Highland Appendix SlidesAppendix
1
LRDA
Diagram taken from Town of Los Gatos Website
Town Council Agenda for December 20, 2016
2
LRDA
3
LRDA
“Ensure that projects are designed
to fit with and avoid the site constraints.” HDS&G p.9
4
Grading
5
> 30% Slope Grading
(standards violation)
Manufactured Rear Yard
With
Net 10’ Retaining Wall
(standards violation)
6
Grading
(roadside)
Tree Cluster Marked
Or At Peril
For Destruction
Approaching Perspective 7
Tree Cluster Marked
Or At Peril
For Destruction
Smullen’s Perspective 8
Setbacks
9
Creek Setback
Intermittent Stream 19 Highland Project
25’ 6’–16’
The “Slope Stability Protection Area” is an area between a structure and the stream. G&S Land Use Near Streams p 3.8
(not footprint)
10
16’ 10’
Creek Setback
6’
Town of Los Gatos Website, 19 Highland Plans, Site Plan, Peoples Associates, Sheet G2
~160 linear feet of encroachment
“few areas of encroachment” , Addendum, Kimley-Horn, p. 9
11
Driveways
12
Driveway Congestion
~175 feet To 25 Highland To 1 Highland
Less than 20 ft. apart
Impractical Driveway Turnaround
Three Driveways in close proximity
1
2
Town of Los Gatos Website, 19 Highland Plans, Site Plan, Peoples Associates, Sheet G4
13
“...driveways... They should not greatly alter the physical and visual character
of the hillside… by defining wide straight alignments.” p. 60
“On adjoining properties, driveways should be spaced a minimum of 20 feet apart
or located immediately adjacent to each other.” p. 23
“Shared driveways serving more than one lot are encouraged as a means of
reducing grading and impervious surfaces.” p.23
“Driveways shall be located so as to minimize the need for grading.” p. 22
HDS&G
“Refrain from locating new paved areas… within riparian corridors.” p 3.4
G&S Land Use Near Streams
14
Architecture
15
Basic Tenets
“in harmony and visually blends with the natural environment”
“respectful of the rural character of the hillsides”
“compatible with the surrounding neighborhood and respectful of neighbors”
HDS&G p. 31:
16
Architectural Compatibility
Rear
Front
Left Right
Historic Sites
Traditional Home Designs of Varying Styles
Near Historic Home
Wood & Brick
Contemporary Historic Home
Wood & Stone
Historic Home
Wood & Brick
No
17
HDS&G Example
p. 18
“Buildings shall be designed to conform to the natural topography of the site” HDS&G p.36
18
Set Into Versus Abrupt Cut Into Hillside
Pearson Development
Don’t do this
high retaining wall
created flat pad
Diagram on right taken from Town of Los Gatos Website, 19 Highland Plans, Studio Three Design, Sheet A3.2
(net 10’)
“Buildings shall be designed to conform to the natural topography of the site” HDS&G p.36
(standards violation) 19
Roof Forms
• “The slope of the main roof shall generally be oriented in the same direction as the natural slope of the terrain.”
• “Large gable ends on downhill elevations should be avoided.”
HDS&G p. 39
Don’t do this 20
Roof Forms
• “The slope of the main roof shall generally be oriented in the same direction as the natural slope of the terrain.”
• “Large gable ends on downhill elevations should be avoided.”
HDS&G p. 39
19 Highland Development
Don’t do this
Diagram on right taken from Town of Los Gatos Website, 19 Highland Plans, Studio Three Design, Sheet A 3.2
21
Town of Los Gatos Website, 19 Highland Plans, Roof Plan, Studio Three Design, Sheet A 2.2
standards violation
22
Pearson Roof Lines
Roof Lines Previous Project
23
Bulk Mass Volume
“Buildings shall be designed to minimize bulk, mass and volume” HDS&G p. 36
Wall Planes, Length, Position, Setbacks, FAR, Contiguous Mass, & 3-Story Visual
All Combine to Maximize Bulk, Mass, and Volume
(standards violation) 24
Cantilever / Levitation of Building Pad
Bedroom 1 Overhang
Building Footprint
Town of Los Gatos Website, 19 Highland Plans, Site Plan, Peoples Associates, Sheet G4
It is the structure itself not the footprint that conveys perceived mass
25
Summary of Guideline Violations
26
Guideline Violations
1. “Ensure that projects are designed to fit with and avoid the site constraints.” LRDA Guideline, HDS&G
p.9
2. “...preservation of trees… is a priority.” HDS&G p. 19
3. “...driveways... They should not greatly alter the physical and visual character of the hillside… by
defining wide straight alignments.” p. 60
4. “On adjoining properties, driveways should be spaced a minimum of 20 feet apart or located
immediately adjacent to each other.” p. 23
5. “compatible with the surrounding neighborhood and respectful of neighbors”
27
Guideline Violations Continued
6. “Second stories should be stepped back so the difference in wall planes is visible from a distance”
HDS&G p. 38
7. 25’ Creek Setback: G&S For Land Use Near Streams p. 3.8
8. CEQA Guideline: Friends Case, Supreme Court 2016
28
Summary of Standards Violations
29
Standards Violations
1. “Building in areas with more than 30 percent slope...shall be avoided” HDS&G p. 16
2. “Retaining walls shall not be used to create large, flat yard areas.” HDS&G p.45
3. “Driveways shall be located so as to minimize the need for grading.” HDS&G p.22
4. “The height of the lowest finished floor(s) of a structure… shall not be more than four feet above the
existing grade to ensure that buildings follow slopes.” HDS&G p. 36
5. “A maximum of two stories shall be visible from every elevation.” Policy CD-14.3, p. CD-21 GP
30
Standards Violations Continued
6. “Buildings shall be designed to conform to the natural topography of the site” HDS&G p.36
7. “The slope of the main roof shall generally be oriented in the same direction as the natural slope of
the terrain.” HDS&G p. 39
8. “Greater weight shall be given to ... height, building mass and scale, visual impacts, grading and
compatibility.” HDS&G p. 27
9. “Buildings shall be designed to minimize bulk, mass and volume” HDS&G p. 36
31