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TOWN COUNCIL — November 4, 2013
REQUIRED FINDINGS FOR:
General Plan Amendment GP -13 -003
Zoning Code Amendment A -12 -003
Public Hearing to consider a General Plan Amendment to include the Affordable Housing Overlay
Zone sites in the Housing Element Technical Appendix Housing Sites Inventory; Amending the
Town Code to incorporate the Affordable Housing Overlay into Division 5, Article VIII Overlay
Zones and Historic Preservation; Adoption of Affordable Housing Overlay Zone Design Guidelines;
and Application of an Affordable Housing Overlay to five properties generally located at:
A. Knowles Drive east Of Winchester Boulevard, APN 424 -32 -077
B. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -032
C. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -001
D. Higgins Business Park, 400 Blossom Hill Road, APN 529 -16 -071
E. Los Gatos Oaks Apts., 517 Blossom Hill Road, APN 529 -16 -042
APPLICANT: Town of Los Gatos
FINDINGS:
Required finding for CEQA:
■ The Addendum to the Certified General Plan EIR determined that the revised Affordable
Housing Overlay would not create any new or significant environmental impacts that were not
already evaluated in the General Plan EIR, and would not increase the severity of any previously
identified significant impacts.
Required finding for the General Plan Amendment:
■ The proposed amendment is internally consistent with the General Plan.
Required findings for Town Code Amendment:
s The proposed amendment is consistent with the General Plan.
N: DCV \RNDMGS2013`Pindmgs A -13 -003 and GP- 13- 003.doc
ATTACHMENT 4
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ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING CHAPTER 29 OF THE TOWN CODE BY ADDING DIVISION 5 TO
ARTICLE VIII OF THE LOS GATOS TOWN CODE ENTITLED "AFFORDABLE
HOUSING OVERLAY ZONE" AND DESIGNATING FIVE SITES TO WHICH THE
AFFORDABLE HOUSING OVERLAY SHALL BE APPLIED AND ADOPTING
IMPLEMENTING REGULATIONS
A -12 -003
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs
for the state;
WHEREAS, the Town's oversight committee, the General Plan Committee, developed
the Housing Element over a two year period from 2009 to 2010;
WHEREAS, the Town Council of the Town of Los Gatos adopted the 2007 - 2014
Housing Element by Resolution 2012 -008;
WHEREAS, the State Department of Housing and Community Development has
certified the Town of Los Gatos 2007 — 14 Housing Element as meeting state housing law;
WHEREAS, the Housing Element Action Item HOU -2.1 calls for the establishment of
an Affordable Housing Overlay Zone (AHOZ) as the principal means for meeting the Town's
regional share of housing needs allocation (RHNA) for persons and families of low and moderate
income;
WHEREAS, five key properties were identified for the AHOZ designation. The five
sites are contained in the Town's Housing Element Technical Appendix Table 6 -1, Chapter 6 and
are adopted by separated ordinances;
WHEREAS, the AHOZ encourages the development of affordable housing through
development standard adjustments, fee deferrals or waivers, concessions, appropriate densities,
and priority permit processing;
1
ATTACHMENT 5
WHEREAS, in order to be eligible for the benefits of the AHOZ, the application must
meet the intent of the AHOZ and the affordability ratios contained in this ordinance;
WHEREAS, for each of the five properties where the AHOZ will be applied, the
property owner may develop consistent with the AHOZ standards and regulations contained in
this ordinance or in the manner provided by the underlying zoning of each site, but not both;
WHEREAS, the Town's General Plan Committee considered the AHOZ goal,
development standards, and concessions during 11 publically noticed meetings that occurred
between November 2011 and August 2012 and ultimately recommended approval to the
Planning Commission and Town Council; and
WHEREAS, on January 22, 2013, the Town Council directed the General Plan
Committee to re- consider the original list of 41 AHOZ sites for AHOZ designation; and
WHEREAS, the General Plan Committee held seven additional publicly noticed
meetings from February 27, 2013 to September 25, 2013, to review and select new AHOZ sites,
revised Design Guidelines and associated development criteria; and
WHEREAS, the General Plan Committee received extensive public testimony from
Town residents, property owners, and the general public regarding the potential AHOZ sites and
appropriate development criteria; and
WHEREAS, the proposed ordinance reflects the recommendations of the General Plan
Committee to the Planning Commission and Town Council; and
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
Chapter 29, Article VIII, Division 5, entitled "Affordable Housing Overlay Zone" is
hereby added to the Los Gatos Town Code, and shall read as follows:
4
ARTICLE 8. In General
Division 5. Affordable Housing Overlay Zone
29.80.505 Intent.
The Affordable Housing Overlay Zone (AHOZ) Ordinance in this chapter
is intended to increase the supply and the mix of housing types, tenure and
affordability with the Town of Los Gatos. Through appropriate densities,
concessions and fee deferrals or waivers, the Affordable Housing Overlay
Zone encourages the development of housing affordable to all income
levels on five properties within the Town that are deemed to be most
appropriate for such uses. The Housing Element lists the five properties
within the Town of Los Gatos as key housing opportunities sites for mixed
income affordable housing projects. The designation of these sites will
assist the Town in meeting its fair share of the regions housing needs
required by the State.
29.80.510. AHOZ and Underlying Zoning:
A property that has the AHOZ designation may be developed either in the
manner provided in this ordinance or the manner provided in the
underlying zone, but not both; use of the overlay zone and the underlying
zone are mutually exclusive alternatives. Once the land has developed in
the manner provided in the underlying zoning, the property owner shall
relinquish the right to redevelop the land using the AHOZ overlay.
29.80.515. Applicability of Regulations.
(a) This ordinance applies to the five properties listed on Table 6 -1 of
Chapter 6 (Housing Site Inventory) of the 2007 -14 Housing
Element Technical Appendix and as identified below:
Affordable Housing Overlay Zone (AHOZ) Properties
(1) Southbay Development, Knowles Drive east Of Winchester
Boulevard, APN 424 -32 -077
(2) Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -032
(3) Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -001
(4) Higgins Business Park, 400 Blossom Hill Road, APN 529 -16 -071
(5) Los Gatos Oaks Apts., 517 Blossom Hill Road, APN 529 -16 -042
(b) The provisions of this ordinance shall not apply if an applicant
requests a state - mandated density bonus, the Town's Density
Bonus Program contained in Section 29.10.405, or General Plan
Density Bonus Policy (HOU -1.3). If the applicant submits a
development project application utilizing one of these density
bonus programs, the base density on which the bonus is calculated
shall be the density of the existing zoning of the property.
29.80.520. Qualification. In order to qualify for the benefits of this overlay zone, residential
development projects shall comply with all of the following:
(a) Include the following minimum percentage of total units in the
development with rents or sales prices that are restricted to the area
median income household affordability levels noted below. The income
limits shall be established based on the current year Area Median Income
for Santa Clara County as set by the appropriate State or Federal
government housing agencies.
Required Unit Affordability Levels
Site
Very
Low
Moderate
Above
Low and
Moderate
Below
Southbay Development
35%
20%
25%
20%
(APN 424-32 -077)
Los Gatos Lodge
35%
20%
25%
20%
(APN 529 -24 -032)
Los Gatos Lodge
35%
20%
25%
20%
(APN 529 -24 -001)
Higgins Business Park
35%
15%
30%
20%
(APN 529 -16 -071)
Los Gatos Oaks Apt.
25%
25%
30%
20%
(APN 529 -16 -042)
(b) Based on a recommendation by the Planning Commission after its review
of a project, the Town Council may approve a modification to the
affordability ratios in subsection (a) if the applicant can demonstrate with
actual project specific pro forma, financial and local market data, that a
specific ratio is not financially feasible. The Town Council may only
approve a modification to a ratio if the overall Regional Housing Needs
Allocation (RHNA) unit production for an individual income category
(e.g. very low, low and moderate income) has been achieved by the Town
during the applicable Housing Element period.
0
(c) Ensure that affordable units are deed - restricted for a period of not less than
fifty -five years, or for the longest feasible time. An Affordable Housing
Agreement shall be executed prior to recording any final map for the
underlying property or prior to the issuance of any building permit for the
housing development, whichever comes first, unless the Community
Development Director approves an alternative phasing plan, at which time
the Affordable Housing Agreement shall be executed no later than the
issuance of the certificate for the fifty -first percent of the market rate unit.
The Affordable Housing Agreement shall be binding on all future owners
and successors of interests of the housing development.
29.10.525. Permitted Uses in the AHOZ
(a)
Multifamily dwellings;
(b)
Two - family dwellings;
(c)
Single - family dwellings;
29.80.530. Conditional Uses Permitted. No Conditional Use Permit shall be required for a
housing development that meets the intent and regulations contained in this
ordinance.
29.80.535. Application. Residential developments using the AHOZ standards shall be
required to submit applications for Architecture and Site review. The application
shall be subject to review by the Planning Commission with a recommendation to
Town Council and the review by Town Council shall be final.
29.80.540. Affordable Housing Overlay Zones General Development Standards.
Proposed development within the affordable housing overlay zones shall be
designed and constructed in conformity with the development standards in Table
IA (Overlay Zones Development Standards) and Table 113 (Overlay Zones
Development Setbacks).
Table IA (Overlay Zones Development Standards)
Southbay
40%
30 feet w/
20
0 -1 bedroom: 1 space
Development
separate
2 -3 bedrooms: 2 spaces
(APN 424 -32 -077)
garage;
4+ bedrooms: 2.5 spaces
35 feet w/
integrated
Los Gatos
40%
30 feet w/
20
0 -1 bedroom: 1 space
Lodge
separate
2 -3 bedrooms: 2 spaces
(APN 529 -24 -032)
garage;
4+ bedrooms: 2.5 spaces
35 feet w/
integrated
Los Gatos
40%
30 feet w/
20
0 -1 bedroom: I space
Lodge
separate
2 -3 bedrooms: 2 spaces
(APN 529 -24 -001)
garage;
4+ bedrooms: 2.5 spaces
35 feet w/
integrated
Higgins
40%
30 feet w/
20
0 -1 bedroom: 1 space
Business Park
separate
2 -3 bedrooms: 2 spaces
(APN 529 -16 -071)
garage;
4+ bedrooms: 2.5 spaces
35 feet w/
integrated
Los Gatos
40%
30 feet w/
20
0 -1 bedroom: 1 space
Oaks Apt.
separate
2 -3 bedrooms: 2 spaces
(APN 529 -16 -042)
garage;
4+ bedrooms: 2.5 spaces
35 feet w/
integrated
Building height is increased to 35 feet for residential products that integrate the garage on the first floor,
underground or is constructed on a parking podium. Additional height increase may be granted through the
Architecture and Site Review Process.
Z' Tandem parking is permitted.
A
Table 113 (Overlay Zones Development Setbacks)
Southbay 25 ft. from Knowles Avenue property line;
Development 40 ft. from Los Gatos Creek property line;
(APN 424 -32 -077) 25 ft. from Southwest Property Line;
West and internal setbacks to be determined by Architecture and
Site Review process
Los Gatos 25 ft. setback from Los Gatos - Saratoga Road property line;
Lodge 20 ft. setback from Los Gatos High School property line ;
(APN 529 -24 -032) East property line setback adjacent to Bella Vista Avenue
maintained at 360 ft. topographic contour line or 15 ft.
whichever is greater;
20 ft. side & shared property line setbacks unless combined with
adjoining Lodge parking lot parcel; Internal setbacks to be
determined by Architecture and Site Review process
Los Gatos 25 ft. setback from Los Gatos - Saratoga Road property line;
Lodge 20 ft. setback from Los Gatos High School property line;
(APN 529 -24 -001) East property line setback adjacent to Bella Vista Avenue
maintained at 360 ft. topographic contour line or 15 ft.
whichever is greater;
20 ft. side & shared property line setbacks unless combined with
adjoining Lodge main complex parcel; Internal setbacks to be
determined by Architecture and Site Review process
Higgins 15 ft. side & shared property line setback adjacent to Oak Rim
Business Park site (unless combined with adjacent parcel);
(APN 529 -16 -071) 10 ft. setback from Highway 17 property line;
East property line setback to be based on future geologist's
report.
East property line setbacks and internal setbacks to be
determined by Architecture and Site Review process
Los Gatos 15 ft. side & shared property line setback adjacent to Higgins
Oaks Apt. site (unless combined with adjacent parcel);
(APN 529 -16 -042) 10 ft. setback from Highway 17 property line;
25 ft. front setback on Blossom Hill Road;
Internal slope setbacks based on future geologist's report;
Internal setbacks determined by Architecture and Site Review
29.80.545. Affordable Housing Overlay Zones Development Incentives
(a) Concessions and Incentives. Applications meeting the intent of the
AHOZ will be automatically granted four concessions at the applicant's
sole discretion. The concessions are reductions in the development
standards specified in this section, and processing fee waivers. The
following development incentives are available to qualifying residential
developments within an AHOZ:
(1) Parking standards. Parking standards may be reduced if a
parking reduction is requested as one of the four concessions.
Parking may be reduced as follows:
a. Reduction to one space per unit for units reserved for
seniors or persons with disabilities.
b. Reduction to one space per unit for developments within
one quarter mile to the proposed Vasona Light Rail Station.
(2) Property setbacks. Any two property setbacks may be reduced
by up to 50% if an applicant selects the setback reduction as one of
the four concessions. The two setback reductions are considered
one concession.
(3) Lot Coverage. The lot coverage may be increased up to 50% if
the applicant selects the lot coverage increase as one of the four
concessions.
(4) Processing Fees. The Town shall waive or defer planning,
engineering, and building processing fees, except those that are
paid directly to Town consultants or for technical studies.
The developer can select one of the following types of fees to be
waived as one of the four available concessions:
a. Planning and engineering application fees (but not Town
consultant fees)
b. Building plan check and inspection fees
C. Construction mitigation fee
M
The fees selected shall be waived if the applicant selects a fee
waiver as one of the four automatically granted concessions.
If the developer selects a deferral of all fees noted above rather
than a waiver, the fees shall be deferred to the time of issuance of
the certificate of occupancy for each unit.
(5) Priority processing. The Town shall give qualifying projects the
highest processing priority for planning entitlements, building plan
check and building inspection.
29.80.550. Architecture and Site Review Process.
(a) Affordable Housing Overlay Zone Design Guidelines. All projects shall
comply with the Adopted Affordable Housing Overlay Zone Design
Guidelines in effect at the time of entitlement approval.
(b) Architecture and Site Approval. All projects shall require an
Architecture and Site application approval. The Planning Commission
shall review each project and make a recommendation to the Town
Council. The Town Council is the final decision making authority for
AHOZ applications. The Town Council shall adopt a resolution that
documents the Architecture and Site application decision.
(1) Architectural design. Affordable units within a mixed
affordable /market rate development may be allowed to vary in
interior and exterior design and square footage from market rate
units as long as the project remains architecturally harmonious as
determined by the approval body. Attached units, smaller (in
square footage) units and other design variations from market rate
units may be permitted within reason to reduce costs of providing
affordable units subject to the required Architecture and Site
approval process.
(c) Environmental Review. All projects shall be subject to the requirements
of the California Environmental Quality Act.
(d) Findings. In order to qualify for a height increase over the maximum
stated in Table IA, the Planning Commission shall make a
recommendation and the Town Council shall find that:
(1) The building massing and dimensional ratios of proposed building
components create a harmonious visual balance and contribute to
the architectural character of the project or its surroundings.
(2) The height increase is necessary to achieve excellence in
architectural design and cannot be accommodated through
alternative means such as reducing overall floor to ceiling heights.
E
(e) Timing of Affordable Unit Construction. Affordable Units must be
constructed concurrently with market -rate units. The Affordable Units
shall be integrated into the market rate component of the plan to the
greatest extent feasible. If complete integration cannot be achieved, the
applicant shall provide justification for not meeting the intent of this
section and why such integration is not feasible. The applicant shall
submit a plan of the affordable and market rate unit distribution in the
development to the Town. The Planning Commission shall review and
make a recommendation on the affordable and market rate unit
distribution plan and the Town Council shall review the final plan for
approval.
SECTION II
In the event that any part of this ordinance is held to be invalid, the invalid part or parts
shall be severed from the remaining portions which shall remain in full force and effect.
m
SECTION III
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on and adopted by the following vote as an ordinance of the Town of
Los Gatos at a meeting of the Town Council of the Town of Los Gatos on This
ordinance takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV\ORDS \AHOZ Code Alnend.Ord.I0- 09- 13.doc
11
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RESOLUTION NO.
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
AMENDING THE GENERAL PLAN HOUSING ELEMENT TECHNICAL
APPENDIX HOUSING SITES INVENTORY TO REFLECT DESIGNATED
AFFORDABLE HOUSING OVERLAY ZONE SITES
WHEREAS, pursuant to Government Code Section 65353, the Town Council
conducted a public hearing for consideration of amendments to the General Plan on
, 2013.
WHEREAS, during this hearing, the Town Council considered a General Plan
Amendment to revise the General Plan Housing Element Technical Appendix Housing
Sites Inventory to reflect the designated Affordable Housing Overlay Zone (AHOZ) sites
at the following locations:
1. Southbay Development, Knowles Drive east Of Winchester Boulevard, APN
424 -32 -077
2. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -032
3. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -001
4. Higgins Business Park, 400 Blossom Hill Road, APN 529 -16 -071
5. Los Gatos Oaks Apts., 517 Blossom Hill Road, APN 529 -16 -042
NOW, THEREFORE, BE IT RESOLVED, the Town Council finds that (a) the
proposed General Plan amendment is internally consistent with the existing goals and
policies of the General Plan and its corresponding elements and (b) that all proceedings
have been conducted in compliance with the provisions of Government Code Section
65350 et seq.
BE IT FURTHER RESOLVED, the Town Council hereby changes the Housing
Element Technical Appendix Housing Sites Inventory of the General Plan to reflect
Figure 6 -1 and Table 6 -1 as shown on Exhibit A.
ATTACHMENT 6
PASSED AND ADOPTED at a regular meeting of the Town Council of the
Town of Los Gatos, California, held on the _ day of , 2013 by the following vote:
COUNCIL MEMBERS:
AYES:
NAYES:
ABSTAIN:
ABSENT:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV \RESOS\2013 \GPA Resolution GPA 13 -003 Hsg Elemem Tech Appdx.doc
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ORDINANCE NO.
AN ORDINANCE OF THE TOWN OF LOS GATOS
APPLYING THE AFFORDABLE HOUSING OVERLAY TO THE
PROPERTY LOCATED AT 110, 120, 130, 140, and 150 KNOWLES DRIVE
(APN: 424 -32- -077)
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs for the
state;
WHEREAS, as a principal component of the housing element, Government Code Section
65583(a)(3) requires local governments to prepare an inventory of land suitable for residential
development, including vacant sites and sites having the potential for redevelopment, and an analysis
of the relationship of zoning and public facilities and services to these sites;
WHEREAS, pursuant to state housing law, in developing the inventory of suitable lands, the
housing element shall include specific sites or parcels that are available and appropriate for
residential uses. Factors to consider include physical features (e.g. susceptibility to flooding, slope
instability or erosion, or environmental considerations) and location (proximity to transit, job centers,
and public or community services). Land suitable for residential development includes all of the
following:
• vacant residentially zoned sites;
• vacant non - residentially zoned sites that allow residential development;
• underutilized residentially zoned sites capable of being developed at a higher density or with
greater intensity; and
non- residentially zoned sites that can be redeveloped for, and /or rezoned for, residential use
(via program actions);
WHEREAS, during the housing element update in 2010, the Town identified approximately
40 parcels, and through extensive review with the General Plan Committee, narrowed the list to five
properties that possessed the physical and location character that most closely aligned with state
housing law suitable land criteria; and
ATTACHMENT 7
WHEREAS, the Southbay Development property was selected as one of the AHOZ sites due
to its location to services and transit, its size, and ability to redevelop with high density residential
uses, and suitability for residential development.
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS:
SECTION I
The Zoning Map of the Town is hereby amended to apply the AHOZ designation to the
property shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on and adopted by the following vote as an ordinance of the Town of Los Gatos
at a regular meeting of the Town Council of the Town of Los Gatos on . This ordinance
takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR
TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV\ORDS\AIIOZ Southbay Development Ordinance Amend 2013.doc
Application No. A -12 -003 A.P.N. # 424 -32 -077
Change of zoning map amending the Town Zoning Ordinance.
Forwarded by Planning Commission
Approved by Town Council Date:
Date:
Ord:
Clerk Administrator Mayor EXHIBIT A
of Attachment 7
This Page
Intentionally
Left Blank
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
APPLYING THE AFFORDABLE HOUSING OVERLAY TO THE
PROPERTY LOCATED AT 50 LOS GATOS SARATOGA ROAD
(APN: 529 -24 -032)
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs for the
state;
WHEREAS, as a principal component of the housing element, Government Code Section
65583(a)(3) requires local governments to prepare an inventory of land suitable for residential
development, including vacant sites and sites having the potential for redevelopment, and an analysis
of the relationship of zoning and public facilities and services to these sites;
WHEREAS, pursuant to state housing law, in developing the inventory of suitable lands, the
housing element shall include specific sites or parcels that are available and appropriate for
residential uses. Factors to consider include physical features (e.g. susceptibility to flooding, slope
instability or erosion, or environmental considerations) and location (proximity to transit, job centers,
and public or community services). Land suitable for residential development includes all of the
following:
vacant residentially zoned sites;
vacant non - residentially zoned sites that allow residential development;
underutilized residentially zoned sites capable of being developed at a higher density or with
greater intensity; and
non- residentially zoned sites that can be redeveloped for, and/or rezoned for, residential use
(via program actions).
WHEREAS, during the housing element update in 2010, the Town identified approximately
40 parcels, and through extensive review with the General Plan Committee, narrowed the list to five
properties that possessed the physical and location character that most closely aligned with state
housing law suitable land criteria; and
ATTACHMENT 8
WHEREAS, the Los Gatos Lodge Main Complex Parcel was selected as one of the AHOZ
sites due to its location, its size, Mixed -Use General Plan Commercial designation, potential for
redevelopment, and suitability for residential development due to existing nearby residential uses.
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
The Zoning Map of the Town is hereby amended to apply the AHOZ designation to the
property shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on , and adopted by the following vote as an ordinance of the Town of Los Gatos
at a regular meeting of the Town Council of the Town of Los Gatos on . This ordinance
takes effect 30 days after it is adopted
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
NADEV \0RDS\20l3WH0Z Los Gatos Lodge Main Complex Ordinance Amend 2013.doc
This Page
Intentionally
Left Blank
ORDINANCE NO.
ORDINANCE OF THE TOWN OF LOS GATOS
APPLYING THE AFFORDABLE HOUSING OVERLAY TO THE
PROPERTY LOCATED AT 50 LOS GATOS SARATOGA ROAD
(APN: 529 -24 -001)
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs for the
state;
WHEREAS, as a principal component of the housing element, Government Code Section
65583(a)(3) requires local governments to prepare an inventory of land suitable for residential
development, including vacant sites and sites having the potential for redevelopment, and an analysis
of the relationship of zoning and public facilities and services to these sites;
WHEREAS, pursuant to state housing law, in developing the inventory of suitable lands, the
housing element shall include specific sites or parcels that are available and appropriate for
residential uses. Factors to consider include physical features (e.g. susceptibility to flooding, slope
instability or erosion, or environmental considerations) and location (proximity to transit, job centers,
and public or community services). Land suitable for residential development includes all of the
following:
vacant residentially zoned sites;
vacant non - residentially zoned sites that allow residential development;
underutilized residentially zoned sites capable of being developed at a higher density or with
greater intensity; and
• non- residentially zoned sites that can be redeveloped for, and /or rezoned for, residential use
(via program actions).
WHEREAS, during the housing element update in 2010, the Town identified approximately
40 parcels, and through extensive review with the General Plan Committee, narrowed the list to five
properties that possessed the physical and location character that most closely aligned with state
housing law suitable land criteria; and
ATTACHMENT 9
WHEREAS, the Los Gatos Lodge Parking Lot Parcel was selected as one of the AHOZ sites
due to its location, its size, Mixed -Use General Plan Commercial designation, potential for
redevelopment, and suitability for residential development due to existing nearby residential uses.
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
The Zoning Map of the Town is hereby amended to apply the AHOZ designation to the
property shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on and adopted by the following vote as an ordinance of the Town of Los Gatos
at a regular meeting of the Town Council of the Town of Los Gatos on . This ordinance
takes effect 30 days after it is adopted
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV\ORDS\2013\AHOZ Los Gatos Lodge Parking Lot Ordinance Amend 2013.doc
lit�O
1,11
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i
♦,
Los Gatos�Saratoga Road Y.
.(Parking: Lot)
Application No. A -12 -003 A.P.N. # 529 -24 -001
Change of zoning map amending the Town Zoning Ordinance.
® Addition of AHOZ
Forwarded by Planning Commission Date:
Approved by Town Council Date: Ord:
Clerk Administrator Mayor
I
EXHIBIT A
of Attachment 9
This Page
Intentionally
Left Blank
ORDINANCE NO.
ORDINANCE OF THE TOWN OF LOS GATOS
APPLYING THE AFFORDABLE HOUSING OVERLAY TO THE
PROPERTY LOCATED AT 400 BLOSSOM HILL ROAD
(APN: 529 -16 -071)
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs for the
state;
WHEREAS, as a principal component of the housing element, Government Code Section
65583(a)(3) requires local governments to prepare an inventory of land suitable for residential
development, including vacant sites and sites having the potential for redevelopment, and an analysis
of the relationship of zoning and public facilities and services to these sites;
WHEREAS, pursuant to state housing law, in developing the inventory of suitable lands, the
housing element shall include specific sites or parcels that are available and appropriate for
residential uses. Factors to consider include physical features (e.g. susceptibility to flooding, slope
instability or erosion, or environmental considerations) and location (proximity to transit, job centers,
and public or community services). Land suitable for residential development includes all of the
following:
vacant residentially zoned sites;
vacant non - residentially zoned sites that allow residential development;
underutilized residentially zoned sites capable of being developed at a higher density or with
greater intensity; and
non- residentially zoned sites that can be redeveloped for, and/or rezoned for, residential use
(via program actions).
WHEREAS, during the housing element update in 2010, the Town identified approximately
40 parcels, and through extensive review with the General Plan Committee, narrowed the list to five
properties that possessed the physical and location character that most closely aligned with state
housing law suitable land criteria; and
ATTACHMENT 1 0
WHEREAS, the Higgins Business Park property was selected as one of the AHOZ sites due
to its location, its size, potential for redevelopment, and suitability for residential development due to
existing nearby residential uses.
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
The Zoning Map of the Town is hereby amended to apply the AHOZ designation to the
property shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council oftbe Town of Los
Gatos on and adopted by the following vote as an ordinance of the Town of Los Gatos
at a regular meeting of the Town Council of the Town of Los Gatos on This ordinance
takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\ORDS\2013 \AHOZ Higgins Bus Park Ordinance Amend 2013.doc
Q
01
BLOSSOM HILL RD
O
400 Blossom Hill Road
-Business Park
Higgin s Park
TOWN OF LOS GATOS
Application No. A-12-003 A.P.N. # 529 -16 -071
N
Change of zoning map amending the Town Zoning Ordinance.
0 Addition of AHOZ
❑ Zone Change
Forwarded by Planning Commission
Approved by Town Council Date:
Clerk Administrator
Mayor
Date:
Ord:
EXHIBIT A
of Attachment 10
This Page
Intentionally
Left Blank
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
APPLYING THE AFFORDABLE HOUSING OVERLAY TO THE
PROPERTY LOCATED AT 517 BLOSSOM HILL ROAD
(APN: 529 -16 -042)
WHEREAS, the State of California requires each city and county to update their housing
elements on a regular cycle and plan for meeting their fair share of the regional housing needs for the
state;
WHEREAS, as a principal component of the housing element, Government Code Section
65583(a)(3) requires local governments to prepare an inventory of land suitable for residential
development, including vacant sites and sites having the potential for redevelopment, and an analysis
of the relationship of zoning and public facilities and services to these sites;
WHEREAS, pursuant to state housing law, in developing the inventory of suitable lands, the
housing element shall include specific sites or parcels that are available and appropriate for
residential uses. Factors to consider include physical features (e.g. susceptibility to flooding, slope
instability or erosion, or environmental considerations) and location (proximity to transit, job centers,
and public or community services). Land suitable for residential development includes all of the
following:
vacant residentially zoned sites;
vacant non - residentially zoned sites that allow residential development;
underutilized residentially zoned sites capable of being developed at a higher density or with
greater intensity; and
non- residentially zoned sites that can be redeveloped for, and /or rezoned for, residential use
(via program actions).
WHEREAS, during the housing element update in 2010, the Town identified approximately
40 parcels, and through extensive review with the General Plan Committee, narrowed the list to five
properties that possessed the physical and location character that most closely aligned with state
housing law suitable land criteria; and
ATTACHMENT 11
WHEREAS, the Los Gatos Oaks Apartments property (Oakrim Site N) was selected as one
of the AHOZ sites due to its location, its size, potential capacity to accommodate additional
residential units, and suitability for residential development due to existing nearby residential uses.
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:
SECTION I
The Zoning Map of the Town is hereby amended to apply the AHOZ designation to the
property shown on Exhibit A.
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on and adopted by the following vote as an ordinance of the Town of Los Gatos
at a regular meeting of the Town Council of the Town of Los Gatos on . This ordinance
takes effect 30 days after it is adopted
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV \ORDS\20MAHOZ Los Gatos Oaks Apt- Oakrim Site N Ordinance Amend 2013.doc
K• .
10WE
.A 474
• Road
•'
Los da-tos Oaks Apts.
'
TOWN OF • •
.. 00 0.
Change of zoning map amending the Town Zoning Ordinance.
-1 Addition
Forwarded by Planning Commission Date:
Approved by Town Council Date: Ord:
Clerk Administrator Mayor
EBHIBIT A
of Attachment 11
This Page
Intentionally
Left Blank
RESOLUTION NO.
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING THE AFFORDABLE HOUSING OVERLAY ZONE DESIGN GUIDELINES
WHEREAS, the Town Council of the Town of Los Gatos adopted the 2007 - 2014 Housing
Element by Resolution 2012 -008; and
WHEREAS, Housing Element Action Item HOU -2.1 calls for the establishment of an
Affordable Housing Overlay Zone (AHOZ) as the principal means for meeting the Town's regional
share of housing needs allocation (RHNA) for persons and families of low and moderate income; and
WHEREAS, in developing the Affordable Housing Overlay Zone program, the Town Council
expressed the desire to ensure that, if developed, the AHOZ projects will possess the same high quality
and standards found in residential development throughout the Town; and
WHEREAS, the Town presently does not have multifamily design guidelines; and
WHEREAS, the Affordable Housing Overlay Zone Design Guidelines provide both site
specific and general site planning, parking, public open space, private open space, landscaping and
architecture guidelines for multi- family residential products that may be developed on the AHOZ sites;
and
WHEREAS, the Town's General Plan Committee considered the AHOZ goals, development
standards, and site and design standards during 11 publically noticed meetings that occurred between
November 2011 and August 2012 and ultimately recommended approval of the AHOZ development
standards and Design Guidelines to the Planning Commission and Town Council; and
WHEREAS, on January 22, 2013, the Town Council directed the General Plan Committee to
re- consider the original list of 41 AHOZ sites for AHOZ designation; and
WHEREAS, the General Plan Committee held seven additional publicly noticed meetings
from February 27, 2013 to September 25, 2013, to review and select new AHOZ sites, revised Design
Guidelines and associated development criteria; and
WHEREAS, the General Plan Committee received extensive public testimony from Town
residents, property owners, and the general public regarding the potential AHOZ sites and appropriate
development criteria; and
ATTACHMENT 1 2
WHEREAS, the Town held an additional publicly noticed community outreach meeting on
June 4, 2013 for the benefit of the neighborhoods surrounding the proposed new AHOZ sites; and
WHEREAS, the AHOZ Design Guidelines have been revised to incorporate the new AHOZ
sites; and
WHEREAS, adoption of these design guidelines will help provide clear direction to Town
staff, developers, Planning Commission and Town Council.
NOW, THEREFORE, BE IT RESOLVED: the Town Council of the Town of Los Gatos
adopts the Affordable Housing Overlay Zone Design Guidelines, attached hereto as Exhibit A and
prior to publication or distribution directs the Town Manager to make any changes to Exhibit A that are
necessary to maintain consistency with any referenced Town Code (Chapter 29 Zoning Regulations)
Sections.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the _ day of, 2013, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N: \DEV \RESOS\2013 \Adoption of the AHOZ Design Guidelines (2013).docx
EXHIBIT A
AHOZ DESIGN GUIDELINES
EXHIBIT A
of Attachment 12
This Page
Intentionally
Left Blank
To: Mayor Spector and Council
From: Lee Quintana
Subject: AHOZ Guidelines and Implementing Ordinances
RECEIVED
TOWN OF LOS GATOS
PLANNING DIVISION
Introduction
Comments: Primarily Focusing on the Guidelines
• Intent, Applicability, Relationship to Ordinance, Concessions, Consistency
• Standards vs Guidelines
• Photos and illustrations (How they support the text)
Attachment: Notes on Chapter 2 (illustrations of come of the following comments)
INTRODUCTION
A enormous amount of work has been put into the preparation of the Ordinances,
Resolutions and Guidelines before you tonight. I would like to particularly thank staff for
their work updating the towns housing data and to recognize the Council and General
Plan Committee for their roles in re- evaluating AHOZ sites and encouraging full resident
participation in those discussions.
As Commissioner Sayoc stated at the October 9th Planning Commission meeting when
one works on a document over a long period of time one may not perceive or
understand it the same as one who is reading it for the first time (and I would add he
second or the third times as well). I believe another Commissioner stated that by
focusing on details one may loose the bigger picture. And Commissioner O'Donnell
request to see comments in writing. Following the lead of those commissioners I have
attempted to provide the Council with background behind my comments at the
Commission meeting and suggested or recommended changes.'
Most of my comments are directed toward the AHOZ Design Guidelines but I have also
noted some inconsistencies between the Guidelines and the AHOZ Overlay Ordinance.
Who is reading the document plays a role in how a document is perceived.
As a resident I look for a clear statement of intent, consistency throughout the
document, clear distinction between standards and guidelines, illustrations, photos
and figures that support the text and specific, rather than general, references to other
information.
• As an ex- Planner and an ex- member of the Planning Commission I tend to look for
flexibility that is clearly delineated, who easy is it to understand the documents as a
whole and to see how a document relates to other documents.
Somebody from the development community may read the guidelines and ordinances
with an entirely different focus.
ATTACHMENT 13
Based on the following comments I respectfully request that Council consider either
Continuing the action on the Resolution to approve the Guidelines to the second
reading of the Ordinances and direct staff to work with the Town's Consulting
Architect to incorporating the suggested changes into the Guidelines
Approve the Resolution adopting the Guidelines tonight with direction to staff to
consult with the Town's Consulting Architect to incorporate the proposed changes prior
to preparation of the print draft.
COMMENTS PRIMARILY FOCUSING ON THE GUIDELINES2
Intent, applicability, relationship to proposed Draft Ordinance, concessions and
consistency
• The first paragraph of page 1 APPLICABILITY states that these guidelines will be
used for new developments with a significant component of affordable housing.
(Although there is no definition of "significant component ". For me this implies that
other than AHOZ sites could be subject to these guidelines)
• Second Paragraph p.1 APPLICABILITY states that the guidelines are applicable only
to the five identified AHOZ sites and that all other sites are subject to regular A &S
review process. (This appears to be inconsistent with the first paragraph as well as
Draft Ordinance Sec. 29.80.515(b).
• Relationship to Draft Ordinance
• Sec 29 80 151 fb) states that it does not apply to state mandated density bonus, the
Town's Density Bonus Program (sec. 29.10.405) or the General Plan Density Bonus
(Policy (HOU -1.3), which use the existing density of the General Plan to calculate a
density bonus.
• Sec. 29.80.545 A density bonus is not an included Development Incentives or
concession. However, the Guidelines on page, 2the second paragraph under
HOUSING TYPES refers to the density bonus provision allowed by AHOZ and
Chapter 3 Table 3 -1 and the Individual Site Summaries in the Guidelines also refer to
the density bonus provision.
• Design Guidelines individual housing type Development Standards (Chapter 2 p.10
Building Placement (standards) bullet 2 as an example but applies to all building
types) Bullet 2 states "...as noted in the site development guidelines ", however
Chapter 3. does not list setback guidelines and it is not clear what this statement is
referencing. Table 1 B in the Ordinance does lists site specific setback standards.
• Concessions. Being aware that the a developer is entitled to concessions if they
choose to development under an AHOZ is part of understanding the AHOZ. While the
concessions are not technically part of the Guidelines, they are mentioned in the
Guidelines. A person reading the Guidelines, who is not a planner or connected with
the development community, will not have a complete understanding of what is
2 Also see Attachment 2. Notes written directly on Chapter 2
allowed under an AHOZ zone with out knowledge of the concessions. This relates to
transparency of the process.
PLEASE CONSIDER THE FOLLOWING SUGGESTIONS:
1. Consider changing the title of Chapter 3 to Standards and Guidelines (Chapter 2
includes both standards and guidelines)
2. Consider changing the title of the document to AHOZ Standards and Guidelines
(to reflect standards in Chapter 2 and possibly in Chapter 3)
3. Consider clarifying the intent and applicability of the Guidelines
4. Consider reviewing the Guidelines to eliminate inconsistencies between the
Ordinance and the Guidelines and within the Guidelines itself
5. Consider including Tables 1A and 1 B in Chapter 3 of the Guidelines. If not
included consider modifying 2nd bullet to reference the standards in the
Ordinance and or some other location where a reader might find these
standards.
6. Consider including a discussion of concessions allowed under the AHOZ zoning
Standards vs Guidelines
• The distinction between standards and guidelines in not always clear in the text or in
the illustrations for each housing type.
• In Chapter 2 there are guidelines listed under Development Standards and standards
listed under Design Guidelines and the illustrations for each housing type contains
both height and setback information but it is not always clear whether they are
standards or guidelines. (See attached notes on Chapter 2)
1. PLEASE CONSIDER THE FOLLOWING SUGGESTION:
2. Consider Reviewing where it is appropriate to use a guideline and where to use a
standard
3. Consider clearly distinguishing between guidelines and standards. For example
identify Standards with "shall' and guidelines with "should ". Phrases like
"provide" could be either a standard "shall provide" or a guideline "should
provide.
Photos and Illustrations support the text?
• Most photos are good illustration of what the captions states. But photos may also
represent illustrations that are not good examples of other guidelines. For example in
Chapter 2 page 11 the photo represents a Cottage Cluster around a green space but
is not a good example of the standard under Unit Size 2nd bullet on page 10.
(Maximum second floor are: 50% of the area of the main level)
The illustrations for each housing type contain both guidelines and standards and at
times it is not clear whether the statement is a guideline or a standard
In addition, at times the information in an illustration is not consistent with information
in the text. For example on p. 11 bottom, it states that the maximum wall plate for a
cottage cluster is 18 feet, that sloped roofs are required (standards) and the caption
for the illustration states guidelines. However, the Development Standards for Height
(p.10) states a wall height of 18 feet is strongly encouraged and all parts of the roof
above 18 feet should be pitched, (guidelines)
PLEASE CONSIDER THE FOLLOWING SUGGESTIONS:
1. Consider using line drawings to represent a single concept
2. Consider checking for consistency throughout the document between the text,
photos and illustration
COTTAGE CLUSTER HOUSING
fi
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Building Placement
DESIGN OBJECTIVES
I.
2.
3.
4.
5.
6.
7.
Provide a housing type that responds to chang-
ing household sizes and ages (e.g., retirees, small
families, single person households).
Mitigate increased density by ensuring that the
overall size, bulk and mass of cottage structures
remains smaller and creates less visual impact than
an equal number of standard sized single - family
dwellings.
Provide centrally located and functional common
Open space that fosters a sense of community and
a sense of openness.
Provide private area around the individual dwell-
ings to enable diversity in landscape design and
foster a sense of ownership.
Ensure minimal visual impact from vehicular use
and storage areas for residents.
Maintain a single - family character along public
streets.
Provide well designed forms, facade articulation,
materials use, and architectural details around all
sides of the structures.
Lot Size
Minimum lot area per dwelling unit: 1,600 sq. 8.
Unit size. f> fL[ G �fa`{yff..
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• 'Subject to Architecture and Site Review.
• Maximum Second Floor Area: 50% of the area of
the main level.
Attached garages shall be included in the calculation
of total floor area.
Attached roofe orch d architectural projec-
nons e.g., °ay win ws, fireplaces) not greater than
18" in depth and 6 ft. wide are not included in the
total floor area.
Lot Coverage i
40% maximum..
• Setbacks and lot coverage standards to conform to
the Town's RM standards except as specified belo
• Front yard setback on public or interior- sneers: 15
ft. or as noted in th ue eve opmen, ' '
• Cottages shall be on d have their
main entry from Common Open Space trucmres
facing public streets must ve stmt ar y articulated
facades on both the sneer and rnY,r,..,.a & A—
Cottages shall be within 60 feet walking distance of a
Common Open Space.
Open_sOwe
Subject to the following Town of Los Gatos Zoning
Code sections:
• Sec. 29.10.065 Recreational opens pace for resi-
dential condominiums.
• Sec. 29.40.660 Recreational ope's pace for mul-
tifamily dwelling.
A minimum of 125 sqc ft. of the requed private
use o ens ace a4jacent and oriented to the
common use o en spa d shall have no dimen-
stop ess an�any one side.
Height
• Wall Plate Height: 18 ft. strongly encouraged
• All parts of the roof above 18 feet sltould.be pitched.
Entries
• Porches are required with a minimum area of 60 sq.
fi. and depth of 6 fr.
Packing E
0 - 1 bedroom units: 1 spaces per unit.
2 - 3 bedroom units: 2 spaces per unit. C
4+ bedroom units: 2'A spaces per unit. TO N
Tandem spaces are allowed. PL. 1a
• Parkin ay of be located between cottages.
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oTrnGE CLUSTER HOUSIiN .
Cottages around a central courtyard with three carriage
units above rear alley garages Q 7 units /acre)
Cottages around a central courtyard with a commons
Characteristics
Cottage Cluster Housing is a collec-
tion of small houses arranged around
one or more common open spaces
or courtyards. Units are smaller than
typical single family homes with
floor areas of 1;200 square feet or
less. Parking is provided in consoli-
dated parking lots and/or in garages
served by alley access.
Typical Densities
• 15 - 25 DU /acre II `
'N'W 51 >?C. c -vY9 S p 5 -
U
Ov-510
Cottages around a central courtvard
street facade of the 9 -unit cottage cluster shown in the
aerial photo above
ffble HousinDesign Guidelines
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COTTAGE CLUSTER HOUSING
Maximum Height Limit— 'S
30 ft. for garage Structure wbh
carriage house living unit over
_.._.._.._.._.._.. _.._.._.._.._.._.._.._.._.._..
Roof Slopes to match
main house structure
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Projecting balconies !`
and bay windows are ?'
strongly encouraged 10
Rear
Access Lane
Aback for g ara a or
It. or no less than 19 H. i Into of Driveway
Inset gSmile doors
12" min.
Cottage Cluster Carriage
Cottage Cluster
;wae ) I
1 Maximum Height Limier
... _ for 6:12 sloped rootsC28 tttt+")) _
Maximum Height Lim'
for 4:12 sloPetl roo _ 23
Slopetl roofs re a ui
Variety in roo or en tons Is encouraged
Open entry porchesgrM„ j w�
u and may encroach
o into front setback y
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Affordable Housing Design Guidelines
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DESIGN GUIDELINES
Site Development
1. Orient unit entries to common open spaces.
2. Limit carriage units over garages to on_ a _unit for
each four regular cottage units.
3. Avoid fences over three feet tall along public street
frontages.
4. Link internal unit entries to adjacent streets
with clear open space and pedestrian circulation
networks.
5. Limit all fences on the interior of the parcel to 3
ft. in height.
6. Provide andscape screening, which may include a
en up to 6 ft. in height, as a visual buffer along
property lines of any adjacent residentially zoned
lots.
Massing. and Articulation
1. Pitched roofs a requir for all structures, and
should include th-e-u-s-e-of varied pitched roof styles,
gables or dormers.
2. Architectural features (e.g., bay windows, chimneys,
canopies, cornices, awnings) ar oumg '
3. Projecting roof eaves of at least 18 are require
4. Wrapping porches around to side elevations is
strongly encouraged on corner lots.
5. Structures should be varied in height, size, propor-
tions, orientation and roof lines.
6. For every eight units, at least two basic floor plans
should be used.
7. Facades facing street frontages and common open
spaces should have windows and doors that comprise
at least 25% of the facade area.
8. Carry wall materials, window types and architectural
details around all sides of the house. Avoid side and
rear elevations that are markedly different from the
front elevation.
12
On Site Parking
1. Locate parking to the rear of the parcel or on a non-
street side.
2. Parking may be provided in small groupings of
surface lots, carports, garages or a combination of
the above.
3. Garage doors should feature windows, recesses, and/
or moldings to help blend the garages with the char-
acter of the house
4. For dimensional standards not referenced, refer to
the Town Code.. vi, ' v
Architectural Details S+Ctvrda
I. Struce:materials include building articulation,
Chan or textures, or other architec-
rur summarized below:
Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
Affordable Housing Design Guidelines