.8956' - 7 1/4"GLASS WINDOW(E) GLASS WINDOW(E) GLASS WINDOW(E) CONC WALLEXPOSED STEEL FRAMING(E) GRADE MAIN LEVEL FACADEPVC MEMBRANE ROOFING (CLASS A)(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"979' - 5"WINDOW FALL PROTECTION GUARDRAIL, 4" MAX DIA OPENING, TO MEET R312.2KEYPLANproject:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021GENKANELEVATIONSA3.00SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSCALE: 1/4" = 1'-0"1GENKAN SOUTH - ELEVATIONSCALE: 1/4" = 1'-0"2GENKAN EAST - ELEVATIONSCALE: 1/4" = 1'-0"3GENKAN WEST -ELEVATION2 8/20/21 DESIGN REVIEWCOMMENTSSCALE: 1/4" = 1'-0"4GENKAN NORTH - ELEVATION2PDR21-001198 MAIN LEVEL100' -0"IHGFGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"G.2G.8(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"EXISTING SHEET STEEL SIDING EXPOSED STEEL FRAMING955' - 7 1/4"(E) GRADE MAIN LEVEL FACADE(E) GRADE UPPER LEVEL FACADEPVC MEMBRANE ROOFING (CLASS A)(E) SOLAR HOT WATER ARRAYMAIN LEVEL100' -0"34GK LEVEL99' -0"GK LEVEL 02112' -1 7/8"2.32.22.11.3AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"1.5(E) ROLL-UP GARAGE DOORPVC MEMBRANE ROOFING (CLASS A)(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"ENTRY DOOR W/ GLASS PANELS(E) GRADE955' - 7 1/4"LOWEST ELEVATION POINT2.9MAIN LEVEL100' -0"1234GK LEVEL99' -0"2.4GK LEVEL 02112' -1 7/8"2.32.22.11.3AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"1.5(E) ROLL-UP GARAGE DOOR(E) SHEET STEEL SIDING (E) GRADE AT 26'-0"(E) GRADE AT 18'-0"(E) GLASS DOOR955' - 11 1/4"2.9KEYPLANKEYPLANKEYPLANMAIN LEVEL100' -0"IHGFGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"AVG GRADE LEVEL955' -3 1/4"AVG GRADE + 18'973' -3 1/4"AVG GRADE +26'981' -3 1/4"G.2G.8956' - 7 1/4"(E) GLASS WINDOW(E) GLASS WINDOW(E) CONC WALL(E) GRADE MAIN LEVEL FACADE(E) GRADE AT 26'-0"(E) GRADE AT 18'-0"KEYPLANproject:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021(E) GENKANELEVATIONSA3.00ESARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEW2 8/20/21 DESIGN REVIEWCOMMENTSSCALE: 1/4" = 1'-0"1GENKAN SOUTH - ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"2GENKAN EAST - ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"3GENKAN WEST -ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"4GENKAN NORTH - ELEVATION - EXISTING2PDR21-001199 MAIN LEVEL100' -0"34GK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.102A3.1032.32.22.11.39'-4"7'-5 1/2"BEDROOM200BATH201GARAGE /GENKAN104AVG GRADE +26'981' -3 1/4"3'-0" MIN11'-10"CLASS "A" ROOFSMC 16-15.050 UNDERSIDE OF APPENDAGES.OVERHANG IS IGNITION RESISTANT MATERIAL1.5GK 02 T.O. STR111' -9 3/4"GK 01 CEILING110' -9 7/8"26'-0"21'-4"4'-4"2.9MAIN LEVEL100' -0"HGGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.101200.3BEDROOM200GARAGE /GENKAN104G.2G.8GK 02 T.O. STR111' -9 3/4"GK 01 CEILING110' -9 7/8"MAIN LEVEL100' -0"HGGK LEVEL99' -0"GK LEVEL 02112' -1 7/8"A3.101200.1AVG GRADE +26'981' -3 1/4"21'-4"G.2G.8GK 02 T.O. STR111' -9 3/4"GK 01 CEILING110' -9 7/8"project:principal architectproject managerdrawn bychecked byjob no.datedaterevisions:byno.05/10/2021GENKAN/GARAGESECTIONSA3.10SARATOGA RESIDENCE ADDITION & TRELLIS15210 BOHLMAN RD. SARATOGA, CA 95070TKCGGAQC13001.0405/10/2021NOT FOR CONSTRUCTIONDESIGN REVIEWSCALE: 1/4" = 1'-0"1GENKAN SECTIONSCALE: 1/4" = 1'-0"2GENKAN SECTION @ GARAGE DOORSSCALE: 1/4" = 1'-0"3GENKAN SECTION @ STAIRPDR21-0011100