Council approves major amendment to Viviano community and village plan with conditions

The Saratoga Springs City Council on April 20 approved a major amendment to the Viviano community and village plan, adopting Ordinance 25‑28 and finding the applicant’s revised lotting plan, building elevations, parking layout and materials acceptable with staff conditions.

City planning staff told the council the amendment aligns the village plan with recent building permits and site‑level design changes the developer had already proposed during construction. Staff said the revision reduces the overall single‑family lot count by two, reorganizes attached single‑family/duplex footprints and slightly reduces the townhome footprint while improving building articulation and exterior materials. The developer attached the former pool house to the clubhouse and clarified color palettes and material prescriptive language so staff can match building permits to the village plan at permit review.

Key technical changes summarized by staff and the developer included: a loss of two single‑family lots (57 to 55), an increase in one‑bedroom multifamily units from 10 to 46 and a reduction in two‑bedroom units (86 to 50) with a corresponding adjustment in parking requirements; a revised phasing plan and detailed building numbering; interior vinyl fencing retained and Trex shadow‑box fencing proposed along perimeter streets (Kings Canyon Road and South Road), with precast concrete walls along Pony Express; consolidation of pool house and clubhouse into a single maintenance building; and clarified façade requirements for buildings facing main roads. Staff noted the developer increased on‑site parking in several product types to address earlier concerns.

During council discussion members asked about sightlines, sidewalk/roadway phasing and timing for an intersection signal at Schoolhouse (now Kings Canyon) and Pony Express. The developer’s representative said the clubhouse substantial completion target is Jan. 1 (year given in packet) and first occupancies were expected in July or August of the construction year; staff said the Schoolhouse/Pony Express signal is included in phase 1 construction and they will try to have the intersection signal installed before schools start. Council members emphasized that final occupancy timelines and the signal schedule should be coordinated with inspections and that staff should report back on the signal schedule.

Councilmember Karn moved and Councilwoman Barton seconded approval of Business Item 1 (Viviano community and village plan major amendment; Ordinance 25‑28), “with any staff findings and conditions in the packet.” The motion passed unanimously.

The developer also asked for a limited exception related to townhome material/color where rear elevations face each other; staff said the application specified a mix of materials (stucco and hardy trim) and that some exceptions were necessary for rear elevations facing one another. Staff will return with final plans that incorporate the prescriptive façade language into enforceable permit checks.

Clarifying details provided during the hearing included specific parking stall counts, a breakdown of unit type changes, and a sign cost estimate for street changes. The council requested staff to provide a final construction schedule, the complete traffic/occupancy phasing plan and a firm target date for the intersection signal and to verify that the clubhouse and pool permits are tied to phased occupancy timing.