Attachment 14Reduce bulk, inass, and scale (BMS) by providing
hidden square footage in lieu of visible mass
RECEIVED
OCT 16 2017
TOWN OF LOS GATOS
NNING DIVISION
A-17-~" I
ATTACHMENT 1 4
1
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/n11i11(T ('ode <il'clinn 2'J Ill ll2ll Dl'li11itin11": I lorn \1c.1 <Ttfl""
entire floor counts
2
3
4
5
6
7
'" ~ . .
/011i110 ( odl' 'il'clion "'! 10 020 lktinition..,· Stnl\
six-...
four kl't
• l BM"i
• ( onsistcnt 1\ ith -1 ft bilscnwnt thre<>hold
8
c;.
";\n t•ft·,•11f1t111 i<> ,1 hori;ont,11 l1rlhl1gr,1phil-projection of ,1 building
on tu cl \'l'rliLcll pl.me. All L'il'\'dl1on indudl''> till' I\ ,111 pl,lllL' ,111d mot."
Su IP. t~a Ifo mal Definition: . · ·· · ': · . . ... •·
?_n11i11° Code Scdio11 2'l.IO:ll21l D~J~1itio11..,:J_l('1_.lli_<.111
l t.·,•11/11>11 I'> .in Prlhog1,1pl11L l'IOJl'l l1011 of ,1 building rq1rl'SL'nling l'itlwr
the Iron!, b,irk, kit, \ll nght '>Ilk-\ IL'll'.
9
Blank
10
•
"Below
Grade Square
' Fm1tage"
~ ·~~·~-t· ... ~. : .
11
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/011i11g (ode '-,cction 2lJ.lll.ll20 lkfinition~· B.1~C'llll'llt
ll11-c111L·11t llll',rns ,111 l'IKlosl'd clrl'cl thcit dol's not l'\.ll'nds morl' th,rn fnur feet
,1bo\ l' thl' cidjc1Ll'lll ti111slwd gr,1dl' 111 ,111y llllc1!1011.
Blank
12
/oninF ( odl· 'il·rtio112lJ.I0.020 lktinili~)(_l__I \1e.1 "IO..,..,
~···~~
13
/nnin" (ode Sec. 2<J.-l0.072 J:elm\ nr.1de <.< u.11e toot.1oe in 1e<.identi.1I /Olll'
(,1)2. Bl'low gr.~de '.quar(' footage ic; ~'C'rmitted on!\· once on<. pro~'erty,
dddiliondl h.>kl\\ grade .ueas sh<.!! bl' inc!ulkd m thl' tloor Me.~ L'dlcul<.tion.
• Not visible ,... no 13l\1S
• l'rovidl' opportu111ty lo hide /\DLJ sq ft without penalty
14
October 16, 2017
The Mayor, Vice Mayor and Town Council of Los Gatos
110 East Main Street
Los Gatos
California 95031
Re. Proposed Amendment to the Cellar Policy
148 Maggi Court
Los Gatos
California 95032
~--\1 -' 00 (
RECEIVED
OCT 17 Z017
TOWN OF LOS GATOS
PLANNING DIVISION
Dear Madam Mayor, Mr. Vice-Mayor, and Members of the Town Counci l,
Thank you for the opportunity to comment on the proposed amendments to
the Town codes and policies concerning below grade spaces.
In my opinion Staff's proposed amendments are clear, simple and
respectful of a vision for smaller, less impactful homes.
If you are considering adopting the Planning Commission's modi f i ed
proposal then you might consider some further modifications as
follows:
1. Below grade floor area on new residential developments including
renovations that propose lifting an existing building above the grade,
should be limited to that area which is no more than three feet above
the grade (as opposed to four feet). This modification of four feet to
three feet was proposed by a number of the architects objecting to
Staff 's proposed amendment so it is hopefully not contentious. It may
be more restrictive than the polices in some other jurisdictions, but
it is also less restrictive than others, and as the Los Gatos General
Plan says, "Residents hold proposed development projects to a higher
standard because what is approved in other communities may not be
acceptable in Los Gatos ."
2. New partially below grade enclosed areas in hillside homes whic h
are more than three feet visible at any point around thei r perimeter,
must comply with the Hillside Standards maximum cut allowances i .e .
the entire enclosed area, including the below grade area within it,
should be subject to the maximum allowance. Burying floor area in a
hillside might afford some hidden floor area, however at the same time
the act of burying is inconsistent with the stated intent of the
Hillside Standards which is to minimize impacts to the site "visually
and physically". Accordingly the Hillside Standards say to "Grade to
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the minimum amount necessary to accommodate buildings and to site
structures consistent with slope contours." And, "Buildings shall be
located in a manner that minimizes the need for grading". The
Hillside Standards also say to "Step the building foundation and roofs
with the natural slope." And "Vary elevations, such as stepping back
second stories, to conform with topography." The compromise then is
that hillside buildings might have an allowance for some additional
floor area or possibly an allowance for maximum cut but should not
have an allowance for both.
Yours sincerely,
Nick Williamson
williamsonnick@aol.com
408 601 9284
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