Staff Report with Exhibits 9-12.Objective Standards
PREPARED BY: SEAN MULLIN, AICP and RYAN SAFTY
Senior Planner Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 08/24/2022
ITEM NO: 3
DATE: August 19, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Review and Recommendation of the Draft Objective Standards to the Town
Council.
RECOMMENDATION:
Review and recommendation of the Draft Objective Standards to the Town Council.
BACKGROUND:
On June 22, 2022, the Planning Commission received and considered public comments on the
Draft Objective Standards, completed the review of the document, and provided input to staff
on recommended modifications. The item was continued to a future meeting to allow staff
time to prepare responses to the input received and to prepare a revised Draft Objective
Standards document (Exhibit 9).
DISCUSSION:
The revised Draft Objective Standards document (Exhibit 9) continues to be organized into two
sections: Site Standards (Section A); and Building Design (Section B). The Site Standards section
includes objective standards for: site layout and building placement; vehicular access and
parking; and outdoor spaces and amenities. The Building Design section includes objective
standards for: building form and massing; façade articulation; materials; and roof design. Many
of the objective standards in the revised document have been updated and several new
standards have been added. Diagrams throughout the document have also been updated. The
revised draft includes a new Key Terms section providing definitions for many terms used in the
document.
A redline version of the revised Draft Objective Standards showing the changes made
throughout the document is included as Exhibit 10. Staff has also prepared a summary of the
revisions made and responses to comments received from the Planning Commission on
PAGE 2 OF 4
SUBJECT: Draft Objective Standards
DATE: August 19, 2022
DISCUSSION (continued):
June 22, 2022 (Exhibit 11). Lastly, staff conducted an evaluation of three existing developments
in the Town using several of the revised Draft Objective Standards for the purpose of illustrating
how these objective standards would not prevent projects from being designed to the quality
level required by the current subjective process (Exhibit 12).
As the Planning Commission reviews the revised Draft Objective Standards and other
supporting materials, staff requests direction on several specific items summarized below and
highlighted in Exhibit 11:
New A.11.1
(Line 41):
The Community Design Element of the 2040 General Plan encourages
consistent setbacks Town-wide and reduced setbacks in Community
Growth Districts (CGD). For this reason, Standard A.11.1 was written to
be specific to CGDs. Given the polices in the Community Design Element
and the comments made by the Planning Commission during discussion of
this item, staff requests direction on whether this standard should apply
Town-wide or only within CGDs.
New B.4.11
(Line 68):
The standard relating to reducing privacy intrusions created by balconies
was revised to provide more opportunity for developments to achieve the
private recreation space requirements while protecting existing
residential uses at all scales. Even with this change, staff is concerned
with the requirement for private recreation space while simultaneously
restricting its location to protect privacy. Staff looks to the Planning
Commission for discussion of this potential conflict and welcomes
direction on the matter.
PUBLIC COMMENTS:
Throughout the process and prior to the Planning Commission meeting of August 24, 2022, staff
contacted several professional organizations, design professionals, developers, and residents to
inform them about the meeting and encourage participation and written comments on the
Draft Objective Standards. In addition to the direct contact summarized above, staff requested
public input through the following media and social media resources:
• On the Town’s website home page, What’s New;
• On the Town’s webpage dedicated to objective standards; and
• On the Town’s social media accounts.
At this time, no public comments have been received.
PAGE 3 OF 4
SUBJECT: Draft Objective Standards
DATE: August 19, 2022
CONCLUSION:
A. Summary
The Town of Los Gatos has prepared Draft Objective Standards for the review of multi-
family and mixed-use development applications as required by State legislation. The Draft
Objective Standards were developed following research by staff and the Town ’s consultant,
five meetings with the Planning Commission subcommittee, and two community
engagement meetings. Following input received from the Planning Commission on June 22,
2022, staff prepared revised Draft Objective Standards and other supporting materials for
consideration by the Planning Commission.
B. Recommendation
The revised Draft Objective Standards have been forwarded to the Planning Commission for
review. Staff recommends that the Planning Commission:
• Receive and consider public comments;
• Complete the review of the revised Draft Objective Standards; and
• Forward a recommendation to the Town Council to approve the revised Draft Objective
Standards.
C. Alternatives
Alternatively, the Commission can:
1. Forward a recommendation of approval to the Town Council with additional and/or
modified objective standards; or
2. Continue the matter to a date certain with specific direction to staff.
NEXT STEPS:
Following review and recommendation by the Planning Commission, the Town Council will
consider the revised Draft Objective Standards, the Planning Commission recommendation, and
any additional public comments. Once the Town Council adopts objective standards, staff will
develop streamlined review procedures for applications proposing qualifying housing projects.
PAGE 4 OF 4
SUBJECT: Draft Objective Standards
DATE: August 19, 2022
EXHIBITS:
Previously received with the June 22, 2022, Staff Report:
1. Town Council Resolution 2019-053
2. Summary of feedback received during community engagement meetings
3. Draft Objective Standards
4. Public Comments received prior to 11:00 a.m., Friday, June 17, 2022
Previously received with the June 22, 2022, Addendum Report:
5. Staff response to Commissioner’s questions
6. Issues considered by the Objective Standards Subcommittee
7. Commissioner email regarding City of Palo Alto Objective Standards
Received with the June 22, 2022, Desk Item Report:
8. Suggested additions and modifications provided by a Planning Commissioner
Received with this Staff Report:
9. Revised Draft Objective Standards
10. Revised Draft Objective Standards with Redlines
11. Summary of Revisions Made and Responses to Comments Received at the Planning
Commission Hearing of June 22, 2022
12. Evaluation of Existing Developments
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Los Gatos DRAFT Objective Standards August 2022
TOWN OF LOS GATOS
DRAFT OBJECTIVE STANDARDS
August 24, 2022
PURPOSE AND APPLICABILITY
The purpose of the Objective Design Standards is to ensure that new qualifying projects in
Los Gatos provide high-quality architecture, integrate with surrounding development, and
include well-designed amenities and outdoor areas to enhance community character.
These standards are intended to guide property owners, applicants, developers, and
design professionals by providing clear design direction that enhances the Town’s unique
character and ensures a high-quality living environment.
A qualifying project is a Housing Development Project as defined in Gov. Code 65589.5 in
zones where the use is principally permitted. Housing Development Projects shall comply
with the Objective Design Standards, and include multi-family housing, residential mixed-
use projects with at least two-thirds of the square footage designated for residential use, or
supportive and transitional housing.
Qualifying projects must also comply with all existing development requirements in the
Town, including but not limited:
•General Plan
•Town Code
•Guidelines and Standards for Land Use Near Streams
•Bicycle and Pedestrian Master Plan
•Parks and Public Works Standards
•Santa Clara County Fire Department Requirements
ORGANIZATION
The following Objective Design Standards are organized into two primary sections: Site
Standards; and Building Design. The Site Standards section includes objective standards
for site layout and building placement, vehicular access and parking, and outdoor areas
and amenities. The Building Design section includes objective standards for building form
and massing, façade articulation, materials, and roof design.
EXHIBIT 9
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Los Gatos DRAFT Objective Standards August 2022
KEY TERMS
Community recreation space in mixed-use developments means public gathering spaces,
such as: plazas, outdoor dining areas, squares, pocket parks, or other community areas for
the use of the public. Community recreation space in multi-family developments means
gathering spaces, such as: play areas, pool areas, patios, rooftop decks, or other
community areas for the use of residents.
Façade articulation means the division of a building façade into distinct sections; including
the materials, patterns, textures, and colors that add visual interest to a building or façade.
Fenestration means the design, construction, and presence of any openings in a building,
such as: windows, doors, vents, wall panels, skylights, curtain walls, and louvers.
Mixed-use means a development project where a variety of uses such as office, commercial,
institutional, and residential are combined in a single building or on a single site in an
integrated project.
Multi-family use means the use of a site for three or more dwelling units on the same site.
Landscaping means an area devoted to plantings, lawn, ground cover, gardens, trees,
shrubs, and other plant materials; excluding driveways, parking, loading, or storage areas.
Primary building means a building within which the principal or main use on a lot or parcel
is conducted. Where a permissible use involves more than one building designed or used
for the primary purpose on the subject property, each such building on the parcel shall be
construed as constituting a primary building.
Private recreation space at the ground level means a single outdoor enclosed patio or deck.
Private recreation space above the ground level means an outdoor balcony, rooftop deck, or
similar.
Transitional and supportive housing means a type of housing used to facilitate the
movement of people experiencing homelessness into permanent housing and
independent living.
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Los Gatos DRAFT Objective Standards August 2022
A. SITE STANDARDS
A.1. Pedestrian Access
1.1 All on-site buildings, entries, facilities, amenities, and parking areas shall be
internally connected with pedestrian pathways and may include use of the
public sidewalk. Pedestrian pathways shall connect to the public sidewalk along
each street.
1.2 Pedestrian pathways within internal parking areas shall be separated from
vehicular circulation by a physical barrier, such as a grade separation or a raised
planting strip, of at least six inches in height and at least six feet in width.
Figure A.1.2
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Los Gatos DRAFT Objective Standards August 2022
A.2. Bicycle Access
2.1 Bicycle parking shall be located within 50 feet of at least one primary building
entrance.
2.2 Multi-family residential buildings shall provide one bicycle parking space per
dwelling unit.
2.3 Mixed-use projects shall provide one bicycle parking space per dwelling unit and
one bicycle parking space per 2,000 square feet of commercial space.
2.4 A minimum five-foot-wide walkway shall be provided connecting the bicycle
parking area(s) and the street-facing sidewalk.
A.3. Vehicular Access
3.1 Off-street parking shall have internal vehicular circulation that precludes the use
of a street for aisle-to-aisle circulation.
Figure A.3.1
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Los Gatos DRAFT Objective Standards August 2022
A.4. Parking Location and Design
4.1 Driveways and surface parking lots shall not be located between the primary
building frontage and the street.
4.2 Multiple parking areas located on a common property shall be internally
connected and shall use shared driveways to access the street.
4.3 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.
Figure A.4.3
4.4 Carports shall not be located between a primary building and a street.
A.5. Parking Structure Access
5.1 Any automobile entry gate to a parking structure shall be located to allow a
minimum of 25 feet between the gate and the back of the sidewalk to minimize
conflicts between sidewalks and vehicle queuing.
5.2 A parking structure shall not occupy more than 50 percent of the building width
of any street-facing façade and shall be recessed a minimum five feet from
street-facing façades of the building.
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Los Gatos DRAFT Objective Standards August 2022
A.6. Utilities
6.1 Pedestrian-oriented lighting shall be provided along all pedestrian paths in
community recreation spaces. Exterior lighting fixtures shall be a minimum of
three feet and a maximum of 12 feet in height. Light fixtures shall be placed
along the pedestrian path at a spacing of no more than 30 linear feet.
6.2 Exterior lighting shall be fully shielded and restrain light to a minimum 30
degrees below the horizontal plane of the light source. Lighting shall be
arranged so that the light will not shine directly on lands of adjacent residential
zoned properties. Uplighting is prohibited.
Figure A.6.2
6.3 Rooftop and ground-mounted utility cabinets, mechanical equipment, trash, and
service areas shall be screened from view from the street with landscape
planting, fencing, or a wall. The screening shall be at least the same height as
the item being screened and shall be constructed with one or more of the
materials used on the primary building. Solar equipment is exempt from this
requirement.
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Los Gatos DRAFT Objective Standards August 2022
A.7. Landscaping and Screening
7.1 At least 50 percent of the front setback area shall be landscaped.
7.2 A minimum 10-foot-wide landscape buffer shall be provided along the full length
of the shared property line between multi-family or 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
Figure A.7.2a
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.
7.3 Surface parking lots shall be screened from view of the street with landscaping
or a wall with a minimum three-foot height to screen the parking lot. When
located in a street-facing setback, screening may not exceed a height of three
feet.
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Los Gatos DRAFT Objective Standards August 2022
A.8. Fencing
8.1 Fences, walls, hedges, and gates within required setbacks along all street
frontages shall have a maximum height of three feet.
8.2 Chain link fencing is prohibited.
8.3 Vehicular entry gates and pedestrian entry gates shall have a maximum height
of six feet.
8.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a
minimum 50 percent open view.
A.9. Retaining Walls
9.1 Retaining walls shall not exceed five feet in height. Where an additional retained
portion is necessary, multiple-terraced walls shall be used. Terraced walls shall
set back at least three feet from the lower segment.
9.2 Retaining walls shall not run in a straight continuous direction for more than 50
feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least three feet in
length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of installation
along a minimum of 60 percent of the total length of the retaining wall.
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Los Gatos DRAFT Objective Standards August 2022
A.10. Landscaped, Private, and Community Recreation Spaces
10.1 The following landscaped, private, and community recreation spaces are
required for all qualifying projects and are calculated independent of each other:
a. Landscaped space: A minimum of 20 percent of the site area shall be
landscaped.
b. Private recreation space: The minimum horizontal dimensions are 10 feet by
six feet. The minimum vertical clearance required is eight feet. Private
recreation space shall be directly accessible from the residential unit.
i. Each ground floor dwelling unit shall have a minimum of 200 square feet
of usable private recreation space.
ii. Each dwelling unit above the ground floor shall have 120 square feet of
usable private recreation space.
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.
i. Community recreation space shall be provided in mixed-use
developments at a minimum of 200 square feet per residential unit plus a
minimum of two percent of the commercial square footage.
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 200 square feet per residential
unit.
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Los Gatos DRAFT Objective Standards August 2022
A.11. Building Placement
11.1 To create a continuous streetscape appearance, development in a Community
Place Growth shall place at least 75 percent of the ground floor of a building
within five feet of the front and street-side setback (where applicable)
requirement of the Town Code.
Figure A.11.1
11.2 A mixed-use residential project with a ground-floor commercial use shall provide
site amenities on a minimum of 15 percent and maximum of 30 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.
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Los Gatos DRAFT Objective Standards August 2022
B. BUILDING DESIGNS
B.1. Massing and Scale
1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions
along the façades facing the street:
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;
Figure B.1.1a
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Los Gatos DRAFT Objective Standards August 2022
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;
Figure B.1.1b
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Los Gatos DRAFT Objective Standards August 2022
c. Recessed building entry for the full height of the facade with a minimum
ground plane area of 24 square feet;
Figure B.1.1c
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Los Gatos DRAFT Objective Standards August 2022
d. An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet, extending the full length of the
façade;
Figure B.1.1d
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Los Gatos DRAFT Objective Standards August 2022
e. Ground floor courtyards within the building footprint with a minimum area
of 60 square feet; or
Figure B.1.1e
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Los Gatos DRAFT Objective Standards August 2022
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.
Figure B.1.1f
1.2 Upper floors above two stories shall be set back by a minimum of five feet from
the ground-floor façade.
1.3 Townhomes or rowhouses shall have no more than six contiguous units in any
single building.
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Los Gatos DRAFT Objective Standards August 2022
B.2. Parking Structure Design
2.1 The ground-floor façade of a parking structure facing a street or pedestrian
walkway shall be fenestrated on a minimum of 40 percent of the façade.
2.2 Façade openings on upper levels of a parking structure shall be screened up to
30 percent of the opening to prevent full transparency into the structure.
2.3 Parking structures facing a street and greater than 40 feet in length shall include
landscaping between the building façade and the street, or façade articulation of
at least 25 percent of the façade length. The façade articulation shall be
implemented by one of the following solutions:
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.
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Los Gatos DRAFT Objective Standards August 2022
B.3. Roof Design
3.1 At intervals of no more than 40 feet along the building façade, horizontal eaves
shall be broken using at least one of the following strategies:
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.
Figure B.3.1
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Los Gatos DRAFT Objective Standards August 2022
3.2 Skylights shall have a flat profile rather than domed.
3.3 The total width of a single dormer or multiple dormers shall not exceed 50
percent of the length of the roof.
Figure B.3.3
3.4 Carport roof materials shall be the same as the primary building.
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Los Gatos DRAFT Objective Standards August 2022
B.4. Façade Design and Articulation
4.1 Buildings greater than two stories shall be designed to differentiate the base,
middle, and top of the building on any street-facing façade. Each of these
elements shall be distinguished from one another using at least two of the
following solutions:
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;
Figure B.4.1a
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Los Gatos DRAFT Objective Standards August 2022
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
Figure B.4.1b
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Los Gatos DRAFT Objective Standards August 2022
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;
Figure B.4.1c
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Los Gatos DRAFT Objective Standards August 2022
d. Use of a belly band or horizontal architectural element with a minimum
height of 10 inches between the first and second floor;
Figure B.4.1d
e. The use of at least two different façade materials, each covering a minimum
of 20 percent of the street-facing façade, or
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Los Gatos DRAFT Objective Standards August 2022
f. The upper floor shall utilize a higher floor-to-ceiling height that is a minimum
of two feet greater than the floor-to-ceiling height of the floor immediately
below.
Figure B.4.1f
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Los Gatos DRAFT Objective Standards August 2022
4.2 All façade materials, such as siding, window types, and architectural details, used
on the street-facing façade shall be used on all other building façades.
4.3 Variation in the street-facing façade planes shall be provided for buildings
greater than one story by incorporating any combination of the following
architectural solutions to achieve a minimum of 16 points:
▪ Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies; 6 points
o Building cornice; 5 points
o Belly band, or horizontal architectural element, between
the first and second floor; or
5 points
o Façade sconce lighting. 3 points
▪ Bay windows; 6 points
▪ Balconies or Juliet balconies; 5 points
▪ Landscaped trellises or lattices; 5 points
▪ Materials and color changes; 3 points
▪ Chimneys; 3 points
▪ Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points
▪ Window boxes or plant shelves; or 3 points
▪ Decorative elements such as molding, brackets, or corbels. 3 points
4.4 Garage doors shall be recessed a minimum of 12 inches from the façade plane
and along the street-facing façade shall not exceed 40 percent of the length of
the building façade.
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Los Gatos DRAFT Objective Standards August 2022
4.5 Changes in building materials shall occur at inside corners or at architectural
features that break up the façade plane such as columns.
Figure B.4.5
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Los Gatos DRAFT Objective Standards August 2022
4.6 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 commercial 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.
Figure B.4.6a
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Los Gatos DRAFT Objective Standards August 2022
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.
Figure B.4.6b
4.7 Pedestrian entries to buildings shall meet minimum dimensions to ensure
adequate access based on use and development intensity. Building entries
inclusive of the doorway and the facade plane shall meet the following minimum
dimensions:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including mixed-use
buildings: eight feet in width
c. Storefront entry: six feet in width
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Los Gatos DRAFT Objective Standards August 2022
4.8 Mirrored windows are prohibited.
4.9 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.
4.10 For buildings abutting a single-family zoning district, rooftop and upper floor
terraces and decks are prohibited.
4.11 Balconies are allowed on facades facing the street and those facades facing
existing non-residential uses on abutting parcels. Balconies facing existing
residential uses on abutting parcels are allowed when the design is proven to
prevent views to the residential use. Such balconies shall be without any
projections beyond the building footprint.
4.12 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.
4.13 Continuous blank façades on any floor level shall not exceed 25 percent of the
entire façade length along any street.
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Los Gatos DRAFT Objective Standards August 2022
TOWN OF LOS GATOS
DRAFT OBJECTIVE STANDARDS
August 24, 2022
PURPOSE AND APPLICABILITY
The purpose of the Objective Design Standards is to ensure that new qualifying multi-family
and mixed-use projects in Los Gatos provide high-quality architecture, integrate with
surrounding development, and include well-designed amenities and open spaces outdoor
areas to enhance community character. These standards are intended to guide property
owners, applicants, developers, and design professionals by providing clear design direction
that enhances the Town’s unique character and ensures a high-quality living environment.
A qualifying project is a Housing Development Project as defined in Gov. Code 65589.5 in
zones where the use is principally permitted. Housing Development Projects shall comply
with the Objective Design Standards, and include multi-family housing, residential mixed-use
projects with at least two-thirds of the square footage designated for residential use, or
supportive and transitional housing.
Qualifying projects must also comply with all existing development requirements in the
Town, including but not limited:
•General Plan
•Town Code
•Guidelines and Standards for Land Use Near Streams
•Bicycle and Pedestrian Master Plan
•Parks and Public Works Standards
•Santa Clara County Fire Department Requirements
ORGANIZATION AND APPLICABILITY
The following Objective Design Standards are organized into two primary sections: Site
Standards; and Building Design. The Site Standards section includes objective standards for
site layout and building placement, vehicular access and parking, and outdoor spaces areas
and amenities. The Building Design section includes objective standards for building form
and massing, façade articulation, materials, and roof design.
Qualifying multi-family and mixed-use projects must also comply with all existing
development requirements in the Town Code, including but not limited to building code
requirements, existing Town standards, adopted specific plans, and development standards
such as height and setbacks. If there is any conflict between these standards and those in
another adopted document, the more restrictive standard shall apply.
EXHIBIT 10
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Los Gatos DRAFT Objective Standards August 2022
KEY TERMS
Community recreation space in mixed-use developments means public gathering spaces, such
as: plazas, outdoor dining areas, squares, pocket parks, or other community areas for the
use of the public. Community recreation space in multi-family developments means gathering
spaces, such as: play areas, pool areas, patios, rooftop decks, or other community areas for
the use of residents.
Façade articulation means the division of a building façade into distinct sections; including
the materials, patterns, textures, and colors that add visual interest to a building or façade.
Fenestration means the design, construction, and presence of any openings in a building,
such as: windows, doors, vents, wall panels, skylights, curtain walls, and louvers.
Mixed-use means a development project where a variety of uses such as office, commercial,
institutional, and residential are combined in a single building or on a single site in an
integrated project.
Multi-family use means the use of a site for three or more dwelling units on the same site.
Landscaping means an area devoted to plantings, lawn, ground cover, gardens, trees, shrubs,
and other plant materials; excluding driveways, parking, loading, or storage areas.
Primary building means a building within which the principal or main use on a lot or parcel is
conducted. Where a permissible use involves more than one building designed or used for
the primary purpose on the subject property, each such building on the parcel shall be
construed as constituting a primary building.
Private recreation space at the ground level means a single outdoor enclosed patio or deck.
Private recreation space above the ground level means an outdoor balcony, rooftop deck, or
similar.
Transitional and supportive housing means a type of housing used to facilitate the
movement of people experiencing homelessness into permanent housing and
independent living.
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Los Gatos DRAFT Objective Standards August 2022
A. SITE STANDARDS
A.1. Pedestrian Access
1.1 All on-site buildings, entries, facilities, amenities, and parking areas shall be
internally connected with pedestrian pathways and may include use of the public
sidewalk. Pedestrian pathways shall connect to the public sidewalk along each
street.
1.2 Pedestrian walkways 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
lengwidth.
Figure A.1.2
A.2. Bicycle Access
2.1 Bicycle parking shall be located within 50 feet of at least one primary building
entrance.
2.2 Multi-family residential buildings shall provide one bicycle parking space per
dwelling unit.
2.3 Mixed-use projects shall provide one bicycle parking space per dwelling unit and
one bicycle parking space per 2,000 square feet of commercial space.
2.4 A minimum five-foot-wide walkway shall be provided connecting the bicycle
parking area(s) and the street-facing sidewalk.
A.2.A.3. Vehicular Access
2.13.1 Off-street parking shall have internal vehicular circulation that precludes the use
of a street for aisle-to-aisle circulation.
Figure A.23.1
A.3.A.4. Parking Location and Design
3.14.1 Driveways and surface parking lots shall not be located between the primary
building frontage and the street.
3.24.2 Multiple parking areas located on a common property shall be internally
connected and shall use shared driveways to access the street.
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Los Gatos DRAFT Objective Standards August 2022
3.34.3 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.
Figure A.34.3
3.44.4 Carports shall not be located between a primary building and a street.
A.4.A.5. Parking Structure Access
4.15.1 Any automobile entry gate to a parking structure shall be located to allow a
minimum of 25 feet between the gate and the back of the sidewalk to minimize
conflicts between sidewalks and vehicle queuing.
4.25.2 A parking structure shall not occupy more than 50 percent of the building width
of any street-facing façade and shall be recessed a minimum five feet from street-
facing façades of the building.
A.5.A.6. Utilities
5.16.1 Pedestrian-oriented lighting shall be provided along all pedestrian paths in
community recreation spaces. Exterior lighting fixtures shall be a minimum of
three feet and a maximum of 15 12 feet in height. Light fixtures shall be placed
along the pedestrian path at a spacing of no more than 30 linear feet.
5.26.2 Exterior lighting shall be fully shielded and restrain light to a minimum 30 degrees
below the horizontal plane of the light source. Lighting shall be arranged so that
the light will not shine directly on lands of adjacent residential zoned properties.
Uplighting is prohibited.
Figure A.6.2
5.36.3 Rooftop and ground-mounted utility cabinets, mechanical equipment, trash, and
service areas shall be screened from view from the street with landscape planting,
fencing, or a wall. The screening shall be at least the same height as the item
being screened and shall be constructed with one or more of the materials used
on the primary building. Solar equipment is exempt from this requirement.
A.6.A.7. Landscaping and Screening
6.17.1 At least 50 percent of the front setback area shall be landscaped.
6.27.2 A minimum 10-foot-wide landscape buffer shall be provided along the full length
of the shared property line between multi-family or mixed-use development and
abutting residential properties. The buffer shall include the following:
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Los Gatos DRAFT Objective Standards August 2022
a. A solid masonry wall with a six-foot height, except within a street-facing
setback where walls are not permitted, where the maximum permitted height is three
feet; and
Figure A.76.2a
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.; and
6.37.3 Surface parking lots shall be screened from view of the street with landscaping or
a wall with a minimum three-foot height to screen the parking lot. When located
in a street-facing setback, screening may not exceed a height of three feet.
A.7.A.8. Fencing
7.18.1 Fences, walls, hedges, and gates within required setbacks along all street
frontages shall have a maximum height of three feet.
7.28.2 Chain link fencing is prohibited.
7.38.3 Vehicular entry gates and pedestrian entry gates shall have a maximum height of
six feet.
7.48.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a
minimum 50 percent open view.
A.8.A.9. Retaining Walls
8.19.1 Retaining walls shall not exceed five feet in height. Where an additional retained
portion is necessary, multiple-terraced walls shall be used. Terraced walls shall
set back at least three feet from the lower segment.
8.29.2 Retaining walls shall not run in a straight continuous direction for more than 50
feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least three
feet in length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of
installation along a minimum of 60 percent of the total length of the retaining wall.
A.9.A.10. Open Landscaped, Private, and Community Recreation Spaces
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Los Gatos DRAFT Objective Standards August 2022
9.1 A minimum of 20 percent of the site area shall consist of landscaped open space.
Landscaped open space may be in the form of trees, hedgerows, flowerbeds, or
ground cover vegetation, such as grass.
9.2 Common open space shall be provided in mixed-use developments in the form of
public gathering spaces, such as plazas, outdoor dining areas, squares, or pocket
parks. The space required is a minimum of 100 square feet per residential unit
plus a minimum of two percent of the commercial square footage.
9.3 Common open space shall be provided in multi-family residential development
projects in the form of gathering spaces, such as play areas, pool areas, patios,
rooftop decks, or other community areas for the use of residents. The minimum
space required is 100 square feet per residential unit.
9.4 Common open spaces shall provide shading for a minimum 15 percent of each
open space area 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.
10.1 The following landscaped, private, and community recreation spaces are required
for all qualifying projects and are calculated independent of each other:
a. Landscaped space: A minimum of 20 percent of the site area shall be
landscaped.
b. Private recreation space: The minimum horizontal dimensions are 10 feet by
six feet. The minimum vertical clearance required is eight feet. Private
recreation space shall be directly accessible from the residential unit.
i. Each ground floor dwelling unit shall have a minimum of 200 square feet
of usable private recreation space.
ii. Each dwelling unit above the ground floor shall have 120 square feet of
usable private recreation space.
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.
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Los Gatos DRAFT Objective Standards August 2022
i. Community recreation space shall be provided in mixed-use
developments at a minimum of 200 square feet per residential unit plus a
minimum of two percent of the commercial square footage.
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 200 square feet per residential
unit.
A.10.A.11. Building Placement
10.111.1 To create a continuous streetscape appearance, development in a Community
Place Growth District shall place at least 75 percent of the ground floor of a
building within five feet of the front and street-side setback (where applicable)
requirement of the Town Code.
Figure A.1011.1
10.211.2 A mixed-use residential project with a ground-floor commercial use shall
provide site amenities on a minimum of 15 percent and maximum of 30 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 ar t;
or
d. Tables and chairs associated with the ground floor use.
B. BUILDING DESIGNS
B.1. Massing and Scale
1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions
along the façades facing the street:
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 six five feet;
Figure B.1.1a
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Los Gatos DRAFT Objective Standards August 2022
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;
Figure B.1.1b
c. Recessed or projected coveredbuilding entries entry for the full height
of the facade with a minimum ground plane area of 24 square feet;
Figure B.1.1c
d. An exterior arcade that provides a sheltered walkway within the
building footprint with a minimum depth of eight feet, extending the full length of the
façade;
Figure B.1.1d
e. Ground floor courtyards within the building footprint with a minimum
area of 48 60 square feet; or
Figure B.1.1e
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.
Figure B.1.1f
1.2 Upper floors above two stories shall be set back by a minimum of five feet from
the ground-floor façade.
1.3 Townhomes or rowhouses shall have no more than six contiguous units in any
single building.
B.2. Parking Structure Design
2.1 The ground-floor façade of a parking structure facing a street or pedestrian
walkway shall be fenestrated on a minimum of 40 percent of the façade.
2.2 Façade openings on upper levels of a parking structure shall be screened up to 30
percent of the opening to prevent full transparency into the structure.
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Los Gatos DRAFT Objective Standards August 2022
2.3 Parking structures facing a street and greater than 40 feet in length shall include
landscaping between the building façade and the street, or façade articulation of
at least 25 percent of the façade length. The façade articulation shall be
implemented by one of the following solutions:
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
change of 25 percent of the façade length.
B.3. Roof Design
3.1 At intervals of no more than 40 feet along the building façade, horizontal eaves
shall be broken using at least one of the following strategies:
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 four two feet;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, and/or varying cornices.
Figure B.3.1
3.2 Skylights shall have a flat profile rather than domed.
3.3 The total width of a single dormer or multiple dormers shall not exceed 50 percent
of the length of the roof.
Figure B.3.3
3.4 Eave depths shall not exceed 24 inches from the façade plane.
3.53.4 Carport roof materials shall be the same as the primary building.
B.4. Façade Design and Articulation
4.1 Buildings greater than two stories shall be designed to differentiate the base,
middle, and top of the building on any street-facing façade. Each of these
elements shall be distinguished from one another using at least two of the
following solutions:
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Los Gatos DRAFT Objective Standards August 2022
a. Variation in building mass for a minimum of 70 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;
Figure B.4.1a
b. Balconies or habitable projections with a minimum depth of two feet
for a minimum of 20 percent length of the street-facing façade;
Figure B.4.1b
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;
Figure B.4.1c
d. Use of a belly band or horizontal architectural element with a minimum
height of 10 inches between the first and second floor; or
Figure B.4.1d
e. The use of at least two different façade materials, each covering a
minimum of 20 percent of the street-facing façade., or
f. The upper floor shall utilize a higher floor-to-ceiling height that is a minimum
of two feet greater than the floor-to-ceiling height of the floor immediately
below.
Figure B.4.1f (new Figure)
4.2 Buildings shall incorporate the same materials on all façades.All building
materialsfaçade materials, such as siding, window types, and architectural details,
used on the street-facing façade shall be used on all other building façades.
4.3 Variation in the street-facing façade planes shall be provided for buildings greater
than one story by incorporating any combination of the following architectural
solutions to achieve a minimum of 12 16 points:
▪ Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies; 6 points
o Building cornice; 5 points
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Los Gatos DRAFT Objective Standards August 2022
o Belly band, or horizontal architectural element, between
the first and second floor; or
5 points
o Façade sconce lighting. 3 points
▪ Bay windows; 6 points
▪ Façade plane of upper floors steps back a minimum of five
feet from the ground floor façade;
6 points
▪ Material and color changes; 5 points
▪ Balconies or Juliet balconies; 5 points
▪ Landscaped trellises or lattices; 5 points
▪ Materials and color changes; 3 points
▪ Chimneys; 3 points
▪ Wide Eaves that overhangs a minimum of two feet from the
facade with supportingprojecting brackets;
3 points
▪ Window boxes or plant shelves; or 3 points
▪ Decorative elements such as molding, ornamentation
brackets, or corbels.
3 points
4.4 Mixed-use buildings shall provide the following architectural elements along the
ground floor:
a. A minimum of 60 percent of the street-facing façade between two and
10 feet above the adjacent grade shall consist of transparent windows; and
b. A form of weather protection above storefront entries that extends
from the façade a minimum of three feet.
4.54.4 Garage doors shall be recessed a minimum of 12 inches from the façade plane
and along the street-facing façade shall not exceed 40 percent of the length of the
building façade.
4.64.5 Changes in building materials shall occur at inside corners or at architectural
features that break up the façade plane such as columns.
Figure B.4.65
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Los Gatos DRAFT Objective Standards August 2022
4.74.6 Mixed-use 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 commercial 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.
Figure B.4.76a
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.
Figure B.4.76b
4.7 Pedestrian entries to buildings shall meet minimum dimensions to ensure
adequate access based on use and development intensity. Building entries
inclusive of the doorway and the facade plane shall meet the following minimum
dimensions:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including mixed-use
buildings: eight feet in width
c. Storefront entry: six feet in width
4.8 Mirrored windows are prohibited.
4.9 A primary building entrance shall be provided facing a street or common
opencommunity recreation space. All building entrances shall be recessed from
the façade plane or covered by a building projection of at least three feet in depth
measured from the wall plane. [if this edit works for you, I think we should move
this Standard up to become B.4.7]
4.104.9 Awnings shall be subject to the following requirements:
a. A minimum vertical clearance of eight feet measured from the
pedestrian pathway;
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Los Gatos DRAFT Objective Standards August 2022
b. Shall not extend beyond individual storefront bays; and
c. Shall not be patterned or striped.
4.114.10 For buildings abutting a single-family zoning district, rooftop and upper floor
terraces and decks are prohibited.
4.124.11 Balconies are allowed on facades facing the street and those facades facing
existing non-residential uses on abutting parcels. Balconies facing existing
residential uses on abutting parcels are allowed when the design is proven to
prevent views to the residential use. For buildings abutting a single-family zoning
district, balconies shall only be permitted on the street-facing building façade.
Such balconies shall be without any projections beyond the building footprint.
4.134.12 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.
4.144.13 Continuous blank façades on any floor level shall not exceed 25 percent of the
entire façade length along any street.
This Page
Intentionally
Left Blank
Line #OLD #NEW #Comments Received Staff Response
1 ----
In previous meetings, it was stated that there would be one unifying document of
all objective standards. If we don't do this, it will be confusing for the public to
understand. Document should be integrated. Other applicable development requirements in the Town are now listed in the "Purpose and Applicability" section.
2 ----Define qualifying project."Qualifying Project" are now outlined in the "Purpose and Applicability" section.
3 ----Photos or graphics would be helpful for the public to understand the concepts.Diagrams have been updated throughout the document.
4 ----
The document covers many building types and the concepts should be broken up
for each building type.
The document has not be modified to cover different building types. Staff does not recommend this approach as
it will over-complicate the document.
5 ----
How will the objective standards document be viewed from a developer
perspective?
The final formatting and application process for qualifying projects will be developed by staff after adoption of the
final document. Staff will determine the best approach based on the final adopted document. All documents and
applications will be made available on the Town's website.
6 ----Is this applicable to single-family?No. "Qualifying Projects" is now outlined in the "Purpose and Applicability" section.
7 ----
Will there still be discretionary review if an applicant does not want to follow
these standards?Yes.
8 ----What does "qualifying" mean in this sense?"Qualifying Projects" are now outlined in the "Purpose and Applicability" section.
9 ----Discussion on amending Town Code and guideline documents.
The intent is that the document would be a stand-alone policy document without requiring any other
amendments to existing Town documents. A stand-alone document, similar to the Hillside Development
Standards and Guidelines, allows for increased flexibility through periodic updates that are more difficult to
accomplish within the structure of the Town Code.
10 ----What happens if an element was not included in the objective standards?
The goal of the document is to include all relevant standards. Being a stand-alone policy document, staff can
return with updates periodically as needed.
11 ----Likes the idea of real-world examples instead of simplistic diagrams.
Photographic examples of the concepts have the potential to communicate unintended values or design guidance.
Diagrams have been updated throughout the document to better illustrate the concepts in a more realistic style.
Staff does not recommend the use of photos in the document.
12 ----
Is protection of views covered and considered? Do any other jurisdictions have
objective standards for view protection?
Protection of views is not covered in the document. The concept was discussed in previous meetings and
researched by the consultant. Staff is not aware of other jurisdictions having objective view standards. The Town
would first need to adopt a view shed protection ordinance in order to include standards in the document to
protect views. This would be a Council-level priority decision and is not appropriate for this policy document.
13 ----
Since Palo Alto's standards are much more comprehensive, how should we move
forward?
Palo Alto's ordinance includes both objective standards and context based design criteria formatted in line with
one another. The context based criteria lines up with the Town's discretionary review application process. If there
are specific pieces of objective standards from other jurisdictions that the Planning Commission thinks should be
included in the Town's document, please let staff know.
14 ----
There would be merit to having a more comprehensive document even if we are
duplicating code.
From the onset, the goal was to avoid duplication of the Town Code. Staff has revised the document to eliminate
unnecessary duplication of the Town Code.
15 ----
Clearly describe that there are objective standards in other areas - we should list
them in this document.Other applicable development requirements in the Town are now listed in the "Purpose and Applicability" section.
16 ----
We should be consistent about when we duplicate existing Town Code
requirements.
From the onset, the goal was to avoid duplication of the Town Code. Staff has revised the document to eliminate
unnecessary duplication of the Town Code.
PUBLIC TESTIMONY
Summary of Revisions Made and Responses to Comments Received at the Planning Commission Hearing of June 22, 2022
COMMISSIONER DISCUSSION
EXHIBIT 11
Line #OLD #NEW #Comments Received Staff Response
Summary of Revisions Made and Responses to Comments Received at the Planning Commission Hearing of June 22, 2022
17 ----Staff addition/revision.
"Purpose and Applicability" section now includes an outline of Qualifying Projects and lists other applicable
development requirements in the Town. Other revisions made for document consistency.
18 ----Staff addition/revision.A "Key Terms" section has been added to clarify several terms used throughout the document.
19 A.1 A.1
Regarding Pedestrian Access, Palo Alto has a hierarchy prioritizing different
modes of transportation.
Palo Alto's modal hierarchy is included in their contextual design criteria, which is not objective. Through research,
staff determined that a modal hierarchy would be very difficult to objectify. Such a hierarchy should be
determined at the Council level and included in a more appropriate policy document.
20 A.1 A.1 Why don't we have bicycle standards? We should prioritize bicycles.
Bicycle standards have been added (new A.2). The standards included are those that can be required on-site. Off-
site improvements (such as the addition of bike lanes) are not appropriate in this document and may be required
on a case-by-case basis through the Parks and Public Works Department.
21 A.1 A.1 This document should cover all modes of transportation in some way.
In addition to the pedestrian access and vehicular access/parking standards, bicycle standards have been added
(new A.2).
22 A.1.2 A.1.2 Why don't we mention depth? We only specify height.A width dimension of six feet has been added.
23 A.3.4 A.4.4 Staff addition/revision.Clarified that the standard is applicable to the "primary" building.
24 A.5.1 A.6.1
Is this related to height or location? 15' is very tall. There should be location
standards.
The original standard was related to height. The maximum height allowed has been revised from 15 feet to 12
feet. A maximum spacing between lighting has been added (30 feet).
25 A.5.1 A.6.1 Staff addition/revision."in community recreation spaces" added to align with new A.10.
26 A.5.2 A.6.2 Staff addition/revision.
Added language requiring exterior lighting be directed to not shine on neighboring residential properties to be
consistent with Town Code.
27
A.6
A.9
A.7
A.10 Landscaping should be required to be native and drought tolerant
The terms "native" and "Drought tolerant" are not objective without very specific definitions and/or lists of
allowed species. This level of specificity may limit the variety of landscaping in the Town. Additionally, the Town
and the State already have rules addressing water use. Chapter 26 of the Town Code and the State's Model Water
Efficient Landscape Ordinance (MWELO) promote efficient water use in landscape areas. These ordinances
recognize that large water savings can be gained by efficient landscape design, installation, management, and
maintenance. This is accomplished by choosing climate adapted plants, improving soil conditions, using and
maintaining high efficiency irrigation equipment, and managing the irrigation schedule to fit the plants water
needs as they are influenced by local climates.
28 A.6 A.7 Do we define "landscape"?"Landscaping" has been added to the Key Terms.
29 A.6.2 A.7.2 Staff addition/revision.Clarified that the landscape buffer must stretch the full length of the shared property line.
Why is a masonry wall is required over regular fencing?
Is there a way to be clear that this doesn't apply to residential facing residential?
Would a duplex need a multi-family wall? We should be clear when this is
required.
31 A.6.2.a A.7.2.a Staff addition/revision.
Added clarification that a six-foot tall masonry wall is not allowed within a street-facing setback, consistent with
Town Code Section 29.50.035
32 A.6.3 A.7.3 Should we create a maximum height as well for parking lot buffers?Added a maximum height allowance for screening located within a street-facing setback.
30
A.6.2.a A.7.2.a
The requirement in the document for a masonry wall reflects the Town Code, which requires a masonry wall
between residential zoned properties and commercial/office/manufacturing zoned properties. The intent of the
wall is to provide robust separation between more intense uses (commercial, mixed-use, multiple-family) and less
intense single- and two-family uses. As written, the standard would not require a masonry wall separating single-
and two-family residential uses from neighboring single- and two-family residential uses.
Line #OLD #NEW #Comments Received Staff Response
Summary of Revisions Made and Responses to Comments Received at the Planning Commission Hearing of June 22, 2022
33 A.7 A.8 Consider deleting this sections as it duplicates Town Code.
This standard duplicates elements of the fence regulations application to residential properties. The residential
fence regulations contained in Sections 29.40.030 through 29.40.0330 would not apply to qualifying projects
outside of residential zones. Therefore, this standards was not deleted as it does not duplicate Town Code
regulations.
34 A.9 A.10
Are these two standards combined to burdensome? Do these two standards
overlap? Can we clarify that these do overlap?
The entire A.9 section has been replaced with new A.10 to align with the Town Code, eliminate overlap, specify
the types of "open areas", and clarify applicability between multi-family and mixed use projects.
35 A.9 A.10 Use of the word "may" - is this objective? Conflict eliminated. The entire A.9 section has been replaced with new A.10.
36 A.9 A.10 Perhaps we remove the allowance of grass due to the drought.
Landscaping is now defined in the "Key Terms" section. The definition includes lawns allowing developers
flexibility to meet their project goals while recognizing the Town regulates water use through Chapter 26 of the
Town Code and the MWELO.
37 A.9 A.10 Palo Alto has an "open to sky" requirement. Recommends we look into this.
"Community recreation space" includes a requirement that 60 percent of the space remain open to the sky
(A.10.1.c).
38 A.9 A.10 Look at private open space that is used in Palo Alto's code.Revised A.10 addresses this comment.
39 A.9 A.10
Requirement for multi-story to have a balcony as discussed during the General
Plan update.
"Private recreation space" added as a "Key Term" that includes balconies. Private recreation space above the
ground floor is required in multi-story qualifying projects.
40 A.10.1 A.11.1 Staff addition/revision.Changed "Community Place District" to "Community Growth District".
Why does this only include Community Growth Districts (CGDs)?
Likes that it only applies to Community Growth Districts otherwise it could make
them look out of place. It might also limit design related to arcade setback
standards in Section B.
Can we apply this just to mixed-use? It should apply to ground-floor commercial.
Big focus during GP discussions was street-activation and should be kept in mind
during revisions.
Perhaps replace "Community Growth District" with "Mixed-Use".
B.1.1 B.1.1
There is chance that using three of these approaches may result in poor design.
Maybe two would be better. Perhaps anchor it to the amount of street facing
façade that exists. If under 50 feet, only require two.
B.1.1 B.1.1 Palo Alto requires three or more. Good architects should be able to make it work.
B.1.1 B.1.1 Would the mixed use building at N40 meet this standard?
This Standards continues to require implementation of at least three solutions. Staff evaluated several projects in
the Town to see if they would meet this Standards (Exhibit X). A quality design should not have a problem
implementing at least three solutions.
41
42
The following polices discussing setbacks are included in the Community Design Element of the 2040 General Plan:
CD-2.10 (Town-wide): Well-Defined Street Fronts - Require new buildings to maintain a consistent setback from
the public right-of-way in order to create a well-defined streetscape. Require new buildings throughout Town to
use consistent setbacks.
CD-7.1 (All CGDs): Neighborhood-Friendly Design - Encourage buildings and sites within all Community Growth
Districts regardless of designation, including shopping centers undergoing redevelopment, to integrate design
features that create a pedestrian- and neighborhood-friendly environment, such as by siting buildings close to the
sidewalks, providing space for small plazas, and including public art.
CD-9.1: (LGB CGD): Setbacks and Step Backs of Massing - Require medium density, high density, and mixed-use
parcels in the Los Gatos Boulevard District adjacent to single-family parcels to include increased site setbacks and
multi-story step backs to minimize the impact and increase compatibility with smaller adjacent structures.
CDP-11.7: (Lark CGD): Reduced Setbacks - Allow reduced setbacks to foster a more urban environment focused on
corporate centers, commercial shopping areas, medical services, and hospitality uses.
Consistent setbacks are encouraged by CD-2.10, while reduced setbacks are encouraged in CGDs. For this reason,
Standard A.11.1 was written specific to CGDs. Given the above polices and the comments made by the
Commission during discussion of this item, staff requests direction on whether this standard should apply Town-
wide or only within CGDs. The corresponding figure/diagram will be updated accordingly.A.10.1 A.11.1
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Summary of Revisions Made and Responses to Comments Received at the Planning Commission Hearing of June 22, 2022
43 B.1.1 B.1.1 Detailed images or renderings would be helpful for this section.
Photographic examples of the concepts have the potential to communicate unintended values or design guidance.
Diagrams have been updated throughout the document to better illustrate the concepts in a more realistic style.
Staff does not recommend the use of photos in the document.
44 B.1.1.a B.1.1.a Staff addition/revision.Revised required step back from six feet to five feet for consistency within the document.
45 B.1.1.e B.1.1.e Staff addition/revision.Changed 48 to 60 square feet to align with new A.10.
46 B.2.3 B.2.3 Staff addition/revision.Added "façade" to align with key term "façade articulation".
47 B.2.3.b B.2.3.b Where did the 25% number come from?
This metric is included in B.2.3 above. Staff simplified language by removing "25 percent of the façade length"
since this minimum is required in B.2.3 above. Also added "façade" to align with key term "façade articulation".
48 B.3.1.c B.3.1.c Staff addition/revision.
Revised the change in façade or roof height from four feet to two feet to align with the height limitations of the
Town Code.
49 B.3.4 B.3.4 Staff addition/revision.Deleted to eliminate potential conflict with architectural styles.
50 B.4.1 B.4.1 Example pictures would be helpful.
Photographic examples of the concepts have the potential to communicate unintended values or design guidance.
Diagrams have been updated throughout the document to better illustrate the concepts in a more realistic style.
Staff does not recommend the use of photos in the document.
51 B.4.1.a B.4.1.a Staff addition/revision.
Revised the minimum percent from 70 to 60 percent following case study of buildings with similar heights to those
allowed in the Town.
52 B.4.1 B.4.1
Why not include varied plate heights in this section? It would make for dynamic
architecture.
Added B.4.1.f, offering a solution that the upper floor utilize a higher floor-to-ceiling height that is a minimum of
two feet greater than the floor-to-ceiling height of the floor immediately below. New figure B.2.1.f added.
53 B.4.2 B.4.2
Inconsistency with 4.1.e regarding the use of different building materials. What is
4.2 trying to say?
Revised to clarify that the building elements that need to be repeated on all elevations are the façade materials
(such as siding, window types, trim) and not forms (such as chimneys, arcades, etc.). Revised standard does not
conflict with B.4.1.e and does not require that materials be distributed consistently between elevations; (i.e.; if a
second material is used on 30 percent of the front elevation, it does not need to be included at 30 percent of each
of the other elevations).
54 B.4.2 B.4.2 The 360 degree architecture might limit design.
This requirement has been applied for designs of residences and structures throughout the Town for some time
without any significant impacts to quality architecture.
55 B.4.2 B.4.2
360 degree architecture is in the draft General Plan. Perhaps there is a better way
to say this. Please look into this further.B.4.2 revised as discussed above.
56 B.4.3 B.4.3 Staff addition/revision.
Increased the point requirement from 12 to 16 points to require incorporation of more than two architectural
solutions.
57 B.4.3 B.4.3 Has this menu been used successfully in other places? Likes the idea.Yes. This leaves flexibility for the architect/designer.
58 B.4.3 B.4.3
This only addresses street-façade planes. Should consideration be given to other
sides of the building?
B.4.2 addresses carrying architectural detailing around all sides of a building. The purpose of B.4.3 is to require
more articulation on the most visible facades.
59 B.4.3 B.4.3 Staff addition/revision.
Removed upper floor step back as it is required elsewhere for buildings greater than two floors and could result in
an awkward design if used on a two-story building
60 B.4.3 B.4.3 Staff addition/revision.Reduce point value for materials and color changes from five points to three points
61 B.4.3 B.4.3 Staff addition/revision.Removed "ornamentation" for specifics of decorative elements since it is a general term.
62 B.4.3 B.4.3 Staff addition/revision.Revised "overhang" language to increase objectivity.
63 B.4.4 B.4.4 Staff addition/revision.Deleted individual standard due to repetition in following new B.4.6.
64 B.4.7 B.4.6 Staff addition/revision.Added elements of old B.4.9 to reduce repetition in new B.4.6.
65 B.4.6 B.4.5
How would you do this with a column? An illustration of the columns or
projection would help Revised illustration added.
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Summary of Revisions Made and Responses to Comments Received at the Planning Commission Hearing of June 22, 2022
66 B.4.7 B.4.7
Palo Alto document details entry (not just door width) dimensions. Perhaps we
should consider.New B.4.7 includes entry width requirements based on use.
67 B.4.9 --Staff addition/revision.Deleted and incorporated concept into ne B.4.6.
68 B.4.12 B.4.11 Staff addition/revision.
Revised standard to allow balconies on street-facing facades and on facades that face existing non-residential uses
on abutting parcels. Additionally, balconies are allowed when facing residential uses when proven that it will not
create a privacy issue with the neighboring residential use. The applicant would be required to submit additional
drawings (site line study, section, screening, etc.) to prove compliance with this standard. This provides more
opportunity for developments to achieve the private recreation space requirements while protecting existing
residential uses at all scales. Even with this change, staff is concerned with the requirement for private
recreation space while simultaneously restricting its location in an attempt to protect privacy. Staff looks
forward to the discussion with the Planning Commission.
Evaluation of Existing Developments
Staff evaluated several existing developments in the Town to see if they would meet three
standards that offer multiple design solutions. These projects were designed and built
without requirements to adhere to specific objective design standards. While some of the
projects would not comply with all of the standards below, incorporating additional design
solutions would be easily accomplished during the design phase.
B.BUILDING DESIGNS
B.1.Massing and Scale
1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions
along the façades facing the street:
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 building entry for the full height of the facade with a minimum
ground plane area of 24 square feet;
d.An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet, extending the full length of the
façade;
e.Ground floor courtyards within the building footprint 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.
EXHIBIT 12
B.4. Façade Design and Articulation
4.1 Buildings greater than two stories shall be designed to differentiate the base,
middle, and top of the building on any street-facing façade. Each of these
elements shall be distinguished from one another using at least two of the
following solutions:
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;
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. Use of a belly band or horizontal architectural element with a minimum height
of 10 inches between the first and second floor;
e. The use of at least two different façade materials, each covering a minimum
of 20 percent of the street-facing façade; or
f. The upper floor shall utilize a higher floor-to-ceiling height that is a minimum
of two feet greater than the floor-to-ceiling height of the floor immediately
below.
4.3 Variation in the street-facing façade planes shall be provided for buildings greater
than one story by incorporating any combination of the following architectural
solutions to achieve a minimum of 16 points:
▪ Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies; 6 points
o Building cornice; 5 points
o Belly band, or horizontal architectural element, between
the first and second floor; or
5 points
o Façade sconce lighting. 3 points
▪ Bay windows; 6 points
▪ Balconies or Juliet balconies; 5 points
▪ Landscaped trellises or lattices; 5 points
▪ Materials and color changes 3 points
▪ Chimneys; 3 points
▪ Eaves that overhang a minimum of two feet from the facade
with supporting brackets;
3 points
▪ Window boxes or plant shelves; or 3 points
▪ Decorative elements such as molding, brackets, or corbels. 3 points
University Avenue at Los Gatos-Saratoga Road
B.1.1 - (Minimum 3)
a. 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.
b. Recessed building entry for the full height of the facade with a minimum ground
plane area of 24 square feet.
B.4.1 – Not applicable, only two stories.
B.4.3 – (16 points minimum)
Arcade (8 points)
Belly Band (5 points)
Sconce lighting (3 points)
Balconies (5 points)
Decorative elements (3 points)
Building cornice (5 points)
Belly band (5 points)
TOTAL = 34 points
Aventino – Winchester Boulevard
B1.1 - (Minimum 3)
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 building entry for the full height of the facade with a minimum ground
plane area of 24 square feet.
B4.1 – (Minimum 2)
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;
B4.3 – (16 points minimum)
Material and color changes (3 points)
Balconies or Juliet balconies (5 points)
Landscaped trellises or lattices (5 points)
Eaves that overhang a minimum of two feet from the façade with supporting
brackets (3 points)
Window boxes or plant shelves (3 points)
Decorative elements such as molding, ornamentation, or corbels (3 points):
TOTAL = 22 points
North 40 - Market Hall (previously approved plans from A&S)
B1.1 – (minimum 3)
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 building entry for the full height of the facade with a minimum ground
plane area of 24 square feet;
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.
B4.1 – (Minimum 2)
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;
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;
e. The use of at least two different façade materials, each covering a minimum of 20
percent of the street-facing façade; or
f. The upper floor shall utilize a higher floor-to-ceiling height that is a minimum of
two feet greater than the floor-to-ceiling height of the floor immediately below.
B4.3 – (16 points minimum)
Awnings or canopies (6 points)
Belly band, or horizontal architectural element, between the first and second floor
(5 points)
Material and color changes (3 points)
Balconies or Juliet balconies (5 points)
TOTAL = 19 points