Exhibit 15 - Objective Design Standards ChecklistYES NO N/A
X
A.1.1
L1.0, A2.0, A2.5,
A2.6, and A2.7
Standard met. See Sheet A2.0 and L1.0 for 5' wide ADA Accessible walkway and ramp leading from
the public sidewalk to the main entry of the building. The main entry consists of two
(2) 3' wide doors to form a 6' wide entry to the building. Once inside the building all
interior doors (all 3' wide), corridors, elevator openings, and stairwells are accessible.
All unit entry doors, doors to bike rooms and amenity rooms are a minimum
dimension of 3' wide. Basement parking area has a minimum 4' wide accessible path
from all accessible ADA stalls to the elevator lobby core in parking Option 1 and
Option 2.
X
A.1.2
A2.5, A2.6, and A2.7
Standard not met. Pathways are under six feet in
width unless counting area of vehicular travel.
All accessible parking stalls have a 4' minimum path to the garage main lobby and
elevator. This path is a raised 6" curb and sidewalk from vehicles for separation.
X A2.0, L1.0, L2.0, and
L6.0
Standard met. Short term bike racks for visitor parking include (4) racks which hold 8 bikes and are
located on Main Street and High School Way (2 racks per each street). See Sheets A2.0
and L1.0 for location and Sheet L2.0 for bike rack detail.
X A.2.1 A2.0, L1.0, and L6.0
Standard met. The 8 bike racks are located within 50' of the two building entries. 4 racks located on
Main Street for the residential building and 4 racks on High School Way for the commercial space. The project requires 32 short term stalls and only 8 short term
stalls have been provided. All other secure bike parking is in two(2) long term bike
rooms. See description on standard A.3 for other bike parking.
X A.2.2 A2.0
Standard not met. 32 short-term spaces required,
while eight are proposed.
Due to space constraints, 32 short-term bicycle parking spaces could not be provided.
However, the Project is meeting the Town’s goal of promoting alternative modes of
transportation by providing more long-term bicycle parking spaces than required.
X A.2.3 L6.0
Standard not met. The proposed dimensions are
instead six feet by two feet.
The Project’s minor 1’ deviation in short-term bicycle parking space length is justified
in order to maximize the number of stalls in a constrained space. This deviation
doesn’t affect the overall useability or security of the spaces.
X A.2.4 no sheet provided
Does not apply. Only eight short-term spaces are
proposed.
X A.3.1 A2.0, A2.6, A2.7, and A2.9
Standard not met. Some of the proposed long-term
spaces would be below-grade.
The intent of the Project is to maximize residential space, which is helped by providing
long-term bike parking adjacent to automobile parking, which the Project provides below grade. This minor deviation maximizes ground floor space for residential use
and meets the intent of the standard by providing long-term bicycle parking on the
lowest available floor of the Project.
X A.3.2 A2.6, A2.7
Standard met. Total of 72 long-term secure bike parking spaces for Option 1 (extra 42). Total of 41
long-term secure bike parking spaces for Option 2 (extra 11).
A.3.3
X A2.9 Does not apply. Bike lockers are not proposed.
X A2.9 Does not apply. Bike lockers are not proposed.
X A2.9 Does not apply. Bike lockers are not proposed.
A.3.4
X A2.9 Standard met. Ceiling height of all secure enclosed bike rooms will be 9'-0" clear. See written note
Detail 2 on Sheet A2.9.
X A2.9
Standard not met. Two points of support are not
proposed.
The Project’s one-point connection is justified as a minor deviation that doesn’t affect
the overall integrity, strength, or security of the racks and therefore doesn’t make a
significant difference to usability.
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.
OBJECTIVE DESIGN STANDARDS CHECKLIST
SHEETS
Objective Design Standard
b.Must withstand a load of 200 pounds per square foot.
c. Opened door must withstand 500-pound vertical load.
Bicycle rooms with key access minimum requirements:
a.Bicycle rooms shall have a minimum ceiling height of seven feet.
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.
STAFF RESPONSE
A.1. Pedestrian Access
APPLICANT RESPONSE/JUSTIFICATIONA. SITE STANDARDS
Each short-term bicycle parking space shall be a minimum of seven feet in length and
two feet in width.
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.
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of bicycle lockers or
bicycle rooms with key access for use by residents.
A.2. Short-Term Bicycle Parking (Class II)
A.3. Long-Term Bicycle Parking (Class I)
Long-term bicycles parking facilities shall be located on the ground floor and shall not
be located between the building and the street.
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.
Bicycle locker minimum requirements:
a.Dimensions of 42 inches wide, 75 inches deep, and 54 inches high.
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.
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.
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.
Short-term bicycle parking space shall be located within 50 feet of the primary
pedestrian building entrance.
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.
EXHIBIT 15
X A2.9
Standard not met. The bike room on the ground
floor would have an aisle width of 5'-9". The
basement bike room would comply.
This minor 3” deviation on the first floor (below-grade bike rooms are size-compliant)
is justified because it does not impact the maneuverability, accessibility, or safety of
the long-term bicycle parking spaces, ensuring that residents can still easily store and
retrieve their bicycles. The slightly smaller size was necessary due to constraints in the
Project.
X A2.9
Standard not met. Maneuverability space not
provided on the ground floor.
This minor deviation is justified because it maximizes bike parking in a constrained
space while allowing more residential space to be provided. Even with this minor
deviation on the first floor (below-grade bike rooms are size-compliant), the available
maneuverability space is sufficient for residents to store and retrieve their bicycles
without significant inconvenience.
X A2.9
Standard not met. Length and width not met. Each vertical long-term bicycle parking space has 39" in length, 16" in width and 108"
in height. This minor deviation is justified because the design enables the
accommodation of a variety of bicycle types in a compact and secure manner,
ensuring that residents have access to convenient and safe bicycle parking. The
slightly smaller size was necessary due to space constraints in the Project.
X A.4.1 no sheet provided Does not apply. No off-street parking proposed.
X A.5.1 no sheet provided Does not apply. No surface parking lots or carports
proposed.
X A.5.2 no sheet provided
Does not apply. No uncovered parking rows
proposed.
X A.6.1 A1.0 and A2.0
Standard met. A 20-foot setback is proposed.
X A.6.2 no sheet provided
Does not apply. Parking structure is below-grade.
X A.6.3 A2.0
Standard not met. No pedestrian gate proposed. This deviation is justified because the Project’s parking is provided below grade and
residential access to the garage is provided from the ground floor lobby and not from
the garage entrance, which enhances the security of the garage area and
resident/visitor safety on the access/egress ramp.
X A.7.1 A1.0
Does not apply. No outdoor community recreation
space proposed.
X A.7.2 A3.0, A3.1, and A3.3
Standard not met. Exterior lighting would not be
fully shielded.
This minor deviation in lighting is justified by the Project's overall design aesthetic and
because the lighting proposed meets the intent of the regulation as it will not spill
over into adjacent properties.
X A.7.3 C3.0, L3.0, A2.0,
A3.0, A3.1, and A5.0
Standard met. Trash enclosure is located on A2.0 with details on A5.0. All trash bins are concealed
from public streets. Utility equipment is located on the corner of High School Way and
Church. See Sheet L3.0 for plant material used for screening these devices. The trash wall is 8' high which screens all trash bins that are not taller than 5' high.
X A.7.4 A2.4 Standard met. See General Notes on A2.4.
X A.8.1 L1.0, L3.0 and A0.6
Standard not met. This minor deviation is justified by the small size of the front setback area (only 1,183
square feet) and the Project's landscape design, which enhances the aesthetic appeal
and environmental quality of the development, contributing positively to the
neighborhood.
X A.8.2 A2.0, L1.0 and L3.0
Does not apply. Property does not share a property
line with residential use.
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 constructed with
one or more of the materials used on the primary building.
Rooftop mechanical equipment shall be screened from view from the street. Solar
equipment is exempt from this requirement.
At least 50 percent of the front setback area shall be landscaped.
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.
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.
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.
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.
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.
A.5. Parking Location and Design
c. Long-term bicycle parking spaces shall be served by an aisle with a minimum
width of six feet.
d. Maneuverability space of at least two feet shall be provided between the aisle
and long-term bicycle parking spaces
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.
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.
Surface parking lots and carports shall not be located between the primary building
frontage and the street.
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.
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.
A.7. Utilities
A.8. Landscaping and Screening
A.6. Parking Structure Access
A.4. Vehicular Access
X A.8.3 no sheet provided
Does not apply. No surface parking lots proposed.
X A.9.1 A2.0
Standard not met. Trash screening fence is within
required setback along Church Street.
This minor deviation is justified by the Project's commitment to maintaining a clean
and organized environment for residents and visitors. The screening fence is
strategically placed to ensure that trash and waste management areas are concealed from public view within this large rear setback, thereby enhancing the overall
aesthetic and hygienic quality of the development.
X A.9.2 no sheet provided Standard met. This project is not proposing to use chain-link fencing anywhere in the project.
X A.9.3 A5.0
Standard not met. The vehicular gate would exceed
this limitation.
This minor deviation in the height of the perimeter barrier gate is justified to enhance
the safety and security of the development, ensuring that unauthorized access is
reasonably prevented.
X A.9.4 A3.0 and A5.0 Standard met. Vehicular gate to parking garage complies with 50% open view as shown on Sheet
A3.0 and A5.0.
X A.10.1
L1.0, L3.0 and L6.0
Standard met. There are no retaining walls above grade. The project proposes 18"-24" raised
landscape planter walls at the entry on East Main Street and Church Street. See Sheets
L1.0, L3.0 and L6.0 for planter wall details.
X A.10.2
L1.0, L3.0 and L6.0
Standard met. There are no retaining walls above grade. The project proposes 18"-24" raised
landscape planter walls at the entry on East Main Street and Church Street. See Sheets
L1.0, L3.0 and L6.0 for planter wall details.
A.11.1
X A0.6
Standard not met. Approximately 13% proposed. Despite the minor deviation in landscaped space provided, the Project has maximized
ground floor space on the site for residential use and the remaining space is
significantly landscaped. By replacing an underutilized restaurant and parking lot, the
Project significantly improves the site, offering a more attractive, functional, and
activated urban space. Reducing the landscaped space to 13% is also necessary to
achieve the targeted residential density.
X A2.0, A2.1, A2.2, and
A2.3
Standard met. Each unit has a minimum of 66SF of private open space on floors 1-3 and a maximum
of 803SF per unit on the fourth floor of the project. See Sheets A2.0-A2.3 for
calculations and dimensions of each private open space attached to each unit within
the project. These open space areas have a minimum vertical clearance of 8'. See
Sheet A3.0 general note.
X A2.0
Standard not met. Private space for ground floor
units ranges from 66sf to 102 sf.
The Project has maximized ground-floor residential space while still providing some
usable private recreation spaces. The design ensures that the private recreation
spaces, although smaller than required, are sufficient to create a pleasant and
functional living environment for residents and justifies the minor deviation in the size
of private recreation spaces.
X A2.1, A2.2, and A2.3
Standard met. Floors 2-4 meet the minimum 60 square feet of private recreation space. See Sheets A2.1-A2.3.
X A0.6
Standard not met. No outside community recreation
space proposed.
The Project has maximized its space for residential uses. The absence of a designated
community recreation space is justified by the Project's amenity spaces on the third
and fourth floors and its strategic downtown location, which offers residents easy
access to nearby public parks, schools, and recreational facilities.
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.
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.
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.
a. Landscaped space: A minimum of 20 percent of the site area shall be landscaped.
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.
i. Each ground floor dwelling unit shall have a minimum of 120 square feet of usable
private recreation space.
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.
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.
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.
A.9. Fencing
A.10. Retaining Walls
A.11. Landscaped, Private, and Community Recreation Spaces
Chain link fencing is prohibited.
Perimeter barrier gates for vehicles and pedestrian entry gates shall have a maximum
height of six feet.
Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a
minimum 50 percent open view.
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.
X A0.6
Standard not met. 3,048 sf required, while 1,010sf
of indoor, amenity space is proposed.
Despite this deviation, the Project maximizes its space for residential uses while also
providing private amenity spaces for residents, which justifies the lack of an on-site
community recreation space. The Project utilizes space for residential uses and its
strategic location offers residents convenient access to existing public recreational
facilities, thereby justifying the lack of an on-site community recreation space.
X A0.6 Does not apply. The project is a mixed-use
development (see standard above).
X no sheet provided Does not apply. More than four residential units proposed. Therefore, the community recreation
requirement is applicable.
X A0.6
Does not apply. No outdoor, landscaped community
recreation spacec proposed.
X A.12.1 A1.0 and A2.0
Standard met.
X A.12.2 A0.6
Standard not met. See subsections "a-d" below. The
required 15% is not proposed.
By replacing an underutilized restaurant and parking lot, the Project significantly
improves the site, offering a more attractive and functional urban space. The Project
design, despite the minor deviation in site amenities, still ensures that the provided
site amenities are sufficient to create a pleasant and inviting environment, supporting the Town's goals of promoting sustainable and visually appealing urban development
while addressing housing needs.
L1.0, L3.0 and L6.0 Standard not met.
L1.0, L3.0 and L6.0 Standard not met.
L1.0, L3.0 and L3.0 Standard not met.
L1.0 Standard not met.
YES NO N/A
X B.1.1 A3.0 and A3.1
Standard not met. Two solutions are proposed, but
not three. See below.
Despite the minor deviation, the Project design ensures that the building façade still
achieves a high standard of aesthetic quality and urban integration, supporting the
Town's goals of promoting sustainable and visually appealing urban development.
X A2.3, A3.0 and A3.1 Standard not met. The second and third floors do not step back a minimum of 5 feet. The fourth floor
does step back a minimum of 5 feet to reduce building mass.
X
A2.0, A2.1, A2.2,
A2.3, A3.0 and A3.1
Standard not met. There are changes in the façade plane of at least two feet, not to exceed 30 feet in
length on levels 2 and 3. See Sheet A2.1 and A2.2 for dimensions of these projections.
The fourth floor would have a change of plane with the trellis feature on all four units
shown on the plans.
X
A2.0, A3.0 and A3.1 Standard met. Both the East Main Street and Church Street elevations have recessed entries that
exceed 24 square foot minimum. See floor plan Sheet A2.0 for square footage
calculations.
X A3.0 and A3.1 Standard not met. No arcade is proposed.
X
A2.0 and A3.0 Standard not met. Despite the minor deviation, the Project still achieves a high standard of aesthetic
quality and urban integration, supporting the Town's goals of promoting sustainable
and visually appealing urban development. The maximized residential space on this
smaller parcel made consistency with this standard infeasible.
X
A2.0, A2.1, A2.2,
A2.3, A3.0 and A3.1
Standard met. Vertical elements that project minimum of 1 foot are located along all street
frontages on floors 1-3. See floor plan sheets for dimensions.
X B.1.2
A2.2, A2.3, A3.0, and
A3.1
Standard not met. The third floor is not stepped back 5 feet. The fourth floor is stepped back a minimum
of 5 feet. See Sheet A2.3. This minor deviation is justified by the Project's overall
design, which aims to balance the need for efficient space utilization with the
provision of a visually appealing building form and therefore meets the intent of the
standard.
Objective Design Standard
SHEETS STAFF RESPONSE APPLICANT RESPONSE/JUSTIFICATION
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.
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 100 square feet per residential unit.
iii. A project with four or less residential units is exempt from community recreation space requirements.
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.
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.
Upper floors above two stories shall be set back by a minimum of five feet from the
ground-floor façade.
B.1. Massing and Scale
B. BUILDING DESIGN
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;
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;
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;
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
e. Ground floor open area abutting street-facing façade with a minimum area of 60
square feet; or
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.
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:
a. Landscape materials or raised planters;
b. Walls designed to accommodate pedestrian seating, no higher than 36 inches;
c. Site furnishings, including fountains, sculptures, and other public art; or
d. Tables and chairs associated with the ground floor use.
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:
A.12. Building Placement
X B.2.1 no sheet provided Does not apply. The parking is below-grade.
X B.2.2 no sheet provided Does not apply. The parking is below-grade.
X B.2.3 no sheet provided
Does not apply. The parking is below-grade.
X no sheet provided Does not apply. The parking is below-grade.
X no sheet provided Does not apply. The parking is below-grade.
X B.3.1 A3.0 and A3.1 Standard met. See below.
X A3.0 and A3.1 Standard not met. Only one of items "a" through "e"
are required.
There is only one(1) gable proposed on the East Main Street and Church Street
elevations.
X A2.1, A2.2 and A2.3
Standard met. Therefore, B.3.1 is complied with as
only one of items "a" through "e" are required.
Building balcony projections occur on levels 2 and 3. See floor plans for projection
dimensions.
X A3.0 and A3.1 Standard not met. Only one of items "a" through "e"
are required.
There is no change in roof height.
X A3.0 and A3.1 Standard not met. Only one of items "a" through "e"
are required.
There is no change in roof pitch.
X A3.0 and A3.1 Standard not met. Only one of items "a" through "e"
are required.
There are no dormers or varying cornices proposed.
X B.3.2 no sheet provided Does not apply. No skylights are proposed.
X B.3.3 no sheet provided
Does not apply. No dormers are proposed.
X B.3.4 no sheet provided Does not apply. No carports are proposed.
X B.4.1 A3.0 and A3.1
Standard not met. This minor deviation is justified by the Project's overall design, which employs alternative architectural strategies to create a visually distinct and cohesive building
form. The design meets the intent of the standard and incorporates elements such as
varied materials, colors, and window patterns to achieve a similar effect, enhancing
the architectural character and visual interest of the building.
X A2.0, A2.1, A2.2,
A2.3, A3.0 and A3.1
Standard not met. The façade has not been recessed a minimum of two feet in all locations.
X A2.0 Standard not met. Ground floor entry balconies do not project two feet.
X A3.0 and A3.1 Standard not met. The awnings proposed do not meet 20 percent length on all street facing facades.
X A3.0 and A3.1
Standard not met. At least four materials (stucco, brick, precast concrete and glass) make up the exterior
facades. They do not provide a minimum of 20 percent on all street frontages.
X A3.0 and A3.1
Standard not met.
X B.4.2 A3.0 and A3.1 Standard met. Building materials used on street facing façade are used on all other elevations as
well. See Sheets A3.0 and A3.1.
X B.4.3 A3.0 and A3.1
Standard not met. 11 points achieved when 16
required.
The Project’s design ensures that the building façade still achieves a high standard of
aesthetic quality and urban integration, supporting the Town's goals of promoting sustainable and visually appealing urban development. Therefore, while the full 16
points is not achieved, the design is consistent with the intent of the standard.
X o Arcade or gallery along the ground floor;8 points A2.0 Standard not met. There is no gallery or arcade proposed on the ground floor.
X o Awnings or canopies on all ground floor windows
of commercial space;6 points A3.0 and A3.1 Standard not met. Not all commercial ground floor
windows have awnings.
X o Building cornice;5 points A3.0 and A3.1 Standard met. A continuous precast cast concrete cornice is proposed. See Sheets A3.0 and A3.1.
X o Façade sconce lighting at a minimum of one light
fixture per 15 linear feet.3 points A2.0, A3.0 and A3.1 Standard not met. Façade sconce lighting is not located at every 15 linear feet.
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;
d. The use of at least two different façade materials, each covering a minimum of 20
percent of the street-facing façade, or
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 façade
height shall be made evident by taller windows or arrangement of combined windows.
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.
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: Architectural features, such as:
Skylights shall have a flat profile rather than domed.
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.
Carport roof materials shall be the same as the primary building.
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:
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;
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
B.4. Façade Design and Articulation
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:
a. Gables;
b. Building projection with a depth of a minimum of two feet;
c. Change in façade or roof height of a minimum of two feet;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, and/or varying cornices.
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.
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.
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:
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
b. A different building material covering the entire façade articulation.
B.2. Parking Structure Design
B.3. Roof Design
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 A3.0 and A3.1
Standard not met. There are no bay windows proposed.
X Balconies or Juliet balconies provided on a minimum of 40
percent of the fenestration on the upper floors of the facade;5 points A2.1, A2.2, A2.3,
A3.0 and A3.1
Standard not met. Balconies do not occur on 40 percent of the building façade.
X Landscaped trellises or lattices extending across a minimum
of 65 percent of any level of the facade;5 points A2.1, A2.2, A2.3,
A3.0 and A3.1
Standard not met. The proposed trellis feature on the fourth floor does not make up 65 percent of the
wall façade.
X Materials and color changes;3 points A3.0 and A3.1 Standard met. Material and color changes occur. See Sheets A3.0 and A3.1.
X Eaves that overhang a minimum of two feet from the facade
with supporting brackets;3 points A3.0 and A3.1 Standard not met. The eaves at the upper floor project two feet, but the main entry feature on East Main
and Church Street do not project a minimum of two feet.
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 A3.0 and A3.1
Standard not met. There are no window boxes proposed.
X Decorative elements such as molding, brackets, or corbels 3 points A3.0 and A3.1 Standard met. Decorative elements (moldings) are proposed on all elevations. See Sheets A3.0 and
A3.1.
X TOTAL 16 points 11 points
Standard not met. 11 points achieved when 16
required.
The Project’s design ensures that the building façade still achieves a high standard of
aesthetic quality and urban integration, supporting the Town's goals of promoting
sustainable and visually appealing urban development. Therefore, while the full 16
points is not achieved, the design is consistent with the intent of the standard.
X B.4.4 A2.0
Does not apply. No garage doors are proposed.
X B.4.5 A2.0
Standard not met. The building materials do not change at inside corners. The Project design employs a
consistent material palette to create a cohesive and visually appealing building form.
The design incorporates other architectural elements, such as varied textures and
colors, to achieve a similar effect, enhancing the visual interest and character of the
building.
X B.4.6 A3.0 and A3.1
Standard not met. Part "a" is met, but not part "b".
See below.
Providing another primary building entrance along Church Street would reduce the
amount of first floor residential space and create a dysfunctional ground-floor building
layout considering the small size of the parcel.
X A2.0, A3.0, and A3.1 Standard met. See below. Subsection "i" is complied with.
X A2.0, A3.0, and A3.1 Standard met. All residential entries on the ground floor are recessed a minimum of 6'-9" and a maximum of 8'- 10". See Sheet A2.0 for dimensions.
X A2.0, A3.0, and A3.1
Standard not met. The covered entries to residential units are 6'9" or 8'-10" deep. These entries do not
project a minimum of three feet. The entrance to the commercial space is a covered
area approximately 13' deep with the second and third floors above.
X A2.0, A3.0, A3.1, and
A4.2
Standard not met. Per the figure on A4.2, only one
of the street facing facades would hit 60 percent,
while the other two would be 41 and 44 percent.
See drawings A4.2 which show the dimensions to calculate the required percentages.
X B.4.7 A2.0, A3.0, and A3.3
Standard met. See "a" through "c" below.
X A2.0 and A3.0 Standard met. Entries to residential units on the ground floor are 11'6" wide.
X A2.0 and A3.0 Standard met. Main entry to the building is 14' wide. See Sheet A2.0.
X A2.0 Standard met. Storefront entry to commercial building is 6' wide doors which provide the only
entrance to the commercial space. See Note #16 on Sheet A2.0.
X B.4.8 A3.3 Standard met. No mirrored glass is proposed.
B.4.9
X A3.0 and A3.1 Standard met. Awnings at the commercial space are a minimum vertical clearance of 8' from the
pedestrian path. See Note #6 on Sheet A3.0.
X A3.0 and A3.1 Standard met. See Sheets A3.0 and A3.1.
X A3.3 Standard met. Awnings are a solid color black or yellow. See Sheet A3.3.
X B.4.10 no sheet provided
Does not apply. Building does not abut an existing
single-family zone or use.
X B.4.11 A2.1 and A2.2
Standard not met. Balconies project beyond the footprint. The projecting balconies are thoughtfully
designed to minimally project beyond the building footprint to offer residents usable private outdoor areas.
Awnings shall be subject to the following requirements:
a. A minimum vertical clearance of eight feet measured from the pedestrian
pathway;
b. Shall not extend beyond individual storefront bays; and
c. Shall not be patterned or striped.
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.
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.
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.
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:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including Residential Mixed-Use
buildings: eight feet in width
c. Storefront entry: six feet in width
Mirrored windows are prohibited.
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.
Changes in building materials shall occur at inside corners.
A primary building entrance shall be provided facing a street or community recreation
space. Additionally, all development shall meet the following requirements:
a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall meet at least one of the following standards:
i. The entrance shall be recessed in the façade plane at least three feet in depth; or
ii. The entrance shall be covered by an awning, portico, or other architectural element
projecting from the façade a minimum of three feet.
X B.4.12 A2.0, A2.1, A2.2,
A2.3, A3.0 and A3.1
Standard met. See below.
X A2.0, A2.1, A2.2,
A2.3, A3.0 and A3.1
Standard not met. Only one of items "a" through "c"
are required.
Façade plane is not offset a minimum of five feet.
X A2.1, A2.2, A3.0 and
A3.1
Standard met. All pilasters are 2' wide and their dimension is shown on Sheets A2.1 and A2.2.
X A2.0 and A3.0
Standard not met. Only one of items "a" through "c"
are required.
An outdoor seating plaza at the corner of Main Street and High School Way is shown
on Sheets A2.0 and L1.0. The seating area is approximately 200SF. The projected
setback along Church Street includes landscaping, walkways and raised planters. It
does not include open space or a seating area because the street is not a major
pedestrian corridor. The open space is located on the corner of High School Court and
East Main Street which is a major pedestrian connection.
This standard is met.
X B.4.13 A3.0 and A3.1 Standard met. There are no blank facades on any of the proposed elevations.
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:
a. A minimum five-foot offset from the façade plane for a length of at least 10 feet;
b. Multiple pilasters or columns, each with a minimum width of two feet; or
c. Common open space, such as a plaza, outdoor dining area, or other spaces.
Continuous blank façades on any floor level shall not exceed 25 percent of the entire
façade length along any street.
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