Item 19 Staff Report Consider Adopting a Resolution Amending the Town Residential Development Standards to Address Demolitions, Replacement Structure and Significant RemodelsCOUNCIL AGENDA REPORT
DATE: December 3, 2001
TO: MAYOR AND TOWN M' UNCIL
FROM: TOWN MANAGER
SUBJECT:
MEETING DATE: 12/3/01
ITEM NO. { C9
CONSIDER ADOPTING A RESOLUTION AMENDING THE TOWN
RESIDENTIAL DEVELOPMENT STANDARDS TO ADDRESS
DEMOLITIONS, REPLACEMENT STRUCTURES AND SIGNIFICANT
REMODELS.
RECOMMENDATION:
Consider adopting a resolution amending the Town's Residential Development Standards to address
Demolitions, Replacement Structures and Significant Remodels.
BACKGROUND:
On September 26, 2001, the Architectural Standards/Hillside Committee reviewed a draft of the
revised Residential Development Standards and recommended several changes (for specific changes
see Attachment 2, Exhibit A). Staff incorporated those changes and forwarded the draft document
to the Planning Commission on November 7, 2001. The Commission recommended approval of the
draft document on a 4-0 vote without discussion. The language contained in the document has been
slightly modified for clarity but continues to meet it's original intent.
DISCUSSION:
The proposed amendment to the Town's Residential Development Standards apply to all single
family and two-family dwellings in all zones except the Resource Conservation and Hillside
Residential zones. This amendment was necessary in order to address the recent increase in the
amount of demolitions and large-scale remodels of existing homes which threaten neighborhood
compatibility and the small-town character of Los Gatos.
PREPARED BY: BUD N. LORTZ
DIRECTOR OF COMMUNITY DEVELOPMENT
Reviewed by: 'J2Attorney Clerk Finance Community Development
Revised: 11/28/01 4:46 pm
Reformatted: 5/23/01
PAGE 2
MAYOR AND TOWN COUNCIL
RE: AMENDMENT OF TOWN RESIDENTIAL DEVELOPMENT STANDARDS
December 3, 2001
Additionally, this amendment addresses goals and policies stated in the 2000 General Plan. Goal
L.G.4.1 serves "To preserve and enhance existing community and neighborhood character and sense
of place" and policy L.P.4.4 states "Avoid demolitions. If allowed, the replacement house should be
similar in size and scale to the original and maintain the neighborhood character". Finally, this
proposed amendment to the Residential Development Standards will help staff when reviewing
applications for demolitions, replacement structures and significant remodels in order to ensure their
compatibility with the existing neighborhood.
ENVIRONMENTAL ASSESSMENT:
Is not a project defined under CEQA, and no further action is required.
FISCAL IMPACT:
None
Attachments:
1. Draft Resolution
2. Report from the Community Development Director to the Planning Commission dated
November 7, 2001.
BNL:JC:mdc
N:\DEWennifer\TC1RES DEV STNDS.wpd
RESOLUTION 2001 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE TOWN'S RESIDENTIAL DEVELOPMENT STANDARDS
WHEREAS, that the Town of Los Gatos Town Council has determined that an update of
the residential development standards is necessary; and
WHEREAS, that the General Plan 2000 includes policies and implementing strategies
supporting this action; and
WHEREAS, the Planning Commission recommended approval on November 7, 2001; and
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby adopt the amended Residential Development Standards attached hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos held on the day of , 2001, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
ATTEST:
s/ Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:1DEVIRESOSIResidential Development Standards Reso.wpd
/s/ Randy Attaway
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
Attachment 1
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 29.20.140 et seq of the Town Code. The standards are designed to
compliment the regulations established in Article IV, Divisions 1, 2, 3, and 4, Chapter 29 and
Section 29.40.750 and 29.20.150 of the Town Code. 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, demolitions, replacement structures, and significant remodels.
OBJECTIVES
To establish standards for use by the Planning Commission, Town Council, Planning Director and
property owners that provide for the health, safety, welfare 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 Article VIII, Division 3, Chapter 29 of the Town Code, 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 architectural design or historic integrity of the
structure.
EXHIB1T A
CuNDITION OF EXISTING RESIDENtE
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 determine the condition of the structure whenever
possible. In addition, a detailed report shall be prepared by an architect, registered structural
engineer, or registered civil engineer. The report shall address 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 project'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 architectural character and
historic association shall be protected. 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 total 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 environment.
(6) The design of the proposed residence or addition should complement 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
retained?
(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
2
topography wnere it contributes to good appearance or, where 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.).
For residential projects which require zoning approval, if a slope is greater than 10%,
then the net lot area shall be reduced according to the following standard:
Average lot slope Percent of net site area to be deducted
10.01 - 20% 10% plus 2% for each 1% of slope over 10%
20.01 - 30% 30% plus 3% for each 1% of slope over 20%
Over 30% 60%
The net site area after this deduction is calculated shall be used to calculate the FAR
for the site. A perspective drawing showing the project, hillside, and adjacent homes
is required. The perspective drawing shall demonstrate the scale, mass and fit of the
house with the existing slope.
(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 prevailing 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 number of stories of the
adjacent structures.
(4) Easement/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
3
The proposed project must have a harmonious and compatible relationship with the
surrounding neighborhood. The factors which contribute to the relationship include, but are
not limited to, the following:
(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 analyze 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 indicate 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 include 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 Commission/Director with a thorough impression of the neighborhood.
Examples of items to be considered are:
(A) the design of the elevation facing an adjacent structure as well as a public
street;
(B) accessory structures, parking areas, decks, trash collection areas and other
utilitarian areas should be located in a manner that is sensitive to adjacent
structures;
(C) 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.
(1) Second -Story Additions and Two -Story Dwellings
The Town has identified a trend towards the development of two-story houses and
second -story additions in the Los Gatos residential community. One of the unique
traits of Los Gatos is the variety of house sizes, shapes and designs especially in the
R-1 and R-1:D zones.
4
While there are many creative second -story designs, the Town is concerned that
property owners and developers are restricting their design alternatives to only
second story. A continuation of this trend could jeopardize the character of our
neighborhoods.
To maintain a proportionate distribution of single -story and two-story housing stock
in Los Gatos, property owners and designers are encouraged to strongly consider
single -story designs as viable development alternatives. If a second -story design is
chosen, the applicants shall be required to explain why a single -story design does not
work.
Many of our smaller houses on lots less than 5,000 square feet represent the Town's
affordable housing stock. Significant additions to these homes not only can
overwhelm the site, it can diminish the affordability of the property without
contributing positively to the neighborhood streetscape.
Second -story additions on lots smaller than 5,000 square feet may be inappropriate
and may not be approved due to lot constraints, lack of open space or on -site parking,
or due to mass and scale. Additionally, two-story designs that cast shadows on the
yards of adjacent properties or infringe on a neighbor's privacy may not be approved.
(2) Demolitions, Replacement Structures, and Significant Remodels
The Town is experiencing an increase in the number of applications for demolitions
and large-scale remodels of existing homes in many neighborhoods. In an effort to
ensure that homes are not arbitrarily demolished and to preserve the character of
existing neighborhoods, the Town has recently updated the zoning regulations related
to the process involved in demolitions. (See chapter 29 of the Town Code).
Significant remodeling of homes that will change the character of the neighborhood,
result in a dramatically altered streetscape, or bear no reflection on the original home
will require extra scrutiny of design.
If the project meets the intent of the Town's ordinance related to a demolition, then
it shall be considered a replacement structure and the standards in this document shall
apply. In addition, the following criteria shall apply when evaluating the merits of the
proposed replacement structure:
1) Predominant architectural style of street/neighborhood
2) Lot size
3) Size of homes on the street on which the subject property is located
4) Neighborhood in transition
5) Impact on site characteristics and surrounding homes, i.e., privacy,
shadowing effect and existing vegetation
C. EXTERIOK 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 the existing structure. All plans shall indicate the proposed color scheme.
Although the selection of exterior paint color(s) is a personal decision, the color(s)
should be restrained -- not harsh or garish -- and should complement the 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
Section 29.10.0965 of the Town Code. 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 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).
6
(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 Architecture and
Site Approval process. If the Planning Commission deems the requested modification
worthy of favorable consideration, the modification may be allowed provided that findings
are made that such modification will not be detrimental to the health, safety, general welfare
and quality of life of the project residents and of the surrounding neighborhood. If the
modification 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.
N:\DEV\FORMS\RESIDENT03.DEV
7
Date: October 26, 2001
For Agenda Of: November 7, 2001
Agenda Item: 9
REPORT TO: The Planning Commission
FROM: Bud N. Lortz, Director of Community Development
SUBJECT: Amendment of Town Residential Development Standards to address
Demolitions, Replacement Structures and Significant Remodels.
ACTION: Recommendation to Town Council.
EXHIBITS: A. Redlined version of Residential Development Standards For All
Single Family and Two -Family Dwellings In All Zones Except The
Resource Conservation and Hillside Residential Zones.
RECOMMENDATION
SUMMARY: Forward to the Town Council with a recommendation to adopt the Draft
revision to the Town of Los Gatos Residential Development Standards.
A. BACKGROUND:
One of the goals (L.G.4.1) of the 2000 General Plan is "To preserve and enhance existing
community and neighborhood character and sense of place". Policy L.P.4.4 states "Avoid
demolitions. If allowed, the replacement house should be similar in size and scale to the original and
maintain the neighborhood character".
To implement this policy staff has amended the Residential Development Standards to insert an
additional subheading under the existing Scale and Mass addressing Demolitions, Replacement
Structures, and Significant Remodels.
The development standards were designed to be used in conjunction with the Architecture and Site
Approval process and to help staff when reviewing applications in order to ensure their
completeness.
B. REMARKS:
The Architectural Standards/Hillside Committee reviewed a draft of the revised Residential
Standards on September 26, 2001. The Committee recommended several changes. Staff has
incorporated these comments into the revised document for your review.
Attachment 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 29.20.140 et seq of the Town Code. The standards are designed to compliment the regulations
established in Article IV, Divisions 1, 2, 3, and 4, Chapter 29 and Section 29.40.750 and 29.20.150 of the Town Code.
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, demolitions, replacement structures, and significant remodels.
OBJECTIVES
To establish standards for use by the Planning Commission, Town Council, Planning Director and property owners
that provide for the health, safety, welfare 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 Article VIII, Division 3, Chapter 29 of the
Town Code, 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 architectural 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 determine the condition of the structure whenever possible. In addition,
a detailed report shall be prepared by an architect, registered structural engineer, or registered civil engineer.
The report shall address all aspects of the structures
physical condition (e.g., foundation, plumbing, electrical, etc.).
EXHIBIT A
DEVELOPMENT STANDARDS
I. SITE DEVELOPMENT
A. GENERAL
(1) The Planning Commission/Planning Director shall assess the project'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.
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.
Residential structures that have historic value by virtue of architectural character and
historic association shall be protected. 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).
The project should not impair - directly or by the possible total effect of several new
residences - the use, enjoyment, and value of neighboring public and private property.
The location of driveways and parking areas shall be designed to avoid impacts on
adjacent properties and the natural environment.
The design of the proposed residence or addition should complement 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 retained?
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 topography where it
contributes to good appearance or, where 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.).
For residential projects which require zoning approval, if a slope is greater than 10%, then
the net lot area shall be reduced according to the following standard:
Average lot slope Percent of net site area to be deducted
10.01 - 20% 10% plus 2% for each 1% of slope over 10%
20.01 - 30% 30% plus 3% for each VA of slope over 20%
Over 30% 60%
The net site area after this deduction is calculated shall be used to calculate the FAR for
the site. A perspective drawing showing the project, hillside, and adjacent homes is
required. The perspective drawing shall demonstrate the scale, mass and fit of the house
with the existing slope.
2
(2) Solar ,rientation:
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 prevailing 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 number of stories of the adjacent structures.
(4) Easement/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 relationship with the surrounding
neighborhood. The factors which contribute to the relationship include, but are not limited to, the
following:
(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 analyze 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
indicate 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 include 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 Commission/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.
3
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.
(1) Second -Story Additions and Two -Story Dwellings
The Town has identified a trend towards the development of two-story houses and
second -story additions in the Los Gatos residential community. One of the unique traits
of Los Gatos is the variety of house sizes, shapes and designs especially in the R-1 and
R-1:D zones.
While there are many creative second -story designs, the Town is concerned that property
owners and developers are restricting their design alternatives to only second story. A
continuation of this trend could jeopardize the character of our neighborhoods.
To maintain a proportionate distribution of single -story and two-story housing stock in Los
Gatos, property owners and designers are encouraged to strongly consider single -story
designs as viable development alternatives. If a second -story design is chosen, the
applicants shall be required to explain why a single -story design does not work.
Many of our smaller houses on lots less than 5,000 square feet represent the Town's
affordable housing stock. Significant additions to these homes not only can overwhelm
the site, it can diminish the affordability of the property without contributing positively to the
neighborhood streetscape.
Second -story additions on lots smaller than 5,000 square feet may be inappropriate and
may not be approved due to lot constraints, lack of open space or on -site parking, or due
to mass and scale. Additionally, two-story designs that cast shadows on the yards of
adjacent properties or infringe on a neighbor's privacy may not be approved.
(2) Demolitions, Replacement Structures, and Significant Remodels
The Town is experiencing an increase in the number of applications for
demolitions and large-scale remodels of existing homes in many
neighborhoods. In an effort to ensure that homes are not arbitrarily
demolished and to preserve the character of existing neighborhoods, the
Town has recently updated the zoning regulations related to the process
involved in demolitions. (See chapter 29 of the Town Code).
Significant remodeling of homes that will change the character of the
neighborhood, result in a dramatically altered streetscape, or bear no
reflection on the original home will require extra scrutiny of design.
If the project meets the intent of the Town's ordinance related to a demolition,
then it shall be considered a replacement structure and the standards in this
document shall apply. In addition, the following criteria shall apply when
evaluating the merits of the proposed replacement structure:
1) Predominant architectural style of street/neighborhood
2) Lot size
3) Size of homes on the street on which the subject property is located
4) Neighborhood in transition
4
5) Impact on site characteristics and suri,..anding homes, i.e., privacy,
shadowing effect and existing vegetation
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 the existing structure. All plans shall indicate the
proposed color scheme. Although the selection of exterior paint color(s) is a personal decision, the
color(s) should be restrained -- not harsh or garish -- and should complement the 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 Section
29.10.0965 of the Town Code. 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 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.
5
IV. MODIFICATION OF utVELOPMENT 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 Architecture and Site Approval process. If the Planning
Commission deems the requested modification worthy of favorable consideration, the modification may be
allowed provided that findings are made that such modification will not be detrimental to the health, safety,
general welfare and quality of life of the project residents and of the surrounding neighborhood. If the
modification 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.
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6
RESOLUTION 2001-139
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE TOWN'S RESIDENTIAL DEVELOPMENT STANDARDS
WHEREAS, that the Town of Los Gatos Town Council has determined that an update of
the residential development standards is necessary; and
WHEREAS, that the General Plan 2000 includes policies and implementing strategies
supporting this action; and
WHEREAS, the Planning Commission recommended approval on November 7, 2001; and
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby adopt the amended Residential Development Standards attached hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos held on the 3' day of December, 2001, by the following vote:
COUNCIL MEMBERS:
AYES: Steven Blanton, Sandy Decker, Joe Pirzynski,
Mayor Randy Attaway.
NAYS: Steve Glickman.
ABSENT: None
ABSTAIN: None
SIGNED:
/s/ Randy Attaway
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
s/ Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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 29.20.140 et seq of the Town Code. The standards are designed to
compliment the regulations established in Article IV, Divisions 1, 2, 3, and 4, Chapter 29 and
Section 29.40.750 and 29.20.150 of the Town Code. 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, demolitions, replacement structures, and significant remodels.
OBJECTIVES
To establish standards for use by the Planning Commission, Town Council, Planning Director and
property owners that provide for the health, safety, welfare 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 Article VIII, Division 3, Chapter 29 of the Town Code, 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 architectural design or historic integrity of the
structure.
EXHIBIT 4+
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 determine the condition of the structure whenever
possible. In addition, a detailed report shall be prepared by an architect, registered structural
engineer, or registered civil engineer. The report shall address 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 project'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 architectural character and
historic association shall be protected. 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 total 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 environment.
(6) The design of the proposed residence or addition should complement 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
retained?
(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
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topography where it contributes to good appearance or, where 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.).
For residential projects which require zoning approval, if a slope is greater than 10%,
then the net lot area shall be reduced according to the following standard:
Average lot slope Percent of net site area to be deducted
10.01 - 20% 10% plus 2% for each 1% of slope over 10%
20.01 - 30% 30% plus 3% for each 1% of slope over 20%
Over 30% 60%
The net site area after this deduction is calculated shall be used to calculate the FAR
for the site. A perspective drawing showing the project, hillside, and adjacent homes
is required. The perspective drawing shall demonstrate the scale, mass and fit of the
house with the existing slope.
(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 prevailing 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 number of stories of the
adjacent structures.
(4) Easement/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
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The proposed project must have a harmonious and compatible relationship with the
surrounding neighborhood. The factors which contribute to the relationship include, but are
not limited to, the following:
(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 analyze 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 indicate 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 include 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 Commission/Director with a thorough impression of the neighborhood.
Examples of items to be considered are:
(A) the design of the elevation facing an adjacent structure as well as a public
street;
(B) accessory structures, parking areas, decks, trash collection areas and other
utilitarian areas should be located in a manner that is sensitive to adjacent
structures;
(C) 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.
(1) Second -Story Additions and Two -Story Dwellings
The Town has identified a trend towards the development of two-story houses and
second -story additions in the Los Gatos residential community. One of the unique
traits of Los Gatos is the variety of house sizes, shapes and designs especially in the
R-1 and R-1: D zones.
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While there are many creative second -story designs, the Town is concerned that
property owners and developers are restricting their design alternatives to only
second story. A continuation of this trend could jeopardize the character of our
neighborhoods.
To maintain a proportionate distribution of single -story and two-story housing stock
in Los Gatos, property owners and designers are encouraged to strongly consider
single -story designs as viable development alternatives. If a second -story design is
chosen, the applicants shall be required to explain why a single -story design does not
work.
Many of our smaller houses on lots less than 5,000 square feet represent the Town's
affordable housing stock. Significant additions to these homes not only can
overwhelm the site, it can diminish the affordability of the property without
contributing positively to the neighborhood streetscape.
Second -story additions on lots smaller than 5,000 square feet may be inappropriate
and may not be approved due to lot constraints, lack of open space or on -site parking,
or due to mass and scale. Additionally, two-story designs that cast shadows on the
yards of adjacent properties or infringe on a neighbor's privacy may not be approved.
(2) Demolitions, Replacement Structures, and Significant Remodels
The Town is experiencing an increase in the number of applications for demolitions
and large-scale remodels of existing homes in many neighborhoods. In an effort to
ensure that homes are not arbitrarily demolished and to preserve the character of
existing neighborhoods, the Town has recently updated the zoning regulations related
to the process involved in demolitions. (See chapter 29 of the Town Code).
Significant remodeling of homes that will change the character of the neighborhood,
result in a dramatically altered streetscape, or bear no reflection on the original home
will require extra scrutiny of design.
If the project meets the intent of the Town's ordinance related to a demolition, then
it shall be considered a replacement structure and the standards in this document shall
apply. In addition, the following criteria shall apply when evaluating the merits of the
proposed replacement structure:
1) Predominant architectural style of street/neighborhood
2) Lot size
3) Size of homes on the street on which the subject property is located
4) Neighborhood in transition
5) Impact on site characteristics and surrounding homes, i.e., privacy,
shadowing effect and existing vegetation
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 the existing structure. All plans shall indicate the proposed color scheme.
Although the selection of exterior paint color(s) is a personal decision, the color(s)
should be restrained -- not harsh or garish -- and should complement the 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
Section 29.10.0965 of the Town Code. 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 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).
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(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 Architecture and
Site Approval process. If the Planning Commission deems the requested modification
worthy of favorable consideration, the modification may be allowed provided that findings
are made that such modification will not be detrimental to the health, safety, general welfare
and quality of life of the project residents and of the surrounding neighborhood. If the
modification 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.
N:1DEVIFORMS\RESIDENT03.DEV
7
Town Council Minutes
Redevelopment Agency
December 3, 2001
Los Gatos, California
TOWN PLAZA RENOVATIONS/PROJECT 0107/CONCEPT DESIGN APPROVAL CONT.
Mr. Attaway spoke of incorporating some original rails from our railroad that could be placed in the
park for historic value. If these are set in the walkway they would be less likely to cause a tripping
hazard. He asked that flagstone be used in certain areas inside the perimeter of the park, like the bell
tower, and that the area around the fountain would appear more natural with the use of flagstone.
Council Consensus to approve concept design for the Town Plaza project including the following:
to make use of flagstone for walkway material around the fountain, bell tower and certain areas inside
the perimeter of the park; to not use tables in the park; that restroom facilities not be included in the
plaza park; if there are large events they can bring in port -a -potties; to start a committee to work
towards a grand opening event on Sept. 14`h; all Town Committees and Council will be involved;
the schools will also be invited to participate.
RESIDENTIAL DEVELOPMENT STANDARDS/SIGNIFICANT REMODELS
DEMOLITIONS/REPLACEMENT STRUCTURES/RESOLUTION 2001-139 (19.39)
Mayor Attaway announced that this was the time and place so noted to consider adopting a resolution
amending the Town's Residential Development Standards to address Demolitions, Replacement
Structures and Significant Remodels..
Bud Lortz, Community Development Director, spoke of the standards that have worked since 1987.
The changes will be made with the consulting Architect who can work with these standards for a
period of time, and then polish and enhance them. He will also be asked to include illustrations.
Mr. Attaway addressed page 6 and asked that the word "shall" not be used but some other word that
might suggest more flexibility. There should be a way for Council to address special circumstances.
The appeal process is well stated and the open space issue should be protected as far as possible.
Mr. Glickman asked for more flexibility for expanding homes for expanding families.
Mrs. Decker noted that the historic neighborhoods would change if growth was not well controlled.
Mr. Pirzynski said that Planning is looking at compatibility, harmony, scale, mass, and studying
better definitions. He also talked about under grounding for expansion rather than building second
stories.
Mr. Attaway does not want to prohibit second stories but to encourage looking in other directions
first.
Mr. Blanton suggested striving for a sense of balance first and to not just limit second stories.
The following people from the audience addressed this issue:
Ray Davis, resident, spoke about upholding the General Plan. He spoke of non negotiable standards.
He said that this policy was not strong enough for a strong land use program. He spoke against the
culverting of creeks and asked that this issue be addressed within the open space requirements.
Charles Nicora, 6 Forrest Ave., asked for case by case considerations for contractual work on rehab
homes. He would like more consistency in ability to remodel older homes.
Motion by Mr. Attaway, seconded by Mrs. Decker, that Council adopt Resolution 2001-139
entitled, RESOLUTION OF THE TOWN OF LOS GATOS AMENDING THE TOWN'S
RESIDENTIAL DEVELOPMENT STANDARDS. (This policy to be reviewed by the consultant
who will be on board soon and the update will include illustrations.) Carried by a vote of 4 ayes. Mr.
Blanton voted aye but asked for balanced neighborhoods with some second stories allowed. Mr.
Glickman voted no asking for softer language on second floor options.
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