The owners of 20440 Arbeleche Lane wish to tear down an existing 800-square-foot, single-story home and a 600-square-foot detached garage and replace it with the proposed two-story buildings. But doing so would disrupt the look of the otherwise single-storied neighborhood and lead to negative environmental impacts, the commission decided. Commissioners voted 4-0 to deny.

An assessment by consulting firm H.T. Harvey & Associates indicates that the parcel has a moderate- to high-level quality of riparian habitat—an issue that Commissioner George Roupe deemed "paramount." The assessment identifies a riparian corridor boundary and suggests that future development be set back from the corridor 75 feet. The corridor boundary already encompasses two-thirds of the existing parcel, and the 75-foot setback boundary would encompass most of the site.

"As a consulting biologist, we're not often called in early. We're usually called in to clean up the mess, and the homeowners actually called us in at the front end. They've done due diligence to try to work with the creek as much as possible," said John Bourgeois of H.T. Harvey & Assoc. Saratoga Creek borders the project site on the east. A city ordinance holds that subdivision of any land next to a creek must have a creek protection easement.

The city arborist's report, dated Sept. 14, 2001, indicates several mature healthy trees on the project site, including a California sycamore, Douglas fir and coast redwood, in addition to willows and London planes. All the trees were rated "excellent" in health.

Added to these concerns is the fact that the owners hope to build a trapezoidal house on one of the lots and a triangular house on the other, making it more difficult to construct. The maximum height of the proposed structure on Lot A is 28 feet, 6 inches and would measure 3,800 square feet. The other building would have a maximum height of 28 feet and take up 3,995 square feet.

One member of the public spoke against the proposals. Dianna Espinosa, whose family owns Neale's Hollow, voiced concern that the proposed Lot B is located immediately behind her business. The removal of any trees during construction could prove problematic, she said, because the redwoods that exist on the land help to block noise and lights coming from her business from disturbing the residences nearby.

During the commission's deliberation, Commissioner Mike Garakani suggested that a two-story building might be constructed, given that one level be a basement underground. He also said that the proposal should include conditions to keep all redwood trees and the site pristine.

Roupe, too, cited environmental concerns as a reason for turning down the proposal.

"I am concerned with the encroachment on the riparian corridor. It is substantial," he said.

The homeowners have a week left to file for an appeal of the commission's decision, should they decide to do so.