2001-139-Amending The Town's Residential Development StandardsRESOLUTION .200.1-139
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 Comrnissionrecommended 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 3ra day of December, 2001., by the following vote:
COUNCIL MEMBERS:
AYES: Steven Blanton, Sandy Decker, Joe Pirzynslci,
Mayor Randy Attaway.
NAYS: Steve Glickman.
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR THE TO OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
G~/~~...
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.CLERK OF'TZ-IE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
,~owN aF TOWN OF.LOS GATOS RESIDENTIAL DEVELOPMENT STANDARDS
.FOR ALL SINGLE FAMILY AND TWO-FAMILY DWELLINGS
'""'. ~~ IN ALL ZONES EXCEPT THE RESOURCE CONSERVATION
ios•~AjoS 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 tandards :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 protectthe 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 proj ect 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 affectthe architectural design or historic integrity of the
structure.
EXHIBIT u
f
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 Comrnission/Planning Director shall assessthe 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 respectfor the style of the historic structure andthe surrounding neighborhood,
especially its relationship to the pattern of existing development (streetscape)..
(4) The project should not impair- directly or by the possibletotal effect of everal new
residences -the use, enjoyment, and value of neighboringpublic andprivateproperty.
(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 prof ect 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 ur, where necessary, to correct
unacceptable construction conditions .(grading, drainage, etc.). Natural :grade and
vegetationshould beretaned tothe 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. Theplan 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 contactedby the proj ect applicant
to determine if new dedications .and/or easements .are .required.
II.
.BUILDING DESIGN
A. HARIYIONY/COMPATIBILITY
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The proposed pru~ect must have a harmonious and con~t,atible 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 CornmissionlDirector 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 ofsingle-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 requiredto explain why asingle-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 adj acent properties or infringe on a neighbor's privacy may not be approved.
(2) Demolitions, Replacement:Structures, and Significant Remodels
TheTown 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 recentlyupdated 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 andthe 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
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C. EXTERIUrllt :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/ormatch
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 berestrained --not harsh orgarish -- and should complement the streetscape.
D. BUILDING COIVIPONENTS
Building components suchas windows, doors, eaves and parapets shouldbe arranged
and detailed to create a united architectural composition appropriate to the character
of the neighborhood.
E. ENERGY CONSERVATION
Aprojectshould be desgnedto 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 preservedto the maximum extentpossible 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 whichreflect current Town policy
for community design. Inthe 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 equality 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
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