16 Staff Report - Hillside Development~owN of MEETING DATE: 02/22/05
ITEM NO.
COUNCIL AGENDA REPORT
~~S G A'~~S
DATE: February 11, 2005
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: CONSIDER AMENDMENTS TO THE HILLSIDE DEVELOPMENT
STANDARDS & GUIDELINES ARCHITECTURAL REVIEW CRITERIA.
RECOMMENDATION:
Adopt a resolution amending the Hillside Development Standards & Guidelines.
BACKGROUND:
On December 20, 2004, the Council considered a Planning Commission recommendation to amend
the Hillside Development Standards & Guidelines (HDS&G) to address concerns about bulk and
mass associated with certain architectural styles. The Council referred the proposed amendments
to the Architectural Standards & Hillside Committee (ASC). The ASC, and subsequently the
General Plan Committee, considered the proposed amendments and have forwarded a
recommendation for approval of minor amendments to architectural review criteria as discussed
below.
T)1QC'T N.Q,TON-
On January 20, 2005, the ASC discussed the proposed amendments and recommended that the
following amendments (in bold print) be made to the HDS&G:
1. Add a footnote to the third bullet in the foreward (page 5) that notes that designs that are bulky
and massive may be more difficult to get approved. This is consistent with guideline V.F.1
on page 38, but makes the statement early in the document.
2. Modify the last sentence of guideline 1.g. on page 38 to read: Avoid two-story wall planes.
PREPARED BY: Bud N. Lortz, D'rector o Community Development
N:\DEV\SUZANNE\Council\Reports\Fwd. to TC\AdvancedPlanning\HillsideArch-2-22-05.wpd
Reviewed by: 0) Assistant Town Manager Town Attorney Clerk Finance
Community Development Revised: 2/11/05 1:06 pm
Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER AMENDMENTS TO HILLSIDE DEVELOPMENT STANDARDS &
GUIDELINES
February 11, 2005
3. Add a guideline under 1. on page 38: Second stories should be stepped back so the difference
in wall planes is visible from a distance.
4. Add to guideline Le. on page 38: Avoid use of balustrades and solid wall railings that add
to the mass of the design.
5. Add to guideline 1. on page 41: Natural materials such as wood and stone will help soften
the appearance of stucco and blend it with the natural setting.
The ASC determined that the following provisions do not need to be added to the HDS&G as they
are already covered by other standards and guidelines in the document:
• Natural forms such as roof vaults and bowed elements are encouraged.
• Recessed windows are encouraged on visible elevations.
• Excessive use of stucco and clay tile is strongly discouraged.
• Pedestrian access is required on all sides around home (minimum of three feet).
There was no consensus on the following guideline amendment:
• Step level floors with the terrain rather than using a flat pad approach
The General Plan Committee (GPC) discussed the proposed amendments on January 26, 2005. The
GPC recommended against modification of the standard requiring that floor step with the terrain as
the existing standards adequately address the issue of stepping a structure with the natural terrain.
The ASC also recommended a comprehensive review of the HDS&G in Fiscal Year 2005-06. The
GPC recommended against this because the HDS&G have not been in use long enough to warrant
a complete evaluation of the effectiveness of the document. In addition, there are other advanced
planning projects that are of higher priority including completion of the Commercial Design
Guidelines, Residential Design Guidelines and North 40 Specific Plan.
CONCLUSION:
It is recommended that the Council adopt a resolution (Attachment 3) amending the Hillside
Development Standards & Guidelines.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER AMENDMENTS TO HILLSIDE DEVELOPMENT STANDARDS &
GUIDELINES
February 11, 2005
ENVIRONMENTAL ASSESSMENT:
An Environmental Impact Report (EIR) was prepared for the 2000 General Plan update pursuant to
the State Environmental Guidelines as adopted by the Town. Amendment of the Hillside
Development Standards is an implementation of the General Plan and no additional analysis is needed
as the document is simply establishing review criteria. Hillside projects are evaluated for CEQA
compliance at the time individual applications are filed.
FISCAL IMPACT:
None
Attachments:
1. Architectural Standards/Hillside committee Minutes of January 20, 2005 (three pages)
2. Excerpt from General Plan Committee Minutes of January 26, 2005 (one page)
3. Draft resolution (two pages plus exhibit)
Distribution:
Planning Commission
Peggy Dallas, ASC
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6872
SUMMARY MINUTES OF THE REGULAR MEETING OF THE ARCHITECTURAL
STANDARDS/HILLSIDE COMMITTEE, JANUARY 20, 2005 HELD IN THE TOWN
COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS,
CALIFORNIA.
ATTENDANCE
Members Present:
Peggy Dallas, Architect (Chair)
Lee Quintana, Planning Commission (Vice-Chair)
Tom O'Donnell, Planning Commission
Morris Trevithick, Planning Commission
Staff Present.
Suzanne Davis, Associate Planner
Randy Tsuda, Assistant Community Development Director
The meeting was called to order at 5:35 P.M. by Chair Peggy Dallas.
VERBAL COMMUNICATIONS
None
ITEM 2 ELECTION OF CHAIR & VICE-CHAIR
Morris Trevithick nominated Peggy Dallas as Chair and Lee Quintana as Vice Chair. The motion
was seconded by Tom O'Donnell and passed unanimously.
ITEM 1 HILLSIDE ARCHITECTURE
Suzanne Davis explained that this item was forwarded by the Town Council. The Council would
like the Committee to discuss and forward a recommendation on proposed amendments to the
Hillside Development Standards & Guidelines.
Lee Quintana would like to make a recommendation to the Council on the items in question, and ask
that the Council not approve anything at this time, but have the entire document looked at. The
issues may relate to other items in the document and a more thorough review is needed.
Peggy Dallas said that formality of design is not necessarily connected to Mediterranean
architecture.
Lee Quintana suggested placing a statement about Mediterranean architecture in the foreward of the
HDS&G. The Committee consensus was to not restrict specific architectural styles.
ATTACH M EIT ~x
Architectural Standards/Hillside Committee
Regular Meeting of January 20, 2005
Page 2 of 3
Lee Quintana said there is not clear understanding in the use of the word setback relative to setbacks
from property lines and setting a second floor back from the first. SD clarified that setback means
the distance from property lines while set back is used for setting an upper floor back from a lower
floor.
Tom O'Donnell noted that if a proposed solution doesn't ameliorate bulk and mass, it doesn't have
to be approved.
The Committee discussed the proposed amendments relative to architecture and developed the
following recommendations:
1. Add a footnote to the third bullet in the foreward (page 5) that notes that designs that are
bulky and massive may be more difficult to get approved, i.e. these types of designs are not
favored (repeat or affirm the statement that architectural styles that are inherently bulky and
massive are discouraged).
2. Change "Two-story wall planes are strongly discouraged" to "Avoid two-story wall planes"
and add to end of g. on page 38.
3. Change "Second story should be set back a minimum of three feet from the first floor" to
"Second stories should be stepped back so the difference in wall planes is visible from a
distance."
4. Delete "Natural forms such as roof vaults and bowed elements are encouraged".
5. Change "Open-style balcony rail designs are encouraged (concrete balustrades or other formal
railings and solid walls are not desirable)" to "avoid use of balustrades and solid wall railings
that add to the mass of the design". Add to e. on page 38.
6. Delete "Recessed windows are encouraged on visible elevations".
7. "Stone or other accent materials should be used to break up massing". Add "Natural materials
such as wood and stone will help soften the appearance of stucco and blend it with the natural
setting." to guideline 1. on page 41.
"Step level floors with the terrain rather than using a flat pad approach": No Committee
consensus.
9. Delete "Excessive use of stucco and clay tile is strongly discouraged". It is not needed as it
is already covered by current guidelines.
Architectural Standards/Hillside Committee
Regular Meeting of January 20, 2005
Page 3 of 3
10. Delete "Pedestrian access is required on all sides around home (minimum of three feet)."
11. The Committee recommends that the Council ads the HDS&G comprehensive review to the
list of advance planning tasks for the next fiscal year.
ADJOURNMENT
The meeting was adjourned at 7:05 p.m. The next meeting of the Architectural Standards/Hillside
Committee is scheduled for Thursday, February 13, 2005 at 5:30 pm.
Prepared by:
Suzanne Davis, Associate Planner
NADEV\SUZANNE\ASC\Minutes 2005WSCminutes-I-20-05nvpd
General Plan Committee
Regular Meeting of January 26, 2005
Page 2 of 2
prepare a resolution (parallel document) that includes more details and explanation as is done with
the BMP regulations. The resolution process is easier to--6h nge if that needs to occur in die' future.
The other approach yis-1o allow auto dealers and°dthers with minor projects to-have use permit
modifications made at the DRC level. A draft'resolution can be brought back to the Committee for
input if that;option is preferred.
ensued and the Committee agreed that staff should'draft a resolution for consideration.
V ITEM 2 HILLSIDE ARCHITECTURE
Bud Lortz introduced the item noting that the Planning Commission raised an issue about
Mediterranean style architecture as it was problematic on several projects. The Commission
discussed the issue and forwarded some proposed language changes to the HDS&G to the Town
Council. The Council discussed it and referred it to the Architectural Standards/Hillside Committee
(ASC). The ASC considered the proposed amendments and made some changes that will be
forwarded to the Town Council in February. He summarized the proposed changes.
Phil Micciche asked about items 2 and 3. The main concern is appearance of bulk and mass, not
whether there are two-story elements.
Diane McNutt suggested deleting the word "strongly" so it will read two story wall planes are
discouraged". The Committee agreed.
Item 3 will be forwarded as proposed.
Committee consensus to delete items 8 and 11.
ITEM 3 APPROVAL OF MINUTES
Barry Waitte made a motion to approve the minutes of January 12, 2005. The motion was seconded
by Jane Ogle and passed unanimously (5-0).
ADJOURNMENT
The meeting was adjourned at 6:10 pm by Chair Phil Micciche. The next meeting of the General
Plan Committee is scheduled for Wednesday, February 9, 2005 at 5:30 pm.
Prepared By:
8u %7,"Q, 6,a,~i
Suzanne Davis, Associate Planner
N:\DEV\SUZANNE\GeneralPlm\GPM005minutes\GPG1-26-05.wpd A
TTACH E T
I-11 N1
RESOLUTION 2005 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES
WHEREAS, the Town Council adopted Hillside Development Standards in January 2004,
and
WHEREAS, the Planning Commission recommended modifications to the architectural
provisions to clarify and strengthen the intent to minimize bulk and mass; and
WHEREAS, adoption of these amendments will help provide clear direction to developers
and homeowners processing development applications (General Plan Implementing Strategy L.I.7.4);
and
WHEREAS, adoption of these amendments will help reduce the bulk, mass and scale ofnew
and remodeled homes in the hillside and help new development blend better with its site; and
WHEREAS, The Architectural Standards/Hillside recommends that the amendments be
adopted; and
WHEREAS, the General Plan Committee also supports adoption of the amendments;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
adopts the amendments to the Hillside Development Standards & Guidelines, attached hereto as
Exhibit A.
ATTACHMENT PIN
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 22nd day
of February, 2005, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED: /s/ Mike Wasserman
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
/s/ MarLyn Rasmussen
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
TOWN OF LOS GATOS
HILLSTDE DEVELOPMENT STANDARDS AND GUIDELINES }
Foreword
Things to Consider Before you Begin the Design
Process
• The goal of the Hillside Development Standards and Guidelines (HDS&G) is to achieve design
excellence, foster sustainable development and preserve the natural environment consistent
with the Town's vision for its hillsides.
• Become familiar with the HDS&G, the Town's General Plan, Zoning Ordinance, Hillside Specific
Plan, and other relevant plans and regulations. An application that is consistent with Town
plans and policies, and has submitted all necessary reports and information can be processed
with minimal delay.
• The HDS&G establish a framework for appropriate design, standards and minimum and/or
maximum requirements. However, stricter standards may be required to avoid potential impacts
and to achieve the goals and objectives of the HDS&G."
• Applicants are encouraged to creatively meet the goals and objectives of the HDS&G.
• The illustrations provided in the HDS&G are schematic and meant to show the intent of a
standard or guideline.
• Not every site can be developed at the maximum density or intensity allowed by the Zoning
Ordinance. Some sites cannot accommodate a two-story home or accessory uses such as
swimming pools, tennis courts, etc.
• It is beneficial to inventory the site's natural, physical properties (such as slope distribution and
geology). A site plan and design program should be developed only after the Least Restrictive
Development Area (LRDA) has been identified based on a site specific constraints analysis. This
approach will assist in designing projects that avoid or fit in with the site's natural constraints.
• It makes for good relations with your future neighbors if you meet with them beforehand to
discuss any special concerns they may have prior to siting and designing the house, landscaping,
or making any significant site improvements.
• Since the Town's goals, policies, and regulations may change from time to time, it is advisable to
check with the Town's Community Development Department for any changes.
"Designs that are bulky and massive may be more difficult to get approved (see
Chapter V. section F. on pages 37-39).
Page 5
L "r fd~`r~ L"
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
~~S.GAtS
e. Avoid overhanging decks, large staircases and patios formed by retaining walls that
make buildings appear more massive. Avoid use of balustrades and solid wall
railings that add to the mass of the design.
f. Step the building foundation and roofs with the natural slope.
g. Use horizontal and vertical building components to reduce bulk. Avoid +afge
two story wall planes.
h. Create light and shadow by providing modest overhangs, projections, alcoves, and
plane offsets, and varying elevations such as stepping second stories.
L Vary elevations, such as stepping back second stories, to conform with topography.
k. Excavate or use below-grade rooms to reduce effective bulk. The visual area of the
building can be minimized through a combined use of grading and landscaping
j techniques.
1. Use vaulted ceilings rather than high walls and ceilings with attics above to achieve a
feeling of volume.
m. Second stories should be stepped back so the difference in wall planes is
visible from a distance.
Page 38
TOWN OF Los GATOs
HUIME DEVELOPMENT STANDARDS AND GuTDELmES
~S GASES
Do this
L Materials and colors.
Standards:
1. The contrast between manmade buildings and the environment shall be minimized. A
buildings color and materials shall complement and blend with the predominant colors
and values of the surrounding natural environment.
2. Exterior colors shall not exceed a reflectivity value of 30 and shall blend with the natural
vegetation.
3. Roofs shall be a dark earth tone color with a variety of shades of that color that blend
with the environment.
4. Exposed metal surfaces shall be painted to compliment adjacent materials, be anodized
a dark color, or have the ability to develop a patina (e.g., copper).
5. Mirror-like window tinting is prohibited.
5. Contrasting color accents shall be kept to a minimum.
Guidelines:
1. A variety of materials, textures, and architectural details compatible with the design
theme of the house should be used to add interest and to mitigate the visual impact of
large wall areas.. Natural materials such as wood and stone will help soften
the appearance of stucco and blend it with the natural setting.
Page 41
Don't do this