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BIG BASIN WAY 14493 - HPC REVIEW
14493 Big Basin Wy HPC16-0001 LEE 01/28/2016 14493 b I basin 141 1 i N- e r P {iit R rurtnett F ,. -C-7 ... _`_ PlannfngDepument use only. APPLICATION NO. FC I(9-00D( FEE$ Requested entitlement(s) Project Location 144400.5 ffel AOIAI)e � Assessor Parcel Number(APN) "�O 2 Project Description ! T At je&*M Ca WAII�&Md Applicant Name_ Applicant Address J#yy 9 Jf -Od-n it da 0.� &MIe l City_---- @d 4 Zip S'O '7� Applicant Phone �t&f P&j /='7_,�AX Email Property Owner-Nam oto Property Owner Address // Property Owner Phone FAQ Lr�W se Email I,the undersigned,under penalty of perjury,hereby declare and agree that I am the applicant for this request,that the owner of the property has approved the filing of this application and that all the facts,maps,documents and other information submitted herewith are true,correct,and accurate to the best of my knowledge and belief. If the application is granted, the undersigned agrees that the conditions, if any,upon which the application is granted,will be carefully observed and that the project will proceed in accordance with all City,State and Federal laws. I agree to hold the City harmless from all costs and expenses,including attorney fees incurred by the City or held to be the liability of the City in connection with the City's defense of its actions in any proceeding brought in any State or Federal Court challenging the City's actions in any way with respect to this application and any amendment or revisions to this application. I also understand that all refunds must be requested within 30 days from the date of fees paid Signature of Applicant or Pr erty Owner Date 0 ` ��qoc� CITY OF SARATOGA° 9 13777 FRUITVALE AVENUE•SARATOGA, CALIFORNIA 95070 (408)868-1201 \.\c9 g18gu p1Q� , Log Receipt Number: 47674 Project Number HPC16-0001 Receipt Print Date: 01/28/2016 Address 14493 BIG BASIN WY Applicant GIN LEE Owner LEE SOO G Project Description 175 SF ROOM ADDITION FEES PAID 111-4101-44454 HPC REVIEW 111-4101-44454 240.00 Total Fees for Account 111-4101-44454: 240.00 4149416-001-43112 CIP DOCUMENT TECHNOLOGY-ADMIN 4149415-001-43112 150.00 Total Fees for Account 4149415-001-43112: 150.00 TOTAL FEES PAID 390.00 DATE PAID: Thursday, January 28, 2016 PAID BY: SOO GIN LEE PAYMENT METHOD: CHECK 132 Of R9 �q ?0 Community Development Department . City of Saratoga 13777 Fruitvale Avenue Saratoga,California 95070 ese 4 Y9L�FUR-�1 MEMORANDUM DATE: March 23, 2016 _ TO: Heritage Preservation Commission (HPC) FROM: Sandy L. Baily, Special Projects Manager SUBJECT: 14493-14495 Big Basin Way(Hutchinson Building) Property Location: 14493-14494 Big Basin Way Property APN: 503-24-064 Project Applicants: Gin Lee Project Summary The City has received a request to review an exterior 2"d story addition at 14493-14495 Big Basin Way. The property is currently listed as a "Heritage Resource". within the City of Saratoga. This matter was continued from the meeting of February 9, 2016 with directions for a redesign. Subsequent to this meeting it was determined that the work proposed requires review and approval by the Planning Commission. The HPC will be making a recommendation to the Planning Commission on this matter. Following is an excerpt from the approved HPC minutes regarding this item: 14493-95 Big Basin Way (Hutchinson Building)—The following comments/issues were discussed: • Elevations don't match floor plan. • The front elevation has false metal railings. • Size of windows. • Planter bump outs. • Planter box on upper level is not easily accessible to maintain. • Lack of balance with proposed colors and materials. • Front elevation is too contemporary. • Existing elevation is lacking in design. Cappello moved to approve the application subject to the condition that a brown awning be added over the top three windows. Conrado seconded. Motion failed 5-1. Conrado moved to continue the matter for a redesign. Stransky seconded, motion passed unanimously. Project Address: 14493-1449 g Basin Way Project Applicant: Gin Lee Permit Criteria: Following are the findings the Heritage Preservation Commission, needs to make for this application: (a) The proposed work is consistent with the purposes and objectives of the Heritage Preservation chapter. (b) The proposed work does not adversely affect the character of the designated historic resource. (c) In the case of construction of a new building, structure or other improvement upon or within a designated historic landmark, the exterior of such improvements will not adversely affect and will be compatible with the external appearance of the existing heritage resource. Attachment (1) Revised development plans received February 23, 2015 4 Memorandum to the Saratoga Historic Preservation Commission Page 2 OFFICE OF C 0 U IGY ASSESS R S A N TA C L A R A C 0 U N TY , C A L I F 0 R N I A BOOK PAGE 503 24 rra t91� I W 4A CITY of SARATOGA 23 / PCL.4 39.54�- / C6 Al /0p, c+ CITY OF SARATOGA �, ,� / O m �. kp LLI 9 P. M. 340-M-14 ' yrP-'�2SgRgTO /� -_6 = 6/ 55.21 yp moo' cs \•o _ �•.3 85 '�q _, �- 5'tiv-ram SC tT.26 �•_ � 3^':T• O� J - f-- 88$� �a 51.55 79\40� --CI-TY of SARATO GA 36 '3 ss PC L. A s1c eAsrwwr. ,4,Ba51 N 49 � j_4F47-_sLs2 PCL. 2 `33�: S.C.V.W. D. ESA/T. FS `�rJ � 5T.58 4g o'Q- 0 9p s �0 T� S' C �. C IJ 1 1 D. ` r. .B„ V. 4-- L SM74 - 51.92 36.81 n a o \ s 10T3B H! C. _ 81 - �6 0 p N /6 --- ,66 ..._�,� � 0.$7 AC. 58 50 zI 0� 5 PRp� 6Z .� r` J �, '� 42 ES,�yTTs N /� CITY OF SARATOGA 27.52 _ C♦.4{]KC. I S 2 Fr-L. 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' wma1 ly\ tT H I 5 A R E A T O B E F U L L Y 5 P R I` N K L E D) 7' -4" o� INDICATES 'EXISTING .Qa r_ " PLUMB;NG AT REMODEL 24 0 3r_4" BATH TO BE UTILIZED B IN NEW CONSTRUCTION . In \� SEE INT, /f { sir SON-s HD P x` a J BATH - EXISTING LIMESTORE WALL ( ) *" VINLY Cr in TO REMAIN AT (E) BLDG.(RATED 2 HRS. PER ULc) PLR.LL / ro TABLE 7--8, ITEM7-1.2 INDICATES. APPROX. a INST�MCOMMBBUSTION LOC. OF (E) BLDG.AIR VE PER Ofl CODE REQUIREMENTS CAST IRON SEWER W/ ✓ 5 fi ACCESS TO ADDITION o { s =vrs '� *. � 8J3{ 1w' ., .-.x. L E a1::•F�'piY��K'..a a . i s.r F'1'.. +> INSTALL 2 x 8 DF THICL S EXT. ° CD INSTALL 2 x 8 OF7-- 7NEW FURNACE UNIT , r ^ " SERVICE COMM. STUD WALL Afi Ib 8 0 WALL TO REt. STUD WALL, FRAMINGp D DUCTWORK �Y. IN OX. FULL LENGTH R-13 B. INSUL. aT 16 O.C. HERE �, GAS FURNACE Tq UP o FROM CEILING TYA 0 3: BE ON PLATFOR14 NOTE - STORE FRONT DESIGN2 ) r TO MATCH (E) LAUNDRY MAT`iS. 0 - u- PLANNING DEPT TO APPROVE 5-5 o v o INSTALL WALL Qo a .HUNG *FIRE INSTALL R!A y`• r ~ s tL EXTINGUISHER' UNDER DOOR UN r S�X o , waw INSTALL LIGHTED EXIT" � BATH +� >w� • BUILD WOOD FRAMED TYPE SEE TNT ELEV.) p ui .. N SIGN ABOVE DOOR TYR. AT ALL EX I TS STAIRS WITH 1 HR, WALLS & ON SHEET 5--5 a� _L=Am— �9 0 CEILING - USE 5/B' TYPE -X- (VINLY) • aO - - z e6 w y� Z UNDER STAIRS •- USE MAX. 7' b 125 SUBPNL \ FLR. --+ z w v .a 3/0 WIDE RISER AND MIN. 11 TREAD Qw WOOD DOOR A-6 tSEE DETAILS ON �hEET 5--6) �. _.-- , n:2 w p ' 42- w in ENTRANTYPICACE AT ALL K p s O > X n INSTALL 5/ Q IN L5 V U•/n1 l zl Lm lnl 10 TYPE 'X• GgB. Ul AND p 2 0o aMP O v L�)F INSTALL 5/8- THK. GYPSUM WALLBOARD) AT WALLSWEftE SERVICE + GAS M' AI 6- CEILING HEIGHT - ALL HVAC DUCTS & TELI:. METER ' HIS W. O- ~ TO W EXPOSED AND HANG FROM CEILING U.N.O, 4' BOARDIL P. 29r 2r_5.: 30-_0"3/0 W/ S.C. S %Qt . 'TYPICJL AT ALL y COVE oft"lop MEN A_b ENTRA DOORS (COW 6060 FIXED WIRE GLASS4r_4" 3r _2" RATE i HR. INSTALL LIGHTED 'EXIT' BUILD "' o toLoloOOK SIv:; ABO`c DOOR - Tir. STAIR Sr -6" 1 AT ALL EXITS CULT .......� UNDER 1 .�r Y ►� RISER SEE D t �r - 25' --2" t -y1r, 01/ •1 ' ; F r REMODELED �. BEDRO1 #3 32" KITCHEN tno E) W/H W/H E) < Q UP GRADE .jLn BATH BATH ,,_ 0 m COUNTERS NEW a NEW 5.5INK D/Wlu a / z O tLJ► _ — — — — — — — — -- 0 �- /-� - - - o . N SLOPE STM 5 SHLV5 N CLG. REG. CL DN OF PANTRY ,a 2' —7" i NOTE - THIS EXT. - 0-0. FLR i WALL TO RECEIVE FOR HEAD 3 3 � R-19 BATT IN5UL. i uj CJ BEDROOM #3 BORN w o ul w i ® TH 15 AREA I5 TO BE r REG I STERL a U mi =a A 1 HOUR EXIT AREA ;ND;GATES ALUM. ZO SKYLIGHT UNIT W/ IT 3' -8" 12' -0" zi PLASTIC DOME Z i TYP. AS SHOWN LIVING ROOM AREA N A LL (TYPICAL CLG. HT. 9'-0" U.N.O.) Foi i OAK HANDRAIL t i /� DN OF°L INENM w I o _ /\ CLO. FLR M FOR HEAD �f " . CLEANANCE iNOTEi _ KITCHEN i SKYLGOT. i 36' H. RAIL NOTE - THIS WALL _UNDER CAB. TASK INSTALL (VINYL) ( HIGH CLG. LIGHTS, TYPICAL ( TO ALIGN W! WALL t� L�—------ REG I 5TER I HALLWAY BELOW � Q d I STACKED ,���t CLG. REG. o� p u o i -+Vl r L - - ' Low VENT 0 u w m z 77-77 g rr°--�•— --, — C9 J Q .. . .,' , 82' -0" to FIELD VERIFIED) — 4 3M, 00 4ve L K BEDRO #3 W/H W/H X32�- Z (� �; KITCHEN~ 2 *E) ?- (E) za uP GRADE BATH I� BATH COUNTERS NEW Z NEW 5.5I NK D/W W LL1 0 o I jo �!1 ' .. ... .,. i`k'•3 SLOPE sTM 5 5HLVS CLG. REG, CL I f D� OF PANTRY 2► —7 a NOTE - THIS EXT. CLO° FLR Ca FOR HEAD WALL TO RECEIVE CLEANANCE 3' 3► -S~ R-19 BATT INSUL. �'�' 4' -0" HIGH WALL �Q J BEDROOM #3 BDRM ® THIS AREA IS TO BE REGISTER uw A I HOUR EXIT AREA ` i a INDICATES ALUM. SKYLIGHT UNIT W/ IT 3► -g» � ► _fly PLASTIC DOME 40- LIVING ROOM AREA TYP. As SHOWN g , (TYPICAL CLG. HT. 9'-0* U.N>O,) � { _ OAK HANDRAIL OF LINEN DN CLO. FLR FOR HEAD j *t { � 240 Sty. CLEANANCE d NOTE - INSTALL KITCHEN sKYLGT. 36' H. RAIL UNDER CAB. TASK (VINYL) f NOTE - THI5 WALL a REGISTER. LIGHTS, TYPICAL HALLWAY TO ABELLOOWGN W/ WALL Ap aZ S:ArltEa t Om W Q oft - _ _ - - , O�C1 r- --� CLG, REG. _ � _ .�. � � � "`7 % UU& E T/ i m i Z �4 U' 14 J v h y § om i S »_. a 82=- F ELD VERIFIED) - ?FL,-0 f2o%P 20HP0 LOFI!:�f i x a , .�..-..a.,....-...._........>.-.�-.,.rr•w,.:.-....... <...,..r,_,..-.e�.e-«a•,m..a+a+.. <e�rx+ain.+w�.,w, x.�arm.�.+e„ -a ram r. vt„v,* � (� ���� TIER TABLE �il -- p i I H } t t IyT •qr f: i it I �. i�,,,,, x .. rr k Y1 ;' ; 5 ¢ 44 - •3 s. s a " EMP.ER I1.. TEMPERED. FIRE DEPT. BACK F-LOW A4 NOTE" DOORS TO BE CHANGED TO STOOD NITH .GLASS PANEL AND TRANSOM AS APPR4'V'ED BY PLANNING DIRgCTOR MIOR TO . y ISSUING OF BUILDING PERMIT. .G�iLt f-,kpiskie,p <�1 ? s �p 4.Aj A TI[ d{ 00 INSTALL 26 GA. G.I CAP FLASING W/ 2 x 8 DF TRIM WRAPPED IN . STUCCO -- SEE DETAIL INSTALL 2 x 4 FOAM � EiE 'in' ALUMINUM SLDG. itIADOW (COLOR TO IM WINDOWSi I DARK ANODIZED MATCH (E) TYP. ALL LOCATIONS L-IL ( IUD BLACKI AL Js TO MATCH FRONT ELEV. S O WATER:rMX.E TYPICAL t a� �.�;�}�s,CC 2:r- - SOFFIT AREA TYPICAL. EW EXISTIIe *LIMESTONE" - - x� 5- i U C C 0 W A L. L TO BE CLEANED PER SPECS, / tm (PAINT COLOR,TO HATCH EXISTING BLDG.) TSB N�S S I DEWALK" /J�'' '� ' J S.C. DOORS 9c co W O N THIS WINDOW TO lo BE FIXED WIRE S ?'—6' GLASS — i MR. E8 CCAB3,EELE GAS METER • a ..,.. � .gym�...p..s.....«,►,e-�......�.s....-w, II F � _ $ � 2 f 3 � w+reE I e of SA R �•� ,, 9?� Community Development Department 0 City of Saratoga O 13777 Fruitvale Avenue Saratoga,California 95070 � LiFOR�s� MEMORANDUM DATE: February 9, 2016 TO: Heritage Preservation Commission(HPC) FROM: Michael Fossati, Planner SUBJECT: HPC16-0001 — 14495 Big Basin Way (Hutchinson Building) Property Location: 14493-14495 Big Basin Way Property APN: 503-24-064 Project Applicant: Gin Lee Project Description: The applicant has proposed to add 175 sq. ft. to the 2"d floor along the front and side (east)elevation of an existing apartment located at 14493-14495 Big Basin Way, also known as the Hutchinson Building. The historical significance with the building is due to the builder, John Hutchinson, which built two commercial buildings in the Saratoga Village in the 19th century. According to the DPR, the overall building design and materials have been significantly altered within the 20th century. Staff recommends approval of the. project because the design of the addition would not impact the architectural history of Saratoga or the unique physical characteristics of the Village. Permit Criteria: The Planning Department, on recommendation of the Heritage Preservation Commission, shall authorize a permit if it is determined that: (a) The proposed work is consistent with the purposes and objectives of the Heritage Preservation chapter. (b) The proposed work does not adversely affect the character of the designated historic resource. (c) In the case of construction of a new building, structure or other improvement upon or within a designated historic landmark, the exterior of such improvements.will not adversely affect and will be compatible with the external appearance of the existing heritage resource. Attachment Att. 1 —DPR for Hutchinson Building Att. 2 - Project Plans, dated 1/28/16 Page 1 of 1 - State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION Hill# - PRIMARY RECORD Trinomial Other Listings NRHP Status Code Review Code Reviewer Date Page 1 of 4 *Resource Name or# (Assigned by recorder): Hutchinson Building P1. Other identifier: HP-88-01 *132.Location: ❑Not for Publication ®Unrestricted *a.County Santa Clara County and(P2b and Plc or P2d. Attach a location map as necessary.) *b.USGS 7.5'Quad Cupertino Date 1980 Photorevised T .8 S. ; R .2 W. ; Mount Diablo B.M. c.Address: 14495 Big Basin Way City Saratoga Zip 95070 d.UTM:(give more than one for large and/or linear resources) Zone 10S mE/ mN e.Other Locational Data: (e.g.,parcel#,directions to resource,elevation,etc.,as appropriate) northwest corner of Big Basin Way and Third Street. APN#503-24-064 *123a. Description:(Describe resource and its major elements,include design,material,condition,alterations,size,setting,and boundaries) This Moderne stucco building encapsulates a significant nineteenth-century stone structure. The first-floor side wall is reportedly constructed of limestone and 10 inches thick. The building was heavily altered in the late 1940s or early 1950s and again recently. The twentieth-century storefront once consisted of tile and stucco with recessed entries; the current storefronts are wood and stucco. A Mid-Century Modern awning has been replaced by a cloth awning. The second story windows have been modernized, and stucco was added over wood siding. The second story also features the use of glass block windows. *133b.Resource Attributes:(List attributes and codes) HP6. 1-3 story commercial building *P4. Resources Present: ®Building ❑Structure []Object []Site []District ❑Element of District ❑Other(Isolates,etc.) ;. ; 3 ; ¢ i f s tf�'' %�r4 `*w15 , � - P5b.Description of Photo: a s r (View,date,accession#) View facing northwest, July 2009 - *P6. Date Constructed/Age and Source: ®Historic ❑Prehistoric ❑Both 1884, 125 years old. - — - *P7.Owner and Address: r Soo Gin Lee 14495 Big Basin way Saratoga CA 95070 r *P8.Recorded By:(Name, affiliation,and address) F. Maggi, L. Dill, & J. Kusz r Archives & Architecture, LLC PO Box 1332 San Jose, CA 95109 -- i _ - *P9.Date Recorded: 10/2 6/0 9 _ *P10.Survey Type:(Describe) - Reconnaissance *P11.Report Citation:(Cite survey report and other sources,or enter"none".) Archives & Architecture: City of Saratoga Statement of Historic Context, 2009. *Attachments: ❑None ®Continuation Sheet ❑District Record ❑Rock Art Record ❑Other(List): ®Location Map ®Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record DPR 523A(1/95) *Required Information State of California The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 4 *NRHP/CRHR Status Code 5S3 Resource Name (Assigned by recorder) Hutchinson Building B1. Historic Name: Hutchinson Building B2.Common Name: 14495 Big Basin Way B3.Original Use: Retail and meeting hall B4. Present Use: Retail commercial *B5.Architectural Style: No style *B6.Construction History:(Construction date,alterations,and date of alterations) Constructed in 1884. Reconditioned stucco walls; upper story windows *137.Moved? ®No ❑Yes ❑Unknown Date: n/a Original Location: n/a *B8.Related Features: None B9a.Architect: unknown b. Builder: Sohn Hutchinson *1310.Significance:Theme Commerce Area: Saratoga Village Period of Significance: 1884 Property Type: Commercial Applicable Criteria: None (Discuss importance in terms of historical or architectural context as defined by theme,period and geographic scope. Also address integrity.) The Hutchinson Building House is listed on the Saratoga Heritage Resources Inventory, included as a part of HP-88-01. It qualified under Criteria a and c: a) the property exemplifies and reflects special elements of the cultural, social, economic, aesthetic, and architectural history of Saratoga; and e) the property contributes to the unique physical characteristics of The Village. The Hutchinson Building does not appear eligible for the California Register of Historical Resources, as it lacks adequate integrity to the original design for it to distinctively represent the era in which it was built. (Continued on page 4, DPR523T,) B11.Additional Resource Attributes: (list attributes and codes) H213. Community center / social hall *12112.References: (Sketch Map with north arrow required.) Foote, H., Pen Pictures from the Garden of the World, 1888. f SARATOGA Saratoga Heritage Preservation Commission, Historic — +" •.• 9 Pc -A oa%uir ;,. Resources Inventory form, 1988. eysz PCL.z °`: s.C.v.W.D. eS,vr.'M y 49 El Ev.sz as.on DETAIL.A" F _ ... !o7TiG u — 6 5 G IT Y_ i 1 s nro°Fc. N mo. wm I PiN.PCLB B13.Remarks: Listed Heritage Resource 4 T,u �K 'Z_ B7 � 1314.Evaluator: Franklin Maggi �.H-fJ tiff-J ��i_y � �` 18001418 P M.�57•re1-3 *Date of Evaluation: October 26, 2009 - BIG BASIN (WM8¢R51REETJ—WAY-- OF NIKARTYSViLLF (This space reserved for official comments.) 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A Octp1L "E` DPR 523B(1195) (/// *Required Information y P -ma # State of Cahfomia The Resources Agency °DEPARTMENT OF PARKS AND RECREATION HRI# h Page 3 of 4 *Resource Name or# (Assigned by recorder) Hutchinson Building *Map Name: Multiple *Scale: n.t.s. *Date of Map: Varies - S 1 ..ram 1`^ i _ .. ��'�1,� 1 1, t ``• �,�� i ' par , , 1^0u 1 r -Z J k t UY a I \ x i _ T ��•'�,, :+ _t to ,, � �i/ :��(�- Gi h j � �; —` � �y1 r $� r tsh Sch e ji a ks• ± tP� H3a a � �r i'.( a a ' + �/, ^•, �, `O � rt.� 1 I': to � . � F � . � _ ( e - �!►soh_ � IA1VT - 7WOW ` ---L..yRrlvBi•!.''. �rti,� 'I$� I .J � r � s'�59� ' Qc,/� 5$S060m • SFj(QOOmE• 587060mE. wGS84Zone IOS 588000mg• rrr' NIIT p fh 1MILE- I'l4Ye ®0 FEET 0_ _ SOOm u 1000m IY, MayowdedvithTOPO!®@2003HatsondGroogap*(m7wnarions eogapLic.wtdlopo) DPR 523J-(1/95) *Required Information a States of CaGfornr Tare Resources Agency Pnmary# ss ti , 3; DEPARTMENT OFjPARKS`AND RECREATION w s � TnROm'aI4� x Page 4 of 4 *Resource Name or# (Assigned by recorder) Hutchinson Building *Recorded By F. Maggi, L. Dill, & J. Kusz *Date 10/26/2009 ®Continuation ❑Update. (Continued from page 2, DPR523b, B10) Historical Background This is one of two commercial buildings in the Saratoga Village built by John Hutchinson in 1884. He built this building along with another commercial building at 1,4501 Big Basin Way. Hutchinson, born in Columbia County, George in 1921, was a farmer who came to McCartysville from Texas in 1852. He established a farm north of McCartsville, and also for a while engaged in lumbering. In 1856 he acquired an interest in a lime kiln about 1/2 mile south of cCartysville, later buying out the company and pre-empted 160 acres of land on which it was located. By 1859 he had ceased production, and turned his attention to clearing the land and farmed his acreage. In 1868, Hutchinson married Matilda Potter, a native of Illinois. in 1884, a few years following her early death, he sold what remained of his 160 acres, and moved to downtown Saratoga where he engaged in the mercantile business. It was at this time that he built the Hutchinson Building, a two-story structure based on thick limestone exterior walls on the first floor and wood frame construction of the second floor. The first floor was occupied by Oldham Meat Market, and the upper floor served as a meeting hall called Hutchinson's Hall. In 1886, Hutchinson was appointed Postmaster, and the following year he ceased operating his buiiness. Integrity The building retains important original stone structural materials and workmanship, as well as aintaining its historic location within Saratoga Village; however, the overall building design, materials, and workmanship were altered significantly in the twentieth century and only some of the historic associations and feelings are preserved in this property. I I I I ! j i I DPR 523L(1/95) "Required Information State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# Trinomial PRIMARY RECORD Other Listings NRHP Status Code - _. Review Code Reviewer Date Page 1 of 4 *Resource Name or# (Assigned by recorder): Hutchinson Building P1.Other identifier: HP-88-01 *P2.Location: ❑Not for Publication ®Unrestricted *a.County Santa Clara County and(P2b and P2c or P2d. Attach a location map as necessary.) *b.USGS 7.5'Quad Cupertino Date 1980 Photorevised T .8 S. ; R •2 W. ; Mount Diablo B.M. c.Address: 14495 Big Basin Way City Saratoga Zip 95070 d.UTM:(give more than one for large and/or linear resources) Zone 10S mE/ mN e.Other Locational Data: (e.g.,parcel#,directions to resource,elevation,etc.,as appropriate) northwest corner of Big Basin Way and Third Street. APN# 503-24-064 *P3a. Description:(Describe resource and its major elements,include design,material,condition,alterations,size,setting,and boundaries) This Moderne stucco building encapsulates a significant nineteenth-century stone structure. The first-floor side wall is reportedly constructed of limestone and 10 inches thick. The building was heavily altered in the late 1940s or early 1950s and again recently. The twentieth-century storefront once consisted of tile and stucco with recessed entries; the current storefronts are wood and stucco. A Mid-Century Modern awning has been replaced by a cloth awning. The second story windows have been modernized, and stucco was added over wood siding. The second story also features the use of glass block windows. *133b.Resource Attributes:(List attributes and codes) HP6. 1-3 story commercial building *P4. Resources Present: ®Building ❑Structure []Object []Site []District []Element of District ❑Other(Isolates,etc.) P5b.Description of Photo: A.X;. z � (View,date,accession#) View facing northwest, July 2009 *136. Date Constructed/Age and Source: . � ®Historic []Prehistoric ❑Both 1884, 125 years old. mot, *P7.Owner and Address: f j Soo Gin Lee ,,. 14495 Big Basin Way f ' Saratoga CA 95070 4 S *P8.Recorded By:(Name, affiliation,and address) F. Maggi, L. Dill, & J. Kusz aI Archives & Architecture, LLC SO Box 1332 — I an Jose, CA 95109 *P9.Date Recorded: 10/2 6/0 9 *P10.Survey Type:(Describe) Reconnaissance *P11.Report Citation:(Cite survey report and other sources,or enter"none".) Archives & Architecture: City of Saratoga Statement of Historic Context, 2009. *Attachments: ❑None ®Continuation Sheet ❑District Record ❑Rock Art Record ❑Other(List): ®Location Map ®Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record DPR 523A(1195) *Required Information State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 4 *NRHP/CRHR Status Code 5S3 Resource Name (Assigned by recorder) Hutchinson Building B1.Historic Name: Hutchinson Building B2.Common Name: 14495 Big Basin way B3.Original Use: Retail and meeting hall B4. Present Use: Retail commercial *65.Architectural Style: No style *136.Construction History:(Construction date, alterations, and date of alterations) Constructed in 1884. Reconditioned stucco walls; upper story windows *B7.Moved? ®No ❑Yes ❑Unknown Date: n/a Original Location: n/a *138.Related Features: None B9a.Architect: unknown b. Builder: John Hutchinson *1310.Significance:Theme Commerce Area: Saratoga Village Period of Significance: 1884 Property Type: Commercial Applicable Criteria: None (Discuss importance in terms of historical or architectural context as defined by theme,period and geographic scope. Also address integrity.) The Hutchinson Building House is listed on the Saratoga Heritage Resources Inventory, included as a part of HP-88-01. It qualified under Criteria a and c: a) the property exemplifies and reflects special elements of the cultural, social, economic, aesthetic, and architectural history of Saratoga; and e) the property contributes to the unique physical characteristics of The Village. The Hutchinson Building does not appear eligible for the California Register of Historical Resources, as it lacks adequate integrity to the original design for it to distinctively represent the era in which it was built. (Continued on page 4, DPR523L) B11.Additional Resource Attributes: (list attributes and codes) HP13. Community center / social hall *1312.References: (Sketch Map with north arrow required.) Foote, H., Pen Pictures from the Garden of the World, 1888. '�-� / P '•" Saratoga Heritage Preservation Commission, Historic f SARATOGA C-A 36 ss•-. n,a es�*max Resources Inventory form, 1988. esp PCL.z VP"! S.C.V.w-o. esmr of 49 rzT.az 76 ^i; pia ,a PCL.A ;.'i'zs,r x-- DETAIL•A" L_... Zip r .. ...inaa 0 F _ �Q•rAG W — 6 Jr �CO��r •pis�J6."0 T m c C ! y In m.a rnv ar v1 wog eo cn I ' acLe B13.Remarks: Listed Heritage Resource 4 TOO; r=67 . 66 o m30 EE *614.Evaluator: Franklin Maggima's 18001418 'PM.457-tat-3 *Date of Evaluation: October 26, 2009 of M4cARTYsBIG BASIN (LurnecR 51REEr]—WAY—- (This space reserved for official comments.) OK A•MAPS-vs.4-A j corn oFSAaara a: �+' Oc Taft '•E" DPR 523B(1/95) V// *Required Information sDEPARTMENT'OF PARKS AND RECREATION _ � Page 3 of 4 *Resource Name or# (Assigned by recorder) Hutchinson Building *Map Name: Multiple .*Scale: n.t.s. *Date of Map: varies pvF r J `•�t(( ,�.r I /`�� ,.Blae t � � �� t`,, ;� a w�; __ �� _ t� `. �`' `�! t 'k.`'� s wL � ' � fr ` � R w• G ,t t i' I n r—`v + it ti ti a� r ,_! I :� •� �� ;� � 9(ut � cst V 1 i � l `J r: t � a � ` �' ■ (SaY3�gi�fapu�l.1 -.-tip ' { r�j.' I �. � H�� T tsh Soh ���•' - !'�; 'r e - rr �-.J // _ �, i yl � .�I 5 _� r I •� •rT.'._ sf0' � �f`-.i �� 1 A e - � - 1, r �' ( - �Sarat - r qvE �_.-� 1 �e �� ��• 1 Sch r '�1�� ./ �'�' ,/ � a'fi .• �: Yti I. . Y.. rlvei%',a orte��'�. � 1•�� I .f ram.. _- I u ";�� � ;�. � t '�/� °c''!� sgs000m�, 5860aamE, 5870oomB, WGS84 Zone 106 588000m8, It/MN 0 ]p 1 MILE vI4W 00 Low FEET O SOOm lOOOm Map cmatO4%iihTOF0!O@2003Natio o Googmalac(www.natimftosaphic.comftopo) DPR 523J(1/95) *Required Information 3 State of Ca{ifornra The Resources A nc P^'TM�rY iG. 'i.. } fse ,�t•Yd.�`3iy QEPARTMENT OF PARKS AND RECREATIONS3 � y.��-.,�` ����r {xt^>x � M, � a u � �'_ '�' �.. .d �`� _-.,Tnrtumral � ., �} W�c ..S-.� -t,�•,-"��j z ,,�..' `�y GONfi1NUATlONSHEET � z� i Page 4 of 4 *Resource Name or# (Assigned by recorder) Hutchinson Building *Recorded By F. Maggi, L. Dill, & J. Kusz *Date 10/26/2009 ®Continuation ❑Update (Continued from page 2, DPR523b, B10) Historical Background This is one of two commercial buildings in the Saratoga Village built by John Hutchinson in 1884. He built this building along with another commercial building at 1.4501 Big Basin Way. Hutchinson, born in Columbia County, George in 1921, was a farmer who came to McCartysville from Texas in 1852. He established a farm north of McCartsville, and also for a while engaged in lumbering. In 1856 he acquired an interest in a lime kiln about 1/2 mile south of cCart sville y , later buying out the company and pre-empted 160 acres of land on which it was located. By 1859 he had ceased production, and turned his attention to clearing the land and farmed his acreage. In 1868, Hutchinson married Matilda Potter, a native of Illinois. in 1884, a few years following her early death, he sold" what remained of his 160 acres, and moved to downtown Saratoga where he engaged in the mercantile business. It was at this time that he built the Hutchinson Building, a two-story structure based on thick limestone exterior walls on the first floor and wood frame construction of the second floor. The first floor was occupied by Oldham Meat Market, and the upper floor served as a meeting hall called Hutchinson's Hall. In 1886, Hutchinson was appointed Postmaster, and the following year he ceased operating his buisness. Integrity The building retains important original stone structural materials and workmanship, as well as aintaining its historic location within Saratoga Village; however, the overall building design, materials, and workmanship were altered significantly in the twentieth century and only some of the -historic associations and feelings are preserved in this property. 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REGISTER .ram j Y S p4NY P v y -r� x k \ t t F i I x � f s m x qa v,,N,ii ° t 'M K ,.4 h.T^fi §~ 'Mf"CF� to 4 *" p ` 7SxCAlm i K. r ?N k t:V3y `5 „�ti4 h� - 6 yV''!ITN t 4 3 Item 3 REPORT TO THE PLANNING COMMISSION Application No./Location: 06-367;14493-14495 Big Basin Way(Saratoga Cleaners) Type of Application: Design Review and Conditional Use Permit 'Applicant/Owner: Mr.Gin.Lee Staff Planner: Lata Vasudevan,AICP Senior Planner , o Meeting Date: August 23,2006 APN: 503-24-064 Department Head:P`!— N, 3 • .7� ,con �� ' fr` �N ,P `,�l' ;e SUBJECT: I4493 BIG BASIN WAY \ y S •` ? APN:503-24-064 �v�/.c(�p4 `�^� /a♦ 7y, >.•° !SIIP Radlu• 14493-14495 Big Basin Way (Saratoga Cleaners) 7 f Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) EXECUTIVE SUMMARY CASE HISTORY r Application filed: 5/30/06 Application complete: 7/23/06 Notice published: 8/09/06 Mailing completed: 8/03/06 Posting completed: 8/18/06 Public Hearing: 8/23/06 PROJECT DESCRIPTION The applicant and property owner, Mr. Gin Lee, is proposing a two-story addition to his existing building which presently has the Saratoga Cleaners business establishment at the street level and two apartment units at the second floor level. A carport structure is attached to this building and is situated at the rear portion of the lot. The proposed two-story addition would include a new street level 1,020 square foot retail space and a new 1,250 square foot three-bedroom apartment unit above this space. The total square footage of the building would be 6,270 square feet. Pursuant to City Code Section 15-46.020, approval of this project requires that all of the findings for Design Review be made in the affirmative.Also,this project proposes a mixed-use development of commercial and living spaces. Pursuant to City Code Section 15-19.050(b)(4), a mixed-use development in the CH-1 zoning district is a conditionally permitted use and is subject to the provisions stated in City Code Section 15-58. STAFF RECOMMENDATION Staff recommends that the Planning Commission grant Design Review and Conditional Use Permit approvals for Application No. 06-367 subject to conditions as stated in the attached resolution. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) STAFF ANALYSIS ZONING: CH-1(Historic Commercial) GENERAL PLAN: CR(Retail Commercial) MEASURE G: Not applicable PARCEL SIZE: 4,277 square feet AVERAGE SITE SLOPE: level site GRADING REQUIRED: None MATERIALS AND COLORS PROPOSED The proposed materials and colors include sandy beige-colored fine-grained stucco to match the existing facade texture,dark anodized aluminum framed windows accentuated with dark brown canvas awnings on the front and side (facing Turkey Track Lane) facades. Wood molding, painted the same beige color, is also proposed around the windows. The original limestone,with its distinctive pattern, and the `S' brackets will remain along the west facade. The existing beige paint will be removed to expose the natural limestone and the dark colored `S'brackets. The garage doors at the rear are proposed to be wooden with a pattern shown on the elevation drawing of Exhibit A,painted to match the existing beige color. The front doors will remain as is for the Saratoga Cleaners, and the applicant is proposing to match the dark colored aluminum for the new storefront door.The proposal also shows a window on the east side elevation of the new commercial tenant space, which would enhance the visual transparency of the new storefront. The cornice and the trim separating the two floor levels will also be in the beige-colored stucco. The applicant will bring a color and material board to the public hearing. The applicant will also provide more information at the public hearing regarding the pavers that are indicated on the landscape plan in attached Exhibit A. ENVIRONMENTAL DETERMINATION The proposed project, which includes a building addition of less than 10,000 square feet, is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301(e) of the Guidelines for the Implementation of CEQA. This Class 1 exemption applies to additions to existing structures provided that the addition will not result in an increase of more than 10,000 square feet and if the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan, and the area in which the project is located is not environmentally sensitive. P Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) This exemption holds true for this project proposal. GENERAL PLAN/AREA PLAN CONFORMITY The proposed project is consistent with the following General Plan goals, policies and objectives: Housing Element Goal 1:To accommodate the City's Fair Share of the Bay Area Regional Housing Need ForAll Income Groups -Program 1.2 of the Housing Element specifies the establishment of a mixed-use overlay zone to enable the City to accommodate the City's fair share of regional housing needs. The proposed project is consistent with this Housing Element goal in that it•will provide one additional rental unit that could be counted towards the City's fair share of regional housing needs. Land Use Element Policy 5.0:The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. As conditioned,the application meets the Findings required for Design Approval. Mixed Use Development Standards City Code Article 15-58 was adopted by the City to implement Program 1.2 of the Housing Element of the General Plan. The goal is to implement this Housing Program in a consistent manner throughout the various commercial and office-zoned districts of the City. It is further the goal of these standards to protect existing and future commercial development. City Code Section 15-58.020 includes specific standards for mixed-use development. The following is a discussion of how this project meets each of these requirements stated in City Code Section 15-58.020: (a)The maximum density is twenty dwellings per net acre. This project is not consistent with this requirement. This project proposes three dwelling units on a 4,277 square foot lot. However, pursuant to this City Code section, this project can only have a maximum of two dwelling units based on the lot size of 4,277 square feet.As discussed below, Staff is recommending that the Planning Commission grant a Variation from standards in terms of density pursuant to City Code Section 15-55.030. This Staff recommendation is based on the City's need to provide additional rental housing units pursuant to the Housing Element Goal 1 of the General Plan. (b)The dwelling unit(s)shall be located either on the second floor or at the rear of the parcel.This is the case with this project. (c)The dwelling unit(s)shall not comprise more than fifty percent of the total floor area of all buildings on the site.The maximum floor area allowed may be increased by ten percent for projects providing below 0 3 Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) market rate rental housing.This is the case with this project in that the proportion of square footage of housing versus the total square footage of the building is approximately 41%. (d)Parking for both the non-residential and the dwelling unit(s)shall be as specified in the Zoning Ordinance,provided that the Planning Commission may consider shared parking in some cases.This requirement is met as discussed below in the section titled,`Parking.' (e)Perimeter fencing shall be required to the maximum height allowed in the Zoning Ordinance. No perimeter fencing is proposed. (9 Each dwelling shall have private,usable outdoor space,i.e.decks,balconies,yards orpatios.As conditioned in the attached resolution,the new dwelling unit and one existing dwelling unit will have a private balcony area at the roof deck.The other dwelling unit facing Big Basin Way will not have a private outdoor area. However,this portion of the building is not being modified and will not be required to have private usable space. (g)The maximum height of a mixed-use structure shall be twenty-six feet.Structures that are solely non- residential on a site that has mixed-use,the maximum height is as is it is stated in the underlying zoning. This project meets this requirement in the subject building is approximately 21 feet in height. (h)The design of mixed-use projects will be required to conform to the policies and techniques of the Residential Design Handbook and any other design standards in place for the area of application.This is the case for this project as discussed below. (i)Overall site coverage may be increased up to ten percent for projects containing deed restricted below market rate housing units.The owner is not proposing below market rate rental units. 0)Mixed-use projects shall have sound walls and landscape screening in order to protect the privacy and quality of life of abutting single family residential lands uses.There are no single-family residential uses surrounding this subject site. (k)The residential component of a mixed-use project shall be rental.The individual dwelling units shall range in size from eight hundred fif ty square feet for one bedroom units to one thousand two hundred fifty square feet for three bedroom units sequent mixed-use development.This project.as proposed meets this requirement. . (f)Projects with multiple stories shall be reviewed to ensure that design features such as setbacks and window placement provide adequate privacy protection.The architect has designed the side facade windows to stagger in relation to the adjacent building to the north. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) (m)Non-residential structures or parcels created or developed as part of a previous Mixed-Use Development or multi family development may not be redeveloped as a Mixed-Use Development at agreater density or intensity of use.This does not apply to the project. (n)Smaller Mixed-Use projects(twenty or fewer dwelling units)mustpay an in lieu fee for park construction. As conditioned in the attached resolution,the owner will be required to pay this fee prior to issuance of City Permits.This fee is currently$20,700. (o)In larger Mixed-Use projects(more that 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.This requirement is not applicable to this project. Saratoga Village Speck Plan The Saratoga Village Specific Plan was adopted by the City on May 18, 1988, and states the following objectives with respect to the Village: (1) Preservation and enhancement of the small-scale, pedestrian character of the Village to make the area more inviting to potential shoppers and diners; (2) Preservation and enhancement of the architectural and landscape quality of the Village; (3) Encouragement of a town center mix of specialty shops, restaurants, convenience . shops,services and residences; and (4)Conservation of historic structures. Staff finds that this project proposal is consistent with the four objectives stated above in that the proposed design respects the remaining historical elements of the existing building, and contributes towards the vitality of the Village by providing more commercial and living spaces. The proposal includes a landscaped area in front of the new commercial space which would provide visual interest and further enhance the ambiance of the Village. Furthermore, the proposed addition of this storefront would provide visual continuity of store frontage. That is,the proposed design satisfies an important goal stated in the Village Specific Plan by avoiding extensive distances between doors and display windows so that visual and functional interests from pedestrians remain uninterrupted. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) PROJECT DATA Existing Proposed Code Requirements Total Total Coverage by Maximum Allowable Structures: 58% 80% 80% Floor Area: Maximum Allowable 1st Floor 2,080 sq.ft. 3,100 sq.ft. No floor area limits in all C (Commercial) Zoning Districts. 2nd Floor 1,300 sq.ft. 2,550 sq.ft. (Residential) Garage(3 car) n/a 620 sq.ft. Total 3,380 s .ft. 6,270 s .ft. Setbacks: Minimum Requirement n/a None required in the CH-1 Zoning District Height: Maximum Allowable (addition matching ex.Height) 21 ft. 26 ft. (for mixed-use development) Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) PROJECT HISTORY The Planning Commission approved this project on February 26, 2003 after a continuance from the January 22, 2003 public hearing and a February 12, 2003 Study Session. The original continuance was based primarily on the Planning Commission's request for design revisions in compliance with the `Saratoga Village Design Guidelines.' In accordance with City Code Section 15-46.050,Planning Commission approval of this proposal expired two years from the approval date because the applicant did not obtain a building permit and commence construction within this time frame. The ,applicant is still interested in implementing this project proposal and has therefore resubmitted the application for approval at tonight's meeting. The Planning Commission approval in 2003 was preceded by review by the Heritage Preservation Commission because this structure is included in the City Heritage Resources Inventory. This structure has had subsequent remodels since it was originally built in 1884. However, the original limestone from Saratoga's quarries operated by the building's original owner can still be seen on the building. The Heritage Preservation Commission [HPC] made specific recommendations to the Planning Commission regarding the exposed limestone along the western facade facing Turkey Track Lane, maintenance of the `S' brackets, and the installation of a plaque marking the historic significance of the building. On July 11,2006, Mr. Warren Heid, who is representing the applicant, provided written and oral communications to the HPC to inform them of the re-submittal of this proposal to the Planning Commission. The original HPC recommendations have been incorporated as conditions of approval and no further comments were provided at last month's HPC meeting. PROJECT DISCUSSION The design proposes an addition of a 1,020 square foot commercial tenant space at the first floor level,a 620 square foot 3-car garage,and a 1,250 square foot apartment at the second floor level of an existing 2 story structure located in the CH-1 zone. The proposed attached 3-car garage will eliminate approximately 208 square feet of commercial floor space of the existing Saratoga Cleaners. However, the applicant also proposes to add 52 square feet to the commercial floor space of the Cleaners by extending the rear laundry/utility area. The total floor area of the building would be 6,270 square feet. The existing building was extensively remodeled in the early 1950's and very little has been done to change its appearance since then. The building has several elements of 1950's style architecture, with the existing glass blocks, scuppers and simple aluminum frame windows, with no other architectural embellishments such as molding. The existing building,as viewed from Big Basin Way, is very rectangular and box-like in shape. As shown on the attached plans, Exhibit A, the front facade of the new addition will be set back 7 and V2 feet from the facade of the existing Cleaners,with a low planter area and pavers in front. This configuration would provide more fagade articulation than the existing box-like appearance of the structure. The applicant has submitted a landscape plan included in Exhibit A. The proposed plantings include some flowering species - bellflower and David viburnum - that are very consistent Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) with'the suggestions stated in the Saratoga Village Design Guidelines. These Guidelines encourage the planting of fresh flowering plants in various colors to signify that the Village is alive and cared for.A six-foot high wrought iron entrance gate and fence along the interior east facade is set farther back from the front property line,thereby lengthening the paver area along the side property line. Staff has included a condition of approval requiring that the landscaping be properly maintained at all times. It also appears that new colorful plantings (in containers) have been added in the dirt area adjacent to the building along Turkey Track Lane. This narrow planting strip is on City property and Staff will coordinate with the City's Public Works Dept.to ensure improper maintenance. Request for Design Revisions Staff requested the applicant to replace the existing front doors with wood (or wood-like) doors and also propose a wood door for the new storefront and doors along the western facade. Staff finds that a well-designed front door in a warm and rich wood, or wood-like, material would enhance the character of the building and contribute towards the historic character of the Village. There are several examples in the Village of wooden entry doors used in combination with aluminum window frames,and therefore Staff has not requested that the proposed window frame material be changed. Staff also requested the applicant to propose a wood roll-up fire door at the western facade and wood carriage-style roll-up garage doors with exterior hardware that could match the style of the `S'brackets on the building. However,the . proposed wood garage doors will be painted beige to match the building and are in a style that does not enhance the character of the building. The applicant prefers not to incorporate Staffs suggestions regarding the doors.' However, Staff finds that its suggestions would result in a more visually appealing structure in the Village. Apart from the importance of having a warm and inviting storefront door, Staff feels that the garage doors are an important element of the building since it will be facing the Historic Sam Cloud Barn that is undergoing a complete remodel and the Saratoga Inn. Therefore,Staff is recommending that the Planning Commission approve this project with the condition that all doors and garage doors,including the side rollup door,be wooden with their design specifications approved by the Community Development Director prior to issuance of building permits. Staff has also added a condition of approval that the doors to the trash enclosure shall be replaced with solid wood self-closing(gravity)doors. Staff has reviewed the condition of recently installed canvas awnings on other storefronts in the Village and is concerned that many of them are not properly maintained and are already showing signs of age. In turn, Staff is concerned about the potential deterioration of the proposed brown canvas awnings.2 Staff has conveyed this to the applicant who still wishes to pursue the canvas awning style shown in the drawings. Staff suggests using more durable awning materials such as wood or metal and would like the Planning Commission to discuss whether the proposed canvas awnings are the preferable choice for the subject building. 'A letter from the architect,Warren Heid,is included as an attachment. 2 The stripes shown on the proposed awnings in Exhibit A are hidden awning framework;the awnings are proposed to be solid brown in color. . Application 06-367;.14493-14495 Big Basin Way(Saratoga Cleaners) Parking The project site is located in the City's Parking District No. 3,which was established in 1988. The City imposed an assessment on each property within this district based on the gross floor area of structures on the site at the time the assessment district was created. The current City Code formerly specified that parking requirements be assessed for additional gross floor area (excluding garages) that is proposed in properties within Parking District No. 3. However, a new ordinance in effect since February 18, 2006 stipulates that all parking requirements in the Village be relaxed. The new ordinance—as stated in City Code 15-35.020 specifies that no off- street parking shall be required for applications that are deemed complete between March 1, 2006 and February 28, 2009. The newly implemented parking ordinance identifies a parking surplus that would accommodate either construction of 41,850 square feet of new floor area or intensification of uses. So far one new Planning Commission-approved project (proposed use of a tenant space.in Corinthian Corners for the Planet juice business establishment)has taken advantage of the relaxed parking requirements and has`consumed'960 square feet based on its tenant space. Therefore, 40,890 square feet of additional development remains for future applications including this subject application. As described above, parking requirements for the existing structure have already been assessed as part of the requirements of Parking District No.3. The applicant is proposing additional commercial and residential living space,which would simply mean deducting this additional square footage from the current parking surplus of 40,890 square feet. The additional gross floor area does not include the new 620 square foot garage space pursuant to City Code Section 15-35.020(e). Therefore, if the Planning Commission approves this application, 2,270 square feet proposed for the new commercial and residential spaces would be deducted from the surplus floor area,leaving 38,620 square feet. The three on-site parking spaces for the apartment units that the applicant is proposing would further enhance the availability of parking for this project. Construction vehicles may have impacts on the street surface and parking stripes of Parking District No. 3 in the immediate vicinity of the subject building. Staff has added a condition of approval that may require the applicant to cover the cost of repairs and/or re-striping the affected areas of Parking District No. 3 prior to final building inspection if the Public Works Director determines that its condition has declined due to construction activity. Public Works Review As shown on the attached Exhibit A,the applicant proposes to re-stripe the parking spaces to accommodate access to the proposed three-car garage. The City's Public Works Dept. has reviewed and approved this proposal and has provided conditions of approval which have been incorporated into the attached resolution. It is important to note that this project does not propose to reduce the number of parking spaces in Parking District No. 3. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) Neighbor Review The applicant has made attempts to contact the surrounding neighbors. However, to date none of these neighbors have responded. A letter documenting the applicant's attempt to contact adjacent property owners is attached. Arborist Review There are no protected trees that would be impacted by this proposal. Design Review Criteria &A/A. Pursuant to City Code 15-46.040, the Planning Commission shall be guided by the following criteria in granting Design Review approval for this application: (a) Where more than one building or structure will be constructed,the architectural features and landscaping thereof shall be harmonious. Such features include height, elevations, roofs, material, color and appurtenances. This criteria does not apply to this project because only one building is involved. (b) Where more than one sign will be erected or displayed on the site, the signs shall have a common or compatible design and locational positions and shall be harmonious in appearance. The applicant does not propose any new signage at this time. No revised signage for the Saratoga Cleaners is proposed in this application. However, the applicant will be required to submit a new application for any signage for the proposed storefront. (c) Landscaping shall integrate and accommodate existing trees and vegetation to be preserved,it shall make use of water-conserving plants,materials and irrigation systems to the maximum extent feasible;and, to the maximum extent feasible,it shall be clustered in natural appearing groups,as opposed to being placed in rows or regularly spaced. The proposed landscaping in front of the new storefront meets this criterion. The existing landscaping on the un-built portion of the lot does not have any existing significant plants that could be integrated into the proposed design. (d) Colors of wall and roofing materials shall blend with the natural landscape and be nonreflective. This criterion is met in that the applicant has proposed beige colored stucco for the facades with brown canvas awnings and earth tone composition roofing for the roof overhang at the rear portion of the first floor level. (e) Roofing materials shall be wood shingles, wood shakes, tile, or other materials such as composition as approved by the Planning Commission. No mechanical equipment shall be located upon a roof unless it is appropriately screened. As seen in Exhibit A, the building has a flat roof with a low parapet wall. The applicant has proposed earth tone composition roofing for the roof overhang at the first floor level.The proposed a/c mechanical units will be situated in the middle of the rooftop area and will be screened with a 2 foot high enclosure.Otherwise,no other unscreened rooftop mechanical equipment is proposed. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) (D The proposed development shall be compatible in terms of height,bulk and design with other structures in the immediate area. The proposed addition will not overshadow the buildings in the vicinity that are also primarily two-story. The addition will provide for better street continuity of storefronts, where currently there is a wide gap between the existing Saratoga Cleaners building establishment and the adjacent structure. As conditioned, wood used for both storefront doors and the rear garage doors would complement the historic character of the Village. Conditional Use Permit Findings and Variation from standards The following is a discussion of each of the four Conditional Use Permit findings and a discussion a Variation from standards pursuant to City Code Article 15-55: (a) That the proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. One of the purposes of the CH zoning district is to provide a mixture of types of uses that would be conveniently located in proximity. Such proximity of uses encourages pedestrian activity, which is a primary objective for the Village. The proposed commercial space with a new apartment unit above is a type of development that would contribute to the small-scale environment of the Village, where one can envision future residents of the apartment unit frequenting by foot the surrounding business establishments. Therefore, this finding can be made in the affirmative. (b) That the proposed location of the conditional 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 vicinity. This finding can be made in the affirmative in that conditions have been incorporated as part of the project approval that would ensure that the proposal is not detrimental to the public health, safety or welfare, or materially injurious to improvements in the vicinity. (c) That the proposed conditional use will comply with each of the applicable provisions of this Chapter. In addition to the standard regulations presented in the City Code Article 15-19, the project is required to be in compliance with the mixed-use standards specified in Article 15-58 of the City Code. City Code Section 15-58.020(a) specifies a maximum density of twenty units per net acre. This project proposes three dwelling units on a 4,277 square foot lot. Therefore, pursuant to City Code Section 15-58.020(a) this project can only have a maximum of two dwelling units based on the lot size of this site of 4,277 square feet.This finding can be made in the affirmative for this proposed project, provided that the Planning Commission grants an approval to a Variation from standards in terms of density,pursuant to City Code Section 15-55.030. (d) The proposed conditional use will not adversely affect existing or anticipated uses in the immediate neighborhood,and will not adversely affect surrounding properties or the occupants thereof.This finding can be made in the affirmative in that it is not anticipated that the proposed mixed-use development would have any negative impact on surrounding uses. Application 06-367; 14493-14495 Big Basin Way(Saratoga Cleaners) Conclusion This project is in compliance with both the Design Review Criteria and the Conditional Use Permit findings described above and subject to the granting of a Variation from standards in terms of density pursuant to 15-55.030. Therefore, Staff recommends that the Planning Commission approve this project with conditions by adopting the attached Resolution. ATTACHMENTS 1. Resolution 2. Affidavit of Mailing Notice,Notice,and Copy of Mailing Labels 3. Letter from Public Works Department 4. Letter from applicant regarding Neighbor Review 5. Letter from Warren Heid received on August 16,2006 6. Plans,Exhibit A