Exhibit 14 - Objective Design Standards ChecklistO D S P a g e | 1
50 Los Gatos-Saratoga Road
March 27, 2024
SummerHill Homes Responses Dated April 11, 2024
SummerHill Homes Responses Dated June 6, 2024
SummerHill Homes Responses Dated July 30, 2024
SummerHill Homes Reponses Dated October 11, 2024
SummerHill Homes Reponses Dated November 15, 2024
Appendix B – OBJECTIVE DESIGN STANDARDS CHECKLIST
APPLICANT RESPONSIBILITY
Applicants are responsible for accurately responding to each objective design standard listed below by indicating whether each standard has been met or does not apply. Applicants shall indicate the sheet(s) within the project
plans that show compliance with each objective design standard.
A. SITE STANDARDS
STAFF RESPONSE
SUMMERHILL HOMES RESPONSE
A.1. Pedestrian Access
YES NO N/A Objective Design Standard SHEET
X
A.1.1 All on-site buildings, entries, facilities, amenities, and vehicular and
bicycle parking areas shall be internally connected with a minimum
four-foot-wide pedestrian pathway or pathway network that may
include use of the public sidewalk. The pedestrian pathway network
shall connect to the public sidewalk along each street.
C.2, L1.0
Standard not met. Revise plans and specify on which sheet(s)
the four-foot wide pathways are shown and provide a detail
demonstrating that all of the pedestrian pathways shall be a
minimum of four feet.
Please see sheets A06, C.2 and L1.0 for
onsite pedestrian pathway. Dimensions and
note have been added to both sheets
stating pathways shall be a minimum of 4’
in width.
X
A.1.2 Pedestrian pathways within internal parking areas shall be separated
from vehicular circulation by a physical barrier, such as a grade
separation or a raised planting strip, of at least six inches in height
and at least six feet in width. A pedestrian pathway is exempt from
this standard where it crosses a parking vehicular drive aisle.
Does not apply. Standard does not apply.
A.2. Short-Term Bicycle Parking (Class II)
YES NO N/A Objective Design Standard SHEET
X
Short-term bicycle parking (Class II bicycle parking facility) consists of racks
that support the bicycle frame at two points and allow for the bicycle frame
and one wheel to be locked to the rack with a U-lock. L2.0
Standard not met. Sheet L1.0 does not demonstrate that the
proposed bike rack meets the standards since no dimensions or
rack details are provided. Bike rack detail is provided on Sheet
L2.0. Update sheet reference to this document.
Detail D on sheet L2.0 has been revised to
demonstrate bike rack standards.
X A.2.1 Short-term bicycle parking space shall be located within 50 feet of the
primary pedestrian building entrance.
Does not apply. Standard does not apply.
X A.2.2 Short-term bicycle parking shall be provided at a rate of one space per
dwelling unit and one space per 2,000 square feet of non-residential
floor area.
Density Bonus Law waiver from standard A.2.2 requested in
Letter of Justification.
A State Density Bonus Law waiver has been
requested.
X A.2.3 Each short-term bicycle parking space shall be a minimum of seven
feet in length and two feet in width. L2.0
This standard applies and is not met. Revise the bike parking
space detail provided on Sheet L2.0 to meet the minimum
length of seven feet. Add sheet reference to this document.
Detail D on sheet L2.0 has been revised to
demonstrate bike rack standards.
X A.2.4 If more than 20-short term bicycle spaces are provided, at least 50
percent of the spaces shall be covered by a permanent solid-roofed
weather protection structure.
This standard does not apply since only 16 short term bike
parking spaces are proposed as reflected in the Letter of
Justification.
Standard does not apply.
EXHIBIT 14
O D S P a g e | 2
A.3. Long-Term Bicycle Parking (Class I) STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of
bicycle lockers or bicycle rooms with key access for use by residents.
This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.1 Long-term bicycles parking facilities shall be located on the ground
floor and shall not be located between the building and the street.
This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.2 Multi-family residential and residential mixed-use buildings shall
provide one long-term bicycle parking space per dwelling unit.
Developments such as townhomes that include individual garages for
each unit shall not be required to provide long-term bicycle parking.
TH garages This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.3 Bicycle locker minimum requirements: This standard does not apply since the proposed development
includes individual garages for each unit.
Standard does not apply.
X
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches
high.
Does not apply. Standard does not apply.
X
b. Must withstand a load of 200 pounds per square foot. Does not apply. Standard does not apply.
X
c. Opened door must withstand 500-pound vertical load. Does not apply. Standard does not apply.
X
A.3.4 Bicycle rooms with key access minimum requirements: This standard does not apply since the proposed development
includes individual garages for each unit.
Standard does not apply.
X
a. Bicycle rooms shall have a minimum ceiling height of seven feet. Does not apply. Standard does not apply.
X
b. Bicycle rooms shall contain racks that support the bicycle frame
at two points and allow for the bicycle frame and one wheel to
be locked to the rack with a U-lock.
Does not apply. Standard does not apply.
X
c. Long-term bicycle parking spaces shall be served by an aisle with
a minimum width of six feet.
Does not apply. Standard does not apply.
X
d. Maneuverability space of at least two feet shall be provided
between the aisle and long-term bicycle parking spaces
Does not apply. Standard does not apply.
X
e. Each horizontal long-term bicycle parking space shall be a
minimum of seven feet in length, two feet in width, four-and
one-half feet in height. Each vertical long-term bicycle parking
space shall be a minimum of three-and one-half feet in length,
two feet in width, and seven feet in height.
Does not apply. Standard does not apply.
A.4. Vehicular Access
YES NO N/A Objective Design Standard SHEET
X
A.4.1 Off-street parking lots shall have vehicular circulation using an
internal vehicular network that precludes the use of a public street for
aisle-to-aisle internal circulation.
A07 Standard met. Standard met.
A.5. Parking Location and Design
YES NO N/A Objective Design Standard SHEET
X
A.5.1 Surface parking lots and carports shall not be located between the
primary building frontage and the street.
A07 Correction required. This standard does apply. Sheet A07
demonstrates that the standard has been met. Update
response on this sheet to indicate “YES”.
Standard met, please see sheet A07.
O D S P a g e | 3
X
A.5.2 Uncovered parking rows with at least 15 consecutive parking spaces
shall include a landscape area of six feet minimum width at intervals
of no more than 10 consecutive parking stalls. One tree shall be
provided in each landscape area.
A07 Does not apply. Standard does not apply.
A.6. Parking Structure Access STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.6.1 Any vehicular entry gate to a parking structure shall be located to
allow a minimum of 18 feet between the gate and the back of the
sidewalk to minimize conflicts between sidewalks and vehicle
queuing.
Does not apply. Standard does not apply.
X
A.6.2 A parking structure shall not occupy more than 50 percent of the
building width of any street-facing façade, and it shall be recessed a
minimum of five feet from the street-facing façade of the building.
Does not apply. Standard does not apply.
X
A.6.3 For projects with five or more residential units and that have a vehicle
access gate to the parking structure, a pedestrian gate shall also be
provided.
Does not apply. Standard does not apply.
A.7. Utilities
YES NO N/A Objective Design Standard SHEET
X
A.7.1 Pedestrian-oriented lighting shall be provided along all pedestrian
paths in community recreation spaces. Exterior lighting fixtures shall
be a minimum of three feet and a maximum of 12 feet in height.
Light fixtures shall be placed along the pedestrian path at a spacing of
no more than 30 linear feet.
L2.1, L6.0, A07 Standard not met. Sheet L6.0 provides details of the location
of light poles along roadways. The light pole and fixture shown
on Sheet L2.1 exceeds the maximum height of 12 feet. Revise
plans and specify on which sheet(s) full details are provided for
pedestrian path lighting, including location, fixture type, and
interval between fixtures to meet this standard.
Street pole lighting locations are shown on
L6.0. Detail B on sheet L2.1 has been
revised and does not exceed 12’. Additional
lights have been added to the project as
shown on sheets PrSL2, PrSL3, INT2, INT3,
L1.0, L1.3 and A07 to place them 30’ or less
apart from each other. The previous State
Density Bonus Law waiver request has been
retracted for this standard.
X
A.7.2 Exterior lighting shall be fully shielded and restrain light to a minimum
30 degrees below the horizontal plane of the light source. Lighting
shall be arranged so that the light will not shine directly on lands of
adjacent residential zoned properties. Uplighting is prohibited.
L2.1, L6. Standard not met. Sheet L6.0 provides details of the location
of light poles and does not provide details to meet this
standard. Sheet L2.1 provides details of the pole mounted
fixture but does not provide adequate details to meet this
standard. Specifically, the detail does not show how the fixture
is shielded or how light is restrained to a minimum 30 degrees
below the horizontal plane of the light source. Other exterior
light fixture shown on Sheet A33 do not provide these details
either. Also, path lighting fixture details are not provided.
provides details of the location of light poles. No details are
provided of pedestrian path lighting location, fixture type, or
interval between fixtures. Revise plans and specify on which
sheet(s) full details are provided to meet this standard.
A note has been to sheet L2.1 stating
“Street light fixture to be shielded and light
to be retrained to a minimum 30 degrees
below the horizontal plane of the light
source.”
X
A.7.3 Street-level views of ground level utility cabinets, mechanical
equipment, trash, and service areas shall be screened from sight with
landscape planting, fencing, or a wall, as allowed by the Town Code.
The screening shall be at least the same height as the item being
screened and screening that is not landscape material shall be
L1.3 Standard not met. Sheet L1.0 does not show the location of
proposed utility boxes. Include a sheet that clearly shows the
location of the utility boxes. Provide details on the height of
the boxes and the landscaping proposed for screening to meet
this standard.
Sheet L1.3 “Screening at Transformers” has
been added to the set to show location of
each transformer and an enlargement
detailing proposed screening.
O D S P a g e | 4
constructed with one or more of the materials used on the primary
building.
This has been changed from “Yes” to “No”.
A State Density Bonus waiver has been
requested to allow for partial screening.
X
A.7.4 Rooftop mechanical equipment shall be screened from view from the
street. Solar equipment is exempt from this requirement.
Does not apply. Standard does not apply.
A.8. Landscaping and Screening STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.8.1 At least 50 percent of the front setback area shall be landscaped. L1.2 Standard not met. Sheet L1.0 does not provide details to meet
this standard. Provide a diagram and calculation showing gross
area of the required front setback and the percent of the area
being landscaped to meet this standard.
Sheet L1.2 has been added to the plan set
to display area of project made of up
softscape landscaping. As proposed, the
project has 29% of the whole area as
landscaping and 62% of the front setback
area as landscaping.
X
A.8.2 A minimum 10-foot-wide landscape buffer shall be provided along the
full length of the shared property line between multi-family or
Residential Mixed-Use development and abutting residential
properties. The buffer shall include the following:
a. A solid masonry wall with a six-foot height, except within a
street-facing setback where walls are not permitted; and
b. Trees planted at a rate of at least one tree per 30 linear feet
along the shared property line. Tree species shall be selected
from the Town of Los Gatos Master Street Tree List and shall be a
minimum 15-gallon size.
Does not apply. Standard does not apply.
X
A.8.3 Surface parking lots shall be screened from view of the street with
landscaping or a wall with a minimum three-foot height to screen the
parking lot when not already screened by a primary building. When
located in a street-facing setback, screening may not exceed a height
of three feet.
Does not apply. Standard does not apply.
A.9. Fencing
YES NO N/A Objective Design Standard SHEET
X
A.9.1 Fences, walls, and gates within required setbacks along all street
frontages are prohibited unless used to screen on-site parking spaces
from view from the street.
L1.0 Standard not met. Sheet L1.0 shows a 6’ solid wood fence with
1’ lattice top along portions of the property line abutting Los
Gatos-Saratoga Road and the HWY 17 offramp within the
setback and is not required to screen on-site parking.
A State Density Bonus Law waiver is being
requested to allow 6’ fencing with 1’ lattice
on top.
X
A.9.2 Chain link fencing is prohibited. Does not apply. Standard does not apply.
X
A.9.2 Perimeter barrier gates for vehicles and pedestrian entry gates shall
have a maximum height of six feet.
Does not apply. Standard does not apply.
X
A.9.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates
shall be a minimum 50 percent open view.
Does not apply. Standard does not apply.
A.10. Retaining Walls
YES NO N/A Objective Design Standard SHEET
X
A.10.1 Retaining walls shall not exceed five feet in height. Where an
additional retained portion is necessary, multiple-terraced walls shall
be used. Terraced walls shall set back at least three feet from the
lower segment.
C.3, C.4 Standard met. Standard met.
O D S P a g e | 5
X
A.10.2 Retaining walls shall not run in a straight continuous direction for
more than 50 feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least
three feet in length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of
installation along a minimum of 60 percent of the total length of
the retaining wall.
C.3 Standard not met. The retaining wall information included on
Sheet C.3 does not provide details to show the retaining walls
meet this standard. Specifically, the linear footage of the
retaining wall segments is not provided to determine if
additional breaks are needed. Per the indicated scale on the
detail, several segments of retaining wall exceed 50 linear feet
without a break or change in direction. Additionally, update
sheet reference to include L1.0 to show compliance with
A.10.2.b.
A State Density Bonus Law waiver is being
requested to allow a retaining wall greater
than 50’ continue. Dimensions and details
have been included on sheet C.3.
A.11. Landscaped, Private, and Community Recreation Spaces STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
A.11.1 The landscaped, private, and community recreation spaces listed below are
required for all qualifying projects. Community recreation spaces and private
recreation spaces are calculated independent of each other. Landscaped areas
within community recreation spaces can contribute to required minimums for both
landscaped area and community recreation space.
Standard not met. See comments below.
X
a. Landscaped space: A minimum of 20 percent of the site area shall be
landscaped.
L1.2 Standard not met. A diagram and calculation showing
landscaping on a minimum of 20 percent of the site area is
needed.
Sheet L1.2 has been added to the plan set
to display area of project made of up
softscape landscaping. As proposed, the
project has 29% of the whole area as
landscaping and 62% of the front setback
area as landscaping.
X
b. Private recreation space: The minimum horizontal dimension is six feet in any
direction and a minimum area of 60 square feet. The minimum vertical
clearance required is eight feet. Private recreation space shall be directly
accessible from the residential unit. Landscaped sections of private recreation
space shall not count towards required landscaping requirements.
Standard not met. Density Bonus Law waiver requested from
private open space required dimension of six feet as stated in
standard A.11.1.b [as well as Town Code Section 29.10.065 (1)]
to four and one-half feet is included in the Letter of
Justification. Vertical clearance requirement still applies.
Provide details showing compliance with this component of the
standard.
A State Density Bonus Law waiver is being
requested for the private recreation
space.
X
i. Each ground floor dwelling unit shall have a minimum of 120 square feet of
usable private recreation space.
Density Bonus Law waiver requested in the Letter of
Justification from required usable private open space area per
unit of 120 square feet as stated in standard A.11.1.b.i.
A State Density Bonus Law waiver is being
requested for the private recreation
space.
X
ii. Each dwelling unit above the ground floor shall have a minimum of 60
square feet of usable private recreation space. Where multiple balconies
are provided for a single unit, the 60-square-foot minimum can be an
aggregate of all balconies, provide each balcony meets the requirements for
minimum horizontal dimensions.
A08, A14, A17,
A20, A23, A26, A29
Standard met. This has been changed from “Yes” to
“No” A State Density Bonus Law waiver is
being requested for the private
recreation space.
X
c. Community recreation space: The minimum dimensions are 10 feet by six feet.
A minimum of 60 percent of the community recreation space shall be open to
the sky and free of permanent solid-roofed weather protection structures.
Community recreation space shall provide shading for a minimum 15 percent
of the community recreation space by either trees or structures, such as
awnings, canopies, umbrellas, or a trellis. Tree shading shall be calculated by
using the diameter of the tree crown at 15 years maturity. Shading from other
built structures shall be calculated by using the surface area of the overhead
feature.
Standard not met. Standard A.11.1.c, including subsections i
through iv, are applicable to this project. Revise plans and
specify on which sheet(s) details are provided to meet this
standard.
Sheet L1.2 has been added to the plan set
to show landscaping and Community
Recreation space. 10’ by 6’ dimensions
are shown in each of the areas which
make up 17,700 square feet. Tree
shading has been added to the plan to
show 15-year maturity and no less than
60% of the Community Recreation space
O D S P a g e | 6
shall be open to the sky. This has been
changed from “No” to “Yes”.
X
i. Community recreation space shall be provided in Residential Mixed-Use
developments at a minimum of 100 square feet per residential unit plus a
minimum of two percent of the non-residential square footage.
Standard not met. Provide a diagram/site plan identifying the
community recreation spaces and a calculation of these areas.
Specify on which sheet(s) details are provided to meet this
standard.
Not applicable as this project is not a
mixed-use community.
X
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 100 square feet per residential unit.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Sheet L1.2 has been added to the plan set
to show landscaping and Community
Recreation space of 17,700 square feet,
greater than the requirement of 15,500
square feet based on unit count.
X
iii. A project with four or less residential units is exempt from community
recreation space requirements.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Noted, thank you. The exemption does
not apply.
X
iv. Landscaped roof space can satisfy both required landscaping requirements
and community recreation space requirements. Landscaped roof space
may not be used to satisfy more than 50 percent of the required
landscaping for the site.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Noted, thank you. We are not proposing
any rooftop landscaping.
A.12. Building Placement STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.12.1 To ensure buildings provide a continuous frontage along sidewalks, development in
commercial zones shall place at least 75 percent of any ground floor street-facing
façade on or within five feet of the setback line designated in the Town Code.
Does not apply. Standard does not apply.
X
A.12.2 A Residential Mixed-Use project with a ground-floor non-residential use shall
provide site amenities on a minimum of 15 percent of the ground plane between
the building and the front or street-side property line. The site amenities shall be
comprised of any of the following elements:
Does not apply. Standard does not apply.
X a. Landscape materials or raised planters; Does not apply. Standard does not apply.
X b. Walls designed to accommodate pedestrian seating, no higher than 36 inches; Does not apply. Standard does not apply.
X c. Site furnishings, including fountains, sculptures, and other public art; or Does not apply. Standard does not apply.
X d. Tables and chairs associated with the ground floor use. Does not apply. Standard does not apply.
B. BUILDING DESIGN STAFF RESPONSE
B.1. Massing and Scale
YES NO N/A Objective Design Standard SHEET
X
B.1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions along
the combined façade area of all primary buildings facing the street:
Standard not met. See additional comments below.
X a. A minimum of 40 percent of the upper floor façade length shall step back from
the plane of the ground-floor façade by at least five feet;
Standard not implemented
X
b. Changes in the façade plane with a minimum change in depth of two feet for a
minimum length along the façade of two feet at intervals of no more than 30
feet;
A14.1, A17.1, A20.1,
A23.1
Standard not met. The referenced sheets do not provide
dimensions to meet this standard.
Please see sheets A14.1, A17.1, A20.1,
A23.1 for dimensions.
O D S P a g e | 7
X
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet. Where an awning or entry covering is
provided, it can extend beyond the wall plane;
A14, A15, A17, A18,
A20, A21, A23, A24,
A26, A27, A29, A30
Standard met. Standard met.
X
d. An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet. For a façade 50 feet or greater,
the arcade must be a minimum length of 65 percent of the full building façade;
for a facade less than 50 feet, the arcade must be a minimum of 80 percent of
the full building façade.
Standard not implemented This has been changed from ‘Yes’ to ‘No’
as the design does not meet the
dimensional requirements of an ‘arcade’.
X
e. Ground floor open area abutting street-facing façade with a minimum area of
60 square feet; or
A14, A15, A23, A24,
A26, A29, A30
Standard not met. Revise the plans and specify the sheet(s) on
which details are provided identifying the open areas and
dimensions showing the size of the open areas to meet this
standard.
This has been from “No” to “Yes”. Please
see sheets L14.1, L17.1, L20.1, L23.1,
L26.1, L29.1, L32.1 for added dimensions.
X
f. Vertical elements, such as pilasters or columns, that protrude a minimum of one
foot from the façade and extend the full height of the building base or ground
floor, whichever is greater.
Standard not implemented This has been from “No” to “Yes”. Please
see sheets L14.1, L17.1, L20.1, L23.1,
L26.1, L29.1, L32.1 for added dimensions.
X
B.1.2 Upper floors above two stories shall be set back by a minimum of five feet from the
ground-floor façade.
Standard not met. This standard is applicable. Revise upper
floor setbacks above two stories and provide
details/dimensions to meet this standard. Specify on which
sheets these details are provided.
A State Density Bonus waiver has been
requested for this standard.
B.2. Parking Structure Design STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.2.1 The ground-floor façade of a parking structure facing a street or pedestrian walkway
shall be fenestrated on a minimum of 40 percent of the façade.
Does not apply. Standard does not apply.
X
B.2.2 Façade openings on upper levels of a parking structure shall be screened at a
minimum 10 percent and up to 30 percent of the opening to prevent full
transparency into the structure.
Does not apply. Standard does not apply.
X
B.2.3 Parking structures facing a street and greater than 40 feet in length shall include
landscaping between the building façade and the street, or façade articulation of at
least 25 percent of the façade length. The façade articulation shall be implemented
by one of the following solutions:
Does not apply. Standard does not apply.
X
a. An offset of the façade plane with a depth of at least 18 inches for a minimum
of eight feet in horizontal length; or
Does not apply. Standard does not apply.
X
b. A different building material covering the entire façade articulation. Does not apply. Standard does not apply.
B.3. Roof Design
YES NO N/A Objective Design Standard SHEET
X B.3.1 At intervals of no more than 40 feet along the building façade, horizontal eaves shall
be broken using at least one of the following strategies:
Standard not met. See additional comments below.
X
a. Gables; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not met. The referenced sheets do not provide
dimensions to show that the gables meet this standard.
Additional sheets may need to be updated accordingly and
included in sheet reference (A19 and A28).
Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X b. Building projection with a depth of a minimum of two feet; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not implemented Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X
c. Change in façade or roof height of a minimum of two feet; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not met. The referenced sheet does not provide
adequate dimensions to show that the change in façade or reef
height meets this standard.
Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
O D S P a g e | 8
X d. Change in roof pitch or form; or A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not implemented Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X
e. Inclusion of dormers, parapets, and/or varying cornices. Standard not implemented This has been changed from “No” to
“Yes”. Please see sheets A15, A16, A18,
A19, A 21, A22, A24, A25, A25.1, A27,
A28, A28.1, A30, A31, A33, A34, A34.3,
A34.4, A36, A37.
X
B.3.2 Skylights shall have a flat profile rather than domed. Does not apply. Standard does not apply.
X
B.3.3 The total width of a single dormer or multiple dormers shall not exceed 50 percent
of the total roof length at the street-facing façade. The dormer width shall be
measured at dormer roof fascia, or widest part of the dormer.
Does not apply. Standard does not apply.
X
B.3.4 Carport roof materials shall be the same as the primary building. Does not apply. Standard does not apply.
B.4. Façade Design and Articulation STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.4.1 Buildings greater than two stories shall be designed to differentiate the base, middle,
and top of the building on any street-facing façade. Each of these elements shall be
distinguished from one another using at least two of the following solutions:
Standard not met. See comments below. This has been changed from “Yes” to
“No”. A State Density Bonus waiver has
been requested to allow alternative
architectural techniques to differentiate
the base, middle and top of alley-facing
facades. SummerHill believes this
standard is being met on the front door
façade of the homes.
X
a. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or
recess with a minimum dimension of two feet;
A14.1, A17.1, A20.1,
A23.1, A15, A18, A21,
A24
Standard not met. The referenced sheets do not provide
adequate dimensions or a calculation meeting the 60 percent
requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, A15,
A18, A21, A24. This has been changed
from “Yes” to “No”. A State Density
Bonus waiver has been requested to
allow alternative architectural techniques
to differentiate the base, middle and top
of alley-facing facades.
X
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
A14.1, A17.1, A20.1,
A23.1, 26.1, 29.1
Standard not met. The referenced sheets do not provide
adequate dimensions or a calculation meeting the 20 percent
requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, 26.1,
29.1. This has been changed from “Yes” to
“No”. A State Density Bonus waiver has
been requested to allow alternative
architectural techniques to differentiate
the base, middle and top of alley-facing
facades.
X
c. Variation in façade articulation, using shade and weather protection
components, projecting a minimum of three feet for a minimum of 20 percent
length from the street-facing façade;
Standard not implemented
X d. The use of at least two different façade materials, each covering a minimum of
20 percent of the street-facing façade, or
Standard not implemented
X e. The upper floor shall implement a façade height that is a minimum of two feet
greater than the façade height of the floor immediately below. The greater
Standard not implemented
O D S P a g e | 9
façade height shall be made evident by taller windows or arrangement of
combined windows.
X B.4.2 All façade materials, such as siding, window types, and architectural details, used on
the street-facing façade shall be used on all other building façades.
A16, A19, A22,
A25, A28, A31
Standard met. Standard met.
B.4. Façade Design and Articulation (continued) STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.4.3 Variation in the street-facing façade planes shall be provided for buildings greater
than one story by incorporating any combination of the following architectural
solutions to achieve a minimum of 16 points:
Standard not met. See comments below. This has been changed from “No” to
“Yes”.
Architectural features, such as: --
X
o Arcade or gallery along the ground floor; 8 points Standard not met. Call out the feature used to meet this
standard on each referenced sheet.
This has been changed from ‘Yes’ to ‘No’
as the design does not meet the
dimensional requirements of an ‘arcade’.
X o Awnings or canopies on all ground floor windows
of commercial space;
6 points Standard not implemented “N/A” due to having no commercial
space.
X
o Building cornice; 5 points Standard not implemented This has been changed from ‘No’ to ‘Yes’.
This can be seen on elevation sheets A16,
A19, A22, A25, A28, A31, A34.
X o Façade sconce lighting at a minimum of one light
fixture per 15 linear feet.
3 points Standard not implemented
X
▪ Bay or box windows projecting a minimum of 18
inches from the façade plane and comprising a
minimum of 20 percent of the fenestration on the
upper floors of the facade;
6 points Standard not implemented
X
▪ Balconies or Juliet balconies provided on a minimum of
40 percent of the fenestration on the upper floors of
the facade;
5 points A14.1,
A17.1,
A20.1,
A23.1,
26.1, 29.1.
Standard not met. The referenced sheets do not provide adequate details
meeting the 40 percent requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, 26.1,
29.1. This has been changed from “Yes”
to “No”. A State Density Bonus waiver
has been requested to allow alternative
architectural techniques to vary alley-
facing façade planes.
X
▪ Landscaped trellises or lattices extending across a
minimum of 65 percent of any level of the facade;
5 points Standard not implemented Trellis features have been added to the
garage elevations. Checklist has been
updated from ‘No’ to ‘Yes’. Percentage
calculations can be found on the
following plan sheets: A16, A19, A22,
A25, A25.1, A25.2, A28, A28.1, A31, A34,
A34.1, A34.2, A34.3 and A37.
X
▪ Materials and color changes; 3 points Standard not implemented The project color blocking has been
revised to provide enhance visual
variety of the elevations. This has been
updated from ‘No’ to ‘Yes’. Standard
does not apply to alley-facing façades.
X ▪ Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points Standard not implemented
O D S P a g e | 10
X
▪ Window boxes or plant shelves under a minimum of
60 percent of the fenestration on the upper floors of
the facade; or
3 points Standard not implemented
X
▪ Decorative elements such as molding, brackets, or
corbels
3 points A16, A19,
A22, A25,
A28, A31
Standard met. Standard met.
TOTAL 16 points
X
B.4.4 Garage doors shall be recessed a minimum of 12 inches from the façade plane and
along the street-facing façade shall not exceed 40 percent of the length of the
building façade.
A14.1,
A17.1,
A20.1,
A23.1,
A29.1
Standard not met. The referenced sheets do not provide adequate details
or a calculation meeting the 40 percent requirement to meet this standard.
Dimensions have been added, please
see sheets A14.1, A17.1, A20.1, A23.1,
A29.1.
X B.4.5 Changes in building materials shall occur at inside corners. Does not apply. Standard does not apply.
X
B.4.6 A primary building entrance shall be provided facing a street or community
recreation space. Additionally, all development shall meet the following
requirements:
Does not apply. Standard does not apply.
X a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall
meet at least one of the following standards:
Does not apply. Standard does not apply.
X i. The entrance shall be recessed in the façade plane at least three feet in
depth; or
Does not apply. Standard does not apply.
X
ii. The entrance shall be covered by an awning, portico, or other architectural
element projecting from the façade a minimum of three feet.
Does not apply. Standard does not apply.
B.4. Façade Design and Articulation (continued) STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
b. For ground-floor commercial uses, façades facing a street shall
include windows, doors, or openings for at least 60 percent of the
building façade that is between two and 10 feet above the level of
the sidewalk.
Does not apply. Standard does not apply.
X
B.4.7 Pedestrian entries to buildings shall meet minimum dimensions to
ensure adequate access based on use and development intensity.
Building entries inclusive of the doorway and the facade plane shall meet
the following minimum dimensions:
Standard not met. This standard is applicable. Provide dimensions to
demonstrate that this standard is met. Reference appropriate sheets.
X
a. Individual residential entries: five feet in width A14, A15, A17, A18,
A20, A21, A23, A24,
A26, A27, A29, A30
Standard not met. This standard is applicable and the response should be
“yes”. Provide dimensions to demonstrate that this standard is met.
Reference appropriate sheets.
Dimensions of entryway can be found on
sheets A14, A15, A17, A18, A20, A21,
A23, A24, A26, A27, A29, A30.
X
b. Single entry to multiple residential unit building, including
Residential Mixed-Use buildings: eight feet in width
Does not apply. Standard does not apply.
X
c. Storefront entry: six feet in width Does not apply. Standard does not apply.
X B.4.8 Mirrored windows are prohibited. A34 Response should be “yes” and the project complies with this standard. Standard met.
X
B.4.9 Awnings shall be subject to the following requirements: Does not apply. Standard does not apply.
X
a. A minimum vertical clearance of eight feet measured from the
pedestrian pathway;
Does not apply. Standard does not apply.
O D S P a g e | 11
X
b. Shall not extend beyond individual storefront bays; and Does not apply. Standard does not apply.
X
c. Shall not be patterned or striped. Does not apply. Standard does not apply.
X
B.4.10 For buildings abutting a single-family zoning district or existing single-
family use, no part of a rooftop or upper floor terrace or deck shall be
closer than five feet from the facade plane of the lower floor, to prevent
views into adjacent residential uses.
A07 Standard met. Standard met.
X
B.4.11 Balconies are allowed on facades facing the street and those facades
facing existing non-residential uses on abutting parcels. Such balconies
shall be without any projections beyond the building footprint.
A14, A16, A17, A19,
A20, A22, A23, A25,
A26, A28, A29, A31
Standard met. Standard met.
X
B.4.12 Residential Mixed-Use buildings shall provide at least one of the
following features along street-facing façades where the façade exceeds
50 feet in length:
Standard not met. See comments below. This is not applicable, as the project is
not mixed-use.
X
a. A minimum five-foot offset from the façade plane for a length of at
least 10 feet;
Standard not implemented. Response should be “no”. This is not applicable, as the project is
not mixed-use.
X
b. Multiple pilasters or columns, each with a minimum width of two
feet; or
A15, A18, A21, A24,
A27, A30
Standard not met. Revise plans to note the feature used to meet this
standard and add dimensions to meet the minimum requirements.
Reference appropriate sheets.
This is not applicable, as the project is
not mixed-use.
X
c. Common open space, such as a plaza, outdoor dining area, or other
spaces.
Standard not implemented. This is not applicable, as the project is
not mixed-use.
X B.4.13 Continuous blank façades on any floor level shall not exceed 25 percent
of the entire façade length along any street.
A15, A18, A21, A24,
A27, A30
Standard not met. Provide dimensions and calculations to meet this
standard. Reference appropriate sheets.
Blank façade dimensions can be seen on
sheets A15, A18, A21, A24, A27, A30
This Page
Intentionally
Left Blank