1989-055-Establishing Residential Development Standards For Single And Two-Single Family DwellingsRESOLUTION 1989 -55
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF
LOS GATOS ESTABLISHING RESIDENTIAL DEVELOPMENT
STANDARDS FOR SINGLE AND TWO- FAMILY DWELLINGS
AND THE ADMINISTRATIVE PROCEDURE FOR ADDITIONS
TO SINGLE AND TWO- FAMILY DWELLINGS
WHEREAS, The Town Council discussed this matter at a public meeting on
April 3 and April 24, 1989•
WHEREAS, The Residential Development Standards are to be used by the
Town Council, Planning Commission and Planning Director when reviewing plans
for new single and two - family dwellings and additions /remodeling of existing
single and two - family dwellings located in all zones except the Resource Con-
servation and Hillside Residential Zones.
RESOLVED: The Town Council finds that the Residential Development
Standards reflect the Town's desire for architectural excellence and the
Administrative Procedure For Additions To Single and Two - Family Dwellings
improves the public notification process.
FURTHER RESOLVED: The Town Council hereby adopts the Residential De-
velopment Standards and the Administrative Procedure For Additions To Single
and Two - Family Dwellings attached hereto, marked Exhibits "A" and "B"
respectively, and incorporated herein by this reference.
PASSED AND ADOPTED by the Town Council of the Town of Los Gatos at an
adjourned regular meeting held this 24th day of April 1989, by the
following vote:
AYES: COUNCIL MEMBERS Eric D. Carlton, Brent N. Ventura and
Thomas J. Ferrito
NOES: COUNCIL MEMBERS Robert L. Hamilton, Mayor Joanne
Benjamin
ABSTAIN: COUNCIL MEMBERS
ABSENT: COUNCIL MEMBERS
t
/7
SIGNED:
MAYOR OF TH SOWN 0 LOS GATOS
iF
ATTEST:
CLERK OF THE TOWN OF LOS TTOS
PLN01:TC 4/24 EX
- 2 -
TOWN OF LOS GATOS RESIDENTIAL DEVELOPMENT STANDARDS
FOR ALL SINGLE FAMILY AND TWO FAMILY DWELLINGS
IN ALL ZONES EXCEPT THE RESOURCE CONSERVATION
AND HILLSIDE RESIDENTIAL ZONES
INTENT
These development standards shall be used in conjunction with the Architecture
and Site Approval process as set forth in Section 5.20.020 et seq of the Zoning
Ordinance. The standards are designed to compliment the regulations
established in Chapters 4.10 and 4.26 and Sections 4.34.080 and 5.20.040 of the
Zoning Ordinance. The standards shall be used by the Planning Commission when
considering applications for Architecture and Site Approval. The standards
shall also be used by the Planning Director when reviewing plans to add a new
second story, second story additions exceeding 100 sq. ft. or the demolition of
a portion of a building with a nonconforming setback.
OBJECTIVES
To establish standards for use by the Planning Commission, Town Council,
Planning Director and property owners that provide for the health, safety, wel-
fare and environmental quality of residential neighborhoods.
To provide property owners with specific standards that may be used by
architects and engineers to prepare plans for consideration by the Town.
To preserve and protect the architectural heritage and streetscapes of the
Town. To ensure provision of light and air to the inhabitants of all single
family and two family dwellings and provide a reasonable level of compatibility
in the scale of structures.
HISTORIC DESIGNATIONS
Any project affecting a residence that is historically designated or is located
in a historic district must be reviewed by the Historic Preservation Committee
prior to Planning Commission consideration if review is required by the
designating ordinance. The project shall be reviewed for compliance with Chap-
ter 4.86 of the Zoning Ordinance, the historic designation or historic district
ordinance and these standards.
If a structure is considered to be a contributor to a historic district, any
additions shall be appropriately planned so as to not adversely affect the ar-
chitectural design or historic integrity of the structure.
CONDITION OF EXISTING RESIDENCE
When an existing residence is proposed to be demolished, the condition of the
structure will be taken into consideration. Town records will be used to de-
termine the condition of the structure whenever possible. In addition, a de-
tailed report shall be prepared by an architect or registered civil engineer
under contract with the Town at the applicant's expense. The report shall ad-
dress all aspects of the structures physical condition (e.g., foundation,
plumbing, electrical, etc.).
DEVELOPMENT STANDARDS
I. SITE DEVELOPMENT
A. GENERAL
(1) The Planning Commission /Planning Director shall assess the proj-
ect's overall effect and compatibility with the surrounding
neighborhood. Does the size, height, style or color conflict
with other structures in the neighborhood? The appearance of
the residence should blend with the character of the
neighborhood and conform with the existing streetscape.
(2) The design will be evaluated for its contribution to the Town's
unique character and to the Town's beauty and openness, and on
its suitability for its location. Stock building plans may not
be acceptable, due to the lot configuration and topography.
(3) Residential structures that have historic value by virtue of ar-
chitectural character and historic association shall be protect-
ed. For example, the design of the project must have respect
for the style of the historic structure and the surrounding
neighborhood, especially its relationship to the pattern of
existing development (streetscape).
(4) The project should not impair - directly or by the possible to-
tal effect of several new residences - the use, enjoyment, and
value of neighboring public and private property.
(5) The location of driveways and parking areas shall be designed to
avoid impacts on adjacent properties and the natural environ-
ment.
(6) The design of the proposed residence or addition should comple-
ment the site. For example, are interior spaces oriented to
take advantage of outward views, and are there usable outdoor
play areas for children? Are natural topography and trees re-
tained?
(7) The design of a proposed addition shall complement the existing
residence.
B. SITE PLANNING
(1) Site design:
A project should be designed to fit a site's natural conditions,
rather than alter the site to accommodate a stock building
plan. Existing topography should be preserved. The Town will
consider proposals to make minor modification to existing topog-
raphy where it contributes to good appearance or where
-2-
necessary, to correct unacceptable construction conditions
(grading, drainage, etc.). Natural grade and vegetation should
be retained to the maximum extent practicable. Excessive cuts
and fills must be avoided. Unretained cuts or fills will not be
allowed. The site layout should take into consideration the
project's effect on adjacent properties and neighborhoods (e.g.,
views, privacy, setbacks, etc.).
(2) Solar Orientation:
The project shall be designed to the maximum extent possible,
for passive or natural heating and /or cooling. One example of
passive or natural heating opportunities in the project design
is the design and orientation of a residence in an east /west
alignment for southern exposure. Another example is to design
and orient the structure to take advantage of shade or prevail-
ing breezes. Existing trees should not be removed solely to
provide solar access.
(3) Shadow Effect:
All applications shall, in addition to other required materials,
provide a plan showing all structures and other important
features on adjacent properties and the winter /summer shadow
lines at 9:00 a.m., noon and 3:00 p.m. that will result from the
proposed project. The plan shall also indicate height and num-
ber of stories of the adjacent structures.
(4) Easements /Dedications:
Project plans shall show all existing easements and required
dedications. Structures shall not be located across and shall
not project into any existing or proposed easements. The
Engineering Department should be contacted by the project
applicant to determine if new dedications and /or easements are
required.
II. BUILDING DESIGN
A. HARMONY /COMPATIBILITY
The proposed project must have a harmonious and compatible relation-
ship with the surrounding neighborhood. The factors which contribute
to the relationship include but are not limited to the following:
-3-
(1) an appropriate design theme;
(2) an appropriate sense of scale;
(3) a compatible roof line;
(4) colors, exterior materials and details;
(5) lot coverage /setbacks which complement adjacent structures and
uses.
In order for the Planning Commission /Planning Director to fully ana-
lyze factors 1) through 3), all applications shall be accompanied by a
streetscape of the project vicinity both in elevation and plan view
with the proposed structure superimposed. The plan view shall indi-
cate the number of stories and approximate height of the surrounding
structures. The streetscape shall include both sides of the street.
All applications that require Planning Commission approval shall in-
clude photographs of the subject site and neighboring properties on
both sides of the street. Both the streetscape and the photographs
shall include a sufficient number of homes to provide the Commis-
sion /Director with a thorough impression of the neighborhood.
Examples of items to be considered are:
(1) the design of the elevation facing an adjacent structure as well
as a public street;
(2) accessory structures, parking areas, decks, trash collection
areas and other utilitarian areas should be located in a manner
that is sensitive to adjacent structures;
(3) compatibility of the structure with the existing neighborhood.
B. SCALE AND MASS
Architectural features such as eave lines, roof forms, dormers, bays,
chimneys, detailing, building facade articulation and footprint shall
be effectively utilized to maintain a scale consistent with
neighboring structures. Large undifferentiated wall planes on the
street elevation will not be allowed.
C. EXTERIOR MATERIALS AND COLORS
Where the exterior materials are deemed to be an essential element of
an existing home, the new materials should match those of the existing
structure. Special consideration shall be given to the exterior
materials of historic structures to ensure that the proposed materials
are characteristic of the architectural style and /or match those of
-4-
the existing structure. All plans shall indicate the proposed color
scheme. Although the selection of exterior paint color(s) is a per-
sonal decision, the color(s) should be restrained - -not harsh or
garish - -and should compliment streetscape.
D. BUILDING COMPONENTS
Building components such as windows, doors, eaves and parapets should
be arranged and detailed to create a united architectural composition
appropriate to the character of the neighborhood.
E. ENERGY CONSERVATION
A project should be designed to minimize mechanical heating and
cooling. Sunlight should be used for direct heating and illumination
whenever possible. Natural ventilation and shading should be used to
cool the interior of the house.
F. PRIVACY
All new construction shall be designed to minimize views into the
windows of adjacent structures and outdoor recreation areas by
carefully selecting the location of windows or through the use of
louvers or frosted glass. This design standard is not intended to
prohibit two story structures.
III. LANDSCAPING /OPEN SPACE
A. GENERAL
Existing trees shall be preserved to the maximum extent possible in
accordance with Chapter 3.10 of the Zoning Ordinance. All proposed
landscaping shall comply with the Town's Landscaping Policies for
Applications for Zoning and Subdivision Approvals as set forth by
Resolution.
B. PRIVATE OPEN SPACE
(1) General:
Each one or two (2) bedroom dwelling shall provide a minimum of
500 square feet of private open space. The open space shall be
proportional to the number of bedrooms in the dwelling. For
each additional bedroom in excess of two (2) bedrooms, the open
space area shall be increased by 100 square feet. (Example: A
-5-
four (4) bedroom dwelling shall provide 700 square feet of open
space area.) The open space provided shall be exclusive of the
required yard areas (except for the required rear yard).
(2) Screening:
Screening of the patio and outdoor activity areas shall be
reviewed for its compatibility with fencing and landscaping
requirements.
IV. MODIFICATION OF DEVELOPMENT STANDARDS
These development standards are established as guidelines which reflect
current Town policy for community design. In the event a project might
be adversely affected by these standards, the applicant may present a
written request for modification through the Architectural and Site Ap-
proval process. If the Planning Commission deems the requested modifica-
tion worthy of favorable consideration, the modification may be allowed
provided that findings are made that such modification will not be detri-
mental to the health, safety, general welfare and quality of life of the
project residents and of the surrounding neighborhood. If the modifica-
tion is not allowed by the Planning Commission, the applicant may appeal
to the Town Council. No modification of these development standards may
be considered without a public hearing.
BNL:cher
PLNOI:PC A -88 -11
iris
ARMS NS STRATSVE PROCEDURE
FOR ADD S TS ONS TO S SNGLE
AND TWO — FAM= LY DWELLS NGS
When Architecture and Site Approval is not required by the Zoning Ordinance,
this administrative procedure will be used to review plans for a new second
story. Second story additions exceeding 100 square feet and reconstruction of
a portion of a single or two - family dwelling with a nonconforming setback.
1. Application submitted (no filing fee). In addition to the standard ap-
plication materials (application and plans), the applicant will be re-
quired to submit two sets of stamped, addressed envelopes to neighboring
residents and property owners. The Planning Department will assist the
applicant in determining the properties to be notified (a minimum of
six: all properties abutting the applicant's parcel, the property
directly across the street and the two parcels on each side of it).
2. The Planning Director reviews the application using the Town's Residen-
tial Development Standards, as well as the Zoning Ordinance
requirements.
3. If the application can be approved by the Planning Director, a "Notice
of Intent to Approve" will be mailed to neighboring residents and prop-
erty owners. The notice will advise the residents and property owners
of the applicant's plans, and that the application will be approved un-
less there is an objection. The residents and property owners will have
ten days in which to review the application and to notify the Planning
Director of any concerns or problems.
4. If no one objects to the project, the application may be approved. If
there are objections but the differences in opinion can be worked out to
the satisfaction of all those involved, then the application may also be
approved. If the Planning Director's decision is not appealed, the
Building Permit may be issued.
5. If there is an appeal to the Planning Director's decision and the appli-
cation complies with the Zoning Ordinance and the Residential Develop-
ment Standards, the appellant must pay a $50 appeal fee. The applica-
tion will be scheduled for the next available Planning Commission meet-
ing for consideration as a Public Hearing.
6. If the Planning Director determines that the application does not comply
with the Residential Development Standards and the applicant is unwill-
ing to revise the plans, then the applicant will be required to file an
Architecture and Site Application (including the required fee). The ap-
plication will be processed in the same manner as all Architecture and
Site Applications.
PLN0I:PC A -88 -11