Study Sessiontows of MEETING DATE: 10/21/14
STUDY SESSION
It�s's A`tos' COUNCIL AGENDA REPORT
DATE: OCTOBER 14, 2014
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
SUBJECT: DISCUSS AND PROVIDE DIRECTION ON NEIGHBORHOOD
COMPATIBILITY
RECOMMENDATION:
Discuss and provide direction on neighborhood compatibility.
BACKGROUND:
In the last few months, the Town Council and Planning Commission have considered
applications to demolish and rebuild single - family homes that are larger than other homes in the
vicinity. In some cases, the original homes were built prior to annexation to the Town, following
the County's development requirements. Once annexed to Los Gatos, property owners are
required to follow the Town's Codes, policies, and guidelines to meet the Town's more rigorous
design and compatibility considerations. Examples include proposals on El Gato Lane and
Shannon Road. The issue of neighborhood compatibility also occurs when property owners
purchase a small home and wish to build a larger one in Town.
Given the recent challenges with neighborhood compatibility, the Mayor requested that this
matter be placed on a Town Council agenda for discussion. This study session provides an
opportunity for the Council to provide direction on neighborhood compatibility in light of the
Town's policy documents and to request any further staff research or analysis.
DISCUSSION:
Staff uses the Residential Design Guidelines and other policy documents to evaluate
applications, and inform residents and design professionals who make inquiries about potential
development opportunities. Neighborhood compatibility for applications is assessed on various
PREPARED BY: LAUREL R. PREVETTI,V JW A
Assistant Town Manager/Director of Community Development
Reviewed by: N/A Assistant Town Manager Mown Attorney N L k Finance
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MAYOR AND TOWN COUNCIL
SUBJECT: NEIGHBORHOOD COMPATIBILITY
October 14, 2014
factors of the existing homes within the immediate neighborhood as defined in the Residential
Design Guidelines (see Attachment 1). As shown in the attached diagram, the immediate
neighborhood focuses on parcels on the sides and across the street(s) from the subject property.
Given the presence of County pockets, some of the homes within an immediate neighborhood
may include properties that are still in the unincorporated County.
The Residential Design Guidelines do not have a concept of "neighborhood in transition" even
though property owners and others have used this term to convey the potential for change in a
broader area of the subject site, typically including the affected block and nearby blocks. As
such, staff has not used this concept in its evaluation of pending applications.
The interpretation authority for the Town's policy documents, from least discretion to greatest
discretion, is as follows: staff, Planning Commission, and Town Council. As a result, staff
typically forwards any application that will result in the largest Floor Area Ratio (FAR) or square
footage in the immediate neighborhood to the Planning Commission for consideration.
Additionally, applications for new two -story homes or second story additions are forwarded to
the Planning Commission if there are no two -story homes in the immediate neighborhood as
currently defined.
The following questions have been prepared by staff as a starting point for the discussion of
neighborhood compatibility topics:
1. Should neighborhood compatibility be strictly limited to the immediate neighborhood?
2. In the analysis of the immediate neighborhood, should homes in adjacent County pockets
continue to be included in the evaluation?
3. Should the definition of immediate neighborhood be broadened to include homes behind
the subject property?
4. Should homes resulting in the largest FAR in the immediate neighborhood be forwarded
to the Planning Commission?
5. Should homes resulting in the largest square footage in the immediate neighborhood be
forwarded to the Planning Commission?
6. What is appropriate direction to applicants if there are no two -story homes in the
immediate neighborhood?
7. Should the Town create a definition of "neighborhood in transition "?
CONCLUSION:
The Town Council may wish to provide guidance on each of the items above and/or provide
additional direction for other topics relating to neighborhood compatibility. Council's discussion
and direction regarding neighborhood compatibility will help staff provide direction to current
and future applicants. The Planning Commission will also benefit from the Council's direction
as they evaluate future applications.
PAGE
MAYOR AND TOWN COUNCIL
SUBJECT: NEIGHBORHOOD COMPATIBILITY
October 14, 2014
ENVIRONMENTAL ASSESSMENT:
The Town Council's discussion and direction on this item is not a project under the California
Environmental Quality Act.
FISCAL IMPACT:
None.
Attachments:
1. Page 11 of the Residential Design Guidelines (one page)
LRP:JSP:cg
Town of Los Gatos
1
1.6 HOW TO READ YOUR NEIGHBORHOOD
A special workbook has been prepared to assist property owners and
their design professional in looking at their neighborhoods when
assessing appropriate design plans, styles and details. In addition to
the neighborhood patterns and details noted in the workbook, con-
sideration must be given to ensure that. privacy and shadow impacts
on properties within and outside the immediate neighborhood are
evaluated. The hope is that a greater awareness of one's immediate
neighborhood will bring increased design sensitivity to the design
of both additions and new homes.
The workbook also provides some guidance as to the context that
will be used by the deciding body in reviewing the appropriateness
of design proposals to neighborhood compatibility. The greatest',
attention will be given to the iml iate neighborhood where nearl i
home owners are most likeh, to be confronted with the new house
or addition on a daily basis, and where other residents driving by
are most likely to see the new structure in the context of the nearby
homes.
Recognition will be given to the fact that a house design which is '..
appropriate in one neighborhood may not be appropriate in another
neighborhood. Some neighborhoods have a distinctive character and
scale while others are much more mixed and transitional. In addi-
tion, some houses were constructed with little consideration to the
neighborhood architectural stale or its site characteristics. Others',
were remodeled with little sensitivity to the existing architectutal
style. These aberrations will not be considered when analyzing a
neighborhood. The presence of significantly different house styles
or large scale houses located at a greater distance from the applicant's
site will be given less weight than the immediate neighborhood.
Common sense should be used when applying the diagram be-
low to a specific site context. If in doubt, please consult with Town
staff for guidance.
The diagrarn below illustrates the Towns; interpretation of the
immediate neighborhood in standard subdivisions. "There are sev-
eral factorl, in determining an immediate neighborhood when this
diagram may not be applicable. These factors include, but are not
limited to, location and visibility- of the building (e.g., terrain of the
lots, lots with multiple frontages and diversity- of parcel size).
t]�2 ® 314,
$tract
'[ a as 7 8115 1
11
j Interior Parcel
Immediate Neie
a 's
3 R b
t a _ 7
sew
i
Corner Parcel
definition
Residential Design Guidelines
GENERAL DESIGN PRINCIPLES
2 fie following principles have been used im
the developmentof thesegx daliner, and will
be tel bj the Town to eealxate plant and
designs that are not covered by a rperdfic
design guideline.
• Encourage a diversity of archi-
tectural styles consistent with the
neighborhood context
• Design to blend into die neighbor-
hood rather than stand out
• lteriforce prevailing neighborhood
development patterns
• Design street setbacks with sensitiv-
ity to the predominant street front
character
• 1Nlaintain home entries with a strong
visual connection to the street
• Avoid garages and carports that
dominate a home's street frontage
• Relate a structure's size and bulk to
those in the immediate neig&mrhoad
• Utilize roof forms and pitches
sinvlar to those in the immediate
neehborhood
• Design with architectural integrity
on all sides of the structure
• Relate auxiliary structures to the
style and detail of the main house
• Use materials that are consistent
or compatible with the neighbor-
hood
• Use quality materials and work-
manship
• Select colors to blend with the
neighborhood
• Preserve mature landscaping when-
ever possible
Design structures to be energy
and water efficient and which take
maximum advantage of renewable
energy resources, where appropn-
ate
ATTACHMENT 1