HomeMy WebLinkAbout02092022 Planning Commission Meeting PacketSaratoga Planning Commission Agenda – Page 1 of 4
SARATOGA PLANNING COMMISSION
REGULAR MEETING
FEBRUARY 9, 2022
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 January 12, 2022.
Recommended Action:
Approve Minutes of January 12, 2022 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 4
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 (Continued from December 8, 2021) Application PDR21-0015/ARB21-0082;
12470 Paseo Cerro (386-46-015); Anat Shmariahu (Applicant) – The applicant is
requesting Design Review approval for an addition to an existing 1,584 square foot one-story
single-family residence. The project will include a 1,197 square foot first floor addition and
a 239 square foot second story addition for a total project square footage of 3,379 square feet.
No protected 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. 22-007 approving the application for Design Review as staff is able to
make all the required design review findings to recommend approval.
2.2 (Continued from January 12, 2022) - Application PDR21-0008/ARB21-0034;
13514 Hammons Avenue (393-34-009; Tom Sloan, AIA (Applicant) – The applicant is
requesting Design Review approval for a project which would include removal of an existing
3,972 square foot one story single-family residence and the construction of a new 4,206 square
foot one story single-family residence with an overall height of 23’-9”. Two protected trees
are proposed for removal which include an apple tree and a Japanese maple. 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. 22-001 approving the project subject to conditions of approval included
in Attachment 1.
2.3 Application PDR21-0018/ARB21-0067; 14780 Montalvo Road (517-20-033); Fan
Yang and Zhifen Xu (Applicant) – The applicant is requesting Design Review approval for
a 223 square foot single story addition and a 1,404 square foot second story addition
(maximum height 26’) which includes an ADU, to an existing single-story residence. Two
protected trees are proposed for removal. The site is zoned R-1-20,000 with a General Plan
Designation of Residential Low Density (RLD). Staff Contact: Nicole Johnson (408) 868-
1209 or njohnson@saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 3 of 4
Recommended Action:
Adopt Resolution No. 22-004 approving the project subject to conditions of approval included
in Attachment 1.
2.4 Application PDR21-0020; 13251 Quito Road (389-18-049); Jawwad Sultan Khan
(Applicant) – The applicant is requesting Design Review approval for a new 3,370 square
foot one-story single-family residence with an attached 800 square foot accessory dwelling
unit. The total square footage of the project will be 4,170 square feet and the height will be
22’-3”. No protected 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. 22-006 approving the project subject to conditions of approval included
in Attachment 1.
2.5 Application PDR21-0016/ARB21-0069; 19701 Via Grande (393-19-019); Rajesh
Chaganti and Sirisha Uppaluri Sirisha (Applicant) – The applicant is requesting Design
Review approval for a new 4,707.8 square foot two story residence with an ADU (maximum
height 25’6”). Six protected trees are proposed for removal. The site is zoned R-1-12,500
with a General Plan Designation of Medium Density Residential Low Density (M-12.5). Staff
Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 22-005 approving the project subject to conditions of approval included
in Attachment 1.
3. DIRECTOR ITEMS
4. COMMISSION ITEMS
5. ADJOURNMENT
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 February 3,
2022 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's
website at www.saratoga.ca.us.
Signed this 3rd day of February 2022 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
Saratoga Planning Commission Agenda – Page 4 of 4
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 JANUARY 12, 2021
SARATOGA PLANNING COMMISSION REGULAR MEETING
Vice Chair Zheng called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing
through Zoom. Prior to Roll Call, the Vice Chair and Community Development Director
explained that the Planning Commission meeting was conducted pursuant to 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 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: Vice Chair Herman Zheng, Commissioners Clinton Brownley, Jojo Choi
and Razi Mohiuddin
ABSENT: Chair Anjali Kausar, Commissioner Sunil Ahuja
ALSO
PRESENT:
Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of December 8, 2021.
Recommended Action:
Approve Minutes of Regular Planning Commission Meeting of December 8, 2021.
CHOI/BROWNLEY MOVED TO APPROVE THE MINUTES OF THE DECEMBER 8,
2021 MEETING. MOTION PASSED. AYES: BROWNLEY, CHOI, MOHIUDDIN, ZHENG.
NOES: NONE. ABSENT: AHUJA, KAUSAR. ABSTAIN: NONE.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS: NONE
REPORT ON APPEAL RIGHTS
1. NEW BUSINESS - NONE
2. PUBLIC HEARING
2.1 Application PDR21-0014; 20896 Fourth Street (503-26-004); Jason Mundy
(Applicant) – The applicant is requesting Design Review approval to remodel an existing
2,442 square foot one story single-family residence. The project would include remodeling
the first floor for a total square footage of 2,804 square feet and the addition of a new 553
square foot second story for a total project square footage of 3,358 square feet. No protected
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.
5
Saratoga Planning Commission Draft Minutes – Page 2 of 3
Recommended Action:
Adopt Resolution No. 22-003 approving the project subject to conditions of approval
included in Attachment 1.
MOHIUDDIN/BROWNLEY MOVED TO APPROVE RESOLUTION NO. 22-003. MOTION
PASSED. AYES: BROWNLEY, CHOI, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT:
AHUJA, KAUSAR. ABSTAIN: NONE.
2.2 Application PDR21-0008/ARB21-0034; 13514 Hammons Avenue (393-34-009;
Tom Sloan, AIA (Applicant) – The applicant is requesting Design Review approval for a
project which would include removal of an existing 3,972 square foot one story single-
family residence and the construction of a new 4,206 square foot one story single-family
residence with an overall height of 25’-10”. Two protected trees are proposed for removal
which include an apple tree and a Japanese maple. 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. 22-001 approving the project subject to conditions of approval
included in Attachment 1.
MOHIUDDIN/ZHENG MOVED TO CONTINUE THE ITEM TO FEBRUARY 9, 2022 TO
PROVIDE THE APPLICANT THE OPPORTUNITY TO MAKE MODIFICATIONS TO
THE DESIGN. MOTION PASSED. AYES: BROWNLEY, CHOI, MOHIUDDIN, ZHENG.
NOES: NONE. ABSENT: AHUJA, KAUSAR. ABSTAIN: NONE.
2.3 Application PDR21-0033; 12531 Paseo Cerro (386-11-031; Thanh Truong
(Applicant) – The applicant is requesting Planning Commission Design Review approval to
modify a previously approved Administrative Design Review application (ADR19-0011) to
construct a new 3,162 square foot one story single-family residence with an overall height
of 17’-11”. The proposed modifications would increase the overall height of the residence to
22’-11”. The project also includes the conversion of an existing 375 square feet
nonconforming detached garage to an accessory dwelling unit without an increase in the
nonconformity of the structure. 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. 22-002 approving the project subject to conditions of approval
included in Attachment 1.
MOHIUDDIN/CHOI MOVED TO APPROVE RESOLUTION NO. 22-002 WITH
ADDITIONAL CONDITIONS AS DETAILED IN THE RESOLUTION ATTACHMENT.
MOTION PASSED. AYES: BROWNLEY, CHOI, MOHIUDDIN, ZHENG. NOES: NONE.
ABSENT: AHUJA, KAUSAR. ABSTAIN: NONE.
3. DIRECTOR ITEMS
Director Pedro reported that City Council held a special meeting on January 10, 2022 to
discuss the Planning Commissions’ recommendation for the Housing Element during which,
6
Saratoga Planning Commission Draft Minutes – Page 3 of 3
they did not make decisions on site opportunities but did approve many of the policy
recommendations. Council will continue the discussion on January 19, 2022.
4. COMMISSION ITEMS
Commissioner Mohiuddin asked staff to evaluate the plan-check process and identify ways to
help lessen chances for errors such as a checklist.
5. ADJOURNMENT
CHOI/ZHENG Moved to adjourn the meeting at 9:35 PM.
Minutes respectfully submitted:
Frances Reed, Administrative Analyst
City of Saratoga
7
REPORT TO THE
PLANNING COMMISSION
12470 Paseo Cerro
Meeting Date: February 9, 2022
Application: PDR21-0015/ARB21-0082
Address/APN: 12470 Paseo Cerro / 386-46-015
Applicant / Property Owner: Anat Shmariahu / Sunitha & Stephen Ayers
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan, Senior Planner
8
Report to the Planning Commission
12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a 1,555 square foot single story addition
and a 239 square foot second story addition to an existing 1,584 square foot one-story single-family
residence with a total project height of 21.63 feet. No protected trees are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 22-007 approving the application for Design Review as staff is able to make
all the required design review findings to recommend approval.
Pursuant to City Code Section 15-45.060(a)(2), Design Review approval by the Planning
Commission is required as the project is a conversion of a single-story structure to a multi-story
structure.
PROJECT DATA
Gross/Net Site Area: 11,281 sq. ft. gross/net (.26 acres)
Average Site Slope: Level Site
General Plan Designation: M-10 (Medium Density Residential)
Zoning: R-1-10,000 (Single Family Residential)
Proposed Allowed/Required
Site Coverage
Residence
Driveway
Concrete Paving
Total Proposed
3,544 sq. ft.
421 sq. ft.
1,430 sq. ft.
5,395 sq. ft. (47%)
6,768.6 sq. ft. (60 %)
Floor Area
First Story
Area > 15’ in height
Second Story
Garage
Total Floor Area
2,525.41 sq. ft.
256.7 sq. ft.
239.01 sq. ft.
358.80 sq. ft.
3,379.92 sq. ft.
3,540 sq. ft.
Height 21.63’ 26’
Setbacks
Front:
Left Side:
Right Side
Rear
First Floor
25.33’
9.53’*
9.91’*
52.50’
Second Floor
56.08’
35.62’
35.90’
63.17’
First Floor
25’
10’
10’
25’
Second Floor
25’
15’
15’
35’
Grading
No Grading Proposed
No grading limit in the
R-1-10,000 zoning district
* Existing nonconforming setbacks
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Report to the Planning Commission
12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 12470 Paseo Cerro in the R-1-10,000 (Single Family Residential)
zoning district. The 11,281 square foot site is relatively level with less than a one-foot change in
elevation from the rear of the site to the front. Surrounding uses on all sides include one-story
single-family homes on similar sized parcels. Existing structures on site include a one-story
single-family residence with an attached garage. Two protected trees are located on site and
include a 52” coast redwood and a 36 Douglas fir.
Background
The Planning Commission previously reviewed the project at their meeting of December 8,
2021. After receiving public testimony from the applicant, the Commission discussed the project
and expressed concern that the height and mass of the project were inconsistent with the Design
Review Findings. The Commission continued the project to a date uncertain to provide an
opportunity for the applicant to make modifications to the design and return to the Commission
with revised plans.
To respond to the Commission’s concerns, the applicant submitted revised plans which included
a modification to the pitch of the roof which reduced the height of the residence from 23’-10.5”
to 21’-7.5”, for a total height reduction of 2’-1.5”. Additional modifications included adding a
horizontal glass panel to the front elevation to help break up the mass of the flat surface and
proposing one color (Boston white) for the color of the exterior stucco.
Project Description
The architectural style of the project can best be described as “modern”. The project will include
both a 1,555 square foot single story addition and a 239 square foot addition for a total floor area of
3,379 square feet. The front and side elevations will maintain their existing architectural elements
and general appearance with the exception that the front door will be relocated, and windows will be
either added and/or removed. New second story windows will include roof skylights, a second story
clerestory window on the south elevation, and second story windows and doors facing the rear yard.
The project will include a new peaked roof that rises from the sides with its highest point at the
center. The second story element will be located at the rear of residence and will be incorporated
into the roof. The second story will have a roof pitch and exterior materials that are not consistent
with the remainder of the structure so that it appears to rise above the roof as viewed primarily from
street. The second story will contain a loft space and is more visible from the rear elevation. A glass
door from the second story will provide access to a balcony.
A colors and materials board prepared by the applicant is included as Attachment #5. Below is a
list of the proposed exterior materials.
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Report to the Planning Commission
12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 4
Detail Colors and Materials
Exterior White Colored Stucco / Cedar Siding
Windows / Trim Black Colored Vinyl Windows
Doors Cedar Wood Entrance Door
Glass Garage Door and Exterior Doors with Black Colored Frames
Roof Grey Colored Composition Shingles / Grey Colored TPO Membrane
Trees
The project arborist inventoried a total of two trees on the site which include a 52” coast
redwood on the left side of the site and a 36” Douglas fir on the right side of the site. Neither of
these trees are proposed for removal. A description of the trees to be preserved and the tree
protection plan are included in the Arborist Report. (Attachment 2)
Landscaping
Proposed front yard landscaping will include a lawn, flowering shrubs, and a concrete entrance path,
patio, and driveway. The existing coast redwood and the Douglas fir are incorporated into the
landscape design.
FINDINGS
Design Review
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the site is relatively level. Minimal
grading is proposed which would include construction of the driveway, entrance path,
foundation for the first story addition, and contouring the site for drainage purposes. The site
development is appropriate to the site’s natural constraints including one story single-family
residences on adjacent sites.
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 two protected trees are located on site and
both trees are to be preserved and protected throughout the duration of the project.
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.
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Report to the Planning Commission
12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 5
This finding can be made in the affirmative in that although the project will be taller than the
adjacent single-story residences on either side and to the rear, privacy impacts because of
windows above ground level that face the side adjacent neighbors are minimized using
skylights that will bring light into the project’s interior without offering views out to the sides.
In addition, the second story which projects above the roof has one clerestory window facing
the side property to the south to minimize views toward the adjacent neighbor with no second
story windows facing the side property to the north. A second story balcony is located at the
rear of the structure and in the center of the building footprint. The balcony is accessed by a
sliding glass door from the second story. Rear facing views are minimized by a rear setback of
at least 80 feet and side facing views toward the adjacent neighbors are minimized by locating
the balcony at the center of the building footprint to maximize the distance from neighboring
properties and using building forms to block views and direct them toward the rear yard.
There are no identified community viewsheds in the vicinity.
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 that although the project is a two-story residence,
and is taller than adjacent structures, the project has been designed with architectural elements
such as a reduced overall building height and maintaining the existing roof form and eve heights
of the first story to improve the consistency and compatibility with the existing one-story
residences on both sides and the predominant one-story neighborhood.
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 67 percent of the front setback area will
include new landscaping including a lawn area, a concrete entrance path, patio, and driveway,
and flowering shrubs. Existing protected trees including a coast redwood and a Douglas fir will
be incorporated into the landscaping.
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 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 in that the design of the structure and site
development plans are consistent with the Residential Design Review Handbook which contain
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Report to the Planning Commission
12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 6
informative statements, policies, and design techniques to assist property owners to comply with
Saratoga’s Design Review Findings.
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 in that it is not located in Hillside Residential zoning
District and the average slope of the site does not exceed 10%.
Neighbor Notification and Correspondence
The applicant contacted adjacent neighbors regarding the project and was able to obtain seven (7)
completed neighborhood review forms (Attachment #3) which included no negative 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. 22-007
2. Arborist Report dated September 23, 2001.
3. Neighbor Review Letters
4. Story Pole Certification
5. Materials Board
6. Project Plans
13
RESOLUTION NO: 22-007
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR21-0015 AND ARBORIST REPORT ARB21-0082
12470 PASEO CERRO (APN 386-46-015)
WHEREAS, on June 6, 2021, a Design Review application was submitted to the City of
Saratoga by Anat Shmariahu for Design Review approval and City Arborist Clearance for a 1,555
square foot single story addition and a 239 square foot second story addition to an existing 1,584
square foot one-story single-family residence. The height of the project will be 21.63 feet. No
protected trees are proposed for removal.
WHEREAS, on December 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 provided comments regarding the height
and mass of the project with Design Review Guidelines and continued the application to date
uncertain to provide an opportunity for the applicant to revise the project.
WHEREAS, on February 9, 2022 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
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
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12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 2
property’s natural constraints; the porch and entry are in scale with other structures in the
neighborhood.
Section 5: The City of Saratoga Planning Commission hereby approves PDR21-0015 and
ARB21-0034, 12470 Paseo Cerro (APN 393-34-009), subject to the Findings, and Conditions of
Approval attached hereto as Exhibit 1.
Section 6: Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga
City Code, this Resolution shall become effective fifteen (15) days from the date of its adoption.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 9th day of
February 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Anjali Kausar
Chair, Planning Commission
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12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
February 9, 2022
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR21-0015 / ARB21-0082
12470 PASEO CERRO
(APN 386-46-015)
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.
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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 Approved Plans dated January 12, 2022. 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.
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10. 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:
a. 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. 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 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.
14. 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.
15. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the
City of Saratoga. Contact West Valley Collection & Recycling (408-283-9250 or
customerservice@westvalleyrecycles.com) to schedule delivery of a debris box.
FIRE DEPARTMENT
16. The owner/applicant shall comply with all Fire Department requirements.
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ARBORIST
17. All requirements in the City Arborist Report (ARB21-0082) dated September 23, 2021 are
hereby adopted as conditions of approval and shall be implemented as part of the approved
plans.
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. Per Design Review PDR21-0015, no improvements in the public right-of-way are required.
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
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
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12470 Paseo Cerro– Application # PDR21-0015/ARB21-0082
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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.
BUILDING DEPARTMENT SUBMITTAL
29. 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.
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DESIGN REVIEW FINDINGS
PDR21-0015 / ARB21-0082
12470 PASEO CERRO
(APN 386-46-015)
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the site is relatively level. Minimal
grading is proposed which would include construction of the driveway, entrance path,
foundation for the first story addition, and contouring the site for drainage purposes. The site
development is appropriate to the site’s natural constraints including one story single-family
residences on adjacent sites.
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 two protected trees are located on site and
both trees are to be preserved and protected throughout the duration of the project.
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 although the project will be taller than the
adjacent single-story residences on either side and to the rear, privacy impacts because of
windows above ground level that face the side adjacent neighbors are minimized using
skylights that will bring light into the project’s interior without offering views out to the sides.
In addition, the second story which projects above the roof has one clerestory window facing
the side property to the south to minimize views toward the adjacent neighbor with no second
story windows facing the side property to the north. A second story balcony is located at the
rear of the structure and in the center of the building footprint. The balcony is accessed by a
sliding glass door from the second story. Rear facing views are minimized by a rear setback of
at least 80 feet and side facing views toward the adjacent neighbors are minimized by locating
the balcony at the center of the building footprint to maximize the distance from neighboring
properties and using building forms to block views and direct them toward the rear yard.
There are no identified community viewsheds in the vicinity.
d. The overall mass and height of the structure, and its architectural elements are in scale with
the structure itself and with the neighborhood.
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This finding can be made in the affirmative in that although the project is a two-story residence,
and is taller than adjacent structures, the project has been designed with architectural elements
such as a reduced overall building height and maintaining the existing roof form and eve heights
of the first story to improve the consistency and compatibility with the existing one-story
residences on both sides and the predominant one-story neighborhood.
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 67 percent of the front setback area will
include new landscaping including a lawn area, a concrete entrance path, patio, and driveway,
and flowering shrubs. Existing protected trees including a coast redwood and a Douglas fir will
be incorporated into the landscaping.
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 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 in that the design of the structure and site
development plans are consistent with the Residential Design Review Handbook which contain
informative statements, policies, and design techniques to assist property owners to comply with
Saratoga’s Design Review Findings.
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 in that it is not located in Hillside Residential zoning
District and the average slope of the site does not exceed 10%.
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Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
831.291.1344
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Katelyn Obana, Contract Arborist Application No.PDR21-0015/ARB21-0082
Phone: (831) 291-1344 Address:12470 Paseo Cerro
Email: Katelyn.Obana@Davey.com Owner:Sunitha & Steve Ayers
APN:386-46-015
Date:September 23, 2021
PROJECT SCOPE:
The applicant has submitted plans to construct new first and second story additions and covered porch. No
trees protected by City Code are requested for removal to construct the project.
PROJECT DATA IN BRIEF:
Tree security deposit –Required - $11,425
Tree protection –Required – See Conditions of Approval and attached map.
Tree removals –No trees that are protected by City Code are requested or
approved for removal in order to complete this project.
Replacement trees –N/A
ATTACHMENTS:
1 – Findings and Tree Information
2 – Conditions of Approval
3 – Map Showing Tree Protection
1
Attachment 2
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Attachment 1: FINDINGS
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a
project, certain findings must be made and specific tree removal criteria met. No trees that are protected
by City Code are requested for removal to construct the project.
New Construction
Based on the information provided, and as conditioned, this project complies with the requirements for
the setback of new construction from existing trees under Section 15-50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this
requirement the following shall be copied onto a plan sheet and included in the final sets of plans:
1.Shall include the Tree Protection Zone and Construction Impacts to Subject Trees from the arborist
report by Kurt Fouts from the report dated May 16,2021;
1)The Project Data in Brief, the Conditions of Approval,and the Map showing tree protection from
this report dated September 23, 2021.
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Attachment 1 Continued: TREE INFORMATION
Project Arborist:Kurt Fouts
Date of Report:May 16, 2021
Number of protected trees inventoried:2
Number of protected trees requested for removal: 0
A table summarizing information about each tree is below.
Table 1: Tree information and appraisal values from submitted arborist report dated May 16, 2021.
Total Value of Appraised Trees (including neighbor trees):$45,700
Appraised Value of Removals (to be replaced):N/A
Required Security Deposit (25% of tree appraisal):$11,425
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Attachment 3: CONDITIONS OF APPROVAL
1.Owner, Architect, Contractor:It is the responsibility of the owner, architect and contractor to be
familiar with the information in this report and implement the required conditions.
2.Permit:
a.Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
b.No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
3.Final Plan Sets:
a.Shall include the Tree Protection Zone and Construction Impacts to Subject Trees from the
arborist report by Kurt Fouts from the report dated May 16, 2021;
b.Shall include the Project Data in Brief, the Conditions of Approval, and the Map showing tree
protection sections of the City Contract Arborist report dated September 23, 2021.
4.Tree Protection Security Deposit:
a.Is required per City Ordinance 15-50.080.
b.Shall be $11,425 for tree(s)#1-2.
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, credit card payment 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.
5.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Shall be established prior to the arrival of construction equipment or materials on site.
d.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized
posts, driven into the ground and spaced no more than 10 feet apart.
e.Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE
WITHOUT APPROVAL FROM CONTRACT CITY ARBORIST, KATELYN OBANA (831) 291-1344”.
f.Wherever protection is needed outside of fences, unprocessed wood chips, or approved
equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches.
g.Call the Contract City Arborist, Katelyn Obana at (831) 291-1344 for an inspection of tree
protection fencing once it has been installed. This is required prior to obtaining building
division permits.
h.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
6.Construction:All construction activities shall be conducted outside tree protection fencing unless
permitted as conditioned below. These activities include, but are not necessarily limited to, the
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26
following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling
and dumping materials (including soil fill), and equipment/vehicle operation and parking.
7.Work inside fenced areas:
a.Requires a field meeting and approval from the Contract City Arborist before performing work.
b.Requires Project Arborist on site to monitor work.
8.Project Arborist:
a.Shall be Kurt Fouts unless otherwise approved by the City Arborist.
b.Shall visit the site every two weeks during grading, trenching or digging activities and every six
weeks thereafter. A letter/email shall be provided to the City after each inspection which
documents the work performed around trees, includes photos of the work in progress, and
provides information on tree condition during construction.
c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of protected
trees measuring two inches in diameter or more shall not be cut without prior approval of the
Project Arborist.
9.Damage to protected trees that will be retained:
a.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. Replacement values for new trees are
listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
b.Water loving plants and lawns are not permitted under oak tree canopies.
10.Final inspection:
At the end of the project, when the contractor wants to remove tree protection fencing and have
the tree protection security deposit released by the City, call the Contract City Arborist for a final
inspection. Before scheduling a final inspection from the Contract City Arborist, have the project
arborist do an inspection, prepare a letter with their findings and provide that letter to the City for
the project file.
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Attachment 4:Tree Protection Zone Map:
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Attachment 3
29
30
31
32
33
34
35
Attachment 4
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1/11/2022 2:35:18 PMMATERIAL12470 PASEO CERRO SARATOGA595 BOSTONSAND GLASS GARGAE DOOR BALCK FRAMEBLACK FRAMED WINDOWWOOD ENTRANCE DOOR37
1/11/2022 2:35:18 PMMATERIAL12470 PASEO CERRO SARATOGA595 BOSTONSAND GLASS GARGAE DOOR BALCK FRAMEBLACK FRAMED WINDOWWOOD ENTRANCE DOOR54
REPORT TO THE
PLANNING COMMISSION
13514 Hammons Avenue
Meeting Date: February 9, 2022
Application: PDR21-0008 / ARB21-0034
Address/APN: 13514 Hammons Avenue / 393-34-009
Applicant / Property Owner: Tom Sloan AIA / Kyung Mo Shin & Mi Sun Kang
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan, Senior Planner
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Report to the Planning Commission
13514 Hammons Avenue– Application #s PDR21-0008 / ARB21-0034
February 9, 2022
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a project which includes removal of an
existing 3,972 square foot one story single-family residence and the construction of a new 4,206
square foot one story single-family residence with an overall height of 23’-9”. A protected apple
tree and a Japanese maple tree are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 22-001 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning
Commission is required as the project includes a new structure over eighteen feet in height.
PROJECT DATA
Gross/Net Site Area: 16,691 sq. ft. gross/net (.302 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/Garage
Walkways, Decks, Steps
Permeable Surfaces
Total Proposed (structures)
4,206 sq. ft.
1,737 sq. ft.
993 sq. ft.
6,936 sq. ft. (41%)
10,014 sq. ft. (60%)
Floor Area
Main Residence Living Area
Attached Garage
Total Floor Area
3,467 sq. ft.
739 sq. ft.
4,206 sq. ft.
4,206 sq. ft.
Height 23’-9” 26’
Setbacks
Front:
Interior Side:
Exterior Side:
Rear:
25’-7.5”
11’-8”
25’-1”
10’-3”
25’
10’
25’
10’
Grading Cut
1 CY
Fill
1 CY
Export
0 CY
No grading limit in the
R-1-10,000 zoning
district.
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is a corner lot located at the intersection of Hammons and Thelma Avenues in
the R-1-10,000 zoning district. The site contains an existing 3,972 square feet one-story single-
family residence. A total of five (5) protected trees were inventoried by the project arborist
including one coast live oak, one apple, and three Japanese maples. The coast live oak is located
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Report to the Planning Commission
13514 Hammons Avenue– Application #s PDR21-0008 / ARB21-0034
February 9, 2022
Page | 3
on the adjacent site at 20221 Thelma Avenue and a potion of its canopy overhangs the project
site. The site is not located in a geologic unstable area as depicted on the City’s Ground
Movement Potential Map. Surrounding uses in the immediate vicinity include predominantly
one-story single-family residences with two-story single-family homes located on adjacent
streets.
Background
The Planning Commission previously reviewed the project at their meeting of January 12, 2022.
After receiving public testimony from both the applicant and neighboring property owners, the
Commission discussed the project and expressed concern that the height of the residence and the
size of the roof contributed to the project’s overall mass that was not in character with the
neighborhood. The Commission continued the project to their meeting of February 9, 2022 to
provide an opportunity for the applicant to make modifications to the design and return to the
Commission with revised plans.
To respond to the Commissions concerns, the applicant modified the slope of the primary hipped
roof form from 12:12 to 10:12 which had the effect of reducing the mass of the roof. The two
front facing gables and the rear facing gable maintain their 12:12 roof forms however, these
elements are shorter architectural elements that don’t contribute significantly to the project’s
overall mass. In addition, the finished floor height was reduced from 409’ to 408.58’. The effect
of modifying the slope of the roof and lowering the height of the finished floor reduced the
height of the proposed residence from 25’-10.5” to 23’-9”, for a total height reduction of 2’-1.5”.
The exterior elevations on pages A-4.0 and A-4.1 of the project plans (Attachment 6) include the
outline of the previous roof design to illustrate how the design modifications reduced the height
and mass of the project.
Project Description
The architectural style of the proposed residence can best be described as “French Eclectic”.
Identifying features of this architectural style include a tall, steeply pitched hipped roof without a
dominant front-facing cross gable, arched windows and doors, and the use of brick, stone, or stucco
wall cladding.
The elements of the project which best support the French Eclectic design include a steeply pitched
(10:12 slope) symmetrical hipped roof, a horizontal building footprint, a combination of both arched
and square doors and windows, and exterior materials including both stucco and stone.
Exterior materials include grey colored asphalt roof shingles, tan colored stucco, the use of stone on
the entry element and an architectural projection of the front façade, wood shutters, aluminum clad
windows, walnut-stained front entrance door, and carriage style wood garage doors.
Vehicular access would be from Hammons Avenue. A three-foot-tall garden wall with a stucco
exterior to match the color of the residence would be located adjacent to both streets.
A colors and materials board prepared by the applicant is included as Attachment #5. Below is a
list of the proposed exterior materials.
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Report to the Planning Commission
13514 Hammons Avenue– Application #s PDR21-0008 / ARB21-0034
February 9, 2022
Page | 4
Detail Colors and Materials
Exterior Tan Color Smooth Plaster
Windows / Trim Grey Colored Aluminum Clad Windows
Doors Walnut Stained Wood Entrance Door
Brown-Stained Wood Carriage Garage Doors
Roofing Dark Grey Asphalt Composite Roof Shingles
Railings Dark Bronze Colored Wrought Iron
Trees
The project arborist inventoried a total of five trees on site. As determined by the City Arborist,
two (2) protected trees including an apple tree and a Japanese maple are either in poor condition
or conflict with the location of the proposed driveway and are recommended for removal. All
remaining protected trees would be fenced and preserved prior to building permit issuance and
throughout the duration of the project. Tree protection fencing is required to be installed prior to
the issuance of building permits. Details of the arborist’s findings and description of the trees to
be removed and those to be preserved are included in the Arborist Report (Attachment 2).
Landscaping
Proposed front yard landscaping would feature predominantly drought tolerant ground covers,
flowering annuals, and native shrubs. Trees to be planted include eight Italian cypress, four crepe
myrtles, three coast redwoods, three madrone, two magnolias, and a variety of fruit trees including
lemon, mandarin, persimmon, and date.
FINDINGS
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:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can 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 increase the size of the
existing building pad and contouring the site to direct stormwater to landscaping and
retention areas. Grading is minimized as the site is relatively level and the new structure will
be located in approximately the same location as the existing structure to be removed.
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 the number of protected trees to be
removed is limited to one apple tree and one Japanese maple tree which were evaluated by
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the City Arborist as being in poor condition or conflict with the project. Tree protection
fencing is required to be installed to protect the remaining three protected trees prior to the
issuance of building permits and will remain in place for project duration.
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 a single-story structure with
no second story windows or elevated decks or balconies to impact the privacy of adjoining
properties. Views of adjacent properties will be minimized by the location of existing and
proposed trees and shrubs adjacent to both interior property lines. No community view
sheds are 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 that even though the project will be a single-
story structure, the proposed roof height of 23’-9” is taller than the existing homes on
adjacent properties. The difference in building height and the perception of mass and height
of the structure is reduced by concentrating the building height towards the center of the lot
with reduced height roof forms for both the left and rear architectural elements to smooth
the height transition to the adjacent homes with lower roof and plate heights. The
architectural elements of the structure are true to the French Eclectic style with steeply
pitched roof forms and projections 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 the landscape design minimizes the
percentage of hardscape in the front and exterior side setback areas. Proposed landscaping in
the front setback area will include madrone trees, crepe myrtles, Japanese maple, and three
coast redwoods and shrubs and flowers such as photinia and purple Chinese fringe flowers.
Landscaping in the street side yard setback area will include delta blue grass, roses, lemon
trees, magnolia, and numerous flowering plants and shrubs.
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 and the project meets or
exceeds required setbacks.
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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 in that the proposed project incorporates
applicable design policies and techniques from the Residential Design Handbook. The
overall mass and height of the structure are mitigated by the design and its architectural
elements; 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.
Neighbor Notification and Correspondence 20269 Thelma
Neighborhood notification forms and project related comments are included as Attachment 3. An
adjacent property owner at 20269 Thelma Avenue provided comments regarding the square footage
and height of the project. The neighbor asserts that 1) the square footage of the project exceeds the
allowable floor area for the site, 2) that the height of the project is too tall, 3) that a two-story project
could be constructed on the site in the future, and 4) that the project may not provide the minimum
10-foot interior setback.
The square footage of the site is 16,691 square feet with an allowable floor area of 4,206 square
feet. The proposed square footage is 4,206 square feet. The attic space is not habitable or accessible
and is not included in the projects total floor area. The allowable building height is 26 feet and the
proposed height of 23’-9” is under the maximum allowable height. The project is taller than
adjacent residences and staff is able to make the findings due to the design of the project to support
the proposed height. The required side and rear setback for a corner lot in the R-1-10,000 zoning
district are both 10 feet and the projects rear, and side setbacks exceed 10 feet. The project could be
converted into a two-story residence in the future and such a project would require design review
approval by the Planning Commission.
The public hearing notice for the January 12, 2022 Planning Commission meeting and description
of the project was published in the Saratoga News and notices were mailed to all property owners
within 500 feet of the project site. The project was continued to a date certain (February 9, 2022)
and no additional public notices were provided.
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
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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. 22-001
2. Arborist Report dated November 23, 2021
3. Neighbor Comments and Project Notification Forms
4. Story Pole Certification
5. Materials Board
6. Project Plans
61
RESOLUTION NO: 22-001
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR21-0008 AND ARBORIST REPORT ARB21-0034
13514 HAMMONS AVENUE (APN 393-34-009)
WHEREAS, on March 24, 2021 an application was submitted by Tom Sloan (Applicant)
on behalf of Kyung Mo Shin and Mi Sun Kang (Owners) requesting Design Review and Arborist
Report approval to construct a new 4,206 square foot one-story single-family residence. Two
protected 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 January 12, 2022 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 provided comments regarding the height
and mass of the project with respect to the character of the existing neighborhood and continued the
application to their meeting of February 9, 2022 to provide an opportunity for the applicant to revise
the project.
WHEREAS, on February 9, 2022 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
that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the
visual impact of new development.
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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 City of Saratoga Planning Commission hereby approves PDR21-0008 and
ARB21-0034, 13514 Hammons Avenue (APN 393-34-009), 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 9th day of
February 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Anjali Kausar
Chair, Planning Commission
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Exhibit 1
CONDITIONS OF APPROVAL
PDR21-0008 / ARB21-0034
13514 HAMMONS AVENUE
(APN 393-34-009)
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.
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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
** Permanent Condition
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 Plans dated January 28, 2022. 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.
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10. 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:
a. 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. 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. ** This condition is permanent. The attic area shall not be made accessible or improved in any
manner that would cause the space to be considered “habitable” per Section 15-06.280 of the
Saratoga City Code.
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. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the
City of Saratoga. Contact West Valley Collection & Recycling (408-283-9250 or
customerservice@westvalleyrecycles.com) to schedule delivery of a debris box.
FIRE DEPARTMENT
17. The owner/applicant shall comply with all Fire Department requirements.
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ARBORIST
18. All requirements in the City Arborist Report (ARB21-0037) dated November 23, 2021 are
hereby adopted as conditions of approval and shall be implemented as part of the approved
plans.
ENGINEERING
19. 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.
20. 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.
21. Applicant / Owner shall make the following improvements in the City right-of-way:
a. Install a new driveway approach per City Standard Detail 205 & 206 for the new
driveway.
b. Remove existing unused driveway approach and replace with new vertical curb and
gutter per City Standard Detail 203. Removal of existing rolled curb concrete shall be
from joint to joint within the property line. Curb and gutter shall be placed over a
minimum of six inches (6”) of base. It shall be compacted to 95% relative compaction
before placing concrete. See City of Saratoga Standard details.
See City of Saratoga Standard Details for removal and new installation. New flow line
shall conform to existing flow lines and grade.
22. Damages to driveway approach, curb and gutter, public streets, or other public improvements
during construction shall be repaired prior to final inspection.
23. All new/upgraded utilities shall be installed underground.
24. 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.
25. 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).
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26. 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.
• 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.
27. 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.
28. Prior to the Building final, all Public Works conditions shall be completed per approved plans.
29. 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.
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.
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DESIGN REVIEW FINDINGS
PDR21-0008/ARB21-0034
13514 HAMMONDS AVENUE
(393-34-009)
The findings required for issuance of a Design Review Approval pursuant to City Code Section
Article 15-45.080 are set forth below:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can 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 increase the size of the
existing building pad and contouring the site to direct stormwater to landscaping and
retention areas. Grading is minimized as the site is relatively level and the new structure will
be located in approximately the same location as the existing structure to be removed.
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 the number of protected trees to be
removed is limited to one apple tree and one Japanese maple tree which were evaluated by
the City Arborist as being in poor condition or conflict with the project. Tree protection
fencing is required to be installed to protect the remaining three protected trees prior to the
issuance of building permits and will remain in place for project duration.
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 a single-story structure with
no second story windows or elevated decks or balconies to impact the privacy of adjoining
properties. Views of adjacent properties will be minimized by the location of existing and
proposed trees and shrubs adjacent to both interior property lines. No community view
sheds are 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 that even though the project will be a single-
story structure, the proposed roof height of 23’-9” is taller than the existing homes on
adjacent properties. The difference in building height and the perception of mass and height
of the structure is reduced by concentrating the building height towards the center of the lot
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with reduced height roof forms for both the left and rear architectural elements to smooth
the height transition to the adjacent homes with lower roof and plate heights. The
architectural elements of the structure are true to the French Eclectic style with steeply
pitched roof forms and projections 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 the landscape design minimizes the
percentage of hardscape in the front and exterior side setback areas. Proposed landscaping in
the front setback area will include madrone trees, crepe myrtles, Japanese maple, and three
coast redwoods and shrubs and flowers such as photinia and purple Chinese fringe flowers.
Landscaping in the street side yard setback area will include delta blue grass, roses, lemon
trees, magnolia, and numerous flowering plants and shrubs.
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 and the project meets or
exceeds required setbacks.
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 in that the proposed project incorporates
applicable design policies and techniques from the Residential Design Handbook. The
overall mass and height of the structure are mitigated by the design and its architectural
elements; 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.
70
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
408.868.1276
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Christina Fusco, City Arborist Application No. ARB21-0037
Phone: (408) 868-1276 Address: 13514 Hammons Ave
Email: cfusco@saratoga.ca.us Owner: SHIN KYUNG MO AND KANG MI SUN
APN: 393-34-009
Date: November 23, 2021
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing home and construct a new one-story home.
Two trees are requested for removal to construct the project.
PROJECT DATA IN BRIEF:
Tree security deposit – Required - $3,820
Tree protection – Required – See Conditions of Approval and attached map.
Tree removals – Trees # 2 and #3 are approved for removal once building
permits have been issued.
Replacement trees – Required = $3,250
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1 of 8
Attachment 2
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13514 Hammons Ave Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
One apple and one Japanese maple are in conflict with the project and meet the City’s
criteria allowing them to be removed and replaced as part of the project, once building
division permits have been obtained. Attachment 2 contains the tree removal criteria for
reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met Comments
2 Malus domestica
apple 1, 6, 9
3 Acer palmatum
Japanese maple 1, 6, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1)The tree information and recommendations, and the map showing tree protection
from the submitted arborist report dated December 9, 2021 and revised October
25, 2021;
2)The Project Data in Brief and the Conditions of Approval from this report dated
November 23, 2021.
2 of 8 72
13514 Hammons Ave Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from
Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the
project. If findings are made that meet the criteria listed below, the tree(s) may be approved for
removal and replacement during construction.
(1)The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2)The necessity to remove the tree because of physical damage or threatened damage to
improvements or impervious surfaces on the property.
(3)The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4)The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5)The age and number of healthy trees the property is able to support according to good forestry
practices.
(6)Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7)Whether the approval of the request would be contrary to or in conflict with the general purpose
and intent of this Article.
(8)Any other information relevant to the public health, safety, or general welfare and the purposes of
this ordinance as set forth in Section 15-50.010
(9)The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10)The necessity to remove the tree for installation and efficient operation of solar panels, subject to
the requirements that the tree(s) to be removed, shall not be removed until solar panels have been
installed and replacement trees planted in conformance with the City Arborist's recommendation.
(11)The necessity to remove a tree following the creation of defensible space within 100 feet of a
structure located within the Wildland Urban Interface, in accordance with defensible space
standards established by CAL FIRE or as determined by Santa Clara County Fire Department, and that
risk of increased wildfire cannot reasonably be addressed through maintenance or without tree
removal.
3 of 8 73
13514 Hammons Ave Attachment 3
TREE INFORMATION:
Project Arborist: Richard Gessner
Date of Report: December 9, 2021 and revised October 25, 2021;
Number of protected trees inventoried: 5
Number of protected trees requested for removal: 2
A table summarizing information about each tree is below.
Table 2: Tree information from submitted arborist report dated December 9, 2021, and
revised October 25, 2021.
4 of 8 74
13514 Hammons Ave Attachment 4
CONDITIONS OF APPROVAL
1.Owner, Architect, Contractor: It is the responsibility of the owner, architect and contractor
to be familiar with the information in this report and implement the required conditions.
2.Permit:
a.Receipt of a Planning or Building permit does not relieve applicant of his responsibilities
for protecting trees per City Code Article 15-50 on all construction work.
b.No protected tree authorized for removal or encroachment pursuant to this project may
be removed or encroached upon until the issuance of the applicable permit from the
building division for the approved project.
3.Final Plan Sets:
a.Shall include the tree information and protection recommendations from the arborist
report by Richard Gessner dated December 9, 2021, and revised October 25,
2021copied onto a plan sheet.
b.Shall include the Project Data in Brief, the Conditions of Approval, and the map showing
tree protection sections of the City Arborist report dated November 23, 2021.
4.Tree Protection Security Deposit:
a.Is required per City Ordinance 15-50.080.
b.Shall be $3,820 for tree(s) 1, 4, and 5.
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.
5.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Shall be established prior to the arrival of construction equipment or materials on site.
d.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter
galvanized posts, driven into the ground and spaced no more than 10 feet apart.
e.Shall be posted with signs saying, “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, CHRISTINA FUSCO (408) 868-
1276”.
f.Call City Arborist, Christina Fusco at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
5 of 8 75
13514 Hammons Ave Attachment 4
6.Construction: All construction activities shall be conducted outside tree protection fencing
unless permitted as conditioned below. These activities include, but are not necessarily
limited to, the following: demolition, grading, trenching for utility installation, equipment
cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle
operation and parking.
7.Work inside fenced areas:
a. Requires a field meeting and approval from City Arborist before performing work.
b.Requires Project Arborist on site to monitor work.
8.Project Arborist:
a.Shall be Richard Gessner unless otherwise approved by the City Arborist.
b.Shall visit the site every two weeks during grading, trenching or digging activities and
every six weeks thereafter. A letter/email shall be provided to the City after each
inspection which documents the work performed around trees, includes photos of the
work in progress, and provides information on tree condition during construction.
c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of
protected trees measuring two inches in diameter or more shall not be cut without prior
approval of the Project Arborist.
9.Tree removal:
Trees 2 and 3 meet the criteria for removal and may be removed once building division
permits have been obtained.
10.New trees:
a.New trees equal to $3,250 shall be planted as part of the project before final inspection
and occupancy of the new home. New trees may be of any species and planted
anywhere on the property as long as they do not encroach on retained trees.
Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
b.Trees shall be replaced on or off site according to good forestry practices and shall
provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed
trees.
11.Damage to protected trees that will be retained:
a.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. Replacement
values for new trees are listed below.
b.Water loving plants and lawns are not permitted under oak tree canopies. Only drought
tolerant plants that are compatible with oaks are permitted under the outer half of the
canopy of oak trees on site.
6 of 8 76
13514 Hammons Ave Attachment 4
12.Final inspection:
At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection. Before scheduling a final inspection from the City Arborist, have the project
arborist do an inspection, prepare a letter with their findings and provide that letter to the
City for the project file.
7 of 8 77
AƩachment 5 13514 Hammons Ave 8 of 878
City of Saratoga
Neighbbr Notiflcation Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves forward. Architectural Plans are protected under copyright law, The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Please contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
Neighbor Name:
Neighbor Address:
Neighbor Contact Info: (phone or email):
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Department; 13777 Fruitvale Avenue; Saratoga CA 95070
b/>0fr
My signature below certifies that I am aware of the proposal.
NEIGHBOR SIGNATURE:
Revised February 2Ot4
Attachment 3
79
City of Saratoga
Neighbbr Notifl cation Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves forward. Architectural Plans are protected under copyright law. The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Ptease contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining propefty owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
NelshborName:
NeishborContactlnfo:(phoneoremait)
- This enables the City to contact you if they have any questtons
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Department; 13777 Fruitvale Avenue; Saratoga CA 95070
My signature below certifies that I am aware of loposal.
NEIGHBOR SIGNATURE:
Revised February 20L4
80
City of Sarctoga
Neighbor Notiflcation Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves forward. Architectural Plans are protected under copyright law, The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Pf ease contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
Neishbor Name: 'ttl-n *Lhr,c, C hr' ctn'f Date:
Neighbor Address: -Th€
/r"nn Ate Si.v ,..fa' ),Lt C A cl 5 c 7 D
Neishbor contact Info: (phone or emait):
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Department; t3777 Fruitvale Avenue; Saratoga CA 95070
My signature below certifies that I am aware of the proposal.
NEIGHBOR SIGNATURE:
Revised February 2Ot4
81
City of Sarctoga
Neighbor Notifl cation Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves forward. Architectural Plans are protected under copyright law. The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Pfease contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
Neighbor Name:cLr
Neighbor Address:
4Li
Neighbor Contact Info: (phone or email):
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Department; 13777 Fruitvale Avenue; Saratoga CA 95070
proposal.
Revised February 2OI4
82
City of Sarctoga
Neighbor Notifi cation Form
Project Address: 13514 Hammons Avenue, saratoqa, cA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves fonvard. Architectural Plans are protected under copyright law. The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Please contact the city at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
Neighbor Name:
Neishbor Address: h\ der C-l
Nelshborcontactlnfo: (
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Depaftment; 13777 Fruitvale Avenue; Saratoga CA 95070
My signature below certifies that I am aware of the proposal.
NEIGHBOR SIGNATURE:
Revised February 2OI4
83
City of Sar:atoga
Neighbor Notification Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an oppoftunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves fonryard. Architectural Plans are protected under copyright law, The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Please contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the propefty
across the street from the project address. The City will send an additional notice to
neighbors prior to a decision being made on the project.
Neighbor Name:
owner(s)
adjacent
>t
Neighbor Address:
-fl€L/ttA
Neighbor Contact Info: (phone or email):
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Depaftment; 13777 Fruitvale Avenue; Saratoga CA 95070
My signature below ceftifies that I am awa proposal.
NEIGHBOR SIGNATURE:
Revised February 2OL4
84
City of Sarctoga
Neighbor Notification Form
Project Address: 13514 Hammons Avenue, Saratoqa, CA 95070
A project is proposed at the above address. The City asks that you sign this form to indicate you
have had an opportunity to review and comment on the proposal. Your signature is not an
acceptance of the plans, only an acknowledgement that you have had an oppoftunity to comment.
IMPORTANT NOTE FROM CITY: These plans are PRELIMINARY ONLY and may change as the project
moves forward. Architectural Plans are protected under copyright law. The applicant should allow
you to view the plans but is not required to give you a physical copy.
Once the apptication is submitted, you may review a full sized set of plans at City Hall during normal
business hours. The applicant should inform you when the plans will be submitted.
Please contact the City at 408-8 68-L222if you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s)
across the street from the project address. The City will send an additional notice to adjacent
neighbors prior to a decision being made on the project.
Neighbor Name:C J oN Gj filfitr'
Neighbor Address:rAELtqA AVr, 5fit2A1/)44,il lep7o
Neighbor Contact Info: (phone or email):
- This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary):
Feel free to mail this form directly to the City:
City of Saratoga Planning Department; 13777 Fruitvale Avenue; Saratoga CA 95070
My signature below certifies that I am aware of the proposal.
NEIGHBOR SIGNATURE:
Revised Februa ry 2OL4
85
Planning Commission Comments Form
Your Name Philip Fries
Phone Number
Comments Application PDR21-0008/ARB21-0034 re: 13514 Hammons
Avenue (393-34-009)
Dear Gentlepersons:
I write to you in response to a notice of hearing before the City
of Saratoga planning commission that I just received for the
design of the subject property. I am sending this response to
express concerns on the new proposed design, since I will not
be able to join the City of Saratoga meeting that has been
scheduled for January 12, 2022.
I believe the proposed design of the home for the property is
not desirable to the area or surrounding properties. The
proposed design also does not appear to conform with the City
of Saratoga’s current design requirements. For these reasons, I
believe an approval should not be granted by the City of
Saratoga to the proposed design.
First, the design of the new house seems to be way too large
for the property lot. According the City of Saratoga’s current
planning department rules, the maximum permitted living floor
allowance for the property is 3,540 sq feet (3,200 sq feet plus
340 sq feet), assuming this is a 12,000 sq foot lot with a R-1-
10,000 designation.
Further, the use of the 25 foot, 10 inch height may not take into
consideration the City of Saratoga’s planning commission rules
that require living space with an interior floor to ceiling height of
15 feet or greater be double counted. If double counting of
such space occurs (if there are heights of 15 feet or greater),
then the square footage would be much more.
Based on the foregoing, it appears that the planned living floor
allowance may substantially exceed the permitted living floor
allowance that exists under the City of Saratoga’s planning
86
department rules.
Second and more importantly, the height of the planned new
home is way too tall. A height of 25 feet, 10 inches exceeds
substantially the height of adjacent and surrounding homes,
and will create viewing obstructions of trees, skies, etc. in a
manner that will affect detrimentally the aesthetic appearance
of the area. This proposed new home will stand out as being
way too tall for the property lot and will cause major viewing
obstructions to property owners.
Third, the design plans indicate that the home will be a one-
story home. If construction occurs with a 25 foot, 10 inch
height, there is nothing that may prevent such house from
being converted at a later time to a two story house through an
internal renovation that would not change the exterior of the
house or otherwise be visible to property owners.
Lastly, I understand that there is a required 10 foot interior side
setback that must occur. From a brief look at the poles and
flags placed on the site, it’s not clear that that this setback
requirement is met. The plan should have a minimum 10 foot
interior side setback, if it doesn’t already have that setback.
87
Attachment 4
88
EXTERIOR WALL FINISH
STUCCO PLASTER-
BEACHSIDE VILLA COLOR
EXTERIOR WALL FINISH :
-MCGREGOR LAKE STONE
-STONE VENEER
WINDOWS & EXTERIOR
DOORS:
ALUMINUM CLAD - 'CLAY'
ANODIZED ALUMINUM
CONCRETE AT PATIOS,
STEPS, WALKS :
GREY POURED IN PLACE CONCRETE
3-05-21
ROOFING
ASPHALT COMPOSITION
ROOFING- CERTAINTEED
PRESIDENTIAL TL - COUNTRY
GRAY
EXTERIOR FRONT DOOR
WOOD - WALNUT DARK STAINED
DRIVEWAY, WALKWAYS,
PATIOS PERMEABLE PAVERS
ECO-FRIENDLY 'PERMEABLE MISSION
PAVEMENT' - PREMIUM GRANITE BAY
COLOR BY 'BASALITE'PATTERNCOLORSTEEL RAILING -DARK BRONZE COLORGARAGE DOORS
WOOD 'CARRIAGE' STYLE
DOORS - 'HAMPTON SAGE'
COLORSTYLECOLOR
1475 S BASCOM AVE SUITE 208 • CAMPBELL, CA 95008 • (408) 871-1071 PH
METRO
GROUP
DESIGN
13514 Hammons ave. Saratoga, CA 95070
SHIN RESIDENCE
Attachment 3
89
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-0.0
Shin Residence 1-12-22.pln1/28/20224:30 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
A-0.0
C-1.0
C-2.0
C-2.1
C-3.0
A-1.0
A-1.1
A-1.2
A-1.3
A-2.0
A-3.0
A-4.0
A-4.1
A-5.0
COVER SHEET
BEST MANAGEMENT PRACTICES
GRADING AND DRAINAGE PLAN
DETAILS
TOPOGRAPHIC SURVEY
STREET PROFILES
STREETSCAPE ELEVATIONS
PROPOSED SITE PLAN
DEMOLITION SITE PLAN
PROPOSED FLOOR PLAN
PROPOSED ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
SECTIONS
PROJECT SITE
GENERAL NOTES VICINITY MAPPROJECT INFORMATION
AS-NOTED
COVER SHEET
AREA TABULATIONS
GENERAL NOTES
PROJECT INFORMATION
AREA TABULATIONS
PROJECT DESCRIPTION
VICINITY MAP
SHEET INDEX
CONSULTANT DIRECTORY
CONSULTANT DIRECTORY
PROJECT DESCRIPTION
ARCHITECT METRO DESIGN GROUP
CONTACT :TOM SLOAN A.I.A.
1475 S. BASCOM AVE. # 208
CAMPBELL, CALIFORNIA 95008
(408)871-1071 PHONE
PROPERTY OWNERS
PHONE
MAILING
ADDRESS
PROJECT
ADDRESS
A.P.N.
ZONING
LOCATED WITHIN DESIGNATED
WILDLAND URBAN INTERFACE
FIRE AREA
AGE OF HOME
SETBACK
REQUIREMENTS
MAX HEIGHT
ALLOWABLE / PROPOSED
STORIES
CONSTRUCTION TYPE
OCCUPANCY
FIRE SPRINKLERS
EXISTING USE
KYUNG SHIN
(408)489-5017
13514 HAMMONS AVENUE
SARATOGA, CA 95070
13514 HAMMONS AVENUE
SARATOGA, CA 95070
393-34-009
R - 1-10,000
NO
1956
REQUIRED
SIDE EXTERIOR: 25'-0"
FRONT: 25'-0"
SIDE INTERIOR: 10'-0"
REAR: 10'-0"
PROPOSED
SIDE EXTERIOR: 25'-1"
FRONT: 25'-7 1/2"
SIDE INTERIOR: 11'-8"
REAR: 10'-3"
ALLOWED PROPOSED
26'-0" 23'-9"
2 1
V-B
R-3/U
REQUIRED (NFPA-13D)
EXISTING 1 STORY RESIDENCE
SHEET INDEX
ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING
CODES, AS WELL AS ALL APPLICABLE
STATE CODES & LOCAL CITY ORDINANCES,
2019 CALIFORNIA BUILDING CODE (C.B.C.)
2019 CALIFORNIA RESIDENTIAL CODE (C.R.C.)
2019 CALIFORNIA ELECTRICAL CODE (C.E.C.)
2019 CALIFORNIA PLUMBING CODE (C.P.C.)
2019 CALIFORNIA MECHANICAL CODE (C.M.C.)
2019 CALIFORNIA FIRE CODE (C.F.C.)
2019 CALIFORNIA ENERGY CODE (C.E.C.)
2019 CALIFORNIA GREEN CODE (C.G.C.)
NOTHING ON THE DRAWINGS IS TO BE CONSTRUED TO PERMIT WORK NOT
CONFORMING TO THESE CODES & REGULATIONS.
GENERAL CONTRACTOR AND SUBCONTRACTORS SHALL EXAMINE THOROUGHLY
THE SITE AND SATISFY THEMSELVES AS TO THE CONDITIONS TO WHICH THE
WORK IS TO BE PERFORMED. THE CONTRACTOR SHALL VERIFY AT THE SITE ALL
MEASUREMENTS AFFECTING HIS WORK, AND SHALL BE RESPONSIBLE FOR THE
CORRECTNESS OF THE SAME. NO EXTRA COST TO THE OWNER WILL BE
ALLOWED RESULTING FROM HIS NEGLIGENCE TO EXAMINE OR FAILURE TO
DISCOVER CONDITIONS AFFECTING HIS WORK.
CONTRACTOR SHALL VERIFY ALL DIMENSIONS SHOWN ON THE DRAWINGS BY
TAKING FIELD MEASUREMENTS; FOR PROPER FIT AND ATTACHMENT OF ALL
PARTS IS REQUIRED. SHOULD THERE BE ANY DISCREPANCIES, IMMEDIATELY
REPORT TO THE ARCHITECT IN WRITING PRIOR TO
COMMENCEMENT OF ANY RELATED WORK. IN THE EVENT OF THE
CONTRACTOR'S FAILURE TO DO SO, THE CONTRACTOR SHALL BE FULLY AND
SOLELY RESPONSIBLE FOR THE CORRECTION OR ADJUSTMENT OF ANY SUCH
RELATED WORK OR ERRORS.
DO NOT SCALE THESE DRAWINGS. WRITTEN DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
MINOR DISCREPANCIES BETWEEN THE DRAWINGS AND ACTUAL CONDITIONS ARE
TO BE EXPECTED. CONDITIONS REQUIRING CLARIFICATION SHALL BE BROUGHT
TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY.
CONTRACTOR AND ALL SUBCONTRACTORS SHALL INSTALL OR APPLY, AND
PROTECT ALL PRODUCTS, MATERIALS, PROCESSES, METHODS, COATINGS,
EQUIPMENT, APPLIANCES, HARDWARE, SOFTWARE, ETC. IN STRICT ACCORDANCE
WITH THE MANUFACTURER'S SPECIFICATIONS, DETAILS & INSTRUCTIONS,
TYPICAL. ALL MANUALS OR INSTRUCTIONS PROVIDED BY THESE
MANUFACTURER'S FOR PROPER OPERATION AND MAINTENANCE OF THE ABOVE
ARE TO BE DELIVERED TO THE OWNER AT THE COMPLETION AND FINAL
INSPECTION OF THE PROJECT.
CONTRACTOR SHALL VERIFY THE QUANTITY, ROUGH OPENINGS AND TYPES OF
DOORS AND WINDOW AND DOOR SCHEDULES IN RELATION TO FRAMING PER
FIELD PRIOR TO ORDERING. ANY DISCREPANCIES SHALL BE BROUGHT TO THE
ATTENTION OF THE ARCHITECT IMMEDIATELY.
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINT
CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE
BUILDING INSPECTOR. PER CGBSC SEC. 4.504.2.4
PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR
OR THE OWNER/BUILDER (FOR ANY OWNER/BUILDER) PROJECTS MUST BE
PROVIDED TO THE CITY OF SARATOGA BUILDING OFFICIAL CERTIFYING THAT
ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AEROSOL PAINTS,
AEROSOL COATINGS, CARPET SYSTEMS (INCLUDING CARPETING, CUSHION AND
ADHESIVE), RESILIENT FLOORING SYSTEMS, AND COMPOSITE WOOD PRODUCTS
INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN
CGBSC SECTION 4.504.
1.CODES AND
REGULATIONS
2.SITE VERIFICATION
3.MEASUREMENTS
4.DIMENSIONS
5.DISCREPANCIES
6.MANUFACTURER'S
SPECIFICATIONS
7.WINDOWS AND
DOORS
8.CALGREEN
STANDARDS
DEMOLITION OF EXISTING SINGLE FAMILY RESIDENCE AND HARDSCAPE WITH REMOVAL OF 9
TREES. CONSTRUCTION OF A NEW SINGLE FAMILY RESIDENCE WITH HARDSCAPE AND LANDSCAPE
FEATURES.
EG
2% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDSCAPE AREAS:
SLOPE AT PAVED AREAS:2% MIN, AWAY FROM THE STRUCTURE
1% MIN, AWAY FROM THE STRUCTURESLOPE AT LANDING AREAS:
2.FLOOR AREA
PROPOSED FLOOR AREA
MAIN FLOOR 3,467 SF
GARAGE 739 SF
TOTAL AREA 4,206 SF
3.SITE COVERAGE
IMPERVIOUS SURFACES
BUILDING COVERAGE
WALKWAYS, DECKS, STEPS
TOTAL AREA
PERVIOUS SURFACES
PERMEABLE PAVER DRIVEWAY
PERMEABLE WALKWAY/PATIO
TOTAL AREA
SITE COVERAGE TOTAL
4.PARKING SPACE
PROPOSED EXISTING
3 COVERED AT GARAGE 2 COVERED AT GARAGE
FLOOR AREA OF EXISTING
BUILDINGS TO BE REMOVED
MAIN FLOOR
GARAGE
TOTAL AREA
3,566 SF
406 SF
3,972 SF
4,206 SF
1,737 SF
5943 SF
3,972 SF
3,276 SF
7,248 SF
EXISTING PROPOSED
1.SITE AREA
GROSS AREA:16,691 SF
NET AREA : 16,691 SF
MAXIMUM SITE COVERAGE FOR R-1-10,000 = 60%
MAX SITE COVERAGE: 10,015 SF
ALLOWABLE FLOOR AREA:4,206 SF
AVERAGE SLOPE OF ENTIRE SITE = 2%
5.HEIGHT
LOWEST ELEVATION PT. AT THE BUILDING'S EDGE FROM NATURAL GRADE = 405.90'
HIGHEST ELEVATION PT. AT THE BUILDING'S EDGE FROM NATURAL GRADE = 407.80'
AVERAGE ELEVATION PT. (BASED ON HIGHEST AND LOWEST POINTS) = 406.85'
TOP MOST ELEVATION PT. = 432.73'
0 SF
0 SF
0 SF
7,248 SF
1,173 X 50% = 586 SF
815 X 50% = 407 SF
993 SF
6936 SF
S = .00229(I)(L)
A
2% = .00229(1)(3.3)
.383
TOPO SURVEY &
BOUNDARIES
ALPHA LAND SURVEYS, INC.
JEAN-PAUL HAPPEE, PLS 8807
4444 SCOTTS VALLEY DR. #7
SCOTTS VALLEY, CA 95066
(831)438-4453
GEOTECHNICAL
ENGINEERING
POLLAK ENGINEERING, INC.
ROBERT POLLAK, P.E.
61 EAST MAIN ST.,SUITE D
LOS GATOS, CA 95030
(408)499-5589
LANDSCAPE
ARCHITECT
AMBIENCE GARDEN DESIGN
TINA JAUREGUI
530 LAWRENCE EXPWY MAILBOX #377
SUNNYVALE, CA 94085
(408)990-6999
Submitted to CDD on 1.28.22
90
Construction Best Management Practices (BMPs)
Construction projects are required to implement year-round stormwater BMPs.
Non-Hazardous Materials
Berm and cover stockpiles of sand, dirt or other construction material
with tarps when rain is forecast or when they are not in use.
Use (but don’t overuse) reclaimed water for dust control.
Ensure dust control water doesn’t leave site or discharge to storm
drains.
Hazardous Materials
Label all hazardous materials and hazardous wastes (such as
pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in
accordance with City, County, State and Federal regulations.
Store hazardous materials and wastes in water tight containers, store
in appropriate secondary containment, and cover them at the end of
every work day or during wet weather or when rain is forecast.
Follow manufacturer’s application instructions for hazardous
materials and do not use more than necessary. Do not apply
chemicals outdoors when rain is forecast within 24 hours.
Arrange for appropriate disposal of all hazardous wastes.
Waste Management
Cover and maintain dumpsters. Check frequently for leaks. Place
dumpsters under roofs or cover with tarps or plastic sheeting secured
around the outside of the dumpster. A plastic liner is recommended to
prevent leaks. Never clean out a dumpster by hosing it down on the
construction site.
Place portable toilets away from storm drains. Make sure they are in
good working order. Check frequently for leaks.
Dispose of all wastes and demolition debris properly. Recycle
materials and wastes that can be recycled, including solvents, water-
based paints, vehicle fluids, broken asphalt and concrete, wood, and
cleared vegetation.
Dispose of liquid residues from paints, thinners, solvents, glues, and
cleaning fluids as hazardous waste.
Keep site free of litter (e.g. lunch items, cigarette butts).
Prevent litter from uncovered loads by covering loads that are being
transported to and from site.
Construction Entrances and Perimeter
Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to sufficiently control erosion and
sediment discharges from site and tracking off site.
Sweep or vacuum any street tracking immediately and secure
sediment source to prevent further tracking. Never hose down streets
to clean up tracking.
Materials & Waste Management Equipment Management &
Spill Control
Maintenance and Parking
Designate an area of the construction site, well away
from streams or storm drain inlets and fitted with
appropriate BMPs, for auto and equipment parking,
and storage.
Perform major maintenance, repair jobs, and vehicle
and equipment washing off site.
If refueling or vehicle maintenance must be done
onsite, work in a bermed area away from storm drains
and over a drip pan or drop cloths big enough to collect
fluids. Recycle or dispose of fluids as hazardous waste.
If vehicle or equipment cleaning must be done onsite,
clean with water only in a bermed area that will not
allow rinse water to run into gutters, streets, storm
drains, or surface waters.
Do not clean vehicle or equipment onsite using soaps,
solvents, degreasers, or steam cleaning equipment, and
do not use diesel oil to lubricate equipment or parts
onsite.
Spill Prevention and Control
Keep spill cleanup materials (e.g., rags, absorbents and
cat litter) available at the construction site at all times.
Maintain all vehicles and heavy equipment. Inspect
frequently for and repair leaks. Use drip pans to catch
leaks until repairs are made.
Clean up leaks, drips and other spills immediately and
dispose of cleanup materials properly.
Use dry cleanup methods whenever possible
(absorbent materials, cat litter and/or rags).
Sweep up spilled dry materials immediately. Never
attempt to “wash them away” with water, or bury
them.
Clean up spills on dirt areas by digging up and
properly disposing of contaminated soil.
Report significant spills to the appropriate local spill
response agencies immediately. If the spill poses a
significant hazrd to human health and safety, property
or the environment, you must report it to the State
Office of Emergency Services. (800) 852-7550 (24
hours).
Earthmoving
Grading and Earthwork
Schedule grading and excavation work
during dry weather.
Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fiber
matrix) until vegetation is established.
Remove existing vegetation only when
absolutely necessary, plant temporary
vegetation for erosion control on slopes
or where construction is not immediately
planned.
Prevent sediment from migrating offsite
and protect storm drain inlets, drainage
courses and streams by installing and
maintaining appropriate BMPs (i.e. silt
fences, gravel bags, fiber rolls, temporary
swales, etc.).
Keep excavated soil on site and transfer it
to dump trucks on site, not in the streets.
Contaminated Soils
If any of the following conditions are
observed, test for contamination and
contact the Regional Water Quality
Control Board:
Unusual soil conditions, discoloration, -
or odor.
Abandoned underground tanks. -
Abandoned wells -
Buried barrels, debris, or trash. -
If the above conditions are observed,
document any signs of potential
contamination and clearly mark them so
they are not distrurbed by construction
activities.
Landscaping
Protect stockpiled landscaping materials
from wind and rain by storing them under
tarps all year-round.
Stack bagged material on pallets and
under cover.
Discontinue application of any erodible
landscape material within 2 days before a
forecast rain event or during wet weather.
Paving
Avoid paving and seal coating in wet
weather or when rain is forecast, to
prevent materials that have not cured
from contacting stormwater runoff.
Cover storm drain inlets and manholes
when applying seal coat, slurry seal, fog
seal, or similar materials.
Collect and recycle or properly dispose of
excess abrasive gravel or sand. Do NOT
sweep or wash it into gutters.
Sawcutting & Asphalt/Concrete Removal
Protect storm drain inlets during saw
cutting.
If saw cut slurry enters a catch basin,
clean it up immediately.
Shovel or vacuum saw cut slurry deposits
and remove from the site. When making
saw cuts, use as little water as possible.
Sweep up, and properly dispose of all
residues.
Concrete Management
Store both dry and wet materials under
cover, protected from rainfall and runoff and
away from storm drains or waterways. Store
materials off the ground, on pallets. Protect
dry materials from wind.
Wash down exposed aggregate concrete
only when the wash water can (1) flow onto
a dirt area; (2) drain onto a bermed surface
from which it can be pumped and disposed
of properly; or (3) block any storm drain
inlets and vacuum washwater from the
gutter. If possible, sweep first.
Wash out concrete equipment/trucks offsite
or in a designated washout area onsite,
where the water will flow into a temporary
waste pit, and make sure wash water does
not leach into the underlying soil. (See
CASQA Construction BMP Handbook for
properly designed concrete washouts.)
Dewatering
Discharges of groundwater or captured
runoff from dewatering operations must
be properly managed and disposed. When
possible, send dewatering discharge to
landscaped area or sanitary sewer. If
discharging to the sanitary sewer, call your
local wastewater treatment plant.
Divert run-on water from offsite away from
all disturbed areas.
When dewatering, notify and obtain
approval from the local municipality before
discharging water to a street gutter or storm
drain. Filtration or diversion through a basin,
tank, or sediment trap may be required.
In areas of known or suspected
contamination, call your local agency to
determine whether the ground water must be
tested. Pumped groundwater may need to be
collected and hauled off-site for treatment
and proper disposal.
Painting Cleanup and Removal
Never clean brushes or rinse paint
containers into a street, gutter, storm
drain, or stream.
For water-based paints, paint out brushes
to the extent possible, and rinse into a
drain that goes to the sanitary sewer.
Never pour paint down a storm drain.
For oil-based paints, paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container. Filter and
reuse thinners and solvents. Dispose of
excess liquids as hazardous waste.
Sweep up or collect paint chips and dust
from non-hazardous dry stripping and
sand blasting into plastic drop cloths and
dispose of as trash.
Chemical paint stripping residue and chips
and dust from marine paints or paints
containing lead, mercury, or tributyltin
must be disposed of as hazardous waste.
Lead based paint removal requires a state-
certified contractor.
Painting & Paint RemovalConcrete Management
and Dewatering
Paving/Asphalt Work
Storm drain polluters may be liable for fines of up to $10,000 per day!
91
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-2.0
Shin Residence 1-12-22.pln1/28/20224:30 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
1 N.T.S.
VEGETATED SWALE
Scale 1/2'' = 1' - 0''
PERMEABLE PAVER EDGE DETAIL
3 N.T.S.
FIBER ROLL DETAIL 4 N.T.S.
2'-0"6"1'-6"12"12"2" min.ROOT ZONE
HARDENED SIDES W/ RIVER ROCK
NATURAL GRASSES W/ ROCK & PEA GRAVEL
NATIVE UNDISTURBED SOIL
(H) # 4 T&B
80 mm THICK 'ECO-DUBLIN' BY
BELGRAD®- PERMEABLE PAVERS
FOR VEHICLE TRAFFIC PER
MANUFACTURER'S SPEC & ICPI-49
(V) #4 @ 18" O.C.
MORTAR SET PAVER
BASE LAYER No 57 AGGREGARE 3/4" CRUSHED ROCK
-THICKNESS PER SOIL ENGINEER'S RECOMMENDATIONJOINT (NO 8 AGGREGATE)
1"-2" BEDDING (NO 8 AGGREGATE - CRUSHED ROCK
1/4" TO 3/8" SIZE) NO SAND
SUB-BASE LAYER No 2 AGGREGARE 2 1/2" CRUSHED ROCK
-THICKNESS PER SOIL ENGINEER'S RECOMMENDATION
NATURAL GRADE COMPACTED TO 95 % COMPACTION
PROTECTIVE TREE FENCING
SHALL BE SIX (6) FOOT HIGH
CHAIN LINK FENCE MOUNTED
ON EIGHT FOOT TALL, TWO
(2) INCH DIA. GALV. POSTS,
DRIVEN 24 INCHES INTO THE
GROUND AND SPACED NO
MORE THAN 10 FEET APART
NATURAL GRADE
TREE DRIPLINE
DRIVEWAY WHERE OCCURS
PER PLAN IF WITHIN FIVE
FEET OF EDGE OF TREE,THE
DRIVEWAY SHALL BE CON-
STRUCTED ON TOP OF GRADE
PROTECTIVE TREE FENCING
2
SEE PLAN FOR
LENGTH OF GRASSY SWALE.
60" mm THICK PAVERS
MAY BE USED AT
PEDESTRIAN LOCATIONS
NOTE:
NOTE:
3/4" X 3/4" WOOD STAKES (24" MIN.
LENGTH) AT 48" O.C. (TYP)
SET WATTLES INTO SLOPE
2" MIN. / 4" MAX.
RICE STRAW WATTLES (FIBER ROLL) 8" MIN
SLOPE BANK VARIES
PROVIDE 2'-0" MIN. LAP AT
FIBER ROLL SPLICES
PROVIDE WEEKLY
INSPECTION & REINSTALL IF
NECESSARY REPLACE EVERY
3 MONTHS.
ACCUMULATED SILT SHALL
BE REMOVED WHEN IT
REACHES A DEPTH OF (6")
SIX INCHES
4" max.SPACING ALONG SLOPES:
4:1 OR FLATTER = 20'-0" MAX.
4:1 - 2:1 15'-0" MAX.
2:1 OR GREATER = 10'-0" MAX
Slope
Varies
Min.MANAGEMENT OF ACTIVITIES
IN THE ROOT ZONE
NOTES:
1.TREE PROTECTIVE FENCING SHALL BE INSPECTED AND APPROVED BY CITY ARBORIST
PRIOR TO OBTAINING BUILDING DIVISION PERMITS.
2. NO EXCAVATION SHALL OCCUR UNDER THE TREE CANOPIES FOR
INSTALLATION OF UTILITIES OR DRIVEWAY.
3. NO FILL SOIL SHALL BE PLACED ANY CLOSER THAN
FIVE FEET OUTSIDE THE EDGE OF THE CANOPY OF ANY TREE ON PROPERTY.
4. UNLESS OTHERWISE APPROVED, ALL CONSTRUCTION ACTIVITIES SHALL BE CONDUCTED
OUTSIDE THE DESGINATED FENCED AREA (EVEN AFTER FENCING IS REMOVED). THESE
ACTIVITIES INCLUDE, BUT ARE NOT NECESSARILY LIMITED TO, THE FOLLOWING:
DEMOLITION, GRADING, TRENCHING, EQUIPMENT CLENAING, STOCKPILING AND DUMPING
MATERIALS (INCLUDING SOIL FILL), AND EQUIPMENT/VEHICLE OPERATION AND PARKING.
5. THE DISPOSAL OF HARMFUL PRODUCTS, INCLUDING BUT NOT LIMITED TO CHEMICALS,
PAINT RINSE WATER, FUEL, CEMENT WATER RINSE, HERBICIDES, OR OTHER MATERIALS
IS PROHIBITED BENEATH TREE CANOPIES OR ANYWHERE ON SITE THAT ALLOWS
DRAINAGE BENEATH TREE CANOPIES.
6. THE FOLLOWING SIGNS WILL BE REQUIRED ON THE TREE PROTECTION FENCES:
"TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT PRIOR APPROVAL OF
CITY ARBORIST.4"SNAGESHRUBSSSCOEEEEEICVGALV.RISERE/TE/TE/TE/TE/TE/TT
V E/TE/TT
V
T
V
E/TE/TT
V (S 89°36'45" E 105.39')(A)(N 89°36'45" W 85.39')(A)(N 00°23'15" E 159.19')(A)MOWBANDSSSSN 00°23'15" E 139.19'
WM
ICVCNC WALK9"JAPANESE
MAPLE
12"JAPANESE
MAPLE 12"JAPANESEMAPLE11"APPLE3"PERSIMMONSNAG (PLUM)8"PLUM3"APRICOTSHRUB36"OAKFLUSHCURBSTOP SIGNCURB &
GUTTER
DECKC1FENCELINEPROJECT BENCHMARK MAG
NAIL IN ASPHALT
EL=406.34'407.56CNC407.80CNC407.61FW-RK409.17409.00MH408.24STRIPE408.01RK PTH409.04STRIPE409.07RK409.34RK407.27FC407.71CNC407.71CNC407.83FC407.38FC407.80STRIPE408.23G407.91RK PTH408.68G408.81G408.90G408.97RK408.99RK409.37RK409.07
4 TREE
408.10FC409.20STRIPE408.44G407.93G407.92G408.48WM409.17SHRUB407.58G408.49G408.49FC409.78AC409.72MH407.73FW-RK408.61RK408.61RK407.67FW-RK409.72SHRUB407.52BRK407.57FW-RK408.92FC405.83G407.18BRICK407.12CNC406.93CNC407.18BRICK407.38STRIPE406.94AC406.80AC407.16DOOR407.05BLD407.72G407.70CNC407.86DL407.71G407.76CNC407.54CNC407.09FC408.03G407.97DL407.23G407.88EO408.299 J-MPL408.536 MPL406.69FC407.78RK PTH407.49CNC-FS407.67BLD407.23CNC407.21CNC407.52FS-CNC407.58CNC407.58CNC407.91CNC407.87CNC407.38CNC406.53DWY406.86FL406.52FC406.51FC406.95EO407.6812 J-MPL406.31FC406.29FC408.04G406.49G406.24FC406.84DWY407.18DWY/EC407.40DWY/EC407.20CNC407.48CNC407.34HB407.03FL407.39BLD407.76G408.11THRESH407.17CNC407.78SILL407.56GALV RSR408.04SILL407.27DWY/BLD407.16BLD407.30DWY407.75G407.17BLD LN406.92G406.84G407.14LANDING407.30BLD407.33SILL406.32HDR406.46HDR406.37HDR406.96G407.38G406.04FC406.54DWY406.21HDR406.08HDR406.98WLK/3W405.84G406.94DWY/405.953"PERSIMMON407.10WLK/3W407.23WLK/3W406.50HB406.28BLD406.031" TREE407.06FNC406.95BRICK407.33BRICK407.07BRICK407.03BRICK407.29BRICK407.12HB407.10BLD/CNC407.44CNC407.10BLD407.05BRICK407.16BRICK407.37G407.98G408.05G408.28G407.20FNC406.33BLD406.83BRICK406.92BRICK406.22BLD407.34SILL406.46AD406.76FNC406.44HB406.17BLD406.02G405.582" TREE/5DL405.93FNC ANG406.00SNAG(PLUM)406.152" TREE405.59FNC406.34G405.40FNC405.426" TREE/5DL405.31FNC406406406
4064064064064
0
6
4
0
7 407407407407407407
40740740840840840840840840840940940940940940940940940740
7
407407407407407
6"MAPLE
5' SDE10' PUE
5' WCE
25'-71/2"
25'-0"11'-8"10'-0"10'-3"
10'-0"25'-0"25'-1"REMOVE (E) TREES
HATCHED AREA INDICATES GARAGE
INDICATES EXISTING
RESIDENCE TO BE
DEMOLISHED
(N) CONCRETE SIDEWALK
REMOVE (E) TREES
REMOVE (E) TREE
REMOVE (E) TREE
REMOVE (E) TREE
PROPOSED RAISED VEGGIE BOXES
5% SLOPE TO SWALE- TYP.
STRAW WADDLE (TYP.)
SEE DETAIL 3 / C-2.0
VEGITATED SWALE
SEE DETAIL 1 / C-2.0
PROPOSED ELECTRIC METER
VEGITATED SWALE
SEE DETAIL 1 / C-2.0
IRREGULAR STEPPING
STONES (TYP.)(E) ELECTRIC METER
SERVICE ENTRANCE
(N) GAS METER
(E) POWER POLE
(E) CURB & GUTTER
TO REMAIN
INDICATES (N) FENCE
(N) CURB & GUTTER
REMOVE UNUSED DRIVEWAY APPROACH AND
REPLACE WITH VERTICAL CURB PER CITY OF
SARATOGA STANDARDS
INSTALL FLOWLINE TO CONCORM TO EXISTING
FLOWLINE AND GRADE
INSTALL NEW CURB AND GUTTER PER CITY OF SARATOGA
STANDARD DETAILS SHOWN ON SHEET C-2.1(N) CURB & GUTTER
REMOVE UNUSED DRIVEWAY APPROACH AND
REPLACE WITH VERTICAL CURB PER CITY OF
SARATOGA STANDARDS
INSTALL FLOWLINE TO CONCORM TO EXISTING
FLOWLINE AND GRADE
INSTALL NEW CURB AND GUTTER PER CITY OF SARATOGA
STANDARD DETAILS SHOWN ON SHEET C-2.1
REMOVE (E) TREE
(E) GAS METER
TO BE ABANDONED
(E) GAS LINE
TO BE ABANDONED
EDGE OF PAVER DRIVEWAY
SEE DETAIL 2 / C-2.0
H A M M O N S A V E N U E
T H E L M A A V E N U EPORCH
FF = 408.88
BALCONY
36" (E)
OAK
PORCH
FF = 408.88
DW 407.67
BS 407.71
TS 408.88
FG 407.25
FG 407.25
TS 408.88
BS 407.71
BS 407.71 TS 408.88
PORCH
FF = 408.88
FG 407.25
FG 407.25
2%
FG 407.25
FG 407.25
FG 407.25
FG 407.25
FG 407.25
1%
2%
GRAPHIC SCALE
2%
FS = 408.00
2%
FG = 407.63
E
2%
2%
2%
2%
2%
2%
2%
2%
G
FL∑∑RETAIN EXISTING CONCRETE DRIVEWAY DURING CONSTRUCTION FOR
CONSTRUCTION ENTRANCE
INSTALL NEW CONCRETE CURB & GUTTER PER CITY OF SARATOGA STANDARDS.
INSTALL NEW DRIVEWAY ENTRANCE. AN ENCROACHMENT PERMIT SHALL BE SECURED
AND OBTAINED FOR ALL WORK WITHIN THE RIGHT OF WAY
DENOTES EXISTING DRIVEWAY TO BE
REMOVED
DENOTES EXISTING DRIVEWAY
TO BE REMOVED∑∑∑∑∑∑
TREE
#2
TREE
#3
TREE
#4
TREE
#5
TREE
#1 14 FEETRADIUS4
C-2.0
4
C-2.0
A
A-6.0
A
A-6.0BA-6.0BA-6.0PROPOSED AIR CONDITIONER CONDENSER LOCATION
INDICATES TRASH AND RECYCLING LOCATION
PROPOSED AIR CONDITIONER
LOCATION
DENOTES TREE PROTECTION
FENCING PER DETAIL
DENOTES TREE PROTECTION
FENCING PER DETAIL
PROPOSED ONE-STORY RESIDENCE
FF = 409.00
PAD = 406.83
REQUIRED FRONT SETBACK
PROPOSED FRONT SETBACK
PROPOSEDINTERIOR SETBACKREQUIREDINTERIOR SETBACKREQUIRED EXTERIOR SETBACKPROPOSED EXTERIOR SETBACKPROPOSED
REAR SETBACK
REQUIRED
REAR SETBACK
GARAGE
PAD = 406.67
FG 407.25
FG = 407.83'FG = 407.83'
A
240
240
DESCRIPTION PROPOSED
PROPERTY LINE
CENTER LINE
SECTION LINE
EDGE OF PAVEMENT
CURB AND GUTTER
DRAINAGE FLOW DIRECTION
FENCE (TYPE)
FLOW LINE
SPLASH BLOCK/ ENERGY DISSIPATOR
STORM DRAIN LINE
SANITARY MANHOLE
STORM MANHOLE
STANDARD HOODED INLET
LARGE HOODED INLET
FLAT GRATE INLET
GRADE ELEVATION
EXISTING TREE TO BE REMOVED
NEW UNDERGROUND GAS LINE
NEW UNDERGROUND WATER LINE
NEW UNDERGROUND ELECTRIC LINE
JOINT TRENCH - UNDERGROUND
NEW UNDERGROUND SANITARY SEWER LINE
TREE PROTECTION FENCE
NEW
EXISTING
D.S.
OVER NATURAL SURFACEOVER PAVED SURFACE
FL
(N)
(E)
TREE PROTECTION FENCING
GENERAL CONSTRUCTION, GRADING AND
DRAINAGE NOTES
1. PRIOR TO COMMENCEMENT OF ANY EARTHWORK/GRADING
ACTIVITIES. THE PERMITEE SHALL CONTACT THE SARATOGA
BUILDING DEPARTMENT AND ARRANGE A PRE-CONSTRUCTION
MEETING. THE MEETING SHALL INCLLUDE THE CITY OF SARATOGA,
BUILDING INSPECTOR (408) 866-1201 THE GRADING SUBCONTRACOR,
GEOTECNICAL ENGINEER, AND THE GENERAL CONTRACTOR. THE
PERMITEE OR A REPRESENTATIVE SHALL ARRANGE THE PRE-
CONSTRUCTION MEETING AT LEAST 48 HOURS PRIOR TO THE START
OF ANY EARTHWORK / GRADING ACTIVITES.
2. CONTRACTOR SHALL LEAVE AN EMERGENCY PHONE NUMBER WITH
THE CITY OF SARATOGA POLICE AND FIRE DEPARTMENTS.
3. CONTRACTOR SHALL POST ON THE SITE, EMERGENCY PNE
NUMBERS FOR PUBLIC WORKS, ABULANCE, POLICE AND
FIREDEPARTMENT.
4. CONTRACTOR SHALL NOTIFY ALL PUBLIC OR PRIVATE UTULITY
OWNERS 48 HOURS PRIOR TO COMMENCEMENT OF WOTK ADJACENT
TO THE UTILITY LINES, ETC.
5. THE CONTRACTOR SHALL HIRE A STREET LEANING CONTRACTOR
TO CLEAN UP EXCESS SOIL AND DEBRIS FROM THE SURROUNDING
STREES THAT ARE THE RESULT ON ALL GRADING OPERATIONS AND
CONSTRUCTION ACTIVITIES.
6. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO
COMPLY WITH THE STANDARDS ESTABLICHED BY BAAQMD.
7. ALL GRADING SHALL CONFORM TO APPROVED SPECIFICATIONS
PRESENTED HEREIN OR ATTAHED HEREIN. ALL GRDING WORK SHALL
BE OBSERVED AND APPROVED BY THE PROJECT’S GEOTECNICAL
ENGINEER HEREIN INCLUDED IN THE CONSULTANT DIRECTORY. THE
GEOTECHNICAL CONSULTANT SHALL BE APRISED OF THE START OF
ALL GRADING AND EXCAVATION ACTIVITIES A MINIMUM OF 48
HOURS PRIOR TO COMMENCING WORK.
8. ALL MATERIALSREQUIRED FOR THE COMPLETE EXECUTION OF THE
PROJECT SHALL BE FURNISHEDAND INSTALLED BY THE CONTRACTOR
UNLESS OTHERWISE NOTED.
9. THE CONTRACTOR SHALL BE RESPONSIBLE TO REPAIR OR REPLACE
ANY EXISTING IMPROVEMENTS OF UNDERGROUND FACILITIES
DAMAGED DURING CONSTRUCTION PERIOD.
10. THE CONTRACTOR SHALL PROVIDE ALL LIGHTS, SIGNS,
BARRICADES, FLAGMEN OR OTHER DEVICES NESSASARY TO PROVIDE
FOR PUBLIC SAFTEY DURING THE CONSRUCTION PERIOD.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL
ENCROACHMENT PERMITS REQUIRED TO INSTALL UTIITIES OR
PERFORM ANY WORK WITHIN THE PUBLIC RIGHT OF WAY.
12. THE CONTRCTOR SHALL HAVE A SUPERINTENDANT OR
REPRESENTATIVE SHALL BE ON SITE DURING ALL TIME WHEN
CONSTRUCTION IS BEING PERFORMED ON SITE.
13. STORAGE OF CONSTRUCTION MATERIAL ON ANY PUBLIC STREET
SHALL NOT BE PERMITTED.
14. ALL CONSTRUCTION EQUIPMENT REQUIREDE TO PERFORM
GRADING OPERATIONS SHALL HAVE PROPER SOUND CONTROL
MEASURES AND LIMIT UNNECESSARY IDELING.
15. CONSTRUCTION EQUIPMENT, TOOLS, ETC. SHALL NOT BE
CLEANED OR RINSED INTO A STREET, GUTTER OR STORM DRAIN. SEE
CONSTRUCTION OPERATION PLAN FOR LOCATION OF CLEANING
FACILITY.
16. A COVERED AND CONTAINED SHALL BE POSITIONED ON SITE TO
PROVIDE STORAGE OF ALL MONSTRUCTION MATERIALS THAT HAVE
THE POTENTIAL OF BEING DISCHARGED INTO THE STORM DRAIN
SYSTEM OR ON SITE IN ANY WAY.
17. ALL CONSTRUCTION DEBRIS SHALL BE ATHERED ON A REGULAR
BASIS AND PLACED INTO A DUMPSTER WITH IS REGULARLY EMPTIED
OR REMOVED ON A WEEKLY BASIS WHEN FEASIBLE.
18. CONCRETE TRUCKS AND CONCRETE FINISHING OPERATIONS
SHALL NOT DISCHARGE WAH WATER INTO THE STREET GUYTTERS OR
DRAINS.
19. ALL OFF-SITE CONSTRUCTION MATERIAL AND METHODS SHALL
COMPLY WITH THE LATEST EXITION OF THE CITY OF SARATOGA AND
THE LATEST CALTRANS STANDARD PLANS AND SPECIFICATIONS.
20. APPROVAL OF THIS PLAN APPIES OPNLY TO THE EXCAVATION,
PLACEMENT AND CONPACTION OF NATURAL EARTH MATERIALS. THE
APPROVAL OF THIS PLAN DOES NOT CONFER ANY RIGHTS OF ENTRY
ONTO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF
OTHERS. APPROVAL OF THIS PLAN DOES NOT CONSTITUE ANY
APPROVAL OF EXISITNG OR PROPOSED IMPROVEMENTS THAT WOULD
BE SUBJECT TO REVIEW AND APPROVAL BY THE REWPOSIBLE
GOVERNING AUTHOURITY.
21. THIS PLAN DOES NOT APPROVE THE REMOVAL OR PRUNING OF
ANY TREES ON OR OFF THE PROJECT’S SITE. A TREE REMOVAL
PERMIT FROM THE CITY OF SARATOGA SHALL BE OPBTAINED FOR
THE REMOVAL OF ANY TREE.
22. TREE PROTECTION MEASURES AS SHOWN ON THIS PLAN SHALL
BE IMPLEMENTED AND INSPECTED BY THE CITY OF SARATOGA’S
ARBORIST PRIOR TO COMENCEMENT OF ALL GRADING / EARTH
MOVING ACTIVITIES.
23. THE CONSTRUCTION SITE SHALL BE WINTERIZED AND BEST
MANAGEMENT PRACTICES SHOWN ON THE EROSION CONTROL PLAN
SHALL BE IMPLEMENTED PRIOR TO COMENCEMENT OF ALL GRADING /
EARTH MOVING ACTIVITIES.
24. ALL CONSTRUCTION AND GRADING ACTIVITIES SHALL BE
ALLOWED DURING THE FOLLOWING HOURS:
MONDAY THROUGH FRIDAY 7:30 a.m. UNTIL 6:00 p.m.
SATURDAY 9:00 a.m. UNTIL 5:00 p.m.
25. THE PROJECT’S GEOTECHNICAL ENGINEER SHALL BE RETAINED
TO REVIEW AND PROVIDE A LETTER OF INSPECTION AT THE
COMPLETION OF ALL GRADING AND CONSTRUCTION ACTIVITIES IN
ACCORDANCE TO THE PROJECT’S GEOTECHNICAL REPORT. THIS
INCLUDES BUT IS NOT LIMITED TO EARTHWORK, MAT SLAB AND
FOOTING EXCAVATION, RETAINING WALL EXCAVATION AND
DRAINAGE, SLAB ON GRADE AND FLEXIBLE PAVING, SURFACE
DRAINAGE SYSTEMS, SWIMMING POOL EXCAVATION AND SUBDRAINS.
26. THE GEOTECHNICAL ENGINEER SHALL BE GIVEN AT LEAST 7 DAYS
NOTICE TO REVIEW THE PLANS AND PREPARE THE REVIEW LETTER
27. THE GEOTECHNICAL ENGINEER SHALL BE GIVEN NOTICE AT LEAST
TWO WEEKS NOTICE OF THE ATICIPATED START UP DATE AND A
MINIMUM OF 2 DAYS NOTICE PRIOR TO START OF ANY ASPECTS OF
CONSTRUCTION THAT ARE TO BE OBSERVED.
CONSTRUCTION FENCING
1. CONTRACTOR SHALL PROVIDE A CONSTRUCTION FENCE AROUND
THE ENTIRE AREA OF CONSTRUCTION DISTURBANCE, INCLUDING
AREAS FOR STAGING, STOPRAGE OF MATERIAL AND CONSTRUCTION
OFFICE.
2. A CONSTRUCTION FENCE SHALL BE A 6 FEET TALL CHAIN LINKED
WITH GREEN WIND SCREEN ON THE OUTSIDE OF THE FENCE.
3. CONSTRUCTION FENCE ADDRESSED IN THESE NOTES IS ONLY FOR
VISUAL CONCORMANCE OF THE CONSTRUCTION SITE TO THE CITY OF
SARATOGA STANDARDS. CONTRACTOR MAY BE REQUIRED TO
PROVIDE ADDITIONAL FENCING, BARRICADES OR OTHER SAFTEY
DEVICES TO KEEP THE SITE SECURE AND SAFE.
GENERAL UTILITY NOTES
1. ALL TRENCHES SHALL BE BACK FILLED PER THE GEOTECHNICL REPORT OR
UTILITY OWNERS STANDARDS.
2. CONTRACTOR SHALL STAKE THE LOCATIONS OF ALL ABOVE GROUND
UTILITY EQUIPMENT (GAS METER, TRANSFORMER, ETC.) PLANNING
DEPARTMENT MUST SPECIFICALLY AGREE WITH THE LOCATION PRIOR TO
PROCEEDING WITH ANY REVISIONS TO APPROVED LOCATIONS.
3. CATHODIC PREVENTION SHALL BE REQUIRED ON ALL METALIC FITINGS
AND ASSEMBLIES THAT ARE IN CONTACT WITH THE SOIL, UNLESS
SPECIFICALLY DEEMED UNNECESSARY BY THE GEOOTECHNICAL ENGINEERING
REPORT. CONTRACTOR SHALL BE RESPONSIBLE TO FULLY ENGINEER AND
INSTALL THE SYSTEM AND COORDINATE ANODE AND TEST STATION
LOCATIONS WITH THE UTILITY OWNER.
4. ALL UTILITY SYSTEMS ARE SIMPLY ILLUSTRATED IN A SCHEMATIC MANNER
ON THESE PLANS. CONTRACTOR IS TO PROVIDE ALL FITTINGS, ACCESSORIES
AND WORK NECESSARY TO COMPLETE THE UTILITY SYSTEM SO THAT IT IS
FULLY OPERATIONAL AND FUNCTIONING FOR THE PURPOSE INTENDED.
5. UNDERGRAUND UTILITIES OR STRUCTURES ARE SHOWN IN THEIR
APPROXIMATE LOCATIONS AND EXTENT BASED UPON RECORD INFOMRATION.
LOCATIONS MAY NOT HAVE BEEN VERIFIED IN THE FIELD AND NO
GUARANTEE IS MADE TO THE ACCURACY AND OR COMPLETENESS OF THE
INFORMATION.
6. CONTRACTOR SHALL OBTAIN A PERMIT FROM WEST VALLEY SANITATION
DEPARTMENT PRIOR TO OBTAINING GRADING PERMIT. CONTRACTOR SHALL
VERIFY EXISTING SEWER AND STORM DRAIN INVERT ELEVATIONS PRIOR TO
COMMENCEMNT OF ANY WORK.
7. EXISITNG UTILITY SHOWN ACCORDING TO THE BEST AVAILABLE
INFORMATION. GAS, WATER AND SEWER SERVICE LATERALS ARE SHOWN
ACCORDING TO THE BEST AVAILABLE INFORMATION. THE CONTRACTOR
SHALL BERIFY THE TYPE, SIZE, LOCATION AND DEPTH OF ALL UTILITIY
CROSSING (MAIN & LATERAL) ARE CORRECT AS SHOWN. CONTRACTOR SHALL
EXERCIS CAUTION WHEN EXCAVATING AND SHALL PROTECT ALL EXISTING
UTILITIES FROM DAMAGE DUE TO HIS OPERATION.
8. VERTICAL SEPARATION REQUIREMENTS U.N.O. SHALL BE AS NOTED
BELOW:
A.) A MIN. OF 6 INCHES VERTICAL CLEARANCE AS MESURED FROM OUTSIDE
EDGE OF PIPE SHALL BE PROVIDED BETWEEN CROSSING UTILITY PIPES,
EXCEPT A THAT THE MINIMUM VERTICAL CLEARANCE BETWEEN WATER AND
SANITARY SEWER LINES SHALL BE 12 INCHES AND ALL NEW WATER PIPES
SHALL BE TYPICALLY INSTALLED TO CROSS ABOVE THE SANITARY SEWER
LINES.
B.) WHERE NEW WATER LINES ARE REQUIRED TO CROSS UNDER EXISTING
AND OR NEW SANITARY SEWER LINES, THE MIN. VERTICAL SEPARATION
SHALL BE 12 INCHES. WATER LINE PIPE ENDS SHALL BE INSTALLED NO
CLOSER THAN 10 FEET HORIZONTAL DISTANCE FROM CENTERLINE OF UTILITY
CROSSINGS WHERE FEASIBLE.
9. HORIZONTAL SEPATATION REQUIREMENTS U.N.O. SHALL BE AS NOTED
BELOW:
A.) A MIN. HORIZONTAL SEPARATION DISTANCE BETWEEN NEW PIPLINES AND
ANY EXISTING UTILITIES SHALL BE 5 FEET, EXCEPT THAT THE MIN.
HORIZONTAL SEPARATION FOR WATER AND SANITATY SEWER MAIN LINES
SHALL BE 10 FEET MIN.
B.) A MIN. HORIZONTAL SEPARATION DISTANCE BETWEEN NEW PIPLINES AND
JOINT TRENCE SHALL BE 5 FEET.
10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING
APPROPRIATE UTILITIES AND REQUESTING VERIFICATION OF SERVICE
POINTS, FIELD VERIFICATION OF LOCATION, SIZE, DEPTH, ETC FOR ALL
THEIR FACILITIES AND TO COORDINATE WORK SCHEDULES.
11. ANY EXISTING UNDEGROUND UTILITY LINES TO BE ABANDONED SHALL BE
REMOVED FROM WITHIN THE PROPOSED BUILDING ENVELOPE AND THEIR
NDS CAPPED OUTSIDE OF THE BUILDING ENVELOPE
12. ANY UNDERGROUND PIPING TO BE ABANDONED IN PLACE SHALL BE
FILLED WITH SOLID GROUT AND CAPPED.
13. 6
PAVEMENT SECTIONS
1. SEE GEOTECHNICAL REPORT FOR ALL FLATWORK AND VEHICULAR
PAVEMENT SECTIONS AND BASE REQUIREMENTS
DUST CONTROL
1. ALL EXPOSED OR DISTURBED SOILS SURFACES SHALL BE WATERED AS
NECESSARYAND AS OFTEN AS DEEMED NECESSARY BY THE
CLIENT/INSPECTOR OIN ORDER TO INSURE PROPER CONTROL OF BLOWING
DUST FOR THE DURATION OF THE GRADING/EARTH MOVING ACTIVITIES.
2. AREA OF DIGGING AND GRADING OPERATIONS SHALL BE CONSISTENTLY
WATERED TO CONTROL DUIST
3. GRADING OR OTHER DUST-PRODUCING ACTIVITIES SHALL BE SUSPENDED
DURING PERIODS OF HIGH WIND WHEN DUST IS READILY VISIBLE IN THE
AIR.
4. STOCKPILES OF SOIL, DEBRIS. SAND OR OTHER DUST PRODUCING
MATERIALS SHALL BE WATERED OR COVERED.
5. ALL TRUCKS HAULING SOIL AND OTHER LOOSE MATERIALS SHALL BE
COVERED WITH TARPAULINS OR OTHER EFFECTIVE DEVICES.
6. GRADING AND OTHER OPERATIONS THAT CRETES DUST SHALL BE STOPPED
IMMEDIATELY IF DUST AFFECTS ADJACENT PROERTIES. THE CONTRCTORS
SHALL PROVIDE SUFFICIENT DUST CONTROL FOR THE ENTIRE PROJECT SITE
IN ACCORDANCE WITH THE PROJECT SWPPP (IF ONE EXISTS) OR AS
APPLICABLE PER CITY OF SARATOGA REGULATIONS AT ALL TIMES, THE SITE
SHALL BE SPRINKLERED AS NECESSARY TO PREVENT DUST NUSANCE. IN THE
EVENT THAT THE CONTRCTOR NEGLECTS TO USE ADAQUATE MEASURES TO
CONTROL DUST, THE CLIENT RESERVES THE RIGHT TO TAKE WHATEVER
MEASURES ARE NECESSARY TO CONTROL THE DUST AND CHARGE SUCH COST
TO THE CONTRACTOR.
EARTHWORK QUANTITIES
CUT = ______0___C.Y. MAX CUT DEPTH = ___1______FT.
FILL = ______0___C.Y. MAX FILL DEPTH = ___1______FT.
IMPORT ________C.Y.
EXPORT ________ C.Y.∑ EARTHWORK QUANTITIES AS SHOWN ON THE PLAN IS FOR
INFORMATION ONLY. GENERAL CONTRACTOR TO CALCULATE
HIS/HER OWN EARTHWORK QUANTITIES FOR BIDDING PURPOSES∑ EARTHWORK REQUIRED FOR EXCATION OF FOUNDATION NOT
INCLUDED
PROJECT SITE
GRADING &
DRAINAGE PLAN
1/8" = 1'- 0"
EG
LEGEND
3
4
PRIOR TO THE COMMENCEMENT OF ANY EARTHWORK/
GRADING ACTIVITIES, THE PERMITEE SHALL ARRANGE A
PRE-CONSTRUCTION MEETING. THE MEETING SHALL INCLUDE
THE CITY OF SARATOGA GRADING INSPECTOR
THE GRADING CONTRACTOR AND THE PROJECT SOILS
ENGINEER. THE PERMITEE OR REPREZENTATIVE SHALL
ARRANGE THE PRE-CONSTRUCTION MEETING AT LEAST
48 HOURS PRIOR TO THE START OF ANY EARTHWORK/
GRADING ACTIVITIES.
APPROVAL OF THIS PLAN APPLIES ONLY TO THE
EXCAVATION, PLACEMENT AND COMPACTION OF
NATURAL EARTH. THIS APPROVAL DOES NOT CONFER
ANY RIGHT OF ENTRY TO EITHER PUBLIC PROPERTY OR
THE PRIVATE PROPERTY OF OTHERS. APPROVAL OF THIS
PLAN DOES NOT CONSTITUTE APPROVAL OF ANY
IMPROVEMENTS. ANY PROPOSED IMPROVEMENTES ARE
SUBJECT TO REVIEW AND APPROVAL BY THE
RESPONSIBLE AUTHORITIES AND ALL OTHER PERMITS/
APPROVALS SHALL BE OBTAINED.
IT SHALL BE THE REPONSABILITY OF THE PERMITEE TO
IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND
FACILITIES.
THE PERMITEE SHALL MAINTAIN ALL STREETS, SIDEWALKS
AND OTHER PUBLIC RIGHT OS WAYS IN A CLEAN, SAFE
AND USABLE CONDITION. ALL SPILLS OF SOIL, ROCK OR
CONSTRUCTION DEBRIS SHALL BE REMOVED FROM
PUBLIC PROPERTY. ALL ADJACENT PROPERTY, BOTH
PUBLIC AND PRIVATE, SHALL BE MAINTAINED IN A CLEAN
SAFE AND USABLE CONDITION.
STANDARD GRADING PLAN NOTES
THIS PLAN SHALL NOT APPROVE THE REMOVAL OF ANY
TREES. APPROPRIATE TREE REMOVAL PERMITS SHALL
BE OBTAINED FROM THE COMMUNITY DEVELOPMENT
DEPARTMENT. ANY REQUIRED TREE PROTECTION
MEASURES SHALL BE MAINTAINED THROUGHOUT
CONSTRUCTION.
ALL GRADING AND EARTHWORK ACTIVITIES SHALL
CONFORM TO THE APPROVED PLANS AND
SPECIFICATIONS. ALL GRADING AND EARTHWORK
ACTIVITIES SHALL BE OBSERVED AND APPROVED BY
THE SOILS ENGINEER. THE SOILS ENGINEER SHALL BE
NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY GRADING
OR EARTHWORK ACTIVITIES. UNOBSERVED OR
UNAPPROVED WORK SHALL BE REMOVED AND REPLACED
UNDER OBSERVATION OF THE PROJECT SOILS ENGINEER.
EROSION CONTROL MEASURES & BEST MANAGEMENT
PRACTICES SHALL BE INSTALLED AND MANAGED FOR
THE ENTIRE SITE AND REQUIRED YEAR-ROUND.
8
7
6
NOTES
ALL GRADING AND EARTHWORK ACTIVITIES SHALL BE
PERFORMED IN SUCH A MANNER AS TO COMPLY WITH
STANDARDS STABLISHED BY THE BAY AREA QUALITY
MANAGEMENT DISTRICT FOR AIRBORNE PARTICULES.
5
ALL ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO SPLASH BLOCKS, WHICH ARE DESIGNED TO SPREAD OUT THE RAIN WATER SO
THAT IT ENTERS THE LANDSCAPED AREAS AS SHEET FLOW. BEYOND 3 FEET FROM THE EDGE OF THE PROPOSED FOUNDATION
VICINITY MAPDETAILS
1
2
EROSION CONTROL NOTES∑ALL COMPACTED & FINISHED GRADES SHOULD BE SLOPED AT A MINIMUM OF 2% GRADIENT AWAY FROM EXTERIOR FOUNDATIONS FOR
A DISTANCE OF 3 FEET.∑∑STORM WATER RETENTION NOTE:
DISPOSTION AND TREATMENT OF STORM WATER WILL COMPLY WITH THE
NATIONAL POLLUTION DISCHARDE ELIMINATION SYSTEM STANDARDS AND
IMPLEMENTATION STANDARDS ESABLISHED BY THE SANTA CLARA VALLEY URBAN
RUNOFF POLLUTION PREVENTION PROGRAM.
A TRASH CONTAINER SHALL BE MAINTAINED ON SITE AT ALL TIMES AND DEBRIS ON SITE WHICH SCOULD OTHERWISE BLOW AWAY,
SHALL BE REGULARLY COLLECTED AND PLACED IN CONTAINER
ALL NEW/ UPGRADED UTILITIES SHALL BE INSTALLED UNDERGROUND
ALL CONSTRUCTION DEBRIS (WOOOD SCRAPS AND OTHER DEBRIS, WHICH CANNOT BLOW AWAY) SHALL BE PILED WITHIN THE PROPERTY
LINE OF THE PROJECT IN A NEAT AND SAFE MANNER.∑THE PROJECT SHALL HAVE SIGNAGE VIEWABLE FROM THE PUBLIC STREET THAT INDICATES THE HOURS OF CONSTRUCTION AS MON - FRI
FROM 7:30 AM TO 6 PM, SATURDAYS FROM 9 AM TO 5 PM∑APPLICANT OWNER SHALL MAINTAIN THE STREETS, SIDEWALKS AND OTHER PUBLIC RIGHT OF WAY IN A CLEAN, SAE AND USEABLE CONDITION.
ALL SPILLS OF SOIL, ROCK OR CONSTRUCTION DEBRIS SHALL BE REMOVED FROM THE PUBLIC PROPETY. ALL ADJACENT PROPERTY, BOTH
PUBLIC AND PRIVATE, SHALL BE MAINTAINED IN A CLEAN, SAFE AND USABLE CONDITION.∑PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LICENSED LAND SURVEYOR OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION
THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS.∑DAMAGES TO DRIVEWAY APPROACH, CURB AND GUTTER, PUBLIC STREETS, OR OTHER PUBLIC IMPROVEMENTS DURNING CONSTRUCTION
SHALL BE REPAIRED PRIOR TO FINAL INSPECTION.∑PRIOR TO BUILDING DEPARTMENT FINAL, ALL DRAINAGE, GRADING AND LANDSCAPING OF THE SITE SHALL BE COMPLETED.∑N1
1
EXCAVATION WITHIN BUILDING FOOTPRINT REQUIRED FOR BUILDING
CRAWLSPACE IS EXCLUDED FROM EARTHWORK QUANTITIES∑92
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
C-2.1
Shin Residence 1-12-22.pln1/28/20224:30 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
DETAILS
93
94
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.0
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
THELMA AVE.
2026220280
20298
20261
2026920297
13499
13368
13379
20240
20220
20202
13514 20221 20201
13496 1349 5
HAMMONS AVE.THELMA AVE.HAMMONS AVE.NTS
STREET
PROFILES
STREET PROFILE 'A'
STREET PROFILE 'B'
13496 HAMMONS AVE.
13499 HAMMONS AVE.
20240 THELMA AVE.
20220 THELMA AVE.
20202 THELMA AVE.
20201 THELMA AVE.
20221 THELMA AVE.
20261 THELMA AVE.
20269 THELMA AVE.
20262 THELMA AVE.
20280 THELMA AVE.
EG
NEIGHBORHOOD PROFILE:
MANY OF THE HOMES IN THIS NEIGHBORHOOD CAN BE CHARACTERISED AS RECENTLY REMOVATED OR CONTEMPORARY. MOST OF
THE HOMES USE STUCCO AS AN EXTERIOR FINISH AND HAVE 10' HIGH EXTERIOR WALLS. THE PROPOSED HOUSE FEATURES THESE
DESIGN ELEMENTS AS WELL.
95
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.1
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
20221 THELMA AVE.13514 HAMMONS AVE.
HAMMONS AVENUE
13514 HAMMONS AVE.13496 HAMMONS AVE.
THELMA AVENUE
STREETSCAPE
ELEVATONS
NTS
CTS
STREET PROFILE 'A'
SCALE: 1/16" = 1'-0"
STREET PROFILE 'B'
SCALE: 1/16" = 1'-0"
96
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.2
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
206914"SNAGEESHRUBSSSCOEEEEEICVGALV.RISERE/TE/TE/TE/TE/TE/TT
V E/TE/TT
V
T
V
E/TE/TT
V (S 89°36'45" E 105.39')(A)(N 89°36'45" W 85.39')(A)(N 00°23'15" E 159.19')(A)MOWBANDSSSSN 00°23'15" E 139.19'ICVCNC WALK4"TREE9"JAPANESE
MAPLE
6"MAPLE12"JAPANESEMAPLE12"JAPANESEMAPLE11"APPLE3"PERSIMMONSNAG (PLUM)8"PLUM3"APRICOTSHRUB36"OAKFLUSHCURBSTOP SIGNCURB &GUTTERDECKJOINTPOLEC1FENCELINEPROJECTBENCHMARKMAG NAIL INASPHALTEL=406.34'407.56CNC407.80CNC407.61FW-RK409.17MH409.00MH408.24STRIPE408.01RK PTH409.04STRIPE409.07RK409.34RK407.27FC407.71CNC407.71CNC407.83FC407.38FC407.80STRIPE408.23G407.91RK PTH408.68G408.81G408.90G408.97RK408.99RK409.37RK409.074 TREE408.10FC409.20STRIPE408.44G407.93G407.92G408.48WM409.17SHRUB407.58G408.49G408.49FC409.78AC409.72MH407.73FW-RK408.61RK408.61RK407.67FW-RK409.72SHRUB407.52BRK407.57FW-RK408.92FC405.83G407.18BRICK407.12CNC406.93CNC407.18BRICK407.38STRIPE406.94AC406.80AC407.16DOOR407.05BLD407.72G407.70CNC407.86DL407.71G407.54CNC407.09FC408.03G407.97DL407.23G407.88EO408.299 J-MPL408.536 MPL406.69FC407.78RK PTH407.49CNC-FS407.67BLD407.23CNC407.21CNC407.52FS-CNC407.58CNC407.58CNC407.91CNC407.87CNC407.38CNC406.53DWY406.86FL406.52FC406.51FC406.95EO407.6812 J-MPL406.31FC406.29FC408.04G406.49G406.24FC406.84DWY407.18DWY/EC407.20CNC407.34HB407.03FL407.39BLD407.76G408.11THRESH407.17CNC407.78SILL407.56GALV RSR408.04SILL407.27DWY/BLD407.16BLD407.30DWY407.75G407.17BLD LN406.92G406.84G407.14LANDING407.30BLD407.33SILL406.32HDR406.46HDR406.37HDR406.96G407.38G406.04FC406.54DWY406.21HDR406.08HDR406.98WLK/3W405.84G406.94DWY/405.953"PERSIMMON407.10WLK/3W407.23WLK/3W406.50HB406.28BLD406.031" TREE407.06FNC406.95BRICK407.33BRICK407.07BRICK407.03BRICK407.29BRICK407.12HB407.10BLD/CNC407.44CNC407.10BLD407.16BRICK407.37G407.98G408.05G408.28G407.20FNC406.33BLD406.83BRICK406.92BRICK406.22BLD407.34SILL406.46AD406.76FNC406.44HB406.17BLD406.02G405.582" TREE/5DL405.93FNC ANG406.00SNAG(PLUM)406.152" TREE405.59FNC406.34G405.40FNC405.426" TREE/5DL405.31FNC405406406406
4064064064064
0
6
4
0
7 407407407407407
4074074084084084084084084094094094094094
0
9
40940940940740
7
407407407407407
WM
25'-0"
24'-41/2"11'-8"10'-0"10'-3"
10'-0"25'-0"25'-1"5'-0"
10'-0"5'-0"3'-0"REMOVE (E) TREES
HATCHED AREA INDICATES GARAGE
INDICATES EXISTING
RESIDENCE TO BE
DEMOLISHED
(N) CONCRETE SIDEWALK
REMOVE (E) TREE
REMOVE (E) TREES
REMOVE (E) 6"
MAPLE TREE
REMOVE (E) TREE
REMOVE (E) TREES
INDICATES TRASH AND RECYCLING LOCATION
PROPOSED RAISED VEGGIE BOXES
INDICATES (E) LOWEST ELEVATION
POINT @ BUILDING'S EDGE: 405.90'
INDICATES (E) HIGHEST ELEVATION
POINT @ BUILDING'S EDGE: 407.80'
INDICATES PROPOSED 6'
HIGH WOOD FENCE
INDICATES EXISTING FENCE
TO BE REMOVED
10' P.U.E.
5' W.C.E
5' S.D.E
INDICATES PORTION OF
PROPOSED 6' HIGH WOOD
FENCE W/ GATE
INDICATES PORTION OF PROPOSED
6' HIGH WOOD FENCE W/ GATE
(E) GAS METER
TO BE ABANDONED
(N) GAS METER
(E) GAS LINE
TO BE ABANDONED
EXISTING NATURAL GRADE
(TO BE UNDISTURBED
8" x 8" x 16" C.M.U.
WALL WITH STUCCO
FINISH (TYP.)
12" DIAMETER CONCRETE
PIERS SPACED AT 6 FEET O.C.
FOR SUPPORT OF WALL (TYP.)
H A M M O N S A V E N U E
T H E L M A A V E N U EPORCH
FF = 408.88
BALCONY
36" (E)
NEIGHBOR
OAK
PORCH
FF = 408.88
PORCH
FF = 408.88
1%
40
GRAPHIC SCALE
10 50 2010
( IN FEET )
1 inch = 8 ft.
NEIGHBORING
RESIDENCE
13496
NEIGHBORING
RESIDENCE
20221
E
G
TREE
#2
TREE
#3
TREE
#4
TREE
#5
TREE
#1
4
C-2.0
4
C-2.0
GARDEN WALL DETAIL1
A-1.2
1
A-1.2
Just-Us Department
A
A-5.0
A
A-5.0BA-5.0BA-5.0PROPOSED AIR CONDITIONER CONDENSER UNITS (2)
DENOTES TREE PROTECTION
FENCING PER DETAIL
DENOTES TREE PROTECTION
FENCING PER DETAIL407.76CNC407.40DWY/EC407.48CNC407.05BRICK407408409REQUIRED FRONT SETBACK
PROPOSED FRONT SETBACK
PROPOSEDINTERIOR SETBACKREQUIREDINTERIOR SETBACKREQUIRED EXTERIOR SETBACKPROPOSED EXTERIOR SETBACKPROPOSED
REAR SETBACK
REQUIRED
REAR SETBACK
GARAGE
FF = 408.42
FF = 406.67
PROPOSED ONE-STORY RESIDENCE
FF = 409.00
PAD = 406.83
407
SITE PLAN LEGEND
PROPERTY LINE
SETBACK LINE
(E) GRADE MINOR CONTOUR LINE
(E) GRADE MAJOR CONTOUR LINE
EXISTING FENCE TO REMAIN
EXISTING FENCE TO BE REMOVED
NEW GAS LINE
NEW WATER LINE
EXISTING OVERHEAD LINE
NEW JOINT TRENCH INDICATES MAILBOX
INDICATES JOINT SERVICES POLE
INDICATES FINISH FLOOR
INDICATES MANHOLE
INDICATES WATER METER
INDICATES GAS METER
INDICATES ELECTRIC METER
PROPOSED RESIDENCE
PROPOSED LANDSCAPED AREAS
FF
MB
JP
WM
GM
EM
MH
EXISTING TREE TO REMAIN
EXISTING TREE
TO BE REMOVED
TREE PROTECTION FENCING
151
PROPOSED
SITE PLAN
1/8" = 1'- 0"
TJS
SITE NOTES
STORM WATER RETENTION NOTE- DISPOSITION AND TREATMENT OF STORM WATER 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.
SETBACK VERIFICATION NOTE- 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.EGN
97
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.3
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691N10'-0"
5'-0"5'-0"REMOVE (E) TREES
REMOVE (E) TREE
REMOVE (E) TREES
REMOVE (E) TREE
REMOVE (E) TREE
REMOVE (E) TREE
REMOVE (E) BRICK
(E) LANDING TO
BE REMOVED
(E) LANDING TO
BE REMOVED
(E) HARDSCAPE TO
BE REMOVED
(E) DECK TO
BE REMOVED
(E) FENCE TO
BE REMOVED
(E) HARDSCAPE TO
BE REMOVED
(E) NEIGHBOR'S TREE
TO REMAIN (TYP.)
EXISTING BUILDING
OUTLINE ON ADJACENT
LOT, TYP.
EXISTING BUILDING
OUTLINE ON ADJACENT
LOT, TYP.
10' P.U.E.
5' W.C.E
5' S.D.E
(E) CURBCUT AND DRIVEWAY
APPROACH TO BE REMOVED
(E) CURBCUT AND DRIVEWAY
APPROACH TO BE REMOVED
(E) GAS METER
TO BE REMOVED
EEEEEEEE/TE/TE/TE/TE/TE/TT
V E/TE/TT
V
T
V
E/TE/TT
V
OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH
(S 89°36'45" E 105.39')(A)(N 89°36'45" W 85.39')(A)(N 00°23'15" E 159.19')(A)SSSSN 00°23'15" E 139.19'
4"TREE
9"JAPANESE
MAPLE 12" JAPANESE
MAPLE
DECK
LANDING 405406406406
4064064064064
0
6
4
0
7 407407407407407407
4074074084084084084084084084094094094094094
0
9
40940940940940740
7
407407407407407
LANDING
NEIGHBORING
RESIDENCE
13496
NEIGHBORING
RESIDENCE
20221
12" JAPANESE
MAPLE
H A M M O N S A V E N U E
T H E L M A A V E N U E40
GRAPHIC SCALE
10 50 2010
( IN FEET )
1 inch = 8 ft.
EXISTING RESIDENCE
TO BE REMOVED
8" PLUM
3" APRICOT
SNAG (PLUM)
3" PERSIMMON
11" APPLE
CONCRETE
CONCRETE CONCRETE
1/8" = 1'- 0"
EG
DEMOLITION
SITE
PLAN
98
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.0
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
16'-5"10'-0"11'-1/2"5'-11"18'-1"15'-11"32'-61/2"13'-5"
123'-4"68'-8"123'-4"68'-8"2'-0"2'-0"33'-31/2"1'-11"24'-0"2'-6"2'-111/2"12'-6"2'-51/2"5'-11"7'-0"7'-61/2"EQ.EQ.EQ.EQ.EQ.EQ.5'-4"EQ.5'-4"EQ.
4'-8"EQ.4'-8"EQ.8'-21/2"EQ.EQ.
16'-6"2'-7"3'-6"3'-41/2"9'-61/2"EQ.EQ.3'-11"8'-21/2"12'-0"3'-11"1'-1/2"9'-0"1'-6"9'-0"1'-6"9'-0"1'-6"2'-0"6'-0"2'-0"54'-8"12'-21/2"1'-91/2"10'-71/2"11'-101/2"2'-51/2"13'-5"16'-31/2"31'-101/2"7'-111/2"
12'-111/2"18'-11"5'-0"8'-0"33'-0"
11'-1/2"5'-51/2"21'-0"46'-0"
20'-1/2"16'-5"27'-101/2"4'-0"5'-91/2"11'-21/2"EQ.EQ.5'-51/2"2'-0"14'-8"3'-0"9'-111/2"2'-51/2"5'-0"7'-11"12'-3"4'-3"6'-0"14'-11"5'-10"4'-8"3'-111/2"10'-1/2"6'-6"7'-51/2"11'-111/2"4'-51/2"12'-0"2'-111/2"6'-51/2"15'-11"19'-41/2"5'-0"2'-61/2"7'-61/2"8'-8"
A
5.0
A
5.0
B
5.0
B
5.0
LIVING ROOM
CEILING HEIGHT 14'-10" MAX.
FOYER DINING ROOM
FAMILY ROOM
KITCHEN
MUD
ROOM
BATH
3
GUEST
BEDROOM
DINING
NOOK
OFFICE
BEDROOM
3
BEDROOM
2
BATH
2
WALK-IN
CLOSET
MASTER
BATH
MASTER
BEDROOM
COVERED
PORCH
COVERED
VERANDA
GARAGE
STORAGELIN.
LIN.
PDR.
RM.
LAUNDRY
FP
BUTLER'S
PANTRY
SHOWER
UTILITIES
PANTRY
PORCH
BALCONY
REF.
CL
CLCLCL
26562656265648303056305648604060
76910
1926
4060 4060
4060
3056604026462646
6056
4056
HEAT & GLOW - TRUE 42"
DIRECT VENT GAS
FIREPLACE
24306056Main Floor Plan = 4,206 sf
NPROPOSED
FLOOR
PLAN
1/4" = 1'- 0"
EG
99
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.0
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
20691
NA
5.0
A
5.0
B
5.0
B
5.0
DENOTES P.V. SOLAR PANELS
DS
DS
DS
DS
DS DS
DSDS
DS
10':12'
SLOPE
10':12'SLOPE10':12'
SLOPE 10':12'SLOPE10':12'SLOPE10':12'SLOPE12':12'
SLOPE
12':12'
SLOPE
12':12'
SLOPE
12':12'
SLOPE
10':12'SLOPE10':12'SLOPE10':12'SLOPE12':12'
SLOPE
12':12'
SLOPE12':12'
SLOPE
12':12'
SLOPE
10':12'SLOPE10':12'SLOPE10':12'
SLOPE
DSDS
DS DS10':12'
SLOPE
PROPOSED
ROOF PLAN
1/4" = 1'-0"
EG
100
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.0
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
2069118'-0"26'-0"T.P. = 417.33'
(+8'-9")
F.F. = 407.33'
(-1'-3")
F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
MAX HEIGHT LIMIT = 432.85'
AVERAGE HEIGHT = 406.85'
INDICATES PROPOSED GRADE INDICATES NATURAL GRADE AVERAGE HEIGHT 406.85'
DENOTES ROOF HEIGHT FROM PREVIOUS PLANS'MAXIMUM PROPOSED HEIGHT18' ABOVE AVERAGE GRADE LINE4'-11"2'-11" 1 1 2
3 6 6
1 23'-3"3'-10"2'-3"26'-0"18'-0"F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
AVERAGE HEIGHT = 406.85'
MAX HEIGHT LIMIT = 432.85'
(+23'-10")
INDICATES PROPOSED GRADEINDICATES NATURAL GRADE
DENOTES ROOF HEIGHT FROM PREVIOUS PLANS'MAXIMUM PROPOSED HEIGHT18' ABOVE AVERAGE GRADE LINE5'-1"3'-10" 1
2
6 3
WOOD - WALNUT DARK STAIN4
2
5
3
1
6 ALUMINUM CLAD,'HAMPTON SAGE' ANODIZED
ALUMINUM
EXTERIOR FINISHES
ASPHALT COMPOSITION ROOFING -
CERTAINTEED PRESIDENTIAL TL - COUNTY
GREY
STUCCO PLASTER - 'BEACHSIDE VILLA'
COLOR LRV47
ROOF:
EXTERIOR WALLS:
EXTERIOR WALLS:
DOOR:
GARAGE DOOR:
WINDOWS &
EXTERIOR DOORS:
STONE VENEER - MCGREGOR LAKE TUMBLED -
MONTANA ROCKWORKS
WOOD 'CARRIAGE' DOOR -'HAMPTON SAGE'
COLOR EXTERIOR
ELEVATIONS
1/4" = 1'-0"
SOUTH ELEVATION
EAST ELEVATION
EAST ELEVATION
SOUTH ELEVATION EG TS
101
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.1
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
2069118'-0"26'-0"INDICATES PROPOSED GRADE INDICATES NATURAL GRADE
F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
AVERAGE HEIGHT = 406.85'
MAX HEIGHT LIMIT = 432.85'
F.F. = 407.33'
(-1'-3")
T.P. = 417.33'
(+8'-9")
DENOTES ROOF HEIGHT FROM PREVIOUS PLANS'MAXIMUM PROPOSED HEIGHT18' ABOVE AVERAGE GRADE LINE3'-10"4'-3" 1
2 3 6
1
WOOD - WALNUT DARK STAIN4
2
5
3
1
6 ALUMINUM CLAD,'HAMPTON SAGE' ANODIZED
ALUMINUM
EXTERIOR FINISHES
ASPHALT COMPOSITION ROOFING -
CERTAINTEED PRESIDENTIAL TL - COUNTY
GREY
STUCCO PLASTER - 'BEACHSIDE VILLA'
COLOR LRV47
ROOF:
EXTERIOR WALLS:
EXTERIOR WALLS:
DOOR:
GARAGE DOOR:
WINDOWS &
EXTERIOR DOORS:
STONE VENEER - MCGREGOR LAKE TUMBLED -
MONTANA ROCKWORKS
WOOD 'CARRIAGE' DOOR -'HAMPTON SAGE'
COLOR17'-7"26'-0"T.P. = 417.33'
(+8'-9")
F.F. = 408.58'
(±0'-0")
F.F. = 407.33'
(-1'-3")
F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
MAX HEIGHT = 432.85'
AVERAGE HEIGHT = 406.85'
INDICATES PROPOSED GRADEINDICATES NATURAL GRADEAVERAGE HEIGHT 406.85'
DENOTES ROOF HEIGHT FROM PREVIOUS PLANS'MAXIMUM ALLOWED HEIGHT18' ABOVE AVERAGE GRADE LINE4'-11"2'-11"3'-3"3'-10"2'-3" 1 1 1 2 3
4 5 6
1/4" = 1'-0"
WEST ELEVATION
NORTH ELEVATION
NORTH ELEVATION
EXTERIOR
ELEVATIONS
WEST ELEVATION
EG TS
102
13514 HAMMONS AVE.
SARATOGA, CA 95070
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-5.0
Shin Residence 1-12-22.pln1/28/20224:31 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
www.metroarchitects.com
SHEET NUMBER
SHIN
RESIDENCE
CHECKED BY :
ARCHITECT :TOM SLOAN
PROJECT NAME
1/28/2022
2069110'-6"10'-0"26'-0"9'-10"2'-0"T.P. = 417.08'
(+8'-6")
F.F. = 408.58'
(±0'-0")
F.F. = 407.67'
(-1'-4")
T.P. = 418.58'
(+10'-0")
F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
HIGHEST ELEVATION POINT AT
BUILDING FOOTPRINT 407.80'LOWEST ELEVATION POINT AT
BUILDING FOOTPRINT 405.90'
INDICATES PROPOSED GRADE INDICATES NATURAL GRADEAVERAGE HEIGHT 406.85'
MAX HEIGHT LIMIT = 432.85'
AVERAGE HEIGHT = 406.85'
(E) 406.25
(P) 406.25(E) 407.66
(P) 406.80 MAXIMUM PROPOSED HEIGHTOFFICE HALLWAY FOYER DINING ROOM FAMILY ROOM
GUEST
BEDROOM STORAGE
GARAGE
ATTIC
ATTIC
ATTIC
ATTIC
C
B2'-0"10'-0"26'-0"F.F. = 408.58'
(±0'-0")
T.P. = 418.58'
(+10'-0")
AVERAGE HEIGHT = 406.85'
MAX HEIGHT LIMIT = 432.85'
INDICATES PROPOSED GRADE INDICATES NATURAL GRADE
(E) 407.30
(P) 407.30
(E) 407.25
(P) 407.25 MAXIMUM PROPOSED HEIGHTGUEST
BEDROOMHALLBATHROOM 3
ATTIC
1/4" = 1'-0"
PROPOSED
SECTIONS
SECTION 'A'
SECTION 'B'
SECTION 'C'
SECTION B-B
SECTION A-A
EG TS
A-A
B-B
103
104
105
106
107
REPORT TO THE
PLANNING COMMISSION
Meeting Date: February 9, 2022
Application: PDR21-0018/ARB21-0067
Address/APN: 14780 Montalvo Road/517-20-033
Property Owner: Fan Yang & Zhifen Xu
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Senior Planner
108
Report to the Planning Commission
14780 Montalvo Road– Application # PDR21-0018/ARB21-0067
February 9, 2022
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a 223 square foot single story addition and
a 1,404 square foot second story addition (maximum height 26’) which includes an ADU, to an
existing single-story residence. Two protected trees are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 22-004 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060(a)(2), approval by the Planning Commission is required as
the project includes the conversion of a single story structure to a multi-story structure.
PROJECT DATA
Gross/Net Site Area: 20,172 sq. ft. gross/net (.46 acres)
Average Site Slope: 7.5%
General Plan Designation: RLD (Residential Low Density)
Zoning: R-1-20,000 (Single Family Residential)
Existing Proposed Allowed/Required
Site Coverage
Residence w/Garage
Driveway
Walkways/Patios/Pond/Gazebo
Total Proposed
4,052 sq. ft.
513 sq. ft.
2,649 sq. ft.
7,214 sq. ft.
(36%)
4,940 sq. ft.
513 sq. ft.
2,872 sq. ft.
8,325 sq. ft.
(41%)
9,984 sq. ft. (49%) *
Floor Area
Residence
Garage
ADU
Total Floor Area
3,587 sq. ft.
465 sq. ft.
0 sq. ft.
4,052 sq. ft.
4,046 sq. ft.
465 sq. ft.
1,199 sq. ft.
5,710 sq. ft.**
4,970 sq. ft.* plus up to
800 sq. ft. over
allowable for ADU**
Height 19’10” 26’ 26’
Setbacks
Front:
Left Side:
Right Side
Rear:
1st Floor
30’
30’3”’
14’3”***
36’9”
1st Floor 2nd Floor
30’ 39’9”
16’10” 61’1”
14’3” *** 21’10”’
36’9” 46’10”
1st Floor 2nd Floor
30’ 30’
15’ 20’
15’ 20’
35’ 45’
Grading
-
No Grading Proposed
No grading limit in the
R-1-20,000 zoning
district
*Includes onetime 10% for deed restricted ADU Per City Code Section 15-56.025 (2)
** Includes onetime 800 sq.ft. allowance for ADU Per City code Section 15-56.025 (5) (b)
***Existing legal non-conforming setback
109
Report to the Planning Commission
14780 Montalvo Road– Application # PDR21-0018/ARB21-0067
February 9, 2022
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 14780 Montalvo Road in the R-1-20,000 (Single Family
Residential) zoning district. The 20,172 square foot site is relatively level. Surrounding uses on
all sides include one-story single-family homes on similar sized parcels.
Project Description
The architectural style of the project can best be described as modern. The existing single story
residence consists of 3,587 square feet with a 465 square foot garage. The project consists of a 223
square foot addition adjacent to the existing living room for a new bedroom as well as a 1,404
square foot new second floor that includes a deed restricted two bedroom ADU and loft area. The
project also includes an interior remodel and exterior renovation. The new ADU will have access
from exterior stairs in the rear yard as well as interior stairs in the foyer of the house. A new
uncovered second story deck is proposed which is accessed from the loft area. The deck is located
above the front porch facing the right of way.
The applicant has provided a color and materials board. (Attachment 5). Below is a list of the
proposed exterior materials.
Detail Colors/Materials
Exterior Alabaster/Stucco
Windows / Trim Bronze/Vinyl
Front door/Garage door Bronze
Roof Gray Black/Slate Tile
Trees
The project arborist inventoried a total of six protected trees on the property. The City Arborist has
made the findings to remove two protected trees along the front of the residence, a 10” persimmon
and 10” Saratoga sweet bay, as they are in conflict with the design of the project. A description of
the trees to be preserved and the tree protection plan are included in the Arborist Report.
(Attachment 2)
Landscaping
The installation of front yard landscaping is required prior to building permit final inspection. The
project includes a condition of approval that landscaping is to be installed per City Code Section 15-
12.095.
FINDINGS
Design Review
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
110
Report to the Planning Commission
14780 Montalvo Road– Application # PDR21-0018/ARB21-0067
February 9, 2022
Page | 4
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the building site is relatively level and no
grading is required to construct the project. The site development is appropriate to the site’s
natural constraints with single family homes around it.
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 the City Arborist has made the findings to
remove two protected trees.
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 no community view sheds are in the vicinity
of the project.
d. The overall mass and the 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 that the proposed second story addition
complies with the maximum height limitation of 26 feet allowable for residential structures;
the building has varying architectural forms and exterior materials to break up the appearance
of mass, the building setbacks comply with those required for the R-1-20,000 zoning district.
e. The landscape design minimizes hardscape in the front setback area and contains
elements that are complimentary to the neighborhood and streetscape.
This finding may be made in the affirmative in that the project includes a condition of
approval that front yard landscaping is to be installed prior to building department final
inspection. Staff will ensure that this landscaping is complimentary to the neighborhood and
streetscape. The City Code requires that at least 50% of the front setback area be landscaped.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
This finding may be made in the affirmative in that the home is similar in mass and height
with the homes in the neighborhood and will not cast shadows on the adjacent properties
which could impair the adjacent property owner’s opportunity to utilize solar energy.
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Report to the Planning Commission
14780 Montalvo Road– Application # PDR21-0018/ARB21-0067
February 9, 2022
Page | 5
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 may be made in the affirmative in that the proposed project conforms to the
applicable design policies and techniques in the Residential Design Handbook in terms of
compatible bulk and avoiding unreasonable interference with privacy and views as detailed
in the findings above.
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.
Neighbor Notification and Correspondence
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 addition to
an existing residence in a suburban, residential area.
ATTACHMENTS
1. Resolution No. 22-004
2. Arborist Report dated 09/02/2021
3. Neighbor Notification Forms
4. Story Pole Certification
5. Materials Board
6. Project Plans
112
RESOLUTION NO: 22-004
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR21-0018 AND ARBORIST REVIEW ARB21-0067
14780 MONTALVO ROAD (APN 517-20-033)
WHEREAS, on June 15, 2021 an application was submitted by Fan Yang & Zhifen Xu
requesting Design Review approval to construct a 223 square foot single story addition and a 1,404
square foot second story addition (maximum height 26’) which includes an ADU, to an existing
single-story residence. Two protected trees are proposed for removal. The site is located within the
R-1-20,000 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 February 9, 2022 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
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.
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14780 Montalvo Road
Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR21-
0018/ARB21-0067 for 14780 Montalvo Road (APN 517-20-033), 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 9th day of
February 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Anjali Kausar
Chair, Planning Commission
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14780 Montalvo Road
Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR21-0018/ARB21-0067
14780 MONTALVO ROAD
(517-20-033)
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.
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
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. PERMANENT CONDITION OF APPROVAL (Deed Restriction) The owner shall record a
deed restriction satisfactory to the Community Development Director restricting the rental of the
accessory dwelling unit to only households that qualify as low, very-low, or extremely-low
income households as those terms are defined in the most recent Santa Clara County Housing
and Urban Development Program Income Limits. In the event that the most recent such report
is more than five years old, the rental income limits of the accessory dwelling unit shall be in
accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and
50106 as those sections exist as of the effective date of this restriction. “Rental” means any
agreement whereby the occupant(s) of the accessory dwelling unit make any payment in
consideration of said occupancy.
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. In order 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.
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 5
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
10. 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:
a. 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall consider 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 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.
14. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the
City of Saratoga.
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
16. The owner/applicant shall comply with all City Arborist requirements.
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 6
PUBLIC WORKS/ENGINEERING
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 PDR21-0018, 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.
• 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.
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 7
24. 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.
BUILDING DEPARTMENT SUBMITTAL
25. 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. Arborist report dated September 2, 2021.
c. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
d. This signed and dated Resolution printed onto separate construction plan pages.
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 8
DESIGN REVIEW FINDINGS
PDR21-0018/ARB21-0067
14780 MONTALVO ROAD
(517-20-033)
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the building site is relatively level and no
grading is required to construct the project. The site development is appropriate to the site’s
natural constraints with single family homes around it.
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 the City Arborist has made the findings to
remove two protected trees.
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 no community view sheds are in the vicinity
of the project.
d. The overall mass and the 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 that the proposed second story addition
complies with the maximum height limitation of 26 feet allowable for residential structures;
the building has varying architectural forms and exterior materials to break up the appearance
of mass, the building setbacks comply with those required for the R-1-20,000 zoning district.
e. The landscape design minimizes hardscape in the front setback area and contains
elements that are complimentary to the neighborhood and streetscape.
This finding may be made in the affirmative in that the project includes a condition of
approval that front yard landscaping is to be installed prior to building department final
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Application # PDR21-0018/ARB21-0067
February 9, 2022
Resolution #22-004
Page | 9
inspection. Staff will ensure that this landscaping is complimentary to the neighborhood and
streetscape. The City Code requires that at least 50% of the front setback area be landscaped.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
This finding may be made in the affirmative in that the home is similar in mass and height
with the homes in the neighborhood and will not cast shadows on the adjacent properties
which could impair the adjacent property owner’s opportunity to utilize solar energy.
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 may be made in the affirmative in that the proposed project conforms to the
applicable design policies and techniques in the Residential Design Handbook in terms of
compatible bulk and avoiding unreasonable interference with privacy and views as detailed
in the findings above.
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.
121
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
831.291.1344
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Katelyn Obana, Contract Arborist Application No.ADR21-0023/ARB21-0067
Phone: (831) 291-1344 Address:14780 Montalvo Rd.
Email: Katelyn.Obana@Davey.com Owner:Fan Yang
APN:517-20-033
Date:September 2, 2021
PROJECT SCOPE:
The applicant has submitted plans to expand the 1st and 2nd floor, and revamp the porch and foyer leading to
the 2nd floor ADU. Two (2) trees that are protected by City Code are requested for removal to construct the
project.
PROJECT DATA IN BRIEF:
Tree security deposit –Required - $22,350
Tree protection –Required – See Conditions of Approval and attached map.
Tree removals –Two trees (Tree #1 & #3) are approved for removal once
building permits have been issued.
Replacement trees –$8,740
ATTACHMENTS:
1 – Findings and Tree Information
2 – Tree Removal Criteria
3 – Conditions of Approval
4 – Map Showing Tree Protection
1
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
Attachment 1: FINDINGS
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a
project, certain findings must be made and specific tree removal criteria met. One persimmon (tree #1)
and one Saratoga sweet bay (tree #3) have been deemed necessary for removal by the project arborist in
order to construct this project. These trees meet the City ’s criteria allowing them to be removed and
replaced as part of the project, once building division permits have been obtained. The table below
contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No.Species Criteria met Comments
T1 Persimmon 6,9 In conflict with design.
T3 Saratoga sweet bay 6,9 In conflict with design.
New Construction
Based on the information provided, and as conditioned,this project complies with the requirements for
the setback of new construction from existing trees under Section 15-50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this
requirement the following shall be copied onto a plan sheet and included in the final sets of plans:
1.Shall include the sections Impacts on Protected Trees and Tree Protection Recommendations from
the arborist report by Bo Firestone dated June 25,2021;
2.Shall include the Project Data in Brief, the Conditions of Approval, and the Map Showing Tree
Protection sections of the Contract City Arborist report dated September 2, 2021.
2
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
Attachment 1: TREE INFORMATION
Project Arborist:Bo Firestone
Date of Amended Report:June 25, 2021
Number of protected trees inventoried:6
Number of protected trees requested for removal:2
A table summarizing information about each tree is below.
Table 1: Tree information & appraisal values from submitted arborist report dated 6/25/2021.
Total Value of Appraised Trees to Remain:$44,700
Appraised Value of Removals:$8,740
Required Security Deposit (50%):$22,350
3
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
Attachment 2: TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below,the tree(s) may be approved for removal and
replacement during construction.
(1)The condition of the tree with respect to disease,imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen
tree.
(2)The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3)The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4)The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare
of residents in the area.
(5)The age and number of healthy trees the property is able to support according to good forestry
practices.
(6)Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7)Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8)Any other information relevant to the public health,safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9)The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10)The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
4
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
Attachment 3: CONDITIONS OF APPROVAL
1.Owner, Architect, Contractor:It is the responsibility of the owner, architect and contractor to be
familiar with the information in this report and implement the required conditions.
2.Permit:
a.Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
b.No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
3.Final Plan Sets:
a.Shall include the Impacts on Protected Trees and Tree Protection Recommendations from the
arborist report by Bo Firestone dated June 25, 2021 copied onto a plan sheet.
b.Shall include the Project Data in Brief, the Conditions of Approval, and the Tree Protection
Map showing tree protection sections of the City Arborist report dated September 2, 2021.
4.Tree Protection Security Deposit:
a.Is required per City Ordinance 15-50.080.
b.Shall be $22,350 for tree(s)#2, #4-6.
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.
5.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Shall be established prior to the arrival of construction equipment or materials on site.
d.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized
posts, driven into the ground and spaced no more than 10 feet apart.
e.Shall be posted with signs saying, “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE
WITHOUT APPROVAL FROM CONTRACT CITY ARBORIST, KATELYN OBANA (831) 291-1344”.
f.Wherever protection is needed outside of fences, unprocessed wood chips, or approved
equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches.
g.Call Contract City Arborist, Katelyn Obana at (831)291-1344 for an inspection of tree
protection fencing once it has been installed. This is required prior to obtaining building
division permits.
h.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
6.Construction:All construction activities shall be conducted outside tree protection fencing unless
permitted as conditioned below. These activities include, but are not necessarily limited to, the
5
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling
and dumping materials (including soil fill), and equipment/vehicle operation and parking.
7.Work inside fenced areas:
a.Requires a field meeting and approval from City Arborist before performing work.
b.Requires Project Arborist on site to monitor work.
8.Project Arborist:
a.Shall be Bo Firestone unless otherwise approved by the City Arborist.
b.Shall visit the site every two weeks during grading,trenching or digging activities and every six
weeks thereafter. A letter/email shall be provided to the City after each inspection which
documents the work performed around trees, includes photos of the work in progress, and
provides information on tree condition during construction.
c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of protected
trees measuring two inches in diameter or more shall not be cut without prior approval of the
Project Arborist.
9.Tree removal:
Trees #1 & #3 meet the criteria for removal and may be removed once building division permits
have been obtained.
10.New trees:
a.New trees equal to $8,740 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species and planted anywhere on the
property as long as they do not encroach on retained trees. Replacement values for new trees
are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
b.Trees shall be replaced on or off site according to good forestry practices, and shall provide
equivalent value in terms of aesthetic and environmental quality, size, height, location,
appearance and other significant beneficial characteristics of the removed trees.
11.Damage to protected trees that will be retained:
a.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.Replacement values for new trees are
listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
Water loving plants and lawns are not permitted under oak tree canopies. Only drought tolerant
plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees
on site.
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14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
12.Final inspection:
At the end of the project, when the contractor wants to remove tree protection fencing and have
the tree protection security deposit released by the City, call City Arborist for a final inspection.
Before scheduling a final inspection from the City Arborist, have the project arborist do an
inspection, prepare a letter with their findings and provide that letter to the City for the project
file.
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128
14780 Montalvo Rd.City of Saratoga Arborist Review September 2, 2021
Attachment 4:Map Showing Tree Protection:
From submitted arborist report dated 6/25/2021
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CHRISTENSEN & PLOUFF LAND SURVEYING
101 Church Street, Suite 29, Los Gatos. Ca 95030
TEL # (408) 755-9784 info@cplandsurveying.com
www.cplandsurveying.com
December 12, 2021
To: City of Saratoga
Re: 14780 Montalvo Rd, Saratoga
I, Kacie A. Plouff, hereby certify that I am a Professional Surveyor in the State of
California holding license no. 9013. I further certify that a survey was performed on the
subject property to measure the existing grades and the location and height of the story
poles placed on the property to represent the proposed roof line. We certify that the
location and height of the story poles matched the data as shown on the approved plans.
_________________________________________
Kacie A. Plouff PLS#9013
137
1 | Page
Story poles shall be constructed of wood or metal which delineate the height, area, and
approximate shape and massing of a proposed structure. Story poles must be installed in the
manner set forth below:
1) On each building elevation of the proposed structure at least one story pole shall show
graduated five-foot interval height measurement markings in either paint or tape.
2) At least one building elevation of the proposed structure must show the proposed finished
grade and finished floor elevation markings in either paint or tape.
3) The story poles shall be erected so that orange netting (or other materials approved by the
Community Development Director) will be used to approximate the mass, shape and
roofline (e.g., roof pitch/slope, ridge, and volume, including covered porches) of the
proposed structure as shown below. For complex roof forms, the Community
Development Director may also require that ridge flags be installed to delineate a main
roof ridge or high point.
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
Story Pole Requirements
138
139
140
N.T.S.PROJECT DIRECTORYOwner : Fan YangAdress; 14780 Montalvo Rd..Saratoga, CA 95070Email: fan8ge@gmail.comPhone #: 408 666 3436Architect: LNX Architecture inc.Address: 6710 Corte Snata Maria,Pleasanton, CA 94566Responsible Person: Yuan Lin, ArchitectPhone#: 925 357 5801Email: yuanlinco@163.comStructural Engineer:AQX Engineering Inc.6525 Crown Blvd. #41068San Jose, ca 95168Responsible Person: Joe Chyou,Email: chyou88@gmail.comDRAWING DIRECTORY& SITE PLANPROJECT INFO.LOCATION: 14780 MONTALVO RD. SARATOGA, CA 95070 CODE COMPLIANCE:2019 CBC,CMC,CPC,CEC, CRC2019 CAL GREEN STANDARDS2019 CALIFORNIA ENERGY CODELOCAL CITY CODES AND ORDINANCESSCOPE OF WORK:1.Add 428sf to the main house--223sf on 1st floor+ 205sf loft on 2nd floor;2.Modify foyer area , add stairs, lower floor level for easyaccess to the existing living room3.Remodel and re-arrange kitchen, add sliding doors to thebackyard4.Remodel and partially re-arrange Master Bath5.0RGLI\JDUDJHWRDOORZIRUWZR¶[¶GRRUV6. Add a 2B2B ADU on the 2nd floor with stairs to theexterior7. Add 100 amp new panel and new furnace for ADU.8. Extend and reroute ducts to serve new additionand modified space.9. All existing utility lines and water heater shall remain in use for the main house.VICINITY MAP NSCALE: 1"=10'-0"14780 MONTALVO RD. SARATOGA, CA 95070PLAN NORTHTOTAL CONDITIONED BUILDING AREA: LOT SIZE:20,172 SFCONSTRUCTION TYPE: TYPE V,BCOVER SHEETSITE PLANFRONT ELEVATIONSITE PLAN NOTES1. SEE GENERAL NOTES ON A2.1 FOR ADDITIONAL INFORMATION2. THE SITE PLAN IS NOT A SURVEY. IT IS PROVIDED FOR BUILDING AND LIMITED SITE PLANLAYOUT ONLY. THE CONTRACTOR SHALL VERIFY IN FIELD ALL GRADES, EXISTINGIMPROVEMENTS, PROPERTY LINES AND SETBACKS, EASEMENTS, UTILITIES ANDSUBSTRUCTURES. SITE SPECIFIC SOILS REPORTS AND CIVIL DRAWINGS SHALL TAKEPRECEDENCE OVER NOTES AND DETAILS ON THIS SET OF DOCUMENTS.3.THIS PLAN IS NOT A GRADING AND DRAINAGE OR EROSION CONTROL PLAN. CONSULT A CIVILENGINEER FOR SUCH INFORMATION.4. VEGETATION CLEARANCE SHALL COMPLY WITH CBC 701A.3.2.45. ALL GRADING, SITE PREPARATION, PLACEMENT AND COMPACTION OF FILL IS TO BE DONE INACCORDANCE WITH THE CITY OF SARATOGA GRADING ORDINANCE6. AT A MINIMUM, THE PAD GRADE UNDER BUILDING SHALL HAVE POSITIVE SLOPE TO A MINIMUMOF ONE AREA DRAIN WHICH SHALL BE PIPED TO STREET(OR OTHER SUITABLE DISCHARGEPOINT DETERMINED BY THE CIVIL ENGINEER AND/OR LOCAL GOVERNING AUTHORITY ), VIA ANON-CORROSIVE DEVICE.7. ALL FOUNDATION PERIMETER AND ROOF DRAINAGE SHALL BE PIPED TO STREET ORAPPROVED DISCHARGE SYSTEM.8. IRRIGATION SYSTEM SHALL BE DESIGNED TO PREVENT SATURATION OF SOIL ADJACENT TOTHE BUILDING, STRUCTURES, OR UTILITY BOXES.9.NOT USED10. WATER SHOULD BE PREVENTED FROM PONDING ANYWHERE ON THE LOT PARTICULARLYNEAR THE HOUSE. WATER FROM DOWN SPOUTS AND YARD DRAINS SHOULD BE DIRECTEDTOWARD FRONT, BACK AND SIDE LANDSCAPED AREA.11.CRAWL SPACES SHOULD BE GRADED IN SUCH A WAY THAT WATER WHICH MAY STILL ENTERTHE CRAWL SPACE FLOWS TO A LOW POINT WHERE IT CAN BE PIPED BENEATH THE PERIMETERFOUNDATION (GRADE BEAM OR "T" FOOTING ) AND DISCHARGED.12.AT ALL RETAINING WALLS, LANDSCAPE WALLS OR CLOSE PROXIMITY TO STRUCTURES,PROTECTIVE SUB DRAINAGE SHALL BE INSTALLED BENEATH THE FILLS IN THE SWALE AREAS.THE SUB DRAINS SHOULD CONSIST OF A BLANKET OR TRENCH FILLED WITH CLASS TWOPERMEABLE MATERIAL AND HAVING A WIDTH OF AT LEAST 18 INCHES. THE SUB DRAINS SHOULDHAVE A VERTICAL HEIGHT OF 4 FEET AND SHOULD BE INSTALED AT THE BACK OF THE LOWESTELEVATION POSSIBLE TO PERMIT DAYLIGHT DRAINAGE ON THE PROPERTY(OR TO ANAPPROVED DISCHARGE SYSTEM). ENDS OF PIPES SHALL BE RIP RAPPED SO THEY WILL NOTBECOME BLOCKED IN THE FUTURE. SLD. AND SEE CIVIL AND LANDSCAPE PLUS SEE DETAILSFOR ANY REQUIRED WATERPROOFING ALONG THE VERTICAL FACE OF ANY BURIED WALLS.(N) ADDITIONSHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADU -- A REMODEL/ADDITION & ADU PROJECTEXISTING WALL TO REMAINNEW WALLEXISTING TO BE REMOVEDFLOOR PLAN LEGENDNEW CONSTRUCTION AREALOWEST PT.FROM NATURAL GRADEHEIGHT TABLEFRONTSETBACK TABLELEFTRIGHTREARREQ'DACTUAL HIGHEST PT.FROM NATURAL GRADEAVE. ELEV. PT.FROM NATURAL GRADETOP MOST ELEV. POINT --MEASUREDFROM AVE. ELEV.PT.TO TOP OF ROOFHOUSE FOOTPRINT +PORCHSITE COVERAGEDRIVEWAY(PERMEABLE)WALKWAYS+ PATIOACCESSORY STRUCT.(GAZEBO)% OF LOTSITE COVERAGE TOTAL 30'15'15'35'39'-9"(N)61'-1"(N)21'-10"(N)46'-10"(N)A-1.1FLOOR AREAFLOOR AREA TABLE1ST FLOOREXISTING PROPOSED TOTALPORCH3587 SF 223 SF 3810 SF31TOTAL DESIGNED4511 SF<4518 SF4052 SF 459 SF24.5%2.54%12.18%0.62%529.16526.60527.88HEIGHT ELEVATIONOCCUPANCY TYPE: R-3BUILDING STORIES:2 STORYIT IS IN THE WILDLAND-URBAN INTERFACE FIRE AREA BUTNOT IN THE FLOOD ZONE.NOTE:1. PRIOR TO ANY GRADING, SCRAPING, OR TRENCHINGWITHIN/UNDER THE CANOPY OF A PROTECTED TREE, A CERTIFIEDARBORIST SHALL BE RETAINED TO PROVIDE SUPERVISION ANDRECOMMENDATIONS TO MINIMIZE POSSIBLE DAMAGE TO THE TREE.PROPOSED TRENCHING SHALL BE APPROVED BY THE CITY OFSARATOGA PLANNING DEPT. PRIOR TO ANY DIGGING. THE CITY OFSARATOGA ARBORIST IS: KATE BEAR 408 868 127641%<55%+GARAGE+EAVE OVERHANGSQ. FT.1025/2=5131258274 TOTAL CONDITIONED AREA3810+205=4015 SFGARAGE 465 SFN/A465 SFPROJECT SITEAPN:517-20-033A-1.1 COVER SHEET AND SITE PLANA-1.2 DEMOLITION FLOOR PLAN/(E) ELEVATIONSA-1.3 NEIGHBORHOOD IMAGESA-2.1a PROPOSED 1F FLOOR PLAN & GENERAL NOTESA-2.1b PROPOSED 2F FLOOR PLANA-2.2 PROPOSED ROOF PLANA-3.1 BUILDING ELEVATIONSA-3.2 BUILDING ELEVATIONSA-3.3 BUILDING SECTIONSA-4 DETAILSA-5.1 CAL GREEN CHECKLISTA-5.2 CAL GREEN CHECKLISTA-6 BEST MANAGEMENT PRACTICE (BMP)T-24.1 T24 REPORTT-24.2 T24 REPORTT-24.3 T24 REPORTSTRUCTURAL:S1 STRUCTURAL NOTESS2 STRUCTURAL DETAILSS3 FOUNDATION PLANS4 ROOF FRAMING PLANGAS METERWATER METERCOMM.UTILITYMAILBOXREMOVE(E) 12" TREEREMOVE(E) 6" TREE1ST FLOOR ADDITION2ND FLOOR ADDITION2ND FLOOR ADU1199 SFADU1F SETBACK LINEPROPERTY LINEREMOVE(E) 12" TREESPRINKLER SYSTEM:YES2ND FLOOR N/A205 SF 205 SFALL (E) BACKYARDLANDSCAPING TO REMAIN, U.N.O.ALL (E) SIDEYARDLANDSCAPING TO REMAIN, TYP.ALL (E) SIDEYARDLANDSCAPING TO REMAIN, TYP.(E) HOUSE1F ROOF(E) HOUSE1F ROOF(E) HOUSE1F ROOF(E)PERMEABLEPAVING(E) PERMEABLE PAVING(E) WALKWAY TO REMAIN1F SETBACK LINE2F SETBACK LINE1F SETBACK LINE2F SETBACK LINE1FACTUAL 30'(E)16'-10"(N)14'-3"(E)36'-9"(E)1FREQ'D35'20'20'45'2FMAIN HOUSE: 4015 SFADU:1199 SFFRONT PATIOREMOVE PAVING2284(e)+172(n)NEW CONSTRUCTION AREA(E) CONC.PAVINGPERGOLA(E)FISH POND 1.2%240N/A31ZONING:R-1 20000AVE. SITE SLOPE:7.5%(E)PONDGAS MTR.ACACALLOWABLE FLOOR AREA4050+6x78=4518 SFNOTE:1). THE SITE IS GREATER THAN 10,000SF. THE ADU IS DEED RESTRICTED. DECK12354635PROTECTED TREE TO REMOVEPROTECTED TREE TO REMAINTREE PROTECTION LEGENDTREE PROTECTION FENCINGNOTE: SEE ARBORIST REPORT FOR MORETREE PROTECTION FENCING TREE PROTECTION FENCING (E) DRIVEWAYTO REMAIN2. ALL UTILITY LINES AND CONNECTION POINTS WILL REMAIN ASEXISTING AND WILL NOT BE CAPPED OR REPLACED.3. ALL WALKWAYS TO BE OF PERMEABLE PAVING(SEE ARBORIST REPORT FOR MORE DETAILS)(SEE ARBORIST REPORT FOR MORE DETAILS)OF PERMEABLE PAVINGNEW WALKWAY TO BETHE ADU IS DEED RESTRICTED . THERE IS A 10% SITE COVERAGE INCREASE APPLY (E) FIRE DEPT.KEY BOX553.77 (25.89')FIRE HYDRANT LOCATION MAP N.T.S.DETAILSA FIRE HYDRANT IS WITHIN 400 FT OF THE PROJECT SITE TO REMAINADU FLOOR AREA PERMITTED ADU TO USE THE 10% AREA BONUS399 SF <452 SFADU 2). FRONT PORCH IS OPEN ON 2 SIDES AND IS NOT CALCULATED INTO TOTAL FLOOR AREA. A 10% FLOOR AREA AND SITE COVERAGE INCREASE APPLY.800 SF2MAIN HOUSE
REMOVE(E) 8" TREEADU DESIGNED AREA:800+ 399=1199 SF10% FLOOR AREA INCREASE10%X4518=452 SF1TREEDEAD4052(e)+339(n) =4940=245638.5%7,214(e)141
DEMOLITIONEXISTING WALL TO REMAINEXISTING WALL/WINDOW TO BE REMOVEDFLOOR PLAN LEGENDFLOOR PLAN/EXISTING RIGHT SIDE ELEVATION (EAST)SCALE: 1/8"=1'-0"4EXISTING LEFT SIDE ELEVATION (WEST)SCALE: 1/8"=1'-0"5EXISTING FRONT ELEVATION (SOUTHEAST)SCALE: 1/8"=1'-0"6SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADU(E) ELECATIONS/DEMOLITION FLOOR PLANSCALE: 3/16"=1'-0"2EXISTING DOOR TO BE REMOVEDPLAN NORTHA-1.2EXISTING ROOF EAVE TO BE REMOVEDEXISTING REAR ELEVATION (NORTH)SCALE: 1/8"=1'-0"3(E) SLATE ROOF, TYP.(E) STICCO WALL, TYP.(E) CHIMNEYFLOOR AREA CALCULATIONSCALE: 1/16"=1'-0"1A(E) SLATE ROOF, TYP.(E) STICCO WALL, TYP.(E) CHIMNEY(E) DUAL PANE WINDOWROOF AREA CALCULATIONSCALE: 1/16"=1'-0"1BEXISTING EXT. WALL TO REMAIN20EXISTING EXT. WALL TO BE REMOVED(20)OR COVERED(EXT. WALL DEMO. CALCULATION)142
A-2.1a1ST FLOOR PLAN PROPOSED 1ST FLOOR PLANSCALE: 1/4"=1'-0"EXISTING WALL TO REMAINNEW WALLCEILING HEIGHT CHANGE LINENEW LIVING SPACE1SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADUPLAN NORTHLEGENDTTEMPERED GLAZINGOFFICEFOYERDININGKITCHENFAMILYLIVINGLIVINGCL.BEAMSAVE A SECT.BRSTUDYM. BR.W.I.C.LAUNDRYOF WALLGARAGEPATIOSLIDING DOORM. BATH- 9 SF+ 11 SF+ 224 SF+ 2.5 SF- 6 SFREMODEL KITCHENREMODEL M. BATHADD STAIRNEW FOYERCLOSE OFF(E) ENTRYPORCH(N) ADDITION(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(N) METAL STAIRTO ADU @ 2FBBAABREAKFAST
+ 31 SF143
A-2.1b2ND FLOOR PLANPROPOSED 2ND FLOOR PLANSCALE: 1/4"=1'-0"EXISTING WALL TO REMAINNEW WALLCEILING HEIGHT CHANGE LINENEW LIVING SPACE1SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADULEGENDTTEMPERED GLAZINGDININGLIVINGKITCHENBR1BR2BR2W.I.C.BR1LOFTMAIN HOUSEADUDECKskyltskyltFAUROOF BELOWROOF BELOWPORCHPLAN NORTH144
A-2.2SCALE: 1/4"=1'-0"ROOF PLAN1PROPOSED ROOF PLAN1. ROOF PLATE HEIGHTS ARE REFERENCED FROM TOP OF SUB FLOORAT ENTRY, U.N.O.2. CLASS A ROOF COVERING IS REQUIRED BY CITY OF SARATOGA. ROOF COVERING SHALL BE : SLATE ROOFINGMANUFACTURER: EAGLE ROOFING OR EQUALTYPE: SLATE TO MATCH (E)COLOR: MATCH (E)3. GUTTERS ON ALL ELEVATIONS SHALL BE PROFILED ALUMINUMGUTTERS BY AMERIMAX OR EQUAL4. ROOF PITCH SHALL BE AS NOTED ON ROOF PLAN5. OVERHANG DIMENSIONS ARE AS NOTED ON PLAN6. DASHED LINES INDICATE WALL(STRUCTURE) BELOW.7. LOCATE GUTTERS AND DOWNSPOUTS AS SHOWN. NOTE: LOCATEDOWNSPOUTS MIN. 8" OFF CORNER WHERE POSSIBLE (U.O.N.)8. ALL ROOF DRAINAGE SHALL BE PIPED TO STREET OR APPROVEDDRAINAGE FACILITY.9. ALL PLUMBING VENTS SHALL BE COMBINED INTO A MINIMUMAMOUNT OF ROOF PENETRATIONS. ALL ROOF PENETRATIONS SHALLOCCUR TO THE REAR OF THE MAIN RIDGE (WHERE POSSIBLE) SEEDETAIL 7/A-410. ATTIC VENTILATION SHALL BE PROVIDED PER SECTION 1505.3 OFTHE UBC. (SEE CALCULATIONS, THIS SHEET)11. LOCATE ROOF VENTS AS SHOWN.12. FLASH ALL ROOF VALLEYS (INSTALL FLASHING OVER 30# FELT)13. ALL FLASHING SHALL BE 26 GAUGE G.S.M.ROOF PLAN NOTESSHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADUPLAN NORTH(N) 2F ROOF(E)1F ROOF(E)1F ROOF(N) 1F ROOFFLAT ROOF AREA(E)1F ROOFDECK(E)1F ROOF(N) ROOF LINE(E) ROOF LINEEXT. WALL LINE BELOWROOF PLAN LEGEND(N) 2F ROOFACFIREPLACE VENT(E) CHIMNEYSKYLIGHTSKYLIGHT145
SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADU ELECATIONSA-3.1PROPOSED LEFT SIDE ELEVATION (SOUTHWEST)SCALE: 1/4"=1'-0"1(N) SLATE ROOF TO MATCH (E)PROPOSED FRONT ELEVATION (SOUTHEAST) SCALE: 1/4"=1'-0"2(N) 3-COAT STUCCO WALL, TYP.(N) DUAL PANE WINDOWS(N) METAL GUTTER(E) SLATE ROOF TO REMAIN(N) 8'X8' INSULATED GARAGE DOORREMOVE (E) STONE, APPLY 3-COAT STUCCOREMOVE (E) STONE, APPLY 3-COAT STUCCOREPLACE (E) WINDOW W/(N) DUAL PANE WINDOW(N) METAL FRONT DOORS(N) 3-COAT STUCCO WALL, TYP.(E) WINDOW TO REMAIN(E) STUCCO FINISH, REPAINT TO MATCH (N)(N) 3-COAT STUCCO WALL, TYP.PAINT TO MATCH (N)PAINT TO MATCH (N)SHEET NOTES1. EXTERIOR STUCCO SHALL BE: (1) 3-COAT, 7/8 INCH MINIMUM THICK; (2) HAS TWO LAYERS OFGRADE D BUILDING PAPER UNDER STUCCO WHERE OCCURS OVER PLYWOOD SHEATHING; AND (3)HAS 26 GAGE GALVANIZED WEEP SCREED AT FOUNDATION PLATE LINE AT LEAST 4 INCHES ABOVEGRADE (OR 2 INCHES ABOVE CONCRETE OR PAVING). CRC R703.6.2 AND R703.6.3WINDOW LEGEND:(E) WINDOW(N) WINDOW146
SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADU ELECATIONSA-3.2PROPOSED REAR ELEVATION (NORTHWEST)SCALE: 1/4"=1'-0"1(N) STAIRCASE LEADING PROPOSED RIGHT SIDE ELEVATION (NORTHEAST)SCALE: 1/4"=1'-0"2TO ADU @ 2FFILL IN EXT. WALL CLOSE OFF (E) WINDOWSW/3-COAT STUCCO FINISHINGSHEET NOTES1. EXTERIOR STUCCO SHALL BE: (1) 3-COAT, 7/8 INCH MINIMUM THICK; (2) HAS TWO LAYERS OFGRADE D BUILDING PAPER UNDER STUCCO WHERE OCCURS OVER PLYWOOD SHEATHING; AND (3)HAS 26 GAGE GALVANIZED WEEP SCREED AT FOUNDATION PLATE LINE AT LEAST 4 INCHES ABOVEGRADE (OR 2 INCHES ABOVE CONCRETE OR PAVING). CRC R703.6.2 AND R703.6.3WINDOW LEGEND:(E) WINDOW(N) WINDOW147
SHEET NO.SARATOGA, CA 95070
TEL:925 357 5801
PLEASANTON, CA 94566
6710 CORTE SANTA MARIAREVISIONSPROJECT NAMEDATE: 05/21/2021SCALE: AS SHOWNYUAN LINRENEWALDATEC-2799912/31/2021OWNER: Mr. Yang, Fan, TEL: 408 666 3436SHEET NAME14780 MONTALVO ROAD
REMODEL, ADDITION & ADUSECTIONSA-3.3BUILDING SECTION A-ASCALE: 1/4"=1'-0"1BUILDING SECTION B-BSCALE: 1/4"=1'-0"2148
REPORT TO THE
PLANNING COMMISSION
13251 Quito Road
Meeting Date: February 9, 2022
Application: PDR21-0020
Address/APN: 13251 Quito Road / 389-18-049
Applicant / Property Owner: Jawwad Sultan Khan
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan, Senior Planner
149
Report to the Planning Commission
13251 Quito Road– Application #s PDR21-0020
February 9, 2022
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a project which includes removal of an
existing 1,578 square foot one story single-family residence and the construction of a new 3,879
square foot one story single-family residence with an attached 530 square foot accessory
dwelling unit. The height of the project will not exceed 22’-3”. No protected trees are proposed
for removal.
STAFF RECOMMENDATION
Adopt Resolution No. 22-006 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning
Commission is required as the project includes a new structure over eighteen feet in height.
PROJECT DATA
Gross/Net Site Area: 10,001 sq. ft. gross/net (.230 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/Garage
Driveway
Walkways/Patios/Decks
Total Proposed (structures)
3,922 sq. ft.
661 sq. ft.
1,179 sq. ft.
5,762 sq. ft. (58%)
6,000 sq. ft. (60%)
Floor Area
Main Residence Living Area
Attached Garage
Total Floor Area
2,853 sq. ft.
496 sq. ft.
530 sq. ft.
3,879 sq. ft.
4,170 sq. ft.*
Height 22’-3” 26’
Setbacks
Front:
Left Side:
Right Side:
Rear:
25’-3”
8’-0”
8’-0”
25’-0”
25’
8’
8’
25’
Grading Cut
346 CY
Fill
8 CY
Export
338 CY
No grading limit in the
R-1-10,000 zoning
district.
* Includes allowance for an accessory dwelling unit of at least 800 square feet.
150
Report to the Planning Commission
13251 Quito Road– Application #s PDR21-0020
February 9, 2022
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 13251 Quito Road in the R-1-10,000 zoning district near the
intersection of McCoy Avenue and Quito Road. The site contains an existing 1,578 square feet
one-story single-family residence. One redwood tree is located in the rear yard. The site is not
located in a geologic unstable area. Surrounding uses in the immediate vicinity include
predominantly one-story single-family residences.
Project Description
The architectural style of the proposed residence can best be described as “Contemporary”.
Architectural features will include a taller building form in the center of the building footprint with
shorter architectural elements on both sides. Exterior windows will be both square and rectangular
in shape.
Exterior materials include off- white colored stucco and trim with the exception of the center
portion of the front elevation which will be covered with natural colored El Dorado stone. Windows
will be black colored fiberglass. The roof will be a Tesla solar roof.
A colors and materials board prepared by the applicant is included as Attachment 4. Below is a
list of the proposed exterior materials.
Detail Colors and Materials
Exterior Off-White Colored Stucco and El Dorado Stone
Windows / Trim Black Colored Fiberglass Windows and Off-White Colored Trim
Garage Door Wood with Horizontal Glass Window
Roofing Tesla Solar Roof
Trees
A 33-inch redwood tree is located in the rear yard. The project will be located more than five feet
away from the dripline of the tree therefore City Arborist review was not required. A condition
of approval has been added that tree protection fencing be installed around the dripline of the tree
prior to building permit issuance.
Landscaping
Proposed front yard landscaping would include decorative boulders, drought tolerant shrubs, and
bark. Solid surfaces would include a new concrete driveway and poured in place concrete steps
leading from the sidewalk to the front entrance.
FINDINGS
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:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. This finding can be made in the
151
Report to the Planning Commission
13251 Quito Road– Application #s PDR21-0020
February 9, 2022
Page | 4
affirmative in that the project minimizes changes to the contours of the site. Grading will be
limited to leveling the site to create a flat building pad and contouring the site to direct
stormwater to landscaping and retention areas. Grading is minimized as the site is relatively
level and the new structure will be located in approximately the same location as the
existing structure to be removed.
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 protected trees are proposed for removal. Tree protection fencing is
required to be installed to protect the redwood tree located in the rear yard prior to the
issuance of building permits and will remain in place for project duration.
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 a
single-story structure with a maximum height of 22’-3” with no second story windows or
elevated decks or balconies to impact the privacy of adjoining properties. No community
view sheds are 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 that even though the project will be a single-story structure, the proposed roof
height of 22’-3” is taller than the existing homes on either side. The difference in building
height and the perception of mass and height of the structure is reduced by locating the taller
portion of the project at the center of the building footprint and in the center of the site. To
transition the building height to the shorter homes on either side with lower roof and plate
heights, both side architectural building forms of the proposed structure are lower in height
then the adjacent homes
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 landscape design minimizes the percentage of hardscape
in the front and exterior side setback areas. Proposed front yard landscaping would include
decorative boulders, drought tolerant shrubs, and bark. Solid surfaces would include a new
concrete driveway and poured in place concrete steps leading from the sidewalk to the front
entrance.
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
and the project meets or exceeds required setbacks.
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Report to the Planning Commission
13251 Quito Road– Application #s PDR21-0020
February 9, 2022
Page | 5
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 in that the proposed project incorporates applicable design policies and
techniques from the Residential Design Handbook. The overall mass and height of the
structure are mitigated by the design and its architectural elements; 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.
Neighbor Notification
The applicant provided two neighbor notification forms (Attachment 2) neither of which included
project related comments.
The public hearing notice and description of the project was published in the Saratoga News and
notices were mailed to all property owners within 500 feet of the project site.
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. 22-006
2. Neighbor Notification Forms
3. Story Pole Certification
4. Materials Board
5. Project Plans
153
RESOLUTION NO: 22-006
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR21-0020
13251 QUITO ROAD (APN 389-18-049)
WHEREAS, on July 25, 2021 an application was submitted by Jawwad Sultan Khan
(Applicant) requesting Design Review approval to construct a new 3,879 square foot one-story
single-family residence with an attached 530 square foot accessory unit. No protected 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 February 9, 2022 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
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.
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13251 Quito Road– Application # PDR21-0020
February 9, 2022
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR21-0020,
13251 Quito Road (APN 389-18-049), 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 9h day of
February 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Anjali Kausar
Chair, Planning Commission
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13251 Quito Road– Application # PDR21-0020
February 9, 2022
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR21-0020
13251 QUITO ROAD
(APN 389-18-049)
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.
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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 Approved Plans dated January 12, 2022. 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.
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10. 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:
a. 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall consider 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 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.
14. 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.
15. Tree protection fencing shall be installed around the dripline of the redwood tree located in the
rear yard prior to building permit issuance. This fencing shall comprise of six-foot high chain
link fencing mounted on two-inch diameter galvanized posts, driven into the ground and spaced
no more than 10 feet apart. This fencing shall remain undisturbed throughout the construction
until final inspection.
16. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the
City of Saratoga. Contact West Valley Collection & Recycling (408-283-9250 or
customerservice@westvalleyrecycles.com) to schedule delivery of a debris box.
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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. Remove existing driveway approach and replace with new driveway approach per City
Standard Detail 206.
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
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.
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13251 Quito Road– Application # PDR21-0020
February 9, 2022
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• 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 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.
27. 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.
28. Prior to the Building final, all Public Works conditions shall be completed per approved
plans.
29. 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.
BUILDING DEPARTMENT SUBMITTAL
30. 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.
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13251 Quito Road– Application # PDR21-0020
February 9, 2022
Page | 8
DESIGN REVIEW FINDINGS
PDR21-0020
13251 QUITO ROAD
(APN 389-18-049)
The findings required for issuance of a Design Review Approval pursuant to City Code Section
Article 15-45.080 are set forth below:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. This finding can 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 create a flat building pad and contouring the site to direct
stormwater to landscaping and retention areas. Grading is minimized as the site is relatively
level and the new structure will be located in approximately the same location as the
existing structure to be removed.
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 protected trees are proposed for removal. Tree protection fencing is
required to be installed to protect the redwood tree located in the rear yard prior to the
issuance of building permits and will remain in place for project duration.
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 a
single-story structure with a maximum height of 22’-3” with no second story windows or
elevated decks or balconies to impact the privacy of adjoining properties. No community
view sheds are 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 that even though the project will be a single-story structure, the proposed roof
height of 22’-3” is taller than the existing homes on either side. The difference in building
height and the perception of mass and height of the structure is reduced by locating the taller
portion of the project at the center of the building footprint and in the center of the site. To
transition the building height to the shorter homes on either side with lower roof and plate
heights, both side architectural building forms of the proposed structure are lower in height
then the adjacent homes
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 landscape design minimizes the percentage of hardscape
in the front and exterior side setback areas. Proposed front yard landscaping would include
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13251 Quito Road– Application # PDR21-0020
February 9, 2022
Page | 9
decorative boulders, drought tolerant shrubs, and bark. Solid surfaces would include a new
concrete driveway and poured in place concrete steps leading from the sidewalk to the front
entrance.
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
and the project meets or exceeds required setbacks.
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 in that the proposed project incorporates applicable design policies and
techniques from the Residential Design Handbook. The overall mass and height of the
structure are mitigated by the design and its architectural elements; 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.
162
163
164
165
T.P (1)
111' -0"
Ground
98' -0"
E-1st F.F.
100' -0"16' - 6"11' - 0"4' - 3"2' - 6"1' - 4"12' - 3"R.R.
121' -2"2' - 0"4' - 10"5' - 5"23' - 2"Scale
Project number
Date
Drawn by
Checked by
Designer :Adolfo M Martinez
Address : 24301Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
3/16" = 1'-0"11/09/2021 4:15:01 PMRDG-1
MATERIAL BOARD
022-2020
JAWWAD SULTAN KHAN
KHAN FAMILY RESIDENCE
Issue Date
Author
Checker
TESLA
Solar Roof
Stucco finish with
White Dove by B.
Moore
Code #f0efe6
Marvin Essential
Fiber Glass
windows with
exterior foam trim.
Emilio with Horizontal Clear glass windows
9 ft. x 8 ft.
Energy Specialist Team
877.373.7652
Exterior Lights
scale:3/16" = 1'-0"1 MATERIAL BOARD
El Dorado
"Limestone"
Exterior front finish
No. Description Date
166
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 551-580-3814
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
01/31/2022 8:19:09 PMA100PROJECT INFORMATION & DATA022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070LOT MAP
PROJECT LOCATION
DEFERRED SUBMITTAL
FIRE SPRINLER SYSTEM WILL BE PROVIDED WITH SEPARATE
SUBMITTAL, PERMIT, PLAN REVIEW, INSPECTIONS AND FEES.
ROOF TRUSSES DESIGN AND CALCULATIONS WITH APPROVAL
LETTER FROM ENGINEER OF RECORD.
FIRE DEPARTMENT NOTES:
FIRE SPRINKLER SYSTEM IS REQUIRED TO INCREASE TO 600
FEET FROM HYDRANT ON A FIRE APPARATUS ACCESS ROAD.
1. Site Review: Contractor shall verify all conditions and dimensions at the job site. If any
discrepancies are found, Contractor shall notify the Architect /Project Coordinator.
2. Code Compliance: The work shall comply with and conform to all laws, rules, codes,
ordinances, etc., of the governing body having Jurisdiction over the work, as well as the
rules and regulations of the various utility companies serving the building. Nothing In these
drawings shall be construed as directions to perform work contrary to. these requirements.
Applicable codes Include, but are not limited to, the following: "California Building Code"
2019 edition, State and local building codes.
3. Job Site Conditions: Contractor by accepting contract and beginning the work shall
assume sole and complete responsibility for job site conditions during the course of
construction including safety all persons and property. This requirement shall apply
continuously and not be limited to normal working hours. Contractor shall defend, indemnify
and hold the Architect, Engineer and Owner harmless from any and all liability, real or
alleged, In connection With the performance or work on this Project. Contractor shall show
proof of Worker's Compensation Insurance, as required prior to issuing a permit.
4. Fire Protection: Additional on Site Fire Protection during construction to be provided as
required by Fire Inspector or Department.
5. Stored Materials: All materials stored on the site shall be properly stacked and
protected to prevent damage and deterioration until use. Failure to protect materials may be
cause for rejection of work.
6. Utilities: Contractor shall be responsible for locating, maintaining, relocating and/or
removing existing utilities as required.
7. Changes, Additions and Revisions: Prior to the start of any construction work, the
General Contractor shall layout the work In conformity With these drawings. Any changes
and/or revisions of the structure due to relocation or addition shall be brought to the
attention of the Architect prior to the commencement of said change or revisions on.
Structural members or elements that require changing or relocation shall be the
responsibility of the trade or trades Involved.
The Architect or Owner shall not be liable for cost of the changes or revisions required.
8. Workmanship and Materials: All workmanship materials are subject to the approval of the
Architect and the Owner.
9. Accessibility: All portions of the work shall be accessible to persons with disabilities as
required by Chapter I I B, of the California Building Code 2019 Edition, and Federal Laws,
Rules and Regulations.
10. Details: Where certain construction features are not fully shown, the construction shall
repeat Similar conditions shown elsewhere.
11. Coordination: The General Contractor must coordinate all phases of the project,
including work done by others, to Insure the smooth progress of the project. The General
Contractor is also responsible for the receiving and safekeeping of all Items shipped to the
job site for the project for his use or others.
12. Guarantee: All work is to be done In a first class workmanship manner. All work done by
the General Contractor or subcontractors must be guaranteed for a minimum of one year and
prompt repair or replacement of defective Items must be provided at the notice of the
Owner.
13. Safety Measures: At all times, the Contractor shall be solely and completely responsible
for conditions of the Job site including the safety of persons and property and for all
necessary Independent engineering and/or architectural review of these conditions. The
Contractor shall also provide and maintain fire extinguishers and other equipment as required
by local codes for proper fire protection during construction.
14. Job Site Maintenance: The General Contractor shall maintain the premises In a clean and
orderly fashion during the entire construction period, removing all trash and rubbish from the
Job site. Upon completion of all construction, the General Contractor shall perform a general
clean-up of the premises In order to facilitate the turnover to the Owner.
15. Mechanical: Any of the work shall be on a DESIGN/ BUILD basis. The contractor shall
submit all plans and other necessary Information to the local Building Officials to their
satisfactions.All work on the mechanical system shall conform to the requirements of the
"California Mechanical Code", 2019 adopted edition, California's Title 24 and state and local
codes.
16. Plumbing: Any of the work shall be on a DESIGN/ BUILD basis. The contractor shall
submit all plans and other necessary information to the local Building Officials to their
satisfactions. All work on the plumbing system shall conform to the requirements of the
"California Plumbing Code", 2019 adopted edition, California's Title 24 and state and local
codes.
17. Electrical: Any of th.e work shall be on a DESIGN/ BUILD basis. The contractor shall
submit all plans and other necessary information to the local Building Officials to their
satisfactions. All work on the electrical system shall conform to the requirements of the
"California Electrical Code", 2019 adopted edition, California's Title 24 and state and local
codes.
GENERAL NOTES
PROJECT TEAM SCOPE OF WORKAPPLICABLE CODES PROJECT DATA
DRAWING INDEX
VICINITY MAP REBUILD KHAN RESIDENCE + ADU
APN # 389-18-049
OWNER:
JAWWAD SULTAN KHAN
13251 QUITO ROAD
SARATOGA, CA 95070
551-580-3184
jsk2564@gmail.com
Civil Engineer:
STERLING CONSULTANTS
46560 FREMONT BOULEVARD
UNIT No 205.FREMONT, CA 94538
Ph: 510-344-8955 x100
1sterlingconsultants@gmail.com
PROJECT DESCRIPTION:
BUILDING OCCUPANCY: USE SFR " R-1-10,000
SINGLE FAMILY RESIDENCE "
STORIES : PROPOSED 1
PROPERTY ADDRESS:13251 QUITO ROAD
SARATOGA, CA 95070
APN: # 389-18-049 TR#:748 SAN TOMAS ORCHARDS BLK 9 LOT 64
LOT SIZE:10,001 SF (MIN. 10,000 SF)
YEAR BUILT: 1952
MINIMUN LOT WIDTH 80 FT / LOT WIDTH 80.01 FT
PROPOSED STRUCTURE
FIRST FLOOR MAIN HOUSE 2,853 SF
2 CAR GARAGE 496 SF
ADU ON GROUND FLOOR 530 SF
GROSS BUILDING AREA 3,879 SF
REAR PORCH 310 SF
BUILDING NOTES:
1. ALL WORK CONNECTED WITH THIS PROJECT SHALL BE DONE IN A
PROFESSIONAL MANNER IN ACCORDANCE WITH THE TRADITIONALLY AND
LEGALLY DEFINED "BEST ACCEPTED PRACTICE" OF THE TRADE INVOLVED.
ADDITIONALLY, ALL WORKSHAL COMPLY WITH APPLICABLE CODES & TRADE
STANDARDS WHICH GOVERN EACH PHASE OF WORK, INCLUDING THE:
CITY OF SARATOGA Local Ordinances .
2019 CALIFORNIA FIRE CODE
2019 CALIFORNIA BUILDING CODE
2019 CALIFORNIA EXISTING BUILDING CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA GREEN BUILDING CODE
2019 CALIFORNIA RESIDENTIAL CODE
2019 BUILDING ENERGY EFFICENCY STANDARDS
Rebuild a one-story home with 4 bedrooms and 4.5
baths measuring 2,853 square feet along with 496
square feet attached garage and attached ADU with 1
bedroom and 1 bath measuring 530 square feet at
13251 Quito Road, Saratoga,CA.
AMERICAN SOIL TESTING & ENGINEERING INC
735 E. BROKAW RD
SAN JOSE, CA 95112 US
(408)559-6400
www.americansoiltesting.com
info@americansoiltesting.com
Utopian Landscapes Landscape Architecture
& Design Services / Justin Ware
(209) 954-9065 Office
(209) 423-9424 Mobile
www.utopianlandscapes.net
House CAD Drafting / Adolfo M Martinez
24301 Southland Dr. Suite 605C
Hayward CA 94545
Ph: (510) 828-3033
adolfo@housecadrafting.com
1,128 sf existing one story house and 450 sf two car
garage to be demolished.
Sheet List
Sheet Number Sheet Name
A100 PROJECT INFORMATION & DATA
A101 EXISTING SITE PLAN
A101.1 STREET SCAPE PLAN AND VIEWS
A101.2 NEIGHBORHOOD PICTURES
A102.0 EXISTING HOUSE / DEMOLITION PLAN
A102.1 PROPOSED FLOOR LAYOUT
A102.2 PROPOSED ROOF PLAN
A103 PROPOSED ELEVATIONS
A103.1 PROPOSED ELEVATIONS AND BUILDING SECTIONS
A105 BUILDING SECTIONS
C1 EXISTING CONDITIONS MAP & DEMOLITION PLAN
C1.1 BOUNDARY AND TOPOGRAPHIC SURVEY
C2 PRELIMINARY GRADING, DRAINAGE & UTILITY PLAN
RDG-1 MATERIAL BOARD
X1.1 FLOOR OVERALL
scale:1 3D VIEW NORTH EAST
3-Side Existing 6'-0" Solid Fence -Pressure
Treated plus 2' Lattice on top of solid fence.
Not shown by clarity
1
“Disposition and treatment of storm water 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”1
All new/upgraded utilities shall be installed underground.
a. Contractor / 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
these plans.”
b. Construction site shall be enclosed by 6’opaque fence at all times during construction.
c. No Construction material, equipment, portable toilets, trash containers, or debris shall be placed in the
public right-of-way.
d. A trash container shall be maintained on site at all times and debris on site which could otherwise
blow away, shall be regularly collected and placed in container.
e. All construction debris (wood scraps and other debris, which cannot blow away) shall be piled within
the property lines of the project in a neat and safe manner.
f. The project shall have a signage viewable from the public street that indicates the hours of
construction as: Mon-Fri from 7:30 am to 6 pm, Saturdays from 9am to 5 pm.
g. Prior to the commencement of any earthwork/grading activities, the applicant / owner shall arrange a
pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector, the grading
contractor and the project soils engineer. The applicant / owner shall arrange the pre-construction
meeting at least 48 hours prior to the start of any earthwork/grading activities.
h. Applicant / Owner shall maintain the streets, sidewalks and other public right of way in a clean, safe
and usable condition. All spills of soil, rock or construction debris shall be removed from the public
property. All adjacent property, both public and private, shall be maintained in a clean, safe and usable
condition.
i. All grading and earthwork activities shall conform to the approved plans and specifications. All grading
and earthwork activities shall be observed and approved by the soils engineer. The soils engineer shall
be notified at least 48 hours prior to any grading or earthwork activities. Unobserved or unapproved work
shall be removed and replaced under observation of the project soil engineer.
j. 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.
k. The geotechnical engineer of record shall provide observation during grading and drainage operations.
l. Damages to driveway approach, curb and gutter, public streets, or other public improvements during
construction shall be repaired prior to final inspection.
m. Prior to the Building Department final, all drainage, grading, and landscaping of the site shall be
completed.
CONSTRUCTION NOTES
No. Description Date
1Planning D.R.09-03-21
167
WH
98.21
98.50
99.14
98.04 97.66
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
FCE WOOD TEE
LAWN
GATEPOST GATEPOSTCTR DOOR 60"
CTR 32"GAR FF
THRESHOLD
BCOR
OH WIRE
LAWN
LAWN
LAWN
LAWN
LAWN
LAWN
LAWNFCE WOOD CORFCE WOOD COR
LAW N
LAWNLAWN
LAWN
LAWN
DRIPLINE
DRIPLINE
DWWALL
DWWALL
F CE WOOD E ND
FCE OOD BEG
FCE WOOD END
FCE WOOD TEE
GATEPOST
CTR DOOR 36"FF
STEPSTEP
M A IL B O X
T.33" REDWOOD
15.94'15.91'
25.91'25.81'
16.03'
16.07'17.85'
17.88'
44.72'44.93'
0.23'(to fence)
0.25'(to fence)
0.44'(to fence)TelephoneElectric
6 " W h ite St ripe
6" White S tripe
PGE Vlt.
WM
Concrete Sidewalk
Concrete Driveway
Concrete Walkway
Existing Building
AC Unit (on wall)
Concrete Patio
Elec. Meter
Gas Meter Concrete PorchJP
9 7 .9 8
99.81
99.62
99.17
99.04
98.38
98.08
98.26
97.60
97.99 98.0197.93
98.52
98.70
99.24
98.41
99.9299.2198.569 8 .4 8
98.5498.43
98.42
98.20
98.36
98.19
98.2098.42
98.3098.8098.87
99.84
99.79
99.08
98.86
99.43
98.74
98.53
98.93100.4810 0 .15 99.84
98.41
98.99
9 8 .8 9
98.86
99.08
98.84
98.66
97.19 96.679 6 .5 8
9 6 .5 1
96.63
9 7 .13
97.6397.67
97.91
97.94
T.16"
T.14"
T.17"
T.9"MAGNOLIA
96.90
97.17
T.CLUSTER
96.58
96.27
9 6 .5 3
96.97
96.96
97.3097.8897.70
98.3898.43
99.83
100.00
99.72
97.9497.9697.91
98.20
98.2998.21
98.31
98.2798.5898.9598.95
98.5498.1298.14
98.0897.92
97.5898.0898.0998.1298.0498.05
97.97
98.03
9 8 .0 0
98.4599.8698.2997.98
9 7 .9 598.09
96.8797.68
97.47 96.7296.4197.29
97.16
96.33
96.01
96.3196.3797.0997.4197.75
97.8297.9 6
97.9397.8897.55 97.78
97.61
97.16
96.83 97.06 96.7796.28
95.88
N02°23'30"W 80.01'N87°36'30"E 125.00'N02°23'30"W 80.01'N87°36'30"E 125.00'WD
DW
A102.03
A102.0
A102.0
A102.0
5
4
2
17' - 3"
16' - 3"25' - 10"45' - 0"125.0'125.0'4" / 1'-0"
4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"NS
W
E
(E) GAS
METER
(E) ELEC
METER
4" / 1'-0"
4" / 1'-0"4" / 1'-0"38' - 7"
21' - 3"29' - 10"80.01
'125.0'125.0'NS
W
E
25' - 0"8' - 0"
8' - 0"A103
1
A1033
A103
2
A103.1 4
(E) GAS
METER
(E) ELEC
METER
RDG-1
125' - 0"19' - 5"REAR PORCH
13251 QUITO ROAD25' - 3"SIDE STBCKSIDE STBCK Minimum SetbackMinimum SetbackHVAC Condensor
Garbage Bim
Recycle Bim
Green Bin
A101.1
2 34' - 5"Bark
wwwwwww.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 551-580-3814
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/8" = 1'-0"01/31/2022 8:19:12 PMA101EXISTING SITE PLAN022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/8" = 1'-0"1 Existing Site Plan and Demolition
scale:1/8" = 1'-0"2 PROPOSED SITE PLAN
scale:3 SOUTH EAST VIEW
scale:4 NORTH WEST VIEW
scale:5 NORTH EAST VIEW
PRIOR TO FOUNDATION INSPECTIONS BY THE CITY, THE LLS OF RECORD
SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING
SETBACKS ARE PER THE APPROVAL PLANS.
EXISTING HOUSE AND GARAGE TO BE DEMOLISHED
SEE ADDITIONAL INFORMATION ON C1 EXISTING
CONDITIONS MAP AND DEMOLITION PLAN
ADU
MAIN HOUSE
TWO CAR
GARAGEExisting 6'-0" Solid Fence -Pressure Treated plus 2' Lattice on top of solid fence1
No. Description Date
1Planning D.R.09-03-21
SUBMITTED TO CDD ON 1/12/22
168
WD
DW
80.01'125.0'125.0'NS
W
E
25' - 0"8' - 0"8' - 0"
8' - 0"8' - 0"25' - 0"7' - 4"14' - 0"19' - 5"REAR PORCH
13251 QUITO ROAD25' - 3"Minimum SetbackHVAC Condensor
14' - 0"
15' - 0"
1' - 6"
12' - 0"
13265 QUITO ROAD 13237 QUITO ROAD
ONE STORYONE STORY
ONE STORY
ONE STORY
ONE STORY
ONE STORY
16' - 0"16' - 0"9' - 6"11' - 6"Average
Elevation 98.9'22' - 3"15' - 7"www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 551-580-3814
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
As indicated
01/31/2022 8:19:20 PMA101.1STREET SCAPE PLAN AND VIEWS022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/16" = 1'-0"1 PROPOSED STREET SCAPE
scale:1/8" = 1'-0"2 STREET SCAPE VIEW
13264 13250 13236
132231325113265
13500 McCoy Ave
Southwest YMCA
PIC 1PIC 9 PIC 10PIC 2
PIC 3
PIC 13 PIC 12 PIC 11
PIC 6PIC 7PIC 8
PIC 14
No. Description Date
169
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
01/12/2022 6:56:15 PMA101.2NEIGHBORHOOD PICTURES022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070PIC 1 13251 Quito Road PIC 2
PIC 7 PIC 8
PIC 9
PIC 3
PIC 6
13236 McCullochAve 13250 McCullochAve 13264 McCullochAve 13278 McCullochAve
PIC 10
PIC 11 PIC 12 PIC 13 PIC 14
No. Description Date
170
WH
GATEPOSTCTR 32"GAR FF
OH WIRE
GATEPOST
CTR DOOR 36"FF
STEPSTEP
17.85'
17.88'
Concrete Walkway
Existing Building
AC Unit (on wall)Elec. Meter
Gas Meter Concrete Porch9 7 .9 898.0197.93
98.41
98.4298.20
98.2098.42 98.8098.87
98.99
9 8 .8 9
99.08 98.6698.43
99.83
100.00
99.72
97.9497.9697.91
98.20
98.2998.21
98.31
98.2798.5898.9598.95
98.1298.1498.0898.0998.1298.0498.05
98.45
98.2997.98
97.9598.0920' - 2"4' - 0"
24' - 2"
22' - 4"34' - 0"33' - 8"16' - 6"8' - 9"22' - 11"10' - 9"2' - 11"11' - 6"12' - 5"10' - 6"2' - 1"6' - 0"12' - 0"11' - 2"16' - 1"7' - 0"5' - 0"
10' - 6"
7' - 0"1' - 5"
1' - 10"
6' - 8"5' - 7"19' - 3"
Bedroom 1 Bedroom 2
Closet
Closet
Kitchen
Hall
Bathroom
Bedroom 3
Dining Room
Living Room
Foyer
11' - 7"
13' - 1"11' - 1"12' - 2"2' - 6"6' - 5"12' - 8"3' - 9"6' - 0"3' - 6"12' - 2"3' - 4"11' - 2"7' - 5"19' - 3"22' - 0"
N
2 Car Garage
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"1' - 8"13' - 0"E-1st F.F.
100' -0"14' - 8"Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:16 PMA102.0EXISTING HOUSE / DEMOLITIONPLAN022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/4" = 1'-0"1 EXISTING HOUSE TO BE DEMOLISHED
Concrete Patioscale:1/4" = 1'-0"2 EXISTING EAST VIEW
scale:1/4" = 1'-0"3 EXISTING NORTH VIEW
scale:1/4" = 1'-0"4 EXISTING SOUTH VIEW
scale:1/4" = 1'-0"5 EXISTING WEST VIEW
No. Description Date
171
WD
DW
A1033A103.1 4
8' - 11"
Bath 1 ADU
Hallway
10' - 10"
8' - 0"
2 Car Garage
15' - 5"16' - 2"14' - 7"
21' - 11"25' - 4"16' - 6"
63' - 9"1' - 6"13' - 2"8' - 9"6' - 3"8' - 0"3' - 10"6' - 9"16' - 11"65' - 2"11' - 6"10' - 2"
8' - 0"
Bedroom 2
Bath 2
48' - 7"26' - 0"74' - 7"9' - 6"
LIVING ADU
007
12
4' - 3"Master Bedroom 5
15' - 10"5' - 6"21' - 1"3' - 7"14' - 1"Bath 4
7' - 4"4' - 5"10' - 11"4' - 3"9' - 6"12' - 6"2' - 9"
3' - 10"
5' - 4"8' - 2"6' - 1"3' - 0"
3' - 7"11' - 11"
1' - 4"9' - 2"1' - 0"9' - 2"1' - 4"
20' - 11"21' - 8"8' - 10"24' - 7"24' - 7"18' - 10"6' - 2"8' - 0"12' - 10"
8' - 10"
17' - 9"4' - 0"20' - 0"12' - 9"5' - 6"15' - 4"3' - 0"1' - 0"11"
17' - 0"8' - 0"5' - 1"5' - 2"5' - 11"6' - 9"2' - 9"7' - 3"5' - 2"2' - 11"ADU Bedroom 1
12' - 6"6' - 7"3' - 4"10' - 9"14' - 5"
25' - 4"
63' - 10"
5' - 3"10' - 6"10' - 6"1' - 4"
11' - 7"13' - 5"6' - 6"5' - 6"
002
021
004
19
010
015
014
009
26
016
003
020
17
15
16
13
14
09
006
001
05
1
A105
2
A105
3
A105
EQ EQ 4' - 1"5' - 5"
02 01
028
030
1
A103.1
025
1' - 0"3' - 4"EQEQ5' - 2"
3' - 5"6' - 6"4' - 0"4' - 1"
8' - 2"4' - 3"6' - 8"9"9"8' - 1"8' - 1"1' - 6"8"
3' - 5"
AC UNIT
Rcycl
Grbg
Green
1HR FIRE RATED WALL FNDT TO ROOF Cl.
66
64
65
70
68
054
044
045
048
047
053
032
033
0292' - 4"9' - 3"12' - 8"3' - 7"Bedroom 4
Closet
Hallway
Cl.
W.C.
Powder
Cl.
Entry
Cntrl rm
Bedroom 3
046
11' - 3"8' - 7"6' - 2"16' - 6"
8' - 2"
8"24' - 0"1' - 1"3' - 3"2' - 9"4' - 7"10' - 3"4' - 1"8' - 0"
2' - 0"5' - 7"10' - 3"3' - 10"2' - 8"5' - 4"
3' - 0"24' - 8"17' - 3"21' - 11"4' - 1"2' - 6"5' - 6"12' - 11"12' - 2"9' - 5"04320Min.
Fire Rtd
2' - 11"6' - 7"27
2' - 9"
049
20
Height Ceiling 11'-0"
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:17 PMA102.1PROPOSED FLOOR LAYOUT022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070New Window Schedule
Mark Width Height Family Phase Created U Value Comments
01 5' - 0" 7' - 0" Window-Fixed New Construction
02 5' - 0" 7' - 0" Window-Fixed New Construction
05 4' - 0" 4' - 0" Window-Sliding-Double New Construction
09 8' - 0" 6' - 0" Window-Sliding-Four New Construction
12 8' - 0" 6' - 0" Window-Sliding-Four New Construction
13 2' - 6" 5' - 0" Window-Single-Hung New Construction
14 2' - 6" 5' - 0" Window-Single-Hung New Construction
15 2' - 0" 5' - 0" Window-Single-Hung New Construction
16 5' - 0" 2' - 0" Window-Awning-Single New Construction
17 2' - 0" 2' - 0" Window-Awning-Single New Construction
19 2' - 0" 5' - 0" Window-Single-Hung New Construction
20 1' - 8" 5' - 0" Window-Single-Hung New Construction
23 7' - 10" 2' - 4" Window-Fixed-Arch-Top New Construction
26 1' - 8" 6' - 0" Window-Single-Hung New Construction
27 1' - 8" 6' - 0" Window-Single-Hung New Construction
29 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
30 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
31 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
32 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
34 1' - 10" 3' - 10" Window-skylight-VELUX_FS-deck_mounted-fixed (1) New Construction
35 1' - 10" 3' - 10" Window-skylight-VELUX_FS-deck_mounted-fixed (1) New Construction
36 1' - 10" 3' - 10" Window-skylight-VELUX_FS-deck_mounted-fixed (1) New Construction
39 1' - 10" 3' - 10" Window-skylight-VELUX_FS-deck_mounted-fixed (1) New Construction
47 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
48 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
50 1' - 6" Window-Louvers New Construction
51 1' - 6" Window-Louvers New Construction
57 9' - 0" 1' - 6" Window-Fixed New Construction
58 1' - 6" Window-Louvers New Construction
62 3' - 0" 2' - 0" Window-Sliding-Double New Construction
63 4' - 0" 4' - 0" Window-Sliding-Double New Construction
64 2' - 0" 5' - 0" Window-Single-Hung New Construction
65 6' - 0" 5' - 0" Window-Sliding-Double New Construction
66 3' - 6" 2' - 6" Window-Awning-Single New Construction
67 0" 0" Window-skylight-VELUX_TGR_014-tubular-daylighting-rigid New Construction
68 9' - 0" 1' - 6" Window-Fixed New Construction
69 2' - 0" 2' - 0" Window-Sliding-Double New Construction
70 5' - 0" 5' - 0" Window-Sliding-Double New Construction
71 1' - 6" Window-Louvers New Construction
72 1' - 10" 3' - 10" Window-skylight-VELUX_FS-deck_mounted-fixed (1) New Construction
73 9' - 0" 2' - 0" Window-Fixed New Construction
74 9' - 0" 2' - 0" Window-Fixed New Construction
New Door Schedule
Mark Width Height Family Phase Created Function Comments
001 4' - 0" 8' - 0" Door-In_Swing-Milgard-Tuscany_Series-French_S
tyle-1_Panel_Dual_Sidelite
New Construction Exterior
002 9' - 0" 8' - 0" Door-Garage-Flush_Panel New Construction Exterior
003 9' - 0" 8' - 0" Door-Garage-Flush_Panel New Construction Exterior
004 3' - 0" 8' - 0" Door-Exterior-Single-Entry-Half Flat
Glass-Wood_Clad
New Construction Exterior
006 6' - 0" 8' - 0" Door-Sliding-Milgard-Tuscany_Series-2_Panel New Construction Exterior
007 19' - 0" 8' - 0" Door-Sliding-Milgard-Tuscany_Series-4_Panel New Construction Exterior
009 2' - 6" 8' - 0" Door-Interior-Single-Pocket-2_Panel-Wood New Construction Interior
010 3' - 0" 8' - 0" Single-Flush New Construction Interior
014 2' - 6" 8' - 0" Single-Flush New Construction Interior
015 2' - 8" 8' - 0" Single-Flush New Construction Interior
016 4' - 0" 8' - 0" Bifold-4 Panel New Construction Interior
020 2' - 8" 8' - 0" Door-Interior-Single-Pocket-2_Panel-Wood New Construction Interior
021 2' - 8" 8' - 0" Single-Flush New Construction Interior
025 3' - 6" 6' - 8" Double-Flush-Double-Flush.rfa New Construction Interior
028 2' - 6" 8' - 0" Single-Flush New Construction Interior
029 5' - 0" 8' - 0" Door-Sliding-Milgard-Tuscany_Series-2_Panel New Construction Exterior
030 5' - 0" 8' - 0" Door-Interior-Double-Pocket-2_Panel-Wood New Construction Interior
032 2' - 6" 8' - 0" Single-Flush New Construction Interior
033 6' - 0" 6' - 8" Sliding-Closet New Construction Interior
034 2' - 6" 8' - 0" Track-Sliding-Krownlab-Ragnar New Construction
035 2' - 4" 8' - 0" Single-Flush New Construction Interior
039 8' - 0" 7' - 0" Door-Garage-Flush_Panel New Construction Exterior
040 3' - 0" 6' - 8" Single-Decorative 2 New Construction Exterior
041 1' - 0" 7' - 0" Door-Exterior-Side_Lite-Full Flat
Glass-Wood_Clad
New Construction Exterior
042 1' - 0" 7' - 0" Door-Exterior-Side_Lite-Full Flat
Glass-Wood_Clad
New Construction Exterior
043 3' - 0" 8' - 0" Single-Flush New Construction Interior
044 2' - 8" 8' - 0" Single-Flush New Construction Interior
045 4' - 0" 8' - 0" Sliding-Closet New Construction Interior
046 2' - 4" 8' - 0" Single-Flush New Construction Interior
047 2' - 6" 8' - 0" Single-Flush New Construction Interior
048 4' - 0" 8' - 0" Door-Interior-Double-Pocket-2_Panel-Wood New Construction Interior
049 3' - 0" 8' - 0" Door-Exterior-Single-Entry-Half Flat
Glass-Wood_Clad
New Construction Exterior
053 2' - 6" 8' - 0" Track-Sliding-Krownlab-Ragnar New Construction
054 2' - 8" 8' - 0" Single-Flush New Construction Interior
055 2' - 8" 8' - 0" Single-Flush New Construction Interior scale:1/4" = 1'-0"1 Proposed Floor plan
No. Description Date
172
A1033A103.1 4
1
A105
2
A105
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
3" / 1'-0"
3
A105
1
A103.1
[No Slope]
3" / 1'-0"3" / 1'-0"
3" / 1'-0"
3" / 1'-0"1' - 0"1' - 0"3' - 0"
1' - 0"
DS
DS
DS
DS
DS
DS
DS
DS
DSDS
DSDS
3' - 4"3' - 6"
35 36
34
30
39
29
31
47
32
482' - 4"67
72 2" / 1'-0"3" / 1'-0"1' - 6"6' - 8"www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:18 PMA102.2PROPOSED ROOF PLAN022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/4" = 1'-0"1 Proposed Roof Plan
No. Description Date
173
T.P (1)
111' -0"
Ground
98' -0"
E-1st F.F.
100' -0"
001
002003 16' - 6"11' - 0"1
A105
4' - 3"1' - 0"2' - 6"23
02 01
12' - 3"2' - 4"
9"9"3' - 6"R.R.
121' -2"2' - 0"10' - 2"18'0" Above average grade
26'0" Above average grade
1
1
Average
Elevation 98.9'22' - 3"15' - 7"15' - 7"13251
T.P (1)
111' -0"
-
112' -8"
E-1st F.F.
100' -0"
12
007
09
1
A105
11' - 0"10' - 2"Porch Roof
R.R.
121' -2"9' - 0"9' - 0"1' - 8"T.P (1)
111' -0"
Ground
98' -0"
E-1st F.F.
100' -0"
19
17 16
15 14 13
2
A105
3
A105
1
A103.1
3' - 0"9' - 0"16' - 6"3' - 6"11' - 0"2' - 0"R.R.
121' -2"
99' - 4"98' - 0"
18'0" Above average grade
26'0" Above average grade1
1
18' - 0"8' - 0"22' - 3"049 20
029
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:33 PMA103PROPOSED ELEVATIONS022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 950703
2
1
4
5
6
7
9
8
10
scale:1/4" = 1'-0"1 NEW EAST VIEW
scale:1/4" = 1'-0"2 N-West View
scale:1/4" = 1'-0"3 N- North View
EXTERIOR ELEVATION NOTES:
1. 7/8" Cement plaster, 3 coats o/ metal lath o/ layers of "D" building paper o/
ply sheathing (LaHabra , Pacific sand x97 base 200 ) match with existing.
2. Roofing: Tesla Solar roof . Tesla Solar Roof carries a UL 790 Class A fire
rating.
3. Windows: 'Marvin Fiberglass, color blach.
4. Windows Trims: Cement plaster o/ 1x6 foam trim, color to match building.
5. Weep Screed: @+4" min above finished grade or +2" above conc. Porch.
6. Fascia Gutter: G.I. Fascia gutter painted.
7. Fascia Board painted, color same as gutter.
8. Window Sill: Cement plasters o/ foam trim, color to match building.
9. G.I. wall to roof Flashing painted.
10. Address shall be internally lit during non daylight hours . Switching shall be
controlled by the clock or photo sensor. Address numbers shall read from left
to right with 6" hight minimun on a contrastting background.
11. El Dorado Stone 30"wainscoat. Rustic Ledge stone, Color Sequoia.
No. Description Date
1 Planning D.R. 09-03-21
Average Elevation
98.9'
174
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
006
004
05
2
A105
3
A105
1
A103.1
3' - 0"3' - 6"2' - 0"11' - 0"10' - 2"4' - 8"3' - 4"13' - 3"2' - 0"23' - 2"R.R.
121' -2"8' - 0"Average Elevation
98.9'
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
1
A105
15' - 0"M. Bathroom 5Great RoomDining Room11' - 0"10' - 6"1' - 3"R.R.
121' -2"
Living Room
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:45 PMA103.1PROPOSED ELEVATIONS ANDBUILDING SECTIONS022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/4" = 1'-0"4 N- South View
EXTERIOR ELEVATION NOTES:
1. 7/8" Cement plaster, 3 coats o/ metal lath o/ layers of "D" building paper o/
ply sheathing (LaHabra , Pacific sand x97 base 200 ) match with existing.
2. Roofing: Tesla Solar roof . Tesla Solar Roof carries a UL 790 Class A fire
rating.
3. Windows: 'Marvin Fiberglass, color blach.
4. Windows Trims: Cement plaster o/ 1x6 foam trim, color to match building.
5. Weep Screed: @+4" min above finished grade or +2" above conc. Porch.
6. Fascia Gutter: G.I. Fascia gutter painted.
7. Fascia Board painted, color same as gutter.
8. Window Sill: Cement plasters o/ foam trim, color to match building.
9. G.I. wall to roof Flashing painted.
10. Address shall be internally lit during non daylight hours . Switching shall be
controlled by the clock or photo sensor. Address numbers shall read from left
to right with 6" hight minimun on a contrastting background.
11. El Dorado Stone 30"wainscoat. Rustic Ledge stone, Color Sequoia.
3
2
1
4
5
6
7
9
8
scale:1/4" = 1'-0"1 Section 5
No. Description Date
175
T.P (1)
111' -0"
Ground
98' -0"
E-1st F.F.
100' -0"
2
A105
11' - 0"3
A105
15' - 0"1
A103.1
Great Room 11' - 0"R.R.
121' -2"9' - 6"11' - 4"
Foyer Great Room
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
1
A105
Kitchen Bath 2 Bedroom 2Foyer 1' - 8"11' - 0"2' - 0"R.R.
121' -2"4' - 11"18' - 3"23' - 2"Laundry / Ptry4' - 9"5' - 6"
T.P (1)
111' -0"
Ground
98' -0"
-
112' -8"
E-1st F.F.
100' -0"
1
A105
1' - 3"12' - 3"3' - 3"12' - 8"11' - 0"2' - 0"1' - 8"23' - 2"8' - 6"R.R.
121' -2"10' - 6"LIVING ADU Bath2 Car Garage
www.HouseCADrafting.com
Scale
Project number
Date
Drawn by
Checked by
Designer : Adolfo M Martinez
Address : 24301 Southland Dr
Suite 605D Hayward CA 94545
Phone : 510-828-3033
e-mail :
adolfo@housecadrafting.com
Owner:
Jawwad Sultan Khan
13251 Quito Road
Saratoga CA 95070
Phone: 408-398-2961
e-mail: jsk2564@gmail.com
Structural Engineer:
-
Phone: x
e-mail: x
Soil Engineer:
American Soil Testing and
Engineering Inc.
735 E Brokaw Road
San Jose, CA 95112-
Phone: 408-559-6400
www.americansoiltesting.com
e-mail: x
1/4" = 1'-0"01/12/2022 6:56:47 PMA105BUILDING SECTIONS022-2020JAWWAD SULTAN KHANIssue Date
Author
CheckerKHAN FAMILY RESIDENCE13251 QUITO ROADSARATOGA CA 95070scale:1/4" = 1'-0"1 Section 1
scale:1/4" = 1'-0"2 Section 2
scale:1/4" = 1'-0"3 Section 3
No. Description Date
176
177
REPORT TO THE
PLANNING COMMISSION
Meeting Date: February 9, 2022
Application: PDR21-0016/ARB21-0069
Address/APN: 19701 Via Grande Drive/393-19-019
Property Owner: Rajesh Chaganti and Sirisha Uppaluri
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Senior Planner
178
Report to the Planning Commission
19701 Via Grande Drive -Application # PDR21-0016/ARB21-0069
February 9, 2022
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new 4,707 square foot two story residence
which includes an attached ADU (maximum height 25’6”). Six protected trees are proposed for
removal.
STAFF RECOMMENDATION
Adopt Resolution No. 22-005 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060(a)(1) and (3), approval by the Planning Commission is
required as the project is a new two story home over 18’ in height.
PROJECT DATA
Gross/Net Site Area: 13,054 sq. ft. gross/net (.29 acres)
Average Site Slope: Less than 10%
General Plan Designation: M-12.5 (Medium Density Residential)
Zoning: R-1-12,500 (Single Family Residential)
Proposed Allowed/Required
Site Coverage
Residence w/Garage
ADU
Driveway/Walkways/Patios/Porch
Total Proposed
3,264 sq. ft.
442 sq. ft.
3,470 sq. ft.
7,176 sq. ft. (54%)
7,897 sq. ft. (60%) *
Floor Area
Residence
Garage
ADU
Total Floor Area
3,603 sq. ft.
662 sq. ft.
442 sq. ft.
4,707 sq. ft.**
4,268 sq. ft.* plus 441 sq. ft. over
allowable for ADU**
Height 25’6” 26’
Setbacks
Front:
Left Side:
Right Side
Rear:
1st Floor 2nd Floor
25.65’ 25.69’
10’ 27.9’
10’ 27.9’
35’ 35’
1st Floor 2nd Floor
25’ 25’
10’ 15’
10’ 15’
30’ 40’
Grading
No Grading Proposed
No grading limit in the
R-1-12,500 zoning district
*Includes onetime 10% for deed restricted ADU Per City Code Section 15-56.025 (2)
** Includes onetime 441 sq.ft. over allowable floor area allowance for ADU Per City code Section 15-56.025 (5) (b)
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 19701 Via Grande Drive in the R-1-12,500 (Single Family
Residential) zoning district. The 13,054 square foot site is relatively level. Surrounding uses on
all sides include one-story single-family homes on similar sized parcels.
179
Report to the Planning Commission
19701 Via Grande Drive -Application # PDR21-0016/ARB21-0069
February 9, 2022
Page | 3
Project Description
The architectural style of the project can best be described as modern. The 2,572 square foot first
floor consists of an entry, office, living room, bedroom suite, master suite, covered porch and
kitchen and a 662 square foot three car garage. There is also a 441 square foot attached ADU which
is accessed via the main residence and an exterior access.
The second floor consists of 220 square feet of usable attic space greater than 5’ tall and two
bedrooms and a bathroom totaling 781 square feet.
The applicant has provided a color and materials board (Attachment 5). Below is a list of the
proposed exterior materials.
Detail Colors/Materials
Exterior Distant Grey/Stucco with stone veneer and wood siding
Windows / Trim Black/Composite
Front door/Garage door Bronze/Metal & Glass
Roof Charcoal/Standing seam metal
Trees
The project arborist inventoried a total of eleven protected trees on the property. The City Arborist
has made the findings to remove six protected trees are proposed for removal, a Japanese maple and
Carolina laurel cherry in the front yard, and four silver dollar gum trees along the west property line.
A description of the trees to be preserved and the tree protection plan are included in the Arborist
Report. (Attachment 2)
Landscaping
The installation of front yard landscaping is required prior to building permit final inspection. The
project includes a condition of approval that landscaping is to be installed per City Code Section 15-
12.095.
FINDINGS
Design Review
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the building site is relatively level and no
grading is required to construct the project. The site development is appropriate to the site’s
natural constraints with single family homes around it.
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
180
Report to the Planning Commission
19701 Via Grande Drive -Application # PDR21-0016/ARB21-0069
February 9, 2022
Page | 4
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 the City Arborist has made the findings to
remove six protected trees.
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 no community view sheds are in the vicinity of
the project.
d. The overall mass and the 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 that the proposed residence complies with the
maximum height limitation of 26 feet allowable for residential structures; the building has
varying architectural forms and exterior materials to break up the appearance of mass, the
building setbacks comply with those required for the R-1-12,500 zoning district.
e. The landscape design minimizes hardscape in the front setback area and contains elements
that are complimentary to the neighborhood and streetscape.
This finding may be made in the affirmative in that the project includes a condition of approval
that front yard landscaping is to be installed prior to building department final inspection. Staff
will ensure that this landscaping is complimentary to the neighborhood and streetscape. The City
Code requires that at least 50% of the front setback area be landscaped.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
This finding may be made in the affirmative in that the home is similar in mass and height with
the homes in the neighborhood and will not cast shadows on the adjacent properties which could
impair the adjacent property owner’s opportunity to utilize solar energy.
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 may be made in the affirmative in that the proposed project conforms to the
applicable design policies and techniques in the Residential Design Handbook in terms of
compatible bulk and avoiding unreasonable interference with privacy and views as detailed in
the findings above.
181
Report to the Planning Commission
19701 Via Grande Drive -Application # PDR21-0016/ARB21-0069
February 9, 2022
Page | 5
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.
Neighbor Notification and Correspondence
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. 22-005
2. Arborist Report dated 12/22/2021
3. Neighbor Notification Forms
4. Story Pole Certification
5. Material Board
6. Project Plans
182
RESOLUTION NO: 22-005
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR21-0016 AND ARBORIST REVIEW ARB21-0069
19701 VIA GRANDE DRIVE (APN 393-19-019)
WHEREAS, on July 1, 2021 an application was submitted by Rajesh Chaganti and Sirisha
Uppaluri requesting Design Review approval for a new 4,707.8 square foot two story residence with
an ADU (maximum height 25’6”). Six protected trees are proposed for removal. The site is zoned
R-1-12,500 with a General Plan Designation of Medium Density Residential Low Density (M-
12.5).
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 February 9, 2022 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
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.
183
19701 Via Grande Drive
Application # PDR21-0016/ARB21-0069
February 9, 2022
Resolution #22-005
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR21-
0016/ARB21-0069 for 19701 Via Grande Drive (APN 393-19-019), 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 9th day of
February 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Anjali Kausar
Chair, Planning Commission
184
19701 Via Grande Drive
Application # PDR21-0016/ARB21-0069
February 9, 2022
Resolution #22-005
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR21-0016/ARB21-0069
19701 VIA GRANDE DRIVE
(393-19-019)
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.
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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. PERMANENT CONDITION OF APPROVAL (Deed Restriction) The owner shall record a
deed restriction satisfactory to the Community Development Director restricting the rental of the
accessory dwelling unit to only households that qualify as low, very-low, or extremely-low
income households as those terms are defined in the most recent Santa Clara County Housing
and Urban Development Program Income Limits. In the event that the most recent such report
is more than five years old, the rental income limits of the accessory dwelling unit shall be in
accordance with the definitions set forth in Health and Safety Code section 50079.5, 50105, and
50106 as those sections exist as of the effective date of this restriction. “Rental” means any
agreement whereby the occupant(s) of the accessory dwelling unit make any payment in
consideration of said occupancy.
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. In order 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.
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f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
10. 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:
a. 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.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. 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.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall consider potential damage to
roots of protected trees
11. 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.
12. 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.
13. 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.
14. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the
City of Saratoga.
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
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ARBORIST
16. The owner/applicant shall comply with all City Arborist requirements.
PUBLIC WORKS/ENGINEERING
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. Applicant / Owner shall make the following improvements in the City right-of-way:
20. Remove existing driveway approach and replace with new driveway approach per City Standard
Detail 205 & 206.
21. See City of Saratoga Standard Details for removal and new installation. New flow line shall
conform to existing flow lines and grade.
22. Damages to driveway approach, curb and gutter, public streets, or other public improvements
during construction shall be repaired prior to final inspection.
23. All new/upgraded utilities shall be installed underground.
24. 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.
25. 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).
26. 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
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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.
27. 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.
28. 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.
29. Prior to the Building final, all Public Works conditions shall be completed per approved plans.
30. 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.
31. Upon completion of the rough grading work and at the final completion of the project the final
grading reports are to be submitted to the City per section 16-17.150 of the City Municipal
Code.
BUILDING DEPARTMENT SUBMITTAL
32. 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. Arborist report dated December 22, 2021.
c. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
d. This signed and dated Resolution printed onto separate construction plan pages.
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DESIGN REVIEW FINDINGS
PDR21-0016/ARB21-0069
19701 VIA GRANDE DRIVE
(393-19-019)
The findings required for issuance of Design Review approval pursuant to City Code Section 15-
45.080 are set forth below.
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the building site is relatively level and no
grading is required to construct the project. The site development is appropriate to the site’s
natural constraints with single family homes around it.
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 the City Arborist has made the findings to
remove six protected trees.
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 no community view sheds are in the vicinity of
the project.
d. The overall mass and the 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 that the proposed residence complies with the
maximum height limitation of 26 feet allowable for residential structures; the building has
varying architectural forms and exterior materials to break up the appearance of mass, the
building setbacks comply with those required for the R-1-12,500 zoning district.
e. The landscape design minimizes hardscape in the front setback area and contains elements
that are complimentary to the neighborhood and streetscape.
This finding may be made in the affirmative in that the project includes a condition of approval
that front yard landscaping is to be installed prior to building department final inspection. Staff
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will ensure that this landscaping is complimentary to the neighborhood and streetscape. The
City Code requires that at least 50% of the front setback area be landscaped.
f. Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy.
This finding may be made in the affirmative in that the home is similar in mass and height with
the homes in the neighborhood and will not cast shadows on the adjacent properties which
could impair the adjacent property owner’s opportunity to utilize solar energy.
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 may be made in the affirmative in that the proposed project conforms to the
applicable design policies and techniques in the Residential Design Handbook in terms of
compatible bulk and avoiding unreasonable interference with privacy and views as detailed in
the findings above.
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.
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Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
www.saratoga.ca.us/171/trees
831.291.1344
CITY OF SARATOGA ARBORIST APPROVAL
Conditions of Approval and Tree Protection Plan
Prepared by Katelyn Obana, Contract Arborist Application No.PDR21-0016/ARB21-0069
Phone: (831) 291-1344 Address:19701 Via Grande
Email: Katelyn.Obana@Davey.com Owner:Rajesh Chaganti
& Sirisha Uppaluri
APN:393-19-019
Date:December 22, 2021
PROJECT SCOPE:
The applicant has submitted plans to demolish an existing house and construct a new 2 story home. Six trees
that are protected by City Code are requested for removal to construct the project.
PROJECT DATA IN BRIEF:
Tree security deposit –Required - $10,700
Tree protection –Required – See Conditions of Approval and attached map.
Tree removals –Six trees (Tree #2, #5, #17-20) are approved for removal once
building permits and a tree removal permit have been issued.
Replacement trees –$14,870
ATTACHMENTS:
1 – Findings and Tree Information
2 – Tree Removal Criteria
3 – Conditions of Approval
4 – Map Showing Tree Protection
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Attachment 1: FINDINGS
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a
project, certain findings must be made and specific tree removal criteria met. Six tree (#2, #5, & #17-20)
has been deemed necessary for removal by the project arborist in order to construct this project. These
trees meet the City’s criteria allowing them to be removed and replaced as part of the project, once
building division permits and a tree removal permit have been obtained. The table below contains the
tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No.Common Name Criteria met Comments
2 Japanese maple 6 & 9 In conflict with design.
5 Carolina laurel cherry 1 Extensive cavities & decay. In decline.
17 Silver dollar gum 6 & 9 In conflict with design.
18 Silver dollar gum 6 & 9 In conflict with design.
19 Silver dollar gum 6 & 9 In conflict with design.
20 Silver dollar gum 6 & 9 In conflict with design.
New Construction
Based on the information provided, and as conditioned, this project complies with the requirements for
the setback of new construction from existing trees under Section 15-50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this
requirement the following shall be copied onto a plan sheet and included in the final sets of plans:
1.Shall include the sections Construction Impacts to Subject Trees, and Tree Protection
Specifications & recommendations Sequence from the arborist report by Kurt Fouts revised
November 17, 2021;
2.Shall include the Project Data in Brief, the Conditions of Approval, and the Map Showing Tree
Protection sections of the Contract City Arborist report dated December 22, 2021.
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19701 Via Grande City of Saratoga Arborist Review December 22, 2021
Attachment 1: TREE INFORMATION
Project Arborist:Kurt Fouts
Date of Amended Report:November 17, 2021
Number of protected trees inventoried:11
Number of protected trees requested for removal: 6
A table summarizing information about each tree is below.
Table 1: Tree information & appraisal values from submitted arborist report revised 11/17/2021.
Total Value of Appraised Trees to Remain:$42,800
Appraised Value of Removals:$14,870
Required Security Deposit (25%):$10,700
*Trees #3, #4, #6, #9-16 are outside the limits of disturbance or not protected by the City of Saratoga.
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Attachment 2: TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1)The condition of the tree with respect to disease,imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen
tree.
(2)The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3)The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4)The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare
of residents in the area.
(5)The age and number of healthy trees the property is able to support according to good forestry
practices.
(6)Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7)Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8)Any other information relevant to the public health,safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9)The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10)The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
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Attachment 3: CONDITIONS OF APPROVAL
1.Owner, Architect, Contractor:It is the responsibility of the owner, architect and contractor to be
familiar with the information in this report and implement the required conditions.
2.Permit:
a.Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
b.No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
3.Final Plan Sets:
a.Shall include the Construction Impacts to Subject Trees, and Tree Protection Specifications &
recommendations Sequence from the arborist report by Kurt Fouts revised November 17,
2021 copied onto a plan sheet.
b.Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree
protection sections of the City Arborist report dated December 22, 2021.
4.Tree Protection Security Deposit:
a.Is required per City Ordinance 15-50.080.
b.Shall be $10,700 for tree(s)#1, #7, & #8.
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.
5.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be shown on the Site Plan.
c.Tree Protection Fencing shall be installed 10 feet out from the fence along the length of the
overhanging canopy.
d.Shall be established prior to the arrival of construction equipment or materials on site.
e.Shall be established prior to the arrival of construction equipment or materials on site.
f.Shall be comprised of six-foot high chain link fencing mounted on 2-inch diameter galvanized
posts, driven into the ground and spaced no more than 10 feet apart.
g.Shall be posted with signs saying, “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE
WITHOUT APPROVAL FROM CONTRACT CITY ARBORIST, KATELYN OBANA (831) 291-1344”.
h.Wherever protection is needed outside of fences, unprocessed wood chips, or approved
equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches.
i.Call Contract City Arborist, Katelyn Obana at (831) 291-1344 for an inspection of tree
protection fencing once it has been installed. This is required prior to obtaining building
division permits.
j.Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
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6.Construction:All construction activities shall be conducted outside tree protection fencing unless
permitted as conditioned below. These activities include, but are not necessarily limited to, the
following: demolition, grading, trenching for utility installation, equipment cleaning, stockpiling
and dumping materials (including soil fill), and equipment/vehicle operation and parking.
7.Work inside fenced areas:
a.Requires a field meeting and approval from City Arborist before performing work.
b.Requires Project Arborist on site to monitor work.
8.Project Arborist:
a.Shall be Kurt Fouts unless otherwise approved by the City Arborist.
b.Shall visit the site every two weeks during grading, trenching or digging activities and every six
weeks thereafter. A letter/email shall be provided to the City after each inspection which
documents the work performed around trees, includes photos of the work in progress, and
provides information on tree condition during construction.
c.Shall supervise any permitted pruning or root pruning of trees on site. Roots of protected
trees measuring two inches in diameter or more shall not be cut without prior approval of the
Project Arborist.
9.Tree removal:
Trees #2, #5, & #17-20 meet the criteria for removal and may be removed once BOTH a tree
permit and building division permits have been obtained.
10.New trees:
a.New trees equal to $14,870 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species and planted anywhere on the
property as long as they do not encroach on retained trees. Replacement values for new trees
are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
b.Trees shall be replaced on or off site according to good forestry practices, and shall provide
equivalent value in terms of aesthetic and environmental quality, size, height, location,
appearance and other significant beneficial characteristics of the removed trees.
11.Damage to protected trees that will be retained:
a.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. Replacement values for new trees are
listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
b.Water loving plants and lawns are not permitted under oak tree canopies. Only drought tolerant
plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees
on site.
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12.Final inspection:
At the end of the project, when the contractor wants to remove tree protection fencing and have
the tree protection security deposit released by the City, call City Arborist for a final inspection.
Before scheduling a final inspection from the City Arborist, have the project arborist do an
inspection, prepare a letter with their findings and provide that letter to the City for the project
file.
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Attachment 4:Map Showing Tree Protection:
From submitted arborist report revised 11/17/2021
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