HomeMy WebLinkAbout04-12-2023 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2
SARATOGA PLANNING COMMISSION
REGULAR MEETING
APRIL 12, 2023
7:00 P.M. - PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga, CA 95070
This meeting will be held in-person and by teleconference pursuant to amendments to the
teleconference rules required by the Ralph M. Brown Act allowing teleconferencing during a
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.
PLEDGE OF ALLEGIANCE
ROLL CALL
1. ELECTION OF CHAIR AND VICE-CHAIR
2. APPROVAL OF MINUTES
Action Minutes from the Planning Commission Meeting of March 8, 2023.
Recommended Action:
Approve Minutes of March 8, 2023 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
Saratoga Planning Commission Agenda – Page 2 of 2
from discussing or taking action on such items. However, the Planning Commission may instruct
staff accordingly regarding Oral Communications.
3. NEW BUSINESS
1.1 Study Session for Mixed Use District Regulations and Objective Design Standards
1.2 Planning Commission Annual Work Plan
4. DIRECTOR ITEMS
5. COMMISSION ITEMS
6. 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 April 7, 2023
at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website
at www.saratoga.ca.us.
Signed this 7th day of April 2023 at Saratoga, California.
Frances Reed, Administrative Analyst.
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials
provided to the Planning Commission by City staff in connection with this agenda, copies of
materials distributed to the Planning Commission concurrently with the posting of the agenda,
and materials distributed to the Planning Commission by staff after the posting of the agenda are
available on the City Website at www.saratoga.ca.us or available at 13777 Fruitvale Avenue,
Saratoga, CA 95070.
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at bavrit@saratoga.ca.us or calling 408.868.1216 as
soon as possible before the meeting. The City will use its best efforts to provide reasonable
accommodations to provide as much accessibility as possible while also maintaining public safety.
[28 CFR 35.102-35.104 ADA title II]
Saratoga Planning Commission Draft Minutes – Page 1 of 2
DRAFT MINUTES
WEDNESDAY MARCH 8, 2023
SARATOGA PLANNING COMMISSION REGULAR MEETING
Chair Zheng called the Regular Meeting to order at 7:00 p.m. Prior to Roll Call, the Chair and
Community Development Director explained that the Planning Commission meeting was
conducted pursuant to State law as amended by Assembly Bill 361, which allows the meeting to
be conducted by teleconference. The Planning Commission has met all the applicable notice
requirements and the public is welcome to participate in person or by Zoom. Information on how
the public can observe the meeting and provide public comment was provided.
ROLL CALL
PRESENT: Chair Herman Zheng, Vice Chair Clinton Brownley, Commissioners Sunil
Ahuja, Jojo Choi, Anjali Kausar, Razi Mohiuddin
ABSENT: Commissioner Ping Li
ALSO
PRESENT:
Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
Frances Reed, Administrative Analyst
Commissioner Jojo Choi arrived at 7:03 p.m. after Roll Call.
1. APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of February 8, 2023.
Recommended Action:
Approve Minutes of Regular Planning Commission Meeting of February 8, 2023.
KAUSAR/MOHIUDDIN MOVED TO APPROVE THE MINUTES OF THE FEBRUARY 8,
2023 MEETING. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, KAUSAR,
MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: LI. ABSTAIN: NONE.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS: NONE
REPORT ON APPEAL RIGHTS
2. PUBLIC HEARING
2.1 Application PDR22-0017/ARB22-0085; 20381 Zorka Avenue; (386-52-047) Anna Felver
(Applicant) – The applicant is requesting Design Review approval for a new 3,369 square foot two
story single-family residence (maximum height 25’6”). 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. 23-003 approving the sign program subject to conditions of approval
included in Attachment 1.
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Saratoga Planning Commission Draft Minutes – Page 2 of 2
CHOI/AHUJA MOVED TO ADOPT RESOLUTION NO. 23-003 SUBJECT TO MODIFIED
CONDITIONS. MOTION PASSED. AYES: AJHUJA, BROWNLEY, CHOI, KAUSAR,
MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: LI. ABSTAIN: NONE.
3. DIRECTOR ITEMS
Director Pedro announced that Commissioner Kausar was re-appointed to the Commission and
Paul Germeraad, a new appointee who will begin his term at the April meeting.
4. COMMISSION ITEMS
Commissioner Mohiuddin requested that the Commission discuss two-story homes and privacy
concerns to come up with more objective standards and guidelines. Commissioner Kausar said that
the current Design Guidelines are 10 years old and could be updated. The Commission agreed
that the item should be added to the Commission’s annual work plan and discussed with the City
Council in May.
The Commissioners thanked Commissioner Ahuja for his service and presented him with a
farewell gift.
5. ADJOURNMENT
ZHENG/KAUSAR moved to adjourn the meeting at 7:35 PM.
Minutes respectfully submitted:
Frances Reed, Administrative Analyst
City of Saratoga
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REPORT TO
THE PLANNING COMMISSION
Meeting Date: April 12, 2023
Subject: Mixed Use District Regulations and
Objective Design Standards
Address/APN: City Wide
Owner/Applicant: City of Saratoga
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan, Senior Planner
STAFF RECOMMENDATION
Recommend the Planning Commission conduct a Study Session to review and provide feedback on:
1) Proposed modifications to the City Code to include development standards for the new MU-
MD, MU-HD, and MU-VHD mixed-use districts; and
2) Draft objective design standards (ODS) for mixed-use and multi-family projects in the MU-MD,
MU-HD, MU-VHD, PA, CV, CH-1, and CH-2 districts.
BACKGROUND
Senate Bill (SB) 167, SB 35, and SB 330
The City of Saratoga is updating the Mixed-Use Development Standards contained in Article 15-58
of the City Code to include objective design standards in response to recent changes in State law
which seek to streamline and increase housing production. The new State legislation (Senate Bills
SB 167, SB 35, and SB 330) requires jurisdictions to adopt objective standards and implement them
in a streamlined review of qualifying housing projects. A housing project is considered qualifying
for streamlined review if a specified number of affordable housing units are provided. These
changes are focused on increasing the predictability of the review process for developers by creating
objective standards in lieu of more discretionary or subjective review procedures.
As a result of these recent legislative changes much of the discretion previously granted to local
jurisdictions when reviewing proposed development has been reduced. In addition, these changes
have dictated that virtually all housing projects must be reviewed subject to a process where only a
decision to approve or deny a project is based on conformance to objective, uniformly verifiable
standards. Without objective design standards a jurisdiction would have little control over the design
of future eligible housing projects where the developer has requested streamlined approval.
The legislation defines “objective standards” as standards that involve no personal or subjective
judgement by public officials and are uniformly verifiable by reference to an external and uniform
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benchmark or criterion. For example, an objective standard for building height would provide a
specific measurable height such as 26 feet, whereas a subjective or discretionary guideline might
use a term or phrase such as “compatibility” or “unreasonable impact on neighboring properties” in
reference to limiting building heights.
DISCUSSION
Mixed Use Development Standards
The Draft 2023-2031 Housing Element specifies three new mixed-use districts to be created to
allow for redevelopment potential consistent with the city’s housing requirements:
• Mixed-Use Medium Density (MU/MD) – 15 to 25 dwelling units per acre
• Mixed-Use High Density (MU/HD) – 30 to 40 dwelling units per acre
• Mixed-Use Very High Density (MU/VHD) – 80-150 dwelling units per acre
New development standards included in Attachment 1 have been created for the new districts which
include maximum building heights, setbacks, site coverage, and parking requirements. These new
development standards will be included within Article 15-21 of the City Code.
In addition to the new development standards for the new zoning districts, amendments to the
existing off-street parking standards for multi-family dwellings are proposed to implement Housing
Element policies and would include the following:
Article 15-35.030 Schedule of off-street parking spaces
• One uncovered or covered space within a garage per bedroom for each dwelling unit,
up to a maximum of two spaces, plus one-half additional spaces on the site for each
dwelling unit.
Mixed-Use Objective Design Standards
As mentioned previously, without objective design standards the City would have little control over
the design of qualifying housing projects. To address the City’s need for objective design standards
and to provide guidance for the design of future mixed-use projects that can be constructed within
the new mixed-use districts, the City contracted with Lisa Wise Consulting, Inc. to prepare
Saratoga’s ODS. The ODS will be incorporated into Article 15-58 (Mixed-Use Development
Standards) of the City Code and existing regulations which can be considered subjective will be
modified to be more objective in nature. The City Code also permits mixed-use development within
the Professional Administrative (PA) and various commercial districts (C-V, CH-1, and CH-2) so
the ODS would also be applicable to mixed-use development within those districts.
The purpose of the ODS is to ensure that new mixed-use development provides high quality
architecture that appropriately connects to surroundings while considering privacy impacts on
adjacent single-family zoning districts. The ODS are intended to guide property owners,
applicants/developers, and design professionals, and provide clear design direction that enhances the
unique characteristics of Saratoga and protects existing and future commercial development. The
Objective Design Standards (Attachment 2) include the following:
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• New definitions for terms used within the ODS will be added to Article 15-06 (Definitions) of
the City Code. These definitions include the following new sections:
15-06.121 – Building frontage
15-06.200 – Dooryard
15-06.519 – Porch
15-06.595 – Shopfront
15-06.645 – Stoop
15-06.665 – Street Wall
15-06.697 – Terrace
• Mixed-Use Development and Design Standards to be incorporated into Article 15-58 (Mixed-
Use Development Standards) to include the following new sections:
15-58.020 – Development Standards. These include modifications to the existing standards to
either remove their subjectivity or their elimination as the particular standard is included
elsewhere within the ODS.
15-58.030 – Lot Consolidation. The Draft 2023-2034 Housing Element identified individual
sites that demonstrate the availability of adequate land resources to accommodate Saratoga’s
“fair share” of regional housing needs. Not all of these sites are large with several being less
than one acre in size. To encourage the consolidation of these smaller sites into larger
development sites to achieve the scale and quality of development envisioned for the area, this
section includes incentives to consolidate parcels which can includes increases in allowable
units or onsite parking reductions.
15-58.040 – Design standards, building placement and articulation. This section includes
the standards that relate to a building’s placement on a site, upper story setbacks, building
articulation, and privacy and views.
15-58.050 – Design Standards, building design. This section includes standards that would
regulate the roof design and forms of a building, ceiling heights for ground floors, the location
and type of building entrances, façade design, windows, and architectural details.
15-58.060 – Design standards, parking, and loading. To regulate the location and appearance
of off-street parking and loading facilities, this section includes standards for the type and
location of on-site parking facilities such as visibility, access from the street, and the physical
separation of residential parking from non-residential parking.
15-58.070 – Design standards, site design. This section includes standards that regulate the
square footage and location of private open space such as patios and decks, the placement, size,
and design of common open space within a development, pedestrian and bicycle circulation, and
exterior lighting.
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Applicability
The ODS would apply to all qualifying housing projects subject to a streamlined ministerial review
process. Projects which qualify for ministerial review would be required to comply with all of the
ODS. All other projects would be subject to the ODS but through the City’s discretionary design
review process and could be allowed to deviate from the ODS when the purpose and intent of the
standard is met through alterative means.
The City Code, along with the standards for the new mixed-use districts, will regulate development
standards (such as building height, setbacks, lot coverage, etc.), while the new ODS will regulate
design criteria (such as site layout, building orientation, parking, and building design) to ensure that
new mixed-use projects maintain a design quality reflective of Saratoga.
ATTACHMENTS
1. Draft Mixed-Use District Regulations and Multi-family Parking Requirements
2. Draft Mixed-Use and Multi-Family Objective Design Standards
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Saratoga Housing Element Related Zoning Regulations Amendments
Mixed Use District Regulations and
Multi-family Parking Requirements
Public Review Draft
April 12, 2023
9
Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
Add new Article 15-21 as follows:
Article 15-21 MU: MIXED USE DISTRICTS
15-21.010 Purposes of Article.
In addition to the objectives set forth in Section 15-05.020, the mixed-use districts are included in the Zoning
Ordinance to achieve the following purposes:
(a) To provide appropriately located areas for residential and residential mixed-use development to serve
the community’s housing needs.
(b) To allow for a mix of uses that promotes convenience, economic vitality, and quality of life.
(c) To ensure that the scale of development is appropriate to the physical and aesthetic characteristics of
proposed locations.
(d) To protect mixed use properties from fire, explosion, noxious fumes, and other hazards.
15-21.020 General regulations.
The following general regulations shall apply to all mixed-use districts in the City:
(a) Permitted uses. The following permitted uses shall be allowed in any mixed-use district, unless a use
involves the operation of a business providing direct customer service (including, but not limited to,
conducting a delivery service) on-site between the hours of 11:00 P.M. and 6:00 A.M. in which event
such use may be allowed upon the granting of a use permit pursuant to Article 15-55 of this Chapter:
(1) Multi-family dwellings conforming to the Mixed-Use Development and Design Standards found in
Article 15-58.
(2) Transitional and supportive housing.
(3) Mixed use development conforming to the Mixed-Use Development and Design Standards found
in Article 15-58 and with a minimum of fifty percent of the building floor area as residential use
and a maximum of fifty percent of the building floor area dedicated to any of the following uses:
(a) Retail establishments, restaurants, and markets. including those engaged in the sale of
alcoholic beverages.
(b) Professional, administrative, and medical offices.
(c) Institutional facilities.
(d) Financial institutions.
(e) Day care facilities.
(f) Personal service businesses.
(4) Accessory structures and uses located on the same site as a permitted use.
(5) Parking lots which comply with the standards for off-street parking facilities as set forth in Section
15-35.020 of this Chapter and with the standards in the Mixed-Use Development and Design
Standards found in Article 15-58.
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Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
(6) Home occupations, conducted in accordance with the regulations prescribed in Article 15-40 of
this Chapter.
(7) Swimming pools used solely by persons resident on the site and their guests.
(8) The keeping for private use of a reasonable number of dogs, cats and other small mammals, birds,
fish, and small reptiles, subject to the regulations as set forth in Article 7-20 of this Code, and
subject also to the restrictions and standards prescribed in Section 15-11.020(h) of this Chapter.
(9) Antenna facilities operated by a public utility for transmitting and receiving cellular telephone and
other wireless communications, subject to design review under Article 15-44.
(b) Expressly prohibited uses. Without limiting the application of Section 15-05.055(a) of this Chapter, the
following uses are expressly declared to be prohibited in all mixed-use districts:
(1) Any use which emits air pollutants, solid or liquid wastes, radioactivity, or other discharge which
endangers human health or causes damage to animals, vegetation, or property.
(2) Any use which creates offensive odor, vibration, glare, or electrical disturbance, detectable beyond
the boundaries of the site, or creates a hazard of fire or explosion.
(3) Any use involving a new drive-through service, such as restaurants and financial institutions with
drive-through windows in all mixed-use districts. Drive-through services existing as of January 1,
2023 are considered nonconforming and subject to Article 15-65 of this City Code.
(4) Any use involving automotive body work, such as collision repair, painting, dismantling, or
customizing.
(5) Mini-storage facilities.
(6) Outdoor sales or storage of motor vehicles.
(c) Setback area. No use shall occupy any setback area required by this Code, except fences, walls, hedges,
landscaped areas, walks, driveways, and parking areas. No required setback area shall be used for a
loading area or for storage.
(d) Screening, landscaping, and fencing.
(1) All outdoor trash containers and garbage areas shall be fully enclosed by a solid wall or fence and
solid gates of sufficient height to screen the same from public view.
(2) Front setback areas, side setback areas, and not less than fifteen percent of any exterior parking
lot area, shall be completely landscaped and permanently maintained.
(3) Whenever screening or landscaping is required, the owner or occupant of the property shall keep
and maintain such screening and landscaping in good condition and repair.
(4) Except as otherwise provided in this subsection (f), fences, walls and hedges shall comply with the
regulations set forth in Article 15-29 of this Chapter.
(e) Signs. No sign of any character shall be erected or displayed in any MU district, except as permitted
under the regulations set forth in Article 15-30 of this Chapter.
(f) Off-street parking and loading facilities. Off-street parking and loading facilities shall be in accordance
with the regulations set forth in Article 15-35 of this Chapter and with the standards in the Mixed-Use
Development and Design Standards found in Article 15-58 of this Chapter.
(g) Set-up and cleaning of commercial establishments. Set-up and cleaning activities conducted at
restaurants and other commercial establishments located immediately adjacent to a residential area,
which generate any noise audible to the occupants of the adjacent residences, including noise generated
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Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
by the operation of delivery or service vehicles, shall not begin prior to 7:00 a.m. or extend later than
11:00 p.m., or such other times as may be specified in a use permit, license, or other entitlement granted
by the City for such establishment.
15-21.030 MU-MD district regulations.
(a) Site area. The minimum site area of any lot in a MU-MD district shall be ten thousand square feet of gross site
area.
(b) Site frontage, width, and depth. The minimum site frontage, width, and depth of any lot in a MU-MD district
shall be as follows:
Frontage Width Depth
60 feet 60 feet 100 feet
(e) Residential floor area. A minimum of fifty percent of the total building floor area on a site shall be residential
uses.
(d) Density
(1) Minimum density. The minimum residential density on any site in the MU-MD district shall be fifteen
dwelling units per acre of gross site area.
(2) Maximum density. The maximum residential density on any site in the MU-MD district shall be twenty-
five dwelling units per acre of gross site area.
(e) Coverage. The maximum net site area covered by structures on any lot in a MU-MD district shall be sixty
percent.
(f) Front, side, and rear setback areas. All required setbacks apply to exterior property lines. For any site in the
MU-MD district that does not comply with the minimum site frontage, width, and depth requirements of
subsection (b) of this section, the requirements provided in Section 15-65.040(b) apply to the site. For any
conforming site in the MU-MD district, the minimum setback area requirements in the MU-MD district, are as
follows:
(1) Front setback area. The minimum front setback area of any lot in a MU-MD district shall be ten feet.
(2) Interior side and rear setback areas. The minimum side and rear setback areas for any lot in a MU-MD
district shall be five feet, subject to the following exceptions:
(a) On a lot abutting any R-1 district, the minimum side setback area or rear setback area abutting
such district shall be fifteen feet.
(3) Exterior side setback areas. The minimum exterior side setback area of any lot in a MU-MD district shall
be ten feet.
(g) Height of structures.
(1) No structure shall exceed thirty feet in height.
(2) No structure shall exceed two stories.
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Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
(h) Enclosure of uses. All permitted uses shall be conducted entirely within a completely enclosed structure,
except for off-street parking and loading, outdoor dining associated with a restaurant or market, nurseries
when associated with a retail garden shop, and outdoor play areas associated with daycare facilities.
(i) Screening, landscaping, and fencing. An area not less than five feet in depth along all property lines that abut
a street shall be landscaped with plant materials and/or improved with sidewalks or pathways. All planting
materials shall permanently be maintained by the owner or occupant of the site.
15- 21.035 MU-HD district regulations.
(a) Permitted use. In addition to the permitted uses listed in Section 15-21-020(a) of this Article, the following
permitted uses shall also be allowed in a MU-HD district.
(1) Temporary seasonal Christmas tree and pumpkin sales on a site not less than nine and one-half acres in
size in accordance with a temporary traffic control plan, prepared by a licensed civil engineer, that is
approved by the Public Works Director.
(b) Site area. The minimum site area of any lot in a MU-HD district shall be ten thousand square feet of gross site
area.
(c) Site frontage, width, and depth. The minimum site frontage, width, and depth of any lot in a MU-HD district
shall be as follows:
Frontage Width Depth
60 feet 60 feet 100 feet
(d) Residential floor area. A minimum of fifty percent of the total building floor area on a site shall be residential
uses.
(e) Density.
(1) Minimum density. The minimum residential density on any site in the MU-HD district shall be thirty
dwelling units per acre of gross site area.
(2) Maximum density. The maximum residential density on any site in the MU-HD district shall be forty
dwelling units per acre of gross site area.
(f) Coverage. The maximum net site area covered by structures on any lot in a MU-HD district shall be seventy
percent.
(g) Front, side, and rear setback areas. All required setbacks apply to exterior property lines. For any site in the
MU-MD district that does not comply with the minimum site frontage, width, and depth requirements of
subsection (b) of this section, the requirements provided in Section 15-65.040(b) apply to the site. For any
conforming site in the MU-HD district, the minimum setback area requirements in the MU-HD district, are as
follows:
(1) Front setback area. The minimum front setback area of any lot in a MU-HD district shall be five feet.
(2) Interior side and rear setback areas. The minimum side and rear setback areas of any lot in a MU-HD
district shall be five feet, subject to the following exceptions:
(a) On a lot abutting any R-1 district, the minimum side setback area and rear setback area abutting such
district shall be fifteen feet
(b) A side setback is not required for the portion of any lot that abuts a railroad right-of-way.
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Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
(3) Exterior side setback area. The minimum exterior side setback area of any lot in a MU-HD district shall
be five feet.
(h) Height of structures.
(1) No structure shall exceed thirty-five feet in height.
(2) No structure shall exceed three stories.
(i) Enclosure of uses. All uses shall be conducted entirely within a completely enclosed structure, except for off-
street parking and loading, outdoor dining associated with a restaurant or market, nurseries when associated
with a retail garden shops, and outdoor play areas associated with daycare facilities.
(j) Screening and landscaping. An area not less than five feet in depth along all property lines that abut a street
shall be landscaped with plant materials and/or improved with sidewalks or pathways. All planting materials
shall permanently be maintained by the owner or occupant of the site.
15- 21.040 MU-VHD district regulations.
(a) Permitted uses. In addition to the permitted uses listed in Section 15-21.020(a) of this Article, the following
permitted uses shall also be allowed in a MU-VHD district:
(1) Permanent emergency shelters.
(2) Single-room occupancy buildings.
(3) Rotating emergency shelters meeting the requirements of Section 15-12.020(k).
(b) Site area. The minimum site area of any lot in a MU-VHD district shall be ten thousand square feet of gross
floor area.
(c) Site frontage, width and depth. The minimum site frontage, width, and depth of any lot in a MU-VHD district
shall be as follows:
Frontage Width Depth
60 feet 60 feet 100 feet
(d) Residential floor area. A minimum of fifty percent of the total building floor area on a site shall be residential
uses.
(e) Density.
(1) Minimum density. The minimum residential density on any site in the MU-VHD district shall be eighty
dwelling units per acre of gross site area.
(2) Maximum density. The maximum residential density on any site in the MU-VHD district shall be one
hundred twenty dwelling units per acre of gross site area.
(f) Coverage. The maximum net site area covered by structures on any lot in a MU-VHD district shall be ninety
percent.
(g) Front, side, and rear setback areas. All required setbacks apply to exterior property lines. For any site in the
MU-MD district that does not comply with the minimum site frontage, width, and depth requirements of subsection (b) of this section, the requirements provided in Section 15-65.040(b) apply to the site. For any
conforming site in the MU-HD district, the minimum setback area requirements in the MU-VHD district, are as
follows:
(1) Front setback area. The minimum front setback area of any lot in a MU-VHD district shall be five feet.
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Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
(2) Interior side and rear setback areas. No side or rear setback areas shall be required for any lot in a MU-
VHD district.
(3) Exterior side setback area. The minimum exterior side setback area of any lot in a MU-VHD district shall
be five feet.
(h) Height of structures.
(1) No structure shall exceed one hundred twenty-five feet in height.
(2) No structure shall exceed twelve stories.
(i) Enclosure of uses. All permitted and conditional uses shall be conducted entirely within a completely enclosed
structure, except for off-street parking and loading, , outdoor dining associated with a restaurant or market,
nurseries when associated with a retail garden shop, and outdoor play areas associated with daycare facilities.
(j) Screening and landscaping. An area not less than five feet in depth along all property lines that abut a street
shall be landscaped with plant materials and/or improved with sidewalks or pathways All planting materials
shall permanently be maintained by the owner or occupant of the site.
(k) Development standards for single-room occupancy buildings and units.
(1) Single-room occupancy buildings.
a. Four square feet of common area per living unit shall be provided, with a minimum of two hundred
square feet in area of interior common space, excluding janitorial storage, laundry facilities and
common hallways.
b. Laundry facilities must be provided in a separate room at the ratio of one washer and one dryer
for every twenty units or fractional number thereof, with a least on washer and dryer per floor.
c. A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be
provided on each floor of the SRO facility.
(2) Single-room occupancy units.
a. A unit shall have a minimum size of one hundred fifty square feet and a maximum of four hundred
square feet.
b. A unit shall accommodate a maximum of two persons.
c. A unit may contain partial or full bathroom facilities. A partial bathroom facility shall have at least
a toilet and sink; a full bathroom facility shall have a toilet, sink and bathtub, shower, or
bathtub/shower combination. If a full bathroom facility is not provided, common bathroom
facilities shall be provided in accordance with the California Building Code for congregate
residences.
d. A unit is not required to but may contain partial or full kitchen facilities. A full kitchen includes a
sink, a refrigerator and a stove, range top or oven. A partial kitchen is lacking at least one of these
appliances. If a full kitchen is not provided, common kitchen facilities shall be provided with at least
one full kitchen per floor.
e. Each unit shall have a separate closet.
f. All units shall comply with all requirements of the California Building Code. All units shall comply
with all applicable accessibility and adaptability requirements. All common areas shall be fully
accessible.
(3) Management.
15
Chapter 15 - ZONING REGULATIONS
Article 15-21 MU: MIXED USE DISTRICTS
a. An SRO building with 10 or more units shall provide a twenty-four-hour resident manager. An SRO
building with less than ten units shall provide a management office or a twenty-four-hour resident
manager.
b. A management plan shall be submitted with the development application for a SRO building. The
management plan shall address management and operation of the facility, rental procedures,
safety, and security of residents and building maintenance.
(4) Off-street parking shall be provided consistent with Section 15-35-030.
(5) Tenancy of SRO units shall be for not less than thirty days.
(6) An existing structure may be converted to an SRO building, consistent with the provision of this Section.
(l) Development standards for emergency shelters.
(1) Shelter capacity. An emergency shelter for homeless persons shall contain no more than twenty beds
and shall serve no more than twenty persons nightly.
(2) Parking. On-site parking shall be provided based on one space for each employee on the maximum
staffed shift.
(3) Lighting. Exterior security lighting shall be provided. The lighting shall be stationary and designed,
arranged, and installed so as to confine direct rays onto the premises and to direct light away from
adjacent structures and public rights-of-way.
a. Lighting in parking areas shall be maintained with a minimum of one foot-candle of illumination at
the ground level during the hours of darkness.
b. All exterior doors shall be illuminated with a minimum of 0.5 foot-candle of light during the hours
of darkness.
(4) On-site waiting and intake areas. An interior waiting and intake area shall be provided which contains a
minimum of two hundred square feet. Waiting and intake areas may be used for other purposes
(excluding sleeping) as needed during operations of the shelter.
(6) On-site staff. At least one manager and one supporting staff member shall be on-site during all hours of
operation of the facility. Such manager and staff member must be individuals who do not utilize the
shelter's beds or other services and who reside off-site.
(7) Security. Security personnel shall be provided during operational hours whenever clients are on the site.
A security plan shall be approved by the Community Development Department Director prior to issuance
of a certificate of occupancy.
(8) Concentration of uses. No more than one emergency shelter shall be permitted within a radius of three
hundred feet of another emergency shelter.
(9) Emergency shelter operations. All emergency shelters shall comply with the following requirements:
a. Hours of operation. Clients shall only be on site and admitted to the facility between 5:00 P.M.
and 8:00 A.M.
b. Length of stay. Each emergency shelter resident shall be allowed to stay for no more than ninety
days (cumulative) in a three hundred sixty-five-day period. Extensions up to a total stay of one
hundred eighty days in a three hundred sixty-five-day period may be granted by the shelter
provider if no alternative housing is available.
16
Amend Section 15-35.030(c) as follows:
15-35.030 Schedule of off-street parking spaces.
Off-street parking spaces shall be provided in accordance with the following schedule:
Use Spaces Required
(c) Multi-family dwellings One uncovered or covered space within a garage per
bedroom for each dwelling unit, up to a maximum of
two spaces, plus one and one-half additional spaces
on the site for each dwelling unit.; with the following
exceptions: for dwelling units containing no more than
one bedroom and for housing developments occupied
exclusively by seniors and students, the required
parking shall be one covered space within a garage for
each dwelling unit plus one-half additional space on
the site for each dwelling unit; and
for affordable housing developments located within
the C-N (RHD) zoning district, the required parking
shall be one covered space plus one additional space
on site for each dwelling unit
Amend Section 15-80.020 as follows:
15-80.020 - Exceptions to height limitations.
(a) Chimneys, flagpoles, spires, and similar appurtenances may be erected to a height not more than fifteen feet
above the height limit prescribed by the regulations for the district in which the site is located.
(b) In multi-unit and non-residential buildings, appurtenances such as mechanical equipment and elevator and
stair towers may be erected to a height not more than fifteen feet above the height limit prescribed by the
regulations for the district in which the site is located provided they are setback from the exterior wall one
foot for every foot of projection above the height limit and do not exceed a total of 20 percent of the roof
area.
(c) Utility poles shall not be subject to the height limits prescribed in the district regulations.
Delete Section 15-19.035 - C-N(RHD) District Regulations in its entirety
1627310.3
17
Prepared by:
Prepared for:
City of Saratoga
13777 Fruitvale Ave
Saratoga, CA 95070
Lisa Wise Consulting, Inc.
983 Osos Street
San Luis Obispo, CA 93401
City of Saratoga Objective Design Standards
Public Review Draft | April 2023
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Contents
ARTICLE 15-06 DEFINITIONS ........................................................................................................................... 3
15-06.121 – Building frontage. (New Section) .......................................................................................... 3
15-06.200 – Dooryard. (New Section) ........................................................................................................ 3
15-06.519 – Porch. (New Section) .............................................................................................................. 3
15-06.575 – Rowhouse. (New Section) ...................................................................................................... 3
15-06.595 – Shopfront. (New Section) ....................................................................................................... 3
15-06.645 – Stoop. (New Section) .............................................................................................................. 3
15-06.665 – Street Wall. (New Section) ...................................................................................................... 3
15-06.697 – Terrace. (New Section) ........................................................................................................... 4
ARTICLE 15-58 MIXED USE DEVELOPMENT AND DESIGN STANDARDS.................................................. 4
15-58.010 - Purposes of article. ................................................................................................................ 4
15-58.020 - Development standards. ...................................................................................................... 4
15-58.030 - Lot consolidation. (New Section) ........................................................................................... 6
15-58.040 - Design standards, building placement and articulation. (New Section) .......................... 6
15-58.050 - Design standards, building design. (New Section) ............................................................ 12
15-58.060 - Design standards, parking and loading. (New Section) .................................................... 20
15-58.070 - Design standards, site design. (New Section) .................................................................... 23
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ARTICLE 15-06 DEFINITIONS
15-06.121 – Building frontage. (New Section)
“Building frontage” means the lineal dimension, parallel to the ground, of a building elevation that
directly faces a right-of-way.
15-06.200 – Dooryard. (New Section)
“Dooryard” means a type of building entry that provides a limited amount of private open space at the
primary entrance. The dooryard area is defined by a low wall, planter or fence that provides a buffer
between the right-of-way and the building while preserving a sense of openness to the building
entrance.
15-06.519 – Porch. (New Section)
“Porch” means a type of building entry with a set of stairs and raised landing attached to the façade.
Porches may be open on two or three sides and may be either engaged within or attached to the front
façade. Porches may be covered or uncovered.
15-06.575 – Rowhouse. (New Section)
“Rowhouse” means a single-family dwelling that shares a party wall with another of the same type
placed side-by-side with individual entries along the front and dedicated private open space for each
unit. Each unit has its own front access located at the ground floor. Also known as a townhouse or
townhome.
15-06.595 – Shopfront. (New Section)
“Shopfront” means a type of building entry typically used for commercial and retail use where the
façade is aligned close to the frontage line with the building entrance at the level of the sidewalk.
15-06.645 – Stoop. (New Section)
“Stoop” means a type of building entry where the façade is set back front the property line by a
distance that is generally equal to the depth of the entry stairs and landing; the first story elevated
from the sidewalk sufficiently to secure privacy for first-story windows; and the entrance is accessed
via an exterior stair and landing and/or ramp.
15-06.665 – Street Wall. (New Section)
“Street wall” means the wall of a building or portion of a wall facing a right-of-way that is below any
required upper-story step-back or angular plane, excluding minor recesses for elements such as
doorways or intrusions such as bay windows.
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15-06.697 – Terrace. (New Section)
“Terrace” means a type of building entry where an elevated walkway along the primary facade allows
for pedestrian circulation and direct building access to a finished floor above street level. Terraces
may serve multiple entrances.
ARTICLE 15-58 MIXED USE DEVELOPMENT AND DESIGN STANDARDS
15-58.010 - Purposes of article.
The purpose of the mixed-use development and design standards is the implementation of the
Housing Element of the General Plan. The goal is to implement this Housing Program in a consistent
manner throughout the various mixed-use, commercial, and office zoning districts of the City. It is
further the goal of these standards to protect existing and future commercial development.
15-58.020 - Development standards.
(a) Density.
(1) MU-MD, MU-HD, and MU-VHD districts: The allowed density range is established by
the base zoning district.
(1)(2) P-A, C-V, CH-1 and CH-2 districts: The maximum density is twenty dwellings per net
acre.
(b) Commercial uses in the P-A, C-V, CH-1 and CH-2 districts. Commercial use(s) are required
along all ground floor street-facing frontages. Dwelling unit(s) may be located in all other
portions of the structure.
(b) (c) Residential uses in the P-A, C-V, CH-1 and CH-2 districts. Up to fifty percent of the total
allowable floor area on a mixed-use site may be residential. The City may impose no condition
limiting the percentage of the total allowable residential floor area on the mixed-use site to
less than or equal to fifty percent. The approving authority shall approve an applicant’s
request for residential use to occupy more than fifty percent of floor area in any case where
the approving authority makes the following determinationsThat percentage may be greater
than fifty percent if approved by the Planning Commission during a design review process,
upon the Commission making the following findings:
(1) That the proposed location of the mixed-use is in accord with the objectives of the
Zoning Regulations and the purposes of the district in which the site is located; and
(2)(1) That the proposed location of the mixed-use and the conditions under which it would
be operated or maintained will not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinitycause a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standard, policy, or condition; and
(3)(2) That the proposed mixed-use will comply with each of the applicable provisions of this
Chapter; and
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(3) That the proposed mixed-use will not adversely affect existing or anticipated uses in
the immediate neighborhood and will not adversely affect surrounding properties or
the occupants thereof.
For any project requiring discretionary review, the approving authority for these
determinations shall be the Planning Commission.
(c) (d) Parking for both the nonresidential use and the dwelling unit(s) shall be as specified in Article
15-35 of this Chapter,. provided that tThe Planning Commission may reduce the required
parking specified in Article 15-35 through approval of approve shared parking. if it determines
that it will not result in adverse impacts on adjacent uses.
(e) Perimeter fencing shall be required to conform to the following sections of Article 15-29 of this
Chapter:
(1) Section 15-29.010(a) through (c);
(2) Section 15-29.010(e) through (l);
(3) Section 15-29.030;
(4) Section 15-29.040; and
(1)(5) Section 15-29.060.
(d) Each dwelling shall have private, usable outdoor space, including but not limited to, decks,
balconies, yards or patios.
(e) (f) The maximum height of a mixed-use structure shall be as it is stated in the underlying zoning
district.
(f) Overall site coverage may be increased by up to ten percent of the maximum allowed in the
Zoning District for projects containing at least ten percent of the units deed restricted to below
market rate housing units.
(g) Fences at least six feet in height are required along all interior perimeters of mMixed-use
projects abutting single-family residential districtsshall have sound walls and landscape
screening in order to protect the privacy and quality of life of abutting single-family residential
land uses.
(h) The residential component of a mixed-use project shall be rental and/or owner occupied.
(i) Projects with multiple stories shall be reviewed to ensure that design features such as
setbacks and window placement provide adequate privacy protection.
(j) (i) Smaller mMixed-use projects with (twenty or fewer dwelling units) must pay an in lieu fee for
park construction.
(k) (j) In larger mixed-use projects with (more than twenty dwelling units) either the developer must
pay an in-lieu fee for park construction or construct common, useable open space on site at
the discretion of the Planning Commission based on the vicinity of existing public parks.
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15-58.030 - Lot consolidation. (New Section)
(a) Purpose and applicability. Incentives in Section (b) are intended to encourage the
consolidation of lots 30,000 square feet or smaller into larger development sites to achieve
the scale and quality of development envisioned for the area. Incentives apply to consolidation
of lots for mixed-use or multi-family development in the MU, P-A, C-V, CH-1, and CH zones,
provided the resulting development site is larger than one-half acre.
(b) Incentives. Incentives for lot consolidation are as follows:
Number of lots consolidated Incentive Options1
2 or 3 lots • 10% increase in allowable units; or
• 20% reduction in required parking
4 or more lots • 15% increase in allowable units; or
• 20% reduction in required parking
1. Incentives are in addition to any concessions or waivers granted through State Density Bonus
Law.
(c) Other incentives. The City Council is authorized, in its discretion, to approve by resolution
agreements with project applicants providing different incentives on a case-by-case basis,
such as increased building height, vacation of alleys, reductions in processing fees, in-lieu fees,
or utility connection fees.
15-58.040 - Design standards, building placement and articulation. (New Section)
(a) Building placement.
(1) CH-1 and CH-2 districts. A minimum 80 percent of ground-floor building frontage must
be built at the front setback line to maintain a consistent street wall, as illustrated in
Figure 15-58.040-1.
Figure 15-58.040-1: Building Placement, CH-1 and CH-2 Districts
(2) MU, P-A, C-V, and C-N districts. A minimum 70 percent of ground-floor building
frontage must be built within 10 feet of the front setback line, as illustrated in Figure
15-58.040-2.
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Figure 15-58.040-2: Building Placement, MU-MD, MU-HD, MU-VHD, P-A, C-V and C-N Districts
(3) Corner areas, all districts. Within corner areas, buildings must be located at the
intersecting front and street side setback lines or the corner area must be improved
as part of a public plaza, a small park, or other publicly accessible improved open
space. The corner area is the area bounded by the intersecting property lines and lines
perpendicular to and 30 feet from the intersecting property lines, as illustrated in
Figure 15-58.040-3.
Figure 15-58.040-3: Corner Areas
(b) Upper-story step-back.
(1) P-A, C-V, C-N, CH-1, and CH-2 districts. Requirements for upper-story placement are
established in the base zone standards.
(2) MU-MD district.
a. Front and street side. On the front and street side of the building, the third story
and above must be stepped back a minimum of six feet from the ground floor
façade or located within a sloped roof form.
b. Interior side and rear. Where buildings abut or directly face an R-1 district, the
third story and above along interior side and rear facades must be either
stepped back a minimum of six feet from the ground floor façade or located
within a sloped roof form, as illustrated in Figure 15-58.040-4. Roof forms must
be in accordance with Section 15-58.050(a).
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Figure 15-58.040-4: Upper-Story Step-Back MU-MD District
(3) MU-HD district.
a. Front and street side. The fourth story and above must be stepped back a
minimum of six feet from the ground floor façade or located within a sloped
roof form. Roof forms must be in accordance with Section 15-58.050(a).
b. Interior side and rear. Where buildings abut an R-1 district, the fourth story and
above must be either stepped back a minimum of six feet from the ground
floor façade for a minimum 50 percent of the façade length or located within
a sloped roof form, as illustrated in Figure 15-58.040-5. Roof forms must be in
accordance with Section 15-58.050(a).
Figure 15-58.040-5: Upper-Story Front and Side Step-Back, MU-HD District
(4) MU-VHD district.
a. Front and street side.
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i. For portions of the building within 25 feet of the property line, the third
story and above must be stepped back a minimum of 12 feet from the
ground floor façade.
ii. For portions of the building set back more than 25 feet from the front
or street-side property line, no upper story step-back is required,
provided the setback area is improved as a landscaped and publicly
accessible area, as illustrated in Figure 15-58.040-6.
Figure 15-58.040-6: Upper-Story Front Step-Back, MU-VHD District
b. Interior side and rear. No upper story step-back is required.
(c) Building articulation.
(1) Attached rowhouses facades.
a. Variation in plan. Where a row of attached rowhouses exceeds six units,
facades of abutting attached units must be offset a minimum of 12 inches in
plan view to avoid monotony in design.
b. Length of townhouse building. Any single block of attached rowhouses must not
exceed 250 feet in length.
(2) Street-facing facades over 50 feet in length. For buildings façades over 50 feet in
length, all upper-story street-facades way must incorporate at least one of the
following on all upper floors, as illustrated in Figure 15-58.040-7:
a. A regular pattern of window bays a minimum of 24 inches in depth from
building façade; or
b. At least two changes of plane a minimum of 30 inches in depth from the
building façade.
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Figure 15-58.040-7: Building Articulation, Facades over 50 Feet
(3) Street-facing facades over 150 feet in length.
a. Street-facing facades over 150 feet in length must comply with the standards
of 15-58.040(c)(2).
b. All upper-story street-facing façades must also be separated into primary
façade bays no greater than 70 feet in length and secondary façade bays
defined by a recess a minimum of five feet in depth and 12 feet in width, and
at least one of the following strategies, as illustrated in Figure 15-58.040-8:
i. A change in building height of at least eight feet; or
ii. A change in roof form, parapet height, or parapet shape visible from
all abutting rights-of-way.
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Figure 15-58.040-8: Building Articulation, Facades over 150 Feet
(4) Street-facing facades over 400 feet in length.
a. Street-facing facades over 400 feet in length must comply with the standards
of 15-58.040(c)(2) and (3).
b. Building façades must also incorporate a full-height recess a minimum of 40
feet in depth and 60 feet in width, as illustrated in Figure 15-58.040-9. The
recess must:
i. Be closed to vehicular circulation;
ii. Be improved with pedestrian amenities and a combination of
landscaping and paving that serves as an extension of the abutting
sidewalk;
iii. Provide a minimum of 100 square feet that is protected from the
elements; and
iv. Remain accessible and open to the public.
Figure 15-58.040-9: Building Articulation, Facades over 400 Feet
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c. The required recess may serve as a forecourt building entry in accordance with
Section 15-58.050(c)(3)e.
(5) Height of secondary façade bays. The roof of secondary façade bays shall be no higher
than the corresponding elements of the primary façade bay.
(d) Privacy and views.
(1) Balconies and decks facing an abutting R-1 district.
a. No portion of any balcony or deck may be within four feet of a property line
shared with an R-1 district.
b. Balconies and decks facing an abutting R-1 district may be a maximum nine
feet in length and three feet in depth.
c. All open perimeters of balconies or decks facing an abutting R-1 district must
incorporate an opaque wall at least four feet in height.
(2) Privacy and window placement. As illustrated in Figure 15-58.040-10, windows to a
living room, dining room or family room within 10 feet a side setback line and oriented
toward an interior side setback must:
a. Be a minimum 30 degrees as measured perpendicular to the adjacent side
setback line;
b. Have a minimum sill height of 42 inches from the finished floor; or
c. Use permanently translucent or frosted glazing.
Figure 15-58.040-10: Privacy
15-58.050 - Design standards, building design. (New Section)
(a) Roofs.
(1) Roof design. Roof forms shall be limited to pitched roofs (hipped, gabled, or shed),
mansard roofs, or flat roofs.
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a. Pitched roofs.
i. Pitched roof slope must be no less than 4:12.
ii. Pitched roofs must incorporate eaves a minimum of 12 inches in
depth. Where eaves exceed 18 inches in depth, a regular pattern of
exterior brackets, beams, dentils, or other detailing is required.
b. Mansard roofs.
i. The lower slope of the mansard roof must be no less than 65 degrees.
ii. Mansard roofs must include a regular pattern of dormers for the story
within.
iii. False mansard roofs are prohibited. This refers to a design where a
non-structural mansard form is placed over a top story with a flat roof.
c. Flat roofs. Flat roofs must incorporate one of the following:
i. A cornice line with a minimum 6-inch overhang.
ii. A parapet with segments that do not exceed 15 feet in length without
interruption in height or form.
d. Visibility of roof form. When any top story is stepped back and located within a
sloped roof form such as a mansard roof or a hipped and/or gabled roof with
dormers, the floor below must (and other floors may) be stepped back to meet
the slope of the top story, as illustrated in Figure 15-58.050-1.
Figure 15-58.050-1: Visibility of Roof Forms
(2) Roof materials. Roof materials shall be limited to wood or composition shingles, tile,
standing seam metal, concrete roof tiles, or, for flat roofs, a cool roof membrane.
(b) Ground floor height. The ground floor ceiling height must be a minimum of 12 inches taller
than the average upper floor floor-to-ceiling height of the building, as illustrated in Figure 15-
58.050-2.
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Figure 15-58.050-2: Ground Floor Height
(c) Building entrances.
(1) Entry location.
a. Each street-facing building façade must have at least one pedestrian entry into
the structure.
b. All ground floor dwelling units located along public rights-of-way, public open
space, or internal pathways must have a primary entrance, either individual or
shared, facing a public street, open space, or pathway.
c. Primary entrances to ground floor dwelling units internal to a site may face an
internal drive aisle or pathway. Such units must be designed so that the
primary entryway is visible from a pedestrian pathway connected to a street.
d. Street-facing non-residential building façades must incorporate at least one
ground floor entrance per 60 linear feet of building frontage.
(2) Entry protection. All building entrances must have a roofed projection or recess with
a minimum depth of four feet and a minimum horizontal area of 24 square feet.
(3) Entry types. Building entries must take one of the following forms:
a. Stoop. Individual covered stoop entries with dimensions as indicated below,
and as illustrated in Figure 15-58.050-3:
i. Width of stoop: Minimum 5 feet, maximum 8 feet
ii. Depth of stoop: Minimum 5 feet, maximum 8 feet
iii. Finish floor level above sidewalk: Minimum 18 inches
iv. Projection depth: Minimum 5 feet, maximum 8 feet
v. Clear height to projection: Minimum 8 feet
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Figure 15-58.050-3: Stoop
b. Porch. Individual porch entries with dimensions as indicated below, and as
illustrated in Figure 15-58.050-4:
i. Width of porch: Minimum 12 feet
ii. Depth of porch: Minimum 8 feet
iii. Finish floor level above sidewalk: Minimum 18 inches
iv. Clear height, if porch is covered: Minimum 8 feet, maximum 12 feet
Figure 15-58.050-4: Porch
c. Dooryard. Individual covered dooryard entries with dimensions as indicated
below, and as illustrated in Figure 15-58.050-5:
i. Width of usable yard area: Minimum 6 feet
ii. Depth of dooryard from door: Minimum 4 feet, maximum 8 feet
iii. Projection depth: Maximum 6 feet
iv. Height of enclosure: Maximum 3 feet.
v. Clear height to projection: Minimum 8 feet, maximum 12 feet
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Figure 15-58.050-5: Dooryard
d. Terrace. Terrace entry with dimensions as indicated below, and as illustrated
in Figure 15-58.050-6:
i. Width of terrace: Maximum 120 feet
ii. Depth of terrace: Minimum 8 feet
iii. Distance of between entry stairs: Maximum 50 feet
iv. Finish floor level above sidewalk: Minimum 24 inches; maximum 5 feet
Figure 15-58.050-6: Terrace
e. Shopfront. Shopfront entry with dimensions as indicated below, and as
illustrated in Figure 15-58.050-7:
i. Combined Recess/Projection Depth: Minimum 4 feet
ii. Projection setback from curb: Minimum 2 feet
iii. Clear height: Minimum 8 feet
iv. Finish floor level above sidewalk: Maximum 12 inches
v. Shopfront width: Minimum 6 feet, maximum 20 feet
vi. Shopfront entrances are allowed for non-residential uses only.
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vii. On buildings with street frontages exceeding 50 feet in length,
shopfront frontages must incorporate:
(a) A recess a maximum depth of 4 feet and minimum width of 6
feet to provide additional window display space; and
(b) Variations in building base, awnings, materials, and/or color to
visually articulate individual shopfronts.
Figure 15-58.050-7: Shopfront
(4) Separation of residential and non-residential entrances. Entrances to residential
units, either shared or common, shall be a minimum 30 horizontal feet from
commercial entrances.
(d) Façade design.
(1) Blank walls. No wall on any level shall extend in a continuous horizontal plane of more
than 12 feet without a window or a projection, offset, or recess of the building wall at
least one foot in depth.
(2) Non-residential ground-floor transparency. On any commercial ground floor street-
facing façades, a minimum 60 percent of the area between two and seven feet in
height must include a transparent window, as illustrated in Figure 15-58.050-8. Blank
walls at the ground level must include architectural details, landscaping, and/or plant-
bearing trellises or lattices.
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Figure 15-58.050-8: Ground-Level Transparency
(e) Windows and glazing.
(1) Window design. Trim at least two inches in width and ¾-inch in depth must be
provided around all windows, or windows must be recessed at least 2.5 inches from
the plane of the surrounding exterior wall, as illustrated in Figure 15-58.050-9.
Figure 15-58.050-9: Window Design
(2) Reflectivity. All glazing must be either clear glass or smart glass. Reflective or opaque
tinting of glazing is prohibited.
(3) Bird-safe glazing.
a. Bird-safe glazing is required for a minimum 90 percent all glazing in
uninterrupted segments 24 square feet or larger on portions of buildings up
to 60 feet in height.
b. Bird-safe glazing includes glazing that is translucent, dichroic, fritted, etched,
or frosted. When glazing incorporates patterns, the pattern must uniformly
cover the entire window and consist of vertical elements at least 1/4 inch wide
at a maximum spacing of 4 inches or horizontal elements at least 1/8 inch wide
at a maximum spacing of 2 inches.
c. Exceptions.
i. Residential-zoned buildings less than 45 feet tall with less than 50
percent glazing are exempt from glazing requirements. However, the
requirement for bird-safe glazing applies to uninterrupted glazed
segments 24 square feet or larger.
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Public Review Draft Objective Design Standards | City of Saratoga | 19
ii. A minimum 95 percent bird-safe glazing is required for residential-
zoned buildings less than 45 feet tall with more than 50 percent
glazing.
iii. Requirements may be modified or waived in accordance with a
documented recommendation from a qualified biologist.
(f) Building Materials.
(1) Primary and secondary building materials. All buildings must incorporate a primary
non-reflective and non-glossy building material and a secondary non-glossy and non-
reflective building material.
a. Primary materials. Primary materials must be applied to or incorporated within
50 percent or more of a façade surface area, excluding transparent surfaces.
Permitted primary materials are limited to:
i. Siding (lap, vertical, or shingle). All siding shall be wood, composite
wood, or cement fiberboard, and wood siding shall be painted or
stained.
ii. Stucco, minimum 2-coat.
iii. Stone.
iv. Brick.
b. Secondary materials. Secondary materials must be applied to or incorporated
within less than 50 percent of a façade surface area, excluding transparent
surfaces. Permitted secondary materials are limited to:
i. Siding (lap, vertical, or shingle). All siding shall be wood, composite
wood, or cement fiberboard, and wood siding shall be painted or
stained.
ii. Stucco, minimum 2-coat.
iii. Stone, building base only.
iv. Brick.
v. Tile.
vi. Metal, galvanized or stainless with a matte finish, or weathering steel.
vii. Concrete masonry units (building base only).
viii. Concrete (building base only).
(2) Reflective building materials. The use of reflective or bright building materials is
limited to 25 percent of a façade surface area, excluding transparent surfaces.
(3) Material durability/protection.
a. Exterior finish materials shall have an expected lifespan of no less than 30
years per manufacturer’s specifications.
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20 | City of Saratoga | Public Review Draft Objective Design Standards
b. Exterior timber shall be protected from decay by stain and sealant.
c. Exterior ferrous metals shall be protected from corrosion either through the
use of galvanized, stainless, or weathering steel.
(4) Prohibited materials. The following are prohibited as building cladding materials:
a. Synthetic stucco.
b. Ribbed metal.
c. Mirrored metal finishes.
d. Vinyl.
e. Aluminum.
(g) Architectural integrity and unified palette. All buildings shall be designed such that each
exterior building façade is designed with the same level of detail and quality as the primary
façade. Elements that must be consistent across all facades but are not limited to building
materials, colors, window and door trim, window and door recesses, cornices, belt courses,
columns, posts/beams, brackets, columns/arches, and roof forms.
(h) Unit design.
(1) Units near major rights-of-way.
a. Sound-abatement windows with an STC (Sound Transmission Class) rating of
42 or higher shall be installed for all residential windows facing and within 200
feet of Highway 85, Saratoga Avenue, and Saratoga-Sunnyvale Road.
b. All elevated private open spaces such as roof gardens and terraces within 200
feet of Highway 85, Saratoga Avenue, and Saratoga-Sunnyvale Road shall face
away from the right-of-way.
(2) Affordable unit design. Affordable units and market rate units in the same group of
buildings constructed under the same approval shall be constructed with the same
exterior materials and details so that the affordable units are not distinguishable from
market-rate units.
15-58.060 - Design standards, parking and loading. (New Section)
(a) Parking location. Required off-street parking must be located in:
(1) Ground-floor “tuck-under” individually secured garages;
(2) Shared garages (podium or underground); or
(3) Above-ground structures “wrapped” with habitable uses.
(b) Tandem Parking. Tandem parking may satisfy the off-street parking requirement in
accordance with the following:
(1) No more than two vehicles may be placed one behind the other.
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Public Review Draft Objective Design Standards | City of Saratoga | 21
(2) Both spaces shall be assigned to a single dwelling unit or to employees of the same
non-residential establishment.
(3) Each tandem parking bay must be a minimum 40 feet in length by 10 feet in width.
(4) The number of tandem parking spaces may not exceed 50 percent of the total number
of spaces.
(5) Tandem parking may not be used to satisfy the parking requirement for guest parking.
(c) Ground-level visibility.
(1) Individually secured garages. Individually secured garages shall be accessed from a
shared rear or side drive aisle where such abuts the property. Where individual
garages are accessed from the right-of-way, garages shall occupy no more than 50
percent of the frontage of each unit, as illustrated in Figure 15-58.060-1.
Figure 15-58.060-1: Individual Garages
(2) Structured parking. Where structured parking faces the street frontage, as illustrated
in Figure 15-58.060-2, the structure must be either:
a. A maximum of 30 percent of the building frontage or 60 feet (whichever is
greater);
b. Recessed a minimum of four feet from the rest of the building façade and
screened with a living wall or textured or decorative screening; or
c. Designed such that the parking area is located in a basement, where the
vertical distance from grade to the finished floor directly above the parking
area is a maximum of 42 inches.
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22 | City of Saratoga | Public Review Draft Objective Design Standards
Figure 15-58.060-2: Structured Parking Ground Level
(d) Upper-level visibility. All upper-level street-facing structured parking must be screened from
view from the right-of-way by at least one of the following features:
(1) Regular openings designed to resemble windows of habitable spaces;
(2) A trellis or living wall; or
(3) Textured or decorative screening.
(e) Access. As illustrated in Figure 15-58.060-3, access to parking must comply with the following
standards:
(1) A maximum of one driveway to shared parking is permitted on street frontages up to
120 feet in length; a maximum two shared driveways are permitted on street frontages
exceeding 120 feet in length.
(2) Driveways to shared parking shall not exceed 30 feet in width along Lawrence
Expressway and 24 feet in width along all other rights-of-way.
(3) Controlled entrances to shared parking facilities (i.e. gates, doors, etc.) shall be located
a minimum 10 feet from the back of sidewalk.
(4) Vehicular entrances to parking areas shall be a minimum of 80 horizontal feet from
vehicular entrances to parking areas on adjacent properties.
(5) Mechanical parking lifts are allowed in all structured parking configurations.
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Public Review Draft Objective Design Standards | City of Saratoga | 23
Figure 15-58.060-3: Parking Access
(f) Parking separation. Parking for residential units shall be physically separated from parking
for non-residential uses through a controlled fence, gate, or other barrier.
15-58.070 - Design standards, site design. (New Section)
(a) Private open space design.
(1) Required private open space must take the form of balconies, decks, patios, fenced
yards, or other similar areas outside the residence. Private open space may be at-
grade or elevated.
(2) Private open space shall be a minimum of 48 square feet per unit.
(3) Required private open space for upper-level units shall be accessible to only one living
unit by a doorway to a habitable room.
(4) When required common open space abuts private open space, a minimum two-foot
buffer is required in addition to the required private and common open space. The
buffer must be planted or otherwise designed to screen the common open space from
view from the private open space.
(b) Common open space design.
(1) Required common areas must be improved to enhance the outdoor environment of
the development and/or provide amenities to residents. Improvements may include
but are not limited to landscaped areas, walks, patios, swimming pools, barbeque
areas, playgrounds, and turf.
a. Minimum size: 400 square feet per lot or 15 square feet per unit, whichever is
greater.
b. Minimum dimension in any direction: 15 feet.
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24 | City of Saratoga | Public Review Draft Objective Design Standards
(2) Required common open space shall be accessible to all living units on the
development site by a stairway or other accessway qualifying as an egress facility from
a habitable room.
(3) Common open spaces may be at-grade, elevated, on parking podiums, or on rooftops.
(4) Common space shall be surfaced with materials that allow convenient use for outdoor
living and/or recreation. The surface may be any combination of lawn, flagstone, wood
planking, asphalt, or concrete.
(5) No more than 75 percent of common open area may be hardscaped.
(6) The slope of required common open space shall not exceed 10 percent at any point.
(c) Landscaping.
(1) Required landscaping. A minimum of 12 percent of a site must be landscaped.
(2) Areas to be landscaped. The following areas shall be landscaped and count toward
the required site landscaping.
a. Required setbacks. All required front and street-facing side setbacks, except for
areas used for exit and entry.
b. Required common open space. That portion of required common open space,
whether at-grade or elevated, that must be landscaped in accordance with
subsection 15.58.070(b).
c. Interior property lines abutting residential districts. Wherever a nonresidential
use is located adjacent to a residential district or use, a landscape buffer at
least 30 inches in width planted with a mix of trees and shrubs shall be
provided along interior property lines. At least one tree of at least 15-gallon
size shall be planted per 20 lineal feet or as appropriate to create a tree canopy
over the buffer yard. In addition, at least three shrubs shall be planted per 20
lineal feet. At least 10 percent of the required trees shall be 24-inch box size.
d. Ground-floor residential building perimeters. A landscaped area a minimum of
30 inches in width shall be incorporated around the base of residential
building frontages to separate ground floor residential uses from parking,
drive aisles, and sidewalks.
e. Parking areas. Landscaped portions of parking areas as required by Chapter
15-58.060 (“Design Standards, Parking and Loading”).
f. Unused areas. All areas of a project site not intended for a specific use,
including areas planned for future phases of a phased development, shall be
landscaped or kept in a natural state.
(3) Dimension of landscaped areas. No landscaped area smaller than 30 inches in any
horizontal dimension shall count toward required landscaping.
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Public Review Draft Objective Design Standards | City of Saratoga | 25
(d) Pedestrian and bicycle circulation.
(1) Pedestrian walkways shall connect all primary buildings entrances on a site to each
other, to on-site automobile and bicycle parking areas, and to any on-site common
open space areas, pedestrian amenities, and transit stops.
(2) Walkways between the primary entrance and sidewalk shall be the shortest practical
distance, generally no more than 125 percent of the straight-line distance.
(3) Walkways must link the residential units with recreational and other internal facilities
and with other residential units.
(4) Walkways shall be a minimum of five feet wide, hard-surfaced, and paved with
permeable materials.
(5) Where a required walkway crosses driveways, parking areas, or loading areas, it must
be clearly identifiable through a raised crosswalk, a different paving material, a
painted crosswalk, or similar method.
(6) Where a required walkway is parallel and adjacent to a vehicle travel lane, it must be
raised from the vehicle travel lane by a curb a minimum of four inches high or
separated by bollards or other physical barriers.
(e) Exterior lighting.
(1) Fixtures. All exterior lighting fixtures shall be oriented downward, fully shielded, and
certified by the International Dark Sky Association to prevent light intrusion into
adjacent building use and sensitive habitat such as riparian habitat, streams, and
wetlands.
(2) Controls. All exterior lighting must be capable of accepting controls that enable
dimmers, timers motion sensors, or networking to avoid unnecessary lighting and
energy use, especially in areas adjacent to sensitive habitat, such as riparian habitat,
streams, and wetlands.
(3) Exterior building lighting.
a. Ground-floor building façades and an adjacent four-foot-wide zone shall be
illuminated with lighting fixtures that are placed:
i. Every 40 feet or less for all building façades to illuminate the sidewalk
along primary and secondary streets.
ii. Every 30 feet or less for all building façades facing public open spaces
and paseos.
iii. Every 20 feet or less for all ground floor blank walls.
b. Electrical elements such as wires, conduits, and panel boxes shall be
concealed from public view or painted to match the background surface color.
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26 | City of Saratoga | Public Review Draft Objective Design Standards
(4) Other on-site lighting.
a. Parking lots, driveways, circulation areas, aisles, passageways, recesses, and
ground contiguous buildings shall be provided. The following minimum levels
of illumination shall be achieved:
i. Open parking lots: One to two foot-candles at ground level.
ii. Pedestrian path/bike path: One-half to one foot-candle at ground level.
iii. Covered parking: Five foot-candles at ground level.
b. Parking lot lighting shall be designed and installed so that light and glare is not
directed onto residential use areas, adjacent public rights-of-way, or sensitive
habitat, such as riparian habitat, streams, and wetlands.
(5) Prohibited Lighting. The following types of exterior lighting are prohibited:
a. Mercury vapor luminaires;
b. Searchlights;
c. Sky beams;
d. Upward-directed fixtures; and
e. Aerial lasers.
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47
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Christopher Riordan, Senior Planner
Date: April 12, 2023
Subject: Study Session for Mixed Use District Regulations and Objective Design Standards -
Supplemental Attachment No. 1
Please see attached email public comment received April 11, 2023.
48
Frances Reed
From:noreply@civicplus.com
Sent:Tuesday, April 11, 2023 6:21 PM
To:Clinton Brownley; Anjali Kausar; Razi Mohiuddin; Herman Zheng; Jonathan Choi; Ping Li; Paul
Germaraad; Debbie Pedro; Britt Avrit; Frances Reed
Subject:Online Form Submittal: Planning Commission Comments Form
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or
clicking links, especially from unknown senders.
Planning Commission Comments Form
Your Name Curt Bianchi
Phone Number Field not completed.
Email Address
Comments Dear Planning Commissioners,
I am writing regarding agenda item 3-1.1, “Study Session for
Mixed Use District Regulations and Objective Design
Standards,” for the Apr. 12, 2023 Planning Commission
meeting.
Specifically, I wish to address Zoning Code Amendment 15-
58.030, which provides incentives to developers to encourage
lot consolidation. As you know, all of the high density Housing
Element opportunity sites are comprised of multiple lots which
would require consolidation in order to achieve the density
described in the Housing Element. As you may also know, the
height in stories of the proposed housing at those sites was the
subject of vigorous public input when the City Council choose
these sites. At the Feb. 16, 2022, City Council meeting, the
council voted to approve the housing opportunity sites “as
presented,” including maximum heights in floors for all sites.
The 15-58.030 amendment states in part, "The City Council is
authorized, in its discretion, to approve by resolution
agreements with project applicants providing different
incentives on a case-by-case basis, such as increased building
height, vacation of alleys, reductions in processing fees, in-lieu
fees, or utility connection fees.”
As I read this, the maximum building heights are not fixed as
the public has understood from the motions passed by the City
Council, but are in fact negotiable and subject to change at the
49
discretion of the council.
I understand that the State is pressuring the City to adopt
incentives to facilitate lot consolidation, but I am concerned that
this amendment renders maximum floor heights meaningless
given that it would allow them to be changed on a case-by-
case basis by the City Council.
Thank you for your consideration,
Curt Bianchi
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50
CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Christopher Riordan, Senior Planner
Date: April 12, 2023
Subject: Study Session for Mixed Use District Regulations and Objective Design Standards -
Supplemental Attachment No. 2
Please see attached email public comment received after the packet was distributed.
51
Frances Reed
From:noreply@civicplus.com
Sent:Wednesday, April 12, 2023 4:44 PM
To:Clinton Brownley; Anjali Kausar; Razi Mohiuddin; Herman Zheng; Jonathan Choi; Ping Li; Paul
Germaraad; Debbie Pedro; Britt Avrit; Frances Reed
Subject:Online Form Submittal: Planning Commission Comments Form
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or
clicking links, especially from unknown senders.
Planning Commission Comments Form
Your Name Anne Johnson
Phone Number
Email Address
Comments I wanted to make sure that I am correctly understanding some
of the criteria for the Pumpkin Patch property as it relates to the
new MU-HD designation. Hopefully these can be addressed
during tonight’s meeting.
Question 1 - I am very concerned about available parking
space since the MU-HD designation allows for commercial
establishments within the complex that will need additional
parking for their employees and non-resident customers, taking
away from the needed parking for residents. Though some
residents may be employed by these new establishments, that
would only account for a small number.
Can you please confirm that Article 15-35.030 “Schedule of off-
street parking spaces”, applies to the Pumpkin Patch location?
"One uncovered or covered space within a garage per
bedroom for each dwelling unit, up to a maximum of two
spaces, plus one-half additional spaces on the site for each
dwelling unit."
Comment - Considering the addition of 344 new housing units,
each with at least one adult and many with two or more adults,
there is an extreme lack of jobs within walking or biking
distance to this location, even assuming that some residents
are hired by the new commercial establishments. Even the bus
is questionable since it can only be useful if it can get the
residents to their work locations (without having to make
multiple changes (and waits) to get to/from work). Therefore,
the majority of adults will likely need to drive cars, and they will
52
need to be able to reliably and safely park them within the
complex. They cannot be expected to park them on Saratoga
or Cox Avenues, as they would be vulnerable to car burglaries
overnight and dangerous parking conditions on busy Saratoga
Avenue. Even the EIR stated that the strategy tiers to move
VMT into acceptable ranges for Transportation (encouraging
biking, walking, transit, limiting parking, etc.) would be
insufficient to reduce the project’s significant VMT impact.
Question 2 - How are the temporary seasonal Christmas tree
and pumpkin sales going to be accomplished? Is additional
parking being removed from residents for this, both for the
trees and pumpkins, but also for the additional cars that will be
needing parking for those events?
Question 3. In Attachment 1, 15- 21.035 MU-HD district
regulations states that “No structure shall exceed three stories”.
This is consistent with the multiple discussions last year with
public involvement and is what I expected to see in this
planning, even with the addition of some commercial
establishments. However, in Attachment 2, Figure 15-58.040-5:
Upper-Story Front and Side Step-Back, MU-HD District, shows
diagrams with 3 or 4 stories. Can you please confirm that
Attachment 1 is correct for our planning, and that the Pumpkin
Patch location is still being limited to 3 stories, including any
commercial establishments?
Thank you for your hard work and responses. I look forward to
tonight’s planning meeting.
Anne
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53
REPORT TO THE
PLANNING COMMISSION
Meeting Date: April 12, 2023
Subject: Planning Commission Work Plan
Address/APN: Citywide
Owner / Applicant: City of Saratoga
From: Debbie Pedro, Community Development Director
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission discuss its priority work plan items for the
coming year, and forward it to the City Council for input and direction at the Joint City Council
Planning Commission Work Plan Study Session on May 3, 2023. No formal action is requested
or may be made at a study session, but straw polls may be appropriate to indicate priorities.
BACKGROUND:
Each year, the Planning Commission discusses its potential Work Plan items for the coming
year. The Council then reviews the items suggested in a joint session with the Commission or in
another format, and provides input and direction regarding where the Commission should focus
its efforts. Attachment 1 is a copy of the Commission’s 2022/23 Work Plan for reference.
DISCUSSION:
The Commission’s FY 23/24 Work Plan will focus on the following core priorities:
Housing Element Update
Every eight years, California municipalities must update their Housing Element, which is a
required component of the General Plan that serves as a long-term blueprint for future housing
development. The Housing Element project began in 2021 and the City submitted the initial draft
Housing Element to the State Housing and Community Development Department (HCD) in August
2022. On March 17, 2023, HCD completed its review of the second Draft and provided comments
to the City. Staff is working on responding to HCD comments and will present the final draft
Housing Element for Planning Commission review in the coming weeks.
General Plan Update.
In April 2018, the City began the process to refresh and make minor policy updates to three
elements of the City’s General Plan (Land Use, Circulation, and Open Space & Conservation). The
original timeline for Commission review of the draft documents was Winter 2020. Due to the
substantial increase in the number of housing units that Saratoga will be required to plan for in the
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Planning Commission Work Plan Study Session
April 12, 2023
Page | 2
6th cycle RHNA, the schedule of the General Plan 2040 update was revised so that it can be aligned
with the Housing Element.
In addition, Senate Bill 1035 requires the Safety Element to be reviewed and updated as necessary
every eight years, at the same time as the Housing Element. The updated elements of the General
Plan will be combined with the newly updated Housing Element and Safety Element and existing
Noise Element to comprise the Saratoga 2040 General Plan.
Mixed Use District Regulations and Objective Design Standards
The City will be creating new Mixed Use zoning districts as part of the Housing Element Update.
The rezoning program will consist of three new zoning districts: Mixed Use” (MU), “Mixed Use
High Density” (MU/HD), and “Mixed Use Very High Density” (MU/VHD). The City Code will be
amended to include a new development standards for the MU zoning districts. In addition, Senate
Bill 35 created a streamlined and ministerial approval process for qualifying housing projects and
requires local jurisdictions to provide objective standards for the expedited review and approval of
eligible projects. These objective standards include development regulations such as setback and
height limitations and can include design standards if these standards are written to be objective
rather than subjective. The intent of Objective Design Standards is to provide applicants and
developers with a clear set of requirements for mixed-use and multi-family residential project
design.
Accessory Dwelling Units (ADU) Ordinance
The State legislature recently amended laws (SB 897 and AB 2221) to reduce barrier and further
promote the development of Accessory Dwelling Units (ADU) and Junior Accessory Dwelling
Units (JADU). Staff will bring forth proposed amendments to the City Code to comply with
state law.
Tree Regulations Ordinance
At last year’s Joint Session with the Ctiy Council, the Planning Commission proposed a work plan
item to further address fire related issues in the City by identifying problematic tree species (in
addition to Monterey pines and blue gum eucalyptus) and expand the area beyond the WUI where
removal of problematic tree species would be allowed. The City Council approved all other items
on the proposed work plan and retained this as a placeholder.
Single-Family Residential Design Review Handbook
The Single-Family Residential Design Review Handbook (“Handbook”) was first adopted in
1988 and last updated in 2014. The Handbook embodies and illustrates the intent of the Design
Review Findings found in City Code Section 15-45.080 and serves as a guide to residents,
architects, staff, Planning Commission and City Council in the design review process for new
single family residences. The Commission has expressed an interest in updating the Handbook,
specifically on the issue of privacy and two story homes to address the balance between neighbor
concerns and rights of property owners. The Handbook update process will include a review of
two story homes previously approved by the Planning Commisison and design techniques
typically employed to minimize privacy impacts.
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Planning Commission Work Plan Study Session
April 12, 2023
Page | 3
Other Items
If the Commission feels that other items deserve its priority attention in this coming year, they
should bring those items up for discussion at the Study Session.
ATTACHMENT
1. 2022/23 Work Plan
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FISCAL YEAR 2022/2023
PLANNING COMMISSION WORK PLAN
1. Housing Element Update
Continue work on the Housing Element Update. Every eight years, California municipalities
must update their Housing Element, which is a required component of the General Plan. The
Housing Element serves as a long-term blueprint for future housing development. In the Fall
and Winter of 2021, the Planning Commission hosted a series of four community meetings
to obtain public input on opportunity sites and policies that would further support housing
to meet the RHNA targets and presented the recommendations to the City Council on
December 14, 2021. In the coming months, staff will be incorporating Council’s direction
into a preliminary draft of the Housing Element which is due to HCD in June, before the EIR
is completed. The preliminary draft will be presented to both the Planning Commission and
City Council before it is submitted to HCD for their initial review this summer. The deadline
for jurisdictions to adopt the Housing Element update is January 31, 2023.
2. General Plan Update
Continue work on the General Plan Update. In April 2018, the City began the process to
refresh and make minor policy updates to three elements of the City’s General Plan (Land
Use, Circulation, and Open Space & Conservation). The original timeline for Commission
review of the draft documents was Winter 2020. Due to the substantial increase in the
number of housing units that Saratoga will be required to plan for in the 6th cycle RHNA, the
schedule of the General Plan 2040 update was revised so that it can be aligned with the
Housing Element. In addition, Senate Bill 1035 requires the Safety Element to be reviewed
and updated as necessary every eight years, at the same time as the Housing Element. The
updated elements of the General Plan will be combined with the newly updated Housing
Element and Safety Element and existing Noise Element to comprise the Saratoga 2040
General Plan.
3. Mixed Use and Multifamily Objective Design Standards
Senate Bill 35 created a streamlined and ministerial approval process for qualifying housing
projects and requires local jurisdictions to provide objective standards for the expedited
review and approval of eligible projects. In addition, the City will be creating Mixed Use
zoning districts as part of the Housing Element Update so the Objective Design Standards
will provide applicants with a clear set of requirements for mixed-use and multi-family
residential project design.
4. SB 9 Ordinance
On December 15, 2021, the City Council adopted an urgency ordinance to implement Senate
Bill 9, which became effective January 1, 2022. SB 9 allows properties within a single-family
residential zone to be developed with two units and be subdivided into two parcels. In
addition, eligible SB 9 projects must be reviewed ministerially, without discretionary action
or public comment. A comprehensive SB 9 ordinance to ensure that SB 9 projects are as
compatible as possible with surrounding properties will be presented to the Planning
Commission and City Council in the Spring of 2022.
57
5. Tree Regulations Ordinance (Placeholder)
On July 21, 2021, the City Council, at the recommendation of the Planning Commission,
amended the tree regulations to allow the removal of Monterey pines and blue gum
eucalyptus within the Wildland Urban Interface area, waive the permit fees, and exclude the
problematic tree species from being used as replacement trees following a removal. To
further address fire related issues in the City, the Planning Commission would like to identify
additional problematic tree species and expand the area beyond the WUI where removal of
problematic tree species would be allowed.
58